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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 41.....". _ 111.1.111.4.4 '' 411t 17' -7 V - 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. 4 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. , - • .!....14,e.- 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. „Y7. ,i'' sincerev, ,. x ---f" r. „y ,-7, . / , • t („4--- ,../.'- Al.,, Robert Parker Coffin . , President Village of Long Grove -' . 1n + n., •