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