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1979-11-14 - Plan Commission - Minutes WORKSHOP MEETING BUFFALO GROVE PLAN COMMISSION Fiore/Hilltown NOVEMBER 14, 1979 Chairman Shields called the meeting to order at 7:45 P.M. in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Button Mr. Davis Mrs. Reid Mr. Shifrin Mr. Glover Commissioners Absent: None Also Present: Mr. Robert Friedman (Citrust), Fiore Mr. Don Ather, (Hilltown), Fiore Mr. James Mikes, Attorney, Fiore Mr. Paul Leder, Planner, Fiore Mr. John Kinley, Planner, Fiore Mr. Donald O 'Hara, Traffic Impact, Fiore Mr. Richard Stern, Traffic Impact, Fiore Mr. John Marienthal, Village Trustee Mr. Bill Balling, Village Manager Mr. Bill Sommer, Asst. Village Manager Mr. Jim Truesdell, Staff Planner Mr. Bob Duchek, Harland Bartholomew Mr. Dave Gaywall, Harland Bartholomew Mr. Conrad Thorne, School Board, Dist. 125 Mr. Edward Ellis, Asst. Supt., Dist. 125 Connie Cundiff, Riverwoods Plan Commission Terri Lea Schroeder, Lincolnshire Asst. Village Manager Kathy Rumsey, Lake County Planning Dept. Chairman Shields stated the meeting this evening would be a presentation of the Fiore/Hilltown Master Plan. Mr. Sommer stated the Village Board has authorized us to enter in to a contract with Harland Bartholomew & Associates to help us review the conceptual plan of the Fiore/Hilltown property. Mr. Kinley stated the presentation would be very general and they would get into specifics later. He said they would leave an aerial exhibit of the subject pro- perty, with the Village, for future reference. Buffalo Grove Plan Commission Workshop Meeting November 14, 1979 -2- Mr. Kinley stated the property consists of approximately 835 acres, with Route 22 bisecting the property at its midpoint. The Village of Long Grove is contig- uous to the property on the west, Vernon Hills is contiguous to the north with the Tally Ho development, the Village of Lincolnshire is to the east and Buffalo Grove is contiguous to the south and to the west. There is 60 acres in the cen- ter of the property which is not included at this time, called the Pegelow pro- perty. Mr. Kinley stated the property is held by two owners. Citrust owns approximately 470 acres and Hilltown has approximately 350+ acres. Mr. Kinley pointed out that the property is unincorporated Lake County agriculture. The predominant acreage is in Elementary Dist. 96 and the section to the east is in Elementary Dist. 103. All of the property is in High School Dist. 125. The Buffalo Grove Park District is contiguous to the property at its southernmost point. Almost all of the property is in the Long Grove Fire Protection District, with one small corner to the north in the Countryside District. Mr. Kinley pointed out the existing vegetation on the property. Most of the vege- tation is lowland growth and follows the creeks, exclusive of nursery stock. He then displayed a map of the drainage patterns. He said there is a pocket on the southeast corner that will need extra care in planning. Most of the land to the south will be dry basins. The area south of Highway 22 is relatively flat with a gently rolling terrain to the north. Mr. Kinley stated they plan to build high density and industrial/office area to the east, gradually lessening the denisity to the west and ending with a single family estate area on the west. Mr. Kinley demonstrated cluster housing versus standard single family. He said the single family estate is being proposed with lots of 1/3 acre to 1 acre with 76 lots on 31 acres. The 1/3 acre lots would back up to the open space. He stated that if they used the conservancy easement such as those used in Long Grove, the open space would be kept natural, but would also be used in the lot size calculation. This is not being done on this plan. 1 Mr. Kinley stated the second area would be single family detached with a density of 3-1/2 units/acre with an average lot size of 9,000 sq. ft. with 71 units on 19 acres. He then showed the same area with clustered housing demonstrating a significant amount of open space. He explained that "coach" houses are attached single family housing generally built on a condominium basis. It is an 8-plex on 23 acres with 148 dwelling units and a density of 6.4. There will be larger lots to the south and to the west. Mr. Kinley stated they changed the plan to reflect a more straightforward internal roadway, as suggested by the Village Board. They have gone to minimum 1-acre lots to the west and 2.2 dwelling units next to it. Buffalo Grove Plan Commission Workshop Meeting November 14, 1979 -3- Mr. Kinley stated that where they had originally shown the school site, was found to be non-buildable land, so it was moved across the street to the west. He said the lakes are going to be an important part of storm water detention. The property has three (3) creeks - - Indian Creek, Kildeer Creek, and Aptakisic Creek. The open space can be used for parks and active recreation. The school site tb the south was moved across the street to the northwest. The land area to the south would be duplex with large open space which is flood plain. Mr. Kinley stated that they have 140 acres devoted to industrial/office/research purposes. He said that 17 - 18o of a plan can be realistically devoted to indus- trial/office. In addition, there is 98 acres of open space planned and 22 acres set aside for school sites. Some of the open space is stream area, but much of it is useable. The areas to the north and east is 8-10 units/acre. The north area adjacent to Tally Ho is 4-5 units/acre. The south single family portion of the property can go up to 2-1/2 units/abre. The multi-family area would have a density of 12-14 units/acre on the east along Route 22 and along Port Clinton Rd. Mr. Kinley stated that the Buffalo Grove Rd. extension is still a major part of their planning and is an important north-south artery. Mr. Kinley stated the Des Plaines Treatment Plant will provide service to the pro- ject. They would tie in to the Buffalo Grove water system at the north end of the Wagner Farm. Mr. Mikes stated that the Trustees indicated this was not necessarily the plan they want, but is good enough to start discussions. Mr. Sommer distributed the minutes from the last Board meeting where this was discussed. Commissioner Davis asked how much of the industrial area would be within School Dist. 96. Mr. Kinley estimated 10-12 acres, and approximately 17 acres of com- mercial plus the possibility of reserving part of the Pegelow property for this use. Commissioner Davis stated he would like to see more property within Dist. 96 in commercial or industrial. If they are going to be building two more schools, it will put a burden on the people of Lake County. Mr. Mikes stated that the devel- opment has to provide a positive impact on all bodies involved. Commissioner Button stated that the positive impact usually does not show up until 2-3 years later. Buffalo Grove Plan Commission Workshop Meeting November 14, 1979 -4- It was established that the Pegelow property is under separate ownership and they wish to keep the property until development reaches their boundaries. Commissioner Button stated that he thinks the idea of cluster housing is outstand- ing. Commissioner Reid asked what the difference is between their single family attach- ed and multi-family. Mr. Kinley said the single family attached would be a town- home and the multi-family would be more of a condominium or garden apartment. In answer to a question from Commissioner Button, Mr. Sommer said Harland Barthol- omew will be making specific recommendations on how to handle this under our cur- rent zoning. Commissioner Glover asked what percentage of the open space is flood plain. Mr. Kinley said he would get that figure for him. Commissioner Glover asked if any study has been done on where the wells will be. Mr. Kinley said those studies are under way. Commissioner Glover stated he has great concern about what will happen to the water table. Commissioner Shifrin asked if they would be developing this property or dovthey have developers lined up. Mr. Mikes stated that one of their clients is a builder but they will act as a developer and builders of small pods will be coming to the Plan Commission for individual approval. They have no one lined up. Commissioner Shifrin asked the staff what the progress is on the proposed High- lands sewers to tie into this. Mr. Balling stated that the recapture agreement has been approved by the Village Board. Commissioner Shifrin asked how does the proposed sewer system tie into that, if at all. Mr. Balling stated that the master planning for the sewer system for that whole north quadrant is designed to be gravity fed. There may be a need for one life station, but that service area wxi1.ecover about 1800 acres. Commissioner Goldspiel stated that he is very disappointed in this particular plan, and thinks it is out of character with the development of that part of the Village. Some of the deisities are very high, and would not want all of the 3.5 units/acre clustered. He said he does not think full advantage has been taken of the land. Commissioner Goldspiel stated that the Transportation Commission is thinking about extending the bus service to Hawthorn and would like to think about how would a bus service fit in with this development. This development would make the obvious corridor to Hawthorn. Commissioner Goldspiel asked to what extent do they think we have much of a chance getting industrial built on this area within the next 10 years. Mr. Friedman stated that right now there is a shortage of industrial land in Lake County and he has been getting a lot of inquiries from industrial people. Buffalo Grove Plan Commission Workshop Meeting November 14, 1979 -5- Commissioner Goldspiel asked if Buffalo Grove Rd. would be built as part of this project, and shouldn't the extension (the dotted line) be moved over adjacent to the subject property. Mr. Kinley stated there is a dedication that exists through Tally Ho tying into Route 45. Mr. Friedman stated that they could not get a full right-of-way next to the farm in the center. Commissioner Davis established that Buffalo Grove Rd. will end at Port Clinton Rd. Commissioner Goldspiel stated he would prefer to see the high density areas on the major highways and wouldlike the open space next to the high density. He also stated he would like to see them stay away from cul-de-sacs because of the main- tenance problems. Mr. Kinley stated it has been found that cul-de-sacs are not the problem they were though-& to be, and he would hate to see planning go back to the grid plan. Commissioner Sheldon asked what is located east of the railroad tracks. Mr. Kinley stated there is a gravel pit and a Girl Scout Camp. Trustee Marienthal stated that the Board made a recommendation to extend the 0&R westerly along Route 22 and align it with the western property line of the Pegelow property. Mr. Sommer stated, for the record, that an effort has been made to involve the surrounding communities and some are present this evening. He said he did not see a representative here from the Park District, and that he is concerned about the amount of active recreation areas. Mr. Kinley said there will be private recreation areas developed as part of the pods. The land adjacent to the schools is active area. Along the lakes would be mostly passive, but some can be used for active recreation. Chairman Shields called a recess at 9:10 P.M. . The meeting was reconvened at 9:22. Ms. Cundiff, Riverwoods Plan Commission, stated that they are concerned about the traffic patterns. They are afraid people will find it easier to take Riverwoods Rd. to avoid the traffic on Route 22. Ms. Schroeder, Lincolnshire Asst. Village Mgr., stated that they wish to make available, anything such as their Master Plan, and they do appreciate our con- sideration in allowing them to participate in the meetings and listening to them. Commissioner Sheldon asked if there is anyone specifically interested in the in- dustrial area. Mr. Friedman said they do not have a corporation who is willing to say he will put his corporate headquarters here, but there is a substantial amount of interest. Buffalo Grove Plan Commission Workshop Meeting November 14, 1979 -6- Mr. Thorne stated they will be needing a new High School site which would require 45-50 acres minimum in order to be approved by the State. He said this property is too close to the existing high school, but they would like us aware of the fact that if they must look at a site on this property, they would require 45-50 acres. FUTURE AGENDAS Mr. Sommer stated that at the next meeting on December 5, there will be a pre- liminary report on thea_Lane Use Plan and Transportation Network. Our consultants will be discussing the Fiore property. ADJOURNMENT Commissioner Goldspiel made a motion the meeting be adjourned. Commissioner Davis seconded the motion. The motion was carried unanimously. The meeting was adjourned at 9:35 P.M. Respectfully submitted, Astrid L. Hasley( -22/ Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Workshop Meeting November 14, 1979