1975-07-16 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
The Crossings
July 16, 1975
Chairman Carl Genrich called the meeting to order at 9:25 p.m. ,
July 16, 1975, in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Mr. Genrich, Chairman
Mr. Keister
Mr. Shields
Mr. Goldspiel
Mr. Jacobs
Commissioners Absent Mr. Haarr
Mr. Mendenhall
Mr. Harris
Also Present: Mr. Arnold Seaberg
Mr. Stan Crosland, Park District
Mr. James Otis , The Crossings
Mr. Arthur Gingold, The Richard Group
Mr. John Marienthal
The Crossings
Commissioner Goldspiel stated he felt the Plan Commission should
review the original plan of The Crossings as well as all past
minutes pertaining to this development before acting upon this
project. Mr. Jacobs stated perhaps the Plan Commission should be
more aware of the agreement with Long Grove before acting.
Commissioner Goldspiel stated he has a lot of questions as he was
not on the Plan Commission when The Crossings was originally dis-
cussed. He added if other Plan Commission members wanted to act
upon the matter it was their prerogative.
Commissioner Shields moved that the Plan Commission accept the
revised plan as proposed by the Richards Group. Commissioner
Jacobs seconded. Chairman Genrich asked if there was any dis-
cussion.
Mr. Shields stated the change as requested does not seem to be
creating a substantial number of new issues to cover and the area
has simply been flipped from the original plan. Commissioner Jacobs
stated the philosophy behind PUD is to allow the developer and the
Village latitude to make changes. He added no detriment is involved
on the revised plan.
The following vote was taken: Commissioner Keister-yes ; Commis-
sioner Shields-yes ; Commissioner Goldspiel-abstain; Commissioner
Jacobs-yes . Motion carried.
Revised and corrected 9/3/75
Plan Commission
Page 2 July 16, 1975
Chairman Genrich reminded Commissioner Shields that it is his
responsibility to take the report to the Village Board on the
proposed changed preliminary development plan for The Crossings .
Approval of Minutes
Commissioner Shields moved to approve the minutes of July 9, 1975
and Commissioner Keister seconded. The motion carried that the
minutes be approved subject to the following changes : Page 2,
paragraph 2, line 1 delete the mass transportation plan was
discussed. Page 2, paragraph 5, line 4 delete The reason for
having a 25 foot off-set is. Change to "If there is through
traffic, streets should either be far apart or in line with one
another".
Transportation
Commissioner Goldspiel stated he had attended a transportation
meeting and President Fabish will contact the Milwaukee Road
and Chicago Northwestern Railroads in an attempt to get infor-
mation in beginning to do some transportation planning in con-
nection with the proposals to the RTA that bus service be extended
to Buffalo Grove. John Marienthal stated Wheeling lost $45,000
by running a free bus service.
Park District
Mr. Stan Crosland commented on the lack of communication between
the Park District and the Plan Commission. Commissioner Mendenhall
is the liaison for the Plan Commission to the Park District. Mr.
Crosland stated the liaison has always informed him whenever the
Park District is involved on a proposed plan. Mr. Crosland stated
he receives every copy of agendas and proposed agendas of the
Plan Commission and that there definitely is no lack of communi-
cation between the Park District and the Plan Commission.
The next regular meeting of the Buffalo Grove Plan Commission
is scheduled for August 6, 1975.
Adjournment
Commissioner Shields made a motion to adjourn and Commissioner
Jacobs seconded the motion. The meeting adjourned at 9:58 p. m. .
Respectfully submitted,
APPROVED: J
Na ie L. Freeborn, Recording Secretary
Carl Ge rich, Chairman
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
The Crossings
July 16, 1975
Chairman Carl Genrich called the public hearing to order at
8:09 p.m. , July 16, 1975, in the Municipal Building, 50 Raupp
Boulevard.
Commissioners Present : Mr. Genrich, Chairman
Mr. Keister
Mr. Shields
Mr. Goldspiel
Mr. Jacobs
Commissioners Absent: Mr. Haarr
Mr. Mendenhall
Mr. Harris
Also Present : Mr. Arnold Seaberg
Mr. Stan Crosland, Park District
Mr. Bill Kittle, Park Board
Mr. Jim Lassiter, Long Grove Administrator
Mr. William Hitzeman, District 96
Mr. James Otis, The Crossings
Mr. Arthur Gingold, The Richard Group
Mr. John Marienthal
Chairman Genrich read the public notice published in the Buffalo
Grove Herald on July 2.
Chairman Genrich stated the purpose of the meeting is to allow the
developer to officially present his proposals 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 the developers to state their names,
it titles and business affiliations. Mr. James Otis identified
himself as an architect with Otis Associates and architect and
planner of The Crossings. Mr. Arthur Gingold identified himself
as President of the Richards Group of Illinois and developer of
The Crossings. Chairman Genrich swore them in as witnesses and
requested them to begin their presentation.
Mr. Otis supplied the Plan Commission with Exhibit I--Lot Plan
for Single Family Units and Exhibit II--Revised Preliminary
Development Plan. Mr. Otis stated the original design of the
development that was approved by the Village included 748 units.
The change they are asking for is a density in units , and that
is a reduction of only 1 unit. The change involves single family
units replacing cluster family units (duplexes ) in one section
ICI
Plan Commission July 16, 1975
Page 2
of the originally approved plan. Instead of the lots being
40 ft. x 125 ft. they will be 60 ft. x 100 ft. . Mr. Otis
pointed out this will eliminate the hazard of an 1100 ft.
distance from the entry to the cul de sac in the present plan.
The revised units will be detached single family units with
their own sideyard. All the preliminary engineering has been
done and submitted to the Village.
`./ Mr. Otis stated they tried to maintain in planning the accessi-
bility to the common area which in this case would be the park
area. The arterial lot acts as a buffer to the townhouses and
to the south the line of townhouses will be buffered by trees.
Mr. Otis added if this is approved they can get started immediately
with their models.
Mr. Gingold stated the public notice was incorrect in stating 39
single family units were proposed as the correct number is 41.
He further stated he doesn't feel they will change the concept
of the overall plan, but just move this type of house plan
further north to get the building going. A stronger market
currently exists for single family houses rather than townhouses.
The revised plan only changes from a duplex to single family unit.
Chairman Genrich stated the Plan Commission was in receipt of a
letter dated June 19, 1975 from Mr. William C. Hitzeman, School
District 96, which stated the School Board 's only concern is
that the developer be held to the Buffalo Grove Resolution
requirements as outlined in the preannexation agreement. Mr.
Hitzeman informed Mr. Genrich he has not seen any figures for
projected students to date. Mr. Gingold stated the townhouses
will be 2 and 3 bedrooms and the single family units will consist
of 3 and 4 bedrooms. Mr. Hitzeman stated it was his opinion more
children should be generated from the single family units.
Chairman Genrich refered to a letter from Mr. Stan Crosland, Park
District Director, dated June 16, 1975 stating this revision does
not basically change the original design concepts, and therefore
the Park District would not oppose the current request. Mr.
Crosland requested further communication with the developer
before final approval is made.
Mr. Bill Kittle, Vice President of the Park Board, inquired if
the changing of open space area will change the tot lots. Mr.
Otis stated no. The same common area for townhouses exists
except single family units will replace townhouses .
Mr. Arnold Seaberg stated his staff has only received the site
plan and has reviewed the streets but has not viewed the engineering
plans. He recommended the streets should be 27 feet wide instead
of 24 feet wide. Mr. Otis stated he will discuss widening the
streets with his engineer.
revised and corrected 9/3/75
Plan Commission July 16, 1975
Page 3
Mr. Jim Lassiter, Administrator of the Village of Long Grove,
inquired what is the total change in plan. Mr. Otis informed him
a reduction of 1 unit. Mr. Lassiter reminder the Plan Commission
Chairman of the agreement concerning this area between Buffalo
Grove and Long Grove. Mr. Seaberg stated this agreement basically
is to allow Long Grove to annex to the park property.
Mr. Crosland stated a proposed letter of intent concerning the
conveyance to the Park District of the southwest boundary parcel
of the Crossings development had been mailed to Mr. Gingold.
Mr. Gingold stated he had received the sample letter and would
act upon it.
Commissioner Keister stated changing the basic plan of clustered
family units to single family units will sandwich the single
family units within townhouse areas. He stated this may not be
desirable. Mr. Gingold stated the concept of the clustered family
unit is not marketable. He further stated the single family units
will architecturally be the same as the rest of the development.
With the same architectural treatment this area should blend with
the townhouses.
Commissioner Keister stated The Crossings is starting to change
from the original plan the Plan Commission saw a few years ago.
He inquired what will change next and what will the plan end up
looking like. Mr. Gingold stated he would like to reserve comment.
He further stated let's deal with the future when we come to it.
Whether the developer comes back again to the Plan Commission
depends on the market.
Commissioner Keister inquired if the elevations for single family
units were available. Mr. Gingold stated they are sketched out
but not available at this time.
Commissioner Goldspiel inquired as to the effect on the property on
the south of the development. He further inquired about the change
in the shape of the lake--with it smaller is it usable for recre-
ational facilities. Mr. Otis stated the original plan of the lake
is the way they wanted it. The state engineers would not approve
it as they said they could not control the amount of water in the
lake. The newly proposed lake is a lake the developer can maintain.
This is a workable lake in the eyes of the engineers . This lake
can hold fish and will be used for recreational purposes. Mr.
Goldspiel inquired is the shoreline still workable, and what is
the narrowest point from property to lake. Mr. Otis stated 15 feet. .
Mr. Goldspiel inqui: t:d what would be the nature of fencing in
single family units nd the park. Mr. Gingold stated fences on
single family units could be governed by covenants and will have to
maintain architectural approval. They have not definitely decided
about fences at this time. Mr. Otis stated the Homeowners Associ-
ation would have to approve fencing.
revised and corrected 9/3/75
Plan Commission
Page 4 July 16, 1975
Mr. Goldspiel inquired what the intended use of the lake was .
Mr. Gingold stated the, 1a ke basically is for an aesthetic use.
It may be used for small sailboating eventually and for fishing.
Mr. John Marienthal inquired about the availability of emergency
access to the lake. He stated this was a major concern to him
when he viewed the proposed plan.
Mr. Lassiter inquired when building would start and what date
is set for completion of these units. Mr. Gingold stated they
would like to have the models open by early 1976. Mr. Otis
stated they plan to break ground on the first phase of the
commercial section in 1976.
Commissioner Keister inquired as to the price of the single family
units. Mr. Gingold stated approximately $55,000 to $65,000
depending on the market.
Mr. Jim Murphy, resident of the Crossings, stated he felt the
single family units may make the Crossings more congested.
Mr. Mike Yack, resident of The Crossings, inquired -why a single
family home would be a member of the Homeowners Association. Mr.
Gingold stated this will be a condition of sale. He added if these
homeowners would not belong to the Homeowners Association it would
put a burden on the other Crossings residents. Mr. Yack inquired
what if the single family units do not take care of their home.
Mr. Gingold stated this would be supervised by the homeowners
covenant. Mr. Gingold further added with the single family units
taking care of themselves, maintenance costs will be cut.
Commissioner Goldspiel inquired if the 2 main streets in the single
family units would be dedicated. Mr. Gingold stated most likely.
Chairman Genrich closed the public hearing at 9:18 p.m. .
Respectfully submitted,
Naie L. Freeborn
Recording Secretary
APPROVED: /
Carl Genrich, Chairman