1978-03-27 - Village Board Committee of the Whole - Minutes SUMMARY OF COMMITTEE OF THE WHOLE OF THE PRESIDENT AND BOARD OF TRUSTEES OF
�./ THE VILLAGE OF BUFFALO GROVE HELD MONDAY, MARCH 27, 1978, AT THE MUNICIPAL
BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS.
President Fabish called the meeting to order at 8: 10 P.M. The Clerk called
the roll and found the following:
PRESENT: President Fabish; Trustees Rech, Keister, Stone, Mendenhall .
Trustees Bogart and Marienthal were absent.
Also present were William Balling, Village Manager; William Raysa, Village
Attorney; Greg Boysen, Village Engineer; Bart Delaney, Planning Coordinator;
and William Sommer, Administrative Assistant.
Holzrichter/Taggart Property
Moved by Mendenhall , seconded by Rech to continue the Public Hearing reference
the Holzrichter/Taggart Property to a future date. Upon roll call , the vote was :
AYES: 4 - Rech, Keister, Stone, Mendenhall
NAPES: 0 - None
ABSENT: 2 - Bogart, Marienthal
Motion declared carried.
Franklin Boulevard Hospital
Dr. Morten Andelman, representative of Franklin Boulevard Hospital , and Morris
Seeskin, attorney for the hospital , presented the plan for the proposed Wheeling/
Buffalo Grove Hospital . Rhonda Anderson, President of the Wheeling/Buffalo
Grove Nurses Club; Dr. David Seidel , President of the Board of Health for the
Village of Buffalo Grove; various members of the communities of Wheeling and
Buffalo Grove; and Mr. James Lawler, representative of Holy Family Hospital ;
spoke in opposition to the proposed hospital . Major concerns were as follows:
1) lack of community involvement in planning; 2) duplication of services,
3) increase in medical costs; 4) Blue Cross insurance authorization; 5) 9 members
of the Board of Directors to be from the Chicago area and only 4 members from
the Wheeling/Buffalo Grove area; 6) water and sewer at the proposed site.
Concensus of the Board was to not change their position which is that the
proposed 232 bed facility proposed by Franklin Boulevard Hospital is unnecessary
and felt that no new information was presented to justify construction of the
hospital .
9:25 P.M. - President Fabish declared a recess.
9:40 P.M. - The meeting resumed.
Northwood Grove/Anden Corporation
Jerry DeGrazia, representative of Anden Corporation, presented the proposed
change in plan for Northwood Grove (a 50 acre parcel of land located. North of
Lake Cook Road and south of Pauline Avenue) . The request is a change in plan
to amend the PUD ordinance to include 123 single family units and 212 multi-
family units with a mixture of townhouses and apartments. Mr. DeGrazia stated
that the staging of the development will be to develop a portion of the single
family, then the multi-family, then the remaining single family; that they have
met with the school districts and park district and will meet the Village
COMMITTEE OF THE WHOLE
MARCH 27, 1978
PAGE TWO
ordinances in terms of donations to the schools; that all park donations have
been made in accordance with the annexation agreement relating to the site
but will provide an additional park contribution in terms of a 3.13 acre park/
detention site and would grade and seed the site and provide a low flow bypass;
and that the first two phases are to be built this year.
Disccssion followed with the recommendations of the Board being:
1 . An effort to be made to purchase the 50' strip of land along Lake Cook
Road which is owned by the developer across the highway and is in the
Village of Wheeling. If not purchased, revised plan for multi-family to
be presented. The developer agreed to a covenant on this strip of land
to prevent building on it as suggested by Mr. Raysa.
2. Pauline Avenue to be paved to full width with curbs and gutters on both
sides of the street and developer liable for all of current fees and
connection fees.
3. Pavement of Industrial Drive for distance on their property with access to
the parking area, meeting all of road requirements with temporary de-
acceleration lane. Reference improvement of the entire intersection -
subject to some resolution with Lake County.
4. Sidewalks installed throughout the subdivision and some type of sidewalk
along Lake Cook Road.
5. Street alignment between single family and multi-family.
6. Fire protection for multi-family - widening of parking areas and walkways
increased to 10' width to allow emergency vehicle access. Developer stated
he would return to the Board with a reasonable alternative on fire protection.
7. Water and sewer and detention areas subject to engineering approval .
8. Meet Village ordinance requirements reference school district and park
district donations.
Discussion was held concerning the composition reference school contributions
received from School District #102. A member of staff and a Trustee liaison
will meet with and discuss this calculation with the school district.
Mr. DeGrazia stated he would make the revisions suggested by the Board, putting
everything in written form and return to the Board for action on the plan
amendment and preliminary plat.
10:55 - President Fabish declared a recess.
11 :00 - The meeting resumed.
Public Hearing Henderson/Koch Property
e
President Fabish read the Notice of Public Hearing which appeared in the
Buffalo Grove Herald on March 11 , 1978. Subject is a petition for annexation
COMMITTEE OF THE WHOLE
MARCH 27, 1978
PAGE THREE
and R-9 Special Use General Planned Development and preliminary plan approval
for approximately 12.65 acres located along the north half of Lake Cook Road
between Weiland and McHenry Roads. Applicants are Cecilia Koch, A. T. Henderson,
Richard Glauner and Leroy Harms.
President Fabish called the Public Hearing to order. Gerald Estes, architect
and planning consultant; William Meinholz, engineer for petitioners, and A. T.
Henderson, developer; introduced themselves and the President swore them in as
witnesses.
Mr. Estes then reviewed the plan of development as follows: 1) an L-shaped
parcel of land with entire frontage on Lake Cook Road located between Weiland
and McHenry Roads; 2) proposed use is multiple use with western 1/2 of property
fronting on Lake Cook Road being developed as a commercial complex and the
larger eastern half of the property would be developed as a multi-family
development; 3) plan incorporates pedestrian access and land use in accordance
with the comprehensive plan and provides for extension of Buffalo Grove Trail
along the western border of the multi-family property; 4) internal traffic loop
circulation system with play area in middle of multi-family; 5) commercial
to include funeral home, restaurant and office building; 6) continuous sidewalk
along Lake Cook and Weiland Roads - all internal walkways are connected to
trail system, and 7) provided for widening of emergency access lanes from
parking areas into center of residential complex.
Mr. Estes further stated that the concept is intact, uses have been refined,
and the open space concept has been refined; that the architectural concept for
the site is basically one of fairly simple building form with mansard roof type;
that the plan provides framework which is compatible with development land use
patterns adjacent to the site; that a buffer area has been provided between the
commercial area and the residential area; and that parking areas and street are
laid out so they can be extended to future development in the area.
In response to a question from Trustees Mendenhall and Rech reference the
density allowed by the PUD ordinance, Mr. Raysa stated that in his opinion
the total PUD site whould be the denominator not the total gross area. Dis-
cussion followed as to the interpretation of the ordinance.
Mr. Henderson stated he felt they met the intent of the ordinance and have
devised a viable plan.
Reference the commercial area, the Board objected to a fast food type of
restaurant and Mr. Henderson stated the restaurant would be of a conventional
type. He further stated he would be willing to put fair and reasonable
covenants on the commercial area to insure this area meets with Board approval .
Barbara Sheldon, Plan Commissioner, stated the Plan Commission recommends
approval of the development plan subject to: 1) correction to the storm water
retention plan to show only primary storm water detention area, 2) should the
incentive percentage be reduced, then a reduction in dwelling unit density
should be made accordingly, and 3) uses in the commercial area would be limited
to uses permitted in B-1 plus an undertaking establishment.
COMMITTEE OF THE WHOLE
MARCH 27, 1978
PAGE FOUR
Mr. William Meinholz briefly reviewed the engineering on this parcel stating
that the possibility exists of connecting to the sewer in Centex; that there
will be 12" water mains on the north side of Lake Cook Road; and that storm
water intention is to put storm water detention wales along Weiland Road
and part of Lake Cook Road.
In response to a question from Trustee Keister regarding the agreement being
a 10 year annexation instead of a 5 year annexation,which he is in favor of,
Mr. Balling stated the document still has to have an administrative review
of staff and can be revised at that time.
Mr. Henderson questioned whether or not a liquor license would be available
for a fine restaurant in this area and President Fabish stated he did not
feel this would be a problem.
Lengthy discussion followed reference the density of the project. President
Fabish polled the Board as to their feelings on this matter and the poll found
the following:
Rech - would not grant over 15 units on the residential acreage
Keister - maximum of 15 units on the residential acreage
Stone - favored 15 units on the residential acreage
Mendenhall - 15 units on the residential acreage
Trustee Rech felt the higher the density the greater the problems of service
to that area.
Barbara Sheldon stated this type of development would enhance the development
of the town center and that some density in that area is needed to make the
town center go.
Mr. Raysa stated the zoning according to the Ordinance is B-3. Mr. Balling
stated that the uses in B-3 zoning could be specified to the permitted B-1 uses.
Mr. Henderson stated because of economic reasons there would not be a way he
could develop this property at the 15 unit density; that he does not see any
hope for successfully developing it under these terms; that he felt the plan
presented would be an asset to Buffalo Grove; and questioned whether the Board
would consider allowing all commercial across the front of the property as
was originally proposed.
After discussion, the Board requested a week for further consideration of
which Mr. Henderson was in agreement with.
Time: 12:05
Carol M. Hennenfent, C erk ro Tem