1978-03-15 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Weiland Road Joint Venture (Henderson/Koch)
Levitt/Wagner, Highland Point, Carley, Zoning Map
March 15, 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
Mr . Harris
Mr . Goldspiel
Mr . Kandel
Mrs . Force
Mrs . Sheldon
Mr . Capitel
Commissioners Absent : Mr . Shields
Also Present : Mr. Ted Henderson, Developer, Henderson/Koch
Mr . Robert Harms, Henderson/Koch
Mr . Richard Glauner, Henderson/Koch
Mr. Harry Sleek, Levitt
Mr . Bruce Johnston, Johnston & Assoc. , Levitt
Mr. Jon Nelson, Johnston & Assoc . , Levitt
Mr . Tex Guggemos, Std. Pacific, Highland Point
Mr . Robert Cowhey, Cowhey & Assoc. , Carley
Mr . Christopher Carley, Carley
Mrs . Lyana Back, District 96
Mr . James Button, Prospective Member
Mr . Stan Crosland, Park District
Mr. John Marienthal, Trustee
Mr . Greg Boysen, Village Engineer
Mr. Bart Delaney, Planning Coordinator
Mr . Tom Fennell, Dir. of Community Dev.
Mr . Jim Truesdell, Staff Planner
Chairman Genrich reported that Mr. Shields had informed Mr. Delaney
that he would not be present at tonight ' s meeting.
Approval of Minutes
Commissioner Kandel moved to approve the minutes of March 1 subject
to changes and corrections . Commissioner Force seconded the motion.
Plan Commission
R.M. 3/15/78
-2-
The following corrections were made : Page 3, line 3 of first
paragraph, change "depleted"to "deleted"; page 3, last sentence
of second paragraph, after "what will inevitably be a . . . . " insert
"commercial " ; page 6, paragraph 4, insert after the first sentence
"Commissioner Force asked clarification of the density referring
to the Zoning Ordinance, page 33, Section 5.4a, which says 'The
units per acre being calculated on a gross acreage of the site . '
Does that mean entire site or residential part of the site? Discussion
followed and Commissioner Harris and Mr. Fennell clarified that it
was the acreage on the entire site in just residential " ; page 6,
after item #1 insert, "Commissioner Harris asked a question pertaining
to density calculations." ; page 3, paragraph 5, insert after first
sentence, "Mr . Delaney stated that there was no difference in the
buffer."; page 3, paragraph 6, in line 3 change "satisfactory" to
"permissible " and in the same paragraph, last line, delete "satisfy
the O&R restrictions . " and insert "be permitted under O&R restrictions . "
Upon voice vote the motion carried that the minutes be approved.
Weiland Road Joint Venture (Henderson/Koch)
Chairman Genrich reviewed the four points listed in the minutes of
March 1 that the developer was to comply with.,
Commissioner Harris stated that he does not agree with the developer ' s
calculations on the density. The biggest discrepancy was on the
recreation facilities. Mr . Henderson replied that they will end
up with greater footage than indicated in these figures . They
have been confirmed with the staff and do conform with the ordinance .
Mr . Henderson stated that the design features provided for in the
ordinance will be provided for in this PUD. Discussion followed.
Mr . Fennell stated that he does not know how the quality of the
design features can be determined at this point in time .
Commissioner Kandel asked if the plan is approved and the developer
falls short on the incentives, what recourse does the Village have?
Mr . Fennell replied that he could be held to the incentives or
suggest that one model of the building be removed or held in abeyance
until some statement of the design is presented. He added that the
only thing he has a problem with is the design feature . However, the
will be done in three phases with each coming back for review, so there
will be additional chances to look at it.
In response to Commissioner Harris, Mr . Henderson stated that they
are committed to building the trails and paving them. They will be
eight feet wide .
Plan Commission
R.M. 3/15/78
v
-3-
Commissioner Force asked Mr . Henderson to clarify the units per
acre they are asking for on the residential site . Mr . Henderson
responded that they are proposing 174 units on 8 .71 acres. This
equals 20 d.u. per acre in the multi-family/residential area.
In response to Commissioner Harris, Mr . Crosland stated that until
the Village Board has approved this and they have gone to final
engineering, the exact square footage of the park land is unknown.
He added that at the Park Board meeting of March 9 the Board indicated
they would accept the concept as shown.
Regarding the density, Commissioner Goldspiel felt the issue was
not what was allowed, but what we want. Mr. Fennell stated that the
standard R-9 would allow in excess of 20 units per acre .
Commissioner Goldspiel asked Mr . Boysen whether the method of
detention used by the developer is desirable . Mr . Boysen replied
that swales could be desirable . However, if they are widely
dispersed it may be hard to police them and make sure it is provided
after a period of time . The detail of the detention plan would have
to be seen. Using parking lots for detention is a problem, however .
He wants to avoid this .
At Chairman Genrich ' s request Mr . Fennell summarized the plan
presented at the March 1 meeting. He stated that the detention
has been increased at the southeast corner and a detention basin
that is more than adequate has been provided. In addition, on
this plan the developer has shown small detention areas . There
are not required under the ordinance nor are they necessary. His
personal thought would be to eliminate them because even though the
detention basin is adequate, they could collect water . Mr . Boysen
agreed. Commissioner Sheldon asked the developer if he would be
agreeable to removing these and he replied that he would be .
Commissioner Kandel moved to approved the Weiland Road Joint Venture
Planned Development plan dated February 22, 1978, Exhibit #677-4,
subject to :
1. A correction to the storm water retention plan to show
only primary storm water detention area.
2. Should the incentive percentage be reduced, then a
reduction in dwelling unit density should be made accordingly.
Commissioner Harris seconded the motion.
Commissioner Goldspiel was concerned about conflict with the town
center and the density.
Plan Commission
R.M. 3/15/78
I
-4-
Commissioner Harris was concerned about opening this up to any
uses under B-3 . He would like to restrict if from the gas station,
in particular . Mr. Fennell replied that if the uses shown on the
plan change, the developer will have to come back for approval .
Mr, Henderson stated that it is their intention to come back to the
Board for changes and notify them as the need arises. Mr. Delaney
stated that the document he had distributed earlier lists B-1 uses
plus funeral parlors . The Commission requested that this summary
planning report regarding the Weiland Road Joint Venture dated
January 2, 1978, and revised March 3, be made part of the list of
exhibits in the Annexation Agreement, Chairman Genrich asked
that the staff take care of this . It will also be made point #3
in the motion and read as follows :
3 . Uses in the commercial area would be limited to uses
permitted in B-1 plus an undertaking establishment.
The following vote was taken on the motion :
Commissioner Harris yes Commissioner Force no
Commissioner Goldspiel no Commissioner Sheldon yes
Commissioner Kandel yes Commissioner Capitel no
Chairman Genrich yes
The motion carried.
Levitt/Wagner
Mr. Sleek reviewed his letter to the Plan Commission, attention
Carl Genrich, dated March 15. The letter states the zoning is
R-9 PUD. It states that the approved plan calls for 304 units
on a 63 acre site . They are not requesting any change in the
zoning classification, nor any variations therefrom. Attached to
the letter is a table listing the approved specifics and the
proposed ones .
Mr . Johnston presented an aerial photograph which showed the subject
site outlined in red. Aptakisic Road is the north boundary. To the
south are Green Knolls and Camelot with Lake County agricultural on
the east and Long Grove to the west zona1R-2. Attached to the aerial
photograph was an overlay showing the character of the development
surrounding the subject site . It is generally R-5 single-family.
Also shown on this was the road system.
Mr. Johnston went on to state that they propose to continue Brandywyn
up to Aptakisic Road. This will be the main collector street from
Plan Commission
R.M. 3/15/78
I
I
I
I
i
i
-5-
Busch Road until such time as Buffalo Grove Road is developed. The
bike path from Camelot is extended westerly into the proposed school
site . There is also an east-west bike path connection on the north
end of the property.
Mr . Johnston stated that they propose to build 182 duplex units on
the 62 .99 acres . The density is 2 .89 units per acre . The development
to the south is of a higher density. The major site feature is
Aptakisic Creek. This comprises the majority of the open space .
`.J Brandywyn will be continued with a 68 ' right-of-way. The 35 '
pavement back of curb will also be continued. They are trying to
break up the street scape by having side-swing driveways on the
cul-de-sacs . In the northeast corner of the site is a 11/2 acre well
site . At the northwest corner is a church site which is 21/2 acres.
The balance is either open space or school site, part of which is
a five-year detention basin along the flood plain. Also depicted
on the plat shown was the 100-year storm flood plain. The 11 acre
school site is different than shown on the approved plan because
Brandywyn is located differently. The school site still generates
about a 32 acre area above the 100-year flood plain. There are also
six lots in the Camelot development that will be part of the school
site .
Mr. Johnston reviewed the general information listed on the plan.
The turning area of the cul-de-sacs would have a 60 ' radius with
a 432 ' radius to the back of the curb. There will be landscaped
islands in the center.
Mr . Johnston showed elevations of the proposed units . There will
be four unit types; two two-story, one split-level and a ranch.
Mr . Johnston distributed the USGS map showing the flood plain.
Regarding the Park District donation, Mr. Sleek stated that the
donation will be a combination of the park site and school site .
The actual ownership will be determined by the Village .
Mr. Truesdell reviewed the information he had distributed earlier
comparing the statistics between the approved and proposed plan.
Mr . Sleek reviewed the approved plan and stated that the school
site was done after the plan was approved so it is not shown on it.
Mrs . Lyana Back, District 96, stated that the dimension of the school
site as shown on the proposed plan is different than agreed upon by
the school board. On the proposed plan they have added the street
and four lots and made up for this loss by extending the north
boundary into the 5-year flood plain. The school board does not
want this . The Village presently is holding the deed for the school
Plan Commission
R.M. 3/15/78
��
r
-6-
site but it has not been officially accepted. She added that the
bike path may have to be adjusted because of the location of the
parking lot. Mr. Marienthal stated that the Village does have
the deed for the land showing the original boundaries . When it
came before the Board the Village Attorney recommended that some of
the wordage be changed so it has not been acted upon as yet. Mr . Fennell
stated that the Village had asked about putting the street through the
school site and talked to members of the school district. They did
not think there would be any problems with this . The lots, however,
`„/ were put in by the developer.
The majority of the commissioners agreed that they could not act
any further on this plan until the deed for the school land had
been formally accepted and the plan revised according to what is
agreed upon by the Village, school district and developer with
regard to the four lots and street.
Chairman Genrich polled the Commission regarding whether or not
Brandywyn should go through. They all agreed that is should.
Commissioner Kandel asked Mrs . Back to ask the school board if
lots 1-4 were eliminated and the road left in, would the school
district be amenable to accepting the balance of the donation in
cash. She ,1said she would. (� }� \ (� ''." J } }
3RA:4, CA.O-_LL, r, a -but 1��tt4 C, ,-,-,t'rnj{_41,,z`ry Qn . k,,,U 3„,„ Q.u, �s"} �0.: t &kL utliI'
Commissioner Capitel moved that the Plan Commission '±ecommendVto
the Village Board that they consider the deed that they have in their (4
possession from Levitt Residential regarding the school site and Id
tikwhile making that consideration, they take into consideration the tt
Plan Commission recommendation that a north-south street should go .air„
through the area connecting up through Camelot and linking up with )�A" `
Busch Road. Commissioner Sheldon seconded the motion. The vote �
n
was as follows : n .
.
C 12 L, (20-rainviA4m4ti
Commissioner Harris yes Commissioner Force yes
Commissioner Goldspiel no Commissioner Sheldon yes
Commissioner Kandel yes Commissioner Capitel yes
The motion carried.
This development was referred back to the Village Board.
L., Highland Point
e Kandelmoved thattherecommend Commissioner Plan Commission to
the Village Board the approval of the Highland Point Units 4, 5,
1 and 6 Plat of Subdivision (Exhibit #630-20) . Commissioner Harris
seconded the motion.
Plan Commission
R.M. 3/15/78
-7-
Commissioner Goldspiel asked if the lots were checked out with
regard to square footage . Mr. Guggemos replied that they conform
and exceed.
Commissioner Goldspiel stated that in Unit 6 the street is shown
as both Highland Grove Drive and Highland Drive . Mr . Guggemos
replied that it should be Highland Grove Drive and had this
corrected.
The vote on the motion was as follows :
Commissioner Harris yes Commissioner Force yes
Commissioner Goldspiel no Commissioner Sheldon yes
Commissioner Kandel yes Commissioner Capitel yes
The motion carried.
Carley
Commissioner Harris moved that the Plan Commission recommend to
the Village Board the approval of the Preliminary Plat of the
Carley Subdivision dated May 31, 1977, and revised October 27, 1977,
Exhibit #105-4, subject to the addition of note indicating the
width of the sidewalks . Commissioner Kandel seconded the motion.
The vote was :
Commissioner Harris yes Commissioner Force yes
Commissioner Goldspiel no Commissioner Sheldon yes
Commissioner Kandel yes Commissioner Capitel yes
The motion carried.
Commissioner Goldspiel objected to the procedure of approval of
the preliminary plat. He asked that the staff rethink this and
the requirement for it and if they feel it is necessary, provide
the Plan Commission with a memo as to why it is necessary.
Zoning Map
Mr. Delaney reviewed the Zoning Map and changes made on it.
Chairman Genrich stated that the single-family portion of the
Crossings was to have been rezoned from R-1 to R-6 after it was
developed and this has not been done . He asked that the ZBA be
notified of this and be asked to consider it.
Plan Commission
R.M. 3/15/78
-8-
Commissioner Force moved that the Plan Commission recommend that
the Village Board approve the Village of Buffalo Grove Zoning
Map dated March 15, 1978, subject to the following corrections :
1. Show the proper designation of the well site in
Ridgewood.
2 . Show the proper delineation of Cambridge park.
(Does it connect to Buffalo Grove Road?)
Commissioner Kandel seconded the motion and upon vote carried
unanimously.
Appointment of New Plan Commission Member
Commissioner Force made a motion to recommend to the Village Board
the appointment of James Button to the Plan Commission for a term
of one year, through April 30, 1979. Commissioner Sheldon seconded
the motion and upon vote it carried unanimously.
Adjournment
The motion was made and seconded that the meeting adjourn. The
motion carried and the meeting adjourned at 11 :20 P.M.
Respectfully submitted,
I �
Linda Isonhart
Recording Secretary
APPROVED:
Carl Genrich, Chairman