1985-07-17 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
RESCORP Development, Inc.
Hidden Lake Village Unit III
July 17, 1985
Chairman Sheldon called the regular meeting to order at 7:30 P.M. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners Present: Chairman Sheldon
Mr. Davis
Mr. Krug - arrived at 7:35 P.M.
Mr. Musfeldt
Mr. Laskie
Mr. Demski
Mr. Gal
Ms. Kaszubowski
Commissioners Absent: Mr. Goldspiel
Also Present: Mr. W. Griffith, Landscaper, RESCORP
Mr. J. Differding, Landscaper, RESCORP
Mr. N. Katz, Developer, RESCORP
Mr. J. Martin, Architect, RESCORP
Mr. H. Franche, Attorney, RESCORP
Mr. G. Glover, Village Trustee
Mr. R. Kuenkler, Village Engineer
Mr. J. Truesdell, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Demski, seconded by Commissioner Laskie, to approve the
Regular Meeting and Public Hearing minutes of July 3, 1985. Approval was
unanimous in favor with Commissioners Musfeldt and Kaszubowski abstaining.
The motion passed.
COMMITTEE & LIAISON REPORTS
Chairman Sheldon attended the July 15, 1985 Village Board meeting where the
Town Center Market Place plan was approved with a major change in the retail
buildings that they be all brick. Scardsale Place was referred to the Plan
Commission but not with a majority vote and the developer has decided, at
this point in time, not to come before the Commission.
MATTERS FOR DISCUSSION
Commissioner Davis pointed out that parked cars overhanging on the sidewalks
and ignoring the watering ban should be looked into as they are being abused.
The Commission was polled as to whether they were in favor of sending a
memorandum to the Police Department concerning the ordinance on parking
across the sidewalks and requesting the Police Department to send a copy of
the parking ordinance to the Commission for review. Yes indicates being in
favor of the motion. The Commission unanimously voted in favor.
Staff was requested to ask the Village for an update on the current status of
the watering ban and the procedures for violations of this ban.
RESCORP DEVELOPMENT, INC. PROPERTY
Mr. Martin briefly reviewed the plan. They have reduced the density to 430
units. The main access on Weiland is sufficient to handle the traffic for
this development and the traffic for the parcel to the north if it is
developed. They have agreed to the full left hand turn bay on Weiland Road.
The right-of-way was increased to an 80' street collector right-of-way on the
spine road coming through the development. They are asking for no variation
to the amount of footage to that right-of-way but are asking to keep the
sidewalks only on the south side with an alternate sidewalk system in the
development. They feel their green belt walkway system will get the
residents to the recreation area and be used for utilitarian aspects. The
parking on the long drives has been eliminated. There is parking on the
drives along the recreational building. There is no parking in the
entrances. The parking lots have been broken up so that they look like
individual parking lots so that the view is not one long parking lot. There
are 592 parking spaces which is in excess of the ordinance. They have
eliminated the parking on one side of the parking lot entrances. Regarding
parking by the public park, there will be parking when the parcel to the
north is developed for that site.
The emergency access can be located at the southwest corner of the site or
realigned with Horatio Boulevard. They are agreeable to either.
They are requesting variations for inkramat, side walks on only one side of
the street and the length of the cul-de-sac.
Mr. Miller briefly reviewed his memo to Mr. Griffith of July 11, 1985 titled
Multi-Family Development Buffalo Grove, Illinois.
They are providing fire lane access between the 2 courts on the north end of
the property. They took into consideration the development to the east when
they did the traffic study. The spine road can connect with Busch Road
before the tracks near the proposed train station. Staff was requested to
look at this.
Mr. Katz stated their plan does not depend in any way upon that road
connecting to Busch Road. Their system is sufficient to handle the traffic
for this development.
Buffalo Grove Plan Commission
Regular Meeting
July 17, 1985 - Page 2
Commissioner Davis was concerned with one car garages for the town houses.
They have provided for driveway stacking space and other guest parking.
Mr. Martin stated there is 58% green space on this plan.
Mr. Katz stated that Mr. Reagan's Tax plan would not effect this plan because
they feel it will be under constrcution before that comes into being. If the
Commission wants two sidewalks on either side of the spine road they will
provide that but will not provide the inner walkway system. They will not
allow recreational vehicle or boat parking.
Staff was requested to see if this item could be made part of a covenant.
Mr. Katz stated that with this plan Buffalo Grove will be getting a large tax
base, a type of housing where the residents would be well qualified to live
in single family homes in the Village, it is a good housing development,
RESCORP has its own management company. There are 430 Units with 9.85 Units
per acre. They are confident they will be able to get the rents they plan on
charging for the units.
Commissioner Demski was concerned with the one access point. He would like
to see sidewalks on both sides of the street with the internal walkway
system. He feels that the issue of where the other easterly road will
connect to the development is of concern.
Ms. Dolan stated according to the Village Traffic Consultant,the one entrance
will be sufficient for this property and the one to the east if and when it
is developed.
Commissioner Krug would like to see sidewalks on both sides of the street.
He can see problems with snow removal. He would like to make sure that there
is green space between the parking and the sidewalks.
Commissioner Davis was concerned with parking in the cul de sacs in the
townhouse area. Because this will be in area of private streets the police
department will not be able to control the parking and the fire trucks will
not be able to get in there.
Staff was requested to get a response from the fire department on this site.
Commissioner Kaszubowski requested that staff look into the parking
requirements on townhome developments. Throughout the Village there are one
car garages and one car drives with owners using the guest parking because
they do not want to juggle cars. Perhaps the Village should look at this
ordinance.
Mr. Katz stated the density is at the lowest point they can go.
Commissioner Laskie moved with Commissioner Gal seconding that this plan go
to a public hearing when all the necessary documentation is received by
staff. The motion unanimously carried.
Buffalo Grove Plan Commission
Regular Meeting
July 17, 1985 - Page 3
Commissioner Musfeldt stated he does not have any problem with the sidewalk
system.
The Commission was polled, yes indicating favor of the plan as presented,
regarding the pedestrain walkway and sidewalks on the south side of the
collector street.
AYES: Commissioners Davis, Musfeldt, Gal, Kaszubowski
NAYES: Commissioners Krug, Laskie, Demski.
ABSTAIN: None
ABSENT: Commissioner Goldspiel
The poll was favorable 4 - 3.
forpublic hearing.Vote on motion
The motion unanimously passed 7 - 0.
It was requested that the Village Attorney and Village Traffic Consultant be
present at the public hearing.
Chairman Sheldon called a recess at 9:14 P.M. and reconvened the meeting at
9:23 P.M.
HIDDEN LAKES VILLAGE UNIT III
Mr. Hyman noted Phase III will be a continuation of the product and product
mix as evidenced in Phases I and II and a completion.
ne stated originallythis phase was to be an office
Commissioner Davis tat
development.
Mr. Hyman stated they are giving a $50,000 donation rather than the municipal
site originally requested as the Village no longer has use for this land.
The setbacks on the cul de sacs are in compliance with the Village. They
have done what they were required to do on Busch Road. Reflective material
was installed as requested. The density in Phase I is 11.7 units per acre,
in Phase II is 12.8 units per acre and in Phase III is 11.4 units per acre.
There are no sidewalks in the cul de sacs in Phases 1 and 2. The bridges
that need to be redone in the lakes are to be maintained by the condominium
association. They are to be worked on this month by the management company.
The reason for the longer of the cul-de-sac is to get to the parcel that was
not part of the original concept plan and was to be used for a municipal
site. The right-of-way was reduced to accommodate a 27' back to back and for
the cul-de-sac turn around to accommodate an 88' diameter turn around with a
2' pavement with an island in the center and parking around it. The other
variations requested were granted in Phases I and II.
Ms. Dolan will check with Mr. Boysen regarding his memo to Mr. Truesdell of
June 20, 1985 titled Hidden Lake Village Phase Three.
Commissioner Demski feels if an error was made in the first two phases the
Commission should not have to continue it into the third phase but there is
Buffalo Grove Plan Commission
Regular Meeting
July 17, 1985 - Page 4
something to be said for continuing this development to Busch Road.
Mr. Hyman stated the landscaping berming and buffer will be continued as in
Phases I and II. The developer will put a stop sign in at Buffalo Grove and
Lake-Cook Roads.
Commissioner Musfeldt pointed out that Building 6 is within 10' of the phase
line and backs up to open space. . Staff will check this out.
`'/ Staff was requested to do a comparison of the three phases for the
Commission. To let the Commission know what variations were permitted in
Phases I and II, to obtain a response from the fire department on this
development and find out how the snow removal is being taken care of and if
there are any problems with it.
It was noted that there are 2 units in the Villa model that will have 2 car
garages.
Trustee Glover stated the Village Board was concerned with the traffic on
Hidden Lakes Drive and Busch Road. The developer was requested to get
together with staff to solve this problem before the next meeting.
Commissioner Davis moved that this plan proceed to a public hearing when all
the necessary documentation is received by Staff.
AYES: Commissioners Davis, Krug, Demski, Gal, Kaszubowski
NAYES: Commissioners Musfeldt, Laskie
ABSTAIN: None
ABSENT: Commissioners Goldspiel
The motion passed 5 - 2.
FUTURE AGENDA SCHEDULE
The may be a special meeting on July 31, 1985.
ADJOURNMENT
Moved by Commissioner Davis, seconded by Commissioner Gal and unanimously
carried that the meeting be adjourned. Chairman Sheldon adjourned the
meeting at 10:15 P.M.
Buffalo Grove Plan Commission
Regular Meeting
July 17, 1985 - Page 5
Respectfully submitted,
ti-'
Kathleen Comer
Recording Secretary
APPROVED BY:
Barbara Sheldon
Chairman
Buffalo Grove Plan Commission
Regular Meeting
July 17, 1985 - Page 6