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1983-05-04 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Cedar View Small Area Plan - Busch/Weiland Corridor May 4, 1983 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois at 7:34 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Davis Mrs. Reid Mrs. Kaszubowski - arrived at 8:19 P.M. Mr. Goldberg Commissioners Absent: Mrs. Sheldon Mr. Krug Also Present: Mr. D. Haller, Developer, Cedar View Mr. J. Nelson, Land Planner, Cedar View Ms. Le Blanc, Resident Mr. and Mrs. Adams, Northgate Resident Trustee Stone, Buffalo Grove Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Reid, seconded by Commissioner Goldberg to approve the April 6, 1983 minutes as amended. Page 1, paragraph 4 change "rely's" to "relies". Approval was unanimous. C(7MMUNICATIONS Chairman Shields stated that Verna Clayton, the Village President, had contacted him regarding attendance standards for commissions. The Plan Commission had no problem in this area but Mrs. Clayton had asked for suggestions. Chairman Shields had submitted his suggestions and a standard has been developed. All commissioners must attend 75% of the official meetings within a calendar year and no more than two consecutive absences should be permitted without an excuse. Absences in excess of the standard will require a meeting with the individual, his chairman and Mrs. Clayton. I I �� �� - 2 - COMMITTEE REPORTS Commissioner Goldspiel stated the Transportation Commission has been working on senior citizen transportation in the Lake County section of the Village. A survey that was conducted showed a need for such transportation and the Transportation Commission is working something out between Cook and Lake Counties. Vernon Township will eventually have a dial-a-ride bus service. The Soo Line Railroad extension of the commuter service in Lake County is in the regional plan. RTA legislation requires money collected in a county must be spend within that county. Mr. Miller of Lake County is supporting the extension of the Soo Line in Lake County for this service. Commissioner Reid attended the April 18, 1983 Village Board meeting where plans for the dedication of Buffalo Grove Road were approved. Trustee Stone was given an award from Warner Amex citing him for his hard work in connec- tion with other municipalities regarding cable. Commissioner Reid also attended the May 2, 1983 Village Board meeting where Commissioners Shields, Davis, Krug and Goldberg were reappointed as Plan Commissioners. Commissioner Goldberg submitted a newspaper article for di stribution to the Commission to Chairman Shields. He asked the Commission to review it and would like to discuss this article on the tendency to down size homes on existing areas that have platted for different types of development at a future meeting. CEDAR VIEW Mr. Truesdell referred to the April 19, 1983 resolution from Arlington Heights Village Board regarding this development. The Commission had previously received copies. Mr. Nelson presented his two different plans of the looped concept for the site. One plan had two accesses on Golfview. The density was the same as the cul-de-sac plan previously submitted. Both new plans conform to Village requirements. He felt it addresses some of the concerns of the engineer and police department. With these looped patterns the open space is reduced. He felt from a practical standpoint he can appreciate the concerns of the Village Board and Plan Commission as far as what problems cul-de-sacs create. His personal opinion was that he preferred the cul-de- sac scheme because of the restrictive nature of the site. The looped plans will impact the existing single family homes worse than the cul-de-sac plan. They provide no variety regarding the open space. The relationship of the buildings to the single family is far better with the cul-de-sac plan than the looped plans. His desire is to get the open space where it will do Buffalo Grove Plan Commission Regular Meeting May 4, 1983 - 3 - the most good. The open space is a little linear in the looped plan. He feels the looped plan is rigid and nn5mftginative. The cul-de-sac plan requires variances. Mr. Truesdell agreed with Mr. Nelson, he felt the looped plan lost some of the open space in the orientation of the buildings and preferred the cul- de-sac plan. Commissioner Reid stated that in October of 1980, it was thought that Three States Boulevard would be a reality. The first plan shows more of a promise of Three States becoming a reality with two entrances. The Commission realizes this site is difficult to manage. Having the detention on the west side utilizing Three States will give the type of access the community needs on to Dundee Road. Mr. Haller stated the County requires that he not put detention to the east. In response to Commissioner Reid, Mr. Haller stated the right-of-way for Three States Boulevard exists from Dundee Road down to Windsor Drive. The entire area of Three States is in the Cook County area. In response to Commissioner Reid, Mr. Truesdell noted that the only input from the county was a recent letter which stated that they want to keep the right-of-way in case they develop it. He did not think with the shortage of funds and many projects the County now has they would develop Three States Boulevard. In response to Commissioner Goldspiel, Mr. Nelson stated Three States Boulevard is two hundred feet wide at one point and narrows down to one hundred feet in width. Commissioner Goldspiel suggested that if that right-of-way could be partially utilized there would be room for some single family homes. The County could realize funds from the partial sale of some of the right-of-way and possibly this could get the road opened. Commissioner Davis felt Three States Boulevard's possibilities should be checked out by the staff. In response to Commissioner Davis, Mr. Bailer pointed out that in August, 1980 the prime was 19.5% and until recently it had been 10.5%. He felt he could not be competitive with other office developments in the Village building with cheaper money. Office and industrial areas will gradually turn to the north. Schaumburg is saturated and studies indicate there will be a move to the north. Because of the price of the land, he could not develop the entire piece as condominiums. It would not be economically feasible. Commissioner Davis felt the office area would create traffic problems on Buffalo Grove Plan Commission Regular Meeting May 4, 1983 Dundee Road for the Village. The County will not give the warrants to put up a traffic light there. The village of Arlington Heights has roads closed to the back of the site that they will not open. They really tried to isolate that section. They are creating problems for themselves and Buffalo Grove. The open looped plan is an improvement but it does not solve the traffic problem created by this development. Mr. Haller felt opening Three States Boulevard would have very little effect on his development. Mr. Truesdell stated that regarding the traffic study he felt the original study done overstated the traffic on Dundee Road. He discussed it with the Village Engineer and the conclusion was that given the traffic on Dundee Road that the things already required (there be a turn bay along with the traffic signal) would be all that could be done. Commissioner Reid would like to see the Village work toward opening Three States Boulevard. She opposed the plan with cul-de-sacs because it is an isolated island Regarding the park land, it presently belongs to Arlington Heights. It was dedicated to Arlington Heights when Frenchman's Cove was built. Mr. Truesdell felt that land would be deeded to Buffalo Grove Park District at some future time. Once the development is approved he felt this would come about very quickly. Commissioner Goldspiel agreed with Commissioners Reid and Davis regarding the plans. He preferred the looped plan. Chairman Shields preferred the cul-de-sac plan. Mr. Haller stated the looped plan was a bad land plan and would not build it. Mr. Truesdell noted that Three States Boulevard could be extended with either plan. Mr. Haller stated that buildings three and seven on the cul-de-sac plan are seventy-two feet back to back. On the looped plan there is no way he could angle the buildings to get that much space back to back. Commissioner Goldberg wanted the Commission to discuss the impact this site would have on the Village. He stated the less amount of streets there are the better the economics of the plan. He received a call from Ms. LeBlanc who took Commissioner Sheldon and himself on a tour of Mill Creek to demonstrate the issue of closing off the streets. He felt this issue should be dealt with. He is not satisfied with the effect this area will have on Dundee Road. Once the area is built the people become isolated residents of that area. He preferred the plan with the cul-de-sacs. Buffalo Grove Plan Commission Regular Meeting May 4, 1983 - 5 - Commissioner Kaszubowski agreed with Commissioner Goldberg and preferred the cul-de-sac plan. In response to Commissioner Davis, Mr. Hailer stated the cul-de-sacs are easier to snow plow because they are long cul-de-sacs. Commissioner Kaszubowski felt the internal works of the plan could be work- ed out if a way could be found to have people get in and out of the develop- ment. Trustee Stone stated that at the Village Board meeting Mr. Boysen stated cul-de-sacs do create an additional burden when snow plowing but he could deal with it. Regarding the variances, it was his understanding the Board felt some of the variances were acceptable because it is a trade off for the additional work to be done to the park that will be acquired. Access would be through Frenchman's Cove. Frenchman's Cove is in the Buffalo Grove Park District. Commissioner Goldspiel felt the developer should not be required to develop a park site in excess of the Park District donation requirements. Moved by Commissioner Goldberg, seconded by Commissioner Reid to proceed with the cul-de-sac plan dated March 9, 1983 to the Public Hearing. AXES: Commissioners Goldspiel, Davis, Reid, Kaszubowski, Goldberg NAPES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Krug The motion passed 5 - 0. Mr. Haller stated that he was going to go to a great deal of expense in preparing for the public hearing and would rather not spend the time and money if the Commission was going to turn down his plan. Chairman Shields assured him the Plan Commission would try to vote in his favor but could not give him any assurances this vote would be favorable. At this point the Commission was divided between the cul-de-sac and the looped plans. Mr. Truesdell stated the Fire Department was not concerned about access in the cul-de-sacs. They would want a second emergency access. The Police Department stated the drive through would be longer to patrole with four cul-de-sacs. The Public Works Department consistently opposes any cul-de- sacs in the Village because they are a little more difficult to plow. Mr. Haller would take care of the extra work for snow plowing as long as the Village came and made one pass through. Buffalo Grove Plan Commission Regular Meeting May 4, 1983 - 6 - Chairman Shields called a recess at 9:27 P.M. Chairman Shields reconvened the meeting at 9:42 P.M. SMALL AREA PLANS - BUSCH/WEILAND CORRIDOR Mr. Truesdell showed a ten minute video tape of the site which is at the northeast and southeast corner of Busch/Weiland Roads. It comprises one hundred sixty-five (165) acres of unincorporated land. The tape explain- ed the location, soil conditions and the fact that there were multiple pro- perty owners. It noted what was planned for the area and addressed the major planning issues. He stated there are some trees along the creek that should be preserved. Commissioner Goldberg stated the Plan Commission was looking at the things that would be required without a developer present when it viewed these small area plans. Commissioner Davis noted a potential problem can be eliminated by knowing what the Village wants on a site. Commissioner Goldspiel questioned the school not being surrounded by residen- tial. Commissioner Kaszubowski pointed out that the school was small and would not always be there. Commissioner Goldspiel suggested visualizing what Busch Road will look like when the connection is made with Deerfield. In response to Commissioner Davis, Mr. Truesdell noted there is a good chance that Buffalo Grove will acquire the property to go all the way to Milwaukee Avenue. Commissioner Davis suggested asking the school district what their plans are for that area. Trustee Stone stated that the school is in an area that is not as conducive to residential. That area has rail access. Commissioner Goldspiel felt it would be a good idea to connect the bike path up with the proposed train station. Commissioner Goldberg suggested the Park District issue a bike path map for residents. In response to Commissioner Reid, Mr. Truesdell stated the only place where the plan varies from the land use plan is the residential was carried up past an existing industrial building. Other than that it conforms with the land use plan. Buffalo Grove Plan Commission Regular Meeting May 9, 1983 - 7 - Commissioner Goldspiel suggested that a road in the PD 6 area extend up to Busch Road through the railroad station area and also east on towards the tollway. Commissioner Goldberg suggested the Edison right-of-way could be used for parking. In response to Commissioner Reid, Mr. Truesdell stated Chatham Manor roads have not been approved or accepted yet. The developer is going to repair the curbs. Commissioner Reid suggested the Plan Commission view Chatham Manor before the public hearing on Cedar View. FUTURE AGENDA It was determined the next meeting of the Plan Commission would be held on June 1, 1983. ADJOURNMENT Moved by Commissioner Goldberg, seconded by Commissioner Kaszubowski to adjourn the meeting. The vote was unanimously favorable. Chairman Shields adjourned the meeting at 9:14 P.M. Respectfully submitted, 1(?/11(1-642.14--)er9-7-12-9-"j Kathleen Comer Recording Secretary AP VED BY: a Patrick Shields Chairman Li Buffalo Grove Plan Commission Regular Meeting May 9, 1983