1974-11-06 - Plan Commission - Minutes BGULAR MEETING
BUFFALO GROVE PLAN COMMISSIOV
November 6 , 1974
Chairman Carl Genrich called the meeting to order at 8 : 15 p.m. ,
November 6 , 1974, in the Municipal Building, 50 Raupp Blvd. .
Commissioners Present : Chairman Genrich
Mr. Goldspiel
Mr. Shields
Mr. Mendenhall
Mr. Keister
Mr. Harris
Commissioners Absent : Mr. Haarr
Mr. Gamm
Also Present : Mr. Arnold Seaberg
Mr. Rodney Jacobs
Mr. George Dickson, Long Grove Plan Comm.
Mr. Jerry DeGrazia, Miller Builders
Approval of Minutes
Commissioner Mendenhall moved to approve the minutes of October 16 ,
1974 and Commissioner Shields seconded. The motion unanimously
carried that the minutes be approved. Commissioner Harris abstained.
New Plan Commission Member
Chairman. Genrich stated Mr. Rodney Jacobs had attended a number of
meetings as a prospective member of the Plan Commission. He added
other people had expressed an interest in becoming a member of the
Commission, but this happened after Mr. Jacobs had started attending
meetings .
Commissioner Mendenhall moved to recommend Mr. Rodney Jacobs to the
Village Board to fill the vacancy on the Plan Commission. Commissioner
Keister seconded the motion and upon vote motion carried. Commissioner
Harris abstained.
Chairman Genrich stated Mr. Jacobs had previously been appointed to
the Plan Commission and moved out of state before becoming an active
member.
The Regular Meeting aajourned. at 8 :26 p.m. .
APPROVED : respectfully submitted,
Carl Genrich, Chairman Na ie L. Freeborn
Recording Secretary
PRELIMINARY MINUTES - NOT APPROVED
WO-iKSHOP SESSION
BUFFALO GROVE PLAN COMMISSION
Miller Builders - Stielow Property
November 6 , 1974
Chairman Carl Genrich called the meeting to order at 8 :29 p.m. ,
November 6 , 1974, in the Municipal Building, 50 Raupp Blvd. .
Commissioners Present : Chairman Genrich
Mr. Goldspiel
Mr. Shields
1'ir. Mendenhall
Mr. Keister
Mr. Harris
Mr. Gamm
Commissioners Absent : Mr. Haarr
Also Present : Mr. Arnold Seaberg
Mr. Rodney Jacobs
Mr. George Dickson, Long Grove Plan Comm.
Mr. Jerry DeGrazia, Miller Builders
Mr. Bill Balling
Mr. Charles McCoy, Public Works Director
Miller Builders - Stielow Project
Chairman Genrich stated Miller Builders formally petitioned the
Stielow Property for annexation at the Village Board meeting of
October 29, 1974. The Board passed the motion to refer the peti-
tion for annexation to the Plan Commission, with no hearings to
commence prior to a favorable ruling by the court . He further
added' essentially the meeting tonight was to bring this development
along in Workshop Session and to act upon this matter after the
court hearing. Mr. Jerry DeGrazia , Miller Builders , stated a
favorable ruling by the court does not mean Buffalo Grove must
annex this property. It only means that the way is clear for the
Village to annex the property.
Chairman Genrich stated the Plan Commission will look at this
development in a preliminary sense until a public hearing can be
scheduled. The interest of the Plan Commission should be an eval-
uation of the quality of the project and to start moving along to
see if this is the quality of project we would like to have in the
Village . If there are changes we want in the development , this is
the way to review it .
Mr. DeGrazia requested the Plan Commission set a tentative public
hearing date after the November 15 court date . He added the devel-
oper had submitted a letter to the Village Board on October 8 which
was acted on October 29 for petition to annexation and zoning change .
Since that time the necessary affidavit and annexation agreement
has been submitted to the Village along with other exhibits . In
Plan Commission
Page 2 11/6/74
summary, what the developer is requesting is :
1. Annexation to the Village of Buffalo Grove . This involves
two separate tracks for annexation--the Stielow Farm and the
Potts Farm.
2 . Planned Unit Development on the site.
3. Special zoning in terms of use R-3 zoning.
Mr. DeGrazia showed a site analysis and stated water retained on
their site would be left at a controlled release site for the
property. A proposed NSD water retention basin is planned there .
A soils analysis was given and a letter submitted from the Lake
County Soil and Water Conservation District. Generally, the entire
site can be built upon. However, in trying to determine how to
best utilize the site and leaving it in a natural state the develop-
er would like to preserve some of the site and encourage natural
growth in it. If they go with a provincial PUD it would not be
particularly sensitive to the topography and natural amenities of
the site . The builder would like to go with as little mass grading
as possible , working with it as close as possible to the existing
topography. They would like to build single family detached units ,
trying to eliminate a variety of different units .
136 acres are to be developed and 74 acres are left in common areas ,
this does not include street areas or green areas on lots . The
bulk of the open space would be reseeded with Illinois prairie grass
and natural trees to the area to give it a natural feel.
The builder's concept consists of clustering units in small groups
and building them in a court concept . This offers the most oppor-
tunities for imagination and eliminates the typical in-line look
of a family development. The courts have several advantages . They
cluster the unit into a courtyard unit, traffic would be kept down
and generally speaking you can ride a bike and walk without crossing
streets . It has its own internal circulation system and this is a
protection in terms of traffic flow and children in the area playing.
There would be raised and landscaped buffers on the north to insure
a separation to this development and the property to the north.
The impact study on the site and the figures are contained in Exhibit
B and the developer comes out with a slight excess , it was stated
by Mr. DeGrazia . The overall density for the site is 3 units per
acre . The property adjoining this to the south is 23 units per
acre .
Concerning utilities , Mr. DeGrazia stated in Exhibit B-7 they have
discussed various ways to provide service to the Village of Buffalo
Grove . There is an existing 12" water line on Arlington Heights
Road. They would extend that. An 18" sanitary sewer is being
constructed on Checker Road and the developer would extend this .
It is a viable alternative and viable way to service this site.
Plan Commission
Page 3 11/6/74
Mr. DeGrazia added Miller Builders has not worked with cluster
homes before and they feel this is the new trend. They are going
with the rural outlook on this development with no curbs , as the
clusters are to be curbless . They are using the rural look and
this will save on maintenance and will be enhanced with the natural
growth.
Commissioner Mendenhall inquired if the developer had considered
moving the townhouses closer to Highway 53. Mr. DeGrazia stated
they wanted to cluster the townhouses . Commissioner Mendenhall
stated he felt they should not have single family homes near the
major roads , including Highway 53. It was stated by Mr. DeGrazia
that along Highway 53 there will be a 50 ft. buffer and this will
be left to grow into a thick, woodsy situation. Commissioner
Mendenhall stated he was also concerned with the school problem.
Also, he added the roads are a problem and he could not conceive
of a development in which the Village did not have access on the
roads . Mr. DeGrazia stated initially they will have to use
Checker Road, and some improvements would have to be made. as the
development proceeded, Lake Cook Road should be constructed and
available for use .
1 Mr. Seaberg stated the developer could enter on the south and west
from Hicks Road . Mr. DeGrazia stated Miller Builders is not about
to avoid damages incurred during construction to roads that are not
built to endure construction hauling.
Commissioner Shields stated in the court diagram the garages look
like they would be too close. He added a 10 ft . setback from the
road would take a lot of space consideration.
Commissioner Goldspiel stated he is concerned with providing police
and fire protection to an appendage that is out of the flow of the
Village . This creates an inefficient means of providing these
services . Mr. DeGrazia stated the amount of money coming into the
Village in the way of taxes and building permits from this section
would be paying its own way. He added this development would offer
further opportunities to the Village for expansion and this includes
some potential industrial land. Mr. Charles McCoy stated the road
to be used in the beginning would cause some difficulty. When Lake
Cook Road is put in it should be available and accessible for this
purpose .
Commissioner Goldspiel stated there are Village ordinances on the
heights of grass and weeds , etc. , for rural growth. Mr. DeGrazia
stated the Appearance Commission had discussed this with him. He
added this is an important part of the plan and the specifics are
not correct without the rural look.
Commissioner Goldspiel stated there was only 7 ft. between some
buildings . Mr. DeGrazia replied there are things you can do to a
court to make this scale down. They would have to put additional
manicured areas within court areas to make this work out.
Plan Commission
Page 4 11/6/74
Commissioner Goldspiel inquired as to the recreational facilities .
Mr. DeGrazia stated that community centers are expensive to build
and are not used that much. The developer plans to put in a
swimming pool and small bath house for changing, but would not
want to be held to building a community center.
Commissioner Gamm stated the oversized 18" sewer along Checker
Road has not yet been built . This is part of the Chesterfield
and Sholz developments . He inquired what the developer would do
if this was not built. Mr. DeGrazia stated the alternative is to
connect with a 21" sewer line along Shafer Road. Mr. Seaberg
stated the Village is looking into the possibility of a special
service district in terms of servicing sewers . Mr. Seaberg added
he tends to think that Chesterfield and Phoenix will do some con-
structing next year and so the sewer service demand in this area
will not increase until 1976 . Commissioner Gamm stated the water
service system could be a problem. Mr. Seaberg added they will
have several wells in the system in 5 or 6 years .
Chairman Genrich inquired if Mr. Seaberg and Mr. McCoy could
identify what major capital expenditures will be needed in regard
to water and sewer needs . Mr. McCoy stated the water supply is
about 3 years ahead of time . He added any developer coming in
would have to pay capital improvement fees on well and sewer systems .
Even those developers who are not putting in wells today are putting
in a proportionate share now of future wells .
Commissioner Gamm inquired what the exterior of the homes would
consist of . Mr. DeGrazia stated the average price will be $59, 000 -
60, 000 and will be similar to Northgate with traditional style
homes with brick fronts and rock fronts .
Commissioner Keister inquired if there was room for parking in the
court areas themselves . Mr. DeGrazia stated there is a two-car
garage, two spaces in front of each garage, plus 1/2 space for
every unit. In effect each unit will have 4-1/2 spaces . This is
more than is available in a normal situation. Commissioner Keister
expressed his concern over too much asphalt in the courtyard. Mr.
DeGrazia stated 100 ft. exists from window to window in the front
yards .
Commissioner Harris stated Woodcreek Courts in Lincolnshire is not
a good comparison to this development as you cannot see two feet
in Woodcreek Courts because it is so heavily wooded. He added you
will not have that closeness feeling of Woodcreek Courts in this
development until about 30 years down the road. Mr. DeGrazia stated
they would sod the courts and areas around the courts and put in
small saplings that are native to the area. Mr. DeGrazia added the
lots are larger and will be blind on one side . The developer is
using Woodcreek Courts to approximate the type of homes without
changing the natural look. They are trying to do something imagin-
ative and would like the help of the Plan Commission in carrying
out this concept.
Plan Commission
Page 5 11/6/74
Commissioner Harris stated the fire and police protection may
be a problem and needs an improved road for easy access . Mr.
DeGrazia stated the area will be in the Buffalo Grove Fire
District, and they will come down Checker Road until Lake Cook
Road is completed.
Mr. McCoy inquired if Miller Builders would be amenable to con-
sidering the resurfacing of Checker Road. A survey could be com-
pleted to see how much money would need to be spent to improve
Checker Road from this project to Arlington Heights Road. Mr.
DeGrazia stated as a general policy it would be included to take
care of any damages they would put on the road during construction.
Commissioner Harris inquired about the R-3 zoning with such small
lots instead of fitting into a zoning classification in accordance
to the lot size . Mr. DeGrazia stated by submitting R-3 they would
show that they were not intending to go to any higher density,
and it was simply a matter of clarification.
Commissioner Harris stated he had several points to discuss on the
annexation agreement, but would do this at a later time .
Chairman Genrich inquired if Mr. George Dickson, Long Grove Plan
Commission, had any comments or questions . Mr. Dickson stated he
was attending only as an observer and would report back to the Long
Grove Plan Commission.
Mr. Rodney Jacobs stated the Homeowners Association should be a
matter for discussion. Mr. DeGrazia stated they wart to dedicate
all of the streets , including the courts . The only thing the
Homeowners Association should consider is the ,maintelance of the
open areas . He added single family and townhouse owners will both
be members of this association.
Mr. Bill Balling inquired what Library District this development
was in, and PM!r. DeGrazia stated he wasn 't sure . Mr. Balling inquired
as to the parking ratio in the townhouse area, and Mr. DeGrazia
replied the ratio would be 2-1/2 to 1 and this would allow for
guest parking.
Commissioner Shields moved we set a tentative date for a Public
Hearing on December 11, subject to the Board 's intention of a
favorable court ruling. There was no second.
Chairman Genrich stated the Plan Commission will get a clarification
of the Bord ' s action on the "favorable court ruling" in relation
to court appeals . If there is favorable action on November 15,
the Plan Commission will have Mr. DeGrazia back on November 20 and
{ will shoot from there for a public hearing date of December 11 or
December 18.
Chairman Genrich stated the Plan Commission would tentatively plan
on a Workshop Session for November 20 with Mr. DeGrazia in attendance
Plan Commission
Page 6 11/6/74
if favorable action is taken on November 15 in regard to the
Stielow Annexation. The following requests were made by the
Chairman in regard to the upcoming meeting:
1 . The Plan Commission be supplied with the addendum to
the annexation agreement.
2 . Commissioner Harris should review the annexation agreement
and get comments to Mr. DeGrazia before the Nov. 20 meeting.
3. .Any exhibits to be shown in the public hearing should not
show the community center if one is not intended.
4. Hicks Road should not be included in exhibits if this has
been vacated and should show the actual condition.
5. Mr. Seaberg and Mr. DeGrazia should discuss the entrance at
Checker Road and come to agreement.
6 . Prior to the Nov. 20 meeting the developer should prepare a
list of property owners so the information will be ready for
mailing.
7 . Homeowners agreement and declaration of covenants , conditions
and restrictions are needed.
8. The cluster prospectives that will be shown at the public
hearing should be available for Nov. 20 meeting.
9. The School District 96 tax problem should be resolved . Bill
Balling and Dan Larson were requested to contact the developer
and School District concerning this .
10. The Plan Commission is concerned about the 9 acres in Long
Grove needed to be further planned, and request what the
impact on this is going to be.
11. Request Mr. DeGrazia check the tax bill and identify new
taxing units that will be available to the Village through
this development.
The meeting adjourned at 10 : 58 p.m. .
Respectfully submitted,
Nae L. Freeborn
Recording Secretary
APPROVED:
Carl Genrich, Chairman
PRELIMINARY MINUTES - NOT APPROVED