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1986-01-08 - Plan Commission - Minutes 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 17.28.060.E.4.c. , 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; 16.50.030.D.17.a. (Fiore Property) January 8, 1986 Chairman Sheldon called the public hearing to order at 7:37 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Laskie Mr. Demski Mr. Gal Ms. Kaszubowski Commissioners Absent: Mr. Krug Mr. Musfeldt Also Present: Mr. E. Zale, Developer, Fiore Mr. B. Johnston, Architect, Fiore Mr. J. Martin, Land Planner & Architect, Fiore Mr. K. Lang, Tax Impact Analyst, Fiore Mr. R. Nugent, Golf Course Architect, Fiore Mr. D. Manhart, Engineer, Fiore Mr. M. Spivak, District 96 Representative Mr. D. Willard, District 96 Superintendent Mr. V. Lubechi, President District 96 Board Mr. K. Lang, District 96 Board Member Mr. M. Fylko, Buffalo Grove Park District Mr. R. Coffin, Plan Commission, Long Grove Mr. L. Kendig, Land Consultant, Long Grove Mr. F. Slavney, Land Consultant, Long Grove Mr. R. Lubecki, Buffalo Grove Resident Mr. S. Clar, Long Grove Resident Mr. P. High, Buffalo Grove Resident Mr. G. Rapchurch, Buffalo Grove Resident Mr. N. Goodman, Buffalo Grove Resident Mr. S. White, Buffalo Grove Resident Mrs. V. Clayton, Buffalo Grove Mayor Mr. R. Balling, Buffalo Grove Village Manager Mr. R. Heinrich, Chairman ZBA 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 Messrs. Zale, Johnston, Martin, Lang, Manhard and Nugent. Mr. Johnson, with the aid of Exhibit I, reviewed the uniqueness of the site, the large tree masses and the location of the project. There are 2 watersheds. The north section of the site flows north to the Kildeer Creek and the southern portion drains south in to Aptakisic Creek. Kildeer Creek is on the northwest parcel and Aptakisic Creek is through the south of the project. They are dedicating a 120 acre site to the Village for a golf course. With the aid of Exhibit II he described the land lots stating they are composed of residential, commercial, industrial and a 2 acre municipal site. Buffalo Grove Road would be a boulevard through the site. There would be an east/west collector street at the south end of the site and eventually tie into Prairie. The balance of the roads would be of a minor status, this includes the residential areas. Exhibit III depicted the land use on the site. Exhibit IV depicted the zoning. They have added a detention area on the 10,000 square foot lots area. There is now a connection to the east. They adjusted the estate and half acre lot areas. The homes are 150' from the center line of the golf course. They have added more homes that view the golf course area in the mixed use and they have also added duplexes in that area. In the 8,750 square foot area they have increased the detention requirement and moved some lots. They have added a bike path that runs along the right-of-way of Buffalo Grove Road extended and down to Route 22. It will pass underneath the underpass of the golf course and up Buffalo Grove Road. The curve of Route 22 is really a responsibility of the State Highway Department. It falls within the total right-of-way. They feel they could do some flattening if it becomes a 4 lane road. Regarding Buffalo Grove Road extended, they have no problem creating an "S" curve to make the alignment along the Prairie Road right-of-way. They have provided a 50' setback. They feel the collector road status mentioned by Mr. Kuenkler's December 27, 1986 memo to Mr. Truesdell titled Fiore Property Preliminary Plan Review should remain a minor road because it runs through a residential area. He briefly reviewed the variations they are asking for as stated in the December 20, 1985 Fiore Property - Zale Construction Company memo PZL52-3. Mr. Martin reviewed the acreage of the individual sections of the site stating the overall density is 2.1 units per acre including the golf course. They have included 200 guest parking spaces within the cul-de-sacs. Exhibit V depicted the entrance way into the mixed use area. Exhibit VI depicted the fourplex buildings (carriage homes) Exhibit VII depicted the townhomes. Exhibit VIII depicted the entrance area in the estate lots. Buffalo Grove Plan Commission Public Hearing January 8, 1985 - Page 2 Mr. Zale stated the carriage homes would be 2 and 3 bedroom units with 2 baths and sell from between $85,000 to $100,000 with 1,200 to 1,500 square feet plus garages. The townhomes would sell from between $120,000 to $150,000 with 2 car garages and 1,500 to 2,000 square feet. The duplexes would sell from $155,000 to $175,000. The single family in the southern location would be from 1,800 to 2,300 square feet and sell from $120,000 to $150,000. The north section would be from 10,000 to 12,000 square foot lots would sell from $155,000 to $180,000 and the estate lots would sell from $250,000 to $300,000. Mr. Nugent briefly reviewed the layout of the golf course with renderings of its location. Mr. Slavney, the planner representing Long Grove, submitted a copy of the report he gave to the audience and reviewed some slides of standing water on the site. He discussed the existence of drainage way soils on the site stating they occupy 20%. They feel the developer has not provided the maximum frontage for homes along the golf course. They would like to see an increase in the single family units. They feel the housing is overpriced for the market and will not sell as quickly as anticipated. They feel that District 96 will not benefit from this development. Commercial, office and industrial are overbuilt in Lake County at this time. Long Grove is mainly concerned with the long term effects of this development on their water supply. Mr. Coffin gave a brief presentation, previously submitted to the Plan Commission at a workshop, describing their scenic setback and their concern regarding the water supply. Mr. Spivak referred to a letter to the Plan Commission from District 96 dated December 20, 1985 regarding this site. They feel this development will over crowd their school system and not provide the funds to take care of the additional students. District 96 would like more commercial development in their area. Mr. Rylko stated this development is contributing no park land. They recommend a 10 acre park site in the single family and a joint school park district. Tennis courts, basketball courts and playground areas should be provided in the multi-family area. Dr. Willard stated District 96 will gain 40 students per year through 1996 if there is no further development in District 96. Forty percent of the funding for the school systems comes from Long Grove. They would prefer a 30% reduction in students from this development or a school site provided. They have a site at Gilmer Road that is about 2-1/2 miles from this site and was purchased in the 70's. If this development provided a site they would sell the Gilmer Road site and use the funds for the District. In response to Mr. Slavney's presentation depicting the wet land on the site after a rain fall in November, 1985, Mr. Nugent stated this has been the wettest fall since 1962. In November the site was already saturated. Part of the golf course is going to be irrigated. This water filters down into the soil. He feels the course will generate excess profits that will be used in other operations. Buffalo Grove Plan Commission Public Hearing January 8, 1985 - Page 3 Mr. Manhard stated the November, 1985 rainfall was 3" which is a major amount of rain on a saturated soil and is comparable to a 50 to 100 year storm. The flooding problem near Route 22 was caused by blocked drainage. Eighty to ninety percent of the flooded areas represented by the Long Grove presentation will be taken care of by the engineering on the site with the golf course and the detention areas. They will not cause flooding either upstream or down stream from their site. `" Commissioner Demski was opposed to the variations on the sidewalks. He favors a bike path on this site. This is a large parcel and should be developed very carefully. Mr. Balling stated the object of the Village is to implement this golf course without a tax impact. Mr. Zale did a market analysis and this is how they based the prices of the homes. Their town homes are luxury units not geared to the first time buyer. The water for this project would be from Lake Michigan. Commissioner Gal was concerned with the amount of multi-family housing on the site. Ms. Lubecki would like to see drastic changes to this plan and feels the disbursement of the student population is unequal between the multi-family and single family. Commissioner Laskie was concerned with the traffic generated by this site. He felt the streets in the multi-family are or are not wide enough to handle the traffic and would like to see it increased in size from 27' to 35' . Mr. Truesdell stated the developer will be building Buffalo Grove Road from his development to Aptakisic Road. It is planned that Buffalo Grove Road will be developed to Route 83 in the future when funds are available. The developer portion of the road work is adequate for this site. Mr. Manhard briefly reviewed the engineering for the site. Mr. Zale feels this project will be built out in 4 to 5 years. They will start the different housing units all at the same time. They would not be building the large lot homes on the northwestern portion of the development Ms. Lang stated this project will impose a deficit to District 96 but it should be considered that of the 305 students projected many will go to private schools. At the present time 14% of District 96's students to go St. Mary's. Mr. Zale stated they are putting two million dollars into this project for sewer and water improvements that developers in the future who build near the site will benefit from. He suggested giving District 96 $200,000 outright to buy the school site they need. Chairman Sheldon called a recess at 10:04 P.M. and reconvened the meeting at 10:24 P.M. Buffalo Grove Plan Commission j Public Hearing January 8 1985 - Page 4 Mr. Clayton has been a resident of Buffalo Grove, District 96 and District 125 for 16 years. When he moved into his home his family caused a deficit as well as his neighbors. Now his children are grown and he is still paying taxes to the district. This same situation will occur with this development. He feels that this site will give residents an alternative they are looking for. Mr. Heinrich, speaking as Chairman of the Zoning Board of Appeals, stated that he is opposed to blanket variations. Speaking as a resident, he noted that there is a problem with the road network on this site both internally and externally. This development will aggravate the traffic problem that already exists in that area. He suggested a slight shift between the single family and multi-family housing to benefit District 96. He feels Districts 96 and 102 should have consolidated long ago. Mr. Truesdell referred to the traffic study done by J. Benes and Associates on this site, previously submitted to the Commission, and the improvements that would be made. The Village is in communication with Lake County along with the developer on roads both adjacent to the site and off site. Buffalo Grove has endorsed the upgrading of Route 22 for years. Mr. Rapchurch is concerned with the traffic and who is going to pay for the improvements. The developer cannot pay for all of it. Mr. Clark felt the impact of this plan is going to be staggering both to Buffalo Grove, Long Grove and everyone for miles around it. Mr. Spivak feels Buffalo Grove is only looking at the golf course and not considering the children generated from this site or the residents of the Village. Mr. Balling stated the Village anticipates running the 2 golf courses as an enterprise. In response to Mr. High, Mr. Zale stated the commercial is in District 96 and part of the industrial. Ms. Goodman stated the parents in District 96 cannot afford any more taxation for the schools. Dr. Willard stated the deficit would cause an increase of 20C in the tax rate. District 96 is the 5th hightest tax rate in the Lake County. They would need an additional $12,000,000.00 in assessed valuation from this project to make up that amount and he does not see it coming from the development. Mr. White felt that the golf course would be wet and not usable all of the time. He was concerned with the cost to the District to educate the children of this project. Buffalo Grove Plan Commission Public Hearing January 8, 1985 - Page 5 Chairman Sheldon closed the public hearing at 10:52 P.M. Respectfully submitted, athleen Comer Recording Secretary Li APPROVED BY: Barbara Sheldon Chairman Buffalo Grove Plan Commission Public Hearing January 8, 1985 - Page 6 REGULAR MEETING 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 17.28.060.E.4.c. , 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; 16.50.030.D.17.a. (Fiore Property) January 8, 1986 Chairman Sheldon called the regular meeting to order at 10:53 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Davis Mr. Laskie Mr. Demski Mr. Gal Ms. Kaszubowski Commissioners Absent: Mr. Krug Mr. Musfeldt Also Present: Mr. E. Zale, Developer, Fiore Mr. B. Johnston, Architect, Fiore Mr. J. Martin, Land Planner & Architect, Fiore Mr. K. Lang, Tax Impact Analyst, Fiore Mr. R. Nugent, Golf Course Architect, Fiore Mr. D. Manhart, Engineer, Fiore Mr. M. Spivak, District 96 Representative Mr. D. Willard, District 96 Superintendent Mr. V. Lubechi, President District 96 Board Mr. K. Lang, District 96 Board Member Mr. M. Fylko, Buffalo Grove Park District Mr. R. Coffin, Plan Commission, Long Grove Mr. L. Kendig, Land Consultant, Long Grove Mr. F. Slavney, Land Consultant, Long Grove Ms. R. Lubecki, Buffalo Grove Resident Mr. S. Clar, Long Grove Resident Mr. P. High, Buffalo Grove Resident Mr. G. Rapchurch, Buffalo Grove Resident Mr. N. Goodman, Buffalo Grove Resident Mr. S. White, Buffalo Grove Resident Mrs. V. Clayton, Buffalo Grove Mayor Mr. R. Balling, Buffalo Grove Village Manager Mr. R. Heinrich, Chairman ZBA Mr. G. Glover, Village Trustee Mr. W. Raysa, Village Attorney Mr. R. Kuenkler, Village Engineer Mr. J. Truesdell, Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel, seconded by Commissioner Kaszubowski , to approve the Regular Meeting minutes of November 13, 1985 subject to correction. Approval was unanimous in favor with Commissioners Davis and Demski abstaining and the motion passed. Page 7, paragraph 1 change it to read"Commissioner Kaszubowski excused herself because her employment brings her in conflict with the developer". Moved by Commissioner Gal, seconded by Commissioner Goldspiel, to approve the Regular Meeting minutes of December 18, 1985 subject to correction. Approval was unanimous in favor with Commissioners Davis and Demski abstaining and the motion passed. Page 3 paragraph 2 after "less" insert "which means more" Moved by Commissioner Gal, seconded by Commissioner Goldspiel, to approve the Public Hearing minutes of December 18, 1985. Approval was unanimous in favor with Commissioners Davis and Demski abstaining and the motion passed. COMMITTEE & LIAISON REPORTS Commissioner Davis attended the January 6, 1986 Village Board meeting where the Alcott School and the Town Center Plans were referred to the Commission. FIORE PROPERTY ANNEXATION, ZONING AND PRELIMINARY PLAN Commissioner Goldspiel stated that making a motion on this development does not indicate approval of the project. Moved by Commissioner Goldspiel, seconded by Commissioner Davis that the Plan Commission recommend to the Village Board approval of the proposed plan as shown in Exhibits 1 through 7 at the Public Hearing of January 8, 1986. Such recommendation subject to amendments on each point raised in staff memos and requests for variations after discussion of this major motion if this motion is approved. Discussion: Mr. Zale stated that if all developers reacted to the points raised at this meeting regarding schools there would be no development in the United States. The tax payers have to bear the cost of the schools. He is not sure of what the Board is concerned with, the schools or the plan. If it is the schools, he would like to go back to workshop to work this point out. Commissioner Laskie feels the school issue is only one of the problems and he is more concerned with site layout etc. The schools are only one of the problems. He is concerned with the site layout, the traffic flow from north to south and future development in the area. Commissioner Davis withdrew his second. Commissioner Laskie seconded the motion. Dr. Willard stated he would like to take advantage of the opportunity to work out the problems on this plan regarding the school with Mr. Zale. Buffalo Grove Plan Commission Regular Meeting January 8, 1986 - Page 2 Commissioner Davis stated the plan has to have a road system to support it and no variations. He does not like blanket variations. The Commission has an obligation to review the plan and vote on it. This site will be built some where. District 96 stated 8 or 10 years ago that they were having problems with declining enrollment and wanted more students, so the Village has given them that. Overall as citizens everyone wants the best for the Village. This plan can be and should be better. It has some things that are good and some that are not. He would like to have it taken back to workshop and have taxing bodies present to work out the problems. Commissioner Goldspiel stated that a residential development is going to have a negative fiscal impact. The Comprehensive Plan for the whole area should be considered. The school issue should be attacked at the comprehensive plan level. He opposed the plan because of the quality of life issue it represents. This flip flops the percentages of single family and multi-family housing in the village. It is a detriment to the character of Buffalo Grove. He was opposed to the golf course because it excludes open space for other uses. He is concerned with the traffic impact. Commissioner Demski was in agreement with Commissioners Davis and Goldspiel. He is not in opposition to the golf course but is against buildings that surround it. Commissioner Gal was opposed to the plan the way it is layed out now. There are many advantages to the development. The golf course is a money making item but the pay back will not be for 5 or 7 years. The deficiencies regarding parks and traffic are a problem. He does not believe the Board should close their minds to this type of a development. Commissioner Laskie had no comments. Commissioner Kaszubowski stated the plan is a step forward for Buffalo Grove in that it allows a variety of homes and lets people to move up. It does have a problem with the housing mix. She would like to see more of the large lots even on the single family site. She is not happy with the variations. Mr. Zale does not see a problem getting rid of the variations. AYES: None NAYES: Goldspiel, Davis, Laskie, Demski, Gal, Kaszubowski ABSTAIN: None ABSENT: Commissioners Krug and Musfeldt The motion failed 0 - 6. Moved by Commissioner Demski, seconded by Commissioner Davis to have a workshop on this site. AYES: Davis, Laskie, Demski, Gal, Kaszubowski NAYES: None ABSTAIN: Commissioner Goldspiel ABSENT: Commissioners Krug and Musfeldt Buffalo Grove Plan Commission Regular Meeting January 8, 1986 - Page 3 The motion passed 5-0-1. Commissioners Kaszubowski and Goldspiel stated their vote was predicated on the premise that the developer wants to come back into a workshop session. FUTURE AGENDA SCHEDULE January 15, 1986 there will be a Public Hearing on the Siefert Property and ` , a workshop on the Lexington Development for the north half of the Brunswick v property. ADJOURNMENT Moved by Commissioner Gal, seconded by Commissioner Demski, and unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the meeting at 11:34 P.M. Respectfully submitted, /, Kathleen Comer Recording Secretary APPROVED BY: Barbara Sheldon Chairman L Buffalo Grove Plan Commission Regular Meeting January 8, 1986 - Page 4