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1974-01-16 - Plan Commission - Minutes REGULAR MEETING Second Revision BUFFALO GROVE PLAN COMMISSION Approved CENTEX HOMES CORPORATION by Plan Commission January 16 , 1974 Chairman, Carl Genrich, called the meeting to order at 8 : 30 p.m. , January 16 , 1974, in the Municipal Building, 50 Ra.upp Boulevard. Commissioners Present: Mr. Genrich, Chairman Mr. Haarr Mr. Gamm Mr. Harris Mr. Mendenhall Mr. Shields Commissioners Absent : Mr. Keister Mr. VanEngen Also Present : Mr. Seaberg, Village Engineer Mr. Trayser, Appearance Commission Mr. Crosland, Park District CENTEX HOMES CORPORATION - WINSTON PARK NORTH (The Hank Farm) Those representing this development were : Mr. Mort Kaplan, House Counsel - Centex Mr. Charles F. DeBruler Mr. Bernard Arkules, Attorney Mr. Jerry Estes , Roy C . Campbell & Associates Mr. Joseph F. Koenen, Planning Engineer Mr. Robert E. Brotman, Vice President - Centex Mr. Estes stated that there would be 9 acres used for a. recreational area . The Park District Representative , Mr. Crossland, stated that informa- tion from the developer indicates that 9 acres of park land will be provided on the Hank Farm. However, the Park District feels that 14. 5 acres of recreation area should be provided for. Therefore, it appears that the development will not meet the Village Park standards by 5. 5 acres . The developer has designed the tot lot facilities in the project according to the number of children that will be generated. They have provided several sand box areas and similar consideration will be given to middle age children . Chairman Genrich asked if the swimming pools , tennis courts , etc. , will be incorporated into the 6 , 000 sq. ft. of recreational area. Mr. Estes stated that swimming pools , etc. , were in addition to the 6 , 000 sq . ft. Commissioner Mendenhall brought out the fact that all of the children in that area will have to be driven to a school and he wonders if the Village should bring in a. new development without provision for a school. Mr. Mendenhall stated that Mr. DiVincenzo had stated that School District 102 would prefer to have a school in this area. He feels that this is a bad plan. Plan Commission Page 2 1/16/74 Mr. Kaplan felt that this is a matter that the school district should try to solve . Commissioner Shields also expressed his concern about the schools , but his main concern is Inverary Lane and how the Village is going to cross the Soo Tracks . Mr. Seaberg was asked his opinion and he stated that there is no exit to the west that the developer has provided for. Mr. Estes stated that the existing width of the Inverary ROW is 45 ' and the widths of the pavement is 36 ' . In the development plan they are adding to that present width, 21 ' of HOW along the north side . The pavement will only be widened at the intersections . Commissioner Harris informed the developer that their traffic study calls for a 4 lane 66 ' ROW on Inverary Lane. Mr. Estes stated that four lanes will be provided for on the critical turning points . Mr. Harris also informed Mr. Estes that Milwaukee Avenue is still the main street in the area. Mr. Estes indicated that if they made the road bigger than Milwaukee Avenue , that it would induce higher speed limits . Commissioner Harris stated that the developer' s traffic study indi- cated that Inverary Lane should be a 4 lane road and that the developer is only going to make it a 2 lane street. Commissioner Shields stated that according to the drawing that the developer presented that the area around the property will be developed. He stated that there is going to be a problem if possibly that area should not be developed. Mr. ! rkules stated that the county required that the developer have a 66 ' ROW. Mr. DeBruler stated that the section lines and the proper- ty lines converge . In addition to the 9 acres there are approximately 23. 7 acres of common open space and the developer feels that an allocation of that could be made to the recreational areas . Commissioner Mendenhall expressed his concern with the proposed sewer and water arrangement. He believes the Village will encounter many problems if the sewer and water service is retained by Lake County. Mr. Haarr made the following motion that : The plan commission recommend disapproval of the request for annexa- tion and zoning of the property known as the Hank Farm (Winston Park North) for the following reasons . 1) The request for R-9 Special Use residential zoning for parcel "C" does not represent the highest and best use for the land . It is our feeling that the highest and best use for this parcel is the manufacturing zoning as indicated in the master plan. Plan Commission Page 3 1/16/74 2 ) The lack of contiguity to the Village due to the lack of a request for annexation or an agreement to annex from Commonwealth Edison and/or the Soo Line Railroad for their Right of Ways . 3) The project as proposed does not meet the yard requirements of the Village' s PUD Ordinance 73-39. 4) The requested density cannot be reached due to the lack of sufficient incentives as required under the density range (PUD 7-12) as outlined in Ordinance 73-39. These incentives fall short of those required to reach the proposed density. 5) The inadequate number of lanes provided for on Inverary Lane to handle the anticipated traffic for this area . Commissioner Harris indicated that a 6th point should be added : 6 ) It is the feeling of the Plan Commission that it would not be in the best interests of the future residents of the development to be a part of the Village not serviced by utilities which are controlled by the Village . Commissioners Haarr and Mendenhall agreed to amend their motion. A vote was taken and found the following: AYES : Haarr, Mendenhall, Gamm, Harris , Shields NA YES : None Motion Passed. Commissioner Haarr then made the following motion: That the Plan Commission recommend to the Village Board that this piece of property not be considered under any other density range except the 7 to 12 , as indicated in the Master Plan. It would only be a process of attempting to circumvent Planned Development Ordinance 73-39 and the incentives spelled out in that ordinance to insure that this community got what the community and the Plan Commission would consider to be a quality development. Commissioner Mendenhall seconded the motion. After discussion on the motion, it was agreed that this was not the proper way to handle this matter. The motion and second were withdrawn. ] l It was then requested by Commissioner Haarr that if the question of v other than a 7-12 density range was brought before the Board, the commissioner representing us would have the authority to express the concern as indicated in the previous motion. It was agreed by all . Plan Commission Page 4 1/16/74 The meeting was recessed at 9:45 p.m. Commissioner Genrich reconvened the meeting at 9:55 p.m. Mr. Gamm left at this time. CENTEX HOMES CORPORATION - WINSTON SQUARE Those present in this regard were : Mr. Charles F. DeBruler Mr. Mort Kaplan, House Counsel - Centex Mr. David Wheatly, Staff Planner - Centex This development will have 420 units which is approximately 7. 3 units per acre and includes two small pools , a clubhouse and guest parking of 3. 95 spaces per unit. There is a common open area of 45. 7%. Essentially the plan has the same bedroom mixes . There are 5 tot lots located near the townhouses . Four of these tot lots contain one piece of geometric equipment and send boxes . The total tot lot area is 8, 000 to 10, 000 sq. ft. for each lot. Commissioner Harris indicated that according to the agreement between Centex and the Tekton Richards Group, Centex could only count as their share of the recreational area included in the 10 acre school park site. The proportionate share of units to be constructed by Centex to the total number of units for which the property is zoned, approximately 1/3 of the 10 acre site, only could be credited to Centex. Stan Crosland of the Park District who had previously stated that the Park District had approved the plan based upon allowing the full 10 acres as a credit for the recreation area withdrew his approval. The developer agreed to meet again with the Park District in order to resolve this matter. Commissioner Haarr asked if the 57. 3156 acres included the school site. Mr. Wheatly stated that the 10 acres for the school site are in addition to the 57. 3156 acres . The developer acquired the school site with the understanding that they would assume the responsibility of the Tekton-Richards Group. Commissioner Haa.rr asked if the Tekton-Richards Group had plans of putting up temporary retention basins . Mr. Koenen stated that when Winston Square begins they will connect the two detention ponds to be constructed to the east to handle not only Winston Square, but also the east of the road. Commissioner Shields moved that the Plan Commission recommend approval of this development to the Village Board subject to the clarification of the recreational requirements in compliance to Resolution 72-35. The motion was seconded by Commissioner Ha.arr, and a vote found the following: AYES : Haarr, Shields , Genrich NAYES : Mendenhall, Harris The motion passed. Plan Commission Page 5 1/16/74 During discussion on the motion, Commissioner Mendenhall indicated that we should not act upon this until the park recreation problem has been resolved. In addition, he indicated he liked the plan per se. The meeting adjourned at 10:55 p.m. Respectfully submitted , i/lci �7/'-'4-/-<— 0(4 A . Heneghan, Recording Secretary Approved: Carl Genrich, Chairman n i ..1 .1