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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