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1978-10-04 - Plan Commission - Minutes REGULAR SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION AUGUST 9, 1978 Chairman Genrich called the meeting to order at 7:45 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Harris Mr. Shields Mrs . Sheldon Mrs. Force Mr. Button Commissioners Absent: Mr. Goldspiel Also Present: Mr. David Addis, Attorney, Candlewood Creek Mr. L. P. Shassian, The Commons Mr. William Kiddie, Park Board Mr. Greg Boysen, Village Engineer Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell , Staff Planner Mr. Larry Chaness , Prospective Commissioner APPROVAL OF MINUTES Commissioner Button made a motion to approve the minutes of the Public Hearing - Youth Center, of June 21 , 1978, subject to corrections. Commissioner Force seconded the motion, and upon voice vote, the motion carried. Commissioner Sheilds abstained. Commissioner Button made a motion to approve the minutes of the Regular Meeting of June 21 , 1978, subject to corrections. Commissioner Sheldon seconded, and the motion carried by voice vote. Commissioners Shields and Harris abstained. Commissioner Force moved to approve the minutes of the July 12, 1978 Public Hearing - Official Map, subject to corrections. Commissioner Shields seconded. Mr. Harris stated that Mr. Capitel should be listed under "Commissioners Absent". Upon voice vote, the motion carried, with Commissioners Button and Sheldon abstaining. Commissioner Force moved to approve the minutes of the July 12, 1978 Public Hearing - Executive Office Plaza, subject to corrections. Commissioner Shields seconded. It was stated that Mr. Capitel should be listed under "Commissioners Absent". Upon voice vote, the motion carried, with Commissioners Button, Sheldon, and Harris abstaining. Commissioner Force made a motion to approve the minutes of the July 12, 1978 Special Meeting, subject to corrections. Commissioner Shields seconded. The corrections are as follows: It was stated that Commissioner Capitel should be listed under "Commissioners Absent". Also, on page 3, under ANDEN CORPORATION, the words "illegally shaped" in the last paragraph should be deleted. Upon voice vote, the motion carried, with Commissioners Sheldon, Button, and Harris abstaining. Regular Special Meeting Buffalo Grove Plan Commission August 9, 1978 - 2 - COMMUNICATIONS np Chairman Genrich stated that he had just received a letter from Mr. Kiddie, wKeh-was- ,rt-ten--to-Eommon4,cea Lth_Fed son Company by-Mr. -ros 1 arrd, dated ? August 9, 1978. The Park District would like the Village to review park site design standards. COMMONS/FRIEDMAN DEVELOPMENT Mr. Delaney stated two additions which should be added to the plat, which are as follows: 1 . Placing a minimum of two concrete monuments at the corners; and, 2. The signatures of the engineer and the owner in the left-hand corner of the plat. Mr. Boysen said the developer had been asked to include the entire detention basin on the plat, and this was not done. Mr. Shields asked if Lot 9000 will be one lot, or will it be re-subdivided when the second phase comes in. Mr. Shassian stated it would be re-subdivided. Mr. Harris asked if there is final engineering approval , and was told there was not. Mr. Delaney said that final plat approval can be given subject to final engineering approval . It was asked if the whole site is engineered, and, if so, why just part of it is platted. The answer was that the entire site has been engineered. Mr. Boysen said he would prefer to have the Village Attorney's approval before recommending to the Village Board. Chairman Genrich asked if the staff is satisfied, and if they felt the Commission should make a conditional recommendation. It was decided that the recommendation should be made subject to the review of the Village Attorney. Mrs. Force asked if it would take more than one week for approval without condi- tions . Mr. Boysen stated that it would take at least 2-3 weeks. Commissioner Button made a motion that the Plan Commission recommend approval of Phase I of the Commons, Plan Commission Exhibit #216-10, subject to the fol- lowing conditions : 1 . Two concrete monuments to be located as follows: a. Southeastern point of plat at right of way of Buffalo Grove Road. b. Southwest corner of subdivision. 2. Required signatures of drainage statement, that is to say owner and engineer, be complete. 3. This assumes the favorable opinion of the Village Attorney following his review regarding proper guarantee that the plans submitted assure the completion of the detention areas on and adjacent to lot 9000. Regular Special Meeting Buffalo Grove Plan Commission August 9, 1978 - 3 - After a brief discussion, commissioners voted as follows : Harris, Shields, Sheldon, Button - Yes Force - No Goldspiel - Absent The vote was 4 to 1 in favor. CANDLEWOOD CREEK EAST Mr. Delaney explained that action requested by the Plan Commission tonight is strictly an administrative step. The only change requested is that of the word "Tentative" to "Preliminary". The tentative plan was passed on Monday night. Mr. Harris asked if it is possible to have Pope be a continuation of Carman Avenue. Mr. Addis said that would work, and he would have the surveyor change it . Commissioner Button moved that the Plan Commission recommend approval of the Preliminary Plat of Subdivision of Candlewood Creek East as per Plan Commission Exhibit 178-6, subject to the change of the name of Pope Boulevard to Carman Avenue. Commissioner Sheldon seconded, and the motion was unanimously approved. Mr. Kiddie then stated that the Park District is attempting to use Commonwealth Edison 's right-of-way. He stated that the land is basically flat, and the Park District has seen other communities use these rights-of-way as bike paths, etc. He said that details must be worked out, because it is a new area for the Park District to work with Commonwealth Edison, but they hope to be able to set up a good, amicable relationship. Mr. Crosland requested, in his letter to Mr. Frank Cortese, that a preliminary evaluation be made concerning a possible lease to the Park District of the 834' right-of-way strip adjoining the proposed "Candlewood Creek" subdivision. Mr. Crosland explained that the intended future use would be to maintain the site, which is approximately 250' wide, as an open turf grass playfield area, suitable for informal use, but not organized game activity. Access to the site would be provided by publically dedicated detention areas at the North and South perimeters of the subdivision. At this point, there was a short break, after which Mr. Harris stepped down from his role as Plan Commissioner. EXECUTIVE OFFICE PLAZA Mr. Harris briefly reviewed his plan, after which there was some discussion. afwit `t9cu. ttazs, Gu.-LtIce ralka:nvu_ -.-+ i.t 4Q-et_ c m- sa-cse_tcUse- Mr. Delaney suggested that the Plan Commission not take action on the Pllat�of QQir.vrcit rL, Resubdivision until the Board has approved the plan, or until the staff has q �6 'T4 reviewed it. 610 Commissioner Shields made a motion to recommend approval of the PUD change for the Executive Office Plaza according to the revised plan, Exhibit B, #7-11-4. Commissioner Sheldon seconded, and the motion carried unanimously. Chairman Genrich asked that the following comment be included in the minutes and in the Plan Commission report to the Board: Regular Special Meeting Buffalo Grove Plan Commission August 9, 1978 - 4 - He asked Mr. Harris about the Village Engineer's recommendation that there be an onground drainage or overflow swale to Lake-Cook Road. He stated that he had not entirely understood what was said about this. Mr. Harris said that he would handle this in compliance with the Village Engineer's recommendation. Chairman Genrich wanted to make it very clear to Mr. Harris and the Board that, when we held our Public Hearing, the primary area of concern about this project by surrounding landowners was that there might be storm water run-off from this property, and that they were consistently told that this drainage would be toward Lake-Cook Road. Mr. Harris stated that he was aware of this, and would definitely comply with it. OFFICIAL MAP Mr. Harris returned as Plan Commissioner. Chairman Genrich stated that the main desire is to indicate tentative open space, which gives the Village a legal tool with developers. The Village would like to have 3 general areas of open space shown on the official plan document. Mr. Delaney stated that the Official Map now shows no open space. See attached memos for information purposes. Commissioner Button moved that the Plan Commission recommend to the Village Board that the following amendment be made to the revised Official Map: That the rectangular center section of the Village Center be designated as parks and open space. Commissioner Force seconded the motion, which was unanimously approved. Commissioner Goldspiel was absent. COMMITTEE & LIAISON REPORTS Commissioner Sheldon is serving on a committee to write an ordinance regarding recreational and commercial vehicle parking, and would like some input from the Plan Commission regarding their feelings . She said that 10% of the people in the Village own recreational or commercial vehicles, but only 30% have enough room to park between lots. There was some discussion, and it was decided that Commissioner Button will draft a memo on the subject. VILLAGE CENTER-GREATER NEIGHBORHOOD STUDY a'nd_-tkz ptaA t.e?+ tom: uua fi e 83 amd (3 a-LA,. ,c+d C h a i r ma n Gen r i ch sa i d het f Cfihere.wi-t°In-p rob-ably.be—scar e-b-'rid-,e ,hotrs l 4Ln.. -11" 44 tiiits/.a4-,e.347a1/thoiagfmiitywa-3 lyi thought kthati t 4e-nelmj,g6t,-be-,Rt. 8,CvtderteL aka,, 4 The R & D will , most likely, now be focused in the Village Center. The Plan "° itj Commission supports the concept of changing the land use around the Village Center on the Comprehensive Plan, and Mr. Genrich and the staff will bepro- ceeding on this. F3 WILLIAMSBURG ON THE LAKE-SWANSON/SCHOLZ PROPERTY Commissioner Harris stated his feelings on the g proposed referendum on this property. He feels that funds should be for the Town Center before anything else. He said his main concern is an "all or nothing" attitude rather than discussing alternatives with the developer. He asked if the Plan Commission should make a recommendation regarding the purchase of this open space. Regular Special Meeting Buffalo Grove Plan Commission August 9, 1978 5 It was stated that the Plan Commission's consideration of the Williamsburg on the Lake - Swanson/Scholz property will be to consider the alternative land uses for this property, as well as the specific request of the developer. Commissioner Button made a motion to adjourn, seconded by Commissioner Force. The meeting was adjourned at 10:15 PM. Respectfully submitted, Janet Sirabian Recording Secretary APPROVED: Carl Gen rich, Chairman Regular Special Meeting Buffalo Grove Plan Commission August 9, 1978 TO: Plan Commission Members FROM: Bart Delaney DATE: July 29, 1978 SUBJECT: Official Map Ladies & Gentlemen: Since mid-March, the Commission has been reviewing the Village Official Map. The bottom-line alteration to the map is the inclusion of open space in the Town Center. The street design as outlined in the Town Center study has been added, and the recent opinion of the Town Center sub-committee is to provide for open space within the CBD. For your information, we have included in your packet, page 65 of the study, which indicated potential storm water detention areas. Also, there are two alternatives to be enclosed illustrating methods of showing open space on the Official Map. The staff would recommend a positive motion on the linear park alterna- tive, as it will provide us with a legal basis for insisting on open space within the 80A tract. If there are questions regarding this, please contact me at my new number , 459-2530. • Bart Delaney ea' BJD:jms W'/ a . . ,.,4..- {a. r.a. .s a-orart-rTJa 4.►s^x} _./ ircrmw A,«r oli.uotr-!� a .' r�1.7"�a- ?4"trwt..M'?Y a W.�t..5r,_ . . Y m. .�r.L.' . tblvtsr - S. :....., ;..." wctv" . 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J:/.< -• •3:;.i' : :•% )• ,L t L4 <•-•}:•:'•:::-<t r:.. :T f•:_: . - ?•:-:-: `. • t'C'.-.r;%/ L ♦'40-_`4 �,Ie.►a'y„id.tr+�"� .r•:•.:••f ;,.,..•-t':•:•; ;•:•'• .o p {j.�'1 r --� ••f•..:.;.:?.. i• -0.r (,i.. -• .r ryYJ 6,._ /. -.r. .-.!Ci ▪ :{'. •{'- r•' - ,' - :' .•.•1. {•:•-'•i • C .mot {.t i. '-'• ":•,4„.:t •1 ri....,- - T.:.:-.'::::::.::::::: • t •.i-. 4. • ! j .a;- {'..t..• :5:1::::ati•:::i?♦ • ' f.' 1t,•<< •1. Ci'tL-1 t:�-J;•: • rt .. -::.:.::. }�;.�•�.ti•. .:�!:'- ? 1•: :- :r:• `� '` ;Sf•.;{}::•::::•'r::•- •:: -.. 1 t'f; (E:?_et�: .:.; • \.fitFriS. � C: • 5 :t.t.• t ': d'._: ; {'.. . ..... R • TO: Plan Commission Members - FROM: Carl Genrich DATE: July 21 , 1978 SUBJECT: Official Map As you remember, we approved the Official Map at our meeting of May 24, 1978. The Village Attorney later informed us that we needed to hold a Public Hearing, which we held. There are two refinemen:s in the map that I want to :all to your attention. The first is a suggested cu-ve in Weidner Road (see my attached memo) . The second change that I would like to have added concerns identifying some open space areas for the Village Center. I think I have covered this ground with you before, but essentially the reason that Bill Balling and I would like to show open space areas and the internal street network, is that this will give us a legal tool for requiring developer conformance to the internal street network, as well as require land dedica- tion for open space. This is especially important if the Village Center is to develop in a pragmatic way. - Attached to this memo a:-e two exhibits, one showing :le open space areas that adhere to the Callahan plan which we discussed; and the second identifying drainage basins as suggested in the Village Center study. In some wa,r, I would like to show about six acres open space in the Village Center area. The designation of three small areas, for example, is a conceptual thing, and would not be intended to pinpoint precisely the size, shape, or location of the open space areas. got-bait h i cLAMO • Carl Genr,ch, Chairman CG:jms CC: William Balling I. TO: President and Board of Trustees FROM: Carl Genrich DATE: flay 25, 1978 SUBJECT: Official Map 1 was not aware, until out meeting Wednesday night, that the staff proposed, an the new Official Map, to extend Weidner south to Dundee Road. Upon reflecting about this, I am of the opinion that we should not do it. It seems to me that the primary beneficiaries of doing this would be the people who live south of the Village, who would have a new shortcut as they come north on Arlington Heights Read and might want to head east. I am sure that the Village of Long Grove would not give anyone an opportunity like this. I would suggest instead, that we try to extend another street south, somewhere west of the Lieberman development. If this connection does not go south beyond Dundee Road, we would not be creating a new problem intersection which might la .er require a stop light. For example, I like the fact that the north entrance/exi-: for the Ranch Mart, and the one for the True Value Hardware on Buffalo Grove Road are staggered. If you have noticed, this intersection works very well . Therefore, I would personally like to suggest that you consider eliminating the Weidner Road extension to Dundee Road from the Official Map. Coda.452,10A.. Carl Genrich, Chairman CG:jms CC: Plan Commission • REGULAR MEETING BUFFALO GROVE PLAN COMMISSION AUGUST 16, 1978 Chairman Genrich called the meeting to order at 7:40 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Harris Mr. Goldspiel Mrs. Force Mrs. Sheldon Mr. Button Commissioners Absent: Mr. Shields Also Present: Mr. John Patton, Real Estate Manager, Shell Oil Mr. John Donatiello, Field Engineer, Shell Oil Mr. B. F. O'Neill , Representing Mr. Santoro, Shell Oil Property Mr. Lawrence Freedman, Attorney, Williamsburg on the Lake Mr. Lawrence Kettler, First Charter Service Corporation Mr. Duane Linden, Architect Mr. Kevin Meehan Mr. Tom Fennell , Director, Community Development & Planning Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell , Staff Planner Mr. Gerald Davis, Prospective Commissioner APPROVAL OF MINUTES Commissioner Button made a motion to approve the minutes of the August 9, 1978 Regular Special Meeting, subject to corrections. Commissioner Sheldon seconded the motion. Mr. Truesdell noted that on page 3, under Executive Office Plaza, the following comment should be added: "The traffic study showed that the trees in the median strip would, most likely, have to be eliminated." Chairman Genrich stated that on page 2, under Communications, the phrase "which was written to Commonwealth Edison Company by Mr. Crosland" should be deleted. Chairman Genrich noted that on page 4, under Village Center-Greater Neighborhood Study, the sentence should read: "Chairman Genrich said he and the staff feel that the area Northwest of Route 83 and Buffalo Grove Road extended North should be desig- nated residential , with higher densities closer to Route 83." Upon voice vote, the motion carried, with Commissioners Harris and Goldspiel abstaining. COMMUNICATIONS Chairman Genrich noted that the August 9, 1978 Plan Commission minutes concerning Park Site Standards were reviewed, and that he turned the matter over to Mr. Balling for handling. Buffalo Grove Plan Commission Regular Meeting August 16, 1978 - 2 - SHELL OIL DEVELOPMENT-SANTORO PROPERTY Mr. John Patton, Real Estate Manager for Shell Oil Company at 1415 W. 22nd Street, Oak Brook, 11 . 60521 , and Mr. John Donatiello, Field Engineer for Shell Oil Company, 1415 W. 22nd Street, Oak Brook, 11 . 60521 presented themselves to the Commission. Mr. Patton stated that Shell Oil has a long-term lease for this property, subject to use terms. He said they are here tonight for approval to construct a service station on the premises. Their proposal is for a gasoline service station, with no labor or mechanical services being offered. There will be no food store, quik marts, etc. They L, will sell strictly gasoline, oil , windshield wipers, etc. Mr. Patton then showed plans of what is involved. There will be full-serve and self- serve pumps. The corner of the property will have a small building containing rest rooms, manager's office, and storage. At the rear of that building, there will be self-enclosed rubbish containers. He said they have eliminated the ground-mounted signs, and are using driveways which are already there. There will be landscaping wherever possible. They have moved the entire island back 13' , and moved the under- ground gas tanks to provide more landscaping. There will be a corner sign, which they have reduced from their normal 35' to 20' , and they are putting in a decorative cedar and brick fence along the periphery of the property, except for the driveways. The underground tanks meet all state requirements. Mr. Delaney noted 5 points that went along with the referral to the Plan Commission: 1 . That they conform to the recommendations from the Village Center Committee. 2. That the property remain B-2, and be rezoned to B-5 in conjunction with the surrounding property. 3. That the remainder of the property, under the original annexation, be zoned B-5. 4. That the decorative fence be extended completely around the site. 5. That pedestrian controls for the traffic signals be installed. Mr. Patton said that Shell will pay for the cost of the pedestrial signals, providing the state permits them. Mr. Delaney said the Board also flagged a concern over the signage for the service station. He further stated the Commission may with to review this aspect and make comments or recommendations to the Appearance Control Commission. Mrs. Force asked what the hours of the gas station will be. Mr. Patton said that is determined by the individual dealer. They will probably start on a 24-hour basis for 6 to 8 months, and determine the actual need for hours at that time. Mrs. Force asked how the site plan conforms with other area communities, and Mr. Patton replied that it is about average. Commissioner Goldspiel asked if there were any regulations on the covered pump areas, and Mr. Fennell said there are none that he is aware of. Commissioner Goldspiel asked if there is an existing approved plan, and the answer was "no". Commissioner Goldspiel stated that he does not like the fact that there is no service available. Mr. Patton stated that, until last year, only 3 states, including Illinois did not allow self-service stations . He said that Shell feels that the Village has Buffalo Grove Plan Commission Regular Meeting August 16, 1978 _ 3 _ sufficient auto repair service at this point; possibly in 5 to 10 years, allowing for the growth of the area, they might reconsider. Commissioner Goldspiel asked where the emissions will be leaving. Mr. Donatiello said they will probably be hidden by the buildings. There will be 3 pipes, one for each tank, about 2" in diameter, behind the buildings. Commissioner Goldspiel asked the size of the office in the modular building at the Northwest corner of the property. The answer was that the modules are 6' x 6' . Mr. Goldspiel asked how many people would be in this office. Mr. Patton said there would be a maximum of 4. Mr. Goldspiel asked how 4 people would fit into a 6' x 6' area. Mr. Patton said there will be chairs and a desk, so there will be enough room. He said all of the rooms are heated and air conditioned. Mr. Goldspiel asked the status of the surrounding property. The answer was that the rest of the property is zoned B-2 at the moment. Mr. Goldspiel asked how far this is from the residential area, and was told that the station will be buffered by commercial areas. Mr. Goldspiel said that he would like to see the building and pipes pulled back to at least 12' . The driveway will be 35' wide and 49' deep, with a right triangular easement. Commissioner Sheldon asked the width of the sidewalk. Mr. Patton said they are 5' x 5' sections. E Mrs. Sheldon asked about the lighting. Mr. Patton said there will be one light on either side of each driveway, plus at least 8 lights , 18' above the fence, along the periphery. The canopy will also be lighted. Commissioner Harris said that so many different materials are aesthetically poor. The brick stations should have brick fences so that it all goes together. Mr. Harris also said that the sign ordinance states that there only be one sign. Mr. Fennell stated that means only one free-standing sign. Mr. Harris asked if the driveways are already there, and Mr. Patton said they are. Mr. Harris stated that they are 35' , and the ordinance states that the maximum width is 25' . Mr. Davis asked how much control Shell Oil has over the dealer in maintaining the property. Mr. Patton said the property must be kept up, and all requirements met. Mr. Davis also asked if the landscaping is natural , and Mr. Patton said that it will be. Mr. Goldspiel asked if the annexation agreements state this is Special Use. It was pointed out that gasoline filling stations are permitted under B-2 zoning on page 86 of the ordinance. Mrs. Force asked when they would begin building, and when they would be ready to go into operation. Mr. Patton said they would like to begin construction this month, and be in operation by late fall . He said they must go back to the Village Board, and then apply for permits, and will begin as soon as possible. Buffalo Grove Plan Commission Regular Meeting August 16, 1978 - 4 - Mr. Harris asked where the storm water detention is. Mr. Patton said they have retention on the North and West periphery of the property. Mr. Harris said that there must be detention on the property. Mr. Patton said the permits will be subject to a full engineering review. Mr. Fennell said that this is a planned concept review, not PUD or rezoning. A sewer will become available sometime in the future, and there will be a holding tank in use until that time. Mr. Harris made a motion that the Plan Commission recommend approval of the general layout for the Shell Oil Company property at the Northwest corner of Lake-Cook Road and Route 83, plan dated June 8, 1978, subject to the following: 1 . That storm water detention be provided. 2. That the driveways conform to the Village ordinance of 25' maximum width. 3. That the concrete aprons surrounding the pumps be hexagonal in shape. 4. That the Appearance Control Commission examine this project with regard to the many different types of materials being proposed for use in this construction. 5. That the owner agree to permitting the Village to rezone this property to B-5 Special Use for a service station. 6. That the owner will not oppose rezoning the surrounding property controlled by him to B-5. Mr. Button seconded the motion. Mr. B. F. O'Neill , representing the owner of this property, stated that this corner is zoned B-2, but they will allow B-5 for the rest of the property, or have the III entire parcel zoned B-5 with Special Use. Commissioner Goldspiel , speaking in opposition to the motion, thinks the building in the Northwest corner is too close to the Lbuu'Ld&ilirg line, and he also feels that the office space of 6' x 6' is much too small . pgopeerr Srna Commissioners voted as follows : Harris, Sheldon, Button - Yes Goldspiel , Force - No The motion carried 3-2 in favor. WILLIAMSBURG ON THE LAKE-SWANSON/SCHOLZ PROPERTY Mr. Lawrence Freedman, Attorney, 77 West Washington Street, Chicago, Illinois 60602; Mr. Lawrence Kettler, 33 North Dearborn, Suite 832, Chicago, Illinois 60602; Mr. Duane Linden, Architect, 2325 E. 177th Street, Lansing, Illinois 60438; and Mr. Kevin Meehan, presented themselves to the Commission Mr. Truesdell stated that the area in question is:on approximately39.,8 acres at the q Southeast corner of Arlington Heights and Checker Roads., There is single family housing to the North; a posposed Metropolitan Sanitary District reservoir to the West, consisting of approximately 140 acres; and a golf course to the East, con- sisting of approximately 127.7 acres. The zoning around this property is R-4 to the North, and R-9 Special Use to the South. Buffalo Grove Plan Commission Regular Meeting August 16, 1978 - 5 - On the Comprehensive Plan, the site is shown as multi-family, with open space and a bike path. The 64000 portiorts.of the parcel is multiple family, and the 'MthA''gh portion,is single family. 6OuTH ' -13pp��7,,,9,�, NoPT% c a_rib O""" The Comprehensive Water Plan identifies a 16" water main along Checker Road, and a 20" main along Arlington Heights Road. The Village Engineer states there will be no effect on the,l.16" and 20" water mains, no matter how the land is developed. eE4urfeEmENT Foe. Sc H "ME 9- 13-7$ 8"`4' There is substantial flood plain on the site, and some sloping land, but it is not severe. Chairman Genrich explained that, essentially, the purpose of the 20" water main is providing a circuit main when we get additional water from Lake Michigan. Mr. Delaney then showed the approved plan for the Williamsburg property dated March 19, 1973. There are 319 units in the project, with one building used as a model building, and always remaining a model building. There is one garage for each unit, and one parking stall for each unit. There is one recreation building just off of Arlington Heights, with a pool connected to it. There are two tennis courts, a bike path, and a lake. There are tot lot areas provided, and a children 's play lot. The school and park contribution from this property is $60,250. The area is 61% private open space, with the remainder being buildings and pavement. There are 8.5 units per acre. Mr. Freedman stated that, because of the large citizen response with respect to open space, there is a referendum pending on keeping this property as open space. Therefore, they felt that , by changing the development to single family, they would provide the best alternative plan which would allow them to develop, and still allow utilization of the property for open space purposes. They are discussing leaving the area to the North open. The proposed plan is mixed R-4 and R-5 use. The reason they are here tonight is to have the Plan Commission consider this plan. Mr. Freedman said they are not rejecting the option of leaving the entire area open if the referendum proves successful . However, they feel the proposed plan is a better plan and more compatible with the desire for open space. Mr. Duane Linden displayed a drawing, and passed out data sheets for the site (attached) showing what areas will be R-4, R-5, open space, etc. He stated there will be 92 single family lots. Mr. Freedman stated they have not gone further as far as drawing plans, etc. be- cause they wanted to get ideas from the staff and the Plan Commission as to what was desired before going on. Chairman Genrich noted a memo from Mr. Balling, which reads as follows : "Please be advised that on August 7, 1978, the Village President and Board of Trustees did refer to the Plan Commission for review, a rezoning application to th.e R-4 and R-5 (PUD) zoning district for the Williamsburg on the Lake property located at the Southeast corner of Check Road and Arlington Heights Road. Also included in the referral was a request by the Village Board for the Plan Commission to review and file their recommendation to the Board with regard to acquiring the entire site as open space. That recommendation should be separate and in all probability in advance of your rezoning review. Because this is a down zoning from R-9 to R-4 and 5, the Zoning Board of Appeals will also be responsible to conduct the necessary reviews and hearings." Buffalo Grove Plan Commission Regular Meeting August 16, 1978 - 6 - Chairman Genrich stated that he would like to ask the Plan Commission to focus on what they would like to see on the property, i .e. : 1 . The previous approved plan of apartments and townhouses, 2. The park and open space, 3. The single family plan described at this meeting. Commissioner Sheldon stated that in discussions on this land, she has publicly been in favor of some type of multiple family housing, because she feels we must consider the economic impact on the surrounding property. Mr. Truesdell said there are some very general figures from Bill Davis, stating that it would cost about $4,000 per year (which is a very rough figure) for main- tenance of this land if it is left open space. Mrs. Sheldon asked about the economic impact of townhouses as opposed to single family housing. Mr. Truesdell said they are in the process of putting together figures, which will be able to be used with anything, and hope to have it done in the next couple of weeks. He stated that, regarding the school district, rough estimates show that multiple family would work out better. If this land remains undeveloped, it would be of little or no value toward the Town Center in tax basis. Commissioner Harris asked why the property was not left as multiple family. Mr. Kettler said they were asked to cooperate with. the Village in regard to the desire for open space. It was felt that, if they rezoned to single family, it might satisfy the people concerned with saving open space. He said that the residential land comes close to the multiple in terms of value to the developer. He also said the 11 lots along Checker Road were added to pay for the $200,000 water main required. It was asked if they could present a plan where there was multiple housing which would still allow for open space. Mr. Freedman said that, economically, the land must be all multiple, or none at all . Mr. Harris would like to see the multiple plan developed. Commissioner Goldspiel feels it should be multiple. He said the golf course is a large open area, and the reservoir will be a large open area, and he does not feel there is a need for all that open area. He said the land is on a major trans- portation artery, and, therefore, conducive to multiple rather than single family. He said the tax impact is much better on multiple housing. He feels there is a need to have a balanced community, so as not to end up with one age or economic group. He also feels this is the best place in the Village for density. Subject to leaving some public open space along the creek site, and subject to meeting flood control requirements, he thinks this is the best place for the de- velopment that was originally proposed. He thinks it is a waste to spend public money on open area when there is so much open space around it. Commissioner Force stated that there has been a great deal of time spent on this by the staff and the Blue Ribbon Committee. There are volumes of material which should be made available to the Plan Commission and the public. She would like to make a recommendation for the plan Commission to decide upon a date for a Buffalo Grove Plan Commission Regular Meeting August 16, 1978 - 7 - public hearing on the land use. She stated that a 60 page document on waiver for the grant was mailed on August 16, 1978. As of September 1 , there will be figures answering any questions which theplan Commission would have. Mrs. Force feels very strongly that this entire site should remain open space: 1 . The golf course is open space - in part, active open space. There are very small park sites next to schools, and neighborhood parks. She feels this is an opportunity for Buffalo Grove to have a mini-forest preserve within our boundaries , with picnic areas, bike trails, etc. Li 2. Cost - the price of this land is not known as yet. The cost impact will be a part of the documents going for the grants. There is a great deal of material that is being gathered, and Mrs. Force feels that a public hearing date should be set on this issue, and the Plan Commission should be given enough time to review all of this information. Commissioner Button likes the open space, but is also aware of the tax impact. He feels that purchasing additional open space is unnecessary right now, and he doesn 't think the people will accept it. He feels the Commission should endorse the original plan. Mr. Dan Hennessy, 210 Rosewood, Buffalo Grove, asked how much open space would be in this plan , and if there is detention on the site. Mr. Delaney said there would be 61% private open space. Mr. Phil Rothrock, 1295 Farnsworth, Buffalo Grove, made a comment in regard to condominium living. He feels that a condominium development can be made to aesthe- tically fit in with its surroundings. He said that his neighbors complain about their high taxes, and he feels, as a taxpayer, that the plan approved in 1973 would be helpful to us as a Village to increase the tax base for the schools and other Village services. He doesn't think the Village can survive on just single family homes. Mr. Al Rubenstein, 440 Arbor Gate Lane, Buffalo Grove, stated that he moved here because there is a lot of open area. He is completely aware of the economic impact. He said he fails to see the rationale of Mr. Goldspiel , and wonders why we would want to put something in the middle of this green belt area. He feels we have a special setting, which is unique, and does not think it should be taken away. Mr. Gerald Davie said that the golf course is open space only to those who play golf. He asked what it would cost to fill in the 15 acres to be designated. Mrs. Force said a committee is reviewing and negotiating a price. Mr. Davis asked why the single family was presented at all . Mr. Freedman said that they were asked to by the Village, and also said that they would like very much to develop the original plan. The multi-family plan will have a good impact on the school district, and the single family plan will not. It was asked what the suggested selling price of the units would be. Th.e multi- family would be approximately $70,000, the single family R-4 would be approximately $120,000-$130,000, and the single family R-5 would be approximately $110,000. Buffalo Grove Plan Commission Regular Meeting August 16, 1978 - 8 - I Commissioner Sheldon asked if they would consider coming in with a 4th plan which would give a percentage of open space, and also multi-family. Mr. Kettler said they would have to study that possibility. Mr. Freedman said they would have no objection to considering that type of a plan, although he does not know whether or not it would work, but their problem is time. After considering 3 alternative uses for this property, namely: 1 . The previously approved plan of apartments and townhouses, 2. The park and open space, 3. The single family plan described at this meeting, �•/ this is the Commission 's recommendation for this property. Commissioner Sheldon made a motion to approve the original plan, as it is the best use, and in the best interest of the present residents for the future of the Village. Commissioner Button seconded the motion. Commissioner Button added a modification to the motion, using the word "endorse" rather than "approve". Commissioner Goldspiel wanted a footnote added to the motion, stating that, whatever plan is developed should be re-worked. There should be some public open space, bike paths, etc. , so that residents will have access through the area. Mr. Harris said that he understood the MSD reservoir would have picnic area. Mr. Truesdell said he is not sure about that at this time. Mr. Harris said he feels a disservice is being done by having a referendum by a few people who live near the property. He thinks that, whether it passes or fails, it will have a negative impact on the Village because of the anti-tax feeling. He thinks that failure of this referendum could be taken as an anti-tax feeling, and could have a detremental effect on the Village Center and other referendums in the future. Chairman Genrich agrees that the Village Center must be the first priority for the Village. He is concerned about the impact on his own taxes. He also stated that the Park District does not have the money to improve the park sites they now have. Mrs. Force noted excerpts from Resolution #75-37 stating that since the Village of Buffalo Grove is contiguous to a large amount of vacant unincorporated property, and since the Village has legal responsibility to review all proposed developments within 12 miles of its corporate limits, and since development of these properties appears imminent within the next 20 years and a policy must be established which will govern the planning and zoning of land uses for these vacant parcels, the Village's policy for this unincorporated property shall be as follows : The Village adopted a Comprehensive Master Plan on November 19, 1973 which g p pprovides guidelines for establishing land uses both within the community and the unincorporated and contiguous areas bordering the community. The goal of these guidelines is to prevent adverse effects upon the level of governmental services within the Village. Some of those objectives are as follows: a) Prohibit urban development in flood plains and in areas where unsuitable soil conditions exist without effective safeguards. Buffalo Grove Plan Commission Regular Meeting August 16, 1978 L- - 9 - Mr. Rubenstein asked if the existing trees would be plowed under if this land is developed. Chairman Genrich said that matter would be handled by the Appearance Commission. Mr. Fennell and Mr. Freedman will meet to discuss the possibility of a 4th plan. Commissioners voted as follows: Harris, Goldspiel , Sheldon, Button - Yes Force - No The motion carried 4-1 in favor. Commissioner Sheldon wished to show in the records that she lives across the street from the property in question. EXECUTIVE OFFICE PLAZA Commissioner Harris stepped down from his role as Plan Commissioner. Commissioner Button moved that the Commission recommend approval of Resubdivision, Exhibit 7-11-10, dated 7-18-78, subject to the addition of the standard Commonwealth Edison easement statement. Commissioner Sheldon seconded the motion. After brief discussion, Commissioners voted as follows: Sheldon , Button - Yes Force - No* Goldspiel - Abstain -Because the water main issue is important. PROSPECTIVE COMMISSIONER Chairman Genrich asked the Commission to decide whether or not Mr. Larry Channess would be recommended to the Village Board as a Plan Commission member. The Commission decided not to recommend Mr. Channess. RECREATIONAL/COMMERCIAL VEHICLE PARKING Commissioner Button distributed a rough draft of a statement he had comprised on this matter. Commissioner Goldspiel moved that the meeting be adjourned, and Commissioner Button seconded. The meeting was adjourned at 10:25 PM. Respectfully submitted, Janet Sirabian Recording Secretary APPROVED: Carl Genrich, Chairman Buffalo Grove Plan Commission Regular Meeting August 16, 1978 DUANE E. LINDEN,ARCHITECT & ASSOCIATES, INC. MARTIN S`FRANCIS 2325 E.177TH STREET ARCHITECTS LAND PLANNER LANDSCAPE & INTERIOR DESIGN LANSING, ILLINOIS 60438 474-S700 -A I1.1 F„0.11 Ru Ta.[ } `-CS KP H 2 7b A 1NT ' tc 4L62-7 > � T .L .Am.AmA IQ. -0&k.1 Lam. AVE st-z -71-70(0-4 m(1,1 ,- 4 g 750 s Imo. [T 2 ;{31 6.0,. A lcxe Cors) SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION SEPTEMBER 13, 1978 Chairman Genrich called the meeting to order at 7:45 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Harris Mr. Goldspiel Mrs. Force Mrs . Sheldon Mr. Button Commissioners Absent: Mr. Shields Also Present : Mr. Bill Lyman, Heritage Place Mr. Chris Carley, Suffield Place/Carley Mr. Larry Johanson, Engineer, Suffield Place/Carley Mr. Bob Cowhey, Engineer, Suffield Place/Carley Mr. Jerry DeGrazia, Northwood/Anden Mr. John Marienthal , Trustee Mr. Bart Delaney, Planning Coordinator Mr. Jerry Davis, Prospective Commissioner APPROVAL OF MINUTES Ili Commissioner Goldspiel moved to approve the minutes of the August 16, 1978 Regular Meeting, subject to corrections. Commissioner Button seconded the motion. Corrections are as follows : Page 4, Paragraph 7 should read: "Commissioner Goldspiel , speaking in opposition to the motion , thinks the building in the Northwest corner is too close to the property line," Page 5, Paragraph 1 should read: "On the Comprehensive Plan, the site is shown as multi-family, with open space and a bike path. The portion South of the parcel is multiple family, and the portion North is single family." Page 5, Paragraph 2, the second sentence should read: "The Village Engineer states there will be no effect on the requirement for both the 16" and 20" water mains ," Upon voice vote, the motion carried unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Goldspiel reported that, at the Village Board meeting 2 weeks ago, the Board referred the Scholz property back to the Plan Commission to consider a single family plan. Mr. Goldspiel told Mr. Kettler that the Plan Commission would try to work with him to develop the best possible plan. Buffalo Grove Plan Commission Special Meeting September 13, 1978 - 2 - At the same meeting, the Commons Development was tabled by the Village Board because of too many loose ends in what was presented to them. Mr. Goldspiel told the Board that he did not feel this should be referred back to the Plan Commission, but that the developer should just meet the requirements to the Board's satisfaction. At this past week's Board meeting, with reference to the Dominion property, Mr. Goldspiel reported that Mr. Marienthal wanted the Plan Commission to pay particular attention to the fact that the proposed entrance onto Dundee Road would be 2-way instead of 1-way, and also that the building has been relocated on the site. Also at this week's meeting, an ordinance was passed to form a Transportation Commission to prepare a public transportation plan for the Village. The current Transportation Committee members made it very clear that they wish such plans to be coordinated with the Plan Commission. HERITAGE PLACE (THE CROSSINGS) Mr. Bill Lyman stated to the Commission that he desired to make some changes from the approved final plan. They have found that 1-car garage units are not selling; and that there is a demand for ranch-type units. He claimed that his new proposed land plan is the same as the original plan, showing the same product, but using only 2-car garage units. ti„.1t They have built 4 buildings in Phase I . In B u i 1_d j g 5, they now have two 1-car > y , i;,,t garage units , and two 2-car garage units.* They would like to have four 2-car p,.,( garage units. With this modification, he said the buildings remain within the 23' set-back, but the side and back yards are closer together. Mr. Lyman said - that they wish to build the new units, eliminating the 1-car garage units. He Ica i4 '12 said that the new style contains a ranch home. They would like the option to build either product in the balance of the land available, so that they will be able to build whatever sells the best. Mr. Lyman said that the next building has enough units sold, subject to approval from the Village, to go ahead with construction. Commissioner Button expresses concern that the builder was asking the Commission for too much discretion in his building options. Mr. Button would prefer that Mr. Lyman narrow his request down to what he would prefer, rather than presenting 4 or 5 different, confusing issues. Mr. Button liked the new product, but had some concerns about its application to this particular parcel of land. Commissioner Harris asked how this land is deeded out, and Mr. Lyman answered that it is condominium. Mr. Harris said that the Village already has a townhouse development where the gar- ages are situated too close to the street, and the back yards are very small , and since it doesn 't look good, he does not want to see another development like that. srio Mr. Goldspiel asked if the stress are already in, and Mr. Lyman said that they were. Commissioner Harris does not want to see any green area sacrificed; and he also stated that it appeared that the original plan was not done correctly, and that we should not have any plans brought to us which cannot be built. Buffalo Grove Plan Commission Special Meeting September 13, 1978 - 3 - Mr. Harris feels the units should be built the way they are shown, and correct the problem by building two 1-car garages in Phase III . This would allow Mr. Lyman to do as he wishes in Phase II , and build all 2-car garage units. Mr. Harris again stated that they can stay within the building lines in Phase III by putting two 1-car garage units in this Phase. Mr. Lyman said that, in Phase III , they need the 23' set-backs reduced to 20' set-backs. He thinks it is approximately a 5' variation. Commissioner Harris suggested making the entire variance on the West side of the building, rather than half on each side. It was most apparent to the Commission that the proposal (Plan Commission File #102-40) was for a much larger based building than the approved structure (the one already constructed) . It consumed more of the front yard space and approxi- mately 18 additional feet of rear yard space. Mr. Genrich polieu the commission and there was agreement that the developer should find a way to solve his garage space problem by modifying his present structures, and requesting side yard variances. ( In essence, compromising with the Village on his approved plan, adding some 2-car garages, but maintaining a minimum number of 1-car garages.) Commissioner Goldspiel said that he cannot definitely say that he would accept the most recent proposal without first seeing it. Commissioner Force is concerned about giving even a 5' variance. She has reser- vations about the plan, and wants to see it. The concensus of the Commission was that Mr. Lyman should have plans showing exactly what he wishes to do before any decision can be made. Mr. Lyman will come back to the Commission with plans showing exactly what he wants. SUFFIELD PLACE/CARLEY Mr. Delaney said that the plat does check out. He said there is one omission, and that is signatures on the signature block page. Mr. Johanson showed him the plat that did have signatures on it. Mr. Delaney said that the developer has shown where the monuments are, but that they are not practical in these spots. After discussion, Commissioner Button made a motion to recommend approval of the Suffield Place/Carley final plat, subject to the following: 1 . Resolution of the dual plat status between Suffield Place and Green Knolls (a plat of vacation, or a re-platting?) . 2. Placing of a width dimension on the Lockwood Drive cul-de-sac adjacent to Lots 17 and 23. 3. Relocation of three concrete monuments from the center of the roads to the right-of-way lines. Addition of concrete monuments to: Western-most point of Lot 20; Northwest corner of Lot 21 ; Right-Of-Way intersection of Lockwood and Ronnie Drives; Northwest corner of Lot 1 . Buffalo Grove Plan Commission Special Meeting September 13, 1978 - 4 - 4. Confirmation of Post Office approval of names of streets. Commissioner Sheldon seconded the motion. Commissioners voted as follows : Harris, Goldspiel , Force, Sheldon, Button - Yes The motion carried 5 to 0 in favor. NORTHWOOD/AN DEN After brief discussion, Commissioner Harris moved approval of Northwood at Buffalo Grove, Unit I Final Plat, revised August 22, 1978, subject to the following changes: 1 . Eliminate legend notes referring to monuments. 2. Add a note that iron pipes will be placed at all lot corners . 3. Concrete monuments are to be placed at the following locations: a. Intersection of rights-of-way of Horatio Boulevard and Pauline Avenue. b. Right-of-way line at Northeast corner of Outlot A. c. Points of curvature along Horatio Boulevard. 4. Indicate widths of rights-of-way for all streets. 5. Completion of the signatures or seals of surveyor, owner, and mortgage holder. 6. Confirmation from Post Office approving street names. Commissioner Button seconded the motion. Commissioner Goldspiel asked if anyone was concerned about the "eyebrows" on Lilac Lane. Commissioner Harris said that he does not like them, but he doesn 't think there is any way around them. Mr. DeGrazia stated that they had tried every way possible to get rid of them, but could not come up with anything. Commissioners voted as follows: Harris, Goldspiel , Force, Sheldon, Button - Yes The motion carried 5 to 0 in favor. OLD OAK DRIVE Mr. Delaney informed the Commission that there were never any concrete monuments put in in this subdivision. After some discussion, Commissioner Button moved that the Plan Commission recommend approval of this Plat of Dedication for a Public Street dated July 26, 1978, subject to the addition of: Two concrete monuments to be located at: a. The intersection at the Northeast corner of the right-of-way of Golfview Terrace b. The Northeast corner of Parcel A. Buffalo Grove Plan Commission Special Meeting September 13, 1978 - 5 - Commissioner Sheldon seconded the motion. Commissioners voted as follows : Harris, Force, Sheldon, Button - Yes Commissioner Goldspiel had to leave the meeting before the vote was taken. The motion carried 4 to 0 in favor. PROSPECTIVE COMMISSIONER Mr. Gerald Davis, 10 Knight Hill Court, gave the Commission some background on 9 9 himself. After a brief discussion, Commissioner Button moved that the Plan Commission recommend to the Board of Trustees that Gerald Davis be appointed to the Plan Commission of the Village of Buffalo Grove through April 30, 1980. Commissioner Sheldon seconded the motion, which carried unanimously upon voice vote. Commissioner Button made a motion to adjourn, which was seconded by Commissioner Force. The meeting was adjourned at 11 :30 PM. Respectfully submitted, II Janet Sirabian Recording Secretary APPROVED: 4/6(1 Carl Genrich, Chairman Buffalo Grove Plan Commission Special Meeting September 13, 1978 WORKSHOP MEETING BUFFALO GROVE PLAN COMMISSION SEPTEMBER 20, 1 8 97 _ Chairman Genrich called the meeting to order at 7:45 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Goldspiel Mrs. Force Mr. Button Mr. Davis Commissioners Absent: Mr. Harris Mr. Shields Mrs . Sheldon Also Present: Mr. Tom Fennell , Director, Community Development & Planning Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell , Staff Planner Mr. Bob Bogart, Trustee VILLAGE CENTER/GREATER NEIGHBORHOOD Mr. Truesdell explained that, in order to concentrate commercial growth in the Town Center, adjacent commercial use should be discouraged. The Staff has tried to establish the Town Center as a nucleus, working down in density away from it. The areas of change on the Comprehensive Plan are labeled A, B, C, D, etc. Parcel A: This area is approximately a 50-acre site between Route 83 and Buffalo Grove Road, immediately South of Busch Road. It is currently shown as single family (maximum of four units per acre) . The Plan Commission recommends that it be changed to a PUD 6 (4 to 7 units per acre) . Parcel P: This area is at the Southeast corner of Route 83 and Busch Road. The Staff would like to delete commercial use in this area, and change it to residential . It is currently shown as commercial on the map. It will be changed, and designated PUD 6. Parcel Q: This area is at the Southwest corner of Buffalo Grove Road extended, and Busch Road. The Plan Commission recommends that this area be commercial . Parcel E: The location of this parcel is the North portion of the intersection between Buffalo Grove Road and Route 83. The area is designated as commercial in the Comprehensive Plan. Buffalo Grove Plan Commission Workshop Meeting September 20, 1978 - 2 - The Plan Commission is now recommending that it be changed to PUD 10. Parcel B: Together, Parcels A and B form a triangle bordered by Buffalo Grove Road extended, Busch Road, and Route 83. The Plan Commission 's recommendation is that Parcel B be PUD 10. Mr. Bogart stated that he feels the Village is very close to developing the Town Center. He said that they could conceivably put 57 acres together very soon. Mr. Goldspiel proposed that planned areas of commercial development be eliminated around Parcels D, E, G, F, and H, and that they be re-zoned as follows : D - PUD 10 E - PUD 10 F - PUD 6 G - Multi-family 12 H - Multi-family 12 Mr. Goldspiel feels that Parcels A and B should be left as presently constituted on the Master Plan, with the exception of eliminating commercial use. Mrs . Force agrees that commercial use should be focused in the Town Center. She asked what the possibilities were for Research and Development. Mr. Truesdell stated that he has basically found that this portion of the metro- politan area has the largest amount of vacant office space. There is feeling that there might be too much office space, so the R & D would probably not have much chance of being successful . Mr. Fennell stated that he thinks the industrial area should be planned better, and that he supports Mr. Truesdell 's statement. Mr. Bogart asked if Office and Research on Dundee Road had been considered. Mr. Fennell answered that it has been considered. Mr. Genrich said that, at this point, we are trying to concentrate our efforts on one area. He also agreed that we should do away with commercial use in Parcels D and E. Parcel F: This area is The Commons, which has already been re-zoned to residential . A part of Parcel F is the animal hospital , which the Staff will check on. If it is zoned commercial , it will be left that way; and if it is Special Use, it should be eliminated. Parcel G: This parcel is located West of Buffalo Grove Road between Pauline Avenue extended, and Checker Road. Mr. Goldspiel feels that we should bunch high density areas on major transportation arteries. However, this site should not be more than Multi-family 12. Mr. Button is proposing Multi-family 15, as is Mr. Truesdell . Mr. Button feels that we should not tie ourselves into a plan that is too small . Buffalo Grove Plan Commission Workshop Meeting September 20, 1978 - 3 - The Plan Commission 's recommendation is that Parcel G be changed from commercial use to PUD 12. Parcel N: This area is North of Checker Road, opposite the Golf Course, and South of Willow Stream Park. The area is shown as single family, and will remain as such. Parcel H: This area is located between old Lake-Cook Road and Checker Road, West of Buffalo Grove Road. There are currently some businesses located here, but it is mostly single family. The Plan Commission recommends that the South portion of the Parcel be single family, and that the area where there are existing businesses be Multi-family 12. Parcel M: This area is located between Buffalo Grove Road extended and Pauline Avenue, and is North of Route 83. Parcel D is also located within this area. It is recommended that this area be PUD 10. Parcel I : This area is located East of Route 83, and North of Lake-Cook Road, and the recommendation is that it be Multi-family 15. Parcel J : This area forms a triangle bordered by Weiland Road, Route 83, and Lake-Cook Road. The recommendation is that it be zoned Multi-family 15, but showing a park area where there is now a large area of trees. Parcel L: This area is North of Lake-Cook Road, East of Weiland Road, and the recommendation is that it be PUD 10. Parcel K: This Parcel is South of Lake-Cook Road, East of Weiland Road. There was question as to whether this area should be in the Village. It was decided that it should, and that it be PUD 12. Parcel C: This area is located West of Route 83, and North of Farrington Drive, and the recommendation is that it be single family. Parcel D: This piece of land is the site of JoAnn's Country Flowers. It is now R-3 with Special Use, and will be left that way. The Plan Commission will hold a Public Hearing on October 25, 1978. Chairman Genrich- then showed some slides dealing with land uses in surrounding communities. Buffalo Grove Plan Commission Workshop Meeting September 20, 1978 - 4 - Chairman Genrich stated that he wished to appoint a Plat Committee to review final plats before they are presented to the Commission. Commissioner Button will be the Chairman of the Plat Committee, and the members will be Commissioners Harris, Sheldon, Davis, and Goldspiel . The meeting was adjourned at 11 :15 PM. Respectfully submitted, Janet Sirabian Recording Secretary Buffalo Grove Plan Commission Workshop Meeting September 20, 1978 _-r-1tt 'iT.: 1 ' N( IT4�tt .4 `�. P l 1 �' •...... ,,441114 , 1♦iy♦ - li la a 1* 44 ° ' i' . li , •rquillemal_.. ii as Wk. I 'It mut- Ng r �� +��i Ii•e'4 #4i.4‘ A iik, • , ., ��.'�►►�� \ •ice I.�`'s �� N .. --.... .• tit we :-:.: 13 ::_- .., ......,.-„,,, .,,,o A. A _ .._.... .... ,,,,, • „..,44,,, „,,_ .... _ ,, , ... ,... 0.0.. ..... ..... 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Commissioners Present: Chairman Genrich Mr. Harris Mr. Shields Mr. Goldspiel Mrs. Sheldon Mrs. Force Mr. Button Commissioners Absent: Mr. Davis Also Present: Mr. Salvatore Santoro, Shell Oil/Santoro Property Mr. George Pulos, Shell Oil/Santoro Property Mr. Sam Smith, Manning Savings & Loan Mr. Lloyd Oshsenschlager, First Bank Builders, Lt. Mr. William Lyman, Heritage Place Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell , Staff Planner Mr. John Marienthal , Trustee Mr. Bob Bogart, Trustee APPROVAL OF MINUTES Chairman Genrich suggested that we not approve the minutes of September 13, 1978. Commissioner Goldspiel moved to defer approval of the minutes, with Commissioner Button seconding the motion. The motion carried by voice vote. COMMITTEE REPORTS Commissioner Sheldon attended the Village Board meeting on September 25, 1978, and related that the Zoning Board of Appeals wants to have the zoning ordinance changed because they are having to grant too many yard variations. The ZBA suggested that the new set-back regulations be for new developments , but that the old standards be maintained for areas already in the Village, and further stated the matter will be referred to the Plan Commission at a later date. SHELL OIL/SANTORO PROPERTY Commissioner Button stated that the Plat Committee had gone over this plan with the Staff, and that 1•ir. Santoro has complied with. the Plan Commission 's requests. He stated that no easements are required at this time because there is nothing on the property. No easements will be needed because everything is in the county right-of-way. Mr. Santoro stated that the owner will pay Commonwealth Edison directly for the lines to the structure. Buffalo Grove Plan Commission Special Meeting September 27, 1978 - 2 - Mr. Santoro said that a review has been made by the Village of the final plat, and that the only thing lacking is that the interior angles of corners are not shown. He also said that if the Commission wants concrete monuments instead of iron pipes at the corners of the property, he will get that done promptly. Commissioner Force asked who owns the rest of the property, whether or not it will be developed, and if so, for what purpose. Mr. Santoro said the rest of the property is owned by the same people who own the corner. He does not know what type of development will be on the rest of the property, but when it is developed, they will sub-divide. Mr. Santoro stated that any future easements will be recorded along with the original plat of sub-division, upon the development of the remaTh der of the property. Mr. Harris asked about storm detention. Mr. Santoro replied that there is a 48" underground pipe. Commissioner Force asked why the Plan Commission is being asked to act upon this property tonight, when the engineering will not be done until tomorrow. Mr. Delaney said that, typically, the Plan Commission approves plans subject to engineering approval . Commissioner Goldspiel asked about the disposition of the ingress and egress easement. Commissioner Harris said that it states that it is ingress and egress, but it must be stated to whom it runs. Commissioner Button moved that the Plan Commission approve the Shell Oil Plan subject to the following: 1 . That the plat reflect a concrete monument at each corner (a total of 5) . 2. That it have a statement of the easement for ingress and egress at the Northeast corner of the lot. 3. That interior angles be shown. 4. That it be subject to engineering approval . Commissioner Harris seconded the motion. Mrs. Force is concerned that the Commission is not getting approval from Engineering at this level of discussion. Commissioner Goldspiel agrees with Mrs. Force. He feels the Committee approach should be abolished, and the report given to the Commission as a whole. Chairman Genrich stated that the major reason that a meeting was held tonight is „,i because of this piece of property, and Mr. Santoro's 41c194staltte��pw expediency. He„z y , further stated that, many times in the past, the Commission is presented with a project that the Staff has reviewed, and we think it will be a very short dis- 71'1 cussion, and it instead turns out to be extremely lengthy. For this reason, Chairman Genrich stated that we are going to try the Plat Committee so that everything will be done when the project comes to the Plan Commission. He feels that we need additional review beyond the Staff level . Buffalo Grove Plan Commission Special Meeting September 27, 1978 1 - 3 - Chairman Genrich stated that Commissioner Goldspiel 's point is well taken, and that each Commissioner has a responsibility to review plans and plats. Commissioner Force stated that the Commission should listen to one another as a whole, rather than having small conversations going on between 2 or 3 members. Commissioner Button thinks that the Committee approach deserves a chance. He does not feel that we are short-changing ourselves in the discussion area, but that it will save time going through regulations, ordinances, etc. Chairman Genrich stated that Commissioner Button should be sure that all Commissioners are invited to the Plat Committee meetings. Commissioner Goldspiel said that if this becomes a Committee of the Whole, then we would be subject to open meeting laws . Mr. Delaney stated that he sends cover memos with each item on the agenda, and the last line of the memo is always "If you have any questions or comments, please call me." Chairman Genrich stated that, in order not to have problems with open meeting laws, Paddock Publications should be informed when there is a Plat Committee meeting. Commissioners voted as follows: on e P-gin,. (S r«� .1.) i3 -JI '7e Harris , Shields, Goldspiel*, Sheldon, Force`, Button - Yes. The motion carried 6 to 0 in favor. *Do not agree with the procedure, and reserve the right to vote "No" on future matters of this type. MANNING SAVINGS & LOAN Mr. Sam Smith, Vice President of Manning Savings & Loan, and Mr. Lloyd Ochsenschlager, First Bank Builders , Ltd. presented themselves to the Commission Chairman Genrich stated that a Public Hearing is not required on this change of plan , because the property is zoned B-2. The Plan Commission's recommendation will be adequate. Mr. Smith stated that Buffalo Grove is the Home Office of Manning Savings & Loan, and they wish to build a 2-story building on the corner of Dundee and Buffalo Grove Roads . There will be two drive-in windows at the back of the building, and there will be 18 employee parking spaces at the back of the building. There will be one entrance/exit each on Dundee and Buffalo Grove Roads. Mr. Delaney stated that this property was originally part of the Dominion property, and is a little over one acre in size. The traffic pattern and the driveways for the Savings & Loan are much the same as they would have been for the Steak 'n Shake, formerly approved for this site. He then reviewed the zoning: Buffalo Grove Plan Commission Special Meeting September 27, 1978 - 4 1 . There will be 32 parking spaces. The zoning requirement is 17.5 spaces. 2. The set-backs will be 45' on Dundee Road, and 60' on Buffalo Grove Road. The requirement is 25' . 3. The building is 43' in height (from ground to cupola) . The requirement is 45' maximum. 's 4. The floor area ratio requirement is 2.5, or 113,111 .7 square feet. Manning's q �./ building is 7,000 square feet. 5. The lot size is 45,244.68 square feet. The minimum requirement is 10,000 square feet. Mr. Delaney stated that there is one omission, and that is that public sidewalks are not shown along either road. This is an error in drafting. Manning Savings & Loan intends to install both sidewalks. Commissioner Harris asked how many cars could be handled at the drive-in windows . Mr. Smith answered that there would be 2 cars at windows, with back-up space for either 8 or 12 cars. Mr. Harris said that he was especially concerned about the stacking of cars, since this is a major intersection, and we cannot have cars backing onto Dundee Road. Mr. Smith stated that he does not feel there will be enough volume for this to become a problem. Commissioner Harris said that he is concerned about parking from a practical standpoint, even though requirements are met. Mr. Smith stated that the type of business that they do is more of a mortgage operation than banking. Mr. Truesdell stated that, in the study done on Home Federal Savings, they were figured to have only 3 or 4 customers, even at the busiest times. Commissioner Harris wanted to know exactly what is built to the South of this property. He is concerned that there is no other place at all for people to park. Mr. Delaney said that a Bike Shop is to the South of this property, with approximately a 100' strip of land in between, which was originally slated for pG a Pizza Hu/. �c''�m}}T.w 4cr u wyp. LLY `L. Vm�1; hA�.ct- �Ccruklti'LCI i c` (1.. �arw c�.,t 4Ln f'..:net- Ui.�A.in'c+is Utw. Y C.bet,, LM1t, e.61hLv X + K+ �_) L. hiC�. �v1 �.C1.(� Mr. Smith stated that their business is that of making mortgages,aes and that the `` 9 r Y (�.t are not in a competitive position with First Federal of Chicago, etc. Manningslanctwn, Savings makes mortgages, and turns around and sells those mortgages to other 'ti financial institutions. This will not be a typical Savings & Loan which will io 3� have much traffic generated. It will be more like an office operation than an in/out flow of customers. Commissioner Harris asked what is to be done with the second floor of the proposed building. Mr. Smith stated that all mortgages will be serviced up there, so it will be mainly a clerical operation. The main floor will handle the mortgage processing. Commissioner Goldspiel asked if Manning Savings is subject to federal regulations as to the proximity to other Savings & Loans. Mr. Smith stated that they are a state chartered operation, and there is no problem in that respect. Buffalo Grove Plan Commission Special Meeting September �7, 1978 - 5 - Commissioner Goldspiel asked about the bus stop shown on the plan. Mr. Smith stated that they are going to put up a shelter, to be paid for by Manning Savings. Commissioner Goldspiel asked what the total number of employees will be, and Mr. Smith said there will be approximately 18. Commissioner Shields said that the issues that he is concerned with have already been discussed. L/ Commissioner Force is concerned about the traffic pattern, and asked to be shown how the cars will come from Dundee Road, through the drive-in, and back out. Mr. Ochsenschlager said that if they are coming East on Dundee, they would have to circle the building and make a right-hand turn, or else go right onto Buffalo Grove Road. They could not go West on Dundee or North on Buffalo Grove Road. Commissioner Force asked if the private drive to the West of the property is going to be dedicated to the Village. Mr. Ochsenschlager said it would not. Commissioner Force asked about the court order, and said that the memo from Mr. Delaney states that Manning Savings has a contract with the option to purchase. Mr. Smith said that is the case, and he thinks the option is up within a few weeks. Commissioner Force asked if they have considered any other sites if this project is not approved. Mr. Smith said that there is nothing available on Dundee Road. Commissioner Sheldon said that she is concerned about the traffic. She also asked how long Manning Savings has been in business. Mr. Smith said they have been in business for 91 years, and have a branch office on Cermak Road in Chicago. Mrs . Sheldon asked if there would be a meeting room, and Mr. Smith said there probably will be. Commissioner Button stated that, on the assurances that there is a low traffic volume, he is satisfied with the proposal . Chairman Genrich asked if it is possible to move the teller area to the right in order to gain some more stacking space. .Mr. Ochsenschlager said that would make it too tight a L f L nn vRoau1.. uLL`f f p te) : -a, 'Z0 Mr. Delaney stated that there is no detention shown on the site. Mr. Ochsenschlager assured him that they would conform to Village ordinances in this respect. Commissioner Force wants to see how they are going to handle the detention before making a recommendation. Commissioner Sheldon asked if they had explored the possibility of having the owner put the private road in now, and Mr. Smith said they had not. Commissioner Harris is concerned about the traffic getting out of the lot. Mr. Ochsenschlager said that they will explore the possibility, and try to get the private road put in now. The consensus of the Commission is that we delay recommendation on this project until the following things have been done: Buffalo Grove Plan Commission Special Meeting September 27, 1978 - 6 - 1 . The developer and the Staff will explore fully the possibility of extending the private road to connect with the bicycle shop paving. 2. They will get conceptual approval from the Village Engineer of the storm water plan. 3. The Staff will check with the Village Attorney in terms of the court order agreement. Commissioner Goldspiel stated at this time that the court order does say that "it shall be built" . `./ 4. When the final plat comes in, there should be a public easement shown relative to the rear driveway. HERITAGE PLACE Mr. William Lyman presented a plan to the Commission. This plan is different than the one distributed to the Commission , and Mr. Lyman distributed a "layover" to be taped on the plan, and the new plan will be Revised Plot Plan 4A, Plan Commission File #102-42. Lyman stated 2, 4 Mr. m s t d that units 1 , and are built. He said that there will Y 3, not be any ranch units, and that the next buildings will all have 2-car garages. The variances being requested are: 1 . Building 6 turned so that the length runs North and South. It will contain the same number of units . 2. In Phase 3, Building 9 extended over the 23' set-back by 51' , so they will need a 51' variation of the 23' set-back requirement. It was stated that Mr. Boysen conceptually sees no problems with easement. The easements that are part of the recorded plat have to be moved. Mr. Lyman stated that if the Commission will approve Phase 2 tonight, he will separate Phase 3, and come back with it at another time. He said that Building 5 was made longer to accomodate 2-car garages, and that it will probably be set 24' from the edge of the Right-of-Way. He said that these buildings will be exactly the same product as they are now building, except that there will be no 1-car garages. Commissioner Button made a motion that the Plan Commission forward to the Board of Trustees our approval of Heritage Place, Unit 3, Phases I and II , Revised Final Plot Plan 4A, Plan Commission File #102-42. Commissioner Shields seconded the motion. Commissioner Goldspiel stated that he wanted to look at the ordinance to check the front, side and back yard requirements under R-9. Commissioner Harris said that front yards are 25', rear yards are 35' , and side yards are 6' . Mr. Lyman stated that this is not R-9, but PUD. Chairman Genrich stated that, under the law, they can build what is on the plan. Commissioner Harris stated that, at the present time, there are no regulations on reverse corner lots. Buffalo Grove Plan Commission Special Meeting September 27, 1978 - 7 - Commissioner Goldspiel asked if a Public Hearing is needed if we are changing the ordinance. Chairman Genrich said there is no need for a Public Hearing because this is PUD. Mr. Goldspiel said that he thinks there should be a Public Hearing. Mr. Lyman stated that all of these points were discussed at the Public Hearing which was held. Commissioners voted as follows: Genrich, Harris, Shields, Button - Yes Goldspiel*, Sheldon, Force - No The motion carried 4 to 3 in favor. *Commissioner Goldspiel wished to note that his reason for voting "No" is that Building 6 is incompatible because the set-back will be less and is, in effect, a variance from the ordinance, and he feels there should be a Public Hearing� � ^� c �p-r K FUTURE AGENDA SCHEDULE 1 LJ icD 9} 7 e There will be a Regular Meeting on October 4th; there will be no meeting one October llth. Mr. Button will set up a meeting for the plats which will be on the agenda for October 4th. Commissioner Goldspiel moved that we reconsider the 7:30 starting time of the Commission meetings . He does not feel that it has shortened the meetings, and he has a difficult time getting here at 7:30. Mrs . Force stated that 8:00 would be a better starting time for her. Mr. Button said that either time was fine with him. Mr. Shields, Mrs . Sheldon, and Mr. Harris all felt that 7:30 worked out better. The Commission meetings will continue to start at 7:30 PM. Commissioner Force also felt that, at times , there are too many items on the agenda to be properly handled at one meeting. Commissioner Goldspiel made a motion to adjourn. Commissioner Button seconded, and upon voice vote, the motion carried, and the meeting was adjourned at 10:00 PM. Respectfully submitted, J��i rabien Recording Secretary APPROVED: 4;:/i/444:eX Buffalo Grove Plan Commission Special Meeting September 27, 1978 Carl Genrich, Chairman REGULAR MEETING BUFFALO GROVE PLAN COMMISSION OCTOBER 4, 1978 Chairman Genrich called the meeting to order at 7:35 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Shields Mr. Goldspiel Mrs. Force Mr. Button Mr. Davis Commissioners Absent: Mr. Harris Mrs. Sheldon Also Present: Mr. Paul Waspi , Hoffman/Zale Mr. Sonny LaBrant, Developer, Dearborn Mr. Phillip Cook, Sales Director, Dearborn Mr. Walter Caspers, Engineer, Dearborn Mr. Bruce Johnston, Architect, Dearborn Mr. Harold Roggendorf, School District 102 Mr. John Marienthal , Trustee Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell , Staff Planner APPROVAL OF MINUTES Commissioner Button made a motion to approve the minutes of the September 13, 1978 1 meeting, subject to corrections. Commissioner Force seconded the motion. j Corrections are as follows: Page 2, 3rd paragraph under Heritage Place - The following sentence should be added between the second and third sentences: "He also presented a different plan showing a new, ranch-style product." Page 2, 8th paragraph under Heritage Place - The word "streets" should be changed to "utilities". Upon voice vote, the motion carried unanimously. Commissioner Force made a motion to approve the minutes of the September 27, 1978 meeting, subject to corrections. Commissioner Button seconded the motion. Corrections are as follows : Page 2, last paragraph - The words "insistence on" should be changed to "request for". Page - Thephrase "on Shell Oil Plan g 3 (see page 2)" should be added after "Commissioners voted as follows". Buffalo Grove Plan Commission Regular Meeting October 4, 1978 - 2 - Page 4, paragraph 5 - The following sentence should be added at the end of the paragraph: "Commissioner Harris asked Mr. Smith if they had considered the possibility of building a parking lot on the land between the Bike Shop and the corner lot. Mr. Smith said they had looked into the possibility, but could not do it because the land was too expensive." Page 5, paragraph 12 - The phrase "along Buffalo Grove Road" should be changed to "in the parking spaces to the immediate Southeast." Page 7, mid-page - The phrase "regarding distance from the property line to the back of the building." should be added at the end of the paragraph after "Public Hearing." Upon voice vote, the motion carried unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Button attended the Village Board meeting on October 2, 1978. He stated that the Heritage Place Plan which was approved by the Plan Commission was voted down by the Board, by a 5-2 voice vote. The Board felt that the total look of the sections which were reviewed was much too tight. They indicated they would find acceptable a plan which would delete one unit from the plan (reducing it from 36 to 35) . The Board also indicated that they would possibly support a ranch-style product. HIGHLAND GROVE - UNIT #4 Commissioner Button stated that the iron pipes have been changed to concrete monuments. Commissioner Goldspiel stated that there were two other things on the check list: names of owners, and the Post Office letter. Mr. Delaney said signatures were obtained, and the Post Office had approved street names. Commissioner Button said that the monuments will be moved from the center of Busch Road to the line of Right-of-Way. Commissioner Button moved that the Commission forward to the Board of Trustees its approval of the Final Plat of Highland Grove, Unit #4, Plan Commission Exhibit #630-21 , dated September 8, 1978. Commissioner Davis seconded the motion, which was approved unanimously by voice vote. HIGHLAND POINT - UNIT #7 Commissioner Button said that th.e Fire and Police Departments like to identify cul-de-sacs with the streets they are on, so the cul-de-sacs off of Fox Hill Drive will be named Hill Court East and Hill Court West. Mr. Button also said that there is a dimension missing on Hill Court East, but that it has been added to the final plat. The easement statements for Commonwealth Edison, Illinois Bell , and Northern Illinois Gas have been signed. Buffalo Grove Plan Commission Regular Meeting October 4, 1978 - 3 - Commissioner Button moved that the Commission forward to the Board of Trustees its approval of the Final Plat of Highland Point, Unit #7, Plan Commission II' Exhibit #630-22, dated August 7, 1978. Commissioner Shields seconded the motion, which was approved unanimously by voice vote. DEARBORN DEVELOPMENT COMPANY Mr. Bruce Johnston, Architect; Mr. Sonny LaBrant, Builder/Developer; Mr. Phillip Cook, Sales Director; and Mr. Walter Caspers, Engineer, presented themselves to the Commission. Mr. Johnston stated that this parcel is approximately 50 acres, bounded on the North by Busch Road, on the West by the center of Buffalo Grove Road extended, contiguous to the Zale/Hoffman development on the East, and contiguous on the South to a piece of property zoned M-1 . The Hoffman property is the only one developed at this time. Most of the property adjacent to Dearborn is vacant. Mr. Johnston said they are asking for R-9 PUD, Special Use. There is a minor drainage pattern which runs through the site from North to South. There are two lakes on the site. The drainage is tributary to Buffalo Creek. The Eastern 1/3 of the property drains to the Southeast corner. There are a substantial number of trees on the site. Mr. Johnston then showed a 1963 Flood Plain Map, and a 1974 Flood Prone Map. He then handed out a planning framework sheet, showing how this particular program would fit into the structure already planned for in Buffalo Grove. There will be an East/West bicycle path system to tie into a projected North/South path to the West . There will be connection through the Carley and Green areas which will eventually tie the two school sites together. Mr. Johnston said they are proposing 352 dwelling units. They intend to preserve the lake and tree area as a park. They have also added a 1 .4 acre area contiguous to the Zale area park, for a total of about 21 acres of park in the Southeast corner. There will be a 6-unit building, which will be symmetrical at about the center line. There will also be an 8-unit building, which will also be symmetrical at about the center line, and which will have a 4-car garage on each end. In the 6-unit buildings, four of the units enter off a central entranceway, and have direct attachment to garages. The two upstairs units are 3-bedroom units. The end units on each building are actually 2-story townhouses with 3 bedrooms and 2 baths. They have tried to keep the 6-unit buildings on the outside of the clusters. The courts are 28' with 88' turn-arounds. Each unit has at least a 1-car garage, and 1 car drive parking. The guest parking is a - to 1 ratio. They are proposing to dedicate the main road, which has a 60' right-of-way, 27' pavement, and a walk on both sides. The Board had some concerns about the disjointing of the public space. They felt the two open spaces in the Northwest corner should be joined. Mr. Johnston showed a possibility of how this could be done. Buffalo Grove Plan Commission Regular Meeting October 4, 1978 - 4 - I They plan to dedicate the main road, and the one that ties in with the Zale/Hoffman development. They also propose to dedicate the open spaces to the Village. The ordinance states that the front setback be 25' . Mr. Johnston said they have 22 ' off of the pavement because they felt it would be better to leave more space in the back. There will be a recreation building and a small pool , which would be private and part of the condominium association. Mr. Truesdell said that Mr. Johnston had covered most of what he had to discuss. He said this plan is consistent with the Land Use Plan, and consistent with the changes being considered for the Master Plan. This development would be in School District 102, and would attend school in the Highlands. They have proposed a 16" water main along Busch Road, and a 12" main along Buffalo Grove Road. The engineers did not see any capacity problems with this. Commissioner Shields asked when Buffalo Grove would actually be extended, and is concerned that all access would be from one point until that is done. Mr. Truesdell said that the road is eligible for 70% federal funding, and is on the Federal Aid Urban System (FAUS) , hut he does not know when it will actually be constructed. Mr. Johnston said that all units, except for the townhouses on the ends of the 6-unit buildings, would be 1-car garages. They feel that the lake area will provide enough detention, but they might have to put some in the Southeast corner because of the ridge in the center of the property. The models will probably be constructed in the Northeast corner of the property. Commissioner Goldspiel asked what the flood contour is, and Mr. Johnston said it is 680.0. Mr. Goldspiel asked about the condition of the ponds. Mr. Caspers replied that they are very clean, and possibly spring-fed. Commissioner Goldspiel is very concerned about the so-called "motor courts". He said we have been following the policy that all streets that serve the Village should be publically dedicated streets. He thinks that we should be very careful that they are of standard width, construction, and be dedicated. He indicated to Mr. Johnston that they should think in terms of parking lots, rather than parking spaces on the street. Mr. Goldspiel does not think the character of the plan is right for the Village. He would also like some kind of report from the Village �./ on the ultimate use of the proposed Village site - will it be a park, fire station, or a well site? Mr. Goldspiel is concerned about the street connection to the South, and feels that we should at least have the option of a street running to the South. He thinks we need to have standard set-backs, and that all streets be publically dedicated. Buffalo Grove Plan Commission Regular Meeting October 4, 1978 - 5 - Mr. Johnston stated that multi-family is different from the way plans are for single-family. He thinks this is appropriate for the Village, and said that it is very low density for multi-family housing. They propose to dedicate the standard Village pavement of 27' plus the turn-around to the Village for maintenance purposes . He thinks it is inappropriate to consider dedication of driveways that lead to garages. He said that this type of planning maximizes the green belt that the units face. He said the courts will be tied together with a walk pattern. Commissioner Goldspiel asked the distance from the back of one home to the back of another. Mr. Johnston said that the minimum is 40' , and the average is well in excess of that. Mr. Johnston said they will follow the resolution of the Village relative to school donations. He also stated that one bedroom in each unit is designed as a den. Commissioner Goldspiel thinks that the units are crowded, that the street pattern should be changed, and that the plan needs substantial re-working. Mr. Johnston replied that he thinks the spaces between the units are generous. He said that, when building this in other areas, the normal density is 9-11 units per acre. He also stated that the living areas of all the units face a green belt area. Commissioner Force asked if Dearborn has built this type of plan before. Mr. LaBrant answered that this concept of building is entirely new, and that it is much more open. Commissioner Force asked if 1-car garages are going to be sufficient for this type of building. She is concerned about having a very cluttered look when approaching the units. Mr. Johnston said it might be possible to make 2-car garages for some of the other units, and said that they have adequate guest parking. Mrs. Force asked whose direction the condominium association would be under. Mr. LaBrant said that Dearborn assigns it to the owners , and it is run by the homeowner's themselves. Mrs. Force asked the cost of the units, and Mr. LaBrant stated that they would range from $55,000 to $80,000. Commissioner Force asked what the specific areas would be for park designation. Mr. Johnston said that they would be 1 .4 acres in the Southeast corner; they also propose that the entire wetland area and bike path system, which is a total of about 7 acres, be dedicated to the Park District. They will do whatever the Village wishes to do. Mrs. Force asked when they would start development, and Mr. LaBrant replied that they would like to begin as soon as possible. Commissioner Button has serious doubts that a homeowner 's association of this size could support private roads without having extremely high assessments; therefore, he feels the interior roads must be dedicated. He thinks the parking is sufficient, but he would like to see some sort of "looping" so that the roads could be main- tained and patrolled easily. Mr. Johnston stated that they have provided a curb along the outside edge of what is dedicated, so there is no question as to what is a dedication. He thinks that this is the only way to plan this development. Buffalo Grove Plan Commission Regular Meeting October 4, 1978 - 6 - Commissioner Button feels that a second access North to Busch Road is definitely needed. He also asked at what point in development the amenities would be put in, and Mr. LaBrant replied that they would probably be done after one-third of the development was built. Commissioner Button asked what type of condominium association there would be, and Mr. LaBrant answered that he does not know at this point. Mr. Button stated that many associations have difficulties with th.e developers during construction. He said the developer should begin to work with the association very early, so that the association does not have everything thrust upon them at one time. Commissioner Button asked about the percentage of the lake area, and Mr. Johnston said that he does not know the exact percentage, but he thought it was roughly 17%. Commissioner Button said that his basic concern is the control of the streets. Mr. Johnston agrees that there should be temporary access North to Busch Road, but only until Buffalo Grove Road is extended. Commissioner Davis asked if the recreation area would just be a pool , and not tennis courts, etc. The answer was that it would be just a pool and cabana. Commissioner Force feels that the fact that part of the central lake area is public might cause problems with the condominium association. Commissioner Davis asked if the Park District does , in fact, want this land. No statement was given by the Park District prior to the meetings Commissioner Goldspiel asked if the units have basements. Mr. Johnston said it is possible that they will . Commissioner Goldspiel said that there are dotted lines North of Busch Road, and asked how the streets would line up. Mr. Johnston said that there are no rights- of—way in that area. Commissioner Goldspiel said that, if there is outstanding foliage, it should be identified so that we will know exactly what areas should be kept. Commissioner Goldspiel said that there seems to be a trend toward excluding children, and he would like assurance that this development does not exclude children. Mr. Johnston said that they do not exclude children, although the development is not planned for children. Chairman Genrich introduced Mr. Roggendorf from School District 102, and asked if all of his questions had been covered. Mr. Roggendorf said that they had. Mr. Genrich told the developers to be sure and work with Mr. Roggendorf in their planning. Chairman Genrich asked what the quality of the homes will be like. Mr. LaBrant suggested that he look at Camelot Park Estates to get an idea of what the quality is like, and he also stated that the quality is very good. Chairman Genrich asked if it would be possible for them to bring in some slides that show exactly what the distance is between units, so that it will be easier for the Commission to visualize. Buffalo Grove Plan Commission Regular Meeting October 4, 1978 - 7 - Mr. Johnston said that he could get some slides . He said that there are many units similar to this in the Chicago area, but that this unit has much less density than any others do. He also said that there is no other unit like the 6-unit building, and that it is unique. He feels that this is a superior land plan, which generates much more open space. Chairman Genrich stated that, if the lakes are spring-fed, they should be low maintenance. Chairman Genrich polled the Commission to see if they were willing to proceed with the plan in terms of being modified. Commissioner Shields stated that he has reservations about the plan; however, no objection to the density or type of building. Commissioner Goldspiel said no - he thinks it needs to be started again with the street pattern. Commissioner Force said no - she has serious reservations regarding the density, but does not want the open space altered. She asked what the density of Countryside in Palatine is, and Mr. Johnston said 14 units per acre. Mrs. Force said she thinks the plan should be re-worked. Mr. Johnston said they cannot live with less density, and stated again that this plan has a great deal of open space in it. Commissioner Button likes the general concept of the plan, but he wants to go to the site and view the land, and he does want to see some refinements made. Commissioner Davis said that he does not want the open space changed. He said he has some concern about the density, but basically has no opinion one way or the other until he sees the land. Mr. Marienthal said that he does not want to see the streets looped. He thinks it is good to have a different concept. He said that the Board took the position that they did want dedicated streets in regard to the two main arterials. The question regarding cul-de-sacs was left open. He said that if they went to the loop street system, it would ruin the concept of the plan. Mr. Truesdell stated the Comprehensive Plan shows 6 units per acre. PD 6 covers a range of 4-7 units per acre, so this plan follows the Comprehensive Plan almost to the letter. With regard to the street system, Mr. Truesdell thinks the loop system would destroy the development and would not help the overall traffic flow. He feels the snow removal could be handled, and he does not think that streets should be designed for snow removal . Mr. Marienthal stated that the Village now has some small equipment that can handle cul-de-sacs. Mr. Johnston said that all units have 1-story roof elements, and every unit has private open space in back. Chairman Genrich stated things which need to be done: 1 . Mr. Johnston will supply the staff with a list of 5 or 6 developments within the Chicago area which are similar to the proposed development; the Staff will provide that list to each Commissioner. Buffalo Grove Plan Commission Regular Meeting October 4, 1978 - 8 - 2. The Staff will prepare a visual analysis of this development as compared to the other developments from Mr. Johnston in terms of: a. Percentage of building coverage, b. Distances between buildings, in all directions, c. Parking ratios. 3. The Staff should analyze the potential use for the municipal site. 4. The Staff and developer should examine the character of the pond, specifically, its depth and required maintenance program. 5. The Staff should prepare a traffic study to answer the following questions:. a. Should the motor court areas be standard street widths? b. Is a 60 ' ROW adequate for the loop collector? c. Should the cul -de-sac areas (motor courts) be looped rather than separated? d. Is a South street connection desirable? e. Should the motor courts be public or private? f. Should there be an additional temporary access point onto Busch Road? 6. The Staff should prepare an evaluation and comparison of the plan to the PUD Ordinance and R-9 requirements. 7. The Village Forester should identify the trees and foliage that should be saved on the land. 8. The developer should meet with the School and Park Districts. omai 10-14-98 9. Annexation'rould be distributed to Plan Commission. 10. The preliminary plan should be revised so the Plan Commission has copies of set- back lines; street widths; ROW; storm water retention for 100 years, and 20 years; sidewalks, bike paths, and structures. 11 . A statement has not been received describing the project, i .e. written and statistical summary. 12. The Staff should prepare a fiscal Impact Analysis. Mr. Johnston and Mr. LaBrant should keep close contact with the Staff, and when all the above things are accomplished, we will schedule a meeting as soon as possible. COMPREHENSIVE PLAN PUBLIC HEARING Chairman Genrich has drafted a short press release, which basically states that we have done some things to bring the Village Center along. There will be no meeting on October 11 , but there will be one on October 18, 1978. Commissioner Button made a motion to adjourn, seconded by Commissioner Davis, and the meeting adjourned at 9:50 PM. Respectfully submitted, APPROVED: .� SAt_ Janet Sirabian, Recording Secretary Carl Genrich, Chairman Buffalo Grove Plan Commission Regular Meeting October 4, 1978 t DEARBORN DEVELOPMENT CORP. "HIDDEN LAKE" DEVELOPMENT REPORT OF PLANNING COMMISSION REQUESTS from October 4 , 1978 WORKSHOP SESSION Prepared by JOHNSTON ASSOCIATES 1410 Higgins Road Park Ridge , Illinois 60068 Dated : November 27 , 1978 • TABLE OF CONTENTS Pages Section I - Introductipn 1 - 3 Section II - A. List of Similar Projects 4 B. Site Data Comparison to Similar Projects 4 C. Building Spacing Comparision to Similar projects 4 Section III - A. Comparison of Project to R-9 Standards . . 5 . - . 7 B. Comparison of Project to Master Plan. . . . 7 - 8 C. Comparison of Project to P . U. D. Guidelines 8 Section IV - A. Projected Population Table 9 B. Required Park Land 9 C. Required School Donation 9 D. Summary of Donation 10 E. Independent Survey Analysis Section V - Summary 14 } SECTION I - INTRODUCTION On October 4 , 1978 a worshop session of the Buffalo Grove Planning Commission was held . At that meeting Johnston Associates presented a proposed development plan for Dearborn Development Co. for 352 multiple family units on + 50. 32 Acres . At the workshop session several items were unresolved. Chairman Genrich directed the Village staff and Johnston Associates to investigate the following items . 1 . Johnston Associates will supply the staff with a list of 5 or 6 developments within the Chicago area which are similar to the proposed development. 2 . The staff will prepare a visual analysis of the development as compared to the other developments in Item #1 above . in terms of: a ) Percentage of building cover. b) Distances between buildings , in all directions . c ) Parking ratio. 3. The staff should analyze the potential use for the municipal site. 4 . The staff and developer should examine the character of the ponds , specifically, their depths and required maintenance program. 5. The staff should prepare a traffic study to answer the following questions : a ) Should the motor court areas be standard street width? b) Is a 60 Ft. R. O. W. adequate for the loop collector? c ) Should the cul -de-sac areas (motor courts ) be looped rather than separated? d ) Is a south street connection desirable? e) Should the motor courts be public or private? f) Should there be an additional temporary access point onto Busch Road? 6. The staff should prepare an evaluation and comparison of the plan to the P. U. D. Ordinance and R-9 requirements . 7. The Village Forester should identify the trees and foliage that should be saved on the land. 8. The developer should meet with the school and park districts . 9. Annexation should be distributed to plan commission . 10. The preliminary plan should be revised to include : setback lines ; street widths ; R. O. W. ; storm water retention for 100 year + 20 year storms ; sidewalks , bike paths , and structures . 11 . A written statement by developer describing the proposed project. - 1 - 12. The staff should prepare a fiscal impact analysis . In addition to the above described items , several additional. items were presented by Mr. Balling which are as follows : 1 . Developer should investigate providing additional parking in motor court areas . ' 2. How is "Data Sheet" open space computed? 3. Deceleration lanes should be provided on Busch Road & Buffalo Grove Road. 4. Should the Village consider upgrading of pool facility and dedicate to Park District. 5. Developer should prepare a street lite master plan . (end of cul -de-sacs. ) . On Friday, October 13, 1978 Johnston Associates met with the Village Staff, Mr. Roggendorf representing School District No. 102 and Mr. Stan Crosland representing the Park D.sitrict , to discuss the above described items . Mr. Roggendorf presented a 25 year impact analysis of the proposed Development on School District 102 . Based on an average sales price of $68, 000 per unit for the proposed "Hidden Lake" Development , and an estimated 147 school age children (using the I . S. C. S . Table dated January 15, 1977 ) that would attend School District 102 . Mr. Roggendorf stated that his recommendation to the School Board would be to oppose the development because based on Mr. Roggendorf' s analysis , there would be a yearly deficit to th.e School District of approximately $34 , 592 . 39 per year. Johnston Associates did not present argument against Mr. Roggendorf ' s analysis except to state that although the projected school age children using the I .S . C.S formula may result in a total of 147 children , similar developments in the Chicago area have provided remarkably less children than anticipated. Since the above described meeting , Johnston Associates conducted an independent survey of similar developments to develop a comparison of actual school age children generated to projected school age children using the I.S.C.'S. Table. The results of our survey are described later in this report . The discussion with Mr. Crosland of the Park District focused on the proposed open space out lots shown on the site plan dated September 8, 1978, and his opinion as to possible park space credits and park area dedications . Mr. Crosland stated that it was his feeling that: 1 ) The pool area shown should definitely remain private. 2) The amount of credit to be given for the open space shown on the plan would have be :further analyzed but based on the available information he estimated approximately 3 - 4 acres of credit; and 3) the linear park containing the existing ponds would not be accepted by the Park District for dedication . On Wednesday, November 15 , 1978, an additional meeting was held with Stan Crosland at which time the above items were re-discussed and a presentation date on November 30 , 1978 was chosen for the developer to present the proposed plan to the Park Board. - 2 - • 'The discussion with the Village Staff focused on the comments out- lined earlier. Several of the items seemed to be resolved although the issue of private court streets versus dedicated streets was not. Assuming the motor courts were not dedicated , which the staff seemed to have no preference on , the following items were resolved. 1 . The 24 ft. of pavement around the cul -de-sac area was acceptable . 2 . The 22 ft. garage setback on the cul -de-sac streets was acceptable. `.' 3. The 60 ft. R. O.W. for the loop collector was adequate. 4. The proposed cul -de-sac concept was preferred over a loop-road concept 5. A street connection to the south was not considered to be necessary but a fire lane connection through one of the south central cul - de-sacs would be required . 6. There should be an additional road access to Busch Road . Either a temporary access through the cul -de-sac in the northwest portion of the site would be necessary or at least that portion of future Buffalo Grove Road form Busch Road south to the 60 ft . loop col - lector should be improved ; similar to the half R.O .W. development plan approved for Pauline Ave. in the Lexington Hills Development. No decision was made as to the preferred solution. 7. Sidewalk + decelaration lane improvement on Busch Road was also discussed. Johnston Associates agreed to make the same improve- ments as was required of the Highland Point and Highland Grove Development to the east , which provided a 5 ft . sidewalk . and a 12 ft. deceleration lane of 50 ft . with a 25 ft . taper. 8. Regarding the item of additional parking, it was left that a decision as to the adequacy of the proposed parking would be left until further information was obtained on similar projects . Also included in this report is : 1 . A list of"similar developments given to the staff with a comparitive analysis of the proposed development to those developments in terms of the site data and building relationships requested by Chairman Genrich. 2 . An evaluation and comparison of the proposed plan to the P .U .D. Ordinance + R-9 requirements of the Village of Buffalo Grove. - 3 - SECTION II - A. List of Similar projects . 1 . "Lexington Green" - Lexington Development Corp. - Meacham and Schaumburg Roads , Schuamburg , Illinois . 2. "Cambridge Square" - Richard J . Brown - Garfield Ave . , Libertyville , Illinois . 3. "Briarcliffe Knolls" - Wiseman Construction Co. - Blancard St. south of Roosevelt Road , Wheaton , Illinois . 4 . "Lake of the Winds" - Meister-Neiberg Co . - Waterman Ave. south of Hintz Road , Wheeling , Illinois . B. Comparison of proposed "Hidden Lake" project to similar projects . Project Gross Area No. Density -Total Building Cover Br. Mix Acres Units D.U. 's/ Parking/ Acres/% 2 Br./3 Br. Acres Ratio (1 ) Hidden Lake 50.32 352 -7.0 916/2.6:1 7.9 Ac.115.8% 150/42l6% 202,57.4% (2) Lexington Green 42.3 480 11 .35 1055/2.20:1 9.35 Ac./22.1% 72406/85% (3) Cambridge Square 10 128 12.8 296/2.31 :1 2.53 Ac./25.3% 64 64/5 64/50% (4) Briarcliffe Knolls 13.75 152 11 .05 332/2.18:1 3.27 Ac./23.8% 76/50% _76/50% (5) Lake of the Winds 16.31 120 7.36 281/2.34:1 2.86 A./17.5% 60/50% 60/50% 1 ) Source : Preliminary discussion plan dated : September 8 , 1978 , Revised : October 4 , 1978 2 ) Source : Michael L. Ives & Assoicates - Landplanner. 3) Source : Richard J . Brown 4 ) Source : Duane Linden - Architect/Planner 5 ) Source: Duane Linden - Architect/Planner C. Building spacing comparison . Side to Side Side to Rear Rear to Rear Garage to Pvt. Hidden Lake . 24 Ft. . 32 Ft. 40 Ft. 22 Ft. Lexington Green 20 Ft. 26 - 30 Ft. 40 Ft. 20 Ft. Cambridge Square Undetermined Briarcliffe Knolls 25 Ft. 40 Ft. 40 Ft. 25 Ft. Lake of The Winds . 20 Ft. 40 Ft. 40 Ft. 25 Ft. NOTE: -Sources for above table are same as previous table . - 4 - SECTION III A. Proposed Development - Comparison to R-9. Standards . Section 10 - R-9 Multiple-Family Dwelling Districts . 10. 1 PERMITTED USES. Proposed development is a permitted use under single family attached dwellings (group or row. dwellings -, maximum* 8* attached dwelling units in a structure ) + two family attached dwellings (group or row. dwellings ) with a maximum of 8 attached D. U. ' s in a structure. 10. 2 FLOOR AREA RATIO. Maximum F. A. R. = 1 . 5 Proposed = Building Area = Net Site + 15. 874 1 + 42 . 966 = . 37 10. 3 . HEIGHT OF : BUILDINGS. For attached dwellings 22 stories or 35 Ft . — whichever is lower. Proposed - 2 story - + 22 Ft. 10. 4 YARD AREAS. With the exception of the front yard setback requirement. on a decicated street of 25 ft. (which is proposed on this development) , the other yard requirement was contrued to be those requirements established under Article 10. 6 as "Spacing of Detached Buildings On the Same Zoning Lot" . 10. 5 COURT STANDARDS. Not applicable. 10. 6 SPACING OF DETACHED BUILDINGS ON THE SAME ZONING LOT. Same as sub. Sect . 9. 6 of R-8 Multiple Family Dwelling District which are as follows . 9. 6 - a) Wall with windows obtaining more than 25% of re- quired light and ventilation . 1 . Required = living room windows - 40 Ft . Proposed - 40 Ft . ( Equals rear to rear for proposed plan) . 2 . Required - bedroom windows - minimum - 24 Ft. Proposed - 24 Ft. (Equals side to side for proposed plan) . b) If 25% or less of the required window area of a living room faces an open area between buildings - minimum - 24 Ft. - 5 - 1 . For the proposed plan - The proposed 8 unit building has living room orientation at the rear of the building only and contains more than 25% light & ventilation with rear exposure . Therefore , the 8 unit building is not affected by this Article. 2. For the 6 unit building on the proposed plan - The 2 story townhouse end unit does have living room window exposure at the side. The light and ventilation is 25% or less and will maintain the minimum 24 Ft. spacing as required under this Article and Item 9. 6- a-2 above. c ) Under all other conditions except as permitted in "d" below - minimum distance between walls of opposing buildings containing windows - minimum - 18 Ft . for the proposed plan . This Article is not applicable as higher standards govern . d ) N/A e) N/A Based on the above required standards as applied to the proposed site plan. The following standards shall be used for spacing between buildings . Side to side - 24 Ft. Rear to Rear - 40 Ft. Side to Rear - 32 Ft. (1/2 of each above) 10. 7 FLOOR AREA PER DWELLING. Same as 8. 5 of R-7 transitional dwelling district Required Proposed 1 Br. 500 Sq . Ft. N/A 2 Br. 650 Sq . Ft. + 1072 - 1116 Sq . Ft. 3 Br. 800 Sq . Ft. ± 1352 - 1536 Sq . Ft. 10. 8 LOT AREA 10.8- 1 ) N/A 10.8- 2) N/A 10. 8- 3) For Single Family semi -detached and attached dwellings as follows : Type of Dwelling Unit Min . Lot Area/D. U. in Sq . Ft. (Group or row Attached) Single Family - 4 Br. + over 4 ,000 3 Br. 3 , 500 Less than 3 Br. 3,000 • - 6 The above standards are the higher of the standards that apply to the proposed development. Based on the above requirements the following lot area is required: Proposed site plan - required lot area . 2 Br. Units = 150 x 3 ,000 = 450,000 Sq . Ft . 3 Br. Units = 202 x 3, 500 = 707 ,000 Sq .Ft. \-/ Total = 1 ,157 ,000 Sq . Ft . Required @ 352 units = ± 3287 Sq . Ft. per D. U. Lot area provided = Gross Site less dedicated roads and Municipal Site = 50.32 - 7 . 354 - (±). 5 Ac. = 42 .466 Ac .= 1 ,849,819 Sq .ft . j 352 = 5 , 255 Sq . Ft ./D. U. 10. 9 LOT WIDTH - N/A 10. 10 OFF STREET PARKING In accordance with Article IX = 1 . 7 parking spaces per dwelling unit. Proposed = 2. 6 : 1 Ratio 10. 11 OFF STREET LOADING • N/A 10. 12 MAXIMUM BUILDING COVER Maximum building cover = 35% Proposed = 15. 78% of gross site 18. 69% of net site less decicated R. O.W. + (±) . 5 Ac . Municipal Site. B. Comparison to Master Plan . According to the Master Plan for the Village of Buffalo Grove the proposed site is designated for planned development - 6. The Master Plan also shows a north-south bike path within a north-south linear park approximating the location of the existing ponds + flood plain for the proposed development. Also shown is a public/semi -public site at the northwest corner at Busch Rd . and future Buffalo Grove Road. - 7 - • - B. Contact.' Consistent with the Master plan the proposed site plan dated : September 8, 1977, has provided for a linear park, and a public/ semi -public site at the northwest corner of the site. . From a density stand- point, the Master Plan shows a P. U. D. 6 designation which applied to the site of 50. 32 acres allows for a density of + 302 dwelling units . According to the P.U. D. Ordinance of the Village of Buffalo Grove a P . U . D. 6 classification falls within a P. D. 4 - 7 classification . The proposed density \..d for the subject property is 7 D. U. ' s/Acre or 352 D. U. ' s . The request is for the base density of 302 units according to the Master Plan and using the incentive formula described in the P. U . D. Guidelines , a maximum density of 7 D. U. ' s/Ac. maybe permitted . According to the P. U. D. Guidelines the following incentives may apply. 1 . 1 % for public building site - 1 % per acre not to exceed 5%. , 5 Acre Site = . 5% 2. 5% - provision of 50% of all required parking to be enclosed. Required Parking = 1 . 7/D. U. = 1 . 7 x 352 = 2 = 299 spaces to be enclosed - 404 proposed . 3. 1 % landscaped buffer strip - 1 % for each 10 Ft. in width in- cluding setback requirements - maximum of 3%. 4 . Excellence in quality and amount of landscaping - 3% maximum. 5 . Swimming pool - 5% for each pool - not to exceed 10%. 6. Lakes + Water features - 3% maximum. 7 . Provisions for pedestrian facilities such as plazas , trails bicycle trials , interior sidewalks , benches , etc. - maximum 3%. Maximum possible incentives for proposed development = 22 . 5%. Requested density increase - 50 units over 302 by Master Plan = + 16. 6%. C. Planned Development Requirement comparison . 1 . Minimum Area - 4 Acres - 50. 32 Ac . proposed . 2 . Maximum Ground Cover of Buildings - 35% of Gross Site - 15. 78% proposed. 3. Perimeter Setback - Proposed plan abutting Single Family Development to east - (2x) Height of Building = ± 44 Ft. - conforms. - 8 - SECTION IV A. PROJECTED POPULATION '(1 ) SITE PLAN DATED: September 8, 1978 Pre-School Elementary Jr.High Sr. High Adult Total Gr. k - 5 16r.. 6- 8 Gr. 9-12 0 - 4 Yrs. . 5- 10 Yrs; . _ .11 --13 Yrs. 14-17 Yrs. .18 + Up. (2) 2 Br.= 150 72 23 3 6 294 398 31-.= 202 102 95 26 32 404 659 1dta1 = 352 118 29 38 698 1057 B. Requried Park Land 5 . 5 Acres per 1 ,000 Population. 1057 i 1 , 000 x 5. 5 acres = 5 .814 Acres Lotted Open Space Provided = + 10. 3 Acres including bike path and detention areas . C. Required School Donation . 1 . School District 102. a ) Elementary = 8. 0 Acres per 600 Students . 2 Br. = 23 600 x 8. 0 = : 307' Acres @ $25 ,000 per Acre = .. $7675. 00 � 150 = $51 . 17 per unit. 3 Br. - 95 j 600 x 8. 0 = 1 . 267 Acres @ $25,000 per Acre = $31 , 675. 00 = 202 = $156.81 per unit. b) Jr. High = 15 .0 Acres per 900 Students. 2 Br. = 3 j 900 x 15 .0 = . 05 Acres @ $25 ,000 per Acre . = $1250. 00 j 150 = $8 . 33 per unit. 3 Br. = 26 i 900 x 15. 0 = 433 Acres @ $25 ,000 per Acre = $10,825 j 202 = $53. 59 per unit. 2. School District 125. High School = 40 Acres per 2300 students . 2 Br. = 6 j 2300 x 40 = . 104 Ac. @ $25 ,000 per Acre = $2600 = 150 = $17. 33 per unit. 3 Br. = 32 j 2300 x 40 = . 557 acres @ $25 ,000 per Acre = $13 , 925 j 202 = $68. 94 per unit. - 9 - • D. Summary of Donation . 1 . School District 102. 2 Bedroom donation - $51 . 17 - Elementary $ 8. 33 - Jr. High $ 59. 50 Total x 150 Units = $8 , 925 . 00 3 Bedroom donation- $156 .81 Elementary $ 53. 59 - Jr. High $210. 40 - Total x 202 Units = $42 , 500. 80 Total Donation to- School District 102 $8, 925. 00 + 42 , 500.80 = $51 ,425. 80 2 . School District 125 2 Bedroom = $17 . 30 x 150 Units = $ 2695 . 00 3 Bedroom = $68. 94 x 202 Units = $13 , 925 . 88 Total = 6,620.88 (1 ) Source: Illinois School Consulting Service "Table of Estimated Ultimate Population per Dwelling Unit" Dated : January 15, 1977 . (2 ) Source : Attached Single Family category from above table . (3) Source : Village of Buffalo Grove "Provisions for Land and/or Cash Donation To School and Park Districts" - Resolution - 72-35 (4) Source : Same as (3) above. E. Independent Survey Analysis . In addition to the Illinois School Consulting service figures for projected ultimate population per dwelling unit, Johnston Associates conducted an independent research investigation of similar develop- ments in the Chicago Area during the month of November , 1977. The study was done to compare the projected population from the Illinois School Consulting Services figures . Included in the study were the following projects ; "Lexington Green" - Lexington Development Corp. Schaumburg , Illinois . "Cambridge Square"- Richard J . Brown - Development . Libertyville, Illinois. "Briarcliffe Knolls" ) + )- Wiseman Construction Co . , Wheaton , Illinois . "Briarcliffe Lakes" ) - 10 =. For the Lexington Green Project , Schaumburg Township Consolidated School District No. 54 stated that out of a total project of 480 units consisting of 15% (72 Units ) 3 bedroom units and 85% (408 units) 2 bedroom units . there -are approximately- 24 students in grades k - 6th and approximately 5 students in grades 7 - 8 , for a total of 29 students in the elementary and junior high schools. For the "Cambridge Square" project, .the following was available for 88 units occupied of a total of 128 units. 1 . Total number of single residents = 34 (3 men , 31 women) . 2. Married residents = 54 (45 empty nestor, 9 young married) . 3. a) The single residents have a total of 12 children. b) The married have a total of 39 children . c) Of the 51 children : 13 (25%) are pre-school 18 (35%) are k - 5 (Elementary) 5 (10%) are 6 - 8 (Junior High) 7 (15%) are 9 - 12 (Senior High) 8 (15%) are college students. 4. Of the 88 units occupied, 50% (44) of the units are 2 bedroom + 50% (44 ) are 3 bedroom units . Johnston Associates was unable to obtain population figures for the Briarcliffe Knolls + Briarcliff Lakes projects . Although figures were also unavailable for the "Lake of the Winds " project; according to Mr. Barry Talbert of the Meister-Neiberg Co . ; of the 120 coachouse units sold , only 7% of the buyers had school age children at elementary, junior high , and senior high levels. If the information obtained is compared to the Illinois School Con- sulting Services figures , the total number of school age children would be: Projected Actual 2 Br. 3 Br. Total Cambridge Square: Elementary 7 21 28 (18) Junior High 1 6 7 (5) Senior High 2 7 9 (7 10 34 44 (30) •Lexington Green : Elementary 60 8 68 (24) Junior High 34 9 43 (5) Senior High N/A N/A N/A --- 94 17 111 29 Note: The projected population totals in the above table were projected from the I . S.C . S . Table of Estimated Ultimate Population dated: January 15, 1977 . The category used was the attached single family population factors . - 11 - In order to apply the information obtained to the proposed "Hidden Lake" project a common denominator was assumed. Because the projects studied have different densities and bedroom mixes and assumption was made that equaled the amount of school children generated by the project to the amount of bedrooms produced by the project. .Lexington Green Cambridge Square ; Hidden Lake 2 Br. Units 408 x 2 = 816 44 x 2 = 88 150 x 2 = 300 3 Br. Units 72 x 3 = 216 44 x 3 = 132 202 x 3 = 606 Total Bedrooms 1032/ 220/ 906 29 Children 23 Children Comparing the projects in terms of bedrooms and school children : Lexington Green = 29 x x = 25 1032 906 Cambridge Square = 23 = x x = 95 220 906 Although the information obtained .is not conclusive evidence that the I.S.C.S. figures are inaccurate , using the above comparision there is a substantial difference between the projected 147 school children that could attend School District 102 using the I.S.C.S. Table and the 25-95 students that could possibly: be generated by a comparative analysis. Taking the impact of the 147 students generated .by. the I . S. C. S . Table ; and assuming the highest ratio of 95 students using the comparison method; and applying both figures to the 25 year Impact Analysis formula used by School District 102 results in a substantially different impact of the proposed development on the School District . Using a conservatively low average sales price of $60, 000 per unit and assuming a builder contribution in both cases of $51 ,400 (the required donation by resolution 72-35) , the following result occurs : I . First year cost to District residents . Per capita tuition = $1 ,386 .87 - 118. 58 = $1 ,268.29 A. 147 students x $1 ,268 . 29 = $186,438 . 63. B. 95 students x $1 ,268. 29 = $120,487 . 55. II . Costs per 2nd year - 25th year to District residents . $1 , 268. 29 x school children - assessed value 6 ,969 ,600 x rate 2 . 268. A. $1 , 268. 29 x 147 - $158 ,070. 52 = $186,438. 63 - $158,070. 52 = $28, 368. 11 x 24 -years . = $680,834 . 64 (Cost) B. $1 , 268. 29 x 95 - $158, 070. 52 = $120,487 . 55 - $158,070. 52 = + $37 , 582 . 97 x 24 years = $901 , 991 . 28 ( Income) . - 12 - 4 t III . Cost of A New School . $2 , 900, 000 (Cost of new school ) - Builder contribution a Cost to District Builder contribution = $51 ,900 in both examples based on resolution 72-35. A. $2 , 900, 000 - $51 ,400 = 2 ,848,600 x 147 = $558 ,325. 59 750 B. $2 , 900, 000 - $51 ,400 = 2 ,848,600 x 95 = $360,822 . 66 750 IV. Summary of Cost. Method A Method B First year ) $186 ,438. 63 $120 ,487. 55 2nd - 25th year ' (-) $680,834 . 64 (- )+) $901 , 991 . 28 Building Costs (-) $558 ,325 . 59 (- ) $360,822. 66 Net Total (- ) $1 ,425 , 598.80 (+) $420, 681 . 07 A. = $1 ,425. 598. 80 j 25 years = $57 ,023. 95 cost per year. B. = $420 , 681 . 07 = 25 years = $16,827 . 24 revenue per year. Assuming that the above survey of school children generated by similar developments in the Chicago area more closely approximates current trends for developments of this nature , the above summary of costs to School District 102 reveals a substantial difference in the projected impact of the proposed "Hidden Lake" Development on School District 102 . 13 - • SECTION V SUMMARY : Based on the information presented in this report, the following analysis of the proposed "Hidden Lake" Development can be determined. The proposed development is consistent with the comprehensive master plan of the Village of Buffalo Grove in terms of land use and density as provided for in the P . U. D. Ordinance. The bulk requirements of the Village of Buffalo Grove Zoning Ordinance and Subdivision Ordinance have been maintained and or exceeded . Comparing the proposed development to similar developments in the Chicago area shows that the proposed development is similar in character, concept, building spacing and bedroom mix. On the other hand , the proposed development is less dense , pro- duces less area in .building cover and provides a higher park- ing ratio than the comparative developments . Although the impact of the proposed development based on pro- jected population figures indicates a possible detrimental impact to School District 102 , the additional population in- formation described in this report indicates a sustantial benefit to School District 102. With the exception of the policy items of dedicated roads versus private roads and loop streets versus cul -de-sac streets , the items of discussion previously outlined have been discussed and analyzed . In addition to this report there will be addi - tional exhibits presented to the planning commission addressing those items not covered in this report. u - 14 -