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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