1980-05-07 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Revised Parking Lot Pavement Requirements
MAY 7, 1980
Chairman Shields called the Public Hearing to order in the Municipal Building,
50 Raupp Boulevard, Buffalo Grove at 7:42 P.M.
Commissioners Present: Chairman Shields
Mrs. Sheldon
Mr. Button
Mr. Davis
Mrs. Reid
Mr. Shifrin
Mrs. Kaszubowski
Commissioners Absent: Mr. Goldspiel
Mr. Glover
Also Present: Mr. R. Friedman, Developer, Citrust
Mr. B. Asher, Developer, Hilltown
Mr. J. Mikes, Attorney, Citrust/Hilltown
Mr. J. Kinley, Land Planner PRC Toups
Mr. R. Stern, Barton-Ashman Assoc. , Inc. Economic Impact Ana.
Mr. R Coffin, President, Village of Long Grove
Ms. Jane Saltzman, Plan Commissioner, Long Grove
Mr. Judd Rosen, Chairman, Riverwoods Plan Commission
Mrs.Billing s, Owner, Pegelow Properties
Mr. J. Marienthal, Village Trustee, Buffalo Grove
Mrs. Bobbie O'Reilly, Village Trustee
Mr. W. Sommer, Asst. Village Manager
Mr. G. Boysen, Public Works Director
Mr. R. Gustafson, Village Engineer
Mr. J. Truesdell, Village Planner
Mrs. Ingrid Park, Asst. Village Planner
REVISED PARKING LOT PAVEMENT REQUIREMENTS
Mr. Truesdell - The reason for the change in this ordinance is to bring our
manual of practice in line with our Zoning Ordinance.
There were no questions or comments from either the Commission or the audience.
The Public Hearing was closed by Chairman Shields at 7:44 P.M.
Buffalo Grove Plan Commission
Public Hearing
May 7, 1980
- 2 -
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
LkccA L(-( ( cC-�
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Public Hearing
May 7, 1980
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Citrust/Hilltown Properties
Revised Parking Lot Pavement Requirements
MAY 7, 1980
Chairman Shields called the meeting to order in the Municipal Building,
50 Raupp Boulevard, Buffalo Grove at 7:1+5 P.N.
Commissioners Present: Chairman Shields
Mrs. Sheldon
Mr. Button
Mr. Davis
Mrs. Reid
Mr. Shifrin
Mrs. Kaszubowski
Commissioners Absent: Mr. Goldspiel
Mr. Glover
Also Present: Mr. R. Friedman, Developer, Citrust
Mr. B. Asher, Developer, Hilltown
Mr. J. Mikes, Attorney, Citrust/Hilltown
Mr. J. Kinley, Land Planner, PRC Toups
Mr. R. Stern, Barton-Ashman Assoc. , Inc., Economic Impact Ana.
Mr. R. Coffin, President, Village of Long Grove
Ms. Jane Saltzman, Plan Commissioner, Long Grove
Mr. Judd Rosen, Chairman, Riverwoods Plan Commission
Mrs. Billings, Owner, Pegelow Properties
Mr. J. Marienthal, Village Trustee, Buffalo Grove
Mrs. Bobbie O'Reilly, Village Trustee
Mr. W. Sommer, Asst. Village Manager
Mr. G. Boysen, Public Works Director
Mr. R. Gustafson, Village Engineer
Mr. J. Truesdell, Village Planner
Mrs. Ingrid Park, Asst. Village Planner
APPROVAL OF MINUTES
Commissioner Kaszubowski moved that the minutes of the April 2, 1980 Public Hearing
be approved. Commissioner Sheldon seconded the motion.
AYES: Commissioners Sheldon, Button, Reid, Kaszubowski
NAYES: None
ABSTENTIONS: Commissioners Davis, Shifrin
Buffalo Grove Plan Commission
Regular Meeting
May 7, 1980
L -
- 2 -
Commissioner Sheldon moved that the minutes of the April 2, 1980 Regular Meeting
be approved. Commissioner Kaszubowski seconded the motion.
AYES: Commissioners Sheldon, Button, Reid, Shifrin, Kaszubowski
NAYES: None
ABSTENTIONS: Commissioner Davis
Mr. Truesdell, in response to a question from Chairman Shields, stated that
the Orchard's developer was in today. They have changed the original plan
and are going to bring in two plans for the Commission to review. One is
similar to the last plan in which they have reduced the surrounding buildings,
softened the S curve and reduced the retention. The second plan shows the
road in the center of the development. They are coming along fine in their
engineering.
Commissioner Sheldon moved that the minutes of the April 16, 1980 Regular
Meeting be approved subject to correction. Commissioner Button seconded
the motion.
Paragraph 12, page 6, change 'Our engineer's"to'Wynnedale engineer's; "
Paragraph 4, page 8,after Point 30 add"Compensatory Storage. "
AYES: Commissioners Button, Reid, Kaszubowski
NAYES: None
ABSTENTIONS: Commissioners Sheldon, Davis, Shifrin
COMMITTEE AND LIAISON REPORTS
BDDC
Chairman Shields stated that the BDDC met May 6, 1980. There is some activity
on the Town Center. There will be something more definitive in a short time.
Chairman Shields suggested reversing the order of the Matters for Discussion
and looking at the Revised Parking Lot Pavement Requirements first. The
vote was unanimous.
REVISED PARKING LOT PAVEMENT REQUIREMENTS
Commissioner Sheldon moved that the Revision to the Parking Lot Pavement amendment to the
Zoning Ordinance be recommended for approval to the Village Board. Commissioner
Davis seconded the motion.
Buffalo Grove Plan Commission
Regular Meeting
May 7, 1980
- 3 -
AYES: Commissioners Sheldon, Button, Davis, Reid, Shifrin, Kaszubowski
NAYES: None
The motion passed 6 - 0
CITRUST/HILLTOWN
Mr. Mikes - We had a meeting scheduled with the Park District for May 16, 1980
which has been postponed until May 22, 1980. We have a meeting set up for
May 12, 1980 with School Districts 96 and 125. District 102 indicated they
will get back to us. If District 103 wishes to meet with us we will be happy
to do so.
Mr. Kinley - I would like to refer to eight or nine points we discussed at
our last meeting concerning the March 25, 1980 plan and compare them with
the plan submitted to you tonight dated April 3, 1980.
The most significant change is the substantial density reduction from
2,933 units to 2,177 units. This is a decrease of more than 25%
The second point was that there be a better integration of land use.
Certain density changes were to be made in certain pods. This
was accomplished.
We discussed in great detail how we would buffer the property.
We made some revisions in the road plan to make a little better alignment.
We redistributed the tax base.
We evaluated redistricting, this is still being pursued.
The total number of dwelling units decreased by 25%, the amount of
open space increased substantially.
Guaranteed access to the I0R on Buffalo Grove Road is a very advan-
tageous alignment for this area.
This particular plan has three different residential areas, single family
attached (five to ten units to the acre or a total of 1,059 units), single
family detached (602 units ) and multiple (ten to fourteen units per
acre or a total of 516 units). The total number of units is 2,177 overall..
While we are decreasing the density, we are at the same time increasing the
IOR in such a manner as to make a better tax balance. We have some 159 acres
of land for the IOR catagory.
We are now showing 40. 1 acres commercial and another 4. 5 acres at the corner
of Buffalo Grove Road and the Aptakisic Road extension. Throughout we have made some
shifts that reflect substantial change.
v We are going to provide a wide variety of housing styles and types compatible
with the surrounding area. We have continued to provide for one acre lots and have
lowered the density of the land at the far north end of the property.
Buffalo Grove Plan Commission
Regular Meeting
May 7, 1980
- 4 -
Mr. Kinley - I would like to go through the outline you have prepared for
tonight and briefly discuss the main points in it.
OPEN SPACE PASSIVE AND ACTIVE
The total open space includes two eight acre school sites. After the meeting
with the school districts we may only provide one school on those sites due
to the future needs of the area.
We do provide 122 acres of open space for the community. The Village requires
36 acres of open space for this piece of land. We are above the requirement
for this project. There is plenty of land contained in the open space for
the Village to have a public facility.
TRANSPORTATION
We are currently working on a spur for the Soo Line Railroad. We do not disagree
with closing Port Clinton Road at the far eastern end of the property.
Commissioner Davis - In one of the reports, regarding the annexation agreement,
we would get complete control of Port Clinton Road all the way to Route 83. Is
that correct?
Mr. Mikes - You would get it to the perimeter of the property.
Commissioner Davis - It will not border on Long Grove?
Mr. Mikes - Upon annexation it would be your road.
Mr. Ki.nley - In the Harland Bartholomew report there are a number of roadway
improvements recommended. We are in agreement with the roadway improvements
that are spelled out in the report.
FISCAL IMPACT
As we have moved through on the plans, it continues to show a positive fiscal
impact.
UTILITIES
Mr. Sassman gave you a very good presentation regarding water availability.
Lake Michigan water allocation hearings are going on now.
STORM SEWER
I do not have anything to add to that. There is adequate sewer capacity for
this project.
Buffalo Grove Plan Commission
Regular Meeting
May 7, 1980
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STORM WATER MANAGEMENT
We are proposing a regional storm water management program. As the property is
developed the particular area under construction will be worked on. There is
no need to do it all at the same time.
In general that is my summary of the outline.l
Mr. Kinley - Each pod is coded SFD plus a number meaning Single Family Detach-
ed, SFA meaning Single Family Attached or MF meaning Multiple Family. You
will receive a plan with these designations and this is how we will refer to
the individual pods.
Now what comes into play is the cluster concept in housing. The cluster concept
would provide us with some flexibility so that we would not have to come in and
build the whole area conventionally.
With the density transfer option, we are proposing to develop individual cate-
gories with a maximum of 15 ) increase or decrease in density within a pod. We
would have the flexibility to take a pod and develop in one of three ways.
Hypothetically, if using 23 acres we could come in and build conventional single
family getting a yield of 23 units. Another concept would allow for an 8 to
10% increase in density. The third plan would be a cluster housing concept.
This plan would increase the density 15A while increasing the open space 85J.
We would not go over the allowable density. We would just shift it. The
density would not be transferred out of its land use category.
Commissioner Shifrin - It seems you are proposing circumventing the entire
planning process with this transfer density concept. The numbers you are
throwing out are just approximates.
Mr. Mikes - No. You would have set the maximum density. The developer would
only be able to increase it by 150.
A maximum of 150 density transfer, plus or minus, would be allowed within
each pod not to exceed the maximum allowable units for each development
category.
Commissioner Sheldon - You had said there was land available for a public
service facility. Where would you be locating it?
Mr. Kinley - Out of this whole open space category the Village is the one with
the final say. We give you the open space and you say where you want the site.
Buffalo Grove Plan Commission
Regular Meeting
May 7, 1980
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Commissioner Sheldon - Would there be some land that would be earmarked
for a public service facility?
Mr. Truesdell - As of right now we have not looked into that. At this point
we have no need for additional Village facilities up there. We are not look-
ing for any other public service facility in that area.
Mr. Boysen - There is a possibility that we would need a reservoir for
a pumping station south of Aptakisic Road.
Commissioner Sheldon - What type of acreage would you be talking about?
Mr. Boysen - About four acres.
Commissioner Sheldon - What about the fire station constructed on Busch Road?
Mr. Truesdell - In locating that on the Busch Road site we have to maintain
a mile and a half distance from the Arlington Heights station. There is a poss-
ibility of working on an agreement with the Countryside Fire Department.
Commissioner Davis - Regarding commercial and IOR, are the development of
the buildings basically ten stories?
Mr. Truesdell - We allow a maximum of fifty feet high with the possibility
of going higher.
Commissioner Davis - My concern in that area is that that corridor will become the
next major area for development of office and industrial land. Do you envision
many office buildings similar to the ones at Woodfield?
Mr. Friedman - I visualize this more like Sky Harbor. Sky Harbor does not have
rail. This will have rail.
Commissioner Davis - Therefore it could become a major industrial site.
At that point I do not consider the fire station at Th3h Road adequate to
handle that area. I think we will need a station to the North.
Commissioner Button - Once you establish transfer density can it be modified
at some point?
Mr. Kinley - By agreement, yes.
Commissioner Button - What is the disposition of the property to the east of
the IOR area?
Mr. Friedman - That is Prarie View.
Buffalo Grove Plan Commission
Regular Meeting
May 7, 1980
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Commissioner Kaszubowski - With reference to the commercial, at the point of
Aptakisic and Buffalo Grove Roads, is there a particular reason that that little
piece of commercial has to be stuck there?
Mr. Kinley - Just a small commercial area similar to a neighborhood shopping
area.
Mr. Truesdell - On the one dwelling unit per acre of land, are you talking
about one acre lots with one unit per acre development?
Mr. Kinley - We are talking one dwelling unit per gross acre.
Commissioner Reid - The Harland Bartholomew report suggested that Buffalo
Grove Road be curved the other way. Could you explain why?
Mr. Kinley - Contrary to another theory, we feel we can put a little bit
of visual relief in that road by curving it rather than to shoot it up straight.
It is more advantageous to smooth out the curve rather than having a jog.
Mr. Truesdell - The Harland Bartholomew report stated that the road should
be maintained along the section line.
Mr. Kinley - At the north point of the development it would end and go no
further. On the section line it would better serve the out lot and serve
sides of Buffalo Grove Road as a collector street.
Commissioner Shifrin - Do you have any idea what is going on regarding Route
22?
Mr. Boysen - The hearings are currently under way on sections of the road
at either end of the project but not on the property itself.
Commissioner Sheldon - What is the status of the Soo Line spur?
Mr. Asher - There is no right of way for a spur at present. It is being
discussed with the property owners that are involved. If it is available
it would only be an insurance policy to a small number of potential owners.
Commissioner Button - Mr. Sassman presented a report stating the shallow
aquifier had 3. 1 million gallons of capacity at the last Village Board meeting.
I'll
Buffalo Grove Plan Commission
Regular Meeting
May 7, 198o
- 8 -
Commissioner Shifrin - We have discrepancies between the school districts
based upon your figures.
Mr. Stern - There will be a positive impact.
Commissioner Shifrin - It was stated at the last workshop that the developer
would make up any deficits incurred at the onset of development.
Mr. Mikes - We are going to be talking to the school districts on Monday
night and when they are satisfied we are sure you will be.
Commissioner Davis - This applies to all other taxing districts?
Mr. Mikes - We are meeting with the Park District on the 22nd of May. We
will come back with their position. We are unaware of any other negative .
impact on any other body.
Commissioner Sheldon - What about phasing?
Mr. Mikes - We cannot set a time on phasing. As improvements are needed
we will do them.
Commissioner Shifrin - How are you going to develop it?
Mr. Mikes - I have clients that are ready now. We are going to market what
ever we can as soon as we can. It is going to go as the market dictates.
Mr. Davis - Hypothetically, if this I/O/R becomes the next major area in Illinois,
what happens if you have a market for more industrial? Do you come
back to us and ask for more?
Mr. Mikes - If the market were to change we are not going to let the property
just sit. We are prepared to look at another plan and to come back to you.
Chairman Shields called a recess at 9:23 P.M. The meeting resumed at 9:48 P.M.
Commissioner Button - What do you think is the likelihood of the I/O/R being
developed?
Mr. Kinley - I think it is good. This is the next logical growth area corridor
in southern Lake County.
Mr. Coffin, Village President of Long Grove made a presentation dated May 7, 1980
addressed to the Village of Buffalo Grove, Village Board and Plan Commission
stating their views.
Mr. Judd Rosen, Chairman of thL Riverwood's Plan Commission then spoke stating
that he agreed with Mr. Coffin. He asked the Commission if they would con-
tinue with this plan assuming it would hurt the surrounding communities.
Buffalo Grove Plan Commission
Regular Meeting
May 7, 1980
- 9 -
Commissioner Sheldon - We have been altering this plan from its conception
because we have been concerned about its effect on the surrounding communities.
Commissioner Davis - We are going to have a public hearing, we are going to
listen to all of the testimony and at that point we will have to make judge-
ments based on our oath to preserve the quality of life in Buffalo Grove.
The Trustees and the members of this Commission are concerned about the people
of their Village and those that surround us.
Mr. Rosen - I am proposing that we get back to the VAGA proposal.
Commissioner Button - Does this Commission support VAGA planning? The
suggestion of VEGA is that the communities get together wnere they do not
have to make decisions and discuss the plans for the land.
Commissioner Sheldon - You will find that Buffalo Grove has cooperated with
VAGA
Mrs. O'Reilly - I would like to remind you that the Village Board reinter-
ated its intent to participate with VAGA. Where we do draw the line is_giving
planning powers to anyone else.
Commissioner Davis - I move that we set a public hearing for May 28, 1980.
Commissioner Sheldon - I second the motion. The vote was unanimous.
Mrs. Pegelow - I would like to object to the Buffalo Grove Road land lock-
ing our property.
Commissioner Button - I think the developer has already commented that there
will be access to your property from Buffalo Grove Road.
Mr. Kinley - We did provide access to the property from Buffalo Grove Road.
Mr. Mikes - I talked with Mr. Paul Thompson, your attorney, only yesterday.
Fifteen or sixteen months ago I submitted a contract. At that time you in-
dicated that you were not interested in sharing any of the cost. We have made
our plans accordingly. We would be happy to enter into negotiations with your
attorney. If we are going to pay for the road cost we should get all of the
benefit of it. We would put in a stub at our cost for you.
Mrs. Pegelow - Your contract was an agreement giving you control of our pro-
perty.
Buffalo Grove Plan Commission
Regular Meeting
May 7, 1980
1
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Commissioner Shifrin directed the two parties to get together and settle their
differences.
Chairman Shields stated that at the public hearing he would appreciate any
presentations to be limited to 20 minutes per municipality and be submitted
in advance of the meeting.
Commissioner Davis moved to adjourn the meeting. Commissioner Kaszubowski
• seconded the motion. The meeting adjourned at 10:25 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
i
APPROVED BY:
/Cr (7t mot' 6- --
Patrick Shields
Chairman