1963-09-26 - Plan Commission - Minutes `.J September 26, 1963
MINUTES OF PLPN COMMISFION
PRESENT: Edward Fabish, Norman Kortus, George Krug, Derek Palmer, Alex Stasal
and Charles Wilhelm. Jack Zodrow was attending special meeting at the
Vernon Township Plan Commission meeting. Ken Lewis also attending
special meeting.
NEW BUSINESS: Milton Pearlman of Town Builders and Edmond ?walker of Evert Kin-
caid & Associates, Inc. (as Land Consultant), presented to the commis-
sion a schematic drawing of 237 acres located between Arlington Hts.
Road and Schaeffer Road and bounded on the north and south by County
Line Road and Nickols Road. The area is to include 152 to 160 acre
golf course, club house, motel and swimming pool. Bordering the golf
course there is planned 880 townhouses with a projected population of
3,300. The dwelling units per gross acre total 3.75 and the pertons
per family was estimated also at 3.75 bringing a total of 14 persona
per gross acre. There is a possibility that there may be some single
family dwelling units built, but at this time they could make no firm
promise.
Mr. Pearlman referred to the commission a development of 110
acres in Des Plaines, I11. that he had just completed and invited
the commission to inspect the development as a means of getting ac-
quainted with his reputation as a builder. Mr, Pearlman was aware
that in any new development, according to our Comprehensive Village
Plan, a certain amount og land shall be set aside for public uses.
At first Mr. Pearlman would not concede to the idea of any land for
public uses. He stated he had dealt with other villages and that he
had other means of equalizing this loss. The only thing he could
think of at the moment was a monetary adjustment. Pfter much dis-
cussion the commission was able to obtain a concession of at least
1
10 acres for public uses.
`-� Since the Village Engineer, John Hooper, was attending a special
board meeting on the Glen Grove Subdivision, he was unable to attend
this meeting. Because of this the commission felt that they would
adjourn this meeting to a later date so that Mr. Hooper and Mr. Ken-
neth`J
Gill, Superintendent of Schools, could attend and give us their
recommendations.
Mr. Barney Loeb of Kings Terrace Builders made a formal presen-
tation of a pre-preliminary plan of a planned apartment development
of 5.6 acres located between St. Mary's Parkway and Buffalo Creek and
bordered on the east and west by Buffalo grove Road and the rear lots
of Crestview Terrace. There is to be a total of 158 dwelling units
broken down to 54 studio apartments, 36 one (1) bedroom apartments
and 68 two (2) bedroom apartments with one 251x 50' swimming pool.
`/ Off-street parking space is to be allotted for 229 cars and approx-
imately half of the apartments will have covered garages. All roads
in the unit are to be privately maintained. Also included is a 11.E
store shopping center with parking for 76 cars.
Mr. Loeb presented the commission with drawings, 3-dimensional
scale models and pictures of the proposed unit. After answering the
commissions questions, he presented the commission with a set of 4
preliminary plans, a letter of intention and a check for S0.00 to
cover the cost of submission and asked the board for a rezoning
hearing. His letter stated that the rental property will be under
single ownership and that it is not intended that individual build-
ings will be sold. The project is to be completed within one (1)
year and the swimming pool will be finished prior to the applica-
tion for the building permit of the last building. Storm drainage
sewers are to be connected to the existing 36'' storm sewer. Sani-
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tary and water improvements shall be connected to existing or pro-
posed Buffalo Grove Utility Company facilities.
After much discussion by the commission members, Norman Kortus
made a motion to hold a public hearing on the rezoning of this
property on October 24 at g:00 P.M. Derek Palmer second it. Edward
Fabish, Norman Kortus, George Krug, Derek Palmer voted aye. Alex
Stasal, nay.
Norman Kortus made the motion to adjourn this meeting to Oct.
g at 8:00 P.M. Alex Stasal second it. All in favor.
`./
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October 8, 1963
Continuation of adjourned Plan Commission meeting of September 26, 1963:
PRESENT: Charles Wilhelm, Norman Kortus, Derek Palmer, Edward Fabish, Jack
Zodrow, George Krug and John Hooper. Visitors: Fred French, Presi-
dent of Kildeer School Board, Jack Cushman, Superintendent of Kil-
deer School District and John Barger, Assistant Superintendent of
wheeling mst-.ict 21, Mr. Stavros and Mr. Milton Pearlman.
Meotin called to order at 8:07 P.M.
Mr. Pearlman again presented ft_rther arguments for his pro-
posed suLd.ivision rest of Arlington Hts. 'toad. The duplex units
he intends to bu id have 13C0 square feet of living space which
includes 7 rooms tith 3 bedrooms. The assessed valuation for the
same type of unit in Ies Plaines; $21,900 pet unit. The duplexes •
will have two units, each divided by a brick party wall. His pro-
posed density is nine units per aore which would total 783 units
for 87 acres which is 97 units short of his required 880 units.
He talked of the possibility of bordering the golf course with
single family dwellinr units. If this were done, the density of
units per acre would have to be increased in the remaining acre-
age. To reach his goal of 880 units, he would have to go into two
and three story apartment buildings. This does not include the
fact that acreage would have to be set aside for the school dis-
tricts, which wculdd even further raise the density. Mr. Pearlman
definitely rants to get zoning so as to comply with his goal of
880 units.
Messrs. Barger, French and Cushman discussed at length the
school problem that would develop if these -,;n is were built. Mr.
Pearlman would not commit himself on any ac.:sage in his area, but
stipulated he would make monetary adjustments. Mr. French and Mr.
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`./ Cushman especially insisted on acreage rather than money. Long
Grove would require a minimum 8 acre site to service the 200 chil-
dren that would be generated in their district. Mr. Barger stated
that. taro (2) 8 acre e .tes would be required for District 21. The
me:bor:s of the conm1 esion at this time felt that another meeting
:a3 r—ui,ed t,o help formulate their opinions, so this bl:siness
w?s defer::ed to a continued Plan Commission meeting on October 14.
TREE ORDINPN E.,; ! cper presented the commission with a pamphlet from the
DeparG7e,r4.• of Horticulture of the University of Ii:,inois, which had
a sel.eot,_ n of :,ne•no7, desirable trees for a -es;.den';:ial area,
The Grur.3-Itov 1,,T J9:.•]es ]h '_'. consulted Iv.r, HocpoI and picked out a
list of the mos'. ccnsideratior is our Sub-
division P.egLl acion O'c f fence . Af .er a df scussion of the issue,
Norman Kortus made the nr,ior• to amend Section 8-71-7 of the Sub-
\.J division Regulation Ordinance of. the Village of Buffalo Grove to
read as follows: to strike out Hackberry, Norway Faole, Thornless
Honey Locust, Ironwood and Columnar Maple and add the following
trees, the most desirable being first, and so on:
almond Linden
Crimean Linden
Common Horsechestnut
Red *M apl e
Green Ash
Amur Cnrktree
Japanese Pagoda Tree
Japanese Zelkova
Ruby Horsechestnut
Landon Planetree
SrarMaple
i•i'.iptree
Ginkgo
Thornless Honeyyc:uat
Fed Oak
I orway Maple
Fin Oak
GLEN GROVE: George Krug m.ade the motion that the P111 : r,na_ssion recommend
the Glen Grove Subdivision to be annexed &a:: :ions: 1 in accordance
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with the preliminary plat and that the Village 3oard authorize the
\.� necessary publication for the pre-annexation zoning hearing as re-
quired by the ordinance of the Village of Buffalo Grove. Derek
Palmer second it. The vote was as follows: Norman Kotus, aye;
Jack Zodrow, aye; Derek Palmer, aye; Charles ti ilhelu, aye; Edwa'd
Fabish, aye; Gec - ?. Erug, aye.
Jack Zod:'ow r,Za.3e a report on the Vernon Township Plan C.)m._-
mission meeting. although the business at '.land was not in the
1-1/2 m=2 e limit of Buffalo Grove, it still :.ndir:: , y concerns
us. The builder _, use property for a garbage dump to be
filled and one foot ( i 'irt added on top anc later Li. more addi-
tional feet of dirk; . 7: a idea vas not at Ell fa.4;;rabl e with the
cemn'ss'.on all t )n ' s taken to bloil' it•..
Gec,rz rr,-1-:Ja-ei the commissic,n_ wftl;. an idea fo1.• a bridle
path around the vil:ftge and illustrated his arg meiit with a map of
the proposed bridle path. The commission was not in favor of his
proposal at this time because of the cost of laying out the paths
and cindering them, snd the low population of horses in the area.
Jack Zodroi.? male the motion that th a meeting to be adjourned
to October 14 at g:OG P.M. at the Alcott School. Norman Kortus
second it. All in favor except George Krug who could not make
that meeting.
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`./ October 14, 1963
Continuation of adjourned Plan Commission meeting of October 8, 1963:
PRESENT: Norman Kortus, Charles Wilhelm, Edward Fabish, Ken Lewis, Alex
Stasal, Derek Palmer, Jack Zodrow and John Hooper. Visitors:
Dwight Hall, Member of District 21 School Board, Milton Pearlman
of Town Builders, Fred French and Jack Cushman and William Far-
rington.
Meeting called to order at 8:20 P.M.
NEW BUSINESS: The commission went over the Village master plan and all agreed
on the suggestion of reviving the master plan to re-align Arlington
Hts. Road south of Dundee Road. The purpose is to eliminate the
present jog which utilizes part of Dundee Road. Tae plan is to re-
align Arlington Hts. Pe, d between Hintz and Dundee Fnac'.s, so that
the intersection of Prlington Hts. Road and Dundee LJad would be a
straight, simple crossing. The road was re-diagramed on the master
plan.
OLD BUSINESS: Mr. Pearlman presented the commission with a new plan on his
proposed subdivision and broke it down as follows: There would be
30 acres for 100 single family units, 40 acres for 180 duplex
buildings (360 units, 9 to an acre), 20 acres for condominium
apartments, 320 units (16 units to an acre). Of the condominium
units, 1/2 would be one (1) bedroom and 1/2 would be two (2) bed-
room. There would be a covenant made up to guarantee that the golf
course would be built. His breakdown on acreage is as follows:
130 acres for the golf course, 90 acres for residential, 15 acres
for perimeter roads and 5 acres for motel. He would agree to do-
nate $100 per unit for land to be deposited before the building
permits were issued. The whole subdivision was discussed in great
,
detail. Mr. Dwight Hall presented his case for District 21 and
�-� Mr. French and Mr. Cushman stated their case for the Kildeer School
District. Mr. Pearlman wanted an opinion from the commission as to
their feelings on his subdivision. An informal poll of the commis-
sion was as follows: Those in favor were Norman Kortus, Edward
Fabish, Alex Stasal, Jack Zodrowy Derek Palmer. Those not in favor
were Charles ".ilhelm and Ken Lewis.
Mr. French and Mr. Cushman discussed the possibility with the
commission of obtaining more land for their school district in Glen
Grove. Norman Kortus asked them why they waited a whole year before
coming to the commission and wanting it changed in school acreage.
The only way they could possibly get more land for their district
was to condemn property adjacent to the land set aside for schools
and purchase it from the builders.
Alex Stasal made the motion to adjourn. Norman Kortus second
it. Norman Kortus, Edward Fabish, Ken Lewis, Alex Stasal were in
favor. Charles Wilhelm, Derek Palmer, nay, and Jack Zodrow ab-
stained. Meeting was adjourned at 10:15 P.M.
Edward Fabish
Sec. Plan Commission
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