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1978-04-12 - Plan Commission - Minutes aT' a Workshop Meeting Buffalo Grove Plan Commission April 12, 1978 NIPC Land Use & Housing Policies Chairman Genrich called the meeting to order at 7 :30 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Chairman Genrich Mrs. Force Mr. Shields Mr. Kandel Mr. Button Mr. Capitel Mr. Harris Commissioners Absent: Mrs. Sheldon Mr. Goldspiel Also Present: Mr. Thomas Fennell, Director of Community Development & Planning Mr. Jim Truesdell, Staff Planner Mr. Bartholomew Delaney, Planning Coordinator The Plan Commission and staff discussed the Northeastern Planning Commission documents on Land Use and Housing Policies and drafted the attached statement for Village Board review. Respectfully submitted Bart J. Delay Planning Coordinator o ram, PROPOSED STATEMENT OF NORTHEASTERN ILLINOIS PLANNING COMMISSION ON THE NEW LAND USE PLAN FOR THE SIX COUNTY REGION 1. Regional land use policies should encourage development where adequate urban service systems (or previously planned extensions) are in place or planned. 2. Regional land use policies should discourage plans for multiple family, industrial and commercial development in the unincorporated areas of the region where adequate urban service systems are not already in existence. 3. This region should have a capital improvements program, designed cooperatively by local governments for determining the need, location and timing or major public improvements. 4. The best way to manage development of "greater than local significance, privately owned" is by local governments acting cooperatively according to intergovernmental agreements and regional land use policies. This could be handled by municipal conference style groups. 5. This land use statement, from the Village of Buffalo Grove, is supported by two additional documents -- Resolution 75-41 and Lake County Housing Plan position statement -- attached and included as part of this response to the Regional Land Use Policy. The recommendations herein are intended to be consistent with statements previously made and should not be interpreted as a willingness of this community to yield or abrogate our already recognized municipal rights in any way. 6. The Village is quite concerned that the NIPC Proposed Region .;� Land Use Map deletes the long planned and sorely needed Route 53 extension (North of Dundee Road) . The existing Route 53 has been in service for several years. It handles thousands of vehicles each day. It should be obvious to any planning agency that present traffic volume demand is great enough on Dundee Road and Route 12 to justify a northerly extension. Also, and more importantly, from this Village 's viewpoint, the additional traffic on already heavily travelled roads imposes an undue hardship on the residents of Buffalo Grove, as it adds to current heavy traffic patterns. Approved by Plan Commission at meeting of April 13, 1978. .7; 11011, REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Wagner Farm April 5, 1978 d Chairman Carl Genrich called the meeting to order at 7:40 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Harris Mr. Shields Mr. Goldspiel Mrs. Force Mrs. Sheldon Mr. Capitel Mr. Button Commissioners Absent: Mr. Kandel Also Present: Mr. Harry Sleek, Levitt Mr. Bruce Johnston, Johnston & Associates Mr. William Hitzeman, School District 96 Mr. John Marienthal, Trustee Mr. Greg Boysen, Village Engineer Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner Approval of Minutes Commissioner Button moved to approve the minutes of the Public Hearing of March 22. Commissioner Force seconded the motion and upon voice vote the motion carried. Commissioner Goldspiel abstained. Commissioner Capitel moved to approve the minutes of the Special Meeting of March 22. Commissioner Button seconded the motion. The following corrections were made: On page 2, paragraph 3 under Candlewood Creek East, it should state that Commissioner Capitel made the motion reluctantly and did so merely to prevent construction of this development in the County and relinquishing control by the Village; page 3, paragraph 1, change the last sentence to read, "There is a chance modifications will be considered in regard to the bikepaths."; page 3, paragraph 2, line 3, change "$-7" to "R-7". Upon voice vote the motion carried. Commissioner Goldspiel abstained. Commissioner Shields moved to approve the minutes of March 15. Commissioner Force seconded the motion. The following correction was made: On page 6, paragraph 4, Commissioner Capitel's motion should have stated that this did not belong at the Plan Commission and the Village Board is requested to take action with regards to the deed and it is also recommended to-'W the Village Board the extension of Brandywyn to Aptakisic Road. Upon voice vote the motion carried. Commissioner Button abstained. Regular Meet n plan Commission 4/5/78 1 -2- Wagner Farm/Levitt Mr. Sleek showed their proposed plan and stated that the radius of the curve on Brandywyn is in the range of 184' . He then showed the plan proposed by the school district for use of the school site. On this drawing the radius is 154' . Mr. Boysen stated that Brandywyn is a collector street and if the radius is made excessive you will be creating a hazard. For a speed of 25 m.p.h. 184' would be all right but 154' would not be. He would not like to see the curve made smaller than it already is. Mr. Sleek added that there does not seem to be a definite radius mentioned in the ordinances. Mr. Boysen stated that if the speed limit is 30 m.p.h. the curvature should be about 200' . Mr. Hitzeman stated that a larger curve than 154' will force the school to move the parking and other areas further north and this would encroach on other land they had planned to use for a playground. Mr. Boysen stated that the 184' radius is not too bad but he would prefer a 250' radius. He suggested that they begin the curve at a lower point and make the radius 250' . By doing this, the school district would also get more land. Chairman Genrich asked why the developer decided on duplexes rather than better homes. Mr. Sleek replied that Levitt does not have the name to build a $150,000 home. Also, by the end of the year they expect the multi-family home to be more popular than the single-family because so many people cannot afford the single-family. Mr. Johnston showed on an overlay a 250' curve in relation to the school property. He stated that it should work but there will still have to be adjustments made. Mr. Hitzeman stated that he recognizes the problem with the curvature of the road. They prefer the original curve but can work within the parameters of whatever is dictated by the road. He will have to take this back to the School Board. Commissioner Capitel stated that it is a shame that the lesser of two evils has to be accepted on such an important thing as a school site. This is a point that should be recognized by the Village in future dealings with developers. The land plan for the development seemed to come first and the school site last. Commissioner Goldspiel stated that the school has been considered all along but there was not enough consideration given to Brandywyn. `./ Mr. Boysen stated that he would be satisfied with what was shown by Mr. Johnston on the overlay. Chairman Genrich polled the Commission on the 250' radius if it posed no problems with the School Board. The majority of the commissioners Plan Commission li Regular Meeting 4/5/?8 i I f Li i -3- were in favor of the 250' radius. Commissioner Harris recommended that the school district consider using the southeast piece of property for parking. Commissioner Goldspiel seconded the motion. Mr. Delaney and Commissioners Harris and Button will attend the School Board meeting on Monday night and express the Plan Commission and Village Engineer's recommendations. Upon roll call vote the motion carried unanimously. Commissioner Force asked that the possibility of a right-angle turn on Brandywyn in the -area of the school site be investigated. There was further discussion on this. Mr. Boysen stated that he would be concerned abOut this because it has been set up as a collector street. If it was actually shown, he feels they would wish it wasn't there. It would look like two developments came together with no planning. Mr. Delaney will draft a letter to take to the School Board meeting from the Plan Commission. Regarding the southeast corner of the development, Mr. Sleek stated that they were asked to supply a connector street to a possible development to the east. An overlay was shown depicting this. Mr. Truesdell stated that the purpose of this is to open up the small parcel to the east. Commissioner Harris questioned the necessity of connecting every single neighborhood but Commissioner Goldspiel felt it was necessary to allow traffic to go through to major municipal features. Mr. Boysen stated that the area to the north in this section is largely in the flood plain. The southern half is higher ground. There will not be a lot of room to do much more than put in-a cul-de-sac. Then, you would have a cul-de-sac off of a major street. It should be run into the collector system. Chairman Genrich polled the Commission on the connector street and the majority were in favor of it. In response to Commissioner Harris, Mr. Sleek stated that none of the duplexes would have more than three bedrooms. Mr. Johnston added that they conform to R-7. Commissioner Harris asked if they would be agreeable to rezoning to R-7 and Mr. Sleek replied that they would not be adverse to rezoning at a later date. Chairman Genrich asked for the commissioners reaction to the duplexes. Commissioners Harris and Shields were agreeable to duplexes. Commissioner Goldspiel stated that he did not feel they should commit themselves to this type of development until they see the tax impact, models, how they fit on the land, etc. Commissioners Force and Sheldon agreed with this; however, they added that they are not uncomfortable with duplexes, Commissioner Capitel stated that he did not necessarily feel that Plan Commission Regular Meeting 4/12/78 -4— the duplexes would enhance the standards of housing in the community. Commissioner Button stated that he shares the concerns of Commissioner Goldspiel and Commissioner Force. Considerable discussion followed on upgrading the standard of housing in the Village. When asked what would happen if the duplex plan was not approved, Mr. Sleek stated that as an alternative they would consider the attached townhouses. He then reviewed the tax impact between the proposed and previous plan. LI Commissioner Goldspiel listed his major concerns with the development as: 1. The ownerships pQ u .+',�-o-,l 2. Seems to be too many cul-de-sacs. 4_ 19_7S 3. The side-swing drives (feels there will be too much concrete ,I"' in the front yards). c 4_147cz 4. Concerned about how this will interface'Long Grove. 5. Concerned about the church site. 6. What format will the floodway and Aptakisic Creek take? Will it be a concrete moat, natural, bridging for bike paths, etc. Regarding the drainage area, Mr. Sleek stated that the grades coming back from the floodway will be approximately 1%. Mr. Delaney will get copies of the Annexation Agreement for members of the Commission. Peters Property Mr. Delaney reviewed the proposed use of this property and the zoning problems involved. He stated that a Public Hearing has to be held on a zoning text amendment to allow for a service office in a residential area using a special use. When he and Mr. Raysa have drafted something, he will send Chairman a copy of it before it goes to Public Hearing. Adjournment The motion was made and seconded to adjourn. The meeting adjourned at 10:25 P.M. Respectfully submitted, APPROVED:I'll • 44 C c& onhart Recording Secretary61-- Carl Genrich, Chairman Plan Commission Regular Meeting 4/5/78 -5- ADDENDUM To: Plan Commission From: Carl Genrich After our meeting Wednesday, I met Thursday afternoon with Jim and Bart. These are the areas that the staff will be researching and giving us a solid staff position on: 1. Additional input on the general neighborhood planning framework (including what is proposed for the adjacent piece next to Buffalo Grove Road). 2. Internal road network.(Too many cul-de-sacs? Any modifications proposed? Check streets and right-of-way widths. Also, further consideration of 90 degree turn.) 3. The broad area of drainage, open space, public land use, bike paths. (Any suggested ancillary uses to the well site. How would the bike paths relate to the neighborhood network. Consider showing three drainage boundaries - 5 year, 25 year, 100 year. Proposed program for open space maintenance responsibility.) 4. Check out plan proposed to R-7 standards. 5. The staff has been working on a cost benefit formula. They may attempt to relate it to this proposed development as contrasted to the approved plan. 6. A Lake County Planning Department review of this project was just received. The staff will review and comment upon their proposals. The Plan Commission will get copies for our next meeting. 7. Harry Sleek was asked to try to meet with the Park Board prior to our meeting on 4/19. At the very least, the staff will be reviewing the plan informally with the Park District staff so that we might have an idea of the Board's probably position. (-4-) Lu Carl Genrich, Chairman CG:li