1978-01-04 - Plan Commission - Minutes Regular Meeting
Buffalo Grove Plan Commission
Devonshire, Candlewood Creek East
January 4, 1978
Chairman Genrich called the meeting to order at 8 :20 P.M. in the
Municipal Building, 50 Raupp Boulevard.
Commissioners Present : Chairman Genrich
Mr . Harris
Mr. Shields
Mr . Goldspiel
Mr. Kandel
Mrs. Force
Mrs . Sheldon
Commissioners Absent: Mr. Capitel
Also Present : Mr. Lou Shassion, Developer, Devonshire
Mr . David Addis, Attorney, Candlewood Creek
Mr . 011e Saarinen, Developer, Candlewood Creek
Mr. Quinn Hogan, Developer, Candlewood Creek
Mr. Gary Weiss, Engineer, Candlewood Creek
Mr. Bart Delaney, Planning Coordinator
Mr . Jim Truesdell, Staff Planner
Mr. Tom Fennell, Director of Community
Development and Planning
Devonshire Unit No. II
The Plan Commission reviewed the final plat for Devonshire Unit II.
Commissioner Kandel recommended that the Plan Commission recommend
to the Village Board the approval of the final plat for Devonshire
Unit II (Exhibit #105-20) subject to the following :
1. 25 ' setback side yard line being shown on reverse
corner lot #l.
2 . Permanent monuments be shown as indicated on item "o"
of the final plat approval process.
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Commissioner Sheldon seconded the motion and discussion followed.
II
Commissioner Harris asked what the reason is for the utility easement
along the south side of Devonshire . Mr. Shassion replied that this
is for the sanitary storm sewer . Commissioner Harris asked why it
is not on the right-of-way. Mr. Fennell stated that the engineering
for this development was done and approved some time ago. Chairman
Genrich asked Mr . Fennell to let the Plan Commission know what the
logic for this is.
Commissioner Goldspiel stated that he has an objection to approving
this plan because of the 6, 000 square foot lots. He realizes that
the annexation agreement says this can be done but he does not think
this should be varied through an annexation agreement.
The following vote was taken on the motion :
Commissioner Harris yes Commissioner Kandel yes
Commissioner Shields yes Commissioner Force yes
Commissioner Goldspiel no Commissioner Sheldon yes
The motion carried.
Approval of Minutes
Commissioner Shields moved to approve the minutes of the Regular
Meeting of December 7. Commissioner Force seconded the motion. The
minutes were approved subject to the following changes : On page 3,
last paragraph, delete the third sentence beginning "It was the
general consensus " and insert the following sentence : "In a
discussion of the donation requirements to the Park District, the
question arose as to whether the petitioner indicated a desire to
deduct the cost of building tennis courts from the donation require-
ments to the Park District. Some members of the Plan Commission were
of the opinion that a cash donation to the Park District was preferrable
to construction of tennis courts as a requirement of the Park District
donation, others disagreed. " ; on page 2, second full paragraph, line 3,
change "developer " to "developed" ; on page 3, paragraph 1, line 3,
change "developer " to "developed".
Upon voice vote the motion carried that the minutes be approved.
Candlewood Creek East
Mr . Addis stated that the major part of the property in question is
presently zoned UR-3 under Lake County. This is a multi-family
residential development. Mr. Saarinen was before the Plan Commission
last summer with a proposed plat of subdivision for single-family
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use under the county zoning ordinance . The Plan Commission made
it known to the developers that there was no objection, in theory,
to the proposed development, however, they desire that this be
annexed to the Village . Subsequently, they had a meeting with the
Staff and had a general discussion about the proposed plan.
Mr . Addis stated that the proposed development will be single-family,
limited to three bedrooms. There are 42 buildable lots. They
are requesting R-5 zoning. The minimum lot size is 7200 square
feet with the average lot being somewhat larger. They believe
the plat to be in complete compliance with all of the R-5 requirements.
The street network is an extension of existing county streets. However,
Pauline was provided in case a cross-over is needed at the railroad
tracks to hook up with Inverrary.
Mr . Weiss explained the engineering aspects of the plan. The water
connection, as proposed by Mr . McCoy, was at Pope and Horatio.
This would be a four block extension of an 8 " main. There would
be an 8 " water main network down each street. There is a sanitary
sewer available on Florence which is immediately to the west of
the development. The connection would be made at Florence and
Pauline extended. It would also come up each of the streets inside
the right-of-way.
Regarding the storm drainage, the site drainage is from the north-
west corner to the southeast corner. There is a detention area at
the southeast corner. This is the lowest area of the site . It
would be a normally dry area. The sewer would by-pass it and
discharge into an existing ditch in the Commonwealth Edison right-
of-way.
Regarding street improvements, Pope would be extended and the
streets would be 27 ' back-to-back pavement. There would be a 4"
curb and gutter. They do not anticipate any problem with footing
construction or pavement construction.
Commissioner Goldspiel asked if there would be a problem with
maintenance because they will be bringing the water in through the
county. Mr . Weiss replied that he did not think so. The county
reviewed the plans and there may have to be some sort of an agree-
ment worked out between the county and the village . The sanitary
sewer would be a similar situation.
In response to Commissioner Goldspiel, Mr. Weiss stated that Pauline
is projected as a half right-of-way. It was originally anticipated
not to have a right-of-way here at all .
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Mr. Hogan stated that this plan has met the approval of the
county. Everything they have done since has been on the suggestion
of Mr. McCoy.
Commissioner Goldspiel stated that because there is a policy of
no half streets, this is a problem that will have to be dealt with.
(Referring to Pauline)
Mr . Delaney showed an aerial photo of where the subject site lies
and the neighboring properties. He emphasized the importance of
Pauline coming through.
In response to Commissioner Force, Mr. Weiss stated that there will
be an outlet pipe going from the detention area, under Pauline
and discharging into the Commonwealth Edison easement. He added
that the easement is 210 ' wide and borders the east property line .
Also, they will have to obtain a permit from Commonwealth Edison
for construction of the outlet from the detention area.
Commissioner Kandel asked why Pauline was curved on lot #10. Mr . Weiss
replied that this is to create an alignment with Pauline as it is
dedicated further west.
In response to Commissioner Sheldon, Mr. Weiss stated that the
drainage ditch is Commonwealth Edison property and they will have
to maintain it.
Mr. Addis stated that lot #33 will be dedicated to the Village .
Commissioner Harris asked that next time the developer comes in he
present exhibits that show the surrounding land . (Pauline to the
west, InverrarY g existzn streets) .
Mr . Fennell stated that the sanitary sewer will be addressed in the
Staff review for the second workshop meeting.
Regarding the school and park donations, Mr. Addis stated that the
site is only 12 acres and it clearly is not amenable to dedication.
The contemplation is that a cash contribution will be made .
Chairman Genrich asked that the following be done :
1. Check to see if the access to this development through
Pope Boulevard, if we were to assume that this is
the primary access for the early stages, presents
any real or legal problems .
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2 . Look at the problem of Pauline being a half street.
The Plan Commission needs a staff recommendation
on this . How will it be built through the years and
how will it be financed?
3. The Staff should sit down with the Park District staff
and the developer ' s engineer and look into the area of
the Commonwealth Edison property, are there possibilities
for park usage for that. What kind of possibilities are
there if we have a 100-year flood or a 25-year flood.
Develop a staff plan.
4. Identify the park dollar contribution.
5. Regarding the water and sewer, develop a master plan
and staff recommendation on this. County or city?
6. Obtain the Lake County Plan Commission ' s review of
this project.
7. Verify that the developer is in compliance with R-5
requirements .
8 . The developer should have a display document showing
an overview of the neighborhood . (existing conditions,
general neighborhood setting, abutting land uses,
surrounding zoning, comprehensive land use designations
for this area and surrounding area.
9. The developer should bring in colored prints of USGS/NIPC
flood plain maps.
10. The developer should meet with the Park District.
11 . The Plan Commission would like to have a letter saying
the developer will make the contribution under the new
ordinance to the park and school districts.
12 . Commissioner Harris will make a recommendation on the
annexation agreement at the next meeting.
The above should be done by February 8th for a workshop meeting on
February 15th.
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Commissioner Harris pointed out that this is a change from the
Master Plan. It is shown as industrial on the Master Plan.
Commissioner Goldspiel responded that this piece appears to be
landlocked. There is no way of servicing an industrial area there
trafficwise . A short discussion followed regarding this.
Official Map
Mr. Delaney reviewed the Official Map and the changes made on it.
Commissioner Harris listed the following as changes to be made :
1. Bike paths through Zale .
2 . Bike paths through Ridgewood.
3 . Bike paths through The Crossings.
4. Aptakisic/Tripp school should be shown as E/J.
5. Bike path system through areas approved should be shown.
(Green, Zale, Strathmore Grove, etc. )
6 . Change Thompson Boulevard.
7 . Show where Wheeling has expanded to.
The Plan Commission asked that they be sent a print of a 600 scale
map by the Staff when all the street names have been put on.
Plan Commission Priorities for the Next Six Months
Chairman Genrich listed the following as priorities to be considered
by the Plan Commission for the first six months of the year :
1 . Village Center
2 . Review Master Plan (develop a neighborhood plan around the
Village Center and have this as a change to the Master Plan. )
3 . Cost Revenue
4. Extension of Route 53
5 . Commercial sections of the Zoning Ordinance
Commissioner Goldspiel stated that it has been over five years since
the Master Plan was adopted. The Plan Commission needs to do more
than just update it. The plan is based upon a balanced community
extending over a much larger area than we will ever annex. We need
to develop some kind of population estimate . What we have now is
unrealistic.
Chairman Genrich asked if the Commission felt that if a planning
consultant were hired and we did a complete new plan review, could
we get a handle on possible industrial development for the next five
years. Commissioner Goldspiel was in favor of this .
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Plan Commission Meetings
The following were suggestions made by the committee appointed by
Chairman Genrich to find ways of shortening the Plan Commission
meetings :
1. Starting the meetings at 7 :30.
2 . Have a one-hour time limit per topic.
3. Have a time limt for each commissioner.
4. Dismiss the recording secretary after the major
topics have been covered.
5 . The commissioners should uphold their liaison responsibilities .
6. The commissioners should be prompt.
7. If a commissioner cannot attend a meeting he should
notify Bart.
8 . The Staff should have required precise information
ahead of time .
Liaison Reports
Commissioner Goldspiel reviewed the new NORTRAN schedule with the
Commission.
Mr. Delaney informed the Commission that there will be a Workshop
Meeting on the NIPC Comprehensive Plan on Saturday, January 14, at
the Wheeling Township Hall. He asked that those who wanted to attend
let him know.
Adjournment
Commissioner Goldspiel moved that the meeting adjourn. Commissioner
Force seconded the motion and the meeting adjourned at 11 :05 P.M.
Respectfully submitted,
APPROVED :
Linda Isonhart
Recording Secretary
Carl Genrich, Chairman