PLAN COMMISSION

JANUARY 17, 1996

Members Present: Carl Cepon, Bill Smith, Bill Gill and Chairman Rudny

Members Absent: Dan Robison, Ken Hellstern and Steve Kaplan

Other Officials Present: Jon Wildenberg, Director of Building; Tracy Einspanjer, Village Planner; and Bud Reed, Village Engineer

1. Call to order at 7:30 P.M. by Chairman Rudny.

2. The Minutes of November 15, 1995 and December 6, 1995 were tabled to the next Plan Commission meeting due to a lack of majority vote.

3. Final Plat: Re-Subdivision of Lot 5 in Victorian Village Phase I

A representative of Komen Co., was in attendance.

This subdivision is located east of Rt. 21; across from the Prairie Oaks Subdivision. The re-subdivision is requested in order to adjust lot lines so that they coincide with the three townhome building pads. Similar requests have been before the Plan Commission. Public improvements are being installed with Victorian Village Phase One.

The final plat is in general conformance with the Subdivision Ordinance and PUD agreement and is recommended for approval.

Mr. Smith moved, seconded by Mr. Cepon, to forward a favorable recommendation to the Village Board on the Re-Subdivision of Lot 5 in Victorian Village Phase I.

Roll Call Vote:

Ayes: Cepon Smith, Gill & Rudny

Nays: None

Motion Carried 4-0

4. Final Plat: Re-Subdivision of Lot 7 in Victorian Village Phase II

No one was present to represent American Tradesmen.

This subdivision is located east of Rt. 21; across from the Prairie Oaks Subdivision. The re-subdivision is requested in order to adjust lot lines so that they coincide with the four townhome building pads. Similar requests have been before the Plan Commission. Public improvements are being installed with Victorian Village Phase Two.

The final plat is in general conformance with the Subdivision Ordinance and PUD agreement and is recommended for approval.

Mr. Gill moved, seconded by Mr. Smith, to forward a favorable recommendation to the Village Board on the Re-Subdivision of Lot 7 in Victorian Village Phase II.

Roll Call Vote:

Ayes: Cepon Smith, Gill & Rudny

Nays: None

Motion Carried 4-0

5. Informal Review: Brook-Ridge Development, Inc.

Ms. Einspanjer explained that the subject property is comprised of 38 acres located on the north side of Gages Lake Road, 1/4 mile east of Hunt Club Road. The property is bordered by the Southridge subdivision to the north, and Bobbyís Driving Range is located to the west. The parcel contains a creek, flood plain, and wetlands.

The Villageís Comprehensive Plan envisions single family at a density of 0-2 du/ac for the site. The Southridge subdivision is at 2 du/ac. Sixty-five lots are proposed for a density of 1.7 du/ac.

Mr. Jim Wozny, President of Brook-Ridge Development; Mr. Bob Cowhey, Cowhey Gudmundson Leder, LTD. and Mr. Doug Ehorn, Environmental Planning Team ... Chicago, were in attendance.

Mr. Wozny stated that the Brook-Ridge Development company is based in Arlington Heights and has been in business for 18 years building single family and townhome developments.

Mr. Cowhey explained that the parcel contains approximately 5 acres of wetland and 15 acres of floodplain, which runs through the center of the site. The main access will be off of Gages Lake Road and there will only be one road which crosses the creek in order to save as much area as possible. It is anticipated that five acres of storm water management will be needed. The entrance from Gages Lake Road will not connect directly into Southridge Drive; the route through this property was made circuitous in order to discourage cut through traffic and the use of Southridge Drive as a minor collector. There will also be a west entrance way stubbed into the site. Access can not be taken into the site from Gages Lake Road directly north of Leonard Drive due to the creek and flood plain areas.

Proposed are 23 lots at 12,000 square feet and 42 lots ranging from 12,180 square feet - 15,000 square feet.

Mr. Cowhey stated that preliminary calculations have been done for the storm water impact. Sanitary sewer is adjacent and sufficient for the site; and water will be looped from east to west. He further explained that they will meet all of the Lake County Highway Department requirements regarding the entrance and any improvements that may be needed. Storm water management is proposed to incorporate open water areas with plantings.

The release rate of the water downstream to HeatherRidge will have no adverse affect and there will be no restrictions on any upstream drainage.

Chairman Rudny stated that a PUD is used to create a development with amenities. He stated that enhanced storm water areas are only one feature. Chairman Rudny stated that under the straight R-2 zoning district, a 15,000 square foot lot with 100 foot lot width is required and would result in a lower density.

Mr. Wozny stated that in the open space areas, passive recreation (i.e. seating areas with a park like setting) could be added and placed under the Homeownerís Associationís control. Possibly some wetland areas could be mitigated to increase the lot sizes.

Mr. Gill suggested that a trail system or sidewalk system be implemented and lead to the public park to the north. Ms. Einspanjer commented that the developer will have to enter into an agreement with the Park District and they may want to add to the park property, or ask for a cash donation.

Chairman Rudny stated that he liked the overall layout of the site.

In response to Mr. Cepon, Mr. Wildenberg and Ms. Einspanjer replied that the property to the west has a strip of property zoned R-2, then the rest is of the site is C/B-2 (Bobbyís Driving Range). A cul-de-sac or through street is envisioned for the strip zoned R-2.

Mr. Cepon stated concern with having only one access point into the site. In response, it was stated that there will be access stubs to the north, east, and west.

The price range of homes in this development is contemplated to be $198,500-$245,000.

Mr. Wozny added the possibility that gazebos could be added to the wetland areas.

In response to Mr. Gill, the setback along Gages Lake Road will be 25-feet in addition to a 20-foot landscaped buffer area. In addition, an island will separate the ingress and egress lanes with lighting to define the entry way.

The Commission suggested that there be some type of connection to the park, add a few enhancements and a few more PUD amenities.

A resident from Southridge stated that the park is large and contains a baseball diamond, but there are not a lot of features there other than a basketball hoop. He stated that in Southridge there is a walkway through the park that connects to a sidewalk and ultimately leads to a walking path.

Another Southridge resident expressed concern with drainage.

It was explained that the water will have to be retained on site and the Southridge storm sewer and retention ponds would not be used.

In response to a resident, it was explained that a tree inventory will have to be completed as part of the requirements for zoning the property. Any trees that are removed from the site will be subject to replacement per the Villageís replacement schedule.

Mr. Cepon moved, seconded by Mr. Smith, to adjourn the meeting at 8:30 P.M.

Respectfully submitted,

Connie S. Dinsmore, Secretary

Plan Commission