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1986-02-19 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Alcott School Fiore Property February 19, 1986 Chairman Sheldon called the regular meeting to order at 7:33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt - arrived at 7:44 P.M. Mr. Laskie Mr. Gal Commissioners Absent: Ms. Kaszubowski Also Present: Mr. B. Johnston, Architect, Fiore Mr. D. Manhard, Engineer, Fiore Mr. E. Zale, Developer, Fiore Mr. R. Nugent, Golf Course Planner, Fiore Mr. J. Martin, Architect, Fiore Mr. C. Workman, 295 Cottonwood, Fiore Mr. W. Schwebke, Park District Representative Mr. M. Rylko, Park District Director Mr. K. Carmignani, Village Traffic Consultant Mr. M. Slavney, Long Grove Consultant Mr. C. Roscher, 16985 Aptakisic Road Mr. J. Schuett, 22647 N. Prairie Mr. M. Spivak, District 96 Representative Mr. R. Coffin, Long Grove Plan Commission Chairman Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. R. Kuenkler, Village Engineer Mr. W. Raysa, Village Attorney Mr. W. Balling, Village Manager Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Davis, to approve the Regular Meeting minutes of February 5, 1986. Approval was unanimous in favor with Commissioners Goldspiel and Krug abstaining and the motion passed. Moved by Commissioner Gal, seconded by Commissioner Davis, to approve the Public Hearing minutes of February 5, 1986. Approval was unanimous in favor with commissioners Goldspiel and Krug abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Musfeldt attended the February 18, 1986 Village Board meeting where the Grove Terrace Apartments were referred back to the Commission for further discussion. ALCOTT SCHOOL Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval for a Special Use to be granted for the property known as the Alcott School to the Buffalo Grove Park District the special use being to operate a church, public park and a school. AYES: Commissioners Goldspiel, Davis, Krug, Laskie and Gal NAYES: None ABSTAIN: Commissioner Musfeldt ABSENT: Commissioner Kaszubowski The motion passed 5 - 0 - 1. FIORE PROPERTY Moved by Commissioner Krug and seconded by Commissioner Gal that the Plan Commission recommend to the Village Board approval of Fiore Plan as presented with Petitioner's Exhibits I and II to include only the following variations: 1. Length of the cul-de-sacs. 2. Variations in the right-of-way of the cul-de-sacs in the multi-family portion of the development to allow dedication back to back of curb providing that sidewalks will be provided on the cul-de-sacs not including the bulb portion of the cul-de-sacs. 3. Development of road configuration of the estate portion of the area. 4. Variation on the Golf Course Lakes Subject to: 1. Mr. Ballings Memo to the Village Board and the Plan Commission dated January 30, 1986 titled Findings and Recommendations of the Fiore Planning Conference in and including Page 4, Section 5 but changing part a. to read "Every single family home will be offered a portion of trees based on staff's recommendations in the Annexation Agreement. An approved professional tree management plan to be used for the tree relocation program". Discussion: Buffalo Grove Plan Commission Regular Meeting February 19, 1986 - Page 2 \-1 ...1 2. That the Board take into consideration additional park space for the residents of this area. Commissioner Musfeldt suggested the developer consider selling some of the industrial property to the Village for a park. Mr. Zale explained that would cost $40,000.00 per acre and he did not think it would be cost effective for the Village. There was some land in other sections of the development that could be purchased for a lower cost. Commissioner Goldspiel was concerned with the traffic issue, the mix being predominantly multi-family, the park issue is a serious one. He feels this development would adversely effect the recreational facilities in the Village, the viability of the financial projections bothers him. There is a substantial financial risk to the Village and other districts involved here. Commissioner Davis pointed out the Park District will acquire 36 acres of land for a main park center which will relieve the immediate problems in the Village. The townhomes are more luxurious units than those that presently exist in the Village. This development will not bring a large number of children into the area. This is the first step in the development to the Village's northern boundaries and it is a good one. Commissioner Krug feels this development has brought possibilities for this area. The parks are a problem. Commissioner Laskie felt that if there were not a golf course the Commission would be looking at a completely different plan. The area was estate or single family housing in the Comprehensive Plan. He feels this plan is setting a pattern for other sites in this area. Commissioner Gal was concerned with the lack of parks. AYES: Commissioners Davis, Krug, Musfeldt and Gal NAYES: Commissioner Goldspiel and Laskie ABSTAIN: None ABSENT: Commissioner Kaszubowski The motion passed 4 - 2. Buffalo Grove Plan Commission Regular Meeting February 19, 1986 - Page 3 ADJOURNMENT Moved by Commissioner Davis, seconded by Commissioner Gal, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 10:36 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Cf;21-40"---- Barbara Sheldon Chairman Buffalo Grove Plan Commission Regular Meeting February 19, 1986 - Page 4 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Petition to the Village of Buffalo for a Special Use in the R-5 Zoning District to operate a church, public park, and a school. (Alcott School) February 19, 1986 Chairman Sheldon called the public hearing to order at 7:44 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt - arrived at 7:44 P.M. Mr. Laskie Mr. Gal Commissioners Absent: Ms. Kaszubowski Also Present: Mr. M. Rylko, Park District Director Mr. C. Workman, 295 Cottonwood Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the newspapers and informed the audience of the format the meeting would take. She then swore in Mr. Rylko. Mr. Truesdell stated that the Alcott School is currently leased by the Park District with four other tenants in the building. The intent is that the building will remain as is and the Park District will purchase it from School District 21. Because of the change in ownership a special use is required. School Districts are exempt from the zoning ordinance, the Park District is not. There will be no change as far as what is there today. Mr. Rylko stated the improvements will be phased in over a 3 to 4 year period. The temple plans to move out of the building in July, 1987. Mr. Clark Workman was happy to see the building occupied but pointed out that since a drive was put in the atmosphere of the neighborhood changed. During the summer teenagers hang out behind the building and have parties. He suggested blocking the driveway off when the building is vacant so that there is no access to the back parking lot. Mr. Rylko could appreciate Mr. Clark's feelings. A gate could be looked into but he felt it would not be feasible. He felt the police could be asked to patrol the area on a more regular basis. Commissioner Davis suggested a chain across the driveway. Chairman Sheldon closed the public hearing at 7:45 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - 1 February 19, 1986 - Page 2 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION SUBJECT: Petition to the Village of Buffalo Grove for Annexation, Preliminary Plan Approval and Zoning in the R-E, R-1, R-3, R-4, R-8, B-3, and I Zoning Districts with a special use for a Planned Unit Development including the following variations: Zoning Ordinance--Section 17.40.020.B. Development Ordinance--16.30.050.A.4. ; 16.50.070.D.2; 16.50.080.A.1. ; 16.50.100.D.1.a; 16.50.100.D.3; 16.50.030.A; 16.50.070.I. ; 16.50.030.E. ; 16.50.040.C.4. ; 16.50.030.D.17.a. (Fiore Property) February 19, 1986 Chairman Sheldon called the public hearing to order at 7:46 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Krug Mr. Musfeldt Mr. Laskie Mr. Gal Commissioners Absent: Ms. Kaszubowski Also Present: Mr. B. Johnston, Architect, Fiore Mr. D. Manhard, Engineer, Fiore Mr. E. Zale, Developer, Fiore Mr. R. Nugent, Golf Course Planner, Fiore Mr. J. Martin, Architect, Fiore Mr. C. Workman, 295 Cottonwood, Fiore Mr. W. Schwebke, Park District Representative Mr. M. Rylko, Park District Director Mr. K. Carmignani, Village Traffic Consultant Mr. M. Slavney, Long Grove Consultant Mr. C. Roscher, 16985 Aptakisic Road Mr. J. Schuett, 22647 N. Prairie Mr. M. Spivak, District 96 Representative Mr. R. Coffin, Long Grove Plan Commission Chairman Mr. W. Balling, Village Manager Ms. M. Kowalski, Village Trustee Mr. G. Glover, Village Trustee Mr. R. Kuenkler, Village Engineer Mr. W. Raysa, Village Attorney Mr. J. Truesdell, Village Planner Chairman Sheldon read the notice of the public hearing as published in the newspapers and informed the audience of the format the meeting would take. She then swore in Messrs. Johnston, Zale, Martin and Nugent. Mr. Johnston reviewed, with the help of Petitioners Exhibit I, the boundaries, land use and zoning. The site is 440.7 acres. They plan to extend Buffalo Grove from the south property line through the property up to Route 22. He referred to Petitioner's Exhibit II which showed more detail of the development area. He reviewed the changes that had been made. They have added right-of-way to Prairie Road. They have realigned Buffalo Grove Road so that it is totally on the subject property south of Aptakisic Road. They have shown the full right-of-way through the property at the south end (the park piece) . They have added an additional right-of-way at Aptakisic (an additional 10') . There is: 29.7 acres of roadway, 22.2 acres of light industrial, 10 acres of commercial, 33.84 acres of 1 acre lots, 27.5 acres of 20,000 square foot lots, 44.3 acres of 10,000 square foot lots, 57.24 acres of 8,750 square foot lots, 76.56 acres of mixed use with the gross residential density of 2.03 dwelling units per acre. There are 40 acres of R-E, 90.83 acres of R-1, 46.42 acres of R-3, 66.7 acres of R-4, 149 acres of R08, 11.48 acres of B-3, 27.45 acres of industrial. There are 824 dwelling units of which 374 are single family and 450 mixed residential. There was a 25% gain in single family and a 22% reduction in multi-family. The variations requested are: 1. Variation on the length of cul-de-sacs. 2. Variation on the standard mixed use area for a dedicated road system to back of curb in the cul-de-sac area with a variation on the sidewalk in those areas. 3. Variation on the road through the estate area. It is a variation that will soon be adopted in the Village, i.e. no curb, no sidewalk etc. He then referred to a rendering of the townhome building (3 and 4 units) for the mixed use area. Each unit has an individual attached garage and individual entrance to their unit. Mr. Truesdell pointed out there was another variation on the golf course lakes. Mr. Nugent briefly reviewed the golf course layout. Mr. Zale stated that there are many large trees they will be saving. There are also a number of trees from 4" to 12" in diameter. The trees will be balled, moved, watered and fertilized when construction begins and replaced when construction is well under way. They feel they can save 98% of the trees. Mr. Truesdell passed out a fiscal impact report from Barton Aschman. Mr. Carmignani stated that the changed plan does not substantially alter the Buffalo Grove Plan Commission Public Hearing - 2 February 19, 1986 - Page 2 volume of traffic covered in his previous report. The conclusions from the original report still hold true with this plan. He briefly reviewed his memo of February 10, 1986 to the Village of Buffalo Grove titled Review of Revised Site Plan Fiore Development Project #343.09. Mr. Schwebke stated they are in favor of the golf course but would like to see more amenities in the multi-family area. He is concerned that there is no plan for the children in the single family area. They hope to have a 10 acre site adjoining this piece but this development will not pay for it. The golf course will use development funds that could be used for park sites. He would like to see the project budget to improve the golf course include money for a 10 acre park site. The use of the school site for a park would be a development cost and they do not know how long they would be able to use it. It would take 2 to 3 years to develop sufficient turf for a park. The Park District programs are already strained in the Village and this development will add to it. Mr. Truesdell stated that there is a 7.9 acre site south of Aptakisic Road and Mr. Zale has agreed that he would be working to relocate the creek coming down on that site so that it could be opened up to be used as a park. There could be 6 acres that could be used as an active open park site. The developer has also agreed to lease 2 acres to the park and an additional 4 acres leased for a 5 year lease for a total of 6 acres for park land in the industrial area. He will seed/sod the area for the Park District. Mr. Rylko suggested considering one large pool instead of 2 smaller pools and putting in tennis courts etc. Mr. Zale felt this development would appeal to a different type of buyer, the empty nester and would prefer to have the 2 pools. Mr. Spivak stated District 96's complaints have been taken care of. Mr. Slavney briefly stated Long Grove's position and the fact that their main concern is the water for this site and how it will effect Long Grove's shallow aquifier. They feel that with the cost of the units (multi-family) the build out will be more like 10 years rather than the projected 4 to 5 years. Mr. Coffin again restated Long Grove's zoning, scenic easement, conservancy district and that this area will be the prototype for the rest of the land in that area in terms of future development. Trustee Glover questioned Mr. Slavney on his real estate analysis figures and pointed out that they could not find the low cost units that were to have been sold in Buffalo Grove. They had found several condominium units that sold above those offered by Mr. Slavney. Long Grove chose not to bring in Lake Michigan water but to use the shallow aquifier. The residents in the Fiore development will be using Lake Michigan water and the golf course would use the same well system to as is used to irrigate the land in present use. The nursery site is now under tillage which requires more water than a golf course. He pointed out that the shallow aquifier would be in better shape with this development than at present. Buffalo Grove Plan Commission Public Hearing - 2 February 19, 1986 - Page 3 Mr. Coffin pointed out that Buffalo Grove is pumping the deep aquifier and that because of its layout it would not be economically feasible for Long Grove to request Lake Michigan water. Mr. Kuenkler stated the Village currently has 100% allocation of Lake Michigan water and once this system is in full operation (should be this year) the Village will no longer be pumping the deep aquifier. Chairman Sheldon swore in Mr. Manhard. Mr. Manhard pointed out that north of Port Clinton Road there will be a detention area for the single family. It would be an easement on Lots 27 and 28. The water from that area would flow into the Indian Creek. Mr. Truesdell noted that the developer has not agreed to: 1. Four lanes on Route 22. 2. Addition of right turn lanes on Route 22 and Route 83. 3. Intersection improvements offsite at Aptakisic and Prairie Roads. 4. Intersection improvements on Route 22 at Prairie Road. The Developer has agreed to provide $1,000 per unit impact fee towards installing Buffalo Grove Road south of Aptakisic. Mr. Johnston pointed out: 1. At the south side of the R-4 zoning district the detention on the old park site is retention and it is not feasible to make that a dry detention basin area a park. 2. The portion to the west was discussed with the Village. The owner was approached about using the $200,000.00 from Mr. Zale to purchase a school site in this section. The School District prefers to negotiate their own site. In response to Mr. Slavney, Mr. Manhard stated almost all of the drainage channels on the site are dug channels and thus is not a unique area but a man made situation as Long Grove has proposed. Mr. Truesdell stated that Long Grove informed the Village they would not be disposed to open up Arlington Heights Road to Aptakisic Road. Mr. Balling stated the ultimate plans for Buffalo Grove Road from Dundee to Route 45 is to develop a 4 lane system. They feel this concept of an arterial road is feasible. He then briefly reviewed Buffalo Grove's layout and stated that once it is built the roadway will be dedicated to Lake County if they accept it. There are 3 alternatives for financing the road from Busch to Aptakisic Roads: 1. A general obligation tax. This could be done in 1986 or 1987. Buffalo Grove Plan Commission Public Hearing - 2 February 19, 1986 - Page 4 2. Considering this a 2 to 3 year development proposal and some financial aid could be obtained which would take 5 to 7 years to pay off. The debt service could come from fees collected from the development. 3. The Village could wait to finance the entire road when the money was received. However, the cost of the project would be greater at that time. He recommended Alternative 2. Mr. Balling noted the Lake County Council of Mayors has a policy that they will not extend roads into undeveloped area. They will finance an additional lanes project. They would divert federal funds for this. Buffalo Grove Road could be developed as a 4 lane road when the balance of the planning area is brought into the Village for development. There is sufficient right-of-way from the Fiore project for this. Mr. Truesdell stated the golf course architect and the Village Forester will oversee the development of the golf course and the trees on the site. In addition, if there is any disagreement between the two parties, the Village will have the final say. Mr. Balling noted the Village would require a 3c tax levy for 3 to 5 years to support the golf course. Mr. Roscher was concerned with moving the creek. Mr. Truesdell explained it would be relocated to generally run along the west right-of-way on Buffalo Grove Road. , Mr. Schuett has a shallow well and was assured by Mr. Kuenkler that this development would not effect his well. Chairman Sheldon closed the public hearing at 9:57 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing - 2 February 19, 1986 - Page 5