1975-08-20 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Village Center, Winston Square &
Oak Creek
August 20, 1975
Chairman Genrich called the meeting to order at 8:25 p.m. , August 20,
1975, in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Chairman Genrich
Mr. Haarr (arrived at 9:30)
Mr. Keister
Mr. Shields (arrived at 9:15)
Mr. Goldspiel
Mr. Jacobs
Commissioners Absent: Mr. Mendenhall
Mr. Harris
Also Present: Mr. Elmer Hamning - Centex
Mr. David Webber - Centex
Mr. Michael Ives - Michael L Ives & Associates
Mr. Ken Rodeck - Gregg Builders
Due to the lack of a quorum, Chairman Genrich opened the meeting in
a Workshop Session on the Village Center.
Chairman Genrich stated that he, Mr. Larson and the property owners
had met Monday night to discuss the plans for the Village Center.
There seemed to be general agreement on Plan B and the owners seemed
amenable to structuring some type of internal road network and working
together. The purpose of having the Village Center on tonight' s
agenda was so the Plan Commission could make a recommendation to the
Village Board on the direction they should take in this regard. He
then briefly summarized Plans A, B & C as follows:
Plan A - In this plan they made an attempt to reflect the
results of the survey taken by the Village. There is
considerable open space and recreation area.
Plan B - This is a compromise of Plans A & C and has an
internal road network. It indicates that there would be
several unified developments that would be coordinated.
Plan C - This plan calls for higher density and more office
space. It reflects what would happen if no control is
taken.
Plan Commission
Page 2 August 20, 1975
Mr. Albert Knuth, a property owner, stated that he felt the property
owners are generally in agreement that an internal road system would
be to an advantage and a general theme as to architecture is also to
everyone's advantage. At this time, however, he does not feel they
want to dedicate streets or place them because it is not yet known
how the land is going to be used and the property owners are not
prepared for the necessary trading of property to do this. Mr. Knuth
added that the land owners do not want to wait for one developer to
come in and develop the property even though this may be the ideal
way to do it. He feels that developments should be free to start
and planned so they can be added on to in a planned manner if it is
going to take too long to begin developing.
Chairman Genrich stated that the areas already developed, such as the
residences along Buffalo Grove and Lake-Cook Roads, were not being
considered as part of what would essentially be developed. These
areas on the plan are shown as commercial-residential.
Commissioner Jacobs stated it was his personal opinion that the
Village should not spend any more money. They have shown a plan
and have enough data for the property owners to get together to make
a decision as to what they like or don' t like about the plan. Up
to now the study has cost $13,500 and the Village has the right to
terminate the contract at the end of the second or third phase.
Commissioner Keister expressed his opinion that unless the study
goes into more detail the Village will end up with a sporadic
development. If a developer comes in to talk to a property owner,
the property owner will not have any concept to show him.
Mr. McCoy stated that the storm retention requirements, among other
things, would prevent the land from being developed in groups of
small individual parcels. To develop a four or five acre tract and
meet the requirements would be almost impossible.
Commissioner Shields arrived at this point in the meeting and
Chairman Genrich stated that the Workshop Session was now a Regular
Meeting.
t Chairman Genrich stated that he would like to see a recommendation
made to the Village Board tonight on the direction to take in this
matter.
Commissioner Goldspiel made a motion to recommend to the Village
Board that we undertake the procedures necessary to amend the Master
Plan to encompass the major conceptual features of the design for
the Village Center encompassed in Plan B which has been discussed
here tonight. Commissioner Keister seconded the motion and the
following vote was taken:
Commissioner Keister Yes Commissioner Goldspiel Yes
Commissioner Shields Yes Commissioner Jacobs Yes
The motion carried.
Plan Commission
Page 3 August 20, 1975
Commissioner Keister then made a motion that the Plan Commission
recommend the Village Board go ahead with Phase III of the agreement
with Economic Research Associates and bear in mind taking into
consideration the desires of the Village residents expressed in the
survey and the desires of the property owners as expressed in their
meetings and the public good as modifying the original conception of
the Phase B plan. Commissioner Shields seconded the motion and the
following vote was taken:
Commissioner Haarr abstained Commissioner Goldspiel yes
Commissioner Keister yes Commissioner Jacobs no
Commissioner Shields yes
The motion carried.
Winston Square
Mr. Elmer Hamning introduced Mr. David Webber, Project Manager for
Centex, and Mr. Michael Ives of Michael L. Ives & Associates, an
architectural firm. Mr. Webber informed the Plan Commission that
Centex was now known as Centex Homes of Illinois, Inc.
Mr. Webber stated that the purpose of this meeting was for Centex to
express their intentions of replanning a major portion of Winston
Square. They originally received approval for townhouses and zero
lot line homes. The zero lot line homes have not sold as well as
anticipated and after checking with homeowners and prospective
buyers, they found several of the reasons the zero lot line homes
were not selling were the width of the lots, long expansion of
exterior siding, bad exposure from the curb and adversity to belonging
to the clubhouse. Centex feels people who live in Buffalo Grove in
single family homes have a desire to live on smaller lots. The
proposed plan has less density and more rectangular lots. There are
353 total units. They have tried to incorporate some of the items
the Village has expressed interest in in previous meetings into this
revised plan.
The change in the plan does not affect the size of the land donated
to School District #102 but the shape of the parcel will change. The
plan has been presented to Aptakisic-Tripp School District #102 and
Mr. Harold E. Roggendorf, Superintendent, responded in a letter
dated August 19, 1975, stating that the changes were acceptable.
The plan was also shown to the Chief of the Long Grove Fire District
and he had no objections to it but would like additional information
submitted to them if it is approved by Buffalo Grove.
Mr. Ives stated that the townhouses have been extended to wrap around
the cabana, pool and tennis courts. In the zero lot line areas the
rear of the lots will have a pedestrian access easement. This will
be 15 to 30 feet wide, depending on the exact design in the specific
area. The individual owner would own property to the center line of
that area andl,till be responsible for maintaining it.
Plan Commission
Page 4 August 20, 1975
There are two mini-parks, one .8 acre and the other .7 acre, for the
recreational use of the zero lot line homes neighboring them.
On the hammerhead streets the entrance units are up relatively close
to the street and the next units are set back so they don' t block
the facade of the end units. The hammerhead and stub streets emanate
into an easement and from this easement they can walk to a park or
follow through to the school site.
In response to a question from Commissioner Goldspiel, Mr. Ives
stated that the average square footage of the zero lot line lots is
4600 to 4700 square feet.
In the proposed plan the homeowners will not be required to join the
Homeowner's Association and Commissioner Goldspiel asked Mr. Webber
what effect this would have on the Association. Mr. Webber replied
that the size of the recreational facilities will be reduced.
Mr. Ives stated that there will be three types of maintenance of the
public areas. The Homeowners' Association will maintain the public
lake, a separate association of zero lot line owners will maintain
the mini-parks, and the bike paths near the townhouses will be
maintained by the association and the ones near the zero lot line
homes will be maintained by the homeowners.
Mr. McCoy stated that he thinks the Public Works Department would be
strongly against what they are suggesting on the bike paths. A home-
owner will not maintain them. It would have to be the Village or
developer and he is sure the Village would not be interested in
doing it. Commissioners Jacobs and Keister also felt that there
would be a problem with the maintenance and ownership of the bike
paths.
In response to a question from Commissioner Keister, Mr. Ives stated
that the bike paths are paved and restrictions will be put on all
fences. Mr. McCoy added that the bike paths were paved because they
wanted to put certain public utilities in the rear of the lots but
the only way the Village would approved it would be if there were
paved areas to get to the utilities in order to maintain them.
Mr. Seaberg stated that the lake will be taken care of by the
association. It accepts water from property to the north, from
the soccer club and property to the south of the lake. This lake
will drain into the other retention basin.
Mr. Ives said theyhad considered the possibilityof do
nating the
mini-parks to the Park District. In response to this statement,
Mr. Richard Lapham, a representative of the Park District, stated he
thought the Park District would be interested in looking at the plan.
The commissioners felt the change was significant enough to require
a Public Hearing but wanted to meet again with Centex before scheduling
it. They will meet with the Plan Commission on September 3 and
Plan Commission
Page 5 August 20, 1975
Chairman Genrich asked them to do the following before that date:
1. Get Public Hearing mailing list to Mr. Seaberg
2. Make up a data sheet on the statistics of the plan (include
the significant changes from the previously approved plan)
3. Meet with the Park District
4. Meet with the Appearance Commission
5. Consider some of the observations made by the Plan Commission
A Public Hearing will be scheduled for the end of September or first
part of October.
Oak Creek
Mr. Ken Rodeck of Gregg Builders presented the final plan for a section
of the Oak Creek overall plan. This will be a continuation of the
existing buildings, existing architecture and existing landscaping.
It is referred to as Phase III Oak Creek. He added that there are
three items of possible interest on this plan.
1. Only a section of the lake will be put in at this time.
The rest will be put in later.
2. The Fire Department previously asked for some connection
between the two sections and this has been put in although
it was not shown on the plan presented.
3. A walkway had been requested from the school site to the
Ranch Mart and this will be installed during this phase.
Commissioner Haarr stated he felt that what the Plan Commission received
meets the requirements of what was approved previously. He made a
motion to recommend to the Village Board the approval of the final
plan as submitted May 29, 1975, marked Exhibit 16. Commissioner Jacobs
seconded the motion and the following vote was taken:
Commissioner Haarr yes Commissioner Goldspiel abstained
Commissioner Keister yes Commissioner Jacobs yes
Commissioner Shields yes
The motion carried.
Commissioner Jacobs made a motion that the final plat of Phase III
Oak Creek, Gregg Builders, dated August 20, 19?5, marked Exhibit 17,
be approved and executed as submitted. Commissioner Keister seconded
the motion and the following vote was taken:
Commissioner Haarr yes Commissioner Goldspiel yes
Commissioner Keister yes Commissioner Jacobs yes
Commissioner Shields yes
The motion carried.
Approval of Minutes
Approval of the Public Hearing and Regular Meeting minutes of July 16,
1975, was tabled until the next Regular Meeting.
Plan Commission
Page 6 August 20, 1975
Commissioner Haarr's Resignation
Commissioner Haarr informed the Commission that because he would be
living out of state for several months he was resigning from the
Plan Commission. Commissioner Haarr has been with the Plan Commission
for six years. Chairman Genrich said he would be missed on the
Commission and thanked him for the time he has given to it.
Adjournment
Commissioner Haarr made a motion to adjourn and Commissioner Shields
seconded the motion. The meeting adjourned at 11:00 p.m.
Respectfully submitted,
n a sonhart, Recording Secretary
APPROVED:
•
Carl Genrich, Chairman