1975-06-04 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Levitt - DeMuth Parcel
June 4, 1975
Chairman Carl Genrich called the meeting to order at 8:20 p.m. ,
June 4 1975, in the Municipal Buildin 50 Rau Blvd.
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Commissioners Present: Chairman Genrich
Mr. Haarr
Mr. Mendenhall
Mr. Harris
Mr. Keister
Mr. Shields
Mr. Goldspiel
Mr. Jacobs
Also Present: Mr. Harry Sleek, Regional Engineer, Levitt
Mr. John Marienthal, Trustee
Mr. Mike Cahill, District 96
Mr. Bill Balling
Approval of Minutes
Commissioner Mendenhall moved to approve the minutes of May 21, 1975,
and Commissioner Harris seconded the motion. The motion carried
that the minutes be approved subject to the following changes: On
page 3, in paragraph 2 under Goldin Annexation Petition, insert
(Simpson-Goldin project) after "approved site plan". The letter
referred to in the last paragraph on page 3 is to be inserted in
the Official Minute Book.
Communications
Chairman Genrich stated he had received a copy of a letter to
Mr. Larson from the Lake County Highway Department dated May 9,
He gave the letter to Commissioner Keister for review and if any
action is needed he will report back to the Commission.
Chairman Genrich stated he had received a letter from the Waukegan/
North Chicago Chamber of Commerce dated June 2. The letter was
in regard to the Lake County hearing on the Regional Transit
Authority's budget for bus service which is to be held on June 16.
Chairman Genrich referred the letter to Commissioner Goldspiel and
he will attend this hearing. A letter will be drafted to inform
the Regional Transit Authority of the Plan Commission' s interest
in seeing the bus service provided from Buffalo Grove to the Northbrook
and Arlington Heights commuter stations. Commissioner Goldspiel will
take this letter to the hearing.
Plan Commission
Page 2 June 4, 1975
Chairman Genrich stated he had received a copy of a letter to
President Fabish from the Park District dated May 23 alluding to
the problem of agreements for land donations to the Crossings.
A letter has been drafted to the Richards Group by Chairman Genrich
in this regard.
Committee and Liaison Reports
Commissioner Keister stated that he had attended the Village Board
Public Hearing regarding the Buffalo Grove Veterinary Clinic and
gave the Plan Commission's recommendation to the Village Board. He
added that he informed the Board of the approval given by the Plan
Commission, Appearance Commission and Engineering Staff regarding
the problems of parking and side yard requirements. He also pointed
out to the Village Board that from a planning viewpoint, it was
appropriate and essential that this property be annexed. Following
a vote the petition for annexation was bythe Board.
II
rejected
Commissioner Harris reported that he had attended the Village Board
Meeting of May 27 at which they reappointed Commissioner Haarr and
Commissioner Mendenhall to the Plan Commission. He added that at
this meeting they also passed the rezoning of the Levitt parcel on
to the Plan Commission for a Public Hearing, extended the zoning on
property on the northwest corner of the new Lake-Cook Road and Route 83,
and passed some easements with regard to Villa Verde.
Commissioner Jacobs stated that the Committee on Commercial Property
had met and decided to compare the Cook County Ordinance with the
Buffalo Grove Ordinance. He added that the committee feels that
some changes should be made to the Buffalo Grove Ordinance regarding
the commercial and business districts and they will start with B-1
and take it category by category. At the same time they will look
at yard requirements. After they go through the first business
district, the committee will report to the Commission and make sure
that they are following the right course.
Chairman Genrich appointed the following liaisons for the Plan
Commission with the Village Board: Crossings - Commissioners Harris
and Shields, Centex - Commissioners Keister and Mendenhall, Simpson-
Gool1ldinielCommissioners Haarr and Jacobs; Levitt-DeMuth - Commissioner
Levitt - DeMuth Parcel
Mr. Sleek presented the revised general development plan and revised
site plan for the DeMuth Parcel. He stated that Levitt originally
planned to use this area for apartments and condominiums but as they
got involved with Strathmore Grove the market went down for condominiums
and up for single family homes. As a result, Levitt is now proposing
to substitute 57 single family homes in this area and suggest that
the open space become part of the park system. Mr. Sleek added that
there would be a tremendous reduction in the amount of dwellings in
this particular plan. He asked for direction from the Plan Commission
regarding preparation for the Public Hearing.
Revised and Corrected 6/4/75
Plan Commission
Page 3 June 4, 1975
Mr. Sleek stated that two mistakes were made on the site plan
regarding lot sizes. One of the corner lots on Thompson Boulevard
was marked as 65 feet but is actually 85 feet and also two other
lots marked as 65 feet are supposed to be 85 feet. After further
discussion other errors were pointed out and Mr. Sleek agreed to
have these corrected.
In response to a question from Commissioner Goldspiel, Mr. Sleek
stated that at present there are no plans for the area marked
commercial. Commissioner Jacobs asked Mr. Sleek if Levitt would
consider changing the commercial area into single family lots.
Mr. Sleek replied that it could be considered.
Commissioner Keister stated that when this plan was proposed
originally, there were some cost benefit analyses made with regard
to Village sales tax, dwelling units, etc. He asked if these would
be revised for the Public Hearing and stated that he thought it
would be interesting to see how the change from multi-family to
single family affects this.
Commissioner Goldspiel questioned the intersections which were
off-set. 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. The question will be answered
further in the Staff Report. He added that the staff review forms
have been distributed and the staff presentation will be made at
the Public Hearing.
Commissioner Haarr requested that rear yard dimensions be given on
the lots where side yard lines are not right angles.
Mr. Cahill stated that Mr. Hitzeman had looked the plan over and
it appears the change will not make much difference in the school
population.
Mr. Balling questioned the possibility of adding a walkway to connect
the two u-shaped streets if the open area becomes a park. After
further discussion a poll of the Commission was taken and the majority
of the commissioners did not think the walkway was necessary.
Chairman Genrich asked Mr. Sleek to look into the following before
the Public Hearing:
1. The consideration of changing the commercial to residential
2. Obtain for the Plan Commission a statement showing the
intent of what Levitt wants to do. Include in this
statement the change in density, allude to the economic
impact, show the school changes and include the streets.
3. Provide by next Wednesday the corrected plans showing
typical houses and check the minimum lot sizes.
4. Meet with the school and park district.
Plan Commission
Page 4 June 4, 1975
Annexation Agreement
The Plan Commission reviewed and made changes in the draft of the
annexation agreement prepared by Commissioner Harris.
Review and Approval of Utility Easement Plat - Plaza Verde
The Plan Commission tabled the signing of the final plat for
Villa Verde - Unit I. Commissioner Keister will follow up on
this with Mr. Balling. Chairman Genrich asked Mr. Balling to
obtain for the Plan Commission by June 11 a letter from Mr. Seaberg
clarifying the reasons for the changes and differences in these
utility easements as contrasted to the utility easements shown on
the final plat for Unit I of Plaza Verde presented to the Plan
Commission May 15, 1974, and approved at that time.
Reappointment of Plan Commission Members
Commissioner Mendenhall made a motion that the Plan Commission
recommend to the Village Board the reappointment of Pat Shields
and Burt Harris to the Plan Commission. Commissioner Keister
seconded the motion and it carried unanimously.
Adjournment
Commissioner Harris moved to adjourn and Commissioner Haarr seconded
the motion. The meeting adjourned at 11:10 p.m.
Respectfully submitted,
_ (-)
ktiLt
inda Isonhart, Recording Secretary
APPROVED:
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Carl Gen ch, Chairman