1985-09-04 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
Public Hearing to consider 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 17.28.050.E.1.b,
Development Ordinance Sections 16.50.080.A.1 and 16.50.040.C.4.
(RESCORP Development Company)
September 4, 1985
Chairman Sheldon called the public hearing to order at 7:34 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Commissioners Absent: Mr. Krug
Ms. Kaszubowski
Also Present: Mr. N. Katz, Developer, RESCORP
Mr. W. Griffith, Project, RESCORP
Mr. T. Novak, Attorney, RESCORP
Mr. H. Francke, Attorney, RESCORP
Mr. J. Differding, Landscaper, RESCORP
Mr. D. Miller, Transportation Consultant, RESCORP
Mr. B. Johnson, Architect, RESCORP
Mr. T. Cross, Consultant, RESCORP
Mr. R. Cowhey, Engineer, RESCORP
Mr. T. O'Brien, Appraiser, RESCORP
Mr. J. Martin, Land Planner, RESCORP
Mr. E. Paul, 3 Newtown Court
Ms. D. Pykett, Clarice Avenue
Ms. Muroff/Adulski
Resident 20681 N. Clarice
Ms. S. Thompson, 20707 Weiland Road
Ms. I. Bewax, District 102 Board Member
Ms. B. Tucker, 2771 Horatio Boulevard
Mr. & Mrs. Y. Capsuto, 7 Newtown Court
Ms. S. Thompson, 20707 Weiland Road
Mr. J. Balamente, 20507 Weiland Road
Vice Pres. of the Horatio Gardens Homeowners Anns.
Mr. L. Marsahael, 2077 Rafael
Mr. R. Debacher, 20681 N. Clarice
Ms. M. Goolerstat, 200805 Lawrence Avenue
Ms. D. Flykett, Clarice and Marie
Also Present Cont. : Mr. C. Coradin, Horation Gardens Resident
Ms. B. O'Reilly, Village Trustee
Mr. K. Carmignani, Village Traffic Consultant
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
newpspapers and informed the audience of the format the meeting would take.
She then swore in Messrs. Katz, Griffith, Novak, Francke, Differding, Miller,
Johnson, Cross, and Cowhey.
Mr. Paul stated that he did not receive notice of this meeting and asked that
it be postponed until the residents in his area have been properly notified.
Mr. Francke noted that they obtained their mailing address information from
the tax roles of the Lake County Assessor for the surrounding property owners
which was verified by several authorities.
The following members of the audience, who have owned their homes between 2
and 30 years, testified they did not receive notice of this meeting; Ms. D.
Pykett, Ms. Muroff/Adulski, Mr. S. Thompson and a resident at 20681 N.
Clarice.
Ms. C. Coradin submitted a list of homeowners in Horatio Gardens that did not
receive notice of this meeting to Chairman Sheldon.
Mr. S. Thompson's notice was sent to her parents in Calumet City and they
have nothing to do with the property.
Mr. Raysa explained the notification procedure and stated the meeting could
be held. If it is determined that notice was faulty, the Plan Commission
could reschedule the public hearing. At this time, without the ability to
check the notification process, he felt the developer had fulfilled his
obligation.
Mr. Paul stated his objection.
Mr. Francke briefly reviewed the history of the property and the 3 variations
they were requesting. He then introduced the professional members of his
team who would testify.
Mr. Katz distributed a booklet showing all of the exhibits for this meeting
Le and resume's of the professional team. They have tried to create a high
quality development. He informed the audience of RESCORP's background and
structure.
Mr. Martin, who was not present when the professional team was sworn in, was
sworn in by Chairman Sheldon.
Mr. Martin briefly reviewed, with the aid of Applicant Exhibit 1, the layout
of the project, the zoning and existing land use plans. These were prepared
by his firm. He also discussed the current Buffalo Grove approved master
Buffalo Grove Plan Commission
September 4, 1985
Public Hearing - Page 2
plan, (Applicant Exhibit 2) , the preliminary landscape and concept plans. He
reviewed the type of project they are proposing showing renderings of the
entrance, the townhome buildings for Newtown Court East, garden apartment
parking courts and townhouse court parking. There is approximately 57.29%
open space on the entire development located on some 25 acres. This is
higher than most developments. The Village requires 50% open space. The
buildings cover approximately 5.5 acres. They will provide a green belt
sidewalk system as an alternate to a second sidewalk along the dedicated
street.
�•/ Mr. Johnson briefly described the buildings external and internal features
with the aid of renderings prepared by his company (Applicant Exhibits 4, 5,
6 and 7.)
Mr. Miller briefly reviewed the transportation impact of the development as
it relates to the surrounding street network as submitted in his report to
the Plan Commission previously. He has discussed the traffic plan with the
Village traffic consultant who is in concurrence with Mr. Miller's findings.
Mr. Cowhey briefly reviewed the engineering for the site, preliminary
engineering plan, Applicant's Exhibit A. The storm water ponds will be
adequate water detention for the project. This would not bring any negative
impact to the surrounding areas or the facilities in the area. This is
designated to channel the flow from the property and release water at a
control point during and after a storm. The water problem at Horatio Gardens
should be better not worse
Mr. Differding presented some slides of the present site's vegetation. He
reviewed the landscaping plan. They will comply with the Village ordinance
regarding same.
Mr. Cross stated he feels there is a healthy demand for this type of housing
in Buffalo Grove. He briefly reviewed his report as submitted to the Plan
Commission and noted a market study was included with the Commission packet.
Mr. O'Brien briefly reviewed why this plan is the highest and best use for
the site.
Chairman Sheldon called a recess at 9:27 P.M. and reconvened the meeting at
9:40 P.M.
Mr. Francke stated that they are in agreement with all the points of Mr.
Kuenkler's memo to Mr. Truesdell of August 22, 1985 titled RESCORP
Preliminary Plan Review except points 2 and 7 which they are discussing with
staff. Regarding Point #7, they agree to the easement but do not feel they
should be responsible for extending the sewer. They will put the emergency
access wherever the Village dictates. It was agreed the emergency access
would be off Marie Drive.
Trustee O'Reilly stated that the 1975 court decree on this site is not
binding on Buffalo Grove. It is between the count and the original
developer. The primary site plan approved 460 units and if it was not
followed it would defer to the county zoning with a minimum of 460 and a
maximum of 630 units per acre.
Buffalo Grove Plan Commission
September 4, 1985
Public Hearing - Page 3
Mr. O'Brien stated that they are proposing 430 units and this will not
adversely effect the single family home's property values.
Commissioner Laskie would like to see the speed limit on Weiland Road reduced
from 50 miles per hour.
Mr. Kuenkler stated the count recently did a study on that street and felt
this was the proper speed limit but it could be requested to restudy it.
Mr. Katz noted after 12 years they would have to review the project and make
a determination at that time if they want to sell it. Every property they
have ever owned they still own.
Commissioner Musfeldt stated that 20% of the units would be for low to
moderate income residents if the bonding was approved.
Mr. Katz explained at present moderate income families are from $23,200 to
$25,200 per year and in 2 years this would increase between $26,000 to
$29,000 per year. The comparison properties referenced in Mr. Cross's report
were financed in the same manner.
Mr. Cross stated the rents charged when the project is developed will be the
same as the mortgages residents are now paying.
Mr. Differding briefly reviewed the landscaping for Aptakisic Creek, south
hedge row and make up of the fitness trail.
Mr. Cowhey explained how the ponds worked in terms of a 100 year storm and
under normal conditions. They will inhibit the flow of water downstream and
not effect the properties upstream of Aptakisic Creek.
Mr. Differding stated the berming along Weiland Road and Marie Drive could be
3' , 4' or 5' high. The berms would have plantings which would be of the type
that would survive.
Commissioner Goldspiel was concerned with:
1. the increase from 6 to over 9 units per acre,
2. the need of 5' sidewalks throughout the property,
3. the 20' setback on the parking.
Mr. Martin stated they feel that the increase in units is compatible with the
master plan because it provides for a natural progression or transition in
the density to the north. Along Marie Drive they will buffer so that
headlights will not be a problem for the single family residents.
Commissioner Demski felt this is a high quality development but was not sure
this particular location was the correct one for it. He objected to a
variation on the sidewalks.
It was explained to Commissioner Gal that when the property to the east is
developed it will only add 55 additional cars to the site. With another
access off of the east property to Busch Road this traffic would be
decreased. The 6 units per acre for the eastern site was provided by staff.
Buffalo Grove Plan Commission
September 4, 1985
Public Hearing - Page 4
Mr. Cross stated the townhomes would rent from $790.00 to $870.00 per month.
Commissioner Gal felt the fitness trail and green belt should be lighted.
Ms. Bewax felt that there should be more than one access point and was
concerned with school buses being able to turn around in the parking lots.
Ms. Tucker was concerned with the developers water supply and if Marie Drive
and Horatio Boulevard will be left undeveloped.
Ms. Capsuto felt this complex encroaches on the single family homes and would
effect them.
Ms. Thompson was concerned with the traffic from the site.
Mr. Balamente was concerned with the water from this site onto Horatio
Gardens and would like this meeting rescheduled so that residents that were
not informed of it could attend and give input.
The Vice President of the Horatio Gardens Homeowners Association noted that 3
years ago Horatio Gardens was declared a flood disaster in the north section.
Mr. Marsahael was concerned with the water draining from this site onto his
property.
Mr. Cowhey will be talking with the Horatio Gardens homeowners to discuss the
water problems and this development.
Mr. Debacher felt Mr. Bill Peterson should be at the meeting with Mr. Cowhey.
He noted that along the railroad tracks water collects and is there one week
after a rain storm.
The Vice President of the Horatio Gardens Homeowners felt cars will use the
emergency access on a regular basis.
Mr. Martin explained the lighting system per a request from an unidentified
member of the audience.
Ms. Goolerstat was concerned with the high school students that have to stand
on Weiland Road to wait for the bus.
Mr. Hyman Capsuto was concerned with the traffic problems on Weiland Road and
how this development would add to them.
In response to an unidentified resident the developer will give $85,000.00 to
$90,000.00, a park site worth about $100,000.00 to the Park District plus a
cash donation to the schools.
Ms. Flykett was concerned with the detention of buildings and the effect on
the single family homes.
Chairman Sheldon closed the public hearing at 11:50 P.M.
Buffalo Grove Plan Commission
September 4, 1985
Public Hearing - Page 5
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
September 4, 1985
Public Hearing - Page 6
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
RESCORP Development Company R-9 Zoning & Preliminary Plan
Fiore Property - Zale Construction Company
Final Plat of Subdivision - High Point Plaza
September 4, 1985
Chairman Sheldon called the regular meeting to order at 11:51 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Goldspiel
Mr. Davis
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Commissioners Absent: Mr. Krug
Ms. Kaszubowski
Also Present: Mr. N. Katz, Developer, RESCORP
Mr. W. Griffith, Project, RESCORP
Mr. T. Novak, Attorney, RESCORP
Mr. H. Franche, Attorney, RESCORP
Mr. J. Differding, Landscaper, RESCORP
Mr. D. Miller, Transportation Consultant, RESCORP
Mr. B. Johnson, Architect, RESCORP
Mr. T. Cross, Consultant, RESCORP
Mr. R. Cowhey, Engineer, RESCORP
Mr. T. O'Brien, Appraiser, RESCORP
Mr. J. Martin, Land Planner, RESCORP
Mr. E. Paul, 3 Newtown Court
Ms. D. Pykett, Clarice Avenue
Ms. Muroff/Adulski
Resident 20681 N. Clarice
Ms. S. Thompson, 20707 Weiland Road
Ms. I. Bewax, District 102 Board Member
Ms. B. Tucker, 2771 Horatio Boulevard
Mr. & Mrs. Y. Capsuto, 7 Newtown Court
Ms. S. Thompson, 20707 Weiland Road
Mr. J. Balamente, 20507 Weiland Road
Vice Pres. of the Horatio Gardens Homeowners Anns.
Mr. L. Marsahael, 2077 Rafael
Mr. R. Debacher, 20681 N. Clarice
Ms. M. Goolerstat, 200805 Lawrence Avenue
Ms. D. Flykett, Clarice and Marie
Ms. B. O'Reilly, Village Trustee
Mr. K. Carmignani, Village Traffic Consultant
Also Present Cont. : Mr. W. Raysa, Village Attorney
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
None
COMMITTEE & LIAISON REPORTS
None
FIORE PROPERTY
Due to the lateness of the hour the Commission and developer agreed to
reschedule this property for a special meeting.
HIGH POINT PLAZA
Moved by Commissioner Davis, seconded by Commissioner Musfeldt and
unanimously carried to take the final plat of subdivision for High Point
Plaza next on the agenda.
Moved by Commissioner Davis, seconded by Commissioner Musfeldt to recommend
to the Village Board approval of the Final Plat of Subdivision for High Point
Plaza dated August 20, 1985.
Discussion:
The motion was amended by Commissioner Goldspiel with Commissioners Davis and
Musfeldt concurring to read "subject to the 4 corrections listed in Mr.
Kuenkler's memo of August 30 to Mr. Truesdell titled RESCORP Preliminary Plan
Review, plus the 61' site proposed access, ingress/egress easement, as its
labeled with an addition and public parking easement."
AYES: Commissioners Goldspiel, Davis, Musfeldt, Laskie, Demski, Gal
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Krug, Kaszubowski
The motion passed 6 - 0
RESCORP
Moved by Commissioner Musfeldt, seconded by Commissioner Laskie to defer the
discussion of the RESCORP development to the next regularly scheduled Plan
Commission Meeting.
Discussion:
Commissioner Goldspiel would like a legal opinion regarding the notification
for the public hearing on this site and the water problem in Horatio Gardens
reviewed.
Buffalo Grove Plan Commission
September 4, 1985
Regular Meeting - Page 2
Commissioner Laskie would like the school bus problem addressed.
II' AYES: Commissioners Goldspiel, Davis, Musfeldt, Laskie, Demski, Gal
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Krug, Kaszubowski
The motion passed 6 - 0
Commissioner Davis felt this plan was deferred because of the legal question
of notification.
FUTURE AGENDA
Mr. Truesdell stated Riverwalk and Gootrad developments are scheduled for the
next regular meeting.
The Fiore property was scheduled for September 11, 1985 and the RESCORP
development could be considered that meeting if all the necessary information
was received by staff in time and the public hearing did not have to be
rescheduled.
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Goldspiel and
unanimously carried to adjourn the meeting. Chairman Sheldon adjourned the
meeting at 12:04 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
September 4, 1985
Regular Meeting - Page 3