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1975-10-22 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Crossings & Oak Creek October 22 , 1975 Chairman Genrich called the a Hearing to order at 9 : 05 p . m. October 22 , 1975 , in the Municipal Building , 50 Raupp Boulevard . Commissioners Present : Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Commissioners Absent : Mr. Jacobs Also Present : Mr. Arthur Gingold , The Richards Group Mr. Andrew McPherson , Otis and Associates Mr. James Hemphill , C . A . Hemphill Mr. Mel Kandel Mr. Mike Cahill Mr. John Marienthal Crossings Commissioner Goldspiel questioned Mr . Gingold about the possibility of lining up the off-set intersection near the commercial area. Mr. Gingold stated he would rather off-set them even further because if they were lined up there would be too much congestion in the intersection . Commissioner Goldspiel asked Mr. McPherson about the ownership of the access to the park which was located between the houses . Mr. McPherson stated he could not answer him regarding this at this time . Mr. Hemphill , however , stated he would like to see this removed . After further discussion it was decided that this access would be eliminated and if possible the easement between the farm and single family homes would be widened . It was also decided that instead of the bicycle path being along the south edge of the single family lots it would be maintained on the street lines . Commissioner Mendenhall made a motion that the Plan Commission recommend to the Village Board the approval of the revised Otis/Richards/Hemphill preliminary Crossings development plan dated 9/26/75 and marked Exhibit 102-29 in the Plan Commission files per A and B with a density count of 232 single family and 279 townhouses : Plan Commission Page 2 October 22 , 1975 A. -This revised plan supercedes the approved preliminary plans of : 1 -August 7 , 1972 , Exhibit B , referred to in paragraph 4 of the annexation agreement of this same date . 2-Revised preliminary development plan dated July 2 , 1975 B. -Revised bicycle plan as shown on exhibits The proposed changes on this plan are : 1 -Bicycle path relocated 2-Remove easement as shown 3-Widen easement as shown Commissioner Keister seconded the motion . The vote was as follows : Commissioner Mendenhall yes Commissioner Shields yes Commissioner Harris yes Commissioner Goldspiel yes Commissioner Keister Yes Motion passed unanimously. Commissioners Shields and Harris will have the responsibility of presenting this to the Village Board . Commissioner Mendenhall made a motion that the Plan Commission recommend to the Village Board that they rezone the single family portion of The Crossings from R-9 to R-6 . Commissioner Goldspiel seconded the motion . After further discussion regarding this motion , Commissioner Mendenhall stated that he was withdrawing the motion and suggested that we get legal advice regarding it. Chairman Genrich stated he would talk with Mr. Raysa about it . Chairman Genrich added that the Plan Commission is concerned about leaving the single family portion zoned Rt9 permanently but they do not want to slow the developer down or change in any way what the developer has done . Crossings Final Plat Phase III Commissioner Harris stated he had checked the plat of The Crossings Phase III and found it to be in compliance with the approved motion . Chairman Genrich and Commissioner Mendenhall signed the plat. The plat of vacation of the final approved plat was reviewed and signed by Chairman Genrich and Commissioner Mendenhall also. Street Dedication Plat for Oak Creek Commissioner Keister stated he had reviewed the plat of dedication of public streets for the Gregg Builders Oak Plan Commission Page 3 October 22 , 1975 Creek Condominiums proposed Phase I and found it to be in conformance with March 1974 Exhibit 15 . Commissioner Keister made a motion recommending approval by the Plan Commission . Commissioner Shields seconded the motion and upon vote it passed unanimously. Chairman Genrich and Commissioner Mendenhall signed the plat. Capital Improvement Plan Chairman Genrich stated that the Plan Commission should establish a procedure of reviewing the Capital Improvement Program prior to finalization . He has asked Commissioner Keister to chair a committee made up of Commissioners Harris , Mendenhall , Goldspiel and Kandel for the purpose of reviewing the program. Chairman Genrich distributed a document which he had written outlining this . Adjournment Commissioner Shields moved to adjourn and Commissioner Keister seconded the motion . The Special Meeting adjourned at 9 : 45 p . m. Respectfully submitted , , , ' tk _/\26-7)/aAL- -'L ' da Isonhart , Recording Secretary APPROVED: ( .4- 3. , Carl Genrich , Chairman L Public Hearing BUFFALO GROVE PLAN COMMISSION Crossings October 22 , 1975 1 Chairman Genrich called the Public Hearing to order at 8: 05 p .m. , October 22 , 1975 , in the Municipal Building , 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Mendenhall Mr. Harris Mr. Keister Mr. Shields Mr. Goldspiel Commissioners Absent : Mr. Jacobs Also Present : Mr. Arthur Gingold , The Richards Group Mr. Andrew McPherson , Otis and Associates Mr. James Hemphill , C . A. Hemphill Mr. Mel Kandel Mr. Mike Cahill Mr. John Marienthal Chairman Genrich read the public notice published in the Reminder Newspaper on October 8 , 1975 . Chairman Genrich stated the purpose of the meeting is to allow the developer to officially present his proposal to the Plan Commission and to provide the public its rights to observe and be apprised of the work of the Village Plan Commission . Chairman Genrich requested Mr. McPherson to identify those present in this regard . They were Mr. Andrew McPherson of Otis Associates , Mr. Arthur Gingold of The Richards Group , Mr. Hooper, Engineer for Otis Associates , and Mr. James Hemphill of C . A. Hemphill & Associates . Chairman Genrich swore them in as witnesses and requested them to presentation . n be9 i their Mr. McPherson had previously supplied the Plan Commission with copies of their proposed plan . He stated the existing approved plan indicates 747 dwelling units . It is their proposal that this plan be revised and adjusted to accommodate recent changes in the market. The revised plan consists of a total of 511 dwelling units (232 single family , 236 townhouses of Unit A and 43 of Unit B) . The single family would be developed under the master plan as approved by Otis and will be comparable in Plan Commission Page 2 October 22 , 1975 design to the type of building already approved . Mr. McPherson added that the dark brown units on the plan shown were the ones to be built by C . A. Hemphill and they will also develop 43 townhouse units at a later date . Mr. McPherson gave the following data comparison between the approved plan and the proposed plan : Existing Plan Proposed Plan Total Site Area 114 . 38 acres 114. 38 acres Building Coverage 11 . 9% 13. 67 acres 12 . 7 acres Street and Paving Coverage 15 . 97 acres 15 . 4 acres Total Area Covered 26% 24% Both plans represent a contribution in excess of 15 acres to the Park District. Included in this area donated to the Park District is the 5 . 5 acre Raupp Farm which is to be used as a cultural arts center and the two lakes on the west and northwest . Mr. McPherson stated they had contacted District 96 and they have no objection to the proposed plan but would like to be certain that the Buffalo Grove Ordinance be followed to the letter. He added that the engineering drawings for the revision have been submitted to the Village for review and no insurmountable problems were found . There will be a further review as the individual sections of the plan are developed. They have also appeared before the Appearance Commission and have shown them the landscape plan for the single family development area and they had a few suggestions which will be complied with . In response to a question from Commissioner Goldspiel , Mr. McPherson stated that the minimal lot size is 6 ,000 square feet with a minimum 60 ' frontage on street lots . The frontage is somewhat reduced on curved streets and cul -de-sacs . He added that the street size has been increased to 27 ' and there will be side- walks on the east side of the north-south streets and on the south side of east-west streets . Commissioner Goldspiel asked if the original bike path configuration had been retained . Mr. McPherson replied that it had been but because it was now located at the south end of single family homes , they would like the Plan Commission to consider removing it and placing it on the street lines . Revised and Corrected 11/19/75 Plan Commission Page 3 October 22 , 1975 Commissioner Goldspiel inquired about how the change in the q P 9 plan affected the existing homeowners ' association . Mr. McPherson stated that the association would exist solely for the townhouse and condominium owners . The single family owners will have their own separate association . There will be no automatic membership to the clubhouse for the single family homeowners . It will be up to the existing association whether the single family homeowners can join the club . There is no requirement for them to join. The primary function of the single family homeowners' association will be architectural control and this was explained to the existing homeowners who did not object. Mr. McPherson stated that they are not seeking approval for the commercial portion of the plan at the present time. Mr. Gingold stated they may lose a lot or two in the southwest Corner of the plan because of a tree which he did not want to see cut down . He added that there is no danger of flooding in this area from the lake. If they lose those lots, it would not change the plan. Commissioner Mendenhall asked how the ownership was split up between Otis , The Richards Group and C . A. Hemphill . Mr. Gingold stated that The Richards Group owns the land which is developed as Phase II , Hemphill is under contract for their portion and Otis retains ownership for the commercial area . The Richards Group owns Phase I also and Otis retains architectural control . Commissioner Mendenhall asked if they would be agreeable to changing the underlying zoning to R-6 . He stated that if a disaster were to occur and destroy the buildings in The Crossings , under R-9 zoning someone could come in and build almost anything . He added that Levitt and Cambridge had been rezoned. Mr. Gingold stated he would be agreeable to rezoning unless it would cause underlying problems with variances . In response to a question from Commissioner Keister , Mr. McPherson stated that the assessed evaluation would be roughly $1 ,000 ,000 less under the proposed plan . Chairman Genrich asked Mr. Cahill , representative from District 96 , for any comments he may have regarding the revised plan . Mr. Cahill stated that he would like to be certain the Buffalo Grove ordinance regarding the donation to school districts be applied to the change if it is approved . If this is done , they have no objections . He added that he would like to see the figures in the change of assessed evaluation if they are available . Chairman Genrich asked that the records show he had received a letter from District 125 . A note at the bottom of the letter stated that Mr. Banser was notified to contact Mr. Otis . There is a report that should come in but we have not received it. 1 Plan Commission Page 4 October 22 , 1975 Mr. Kandel asked if Otis had any plans for controlling water erosion in the lakes . Mr. Gingold replied that they are in the process of putting in a gravel strip which will control this . The Public Hearing closed at 8 : 55 p .m. Respectfully submitted , ,C---C)&0 nda Isonhart , Recording Secretary APPROVED : Ca Genrich , Chairman