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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". it 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. P� 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