1972-04-19 - Plan Commission - Minutes 32
MINUTES OF THE REGULAR MEETING OF
THE PLAN COMMISSION OF
THE VILLAGE OF BUFFALO GROVE
HELD ON APRIL 19, 1972
The regular meeting of the Buffalo Grove Plan Commission was
called to order by the Chairman, Mr. Carl Genrich, at 10 :50 P.M. ,
April 19, 1972.
Members Present: Mr. Genrich, Chairman Mr. Haarr
Mr. Berth Mr. Gamm
Mr. Yost Mr. Harris
fMr. Friedman Mrs . Spence
Mr. Mendenhall
Members Absent : Mr. Fader
Mr. Hoyt
Also present were Mr. Arnold Seaberg, Village Engineer, Mr.
Robert Grossman of Associated Planners , Mr. Fred Hillman, Execu-
tive Vice President of Chesterfield Development Corporation.
Mr. Harris made a motion to approve the Hintze Public Hearing
minutes of April 5, 1972, as written. Mr. Haarr seconded the
motion. Mr. Berth made the motion to approve the minutes of the
Chesterfield Public Hearing of April 5, 1972, with one correction.
The last sentence of the first paragraph on Page 2 should read
"30 feet". The motion was seconded by Mr. Friedman. Mr. Berth
made the motion to approve, as written, the minutes of the regular
meeting of April 5, 1972, and Mr. Yost seconded the motion. Mr.
Mendenhall abstained. Mr. Harris made a motion to approve the
minutes of March 22, 1972, as written and Mr. Friedman seconded
the motion. Mr. Yost abstained.
Mr. Genrich asked if there was anyone who did not agree with the
use of the Chesterfield property for townhouses. There was none.
He then asked the Board to consider, for approval, the concept of
this plan, although he does not believe this meets the requirements
of a preliminary plan.
Mr. Haarr said it does meet what is required in the Subdivision
Regulations. He questioned whether they could approve it with
the engineering problems.
Mr. Seaberg was asked if he could approve the plans this way. He
said "Yes, with exceptions. " He said he does not feel we are held
33
April 19, 1972 ` //9/7 7
Page 2
exactly to the layout of the utilities.
Mr. Berth asked Mr. Grossman if the Master Plan shows any
commercial or industrial construction which would alleviate
the tax load for the School District #96 residents .
Mr. Grossman said "yes ".
Mr. Berth suggested they recommend Chesterfield donate all monies
to the School District ($55, 000) .
Mr. Yost asked if, in Mr. Hillman's opinion, they would be willing
to reduce the ratio of two and three bedroom units to the 50-50
category.
Mr. Hillman said he is in no position to state what the actual
percentages are going to be. He would guarantee 20%, but a lot
will depend on the market.
Mr. Haarr did some calculations with the 50% ratio as a basis .
The School District would have $625 of tax revenue per student
and that, with $300 of State Aid, would leave only a $75.00
deficit.
Age Group Number of Children
0-4 years 166
5-13 years 199
14-17 years 50
Total Children 415
Mr. Harris said that, in the petition, the developer indicated
he wanted to change paragraph 5 and 9 of the Annexation Agreement,
which states no less than 40% of the units would be two bedroom
units .
Mr. Hillman said he would like it changedto, not less than 20%
two bedroom units.
Mr. Harris said he would like to see paragraph 7 deleted, which
binds the Village for 5 years to permit the developer to build in
accordance with the Building Code of 1969. He asked what if we
change our code? He said he would like to strike any reference to
the Building Code. Current building should be done according to
the current Code.
Mr. Hillman said he is strongly in favor of the BOCA Building Code
and would like to see this paragraph remain. If the Village makes
39
April 19, 1972 y/i9/7a
Page 3
any changes, he would like to be able to come and make opposition
to these changes. The BOCA Code is revised annually and they
favor that Code, but if the Plan Commission wants to recommend this
to the Village Board, that is their prerogative, but he does not
like it.
Mr. Harris said, in paragraph 11, Chesterfield agrees to build
sidewalks along Arlington Heights Road. Will they also pay for
the decelleration lanes shown in the Site Plan?
Mr. Hillman said he understood that what is shown is what they
are going to do.
Mr. Mendenhall asked Mr. Seaberg if the sewer would be at maximum
with this development?
Mr. Seaberg said, with the design standards it should not be
attached to this system but to a different system which will
probably involve a lot of developments . He also said the street
width is alright with the exception of the circular street
which, perhaps should be two feet wider. Also, they should have
`440.01 six-foot walks along Arlington Heights and Lake-Cook Roads instead
of five, which is shown.
Mr. Genrich asked the members if they liked the basic plan as it
is for recreation.
Mr. Berth said he will rely on Mr. Grossman ' s testimony, and he
has said they were adequate.
Mr. Friedman asked if the community center is really necessary
since it is so small, and perhaps this land could be used for
something else. He also suggested a picnic area could be placed
near the retention basin.
Mr. Genrich said this is part of their package and there is
really no issue with it.
Mr. Haarr asked Mr. Grossman about the use of the pool at Cam-
bridge-on-the-Lake. Mr. Grossman said it is not used much and
is not really necessary.
Mr. Hillman stated he cannot say what the market is going to
demand. Since there will be a Homeowner 's Association
3s
•9//9/7
April 19 , 1972
Page 4
which will be elected by the residents , and will be in charge
of maintaining the recreation areas, the homeowners will have
the right to demand more of whatever they want with the under-
standing they will have to pay more for it.
Mr. Harris made reference to his previous question where he
said dollars is what deems the type of families you will
attract. He suggested perhaps the answer is in changing the
recreation to adult recreation with a card room and billiard
table and banning swing sets . We are asking Mr. Hillman to
put in things that are going to generate more children when
that is our problem. We should encourage him to think less
about recreation and not force him to attract the children
we are worried about.
�.r,,2
p� �� r. Haarr made the motio�the Plan Commission recommend approval
gyp' � : of the submitted changes to the Chesterfield Builders Annexa-
h�� tion Agreement with the recommendation that a mix of not less
11" ,% than 50% 2-bedroom units be adopted, the annexation fee of
' j, $100 . 00 a unit be turned over to the School District #96 , and
iP` make a note to the Village Board that the Village Engineer has
pointed out there are some possible problems in sanitary sewer
facilities as they have been submitted on the Agreement and
they will have to be worked out by final plat time. A roll call
vote was taken and the motion was defeated as follows : "Nq'de;; !
votes : Messrs . Friedman, Gamm, Harris , and Mrs . Spence-; "Yes"
votes : Messrs . Haarr, Yost and Mendenhall.
Mr. Berth made the motion that the Plan Commission recommend ap-
proval of the submitted changes to the Chesterfield Builders
Annexation Agreement with the recommendation that the annexation
fee of $100. 00 a unit be turned over to the School District #96
and a note be made to the Village Board that the Village Engineer
has pointed out there are some possible problems in sanitary
sewer facilities as they have been submitted on the Agreement
and they will have to be worked out by final plat time. The motion
was seconded by Mr. Harris. A roll call vote was taken as
follows : "Yes" votes : Messrs . Berth, Harris , Haarr, Friedman.
"No" votes : Messrs . Yost, Gamm, Mendenhall, and Mrs . Spence .
Chairman, Mr. Genrich, broke the tie and passed the motion with
a "yes" vo e 4„eeQ��ed f C' a
'7Y/..�• ��� ��c-e v��.-... Gc�� -�s�-rr--Ct�... �D
a ale 2/P2er-ge .'tea
At�`12 :17 A.M. , Mrf Berth made the motion to adjourn and Mr. Haarr
seconded the motion.
Respectfully submitted ,
LC4el-1%W0l,e
Recording Secreary
Approved:
��GGa
Carl Genric , Chairman
VILLAGE BUFFALO GROVE
391j MaeffiA Pkd. Xurj o Vt ve, ga. 00090
:3
CONTINUATION OF PUBLIC HEARING
Chesterfield Property - Petition for Modification
of the 1969 Annexation Agreement
Held on April 19, 1972
Chairman, Mr. Carl Genrich, called the meeting to order
at 8 :10 P.M. in the Village Hall of Buffalo Grove, 50 Raupp
Boulevard.
Commissioners Present: Chairman Genrich, Messrs. Berth,
Yost, Friedman, Mendenhall, Haarr, Gamm, Harris, and Mrs.
Spence.
Commissioners Absent : Messrs. Fader and Hoyt.
Also present were Mr. Arnold Seaberg, Village Engineer,
Mr. Robert Grossman of Associated Planners, Mr. William Kiddie,
President of the Buffalo Grove Park 'District, Mr. William
Hitzeman, Superintendent of School District #96, Mr. Antgn Berg,
School Board member, Mr. Fred Hillman, Executive Vice President
of Chesterfield. Development Corp., Mr. Don Fielding, Engineer,
Mr. Marlin Smith, Lawyer, and Mr. David Knap
p,pp, Architect.
Mr. Genrich informed everyone present that this was a
continuation of the Public Hearing held April 5, 1972, for the
modification of the Chesterfield Annexation Agreement from
apartments to townhouses.
Mr. Genrich had asked the builder to meet with the Park
District and School District #96 to see if they could work out
their differences. Mr. Genrich asked Mr. Kiddie if the developer
had submitted a recreation plan to them for their appraisal.
Mr. Kiddie said they made the same presentation as before.
Mr. Kiddie submitted alternative plans for recreation to
the Plan Commission. He still feels the developer 's plans are
inadequate. There should be space available for 200 children
between 1-6 years of age to play and space for 150 young boys
to play baseball. Mr. Kiddie said he would like the developer
to fulfill his civic responsibility by supplying lands and/or
money for this recreation. The Park District submitted three
alternatives to the developer and he refused them. Mr. Kiddie 's
only concern is that this development have the lands and
facilities available for adequate recreation.
.751
Public Hearing 002
April 19, 1972
Page 2
Mr. Genrich asked that Mr. Kiddie summarize these three
alternatives for those people in the audience who do not have
copies of these documents.
Mr. Kiddie -
u
1) Under the Naperville formula, 5.5 acres of land is
required per 1,000 population. We suggest the
developer provide 3-1/2 acres of land in a central
location. This would remain private open land and
does not have to be dedicated.
2) Ask the developer to keep the 1969 proposal for
recreation as was originally submitted.
3) Donate 5 acres of land and approximately $15,000
(of the $30,000 to be paid to the Village) to the
Park District for development of park land only.
Again Mr. Kiddle emphasized that they feel the current
plan is totally inadequate.
Then Mr. Hitzeman was asked to speak. He said the School
Board had their meeting on April 10 and the other members of
the Board maintained their initial request for a $101, 000
donation from Chesterfield, for the 247 school age students
they will bring into the District. Mr. Hitzeman said the
School District receives $300.00 per student in State Aid.
They also receive $550 in tax revenue per student. This leaves
a deficit of $37,000 per year which must be borne by Chester-
field. Otherwise this would mean an increase of 8 cents on a
homeowner 's tax rate for the entire District. There is a time
lag of approximately 12 months between the time they would
receive the students and the time they receive tax money and
State Aid. Therefore the School Board of District #96 does
not accept the $25,000 offer from Chesterfield.
e0'` Mr. Hillman distributed a site plan in response to the
request of Mr. Genrich for a plan where they have delineated
the recreation area and tot lots. The recreation area adjacent
to the commercial area will have a tot lot, plus there will be
three others throughout the development.
Public Hearing 9
/9/'2
April 19, 1972
Page 3
Mr. Hillman stated that the Park District will realize
a $3,000 profit from this development above what it will cost
the Park District. Chesterfield is providing 15 acres of
open recreation facility plus a clubhouse and a detention
basin to be used for fishing, boating and ice skating. He
said the clubhouse and tennis courts will cost $75, 000 and
the tot lots and landscaping cost will be $150, 000.
Mr. Hillman said he will continue to make available the
$25, 000 to the School District. He acknowledged there is a
tax cost but despite this, it is less of a cost per student
than a detached single family residential development would
be. Chesterfield has committed itself to expenses above
normal costs in the amounts of $25,000 to School District
#96, $30,000 to the Village, and $15,000 for a retention lake.
Also each townhouse will pay $325.00 to become a part of the
Lake County Sanitary Sewer System. This money will be added
on to the cost that each homeowner will have to pay. Any
additional money asked would also have to be paid by the
homeowner. This will make the townhouses unmarketable.
Mr. Grossman said he reviewed this development two
months ago. He distributed copies of this review to the Plan
Commission members . He looked into the areas available for
recreation. The standards set would require 90 acres of land
in the way of parks, playgrounds and school playgrounds for
the entire area. There are 89 acres available. There is
not a deficit of land available but it is not well-developed.
Within two blocks there is a school with playground which
would provide baseball facilities.
He feels the number of units is realistic and interest-
ing. This type of development is in the right direction for
a good balance of all types of housing. It is in keeping with
the growth objectives we have for the Village.
Mr. Grossman said if there are going to be standards on
donations to the School District it should be uniformly applied
to everyone.
Mr. Grossman stated he does not agree with the number of
school-age children that will be generated. He feels it is too
high. There is a decline in the number of children being pro-
duced, according to school statistics. It has been estimated
•
;7G
Public Hearing 4/M/7-2
April 19, 1972
Page 4
that 30% of the Buffalo Grove population will be school-age
children in the next 20-year period. The problem the School
District faces is that all development has been single family
type and this produces the most school-age children. There
should be a balance in the type of developments coming into
the Village. Future growth will be north and west and that
is where this balance can be effectuated.
Mr. Yost asked Mr. Hillman why they do not indicate a
right-of-way distance for Lake-Cook Road.
Mr. Knapp said the boundary of the property is at the
right-of-way. But they have allowed for 50 feet for a future
right-of-way when Lake-Cook Road is widened. Mr. Hillman
said the legal description includes the right-of-way for
Arlington Heights Road. He does not know exactly what the
map required in the way of dedication for Lake-Cook Road so
they are assuming 50 feet might be given at some future date.
Mr. Yost said that, on the sanitary and water system draw-
ings, the first two buildings on Lake-Cook Road as you enter
../ the development do not indicate a sanitary sewer serving
these units .
Mr. Hillman said it was an oversight and the Plan Com-
mission will be getting a revised plan.
Mr. Seaberg had some questions regarding on-site utilities,
but felt most of them can be ironed out during actual building.
The effect of this development on the water system of the
Village will have to await results of a study being conducted.
There will be some problem regarding the private ownership of
streets and sidewalks regarding width and thickness of concrete.
)01 166 Mr. Seaberg suggests the Village -take ove)wnership at some
7,0,0 future a e. He requested e deve oper conform to minimum
design standards to keep the roads in good shape.
/t../ Mr. Seaberg said the County will require this 50 foot
right-of-way for Lake-Cook Road and may require a third lane
for a turn lane at the corner.
Regarding off-site utilities, the developer has submitted
a proposal to connect into the Strathmore System. The devel-
\./ oper 's engineer says it can be done, but Mr. Seaberg said it
could not because of design standards. This would go to the
treatment plant which is having problems maintaining standards
27
Public Hearing //9/7.�
April 19, 1972
Page 5
now. They would have to get permission to add more people on
this system and he doubts they would give this permission.
Mr. Seaberg suggests they connect to the new system being formu-
lated in Lake County.
Mr. Yost asked if the Plan Commission would be out of
line in asking the developer to share in a pro-rated share
of the cost for this new system.
Mr. Seaberg said this would be alright.
Mr. Yost asked if Mr. Hillman was asking for approval of
the sanitary and water system plans or will they be submitted
later?
Mr. Hillman said details would be submitted later pre-
ceding actual construction.
Mr. Fielding said they would work up a full preliminary.
The roads will be according to specifications. Also, the
detention pond is so that the run-off from the property is no
greater than it is now. Hydrant spacing and materials are
according to code. Regarding the sanitary sewer capabilities,
he said they are following State Guidelines and, according to
them, there is adequate capacity in the existing line.
Mr. Yost said they would be over the capacity by 20
gallons and they also have a future commercial area to take
into account.
Mr. Fielding said the keZt station has been designed to
handle the commercial area.
Mr. Yost asked what the net floor area ratio is for this
development. He would like to see revised figures with the 50-
foot right-of-way at Lake-Cook Road taken off the submitted
figures.
Mr. Hillman said that the floor area ratio is considerably
more than what is required and feels it will not vary greatly.
Mr. Knapp was asked to calculate these figures.
Mr. Yost said that on four clusters they show 10 units
which is not in keeping with Building C-ems .
a�0
Public Hearing //9/701
April 19, 1972
Page 6
Mr. Hillman said any discrepancies with existing codes
will have to be cleared up.
Mr. Haarr said Mr. Hillman has shown the dwelling units as
having floor area of 800 square feet. What is the difference
between the two and three-bedroom units if they have the same
amount of square feet?
Mr. Hillman said in trying to establish a ratio, they
assumed 800 square feet in establishing a maximum. The two-
bedroom units are going to be less and the floor area ratio
will be .479.
Mr. Haarr said that in Table 3, the developer shows two
different price ranges on the two-bedroom units.
Mr. Hillman said they are planning to offer at least three
three-bedroom unit styles which will vary in size and equipment.
All will have at least 1-1/2 baths and some will have two and
2-1/2 baths. One-half of the three-bedroom units will sell for
approximately $2, 000 more than the other half.
Mr. Mendenhall asked what is the size of the tot lots?
Mr. Hillman said the total of the four will exceed 10,000
square feet.
Mr. Mendenhall asked if they are willing to submit their
final recreation plans to the Park District for approval.
Mr. Hillman said he would not like to submit his plans to
them for final approval, but they will submit them to the Plan
Commission and the Park District will have a right to speak up
at that time.
Mr. Harris asked what is the time on construction and will
another postponement effect the developer?
Mr. Hillman said definitely yes, but they still cannot
proceed until the Village Board approved their concept.
Mr. Harris said Mr. Hillman has not shown any building
plans. He thought perhaps lower prices would bring in younger
families with more children.
29
Public Hearing 09/7,g
April 19, 1972
Page 7
Mr. Hillman said they will be back with plans.
Mr. Smith said it would be appropriate for the Commission
to recommend agreement incorporate in it that Mr. Hillman will
build what he says he will build.
Mr. Berth said he feels a Public Hearing should be for
hearing the public and technical questions should be reserved
for the regular meeting.
Mr. Harris said his prime concern is tax income. He does
not feel we need to base our school requirements on the
Naperville Ordinance. We do not have any schools in Buffalo
Grove which have met the standards as set forth by the State.
The school had the opportunity to purchase a site meeting
these requirements in Strathmore and chose not to. If they
cannot afford a site of these standards, how can they expect
a developer to meet these standards? He also brought up the
fact that the School District is also getting a high rate of
students from Strathmore homes at the same price for these
homes that Mr. Hillman will sell the townhouses for.
Mr. Hitzeman said he would suspect when you make a dona-
tion to the school or Village, you can write it off and the
total figure does not have to be spread over the price of the
house.
Mr. Hillman said he has not heard of this gimmick.
Mr. Gamm said the price of the townhouses is aimed at
middle income families . He asked Mr. Hillman if they had con-
sidered doubling the price and eliminating some children?
Mr. Smith answered that, if Mike Schiltz were here, he
would say this relationship does not necessarily exist. The
price does not guarantee less children.
Mr. Hillman said the style is what creates children.
Mr. Kiddie said he received drawings with one tennis court,
one area for badminton, four tot lots, and a recreation build-
ing which will hold 25 4-year olds . He figures the cost to the
builder will only be $35,000 for recreation.
3D
Public Hearing y/W7
April 19, 1972
Page 8
Mr. Rich Heinrich, a private citizen, brought up the
question again of the sanitary sewers. He asked what if
the sewers are inadequate, would Mr. Hillman be willing to
�./ enter into an arrangement where he would come up with the
pro-rated share of the new system?
Mr. Smith answered that public improvement where property
is going to be enhanced would be within the authority of the
Village Board to levee the pro-rated share of the cost of this
sewer. But he wondered who was going to pay for the rest of
it since there are no present plans for the financing.
Mr. Jack Landau, a private citizen, asked how did
Chesterfield come up with the figure of $25, 000 to donate to
the School District?
Mr. Hillman said it was arrived at through negotiations
with Mr. Hitzeman.
Mr. Berth asked Mr. Hitzeman if he wished to go on record
�✓ as opposing further developments in School District #96 that
would result as a deficit.
Mr. Hitzeman said no development would pay its own way,
but he would rather see the apartments, but will not try to
stymie new development although conflicts are going to con-
tinue. He said the whole tax structure will have to be re-
vised and, in the meantime, they will have to live with what
they have. He felt it was ironic that the developer would
spend $225,000 for parks and recreation in comparison to what
they are offering the schools .
Mr. Jim Duncan of the School Board asked what if the
ratio of two-bedroom to three-bedroom units were to be changed
to fewer three-bedroom units?
Mr. Hillman said they will build no more than 300
townhouses . If the market is there for more two-bedroom
8/
Public Hearing 0/7'2
April 19, 1972
Page 9
units, he is willing to sell them.
Chairman, Mr. Carl Genrich, closed the Public Hearing
at 10 :40 P.M.
Respectfully submitted,
&c2 2 J,
Recording Secret
Approved:
Carl Genrich, Chairman
..J