1985-10-16 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Public Hearing to consider Waterford Place Preliminary Plan approval and
zoning in the R-9 Zoning District with a Special Use for a Planned Unit
Development including the following variations: Zoning Ordinance--Section
17.28.060.E.1.b (related to density) and Development Ordinance--Section
16.50.080.A.1. (relating to treatment of retention ponds) and 16.50.040.C.4
(relating to sidewalks) .
October 16, 1985
Chairman Sheldon called the public hearing to order at 7:38 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Davis
Mr. Krug
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Goldspiel
Also Present: Mr. N. Katz, Developer, RESCORP
Mr. J. Differding, Landscaper, RESCORP
Mr. J. Martin, Architect, RESCORP
Mr. H. Francke, Attorney, RESCORP
Mr. T. O'Brien, Appaiser, RESCORP
Mr. T. Cross, Marketing Consultant, RESCORP
Mr. D. Miller, Traffic Consultant, RESCORP
Mr. W. Griffith, Developer, RESCORP
Mr. R. Cowhey, Engineer, RESCORP
Mr. E. Zale, Developer, Fiore
Mr. J. Martin, Land Planner & Architect, Fiore
Mr. R. Nuegent, Golf Course Planner, Fiore
Ms. K. Lang, Tax Impact Analyst, Fiore
Mr. R. P. Coffin, Plan Commission, Long Grove
Mr. L. Kendig, Land Consultant, Long Grove
Mr. & Mrs. Capsuto, Buffalo Grove Resident
Mr. Mathias, Buffalo Grove Resident
Ms. Zizzo, Buffalo Grove Resident
Mr. R. Heinrich, Chairman Buffalo Grove ZBA
Mr. C. Molinaro, Director of Golf Operations
Mr. W. Balling, Village Manager
Mr. W. Brimm, Buffalo Grove Director of Finance
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Ms. M. Kowalski, Village Trustee
Mr. G. Glover, Village Trustee
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. Katz, Differding, Martin, Francke, O'Brien, Cross,
Miller, Griffith, and Cowhey.
Mr. Francke read a letter (Applicant's Exhibit 1) dated September 9, 1985
that he received from Mr. MaKoheney of Tycor Title Insurance Company
apologizing for their original error in previously submitting the incorrect
names of residents within 250' of the site. With this letter was a corrected
list of names. Applicant's Exhibit #2 was a certificate of mailing received
from the Village.
Mr. Truesdell stated that the surrounding homeowners had received notice of
the meeting.
Applicant Exhibit #3 was a letter from the Village staff recommending
approval of this project. Mr. Francke was submitting a fiscal impact
analysis prepared by the Village staff. They are requesting 3 limited
variations and annexation.
Mr. Katz stated they feel they will produce a quality product and hope to
demonstrate this at the meeting. They feel they have met all the relative
criteria for good planning. He then briefly gave a summary of their team's
qualifications.
Mr. Martin, with the aid of Applicant's Exhibit #4 and #5, his resume and
land use plan, reviewed the location of the project, the zoning of the
surrounding property (Applicant's Exhibit #5) and its existing uses. They
are proposing a townhome and garden apartment rental development. The plan
will have 57% open space with 430 units. They feel they have worked with the
school district and have come up with a proposal that has been agreed to by
staff and the school district. They will provide an 80' temporary asphalt
turn around at the end of the road that will eventually connect up with the
next development. The maximum distance a child will have to walk to the bus
would be 510' , less than the school district's maximum of 600' . The parking
complies with the Village ordinance. They are requesting a variation on
sidewalks and wish to only install a walk on one side of the major road with
pedestrian walkways in the development. They have provided, as required, 592
parking spaces in the garden apartment areas and 212 in the townhome area.
Commissioner Davis arrived.
They are requesting permission to use Enkamat around the lake. This plan has
less density than previous plans and what they would be allowed to build in
the County under UR-3 zoning.
Mr. Miller briefly reviewed the traffic plan for the site. He feels the
proposed development's traffic can be accommodated by the surrounding roads.
Buffalo Grove Plan Commission
Public Hearing
October 16, 1985 - Page 2
1
Mr. Cowhey briefly reviewed the engineering for the site. They have met with
Horatio Gardens and feel that an agreement to enlarge a swale will help their
water problem. They set up a meeting with Highland Grove and only one person
came.
Mr. Differding briefly reviewed the landscaping plan for the site. They have
met with the surrounding homeowners and will use earth mounding and plantings
to take care of the headlights from their development.
Mr. Cross reviewed his market study.
Mr. O'Brien felt the highest and best use for this site was the development
and he briefly reviewed how he came to this conclusion. He stated this
development would not have an adverse effect on the surrounding property
values.
Mr. Raysa briefly reviewed the court ordered zoning previously discussed.
Mr. Katz stated the present owner of the land will develop it either through
them or someone else. The county will give RESCORP revenue bonds.
Commissioner Davis felt the density was too high.
Commissioner Krug objected to the single entrance street. He would like to
see sidewalks on both sides of the street and was not pleased with the
density. The outdoor parking could create problems.
Commissioner Demski felt it was a quality project but it did not belong on
this site.
Mr. Francke briefly reviewed their meeting with Horatio Gardens and Highland
Grove.
Commissioner Gal felt the density was too high.
Commissioner Musfeldt, noted that given the potential of the train station
being located at Busch Road, the main street in this development might become
a major thorofare.
Ms. Capsuto did not want multi-family across from her home.
Mr. Capsuto felt this development would overload Weiland Road which is
already too busy.
Mr. Heinrich was concerned with the increase in multi-family developments in
the village, the traffic generated from this development and the density.
Mr. Mathias did not want multi-family near his home.
Ms. Zizzo stated that if this developer did not build his project someone
else would.
Buffalo Grove Plan Commission
Public Hearing
October 16, 1985 - Page 3
Mr. Katz stated that they needed the present density to make the project
work. It is unusual for a developer to build a site of this type with a
density this low.
Chairman Sheldon closed the public hearing at 9:28 P.M.
Respectfully submitted,
G✓ 9
`Kathleen Comer
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Public Hearing
October 16, 1985 - Page 4
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Waterford Place Zoning & Preliminary Plan
Fiore Property Workshop
October 16, 1985
Chairman Sheldon called the regular meeting to order at 9: 39 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Davis - arrived at 8:12 P.M.
Mr. Krug
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Goldspiel
Also Present: Mr. N. Katz, Developer, RESCORP
Mr. J. Differding, Landscaper, RESCORP
Mr. J. Martin, Architect, RESCORP
Mr. H. Francke, Attorney, RESCORP
Mr. T. O'Brien, Appaiser, RESCORP
Mr. T. Cross, Marketing Consultant, RESCORP
Mr. D. Miller, Traffic Consultant, RESCORP
Mr. W. Griffith, Developer, RESCORP
Mr. R. Cowhey, Engineer, RESCORP
Mr. E. Zale, Developer, Fiore
Mr. J. Martin, Land Planner & Architect, Fiore
Mr. R. Nuegent, Golf Course Planner, Fiore
Ms. K. Lang, Tax Impact Analyst, Fiore
Mr. R. P. Coffin, Plan Commission, Long Grove
Mr. L. Kendig, Land Consultant, Long Grove
Mr. & Mrs. Capsuto, Buffalo Grove Resident
Mr. Mathias, Buffalo Grove Resident
Ms. Zizzo, Buffalo Grove Resident
Mr. R. Heinrich, Chairman Buffalo Grove ZBA
Mr. C. Molanero, Director of Golf Operations
Mr. W. Balling, Village Manager
Mr. W. Brimm, Buffalo Grove Director of Finance
Mr. R. Kuenkler, Village Engineer
Mr. W. Raysa, Village Attorney
Ms. M. Kowalski, Village Trustee
Mr. G. Glover, Village Trustee
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
None
COMMITTEE & LIAISON REPORTS
Commissioner Demski attended the October 15, 1985 Village Board meeting where
Riverwalk was approved and Old Farm Village requested a change in the mix of
units from 75% flats to 25% townhomes. Their request was granted.
WATERFORD PLACE ZONING & PRELIMINARY PLAN
Moved by Commissioner Krug, seconded by Commissioner Demski that the Plan
Commission recommend to the Village Board that they reject RESCORP's
Waterford Place Development petition for Preliminary Plan approval in the R-9
Zoning District with a special use for a Planned Unit Development.
AYES: Commissioners Davis, Krug, Musfeldt, Laskie, Demski, Gal, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioner Goldspiel
The negative motion passed 7 - 0.
FIORE PROPERTY WORKSHOP
Mr. Zale introduced his development team.
Mr. Martin stated the property has very little land with soil that is
unbuildable. He briefly reviewed a slide presentation of the site. They are
proposing a bike path around the golf course on the south parcel.
Ms. Lang briefly reviewed the tax impact study passed out at the meeting.
Mr. Nuegent briefly reviewed the golf course plans. This is a 6,200 yard
golf course.
Mr. Balling stated the course was important from the standpoint of the
ability of the town securing 2 public golf courses. The Village, through an
enterprise approach, will finish up the golf course. He feels this will be a
very successful venture for the Village. They would like to be in the design
stage by April, 1986 and develop the front 9 holes about a year earlier than
the back 9. July, 1987 would be the earliest the first 9 holes would open
and by July, 1988 it would be completed.
Mr. Brimm briefly reviewed how the Village acquired the current golf course in
1975 and the financing of it. The present budget is $604,000.00. There will
be 50,000 rounds of golf played this year. The people who use the course pay
for it. The conceptual debt service needed for the new course is between 2.6
million and 3 million dollars. It will be a free standing enterprise.
Mr. Molanero stated the present course plays 50,000 to 60,000 rounds a year.
They turn people away. It is a very successful venture. There will be fewer
and fewer courses with those in the surrounding communities closing. There
Buffalo Grove Plan Commission
Regular Meeting
October 16, 1985 - Page 2
will be increased demand for play somewhere. He feels the chances for
another course to be successful in the Village are very good. It would not
be necessary to hire additional personnel before the course generates revenue
because of the availability of employees from the present course. There
would be a savings in bulk purchases with both courses. The new course would
not adversely affect the old one and both would be filled.
Mr. Coffin passed out some materials which he explained, a map of Oak Hills
land plan, a pamphlet explaining their open space program and a copy of their
enabling ordinances.
Mr. Kendig urged everyone to rethink the current mode of development that is
going on.
Mr. Brimm stated the Village does anticipate there will be some taxes levied
for the golf course for a couple of years but they have not finished
tabulating the figures yet.
Mr. Balling noted the water program provides for the full service of the
Fiore property. The golf course would have a well and irrigation system from
the shallow aquifer.
Commissioner Demski felt the golf course might be one of the ways to preserve
this unique area. He would like the housing mix to have more single family.
Mr. Molenaro stated a 9 hole course would not pay for itself.
The Commission was polled as to whether they wanted Plan A, the golf course,
or Plan B, the single family.
Plan A: Commissioners Davis, Krug, Musfeldt, Demski, Gal, Kaszubowski
Plan B: Commissioner Laskie
Abstain: None
Absent: Commissioner Goldspiel
The Commission chose Plan A 6 - 1.
Mr. Heinrich would like the next workshop to focus on the density and housing
mix.
Mr. Zale stated that they are at 2.55 units per acre and with the large land
and cash donations he could not lower the density any more.
Commissioner Davis moved adjournment but due to lack of a second the motion
failed.
FUTURE AGENDA SCHEDULE
The Fiore Property would come back to the Commission for a workshop on
November 13, 1985.
Buffalo Grove Plan Commission
Regular Meeting
October 16, 1985 - Page 3
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Krug and unanimously
carried that the meeting be adjourned. Chairman Sheldon adjourned the
meeting at 11:45 P.M.
Respectfully submitted,
1
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
1
Buffalo Grove Plan Commission
Regular Meeting
October 16, 1985 - Page 4