1978-02-15 - Plan Commission - Minutes y
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Henderson/Koch
February 15, 1978
Chairman Genrich called the meeting to order at 7 :45 P.M.
in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove .
Commissioners Present: Chairman Genrich
Mrs. Sheldon
Mr . Shields
Mrs . Force
Mr . Goldspiel
Commissioners absent : Mr. Harris
Mr . Capitel
Mg . IzAN DE l__ 3,
Also Present: Mr . Ted Henderson, Henderson/Koch
Mr . Bud Harms, Henderson/Koch
Mr. Richard Glauner, Henderson/Koch
Mr . John Sloan, Attorney
Mr. Bill Meinholtz, Engineer
Mr. John Marienthal, Trustee
Mr. Stan Crosland, Park District
Mr . Bob Bordelon
Chairman Genrich opened the meeting by reviewing the Notice of
Public Hearing which appeared in the Buffalo Grove Herald.
Chairman pointed out that numerous workshop meetings have been
held on this development. He asked that all parties involved
with this development to introduce themselves . After the intro-
duction, the following gentle men were all sworn in : Ted Henderson,
John Sloan and Bill Meinholtz .
Mr . Sloan began meeting by advising the Plan Commission that
Messrs . Glauner and Harms, after consulting with their attorneys
and due to income tax purposes, will allow Mr . Henderson to buy
them out. Thus, Ted Henderson will be the sole developer of this
property.
Mr. Sloan went on to say the property consists of 12 .65 acres and
they are asking it be developed under the PUD section of the
ordinance . Incentives such as a system of pedestrian walkways and
bicycle paths, having the entire perimeter facing the road with
Plan Commission
Public Hearing
Page 2 February 15, 1978
at least a 20 ' landscape buffer, recreation building an d
swimming pool, landscaped parking area, were all pointed out.
An alternate preference for the funeral home was shown as
changed from the easterly portion to the westerly portion.
Mr. Henderson has written the School Board advising them they
will meet any engineering requirements .
Mr . Henderson presented an alternate concept plan and stated
that, basically, nothing has changed to any degree . He has
worked with the Park District and some adjustments being made
insofar as parcel being annexed. He is also working with members
of the Staff and looking forward to some positive action in
the commercial area.
Mr . Crosland of the Park District stated he has nothing to add
to the letter sent by President Armstrong. The letter states
that because of the dimensions of the sub-division, it would
not be possible for the developer to get all the land dona-
tions required and therefore the Park would like to enter into
a cash donation in lieu of land. They do not have any dollar
figure ready right now.
Mr . Finnell added that one of the plots of ground is already
annexed into the Village . He wonders if the Village Board would
reconsider as to whether they would extend that agreement. After
attending the Village Board meeting Monday night, he had the
feeling that the Board feels it should be brought up to all
current ordinances and current fees before extending the annexa-
tion agreement. That would already increase the donation to
the Park District and School District. They would probably hold
the official number until the Board has acted on the annexation
agreement.
The Chairman asked for any further comments from staff :
Mr. Delaney stated he feels this plan is far superior to what
v was previously presented to the Commission. He advised that the
Fire Department and Police Department find no real problems
from a patrol and emergency vehicle standpoint. They are con-
cerned about the width of sidewalks by the buildings and hope
they can provide for emergency vehicles .
Plan Commission
Public Hearing
Page 3 February 15, 1978
Mr . Henderson advised that he had a favorable hearing before
the Park Board. There is some confusion on the total acreage
already annexed. He will be happy to forward a letter of
intent concerning this matter.
Mrs . Sheldon asked if there should be changes made for emergency
vehicles, will that make a change if it should affect the bike
path? Does the Park District have plans for use of that cash
in that area? Mr.Crosland said yes, the bike path will connect
residents from this development and from developments to the
north to a 3 acre park site . They hope to use bulk of donation
for active use purposes .
Mrs . Sheldon approached Mr. Henderson as to the funeral home
being on the corner and wonders how much of a buffer would be
between retail office and first residential building.
Mr . Henderson advised that nothing definite has been planned,
but that trees and shrubbery would probably be the best way
of treating it.
In answer to Mrs . Sheldon ' s question of the funeral parlor size,
the Real Estate Broker advised that no formal agreement with
Henderson has been made as yet. A three parlor chapel would be
sufficient initially which would fill that corner.
Mr. Goldspiel pointed out that according to the plan there are
13 . 75 units to the acre, and when he divides 174 units by 8 .71
acres which would be in the residential area, he gets a density
of about 20 units per acre . He questions this . Mr. Sloan re-
ferred to page 33B of the ordinance under Section 5 .4 and reviewed
how the calculations were made .
Mr . Goldspiel said there is a question of density in green area
of right-of-way, and that the plan doesn ' t show sidewalks along
multi-family. It would have to show sidewalks along Weiland,
Lake Cook and Buffalo Grove roads .
Mr . Henderson advised that had been covered in workshop sessions .
This could be modified. It was felt to be better planning from
a safety and functional standpoint to take care of the pedestrian
traffic generated from various locations in the paved areas .
Plan Commission
Public Hearing
Page 4 February 15, 1978
If bike paths are to be used as part of the development,
Mr. Goldspiel asked if they would be maintained by the Park
District or owners of that area. Mr . Crosland advised they
would be maintained by the private developer
At this time, Mr. Henderson stated this development would
probably be a condominium situation with one group control-
ling. This is not definite, however .
Mr . Goldspiel also mentions that he feels the plan requires
additional sidewalks . He further refers to a portion of the
detention to be in the right-of-way and questions whether
that is an appropriate place . In answer to this question,
Mr. Meinholtz advises that detention locations have not yet
been set, this being just a proposal . He hopes to put
detentions in swales and in parking area (2-4" in the park-
ing area) .
In reference to location of funeral home, Mr . Goldspiel asks
if any commitment has been made to one location or the other.
The developer advised they would prefer not having to commit
themselves at this point. They are keeping in touch with the
Staff in this regard and would like the option to put it to
the Board at a later date .
Mr. Goldspiel advised he would like to see a buffer of some
sort on the northwest portion. Mr. Henderson advised this
could be arranged although it wasn 't part of the original plan.
Planted buffers were suggested.
Mr. Crosland answered positively when Mr. Goldspiel asked if
a 3 acre park would still be within the standards of public
park acreage .
Mr. Goldspiel approached the staff with reference to the
annexation agreement proposal, page 6 . He asked if we would
have a problem serving water and sewer facilities, or should
it be checked. Mr. Fennell advised that the Staff was now
working out these points . The Village Manager and Village
Attorney are now reviewing the points in the annexation agree-
ment. If there should be a problem, it will definitely be
brought up prior to final plan of approval.
1
Plan Commission
Public Hearing
Page 5 February 15, 1978
Chairman Genrich verifies with Mr. Sloan that parcel A is
currently in the Village and parcel B, C-1 and C-2 should be
annexed.
Mrs . Force also calls attention to the funeral home and feels
that the first position shown might be a better buffer than
having retail next to it. Mr. Henderson is seeking flexibility
at this time . They would like to have funeral home on the
corner (they need the exposure) , but nothing has been decided.
Mrs . Force asked if they would consider extending office re-
search to cover that area, and Mr . Henderson advises they
would, if they could get them.
Mrs. Force calls attention to the workshop of December 14th
and the request for a tax impact study. Thd Document Summary
Report of January 7th was referred to by Mr. Sloan. He advised
a very favorable response from the High school District and
School District 2 .
Mrs . Force stated agreement with Mr. Goldspiel on the detention
area and stated that the Commission should have a firm handle
in this area. Mr . Fennell stated that from a technical stand-
point, detention would be adequate and it is being done that
way in other developments . The parking lot detention is used in
commercial areas right now in the Village .
Mrs. Force mentioned that the Park District suggested possibility
of a recreational area in the center of unit. Mr. Henderson is
flexible on this and advised that Mr. Estes indicated the Park
District was desirous of having a pool.
In answer to Mr. Shields question as to what size residential
buildings would be, Mr. Henderson advised 2160 square feet x
three stories. Apartments would be all two bedrooms in excess
of 1100 feet each.
Chairman Genrich asked what is exact zoning being requested for
commercial . Reply was B-2 but would be willing to negotiate R-9
Special Use PUD.
Plan Commission
Public Hearing
Page 6 February 15, 1978
The Chairman questioned whether or not the developer was
committed as to whether this willbe rented or condominium.
Developer advised that they were not yet committed. Would
there be a condominium ownership plan if condominiums were
decided? Developer replied yes .
The meeting adjourned at 8 :55 P. M.
Respectfully submitted,
iileen Foli
Recording Secretary
APPROVED:
d141 (20004.C1
Carl Genrich, Chairman
Li
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Northwood Grove/Anden/Hawthorne
February 15, 1978
Chairman Genrich called the meeting to order at 9 :10 P.M.
in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove .
Commissioners Present: Chairman Genrich
Mrs. Sheldon
Mr. Harris
Mr. Shields
Mrs . Force
Mr. Goldspiel
Commissioner Absent: Mr. Capitel
Also Present: Mr . James Mikes, Pttorney, Rudnick & Wolfe
Mr. Jerry DeGrazia, Anden Corporation
Mr . Kurt Wandry, Balsamo Olson
Mr. Herb Mould, Keiser/Mould, Col. , Ohio
Mr. Connie Analasei, Arcon Engineer
Mr. Stan Crosland, Park District
Mr. Tom Fennell, Village of Buffalo Grove
Mr. Bart Delaney, Village of Buffalo Grove
Chairman Genrich opened the meeting by reviewing the Notice of
Public Hearing which appeared in the Buffalo Grove Herald.
Messrs. Mikes, Analasei, Wandry and Mould were sworn in.
Mr. DeGrazia approached members of the Plan Commission by making
the following presentations based on the Village ' s requests,
namely single family dwelling, and their further studies .
Mr. Wandry then outlined the preliminary plan as presented be-
fore and advised they would like to discuss growth and develop-
ment, where to start water retention, condition of natural soil,
etc.
Mr. Mould, architect, advised commission he was involved in
building similar projects, namely one and two bedroom garden
apartments and two and three bedroom townhouses . He feels there
is a real demand in the townhouse area. There is a swimming pool
facing Lake Cook Road and we will be looking at a two story
development, wood framed, colonial in appearance . Mr . Mould
believes they have resolved the bulk of building codes .
i
�,
Plan Commission
Public Hearing
Page 2 February 15, 1978
Mr. Analasei briefly pointed out changes in the engineering
plans such as increasing size of pond.
Mr. DeGrazia stated that, basically, they are asking for plan
amendment and preliminary plan approval for the site . They
have complied with Village ordinances and have tried to comply
with all requests and they are hopeful to begin activity this
coming spring. They have taken a second look at multi-family
development and believe mixing townhouse units with apartment
units is novel and will work very well in this area.
Chairman Genrich asked for any comments from the Park District.
Mr. Crosland advised he was here in an advisory capacity only
and doubts if the Park District will be involved at this point.
They do expect to be involved at a later date regarding the
detention areas and parks . Reference was made to his letter of
February 10th to Bart Delaney. In looking at north green area
he does not feel this is a retention basin. Small neighborhood park
site would be suitable for use as would be used 90% of the year
for that purpose . The Park District will be involved at least with
the north district. When Chairman Genrich asked if they will
accept the 3 .31 acres, Mr . Crosland answered positively.
Mr . Delaney questioned the treatment of Pauline Avenue which
should be fully improved; also, Industrial Drive entrance side-
walks should be shown. Police and Fire Departments feel there
are no real problems with emergency vehicles . The Fire Department
does feel that there is not enough access at Industrial Drive .
Mrs . Sheldon wanted to discuss the homes facing Pauline Drive
which will have their driveways going out on that street. Is
there any way they could be turned around to make them part of
the development. Mr. DeGrazia felt they have made a reasonable
compromise by having only four lots to Pauline Drive in a
length of over 600 feet. Mr. Wandry did state they could modify
lots 4 and 5 so both go out on Horatio.
I Mrs . Sheldon pointed out that the soil in park site is poor .
In reply, Mr. DeGrazia advised they will re-grade and all will
be usable . There will be a 5-1 slope .
Mrs . Sheldon was concerned how the children will get to school .
Will the Village ordinance with sidewalks be met, and will there
be any bike paths with the units . Mr. DeGrazia advised there
will be a 15 ' wide pedestrian walk. With reference to the park
site, Mrs . Sheldon feels pool on Lake Cook Road is in the least
Plan Commission
Public Hearing
Page 3 February 15, 1978
accessible location. The pool is set back over 50 ' , explained
Mr. DeGrazia, and a landscape buffer and appropriate fencing
will be applied.
Mr. Harris voiced concern over the tax impact on the school
district. Why so many townhouses and so few apartments?
Mr. DeGrazia explained that the Plan Commission ' s recommendations
were taken into consideration and they felt they came up with a
reasonable balance . He feels the tax impact will not be duly
altered by this proposal .
C- At this point, statement was made that the apartments and town-
houses are rented.
Mr . Harris mentioned that predictions are being made today that
single family construction will drop somewhat. In view of this,
what if these 26 lots were developed and then it was decided
you would not want to go any further. Perhaps development should
be in clusters. Mr. DeGrazia would be willing to change their
approach. Mr. Harris is also concerned about timing and wonders
if single family lots will be developed first. Mr. DeGrazia
answered negatively and stated they are trying to abide by Board
recommendations and go into a phasing program.
Mr . Harris also is concerned about access to school; also re-
ferred to Mr. Balling 's memo and wondered what his concern was
about lots 77, 81, 84, 97, 103 and 108 . Mr. Fennell replied
that Balling was concerned with the developer having a product
that would fit on these lots . He added that the lot numbers
have been changed since that memo.
Mr. Harris asked for the status of property off Lake Cook road.
In reply, Mr . DeGrazia stated they are negotiating to purchase
the 50 ' strip across from the right-of-way. They are making
every effort to acquire that property.
Mrs . Force voiced concern over children cutting through yards
to get to park site to the north. She would like to see a
street and not an easement cut through. She also stated the
Chief of Police is concerned about not having access point off
Lake Cook Road. Mr . DeGrazia advised they could provide additional
access . 6 Crrimi,A AL& 1I. `-ncriAQA 0-4- a (n,u .t,• m+-Q-s
wao, rn a rmu�i 1' Y1 o , � � �
e Qn dpM n.u�+4h�vvu -tV�i.o rn e at '�t i,�
Chairman asked fob any questions from the public. None we e eard,-L„ ,
3 I Ti
I
i
i
I
I
i
I�
i
fle
i
Plan Commission
Public Hearing
Page 4 February 15, 1978
Mr. Goldspiel asked if there were any garages planned. As
they would like to rent first and determine what the needs are,
Mr . DeGrazia stated none were shown on the plan. When asked
if there was a chance of reducing the parking area, Mr .
DeGrazia advised yes, they could do so.
Mr . Goldspiel pointed out the requirement of 80 'width right-
of-way for Pauline and Armstrong - the plan shows 60 ' .
Mr. DeGrazia advised they will accomodate us on this . Goldspiel
asked that the Staff check on this point.
a,w A_ kA
Staff agreed with Goldspiel that the landscaping in cul-de-sacs
6 be provided. Reference was made regarding sidewalks from rental
(_,_„,„ad, area with roads for single family area. Mr. Goldspiel feels
this should be done for safety purposes and should include Lake
Cook Road. Mr. DeGrazia hopes this request will be re-considered.
Feels strongly not to draw pedestrians to that street. DeGrazia
could provide temporary access down through portion of rite-of-way
to meet with Lake Cook Road. At this time, Mr. DeGrazia
approached the Committee with the fact that they have already
had 60% off-site improvements . They can ' t afford anything further
except possibly emergency access to the site and improvement to
Pauline if they would receive half of the cost (Pauline ) .
Mr . Goldspiel commented they need access to Lake Cook Road.
They have to get traffic off Horatio Boulevard; perhaps give
up some of Pauline . Regarding Lake County report requested flood
plane area be identified. Called Staff ' s attention to check on
this .
In regard to Staff ' s comment to delete one entrance to parking
lot, DeGrazia stated that was an exit. Goldspiel asked that
Staff check that out also. In summary, Mr. Goldspiel agrees
with Mr. Harris about not developing whole strips of houses . He
disagrees that school access needs a path through. Feels the
distance to school is very short.
Mr. Shields had no questions .
Chairman Genrich advised Staff to check with Park District who
maintains the park area.
Regarding the school, Chairman Genrich was advised the location
would be between Armstrong and Buckthorn Terrace . Mr. Delaney
advised the exact location has not yet been designated
Plan Commission
Public Hearing
Page 5 February 15, 1978
Mr. De Grazia advised they would be willing to change traffic
plan to that area.
Meeting adjourned at 10 :55 P.M.
Respectfully submitted,
Eileen Foli
Recording Secretary
APPROVED :
de,444;.-04
Carl Genrich, Chairman
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Henderson/Koch
Northwood Grove/Anden/Hawthorne
February 15, 1978
Chairman Genrich opened the meeting at 11 :00 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove .
Commissioners Present : Chairman Genrich
Mrs . Sheldon
Mr. Harris
Mr . Shields
Mr. Goldspiel
Commissioners absent : Mrs . Force
Mr . Capitel
mR . KANcE L - 3-1 14,0
Also Present : Mr. Ted Henderson, Henderson/Koch
Mr. Bud Harms, Henderson/Koch
Mr. Richard Glauner, Henderson/Koch
Mr . John Sloan, Attorney
Mr. Bill Meinholtz, Engineer
Mr. John Marienthal, Trustee
Mr. Stan Crosland, Park District
Mr. Bob Bordelon
Mr . James Mikes, Rudnick & Wolfe
Mr . Jerry DeGrazia, Anden Corporation
Mr. Kurt Wandry, Balsamo Olson
Mr . Herb Mould, Keiser/Mould, Col . , Ohio
Mr. Connie Analasei, Arcon Engineer
Mr . Tom Fennell, Village of Buffalo Grove
Mr. Bart Delaney, Village of Buffalo Grove
Chairman Genrich began the meeting by confirming the following
1 with Mr. Henderson : Parcel A is already in the Village -
annexing Parcel B, Parcel C-1 and Parcel C-2 - requesting Parcel
A to R-9 Special Use PUD - Parcel B and C-2 would be zoned R-9
Special Use PUD.
Chairman Genrich asked that the Staff and Park Districk have
the following information by the Wednesday following this meeting :
Plan Commission
Regular Meeting
Page 2 February 15, 1978
1. The dollar contribution that should be to
Park District.
2. Work out proper wordage with Messrs. Sloan and
Henderson and have new annexation agreement by
next Wednesday. Show dates on bottom of each page .
a) Change so that we specify the exact zoning
being requested: B-2 and R-9 Special Use PUD.
b) Insert phraseology for that type zoning and
annexation to the particular plan plus summary
information. Also show requirement if plan is
changed and comes back for Public Hearing.
c) Identify density that is being granted as well
as the mix.
Chairman confirmed with Mr. Henderson that he is
requesting plan with a swimming pool .
Plan Commission discussed the location of funeral
home . Henderson stated he would like to petition
the Planning Board to show funeral home as shown on
original plan and that they be allowed to come back
and ask for change .
3 . Staff check the plan out against the requirement of
B-1 and R-9 and identify any requirements not being
met, if there are any.
4. Staff - specify if there are areas where we should
have external sidewalks . Give recommendation on border
sidewalks in terms of adjacent land uses.
5 . Get together with Arnie Seeburg and Estes and resolve
whether this detention concept in parking lot and
right-of-way should be followed. Would like staff
recommendation on this .
6 . Staff to check out emergency vehicle lane on interior
behind buildings .
Plan Commission
Regular Meeting
Page 3 February 15, 1978
The Plan Commission would like to go on record of being
desirous of having offices rather than retail, if possible .
NORTHWOOD GROVE/ANDEN/HAWTHORNE
Chairman Genrich mentioned some recommendations to the Board
should be made on issues such as 1) 3 .31 acres being accepted
by the Park District, 2) Industrial drive entrance, and 3)
the need to consider the long range outlook for Pauline .
Mr . DeGrazia has agreed to the following :
1 . Lots 4 and 5 will be turned around.
2. Will leave the question of bike path up to the
Park District. If desirous, Anden will comply.
3 . Phase I of the project will be lots 57 through
123 . Phase II will be the apartments and Phase
III will be the remainder of single family.
Commissioner Goldspiel moved to recommend to the Village Board
amending the original Hawthorne annexation agreement and
approval of the new R-9 PUD plan for Northwood Grove subdivision
as shown on Exhibit #101-30 indicating phasing, revising street
alignments and other plantings in cul-de-sacs, re-oriented lots
4 and 5 to face Horatio Boulevard, complete sidewalk plan
including sidewalks on Lake Cook Road, online condition that,
a) It is understood that the developer will use
best efforts to purchase and annex 50 ' strip now
in the Village of Wheeling, and if that strip is
not purchased, revised plan will be presented to
the Plan Commission;
b) That Pauline Avenue be paved as a full width street
for the distance of which it abuts the project, and
c) Industrial Drive be paved for the distance that it
is on their property with an access added to the
parking area as shown on Phase II.
Mrs . Sheldon seconded the motion.
Plan Commission
Regular Meeting
Page 4 February 15, 1978
The following vote was taken:
Mr. Harris No
Mr. Shields Yes
Mr. Goldspiel Yes
Mrs . Sheldon No
Chairman Genrich Yes
Motion carried.
Meeting adjourned 11 :55 P.M.
Respectfully submitted,
/ ' .
Eileen Foil
Recording Secretary
APPROVED :
jtif .
40Awk4
Carl Genrich,
Chairman