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1975-06-18 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Goldin Property June 18, 1975 Chairman Carl Genrich called the meeting to order at 8:00 p.m. , June 18, 1975, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Mr. Genrich, Chairman Mr. Haarr Mr. Mendenhall Mr. Harris Mr. Goldspiel Mr. Jacobs Commissioners Absent: Mr. Keister Mr. Shields Also Present: Mr. Bill Balling Mr. Aaron Goldin Chairman Genrich read the public notice published in the Buffalo Grove Herald. Chairman Genrich asked Mr. Balling to present the information on the Goldin Property. Mr. Balling stated that the site in question is located on the southeast corner of Buffalo Grove Road and Dundee Road. It is 45 feet wide and 350 feet deep. The site plan for the entire tract including the Goldin and Simpson properties was planned and approved 4/17/75. Because of the statute of limitations, the annexation could not be considered 60 days before the election. The purpose of this Public Hearing is for the purpose of consideration of annexation and granting B-2 zoning. Commissioner Harris asked why there is no preannexation agreement. Mr. Balling replied that Mr. Raysa concurred that the control would be in the zoning ordinance amendment to provide for conformance with the site plan. Commissioner Jacobs inquired if both the Simpson Property and Goldin Property would come under common ownership. Mr. Goldin replied that it will not. He is trading off the 45 foot strip for an equal amount on the southwest corner of the shopping center and will own roughly 8 1/3% of the project and Mr. Simpson will own the balance. There will be two separate ownerships but they have an agreement for parking, snow removal, etc. ICI Plan Commission Page 2 June 18, 1975 Commissioner Goldspiel inquired if the Plan Commission should be concerned whether the annexation of this portion at this time would affect the buildability of the southern tract that remains along Buffalo Grove Road. Mr. Goldin replied that one of the reasons he took the portion of property he did was so he would have an egress to this southern tract. He added that he did not know yet whether he will petition for commercial or residential on this southern portion. Chairman Genrich closed the Public Hearing at 8:30 p.m. Respectfully submitted, -7-Dr-.1"(/ C2e4-2 /64A2t-- Ilinda Isonhart Recording Secretary APPROVED: /;;fr-t )7 +.ate-�' Carl Genrich, Chairman Li Revised and corrected 7/9/75 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Goldin Property & Levitt-Demuth Plaza Verde June 18, 1975 Chairman Carl Genrich called the meeting to order at 9:30 p.m. , June 18, 1975, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Mr. Genrich, Chairman Mr. Haarr Mr. Mendenhall Mr. Harris Mr. Goldspiel Mr. Jacobs Commissioners Absent: Mr. Keister Mr. Shields Also Present: Mr. Bill Balling Mr. Harry Sleek, Regional Engineer, Levitt Mr. Robert Brandewein, Levitt General Manager Mr. Jim Duncan, District 96 Mr. William Hitzeman, District 96 Mr. Aaron Goldin Mr. Arthur Gingold, The Richards Group Mr. James Otis, Otis and Associates Mr. Andrew McPherson, Otis and Associates Approval of Minutes Commissioner Mendenhall moved to approved the minutes of June 4, 1975, and Commissioner Jacobs seconded. The motion carried that the minutes be approved subject to the following change: Change the second sentence in paragraph 4 on page 3 to read as follows, "Mr. Balling stated the right of way and alignment of streets are some of the items which may be waived under the conditions of the planned unit development ordinance with the approval of the Plan Commission and Village Board." Goldin Annexation Commissioner Haarr made a motion that the Plan Commission recommend the Goldin Property be annexed to the Village with a B-2 zoning contingent to an annexation agreement being presented to the Village that ties it to the Willomere subdivision plan revised on April 9,1975, and approved on April 15, 1975, as an exhibit and being developed as one project. Commissioner Goldspiel seconded the motion and it passed unanimously. Commissioner Goldspiel stated that he wished to clarify taa;tthe Plan Commission was referring to the North portion of the Goldin property (45 ft. strip). Commissioner Haarr requested that a copy of the plan be submitted as an exhibit with an annexation agreement. Revised and corrected 7/9/75 Plan Commission Page 2 June 18, 1975 Levitt-Demuth Parcel Regarding the jog in the intersection of the streets on Thompson Boulevard, Commissioner Haarr stated that he thought a major effort should be made to line those streets up. Mr. Sleek replied that he was confident that this intersection can be made to align. In order to do this, however, they may have to request a variance on front setback on the corner lot from the Zoning Board. Commissioner Mendenhall made a motion that the Plan Commission approve Levitt' s plan to change zoning from R-9 to R-6 Special Use Planned Unit Development per the Exhibits A and B subject to the following recommended changes: 1. Align streets-staff will review with Levitt. There was no second and the motion died for lack of a second. Commissioner Haarr made a motion that the Plan Commission table this until the next regular meeting of the Plan Commission with the under- standing that Levitt will work in conjunction with the Village Staff to correct the street alignment problem. Commissioner Harris seconded the motion. The following vote was taken: Commissioner Haarr - yes Commissioner Goldspiel - yes Commissioner Mendenhall - no Commissioner Jacobs - yes Commissioner Harris - yes The motion carried. Commissioner Goldspiel suggested that it would be worthwhile for Levitt to use this time to meet with the Park District also regarding the use of the open space. Chairman Genrich stated that the Plan Commission will meet with Levitt the first Wednesday in July. Crossings Mr. Otis presented the preliminary development plan for the Crossings stating that what they are proposing is to relocate the approved 42 cluster family units and change them to single family houses on individual lots. The cluster family units would be relocated to the south and there would be 39 instead of 4.2 because of the smaller area. There are two less single family homes than originally planned for. Therefore, there is the same density. The single family is horseshoe shaped. It provides an open area between the townhouses and single family homes. Commissioner Mendenhall stated he has talked with Stan Crosland of the Park District and he sees no problem except for their concern about the land to be dedicated. Mr. Otis replied that he had written a letter to the Park District informing them that Otis is anxious to dedicate the areas to the north and west as soon as possible. At this time, however, the farmland area is still being used and since the area around it is not recorded, it would be difficult to dedicate it and they would like to wait until this area is developed. Plan Commission Page 3 June 18, 1975 Commissioner Goldspiel felt that the proposed traditional single family development does not fit in with the character of the rest of the development. Mr. Gingold replied that to look at the lot layout it does look inconsistent but with the kind of houses they put in there, it blends. They are remaining with the character of the Crossings presented and are merely adding single family houses to it. Commissioner Mendenhall asked what type of houses were to be built. Mr. Otis replied that on a general basis there would be four different types of units. One would be a ranch unit. This would be very small because they do not want to lose the older couple. Other designs would be a split-level with three bedrooms, a two-story which would have three or four bedrooms and a saltbox with three bedrooms. The square footage would range from 1200 to 2000 and the price range would be $58,000 to $68,000. Commissioner Haarr stated that he feels the lots are too small. The inner lots should be larger and the outer lots smaller. He added that he would like to see the buildings spotted on the lots. In response to a question from Commissioner Harris, Mr. Gingold stated that the homes would be under a fee simple ownership. Even though it is fee simple ownership, the homeowners may be required to become members of the club. This can be made a requirement by including it in their contract. Commissioner Goldspiel inquired if the units have more or less amount of green area around them. Mr. Otis replied that they have more. Mr. Balling asked what the screening and fencing requirements are on fee simple ownership. Mr. Gingold replied that Phase I prohibits anyone from putting up a fence without approval from The Richards Group. There would be the same basic control on the single family homes. Mr. Balling asked Mr. Otis to comment on what vegetation would be lost in the proposed plan. Mr. Otis stated that basically it is all farm- land at the moment. There is a considerable amount of trees around the lake and some around the development between the single family and cluster units. In response to a question from Mr. Bogart, Mr. Otis stated that the lakes are fed by Buffalo Creek or else from Buffalo Creek through an underground pump which recirculates the water. A circulating pump is located in the center of the lake. Chairman Genrich asked the Commission if they considered the proposed plan a significant change which would require a Public Hearing. A vote was taken and the majority of the Commissioners felt a Public Hearing is required. Commissioner Haarr stated that he was not happy with the configuration and thought it should be worked on some more. Mr. Otis agreed with him and it was decided that they would meet again with the Plan Commission in a Workshop Session on Wednesday, June 25. A tentative Public Hearing date of July 16 was set. Revised and corrected 7/9/75 Plan Commission Page 4 June 18, 1975 Plaza Verde Plat Approval Chairman Genrich stated that the only changes between the present Plaza Verde Plat and the original one is the utility easement but it should be checked point by point. He added that the Plan Commission will ask Commissioner Shields and his committee to consider the policy on recorded plats. Commissioner Mendenhall made a motion that the Plan Commission approve the final plat of Plaza Verde Unit I - Lot 2 contingent upon meeting the requirements of Paragraph I, page 15 - Elevations, and Paragraph 0 - Concrete Monuments (four monuments required). The motion was seconded by Commissioner Haarr. The motion carried unanimously. Report on Lake County Meeting on the Regional Transit Authority Commissioner Goldspiel stated he had attended the Lake County meeting on the Regional Transit Authority. Those in attendance at the meeting were asked if they would be in favor of a 5% sales tax on gas in order to implement the service. Commissioner Goldspiel stated that he, personally, would not. He called Mr. Norman Wolf who informed him that he would like to come and talk to the Plan Commission about getting Buffalo Grove into the Lake County Transportation Plan. Chairman Genrich asked Commissioner Goldspiel to invite Mr. Wolf to the Plan Commission' s Workshop Session next Wednesday, June 25. Adjournment Commissioner Goldspiel made a motion to adjourn and Commissioner Haarr seconded the motion. The meeting adjourned at 11:30 p.m. Respectfully submitted, • da Isonhart, Recording Secretary APPROVED: 7 617j 4114a.. Carl Genrich, Chairman PUbLIC HEARING bUrEALO GIOvE PLAN COMMISSION Levitt - Demuth Parcel June 18, 1975 Chairman Genrich called the meeting to order at 8:30 p.m. , June 18, 1975, in the Municipal building, 50 Raupp Boulevard. Commissioners Present: Mr. Genrich, Chairman �./ Mr. Harrr Mr. Mendenhall Mr. Harris Mr. Goldspiel Mr. Jacobs Commissioners Absent: Mr. Keister Mr. Shields Also Present: Mr. bill balling Mr. Harry Sleek, Regional Engineer, Levitt Mr. Robert brandewein, Levitt General Manager Mr. Jim Duncan, District 96 Mr. William tiitzeman, District 96 Chairman Genrich read the public notice published in the buffalo Grove Herald. Chairman Genrich asked Mr. Sleek to present the information for Levitt. Mr. Sleek stated that in 1973 Levitt and buffalo Grove agreed to annexing two pieces of property. The first parcel is known as the Wagner farm on which 284 cluster single family units were proposed. Also provided were an 11 acre school site and 10-acre open space. The second parcel involved is known as the Koelper-Demuth Parcel. This is located just north of Route 83 on Arlington Heights Road. The zoning granted consisted of 75 single family lots, 82 cluster single family lots, a one-acre professional site and 225 unit apartment complex. Levitt proposes in lieu of the 225 unit apartment complex the Village consider a plan whereby 57 single-family lots be placed on the south part of the property. This provides for a 507o reduction in density. They are also proposing that the 31 acre open space be dedicated to the village. This area will be drained and will be essentially the same as the open space in the northeast corner. Levitt investigated the possibility of putting 3 single-family lots in the professional area as requested but it is not feasible at this time. Mr. Sleek stated that Levitt feels the site has potential as a day care center or something on that order. Mr. Sleek presented the preliminary plat, marked Exhibit E, for the Demuth parcel. It shows the individual lot sizes, the minimum of which is 6400 square feet. In addition, the plan shows a 25' rear yard, 25' front yard and 5 foot side yard minimum. The 35 foot right of way throughout the plan is in accordance with the annexation agreement. Levitt is proposing that sidewalks be constructed on one side of the U-shaped streets. Revised and corrected 7/9/75 Plan Commission Page 2 June 18, 1975 Mr. Balling reviewed the economic impact analysis of the proposed development. He noted that under the approved apartment unit plan $59,694 would be generated per annum from the following revenue sources: property tax, state income tax, vehicle license and sales tax. Under the proposed single family plan only $44,567 would be generated from these sources. This represents a reduction of 25% in total revenue. He also noted that accurate unit cost figures are not available to relate overall expenditures accurately between the two proposals. In response to a question from Mr. Sleek, Mr. Balling noted that approximately $32,500 would be lost per annum to School District 96 as a result of a loss of 1.3 million dollars in assessed value. Approximately the same number of students would be generated with either proposal. Mr. Duncan from School District 96 stated that basically they had no objection to the proposal. They do request, however, that the Buffalo Grove resolution be abided by. Mr. Sleek stated that the land donation has not been made formally to the school district but there are letters of agreement. 1 Mr. Balling stated he had not received any comment from the Park District and it is his understanding that they are not interested in being the recipient of the 31 acres of open space. Commissioner Haarr inquired what would happen to the open space if the Park District and the Village did not want it and Mr. Sleek replied that he hoped the Village would accept it. He added that this property would be in a semi-natural state and would require little upkeep from the Village. Commissioner Mendenhall stated he had talked with Stan Crosland from the Park District and Mr. Crosland had stated unless Levitt can demonstrate that the open area is usable land, they are not interested in it. Mr. Sleek replied that he thinks Levitt can come up with a plan that Mr. Crosland will consider. Commissioner Harris asked Mr. Sleek if there was a reason other than economics for putting the sidewalks on one side of the street only on the U-shaped streets. Mr. Sleek replied that because it would cost $400 per house and it was not a busy street, Levitt did not think a sidewalk on both sides was necessary. Commissioner Harris stated that he was concerned the increase of single-family houses in the Village, particularly District 96, and lack of commercial or industrial development in Lake County would result in increased tax bills for residents. Commissioner Haarr stated he was concerned about the street alignment where Larchmont Drive and Mayflower Court intersect with the U-shape street at Thompson Boulevard. He added that the subdivision ordinance stated that there should be adequate visual area down the center line of the street for a certain amount of distance and he does not feel that there is an adequate visual area in theseintersections. Mr. Sleek stated that he felt the west corner of the hammerhead street could be curved so it would line up with the street across from it and will not run perpendicular to Thompson Boulevard. i �I I I Plan Commission page 3 June 18, 1975 Mr. hitzeman from School District 96 stated he would like some access from this development into the school park site. Mr. Sleek replied that a walkway system goes through the area now. Chairman Genrich asked if this proposal is consistent with the original plan. Mr. balling replied that the off-set intersection was in the multiple family plan, too. the major use of land is relatively unchanged from the original plan. 1 Chairman Genrich closed the Public Hearing at 9:30 p.m. Respectfully submitted, f rr Linda isonhart Recording Secretary APPROVED: Carl ire rich, Chairman