1974-09-25 - Plan Commission - Minutes1 T -
WORKSHOP SESSION
BUFFALO GROVE PLAN COMMISSION
Miller Builders (Stielow Project)
September 25► 1974
Chairman Carl Genrich called the meeting to order at 8 : 16 p.m. ,
September 25, 1974, in the Municipal Building, 50 Raupp Blvd. .
Commissioners Present : Mr. Genrich
Mr. Keister
Mr. Mendenhall
Mr. Shields
Mr. Haarr
.Commissioners Absent : Mr. Gamm
Mr. Harris
Mr. Goldspiel
Also Present : Mr. Bill Balling
Mr. Arnold Seaberg
Mr. Rod Jacobs , Prospective Member
Mr. Gary Ikens - School District 96
Mr. Ron Helms - Appearance Commission
Ms . Sherry Goldman - Appearance Commission
Mr. Warren Pankau - Long Grove Village Board
Mr. Jerry DeGrazia - Miller Builders
Mr. William L. Nelson - Nelson & Associates
Mr. Fred Panico - Nelson & Associates
Mr. Russell Knetzger - nelson & .Associates
Miller Builders - Stielow Project
Mr. Jerry DeGrazia, Director of Land Planning, Miller Builders ,
Inc. , stated the purpose of this presentation was to alert the
Commission of what the proposal is and that Miller Builders will
submit application for annexation formally next week to the
Village Board.
Mr. DeGrazia introduced Mr. William Nelson, Land Planning and
Design Consultant, Nelson and Associates , Inc. , who is working
with Miller Builders on this project. Mr. Nelson stated the Stielow
Property contains 150 acres in gross area. Taking into consideration
the widening of Highway 53 and Lake Cook Road, this amount will be
reduced to 137 net acres for development. The development is
located northwest of the dominant part of Buffalo Grove and abuts
Long Grove on the north. The land around the property is undevel-
oped farm land. Checker Road forms the northerly boundary and
Hibbs Road is the boundary on the west.
Plan Commission
Page 2 9/25/74
Mr. Nelson further stated the site is unique in several ways . The
property is an unusual piece of land, as shown in the site analysis
which gives the characteristics of the site. This shows internal
drainage. It is a series of rolling knobs and depressions . The
character of the terrain is a major consideration. The developer
does not want to draw excessive water on surrounding property and
allows them to work with open space design for the development.
Mr. Nelson showed a chart dealing with the soil characteristics
and stated certain areas arise problems with residential development.
These areas will be left as amenity areas . The development has
tried to arrange lots in the most suitable ground.
Mr. Nelson stated the lots have been clustered around green areas .
Courts are provided to avoid monotony in running down long rows
and also provide the very safest, best, quietest form of resi-
dential area. Low retention areas have been made into parks and
play areas . There also will be tot play areas .
The total units to be constructed will be 415. Of this , 308 will
be individual lots and 107 will be townhouses . This is a density
of 3 units per acre.
Mr. Nelson stated the modified zero lot line homes adapt to give
. every owner a sense of privacy and ownership. The common open
space is 74 acres (54.2%) . The total open space is 75%. The
streets are designed for private entrances and exits . The impact
on high school and elementary school survey shows there will be a
surplus of money approximately three times the average of Buffalo
Grove today.
Mr. Nelson added the service demands have been analyzed and the
developer will put in its own roads and sewers . The service upon
the community will be no greater than other developers . The
quality and character of this development will attract the type
of families Buffalo Grove would want.
Commissioner Keister inquired if the developer had planned far
enough along to predict stages of development. Mr. DeGrazia stated
it would be a 5 year program constructed in stages of 60 to 80 units
being completed per year.
Commissioner Keister inquired about the centralized recreational
area and what this will be like. Mr. Nelson stated it will include
tennis courts , swimming pool, community center, bike trails and
tot play area. Mr. Pelson added ponds will be scattered throughout
the development and will be designed for visual and retention
function. There will be a variation in the heights of the ponds .
Commissioners Keister inquired if they had an average lot size.
Mr. Nelson stated 55 ft. minimum x 100 ft. .
Plan Commission
Page 3 9/25/74
Commissioner Mendenhall inquired if the developer had talked to
School District 96 . Mr. Knetzger stated they projected 312
students and this was based on comparisons with comparable projects
and national figures . Commissioner Mendenhall inquired where the
students will attend school and added these children will most
likely have to be bused. Gary Ikens, School District 96, stated
a school site has been proposed on Gilman Road. Commissioner
Mendenhall stated it is not desirable to bus all of these children
to school. Mr. DeGrazia stated they had met with the School Supt.
and were working out the details .
Commissioner Mendenhall inquired what the cost of the homes would
be . Mr. DeGrazia stated the single family detached homes would
sell for approximately ;' 59, 000 and the townhouses would be
competitive with The Crossings .
Commissioner Haarr inquired how this development relates as far
as contiguity with the Village. Mr. DeGrazia stated they had
filed and received an order from the court stating that this
corridor meets the requirements for annexation. He further
added there is no need for zoning on the annexation corridor and
it falls under PUD R-3.
Commissioner Shields inquired as to the accessibility for police
and fire. Mr. DeGrazia stated the Lake Cook Road money has been
appropriated by the counties and the plans have been approved.
Currently they are still negotiating the right of way. The
developer is anticipating this construction will be started within
2 years and expects the road to be finished within 4 years . In
the meantime , the development will have access from Checker Road and
Old Hicks Road . Most of the traffic will eventually be routed
around proposed Highway 53.
Chairman Genrich stated he was in receipt of a letter from Robert
Parker Coffin, President , Village of Long Grove , dated September
23, 1974. The letter stated Long Grove was opposed to this being
annexed to Buffalo Grove . Mr. DeGrazia stated the developer is
interested in developing the land and a community that would want
them. He stated he showed the same plan to Long Grove and met with
the Village President and Long Grove was not in agreement with the
density of the development. Mr. DeGrazia stated Arlington Heights
also expressed an interest in the annexation.
Mr. Ikens inquired if the developer would be willing to abide by
a financial resolution submitted now in relation to the School
District. Mr. DeGrazia stated there would be a clause included
for negotiation at a later date. He added Miller Builders has
always seen its responsibility of working things out with the
school districts . Chairman Genrich stated the Plan Commission
would not be willing to accept anything unless it is in compliance
with the Village ordinance .
Plan Commission
Page 4 9/25/74
Mr. Warren Pankau, Long Grove Village Board, stated the sewers of
this development will connect with the Long Grove sewer line.
Further, the development will use Long Grove roads which cannot
hold up to this proposed traffic. Mr. DeGrazia stated the
development is very low density and will be an asset to Long Grove
in the terms of being a buffer to the high density developments .
Mr. DeGrazia stated the Woodcreek Court development in Lincolnshire
was also designed by Nelson and Associates . This development
contains homes in the S100, 000 range. Nelson Associates has
patterned the Stielow Property in this calibur on a lower economic
scale. Mr. DeGrazia suggested the Plan Commission members view
Woodcreek Courts to see the comparison.
The meeting adjourned at 10:32 p.m. .
Respectfully submitted,
NYtc-tGc e�d
Freeborn
Recording Secretary
APPROVED:
Carl Genrich, Chairman
PRELIMINARY MINUTES - NOT APPROVED
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VILLAGE of LONG GROVE. ---7----- '
LONG GROVE GRum ILLINOIS 60047
Sentenher , 19?4
To the Presodent and Board of Trustees
1\p•i' Village of buffalo Grove
A proposal has been presented to the County Court to ann-x
a 'propeety south of the Village of long Urove, generally
known as the Stie/ow property, to the Village of Puffalo urove.
This property—lies at the southeast corner of hichs and
Checker Roads and is boundelon the north by Um Loncr C,1-0v,,,
Country Club Estates. This location is far removed from
the present boundries of the Village of Buffalo Gro thile it
is immediately contiguous to the Village of Tong Grove.
We would like to point out the following facts:
1) This project is seperated from Buffalo nrove by one mil-, of
undeveloped property and can only be reached by an elon,c7ate
strip type annexation.
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2) The project can on/y be reached through the Village of Long -Trove
using gravel seal coated country roads quite unsuited to-tne tipe
yof traffic that would be created.
3) The entire area to be annexed lies within the Long Geere ..;11.6roa,
as defined by the agreement between the Village of 1-ong -Grove inl u:e
County of Lake. SUCH agreement gives the Village of 1,ong `-‘ro,ve sole
right of approval as to where proposed sewers will run and w'no will
be permitted to Co This agreement makes no exceotion eith,,r
for land that is Unincorporated, or land that might be annexed to
another municipality. Recognition of this agreement was evideneed
to Buffalo Urove
in the negotiations concerning the annexation of the 'Crossings'
) The subject property is located in an area that has lore, ie.en
recognized as within the extraterritorial jurisdiction of the
Village of•Long Grove.
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Tn continuation of the long and friendly working relationships
of on Grove and Buffalo Grove, the Village of Long Grove rsc,ectfully
requests that it is in the best interests of both municipalities
that the subject property be not annexed to the Villee of -,-ieffa/0
Grove.
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sincerev, ,.
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Al.,,
Robert Parker Coffin . ,
President
Village of Long Grove -'
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