1978-03-22 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Candlewood Creek East
March 22, 1978
Chairman Carl Genrich called the meeting to order at 7:40 P.M. in the
Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Chairman Genrich
Mrs. Force
Mrs. Sheldon
Mr. Capitel
Mr. Button
Commissioners Absent: Mr. Harris
Mr. Shields
Mr. Goldspiel
Also Present: Mr. 011e Saarinen, Developer
Mr. Quinn Hogan, Developer
Mr. Gary Weiss, Project Engineer
Mr. David Addis, Attorney
Mr. John Marienthal, Trustee
Mr. Bart Delaney, Planning Coordinator
Mr. Tom Fennell, Director of Community Development
and Planning
Mr. Jim Truesdell, Staff Planner
Chairman Genrich reported that Commissioner Goldspiel had called and he
would be arriving late. Commissioner Kandel had called and he would not
be at the meeting.
Chairman Genrich read the Notice of Public Hearing published in the
Buffalo Grove Daily Herald on March 7.
Mr. Addis introduced himself, Mr. Hogan, Mr. Saarinen and Mr. Weiss.
Chairman Genrich swore them in as witnesses.
Mr. Addis showed the Plat of Subdivision for Candlewood Creek East (#178-3)
and stated that it is the same as the one shown to the Plan Commission
at the last meeting. The site consists of 12 acres. The east boundary
line is the Commonwealth Edison right-of-way. East of this is the Soo
Railroad line. South of the site is Pauline Avenue extended and to the
north is Pope Boulevard.
Mr. Addis stated that the site is in the area generally known as Horatio
Gardens. This is unincorporated Lake County. The area they are proposing
to build on is zoned UR-2 which is multi-family. They are asking for
an R-5 zoning classification and the plat is designed to meet this.
There are 44 buildable lots and one detention lot (lot 33). Each of the
Plan Commission
Candlewood P.H.
3/22/78
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lots meets the Zoning Ordinance criteria. No variations are needed. The
price range of the homes will be from the lower 70's to 89,000.
Mr. Addis reviewed the history of this development with the Village. He
originally sought to subdivide and improve with essentially the same uses
in Lake County. However, the approval of the Village was needed. When
the developer came before the Village, he was asked to annex so the
development would be under Village control. This was acceptable to the
developer.
Regarding the school and park donations, Mr. Addis stated that it is
proposed to make a school donation in cash in lieu of land. Because the
site is so small, they also propose to make a park donation in cash in
lieu of land. They met with the Park Board and this is acceptable to
them. They have written a letter to the Village accordingly. It is also
acceptable to both school districts. They, too, have sent letters to
this effect.
Mr. Delaney reported that the staff has reviewed this plat from a
planning aspect. The lots all conform and the right-of-way is what
is required. There is still the subject of Pauline Avenue. The developer
is offering a 331 half right-of-way. The remaining half is in the Village
boundaries. Both the school and park districts have informed the staff
that they agree to the cash donation. Regarding the police and fire
departments, for a period of time they will be forced to use Pope Blvd.
for access due to the fact that Pauline will not be constructed to the
length of the subdivision. The detention area will be dry detention
Mr. Delaney went on to state that the status of the Commonwealth Edison
right-of-way is not known but upon the request of the Village or Park
District, he will look into starting the proceedings for a lease as
mentioned in his memo of March 22, 1978.
In response to Commissioner Capitel, Mr. Delaney stated that the south
side of Pauline is in the Village boundary.
Regarding the status of Pauline Avenue, Mr. Fennell stated that the
staff has been directed to investigate the improvement of Pauline from
the tracks to Route 83. The property immediately to the south is owned
by a landowner and zoned industrial. Chairman Genrich stated that this
was discussed in a Workshop Session and the Commission agreed that at
this time priority should be given to get Busch/Deerfield Road squared
away before completing Pauline.
In response to Commissioner Sheldon, Mr. Addis stated that the width of
construction of Pauline Avenue is 13i feet from the south property line
to the curb line to the north. Chairman Genrich stated that at one time
the developer had stated it would be 171. Mr. Addis replied that they
would be willing to make it 171 .
Commissioner Force was concerned about the availability of sewer and water.
Mr. Fennell stated that it is the engineer's feeling that the appropriate
sewer and water is available.
Plan Commission
Candlewood P.H.
3/22/78
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Commissioner Button asked if the Village contemplates building the
other half of Pauline in the foreseeable future. Mr. Fennell replied
that it would be built but not before the development is completed.
Mr. David LeMaire, 2902 Pope Blvd., was concerned about:
1. Construction traffic using Pope Blvd. which is not under
Village control. It has already had to be resurfaced three
times in three years.
2. The impact on the school. Next year the school children from
District 102 will be bused to Miner School in Arlington Heights.
There is definitely not adequate school facilities for additional
children.
Mr. Fennell stated that the Village has an ordinance which requires a
subsidy donation by the developer to the school district. This is based
on the number of children generated by the subdivision. There is a new
school site provided in the Ridgewood subdivision which District 102 will
be looking into for a future school.
Chairman Genrich stated that if the Village had not objected to this being
developed in Lake County, it would have been tacked onto Lake County's
sewer and water system, there would possibly have been more homes and
the donation to the school district would probably have been less.
In response to Commissioner Force, Mr. Saarinen stated that they have an
automatic go-ahead to develop in Lake County if turned down by Buffalo
Grove.
The Public Hearing closed at 8:20 P.M.
Respectfully submitted,
Li da Isonhart
Recording Secretary
APPROVED:
‘f.V11.4'
Carl Genrich, Chairman
SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Tanglewood (Falcon) , Candlewood Creek East
Marcia 22, 1978
Chairman Genrich called the meeting to order at 8:35 P.M. in the
Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Chairman Genrich
Mrs. Force
Mrs. Sheldon
Mr. Capitel
MF. Button
Commissioners Absent: Mr. Harris
Mr. Shields
Mr. Goldspiel
Also Present: Mr. Jerry Falcon, Developer
Mr. Alan Uman, Engineer, Falcon
Mr. 011e Saarinen, Developer, Candlewood (.eek
Mr. Quinn Hogan, Developer, Candlewood Creek
Mr. Gary Weiss, Project Engineer, Candlewood Creek
Mr. David Addis, Attorney, Candlewood Creek
Mr. John Marienthal, Trustee
Mr. Bart Delaney, Planning Coordinator
Mr. Tom Fennell, Director of Community Development
and Planning
Mr. Jim Truesdell, Staff Planner
Tanglewood (Falcon)
Commissioner Capitel moved that the Plan Commission recommend to th
Village Board the approval of the Final Plat of Tanglewood Phase I as
submitted with consideration given to the possibility of changing the
street name from Irma Court to Tanglewood Court. Commissioner Button
seconded the motion.
Mr. Fennell referred to discussion at a previous meetings in which the
developer had stated that as many of the trees as possible would be saved.
The trees that were removed would be replaced in like number on the park
site. Mr. Falcon stated that he agrees with this. He added that in the
area in question, about 50% of the trees at this time are dead and the
balance may be dead before they get into the ground due to disease. They
will replace the number of trees mentioned in the minutes of that meeting.
Plan Commission
Special Meeting
3/22/78
-2-
The following vote was taken on the motion:
Commissioner Force yes Commissioner Capitel yes
Commissioner Sheldon yes Commissioner Button yes
The motion carried.
Candlewood Creek East
Commissioner Force stated that she felt the parties involved were
asked to address themselves to annexing to the Village rather than
going to the County and the residents present should be made aware
of this.
Commissioner Button felt the primary reason to be positive on this
motion is to inhibit the hardship on the adjacent areas and to plan
for the future. He added that he is concerned about the development of
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Pauline Avenue. ��'� C w nd c�.c�,a�.nA.,:c�,r,, c� , �:
Commissioner CapitelTmoved to recommend to the Village Board the appr val
of the tentative plat of subdivision (#178-3) for Candlewood Creek East
and that appropriate action be taken on the petition for annexation.
Commissioner Button seconded the motion.
Chairman Genrich stated that when there has been development, other than
very low density, in unincorporated areas, there has not consistently
been good planning nor adequate contributions to the park and school
districts. There have been extreme situations created where people
have not been well served by police, street cleaning, snow removal and
general public services.
The following vote was taken on the motion:
Commissioner Force no Commissioner Capitel yes
Commissioner Sheldon no Commissioner Button yes
Chairman Genrich yes
The motion carried:
Chairman Genrich felt that two things should be identified to the Board:
1. There is a recreational possibility that can be worked out
with the staff, Park District and Commonwealth Edison.
2. The question which surfaced from a Horatio Gardens' resident
that there will be an impact on the roads and the Village
should consider that there may be some resurfacing or something
else that must be done. With regard to this, Commissioner
Sheldon mentioned the possibility of the developer providing
a temporary route for construction traffic.
Chairman Genrich will write a letter to the Board in this regard.
Plan Commission
Special Meeting
3/22/78
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The Commons
Chairman Genrich reported on action taken by the Village Board regarding
this development. A construction agreement has been worked out with a
recapture clause for the developer to build Farrington. Also, the Park
District has said they will accept and maintain the parks. There is a
chance ►so rill-be-c-ons-ruc-ed---in regard to the bikepaths.
(YrAgkuttLbru3 L .3-e- C 1sLA;
Communications 4- '7�
Chairman Genrich stated he had received a Notice of Public Hearing from
Cook County. They are considering rezoning the area on the south side
of Nichols, east of Route 53 and west of Wilke from R-4 to _General �..�
Residence District. He feels the Village should be represented at that
meeting (April 7) and it should be stated that they have too much density4 5 77
for an unincorporated area. He asked that the Plan Commission make a
recommendation to the Board that the staff represent us at that meeting
and state this. Mr. Delaney will draft something in this regard.
Chairman Genrich reported that he also received a Notice of Public
Hearing on the Stavros' property at Nichols and Arlington Heights Road.
Kennedy wants to build there.
Adjournment
Commissioner Button moved to adjourn and Commissioner Force seconded the
motion. The meeting adjourned at 9:10 P.M.
Respectfully submitted,
i da Isonhart
Recording Secretary
APPROVED:
(?.::e6Li.,;404
Carl Genrich, Chairman