1974-05-22 - Plan Commission - Minutes WORKSHOP SESSION
BUFFALO GROVE PLAN COMMISSION
May 22, 1974
Chairman Carl Genrich called the meeting to order at 8:18 p.m. ,
May 22, 1974, in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Mr. Genrich, Chairman
Mr. Gamin
Mr. Keister
Mr. Haarr
Mr. Goldspiel
Mr. Shields
Mr. Mendenhall
Commissioners Absent: Mr. Harris
Also Present: Mr. Bill Balling
Mr. Arnold Seaberg, Village Engineer
Village Policy Regarding Street Dedication
The Plan Commission discussed the Village policy regarding street
dedication with Arnold Seaberg. Mr. Keister inquired if a private
street without curbs would deteriorate faster than a street with
curbs . Mr. Seaberg stated they are phasing out this type of
road and are now having mainly curbed roads. The new street pave-
ment thickness will be better than what the Village previously had .
Commissioner Keister stated the maintenance of pavement of the
streets should be a major consideration in the dedication of the
streets . Mr. Seaberg stated the narrower you can make the street
and still make it function, the better off you are . He added the
design of the street should consider the use of the street.
Commissioner Mendenhall stated he is against the Village taking
dedication of the streets and added the various speeds of cars on
the streets should have an effect on their deterioration. Mr.
Seaberg stated when the traffic goes down to a nominal speed, you
still need the same minimum thickness for streets as when they
are at top speed. Commissioner Mendenhall inquired what benefits
the Village derives out of this . Mr. Seaberg stated no benefits
would be derived except to avoid problems in the future. Commission-
er Mendenhall inquired where problems of this nature have already
developed, and Mr. Seaberg stated Barrington Square is having
some difficulties .
Commissioner Shields inquired if the Village couldn't put in a
guarantee that the developer could not let the roads deteriorate.
Mr. Seaberg stated this would be impossible as the roads will
deteriorate. He added there is nothing mandatory at this time
Plan Commission
Page 2 5/22/74
as to the quality of streets that the developer must put in. If
something could be put into Village specifications for building
the private street, Mr. Seaberg stated he would not be as worried
about the problem now, but it would still exist. This would have
to be put in the Subdivision Regulations , including thickness
and design of pavement.
Commissioner Goldspiel stated he feels the streets should be
dedicated. It is the purpose of the town to protect residents
and obligations to surrounding communities . He added it should
be written into the PUD Ordinance or whatever is appropriate,
that all streets must be dedicated. For public ingress and egress ,
as well as safety, all streets should meet the same standards .
In the high density areas too much of the burden is placed on
the homeowners and this area can deteriorate faster than low density
areas . This problem should be headed off as early as possible.
Commissioner Haarr inquired if we are talking about major recon-
struction of a street when the Village takes it over. Mr. Seaberg
stated it depends on the quality of the street when it is dedicated.
Mr. Seaberg added pertaining to all new private developments being
built, that the Village will be getting police power to patrol these
streets .
Commissioner Keister stated it may be more economical to wait until
the developments want the Village to take over the streets . Mr.
Seaberg stated we don't know that span as to when and what will
need to be done.
Mr. Seaberg stated he would not suggest taking over apartment
developments or total private developments . He added these are
normally parking lots in apartment complexes, but each project
will have to be looked at individually.
Commissioner Gamm stated each project will have to be judged on
its own. He added an inadequate personnel problem goes with a
bigger workload, as it is hard to get good personnel. He further
stated the Village should not take on any more responsibility at
this time.
Mr. Seaberg stated the commercial shopping centers will also need
Village considerations as these are private areas for public use.
Commissioner Mendenhall stated he is reluctant to having the
Village take over the streets as it will take more money.
Commissioner Haarr stated if we accept these streets as being
dedicated to the Village, the present service on existing public
streets may be less . Revenues will have to be spent in other
areas , creating possibly a poor service problem.
Plan Commission
Page 3 5/22/74
Chairman Genrich asked for a straw vote on having private streets
dedicated to the Village.
Commissioner Mendenhall - No
Commissioner Shields - No
Commissioner Goldspiel - Yes
Commissioner Haarr - No
`./ Commissioner Keister - Yes
Commissioner Gamm - No
III The Plan Commission discussed this item and while they did not
take an official vote, most of the members are in agreement that
they would not like to see the streets dedicated. Any further
streets that are going to be accepted by the Village must be
built to Village specifications.
The Plan Commission is in the unanimous opinion that as further
streets in PUD 's are dedicated to the Village, the Village should
be more strict in enforcing the streets be constructed in com-
pliance with the current standards being used by the Village Engineer.
Public Works Facility
Mr. Seaberg showed a site plan of the proposed Public Works Facility.
Commissioner Mendenhall stated with a golf course, park, church
and cemetery surrounding the area, this would not be an appropriate
site for such a use.
Mr. Seaberg stated this area is centrally located for the Village
and would be a good location choice even if the Village did not
already own the land. Economically it would be better to have
this central location.
Chairman Genrich inquired what the life span of the building would
be and whether it could be converted into a recreation building.
Mr. Seaberg stated it could be converted into a recreation building
and the building would be made of masonry blocks making it very
durable.
Chairman Genrich stated the traffic pattern seemed to be auto-
traffic related to a site of this nature.
Commissioner Haarr stated if we go to the 1990 Village Plan, the
center of the Village will not exist at this location.
Commissioner Gamm left the meeting at 10 : 30 p.m. .
Commissioner Keister stated this site can be put to a better use
than a Public Works Facility for the Village of Buffalo Grove.
Mr. Seaberg stated this building would be built next summer, if
granted approval.
Ili
Plan Commission
Page 4 5/22/74
li Commissioner Haarr stated he would like a description of all
eight sites considered for the Public Works Facility.
Mr. Balling stated he would mail the additional information
on the other proposed sites to the Plan Commission members .
The following straw vote was taken: The facility is incompati-
ble for the area and there are better uses for the site. The
Plan Commission feels this is not the highest and best use for
the land.
Ayes : 3
Nayes : 1
Abstain: 1
Chairman Genrich asked Commissioners Mendenhall, Gamm and Keister
to review this additional information and documents and present
a recommendation to the Plan Commission.
The meeting adjourned at 10 :55 p.m. .
Respectfully submitted,
/4
N~.(F..reeborn
Recording Secretary
APPROVED:
Carl Genrich, Chairman
-
PRELIMINARY MINUTESNOT APPROVED