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
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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
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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
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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
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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.
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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
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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