1985-09-11 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
Fiore Property - Zale Construction Company
September 11, 1985
Chairman Sheldon called the regular meeting to order at 7:34 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Davis
Mr. Krug
Also Present: Mr. E. Zale, Developer, Fiore Property
Mr. B. Johnston, Architect, Fiore Property
Ms. M. Bewax, District 102
Mr. R. Pizak, District 102
Mr. M. Spivak, District 96
Mr. R. Coffin, Chairman Long Grove Plan Commission
Mr. Francke, Attorney, RESCORP
Mr. G. Glover, Village Trustee
Mr. K. Carmignani, Village Traffic Consultant
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner Laskie, to approve
the Regular Meeting minutes of August 21, 1985. Approval was unanimous in
favor and the motion passed with Commissioners Sheldon and Gal abstaining.
Page 1, last paragraph add "Goldspiel"; page 2, paragraph 4 add "but favored
the proposal to complete the development in compatible character. This did
not signal approval of such developments in the future however."; paragraph 6
add "regarding compatible character"; paragraph 7 delete "in, that was
lacking" and add "missing, removed from, elsewhere in".
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie, to approve
the Public Hearing Meeting minutes of August 21, 1985. Approval was
unanimous in favor and the motion passed with Commissioners Sheldon and Gal
abstaining. Page 2, paragraph 9 add "The developer agreed to remove the
parking in the cul-de-sacs as recommended by the Public Works Department".
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COMMITTEE & LIAISON REPORTS
Mr. Truesdell represented the Plan Commission at the September 9, 1985
Village Board meeting. There was discussion on updating the Comprehensive
Plan. The Board would like the Commission to consider goals, policies and
residential densities to be used as a basis to update the Comprehensive Plan
and return this information to the Board by early November. The Commission
will review the Comprehensive Plan on October 9, 1985.
The Shell Oil Mini Mart plan was approved.
The preapplication conference for the Johnson Property East was discussed.
Lincoln properties proposed a 648 unit rental use for the site. The developer
was advised to reduce the variations and density and come back before the
Board.
Mr. Truesdell passed out to the Commission information on demographics for
the Village.
Commissioner Goldspiel reported the Transportation Commission was informed
that the study for the Soo Line commuter rail service is underway by RTA and
should be completed by the end of the year.
Mr. Francke reported that RESCORP's title company did make an error in their
books regarding the 100 surrounding tax numbers to their site. Only 22 had
changed and of them 11 either signed the petition presented at the meeting or
were present. The Commission will hold the next Public Hearing on the
RESCORP development on October 16, 1985.
FIORE PROPERTY - ZALE CONSTRUCTION COMPANY
Mr. Johnston passed out a revised plan for the site. It is a 440 acre parcel
that is presently a nursery. They plan to extend Buffalo Grove Road north
from Aptakisic Road and swing it over to the west property line of the
southern property and across Route 22. They plan a 9 hole golf course to the
south and one to the north. They will build a tunnel so that the golf
traffic does not have to cross Route 22 and Buffalo Grove Road. He then
briefly reviewed their plan. At Aptakisic and Buffalo Grove Roads there is a
9.5 acre dedicated park. The golf course would be a par 72. They are asking
that the road that serves the estate lots be reduced in Village
specification requirements to be without curbs and gutters. It would be
similar to estate road improvements in Long Grove. The golf course would be
dedicated to Buffalo Grove as well as the municipal site. They are planning a
recreation center in the mixed residential use. He then reviewed the
density.
Mr. Zale noted the mixed use townhomes will be a Rob Roy type of development.
The prices will range from $90,000 to $110,000 for the carriage homes,
$110,000 to $150,000 for the townhomes and $140,000 to $170,000 for the patio
homes. The half acre sites would have homes costing from $150,000 to
$175,000 and the 8,750 square foot lot homes would go from $120,000 to
$145,000. The half acre and acre sites will be sold to custom builders and
probably those homes will be in the range of $185,000 and up. The
multi-family site might not be developed by Zale. They would like to start
Buffalo Grove Plan Commission
Special Meeting
September 11, 1985 - Page 2
next spring. They plan a 4 year program. They could develop this piece
with an intermittent park system rather than a golf course.
Mr. Johnston noted the cluster housing would be 2,000 to 2,220 square feet.
The townhomes would be 1,300, 1,500, 1,700 and 1,900 square feet. The
carriage homes would be 1,150, 1,350 and 1,550 square feet. They have not
determined the size of the multi-family. They are donating 130 acres of good
land for the golf course.
Mr. Spivak stated District 96 is lookingfor moneyrather than a building.
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Mr. Pizak stated District 102 is concerned that they will have more than the
projected 40 students from this project. They are interested in a cash
donation. He felt a second golf course in the Village was a luxury and
suggested this be a par 3 course setting aside some land for future use.
The developer stated there is not enough demand for single family housing in
the Village to develop this entire site single family. He will have a
fiscal impact study for the public hearing. The commercial site would
probably have a food store and shops. The Buffalo Grove Road improvements
would have to go in first. The recreation center would be for internal use
only. The typical 8,750 square foot lots would be 70' x 120' per R-4 zoning.
Commissioners Kaszubowski and Musfeldt would like to see the commercial,
multi-family and office developed as single family.
Commissioner Demski likes the golf course. He would like to see the carriage
homes decreased in number and increase the 8,750 lots to 10,000.
Mr. Johnston explained the differences in the plan submitted in the Commission
packets and the one presented at the meeting. It is possible to have people
biking through the golf course paths but there is a problem with that. They
do not show, at present, a bike path on their plan.
Mr. Coffin pointed out immediately west of the site in Long Grove there is
120 acres that is in the process of going to their park district and will
primarily be maintained in a natural state. There is a 4% flood plain on
this site.
Mr. Carmignani stated at Route 22 and the Toll Road a plan for a 4 lane cross
section is being discussed and felt this could effect the development.
Mr. Johnston stated this development will add 2,700 to Buffalo Grove's
population when it is built out. This is a 10% increase.
Commissioners Goldspiel and Laskie stated he was unhappy with the total
multi-family increase in the Village that this plan would bring about and
felt it would change the character of Buffalo Grove.
He would like to see the plan developed with an intermittent park system
rather than a golf course.
Buffalo Grove Plan Commission
Special Meeting
September 11, 1985 - Page 3
Mr. Zale stated this is a multi-family project the Village will be proud of.
The rents will be from $800 to $1,000 a month. It will be an expensive, high
priced adult community.
Trustee Glover felt, regarding the character of Buffalo Grove, it is good
that the Comprehensive Plan will be reviewed at the same time as this plan is
up for discussion. He suggested looking at the gross dwelling units in the
Village as a reference.
Mr. Coffin was concerned with many of the points raised at this meeting. He
passed out a memo (to Buffalo Grove Plan Commission, dated September 11,
1985, titled Fiore/Zale Development) noting his comments and briefly
summarized them. He suggested the Commission consider water and where it
will come from for this project. He was concerned with the land around Route
22 and pointed out that Long Grove has an extensive setback that is left
empty from Route 22. He suggested tying this agreement up into a PUD in case
the present developer sells his project to another developer la r to on..
Mr. Truesdell noted the present golf course is operating at maximum play. The
Arlington Country Club is shutting down. He felt another golf course could
be supported in Buffalo Grove. He passed out a memo to him from Mr. Brimm
dated September 11, 1985 titled Fiore Golf Course Proposed Financial
Considerations.
Mr. Zale pointed out that they are donating the land for the golf course but
will not be improving it. The Village will have to develop it.
The Commission would like to see an economic viability of the Village
operating two golf courses.
Ms. Bewax stated the park district is in need of land for parks in her area.
Commissioner Kaszubowski noted parks do cost the park district money for
maintenance.
The Commission is unable to come to a decision whether or not this plan
should have a golf course or parks without further data. They requested
financial impact information in order to make this decision.
FUTURE AGENDA
The Fiore Property will be on the agenda for another workshopon October P Y g 16,
1985.
ADJOURNMENT
Moved by Commissioner Musfeldt, seconded by Commissioner Gal and unanimously
carried that the meeting be adjourned. Chairman Sheldon adjourned the
meeting at 10:30 P.M.
Buffalo Grove Plan Commission
Special Meeting
September 11, 1985 - Page 4
Respectfully submitted,
Kathleen Comer
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Special Meeting
September 11, 1985 - Page 5