1978-05-17 - Plan Commission - Minutes PUBLIC HEARING - STRATHMURE ESTATES (LEJITT/'wAGNER FARM)
BUFFALO GROVE PLAN COMMISSION
MAY 17, 1978
Chairman Genrich called the meeting to order at 7:45 PH.
Commissioners Present: Chairman Genrich
Mr. Harris
Mr. Shields
Mr. Goldspiel
Mr. handel
Mrs. Force
Mr. Button
Commissioners absent were Sheldon and Capitel .
Others Present : Mr. Harry Sleek , Levitt
Mr. Bruce Johnston, Johnston & Associates
Mr. D. M. Doughty , Village Administrator, Long Grove
Mr. Stan Crosland, Park District
Mr. William O'Reilly, Park District
Mr. John Marienthal , Trustee
Mr. Bart Delaney, Planning Coordinator
Mr. Jim Truesdell , Staff Planner
Chairman Genrich stated that this Public Hearing is on the Planned Unit Development
of Strathmore Estates, and that the purpose of this Hearing is to allow the
developer to officially present his proposals.
Mr. Harry Sleek , 415 Larchmont , Vernon Hills, Vice President of Levitt Land, and
Mr. Bruce Johnston, 1410 Higgins, Park midge, Architect , were sworn in by the
Chairman .
Mr. Johnston exhibited maps showing the zoning, road systems, and topography of
the land. He stated that Brandywyn Lane will be the main artery in the duplex
area.
Mr. Johnston said that an 11 acre school site has oeen deeded and turned over to
the Village. There are 2/i acres designated as a church site, and a l3' acre well
site to be deeded to the 'Village. The school site is tied in to the housing on
the south side by a bike path. There is a 10' buffer on the back of the lots which
back up to Aptakisic Road. There is a 60' radius in the turn-grounds.
Mr. Johnston stated that they are not asking for any variations from the R-7
zoning ordinance.
The units will have 2 car garages, 3 bedrooms, and the square footage will range
from approximately 1 ,100 to 2,000 square feet . The styles of the homes will
include a ranch, a split-level, and two 2-storys.
Mr. Johnston showed a map of the concept as to how the park area might be handled.
He is working with engineers and a landscape architect to try and maximize the
creek setting fur this passive park.
fir. Sleek stated that a letter of intent dated May 15, 1978 was hand-delivered to
the Park District un May 15. The letter indicated Levitt's intention to provide
$200 per unit for landscaping the open space.
Buffalo Grove Plan Commission
May 17, 1978
Page Two
A drainage report was submitted to Mr. Boysen on May 8, 1978.
Mr. Sleek asked that the Village Engineer get some assistance in reviewing the
report so that the developer knows where he stands , and won' t have t❑ delay the
project , as the eartn work can only be done during the months of July and August.
He further stated that Levitt is prepared to finance the fee for ccnsultant
assistance.
`./
Mr. Crosland received a letter from Mr. Sleek on Monday, May 15. Mr. Crosland is
concerned with the flatness of the land, and the fact that it drains very slowly.
The Park District is approving the concept, but has not accepted the land as yet.
The Park District wishes to be sure that the 200 per unit that the developer is
offering is in addition to fine grading and seeding with turf grass. The Park
board approved the passive landscaping provided. The school play field area
meets all specifications.
Mr. O'Reilly stated that the Park District is looking favorably on the passive
park.
Mr. Crosland stated that the Park District hopes to establish a co-operative
maintenance program witn the Village. He also said that the Park District will
prooably eventually receive or accept this land.
There were no representatives present from the School District.
Ordinance 73-4, page 9, paragraph 15 does not set forth any donation to District 125.
Mr. Delaney noted paragraph 10, page 6 as the earagraph relating t❑ school and
park donations.
Chairman Genrich noted that the developer has donated a school site to District 96,
and that Mr. Sleek has made clear that he has no intention of donating any
land to District 125.
Mr . Cal Doughty spoke next . His first point was to compliment the developer on
offering so much green area in this developmRnt .
Mr. Duughty then stated that the main reason he came to this Hearing was the
critical point of drainage in this area. The detention/retention area overflows
onto private property in Long Grove, and the Long Grove property owners are very
concerned about the drainage from this area. They feel that reconstruction may
slow down the already very-slow drainage even further.
One property owner has already had an entire row of trees torn down by accident;
there is a similar row of trees on the boundary of this property, and he is very
concerned that the same thing might happen again.
The construction trailers and activity are right next door to this property owner,
and Mr. Doughty feels they could be moved to another area of the site.
Mr. Sleek stated that the Archdiocese of Chicago is one of the owners of
this border-line property. He said that , when the detention area was built in
Strathmore Grove, they were satisfied with what was done. He was not aware that
a problem had been created. He also said there is very little movement of water -
only about 1/4 ' per second, and that the property will be graded to drain into the
creek.
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Buffalo Grove Plan Commission
May 17, 1978
Page Three
There will be a 1% slope of the land toward the creek .
Mr. Johnston said that the ground will oe covered with grass mixed with wild
flower seed of annuals and perennials , so that it will be indigenous in
prairie condition. The area will be passive, and low maintenance.
`�c',ommissioners Harris and Goldspiel stated that they were under the impression
that "passive" meant "non-ballfield" , not "wild" . They felt that the wild
flowers would present a proolem to those people suffering from allergies or
hayfever.
Commissioner Shields asked if there will be a bridge across the creek for the
bike path, and Mr. Sleek assured that there would be.
Chairman Genrich feels that an engineer must be consulted regarding the drainage
problem, and is in concurrence with Mr. Sleek that this area must be developed
at the right time. He feels that it is a very tight situation, and that it looks
nice on paper , but wonders whether it will work out in the field. He is concerned
about the back-up problem of the water, because there is only 1/2 ' drop from
one end of the creek to the other. Mr. Genrich asked Mr. Sleek what would happen if
it were to rain heavily every day for a week . He also asked Mr. Croslane if the
Park Board is going to work with the landscape developer. Mr. Crosland answered "yes" .
Commissioner Force stated that the a200 per unit donation would be at today 's prices ,
and would like to see specifics of what Levitt intends to do with the site. Mr .
Sleek said he is going to do turf grade seeding, put in a bike path, and rehabili-
tation of bridges. He said he wants to give ; 10,000 for whatever aalG,000 will do.
Commissioner Force wondered if the Fire Department was satisfied with the width
of the cul-de-sacs. Mr. Delaney said that the Fire Department feels that there
are alternative ways to handle cul-de-sacs, but will accept the way they are.
Mr. Truesdell quoted from a report that it is more economical to build trucks to
fit streets, than streets to fit infrequently used trucks.
Mr. dutton stated that he was satisfied with the plans.
Mr. Sleek said that the lots would be called "25M and 258" ; there would not be
separate numbers on one lot; ulk L. crfrivit _ '- �'
�1- 78 U"
Mr. Sleek commented on the common driveways. He said the_ plats of survey would
show easement for each owner using the other 's driveway.
Mr. Sleek said that the Bicentennial Park is the same terrain as the "passive"
park will be.
Chairman Genrich stated that the ericinel annexation agreement expired after
five years.
Commissioner Goldspiel was in favor of disapproving the approved plan.
Mr. Sleek stated that the church site would be in Levitt 's hands until someone
purchased it.
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Buffalo Grove Plan Commission
May 17, 1978
Page Four
Mr. Harris asked what would happen to the school site if the project was not
built. Would the school district nave to bring in water , utilities, etc.?
Mr. Sleek stated that if Strathmore Estates is not built, his only obligation
is 428 ,000 to fine grade and seed the land.
Mir. Harris stated that the terms of the annexation agreement are no longer in
irder. He feels the Village Attorney should be consulted to determine the present
status of the land.
Chairman Genrich asked for members of the public with questions to come forward.
Mr. Barry Kothari, 206 Aptakisic Road, Long Grove, who is one ❑f the property
owners that border this development , posed the following questions.
Mr . Kothari questions the grading. He feels that it looks as though some
drainage will be on his property, and that the Village Engineer should look
at this, and insure that the water will go into the creek . There is a natural
spring where the creek originates. The Archdiocese land is very flat, and
could revert back to the source of the spring. Mr . Kothari thinks that this
will create more flooding at the source of the spring, rather than at the other
end.
Chairman Genrich adjourned the Puolic Hearing at 9:40 PM.
Respectfully submitted,
C3.c��xa,K,
anet .Sira"jfan
Recording Secretary
APPROVED:
;'te4Wre.04
Carl Genrich, Chairman
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
MAY 17, 1978
Chairman Genrich called the meeting to order at 10:00 PM.
Commissioners Present : Chairman Genrich
Mr. Harris
Mr. Shields
`./ Mr. Goldspiel
Mr. h5andel
Mrs. Force
Mr. Button
Commissioners absent were Sheldon and Capital .
Others Present : Mr. Harry Sleek , Levitt
Mr. Bruce Johnston, Johnston & Associates
Mr. D. M. Doughty, Village Administrator, Long Grove
Mr. Stan Crosland, Park District
Mr. William O'Reilly, Park District
Mr. John Merienthal , Trustee
Mr. Bart Delaney , Planning Coordinator
Mr. Jim Truesdell , Staff Planner
Commissioner Shields moved to accept the minutes of the April 19, 1978 meeting,
subject to corrections. Commissioner Goldspiel seconded the motion. The motion
unanimously carried by voice vote. Commissioners Force and Harris abstained.
Regarding the May 3, 1978 Workshop Meeting minutes, Commissioner Goldspiel made
the following corrections:
Parcel B - The northwest corner would possibly be commercial , located on Buffalo
Grove Road, rather than Route 83.
STRATHMORE ESTATES - (Levitt/Wagner Farm)
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Commissioner Button made a motion that the Commission approve the Plan dated
May 15, 1978 for Strathmore Estates (Levitt/Wagner Farm) The Commission also
recommends that the Village take advantage of Levitt 's offer of financial �n
assistance for Further engineering study. 6 d ' •'q(�u1'gtl. MkauL:
'i 1-7-T-%6444_
tiLE
Seconded by Mr. Shields ,(the vote carried 4 to 3 in favor.)--------- •
IA aght
Commissioners voted as follows : Harris - No ; Shields - Yes ; Goldspiel - No; �,,
iandel - Yes; Force - No ; Button - Yes; Genrich - Yes. Commissioners Capitel and
Sheldon were absent.
I-77
,,,,^n
Commissioner Force inquired as to the current status of our engineer 's progress.
Mr. Delaney answered that the staff is currently reviewing a report from the
Army Corps of Engineering.
Mr. Sleek said that he needs at least 6 weeks of dry weather to do the earthwork
on the project, and he wants to have the detention work begun soon.
ae
Buffalo Grove Plan Commission
May 17, 1978
Page Two
Commissioner Goldspiel feels that approval of this project would be inappropriate.
He feels that we must have input from the Village staff on the drainage plan so
that we can tell what we will have to deal with. He is concerned with the "wild
flowers" and weeds taking over the park ; he feels that we need more information;
and he feels that we should know the legal status of the land.
Commissioner Button likes the overall plan, and likes the use of the land. He
maid that he was informally informed by the staff that they see no problems.
He is basically in favor of the plan, and feels that the land is no worse off
under development than it would be naturally.
Commissioner Harris agrees with a number of comments made by Commissioner
Goldspiel . He feels we should take advantage of the developer's offer to pay for
bringing in an outside consultant to evaluate the land; and, therefore, feels
we should postpone further action until the first meeting in June.
Commissioner Harris moved that we table this motion. Commissioner Goldspiel
seconded. The vote carrieu 4 to 2 against. Commissioners voted as follows :
Harris - Yes ; Shields - No; Goldspiel - Yes; Kendal - No ; Force - No ; Button -
No. Commissioners Sheldon and Capitel were absent.
Commissioner handel likes the plan, and the fact that it is different. He
feels the weeds will not he a problem if the area is properly maintained.
Chairman Genrich feels this drainage plan is not too different from the original .
He said requirements will have to he met ; and feels tnat we should realize that
we will never have a complete engineering review when making preliminary con-
ceptual review of a plan. He also feels there will be a mutual agreement with
the Village in terms of maintaining the area, regardless of who owns it.
As to the legal status , Chairman Genrich feels that there would not be anything
wrong with amending the motion to show that we sneak to the Village Attorney as
to exactly what the legal status of the land is at this time .
Chairman Genrich suggested a motion for approval of the plan be made with
the inclusion of swale on the Western portion of the property, so that there
would be no Eastward drainage in the school parcel area, which might be raised
slightly above its present grade.
LEXINGTON HILLS
Mr. Delaney would like to recommend that the Commission make a positive recom-
mendation endorsing what the Board has done. The developer would like gproval
Le from the Plan Commission and the Board.
Chairman Genrich asked if the Plan Commission must approve the preliminary plan.
Mr. Delaney said it is not required. The Board has already annexed the property
to the Village.
Chairman Genrich stated that, before they come in with the final plat, we should
have the opportunity to review it .
Commissioner Goldspiel wanted to know how this lines up with Highland Grove
Drive. Mr. Johnston explained the difference on the present plan from what the
Plan Commission originally saw. He stated that the basic purpose of the changes
were to eliminate any variations.
Buffalo Grove Plan Commission
May 17, 1978
Page Three
Commissioner Kandel grade a motion to approve the Preliminary Plan for
Lexington Hills, revised date March 15, 1978, subject to the following
corrections :
. . . .that the addition of street names be shown on the Preliminary Plan ,
. . .that the actual zoning should oe shown ❑n the Preliminary Plan,
`/. . . .that the park detention plan area of 1 acre should be shown to be dedicated,
. . . .that the developer agree to submit an amended plan of development after 911
final surveys are made, illustrating all property lines.
Seconded bti; Mr. Harris, the vote carried unanimously.
Commissioner Shields made a motion to adjourn. Mr. Button seconded. The meeting
was adjourned at ll :CC PM.
Respectfully submitted ,
Janet Sirabian
Recording Secretary
MPPROUED:
(411i11":4C4
Carl Genrich, Chairman