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
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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
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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 .
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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
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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 ,
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A . Heneghan, Recording Secretary
Approved:
Carl Genrich, Chairman
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