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1972-06-28 - Plan Commission - Minutes r VILLAGE OF `�1 , BUFFALO GROVE Aelpf Au166 'á'. eoo74) 90 , sr `./ PUBLIC HEARING 16/a8/7a Otis Property - Petition for Annexation and Rezoning Held on June 28, 1972 The meeting was called to order at 8 :20 P.M. , June 28, 1972, in the Village Hall of Buffalo Grove, 50 Raupp Boulevard, by the Chairman, Mr. Carl Genrich. Commissioners Present: Chairman Genrich, Commissioners Spence, Mendenhall, Friedman, Gamm, Fader, Haarr, Yost, Harris and Van Engen. Commissioners Absent: None Also present was Mr. R. Gary Armstrong, Village President, Mr. Daniel Larson, Village Manager, Mr. Arnold Seaberg, Village Engineer, Mr. Robert Grossman, of Associated Planners, Mr. William Hitzeman and Mr. Frank Clayton of School District #96, Mr. Rex Lewis of the Buffalo Grove Park District, and Mr. Rodney Jacobs, prospective member of the Plan Commission. Chairman Genrich read aloud the Public Notice announcing this hearing as published in THE BUFFALO GROVE HERALD On June 12, 1972. Mr. James Otis of the Architectural firm of Otis Associates, Mr. Jim Stucko, attorney with Pedersen & Houpt, Mr. Thompson Dyke, a City Planning Consultant, and Mr. John Hooper, Consulting Engineer, were sworn in. Mr. Otis was called to testify. He stated that his firm is the architect for the proposed development and also the proposed devel- oper. A copy of the title and trust was submitted for evidence. Mr. Otis testified that the property is located on the southwest corner of Highway 83 and Arlington Heights Road. The property con- sists of 127.78 acres . They propose 13 .4 acres to be developed comm- ercial and 114.38 acres to be developed residential. He submitted brochures of some of the work they have done in an around the state . Mr. Dyke submitted a resume of his background. The site plan was submitted as Exhibit B. Mr. Dyke explained the landmarks on the site plan. The land in question is presently agricultural. Buffalo Creek generally forms the western boundary. Mr. Dyke said they took a soil survey and presented a sketch of the results, and which showed the areas of flooding. Sa Public Hearing 4/a�/7� June 28, 1972 Page 2 Mr. Dyke stated the two-family dwelling units are planned for the southeast end of the development, garden condominiums in the southern center, townhouses in the northern center, and apartments scattered around the outside. One access road will come off of Highway 53 and two accesses off of Arlington Heights Road. These access roads will be dedicated to the Village and will be public roadways and the rest of the streets will be privately owned and maintained by the homeowner 's association. Description Acres % of Total Bldgs . Units Cluster Houses 8.1 6 .3 20 40 Townhouses 41.0 32 . 47 364 Garden Apartments & Cond. 16.8 13 19 344 Bath & Tennis Club 6.0 5 Common Open Land 36.0 28 Commercial 13 .0 10 TOTALS 88 748 Apartments 4.36 Cluster Houses 1.37 Townhouses 7 .93 TOTAL 13 .67 12% Streets 13.66 12% TOTAL 24% bldg. & Street coverage There will be a density of 6.5 units per acre and with the com- mercial added, there will be a density of 5.8 units per acre. A traffic study of peak hours in the residential area only shows approx- imately 600 trips morning and evening each, with an overall total of 7, 500 trips generated. Mr. Dyke said he felt 50% of the traffic would use the north access road and 50% the two Arlington Heights Road accesses . Shopping center traffic would approximate 450 trips during peak periods, for a total of 1,050 trips during peak hours . Land will be donated to the Park District with bike trails and \./ pathways . The center of the property will be dedicated as a cultural arts center. Mr. John Hooper to tified that the area will be serviced by Well #2 with iaft -inch water main around the entire property. Storm water retention is provided for and a plan has been submitted to Mr. Seaberg. For sanitary, they will tie on to the Lake County sewer at two points, and this is more than adequate. Jim Otis was asked to describe the units in detail. He stated .�3 6/3 Public Hearing June 28, 1972 Page 3 that the closest distance between any two townhouses will be 88 feet. There will be four 3-story and seven 2-story lakeside apartment buildings . The condominium garden apartments are all 2-story. No two buildings in the entire development will be exactly the same in appearance. A garage area will be attached to the Clubhouse for maintenance equipment. The development is expected to be completed by 1975 . Parking for the commercial will be on the north and south ends . Drainage will be with lakes and streams to the retention areas. One retention area will be in the center of the commercial area on Arlington Heights Road, one in the center of the development, and three on the west side of the development along Buffalo Creek. The commercial will have a restaurant and the buildings will be of rustic design with wooden causeways along the lake. Chairman Genrich asked Mr. Seaberg to go into more detail on the water and sanitary layout. Mr. Seaberg said they will have to resolve the site location of the well and reservoir. There will be some backup of storm water in the streets and the buildings will have to be located so there will be no problem with this . There will be no curbs and gutters on the private streets. He said he is satis- fied with the preliminary engineering plans . Chairman Genrich asked Mr. Stucko to read the Annexation Agreement aloud because preliminary plans were not received until the previous day and there were some changes made in the agreement. Mr. Stucko stated they are requesting B-3 zoning for the commercial and R-9 multiple-family zoning for the residential. He said they are bound by this agreement to build exactly what they have shown here and will not build anything different than what was shown. He also stated they will come back to the Plan Commission with final plans and plats with each phase. If there are any changes to be made in this plan, they will come back to the Plan Commission for their approval and if they do not like the changes, they can hold us to this original plan. Mr. Stucko said they agree to pay $150.00 per unit tap-on fees . They will comply with the Naperville Ordin- ance or any similar ordinance Buffalo Grove might adopt. They will pay this money when the occupancy is permitted. They will contri- bute $6, 000 for maintenance of Arlington Heights Road. A break was called at 9 :30 P.M. and the hearing reconvened at 9 :50 P.M. sy 6/a//7 2 Public Hearing June 28, 1972 Page 4 Mr. Stucko said that although this was not included in the agreement, they will agree to pay $100.00 per unit to the Village and the dedication of land or money to the schools will comply with local school board whenever they differ from the Naperville Ordin- ance. Chairman Genrich asked if there were any organizations who would like to say something about this proposed development. Mr. Hitzeman said Otis has agreed to donate $22, 000 per acre to the School District #96 and he would like this stated in the Annexation Agreement. There is an agreement on the figure of 350 students generated. Mr. Rex Lewis said Mr. Otis met with the Park District and came up with a revised plan which was unanimously approved. This plan included relocating one of the lakes and putting a pavillion with cooking facilities near one of the lakes . He said this pro- posal far exceeds their minimum requirements . Mr. George Vanderbosch, Rte. 2, Box 357, Long Grove, stated L./ he is Chairman of the Long Grove Plan Commission. He stated that the people of Long Grove are keenly interested in this proposal because this would be a bridge between the two communities. This proposal is virtually identical to the proposal made to Long Grove. He said he wished to state for the record that he did not agree that 50% of the traffic would use the northern access to Highway 53 because he found out recently that the plans for new Highway 53 do not include an interchange for old Highway 53. Mr. Ron Helm of the Buffalo Grove Appearance Commission said he likes the idea so far. Chairman Genrich then asked for any questions from the Commissioners . \./ Commissioner Harris said, with regards to schools, what agree- ment are you going to go by? Mr. Stucko answered that they intend to adhere to the Naperville Ordinance except when it is varied by Buffalo Grove. Mr. Hitzeman said Otis has agreed to the figure of $22, 000 an acre and if the Village of Buffalo Grove adopts an ordin- ance that would change this figure, the School District will abide by it. ss Public Hearing June 28, 1972 Page 5 Commissioner Harris asked Mr. Stucko if they had had any meet- ings with the Division of Waterways. Mr. Stucko said they have been working with them and there is a considerable amount of work to be done yet. They are very receptive to the plan and so he feels there will not be any substantial changes in the plan in this respect. Commissioner Harris said that Mr. Stucko had indicated there would be a homeowner 's association, but what about the rental sec- tions which are not under the homeowner 's association? Mr. Stucko said that comes under the responsibility of the owner. Commissioner Harris then asked, if they were asking for approval for a preliminary plan, why are they asking for a liquor license? Mr. Stucko said they want to be sure the Village will look favorably on this at some future time. Commissioner Harris stated he felt it did not be- long in an Annexation Agreement, Commissioner Harris then said he would like to see stricken, any reference to the Building Codes, because we should not be held to the Building Codes in effect when the annexation is applied for, but the builder should be held to the Building Codes in effect when the building permits are applied for. Mr. Stucko said he wanted to establish ground rules so we know some things will remain constant. Many times codes are made up for vindictive reasons such as a disagreement between the builder and the Village, so we feel it is a reasonable position to take. Mr. Stucko stated they will comply with any updating of the BOCA Code or other National Codes used by the Village. Commissioner Harris said that any time the codes are felt unfair, they have the option of going through the courts . Commissioner Harris stated he understood this development had been under consideration in Long Grove and asked Mr. Vanderbosch if any action was taken. Mr. Vanderbosch said it never even came to a preliminary hearing such as this one tonight. They had an informal public hearing of the proposed concept. Commissioner Yost said he concurred with Commissioner Harris on the matter of the liquor license. He then asked the developer if he would agree to strike out the remainder of Paragraph 5 following the words, "Parcel One". Mr. Stucko said it is contem- plated that a restaurant is to be built and it is not going to be what we would like if it does not have a liquor license. Since this is under the jurisdiction of the Village Board, Mr. Stucko said he would like to hear what they have to say about it first. Commiss- ioner Yost asked who prepares the restrictive covenants . Mr. Stucko said the developer and landowner have the responsibility to prepare these with the approval of the Village and the lender. Commissioner Yost asked if they would come in with a sample copy at the time they Public Hearing 72 June 28, 1972 Page 6 submit their preliminary plan. Mr. Stucko felt this would be an ideal time. Commissioner Yost said there has been talk of extending the 12-inch water main up to Alden Lane and he would like to see the wording changed to state that they are extending it up to the northerly-most street of the commercial area. There were no objec- tions . Commissioner Yost then asked if they would have any objec- tions to constructing all driveways and public streets to Village standards and drop the exceptions . Mr. Stucko said they would like to leave it the way it was written. Mr. Seaberg said that, when he mentioned curb and gutter, he was only speaking of the dedicated streets and if there is proper drainage provided, he has no objec- tions to the way it is written. Commissioner Yost said that Paragraph 15, in which the devel- oper agrees to bear a part of the cost of Arlington Heights Road, he would like to see changed to read, "the developer agrees to par- ticipate with the Village in an amount to be determined by the Lake County Highway Department and not less than $6, 000. Mr. Stucko said they feel they have to have a limit and this was the amount suggested by the Village and they would like to adhere to this . Commissioner Yost said there should be added another paragraph regarding flood plain and water retention facilities . Mr. Stucko said in Paragraph 12 they agree to comply with any code or ordinance applicable to their development. Commissioner Yost said that since our storm water ordinance has not yet been made law, we should put something in about this. The developer had no objections . Commissioner Haarr said there had been no information received on the population impact. Mr. Dyke said the estimated population is 1, 900 people, which includes the 350 students . Commissioner Haarr asked what would be the height of the clock tower for the shopping center . Mr. Otis said it will probably be around 40 feet, but it will be submitted with the plans on that particular plat. Commissioner Fader asked that they take out any reference to the Naperville Ordinance. Mr. Stucko said the reference is for the purpose of convenience and they agree to go along with whatever similar ordinance the Village of Buffalo Grove subsequently enacts. They will abide with Buffalo Grove ordinances and if there are none, they will abide with what the Village or the School District wants, s? Public Hearing /a8/2,2 June 28, 1972 Page 7 and they do not mind striking this reference. Mr. Clayton said the School District has adopted an ordinance and this paragraph could be changed to list this document and say, the ordinance as adopted by District #96. Commissioner Fader asked if they have provided parking lots and accesses off the public street for the lakes. Mr. Stucko said there is a pathway and another dedicated strip further north so there will be two ways in and out of this area. Commissioner Gamm asked what the assessed valuation of the real estate is . Mr. Otis replied that the unassessed valuation without the commercial is $22, 000, 000. He said he would work out a more actual figure and submit it tomorrow. Commissioner Gamm asked if the developer was in favor of mercury lighting in this development. Mr. Otis said that, except for the parking area of the commercial section where they might consider mercury lighting, they would prefer to go to a lower level and more decorative type of lighting in the residential area. Commissioner Mendenhall asked Mr. Seaberg about the adequacy of the water. Mr. Seaberg said there will be another well before this project is even half way along. Commissioner Mendenhall asked if they had any objections to being annexed into the Buffalo Grove Park District. There was no objection. Commissioner Mendenhall asked what is the resale cost of the units? Mr. Otis said these are suggested costs and will probably go up. Apartments - 1 & 2 bedrooms $240 - $340 Townhouses - 3 bedrooms $48, 000 - $51, 000 Townhouses - 2 bedrooms $38, 000 - $42, 000 Cluster (duplex) homes $55, 000 - $70, 000 Garden Condominiums $33, 000 - $42, 000 Commissioner Mendenhall asked Mr. Clayton about the capacity \./ of the existing schools. Mr. Clayton said when the third school (which is being constructed in July) was planned, the Otis develop- ment was taken into consideration and it will handle the capacity. Commissioner Mendenhall asked if the developer had considered something other than the standard street signs . Mr. Otis said they have several ideas. 4/a1/7,2 Public Hearing June 28, 1972 Page 8 Commissioner Mendenhall asked the developer to explain the commercial layout other than the restaurant. Mr. Otis said they would like to deviate from the normal and, instead of just a grocery store, they might have one which sells unusual items, and perhaps \./ a meat market with sawdust on the floor, interior design shops, a drug store, all with an original feel to them. Chairman Genrich asked if there were any questions from the audience. Mrs . Breslaw, 869 Penny Lane, B.G. , asked what is the capacity of the schools now without the new school; what about our taxes with regards to more Police and Fire personnel; and what is going to happen when we bring all this traffic in on a two-lane road? Mr. Hitzeman said we now have a capacity of 1100 students . The new school will have a capacity of 1000. The enrollment this year was 991. We could need another new school by 1975 or 1976 . Mr. Larson said the Village charges $100.00 per unit which will cover Police and Fire personnel until they are on the tax rolls. Mr. Joel Frishman, 864 Aspen Lane, B.G. suggested perhaps some- thing could be given to the Vernon Township Fire Dept. since that is the Department which services that area. Mr. Ed Bak of Buffalo Grove asked that some tax projections be made and open to the public so we know what we can expect to pay. Chairman Genrich said he hoped to have that information by tomorrow night. Mr. Stewart Diamond, 9 Amherst Ct. , B.G. , said his backyard overlooks the area of the proposed shopping center and he would like to know more about what will be going in there and what type of lighting will there be? Mr. Dyke said they are requesting B-3 zoning which permits any commercial use (the residents were given copies of the Zoning Ordinance) . Upon a question from Mr. Diamond, Mr. Otis said the restaurant will be owned by the developer and would not be sold. The lighting will be of a low level except in the commercial parking area where they would try to screen the area with trees . 5"9 Public Hearing June 28, 1972 Page 9 In answer to a question from Chairman Genrich, Mr. Otis said there will be $950 - $1000 per student in taxes realized plus a return from the commercial. Mr. Roger Harris, 4 Cloverdale Court, B.G. , asked why build such a large high-density development when there is so much land? Commissioner Haarr said this is not dense. It is not much more dense than the single-family developments in the area. Mr. Jacobs asked if any major chain store or franchise had been contacted. Mr. Otis said, "no". Mr. Jacobs said he would like to address the Plan Commission in saying that this Annexation Agreement leaves a lot to be desired. First, he felt the $6, 000 figure for Arlington Heights Road should be renegotiated. A liquor license is a personal permit and it rises or falls on its own merit and it does not belong in an Annexation Agreement. Also, the homeowner 's association is not a party to this agreement and cannot have them bound in any way to the part of the agreement in which they were mentioned. He said that there are a lot of terms used such as "market demand" which are a matter of speculation and interpretation. As a result, he suggested the Plan Commission take this as being a preliminary proposal and take it in good faith, and it should be looked at cautiously and those matters not fully explained should be clarified or deleted. Mr. Richard Heinrich, 635 Patton Drive, B.G. , stated that when traffic signals are being considered for an intersection, a traffic count of 600 is the point at which signals are warranted. Since the developer has stated that this is the amount of traffic the development alone will generate, would he consider paying for traffic signals at Arlington Heights Road and Highway 83? Mr. Dyke said none of the subject property fronts on this intersection so he did not feel this was their responsibility. �../ Mr. Grossman was asked if he had a comment to make at this time. He said the development was "thoughtfully planned" . Chairman Genrich asked Mr. Larson if he saw any major problems with Public Works . Mr. Larson said since they only received the engineering plans yesterday, he could not answer this . He added that he will contact the Lake County Highway Commissioner regarding their plans for that intersection and he would like to remove the 66 647,02 Public Hearing June 28, 1972 Page 10 Village 's responsibility for Arlington Heights Road altogether. He also said that the Water Study the Village had taken, spells out improvements that should be made and if we can work out a schedule adhering to this report, he sees no problems in this area. Chairman Genrich said there were several items that he wished to have clarified and made public record at this time, 1) agree to making the customary 50-foot dedication along Arlington Heights Road. Mr. Stucko said "yes ". 2) agree to put in sidewalks along Arlington Heights Road, since the Village is trying to do this wherever possible. Mr. Otis said there could be many arguments on whether this is needed and wished to look into the matter more fully. 3) the developer agreed to delete the word "plat" wherever it appeared since the actual preliminary plat would be forthcoming. 4) agree to $100 per unit annexation fee. The developer said "yes ". 5) agree to $22, 000 an acre contribution to the School District and the figure of 350 pupils. Mr. Stucko answered "yes ". 6) agree to extend the 12-inch water main to the northernmost access road on Arlington Heights Road. The developer agreed. It was suggested the developer follow the Cook County Sanitary Ordinance, but Mr. Seaberg said we are talking about something even more severe for this development and he will be writing a list of engineering requirements which are not stated in the Annexation Agreement. Commissioner Harris said the Plan Commis ion s, wo ki g on a PUD Ordinance in which they would , e sequence of construction of the developments . This would insure the Village that a developer would not come in and build the high density and commercial areas and then abandon the project. Mr. Stucko said it is almost impossible to do this and you will have to accept us on good faith. Mr. Otis said he will break the construction phases down and present them the next day. 6/ 4/078/7 Public Hearing June 28, 1972 Page 11 Chairman Genrich closed the Public Hearing at 11 :50 P.M. Respectfully submitted, Recording Secret y Approved: 1(;41ieff,v14• 4 Carl Genrich, Chairman