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