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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. • 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. • 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) grni viTerna r ewr -eiv- sa , ed--drat- the-corm 3sTan-- pz.avah iis-kp.la,D�_ yw.0 6-a 1``7g 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