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1978-12-20 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Williamsburg-on-the-Lake Dearborn/Hidden Lake DECEMBER 20 , 1978 Chairman Genrich called the meeting to order at 7 :30 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Shields Mr. Goldspiel Mrs. Sheldon Mr. Button Mr. Davis Mr. Kelly Also Present: Mr. Louis Shassion, Williamsburg Mr. Paul Ulatowski, Williamsburg, Engineer Mr. Lawrence Kettler, First Charter Service Corp. Mr. Lawrence Freedman, Williamsburg, Attorney Mr. Bill Kiddie, Park District Mr. John Marienthal, Trustee Mr. Bob Bogart, Trustee Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner Mr. Craig Gilbert, Prospective Commissioner Mr. Chris Palmer, Prospective Commissioner APPROVAL OF MINUTES: Commissioner Sheldon moved approval of the minutes of the December 6, 1978 Regular Meeting, subject to corrections. Commissioner Davis seconded the motion. Corrections are as follows : Page 2 : Page 2, : The phrase "single cylinder, dead-bolt. " should Paragraph C be added at the end of the paragraph. Page 3: Paragraph 7 : The date of the Park District meeting should be November 30, 1978, rather than December 1 , 1978. Paragraph 8 : The last sentence should read: "Mr. Crosland stated that they are unprepared to answer a letter of intent because Dearborn did not deliver what the Park District had asked for. " Page 4: Top of Page : The date of the meeting should be November 30 , 1978, rather than December 1 , 1978. Page 5: 4th Full The sentence "The Plan Commission was provided Paragraph a set of these slides. Mr. Genrich asked the staff to take physical possession of these slides and keep them available for future Village use. " should be added at the end of the paragraph. Buffalo Grove Plan Commission Regular Meeting December 20, 1978 I ..� I �I '� I - 2 - Page 6 : Paragraph 7 : The phrase "on the Buffalo Grove Road right- of-way. " should be added to the last sentence. Paragraph 9 : The first sentence should read: "Commissioner Sheldon asked about parking for recreational vehicles. " Page 8: Paragraph 1 : The sentence should read: "Commissioner Goldspiel asked if the state provides funds for building, and Mr. Roggendorf said that they no longer do. " Paragraph 4: In the first sentence, the words "economic consideration" should replace the words "school district" . Upon voice vote, the motion carried unanimously. COMMITTEE AND LIAISON REPORTS : Commissioner Davis reported that he had attended the December 18, 1978 Village Board meeting. He reported that the Ethics Statement will be sent to all commissioners for their review, and must be returned to the staff no later than January 3, 1979, as it will be considered at the January 8, 1979 Board Meeting. Mr. Davis said that the Statement should be reviewed very carefully by the members of this Commission, and should be given serious consideration by prospective members of the Commission, particularly anyone associated with a builder. Commissioner Sheldon stated that she had attended meetings of the Zonipg Board of Appeals . She feels that the Plan Commission should know the status of Dominick's in the Buffalo Grove Mall. Mrs. Sheldon does not feel that there is any way that the ZBA can grant the variance requested. Mrs. Sheldon also asked if the Plan Commission should have copies of ordinances. Mr. Marienthal said "Yes" . The Plan Commission requested the staff to distribute 2 or 3 copies of the new Sign Ordinance to the Plan Commission, to be reviewed by all Commissioners. WILLIAMSBURG-ON-THE-LAKE: Mr. Louis Shassion informed the Commission that he is now the contract purchaser. He said that it was his feeling at the Board Meeting that the Trustees would like higher density housing South of the Creek. Mr. Shassion would like single-family housing, and stated that he would like to pursue Sketch A, Exhibit #12, which is being presented to the Commission at this meeting. Mr. Shassion also stated that he would like to make this area single-family housing, and change the name to Wind Dale. He said the houses will probably be priced at $120,000 and up. Chairman Genrich stated that, in the plan which had been referred to the Plan Commission, Mr. Kettler had said he could give the Village 15 II' acres of open space, and Mr. Shassion is now showing only 11 or 12 acres . Buffalo Grove Plan Commission Regular Meeting December 20, 1978 - 3 - Mr. Marienthal said that Mr. Kettler's agreement with the Board was that there would be no more than 93 single-family homes, and he would have 15 acres of open space which would be dedicated to the Village. Commissioner Goldspiel said that policy was not to have a cash donation, but to have a land donation. Mr. Shassion asked the Commission if Mr. Kettler's plan, (Exhibit #11 ) is acceptable to them. Commissioner Goldspiel stated that the Commission wants to develop the best possible single-family plan. Commissioner Button stated that the 15 acres of open space must defi- nitely be in the plan. Commissioner Shields said he would prefer Exhibit #11 . Commissioner Sheldon asked Mr. Shassion if he understood the direction would be single family. Mr. Shassion replied that he thinks the best use of the land is single family. Mrs. Sheldon said that the direction of the Board to the Plan Commission has been to work out single family housing, as shown on Exhibit #11 (78165) . Commissioner Davis stated that when this parcel of land went to the Village as a referendum, 15 acres of open space was shown; therefore, since that is what the residents expect, he feels the Village must stay with that. Commissioner Kelly said that his feeling is that there should definitely be 15 acres of open space. Mr. Shassion stated that he will do engineering on Exhibit #11 if the Commission is in agreement that that is the plan to go with. Mr. Ulatowski stated that they would excavate in the flood area to fill in other areas . Approximately 75-80% of the land must be excavated. PP Y Mr. Shassion stated that, regarding the 15 acres of open space, he must deal with the Park District as well as the Plan Commission. Commissioner Goldspiel stated that an inventory should be made showing the valuable foliage, and a plan should be developed trying to save such foliage . Commissioner Sheldon said she is in consensus that the development should be single-family housing with: 1 . Exhibit #11 as the base plan. 2 . Although she is in agreement with using Exhibit #11 as a base plan, she would like to see fewer homes and bigger lots. 3. Until we know more about the engineering and what is salvageable, and have answers to other questions, she does not see how we can give any opinion to any plan. Buffalo Grove Plan Commission Regular Meeting December 20, 1978 i i u i i - 4 - Mrs. Sheldon would like to see at least R-4 zoning, or less, on the entire parcel. Mr. Shassion stated that they did 9 or 10 sketch plans , and he feels that the two displayed at this meeting are basically what could be done with the site. Chairman Genrich stated: 1 . Exhibit #11 is essentially the plan which will be considered. The Commission would prefer to have lesser density and higher priced homes, except for Mr. Goldspiel who does not agree with this , because , since there is all open space (the golf course and creek area) , he does not think a large-lot development is suit- able for the area. Commissioner Button stated that his preference is multi-family housing, but in order to consider the sensitivity of the resi- dents to the North, and the school district, he agrees there should be higher-priced homes. Mr. Davis suggested the possibility of extending the larger lots around the golf course . 2. The consensus of the Commission, with the exception of Mr. Goldspiel, is that there be larger lots, lower density, and higher-priced homes tYw:L ,gin t , E fr— y— v; `1 3. The Commission is going to review Plan #11 . Mr. Genrich would like to suggest that we ask the staff to meet with the developer in terms of evaluating the traffic plan, specifically regarding �i the connection to the South, and the safety of same connection. 4. The Commission would like the staff to have the Village Forester review the trees to see if there is anything which should be saved, and get it documented. 5. Mr. Shassion should refine the retention/detention, and utilize the Village staff and try to do what he can to maintain the existing conditions as much as possible. 6. Exhibit #11 is the sketch plan, and the Commission would not meet again until the engineering is further along. Mr. Shassion can consider slight modifications to that, and future meetings will be scheduled when necessary. # * # # # # Commissioner Davis stated that Exhibit #11 basically keeps the Board 's promise to the people of Buffalo Grove before the refer- endum, and he feels that is the plan to proceed with. Buffalo Grove Plan Commission Regular Meeting December 20 , 1978 - 5 - The Commission will not meet again with Mr. Shassion until there is engineering concept approval. Mr. Delaney clarified two matters : 1 . The Plan Commission will not accept anything less than 15 acres of open space. 2 . Petitioner's request is for a down zoning from R-9 PUD to R-4 and R-5 straight zoning. Mr. Shassion asked why the zoning must be changed, and Commissioner Goldspiel answered that it is for legal protection. Chairman Genrich stated that, whether the zoning is changed or not, it is a major change in the plan, and requires a Public Hearing. 7. This will be a major change in PUD zoning from R-9 PUD to R-4 and R-5 PUD. * * * * * * Mr. Shassion asked if, since an agreement was reached relative to the 15 acres, the Village will participate with the installation of the 20" water main. Mr. Marienthal answered "no" . Mr. Kettler stated that the agreement was that, if they were to develop R-4, then the Village would undertake the responsibility of the water main. If there were 81 lots, R-5, giving 15 acres, the Village would assume no responsibility of the water main. The Board then said they should put in 93 lots, and use the pro- ceeds from the other lots for the water main. Mr. Shassion asked why the zoning must be R-4. Mr. Marienthal said it must be R-4 because that is the same as the zoning on the North side of Checker Road. DEARBORN DEVELOPMENT: Chairman Genrich asked Commissioner Sheldon to chair a committee con- sisting of herself, Mr. Davis and Mr. Kelly to review, on behalf of the Plan Commission: 1 . The Park plan for recreation and open space . 2. To coordinate with the Appearance Commission in terms of the Ap- pearance Commission review of whether or not the plan meets the conditions for giving incentive benefits under the PUD ordinance. Mr. Kiddle stated that, as of today, Mr. Crosland said that Dearborn wants to come back and meet with the Park District on January 11 , 1979. There will be a committee meeting regarding engineering on January 4, 1979. Buffalo Grove Plan Commission Regular Meeting December 20, 1978 - 6 - Mrs. Armstrong 's letter to the Village contains more detailed information. Chairman Genrich appointed Commissioner Button to chair a committee consisting of himself, Mr. Shields, and Mr. Goldspiel to review and make suggestions on the proposed Ethics Ordinance . Mr. Genrich stated that the Board has asked for review and comments individually to the Board by January 3, 1979. Mr. Delaney discussed his letter of December 20, 1978. PARK DISTRICT: Mr. Crosland confirmed that Mrs. Armstrong would be sending a letter to Chairman Genrich. Through discussion of the overall concept, the staff is trying to establish what the Park Dis- trict's position is. It is expected that full credit will be granted for the pool area, and Mr. Crosland expected that full credit would be given for the East/West bike path. The detention area in the Southeast corner will be worked in a coordinated effort with the existing detention area in the Highlands. Until then, some partial credit will be granted. The same will be true for the municipal site . At least one acre will be needed for this site, for use as a fire station. Discussion couldn' t narrow an opinion down on the creditability of the Lakes. It is possible that it can be credited. The developer intends to make the 3 lakes deep enough so that fish can spawn. There will be a Park District meeting on January 11 , 1979, and a work- shop on January 4, 1979. STREETS : The Plan indicates a turning radius of 44' , which is in accord- ance with the subdivision regulations . The cul-de-sacs must be paved to a diameter of 87 ' . The intention of the cul-de-sac areas is to provide one-way traffic , and to prohibit parking along cul-de-sac areas. The outer rim would remain the same, and the pavement would decrease from the inside . A 22 ' pavement is recommended in the cul-de-sac areas for the following reasons : 1 . To control one-way movement around cul-de-sacs, 2. To prohibit parking around the cul-de-sacs, 3. To allow more area for unassigned guest parking. Mr. Boysen brought up the fact that all public dedicated roads require sidewalks, and Dearborn is not proposing sidewalks . The staff does not feel it is necessary to have sidewalks. Mr. Truesdell said that, al- though there are no sidewalks, there are a number of interior paths and sidewalks between the units. Where minor streets are collector streets, subdivision regulations call for 27' pavements. The staff wants it to be increased. The increased pavement width was suggested by Mr. Boysen, who felt 33 ' would be suf- ficient. There will be a firm recommendation from the staff. The ad- vantage of the increased pavement width is that it will aid in overflow parking. The disadvantage of the increased pavement width is that it will decrease the plantings along the street. Buffalo Grove Plan Commission Regular Meeting December 20, 1978 1 - 7 - Commissioner Davis voiced a concern about the cul-de-sac areas having clear visibility, so that children playing would not be endangered. Regarding the 25 ' setback on dedicated streets, Mr. Delaney pointed out that this plan shows 22 ' . Mr. Goldspiel said that we have required 23 ' in other subdivisions. The staff has endorsed Mr. Goldspiel 's point, and endorsed 23 ' setbacks . Chairman Genrich polled the Commission on whether or not they are in agreement with going ahead with the 22 ' pavement as proposed by the staff. 1 . The Commission is in agreement with the 22 ' pavement in the cul- de-sac areas. 2. After a poll, it was decided that the Commission endorses sidewalks on the loop streets , but not on the cul-de-sacs. 3. After a poll, the Commission endorsed increasing the width of the collector streets to 33 ' . 4. After a poll, the Commission stated that it is agreeable to 23 ' setbacks. Chairman Genrich asked the staff to check into the following: 1 . The staff is asked to look into the idea of the parking spaces within the cul-de-sacs. Do they present legal or visual problems? How far do you have to pull parking areas off the edges of the cul-de- sacs so that someone coming around the corner has adequate visibility? The Commission would also like comment from the Police Department as to how the parking can be ,patr-olhed. !., 1 2. The Commission must have engineering concept approval before the Public Hearing. Mr. Delaney stated that Mr. Boysen could have conceptual input by January 3, 1979. # # # # # # 3 . The Village Forester presently has pneumonia; however, his review of the vegetation plan will be available for the Public Hearing. 4. The developer will developan additional f � p parking scheme . The staff should conduct an evaluation before the Public Hearing. 5. The Commission wants the emergency access for the Fire and Police Departments to be shown on the plan which is presented at the Public Hearing. 6. The list of property owners should be placed in the files. Buffalo Grove Plan Commission Regular Meeting December 20 , 1978 - 8 - Commissioner Goldspiel is still concerned about the status of the soil. He wants an investigation of the soil for the fire station. * * * * * 7. The Commission wants to recognize Mr. Goldspiel 's concern regarding the status of the soil for the fire house, and, as the engineer evaluates the plan, he should consider Mr. Goldspiel 's request. The staff should respond on the soil problems, and how they would be handled in building the fire station on the site identified. LI 8. The Plan Commission wants to reserve its opinion as to what their recommendation is on Buffalo Grove Road until after January 10, 1979 . Mr. Delaney stated that the Public Hearing will be held on January 24, 1979. The staff anticipates that everything will be in hand at least by January 17, 1979, including the revised plan. Mr. Kiddle stated that the Park District is looking for something unique . He hopes that the Park District can get the help of the Plan Commission and the staff to find out if this is a viable in- strument going into the 1980 's . Mr. Kiddie suggested that the developer take Hidden Lake and do something unique with it. He feels that if some consideration is given to developing something unique, it could be a top notch private factor. 9 . Mrs . Sheldon and her committee will consider the point that Mr. Kiddie made about evaluating whether or not the Plan Commission should take a position relative to recommending that the open space and lake might better be maintained in the long run by a homeowner's association or by public ownership and maintenance. # # # # Mr. Kiddie said that the developer would have to develop the land. The Park District will not take a swamp. PROSPECTIVE COMMISSIONER: Chairman Genrich brought up the possible appointment of Mr. Craig Gilbert, who is employed by Centex, as a Plan Commissioner. Mr. Genrich has checked with the Village and found that Centex has nothing which could come before the Plan Commission. Mr. Balling said that Centex does not have any plans for building in Buffalo Grove in the future. Mr. Raysa said that there is no basis for conflict of interest. Mr. Chris Palmer restated his background for the Commission. Commissioner Davis suggested holding off recommendation of anyone new as a Plan Commissioner until after the Ethics Statement is finalized. Buffalo Grove Plan Commission Regular Meeting December 20, 1978 - 9 - i Commissioner Shields made a motion that the Plan Commission recommend the appointment of Mr. Craig Gilbert, 280 Red Bud Place, as a Plan Commissioner, to the President and Board of Trustees, through April 30, 1980 . Commissioner Kelly seconded the motion, which was unanimously approved by voice vote. Commissioner Sheldon had to leave before the vote was taken. Commissioner Goldspiel suggested that Mr. Gilbert be given a copy of the Ethics Ordinance before his appointment by the Board. Mr. Delaney will supply same. Mr. Bogart thinks that a detailed resume should be supplied by Mr. Gilbert, because of the possible conflict. LONG RANGE FINANCIAL PLAN: Mr. Truesdell distributed and commented on his report of the Long Range Financial Plan. This report deals with population and land use projections through 1990. He said that commercial and park lands will increase at a rate of 4 acres and 5.5 acres per thousand population respectively, and the 1990 population projection is 33,000. He also said that the original 1990 population projection in the Comprehensive Plan of 55,000 is no longer realistic . Therefore, these revisions are being made in order to accurately project future finances in the Village . VILLAGE CENTER : The Village Center Committee will probably be making a recommendation to the Board by mid-January. There is some concern that the Village might have to go to developing the Village Center on a pragmatic basis. 1 . The Village is, in all probability, going to hire Brim/Braun as consultants to provide aesthetic compatibility of the Center. 2 . Frank Callaghan and Burt Harris are both being considered as possible consultants to acquire as much land as possible, leaning toward the fact that the Village might condemn land if necessary. They will primarily try to acquire land and prepare the plan, and subdivide the land. Mr. Goldspiel commented that money has been paid for Village Center con- sultants, and this looks like they are no further along than they were before . ADJOURNMENT: Commissioner Shields made a motion to adjourn, seconded by Commissioner Button. Upon voice vote, the motion was unanimously approved, and the meeting was adjourned at 10 :25 PM. Respectfully submitted, Janet Sirabian, Recording Secretary APPROVED: .�� Buffalo Grove Plan Commission �ia '1. lieT1T' c , airman Regular Meeting December 20, 1978