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1979-09-24 - 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, ILLINOIS, HELD MONDAY, SEPTEMBER 24, 1979, AT THE MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS. President Clayton called the meeting to order at 7:35 P.M. Roll call indicated the following present: President Clayton; Trustees Marienthal , Stone, O'Reilly, Hartstein, Kavitt, Gerschefske. Also present were William Balling, Village Manager; Richard Raysa, Acting Village Attorney; William Sommer, Assistant Village Manager; Richard Kuenkler, Village Engineer. FIORE PROPERTY Mr. James Mikes, of Rudnick & Wolfe, stated that their representatives will go through the plan as it stands today. He said they will give examples as to how they might develop certain portions of the property. Mr. Mikes stated that there are a number of things in Buffalo Grove's Goals and Policies that are very apropos to their situation. Mr. John Kinley, Vice President/Director of Planning for PRC Toups Corporation, began his presentation by pointing out the boundaries of the Citrust property on a map, which consists of approximately 475 acres; the Hilitown property consists of approximately 346 acres. For planning purposes, they are including a 60 acre tract referred to as the "doughnut-hole", although they do not own that property. The first exhibit shown by Mr. Kinley was a map showing "Area C" which would contain Coach Homes, with a density of 6-10 per acre. The second exhibit was labeled the Conceptual Master Plan, which showed six separate "Villages". These Villages would contain no more than 150 units each, and would be broken up by open space. Mr. Kinley stated that they would like some flexibility rather than be restricted to exactly 3.5 units per acre. Mr. Mikes said that their intent is to have the Annexation Agreement worded in such a way that would force them to have a certain mix of housing, so as not to create monotony. The third exhibit was labeled Drawing B, which showed the land plan for some single-family detached homes. The fourth exhibit was labeled A - Single Family Estates, which showed four estate areas, with homes on lots close to one acre. The fifth exhibit showed the entire site, and how each separate area would blend together. Mr. Kinley said they had pretty much maintained the road network. The specific figures for each land use are as follows : 881 total acres 193 acres, or 21%, would be dedicated to estates. 176 acres, or 20%, would be the central band. 55.8 acres, or 6%, would be dedicated to single family detached (5-6 units/ acre) . 47 acres, or 5%, would be dedicated to single family attached (8 units/acre) . 76 acres, or 8%, would be dedicated to multi-family 221% of the land would be dedicated to commercial , office and research, and industrial . 15% of the land would be dedicated to open space and schools. Mr. Kinley pointed out that the school locations are conceptual . COMMITTEE OF THE WHOLE SEPTEMBER 24, 1979 PAGE TWO Mr. Kinley stated that these would not be a series of independent subdivisions . He said there would be a common theme, and there would be unified controls on all areas. It would be a large, mixed-use community which would have a singular identity. Mr. Kinley then gave a slide presentation which showed examples of similar communities. Mr. Kinley will provide the Board with the names and addresses of similar developments in the area, as well as the name of the person to contact at each. Mr. Mikes asked the Board to take note of specific likes and dislikes as they look at these developments, so that these specifics could be tied into the Annexation Agreement. Trustee Hartstein stated that the bulk of the residential development proposed would fall on one particular school district, which is already over-burdened while most of the commercial area would fall into a school district which does not have the same problems. Mr. Hartstein stated that Mr. Mikes had mentioned realigning the school boundaries, and asked if that were realistic. Mr. Mikes said that, by petition, it is possible to realign the school boundary lines to make a positive economic impact on each district. He said this is done on a quarterly basis, so they could proceed with that petition in January. Trustee Hartstein asked if they would, in fact, put that into the Annexation Agreement. Mr. Mikes stated that they will make their development have a positive impact on all taxing bodies. If this requires shifting boundaries, they will make the petition for same. They have been successful with this in the past. If an entire boundary shift is not possible, they will make the appropriate monetary contribution to make this a positive effect on each affected body. It was stated that development would be in phases; i .e. some residential , some industrial - not all of one use at one time. The "doughnut-hole" in the middle of the property, consisting of approximately 60 acres , will not be included in the annexation at the present time. Regarding the 66' corridor, Mr. Mikes stated that they have Chicago Title & Trust researching the issue to give them an endorsement to their title policy saying that if it is annexed, the property will be part of the Village and will be subject to the Village zoning ordinances. Trustee Kavitt asked if they had done any preliminary surveys regarding water availability. Mr. Kinley stated that they have done rather extensive investiga- tions into all utilities , but those reports are not yet finalized. President Clayton stated that she wanted to make sure the developer knows that any wells would be at their expense and dedicated to the Village or the County. Trustee O'Reilly said that she is unhappy with the density, because the Village wants lower density than they are proposing. Trustee Stone stated that he is concerned with the lack of office and research and industrial property in their own property, and said that he would like to see more area devoted to that. Trustee Hartstein stated that he is impressed with the mix of housing shown; however, he would like to see a larger number of approximately one acre lots. COMMITTEE OF THE WHOLE SEPTEMBER 24, 1979 PAGE THREE President Clayton summarized the concerns and thoughts of the Board: 1 . Exclude the "doughnut-hole" from the figures. 2. Look at the western boundary as a means for more one acre lots. 3. Better alignment of the streets. 4. More industrial use. 5. Lower overall density. It was stated that it is the Board's intent that the plan be amended before it is brought before the Board for referral to the Plan Commission. This subject will be on the agenda for October 15, 1979. CONSULTANT - FIORE PROPERTY Mr. Balling explained the process through which staff had gone in order to select a consultant to recommend to the Board. The principals of the Fiore/ Hilltown property have agreed to reimburse the Village for the services of this consultant. The reason for hiring a consultant is that the majority of the property is not within the Village's comprehensive plan. Mr. Balling introduced Mr. Thompson Dyke and Mr. Bob Hamilton of Harland Bartholomew & Associates. Mr. Dyke stated that they had listened to the presentation tonight, and said they are prepared to assist in the processing of this development. He then went on to give a brief history of their company, and the type of work they are involved in. As Mr. Dyke had stated that they have been involved with work for both Riverwoods and Wheeling, the question was raised as to whether or not there would be any problem in representing Buffalo Grove because of the competing economic concerns of those two neighbors. Mr. Dyke stated that he was confident that this would not present a problem. Mr. Balling stated that it is anticipated that the Village will proceed on this consultant selection very closely with the application of the Fiore/Hilltown property. Mr. Dyke said that his firm is prepared to go ahead when the Village wants them to, and also stated that the agreement is acceptable to them. RECESS President Clayton declared a recess from 9:25 to 9:45 P.M. PUBLIC HEARING The public hearing reference Northwest Community Hospital Ambulatory Care Center was held from 9:45 P.M. to 11 :10 P.M. HOME RULE The review of the Home Rule informational bulletin was tabled. ADJOURNMENT Moved by Kavitt, seconded by Stone to adjourn the meeting to executive session to discuss personnel . Upon voice vote the motion was unanimously declared COMMITTEE OF THE WHOLE SEPTEMBER 24, 1975 PAGE FOUR carried. The meeting was adjourned at 11 : 15 A.M. The executive session was adjourned at 12:30 P.M. r . O LiXtb-.(t JankM. Sirabian, Village Clerk SUMMARY OF PUBLIC HEARING HELD BY THE VILLAGE BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE ON MONDAY, SEPTEMBER 24, 1979, AT THE MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS NORTHWEST COMMUNITY HOSPITAL AMBULATORY CARE CENTER President Clayton called the Public Hearing to order at 9:45 P.M. President Clayton stated that the subject of this public hearing is an area covering 8.429 acres located south of Lake-Cook Road between McHenry Road and Weiland Road for use as an ambulatory care center and related uses. She stated that there was a Notice of Public Hearing published in the Buffalo Grove Herald on September 4, 1979. President Clayton then explained the purpose of the public hearing. President Clayton stated that there has been concern expressed by the Board that they do not have all information necessary for the public hearing. Because of these loose ends, President Clayton stated that there is no way that this could be finalized tonight. Mr. Houpt, representing Northwest Community Hospital , stated that he did not feel there was any reason why we could not proceed with the public hearing. President Clayton polled the Board to determine whether they were in favor of proceeding with the public hearing tonight, or to continue to a date certain. Trustees Marienthal , O'Reilly, Hartstein, Kavitt and Gerschefske were all in favor of proceeding with the public hearing tonight, with the understanding that the Board cannot fully act tonight because all things are not included. Trustee Stone felt it would be more beneficial to continue the public hearing to another date when all necessary items were included. Mr. Richard Houpt, Mr. Malcolm MacCoun, and Mr. Carl Hundrieser, who were to give testimony, were sworn in by President Clayton. Mr. MacCoun stated his position as President of Northwest Community Hospital , and the nature of the service of the proposed facility. Mr. Houpt stated that there is very little change in this plan from what was originally presented. He said the basic difference is the change in the road, which was at the request of the staff. Mr. Hundrieser stated that, in the initial plan submitted to the Board, they asked for two entrance/exit locations along Lake-Cook Road, one on Route 83, and a future one out to Weiland Road. He said they were asked to show possible future use and development of the eastern portion of the property. The ambulatory care center is in the same location that they have always shown it. They were asked to show a two-story, 30,000 square foot medical building; the purpose of the two-story building was to cover less ground and to save more trees. They were asked to limit the access to Lake-Cook Road to one entrance/ exit; they were asked to line this access point up with the approved location across the street. They were asked to move the parking area closer to the COMMITTEE OF THE WHOLE/PUBLIC HEARING/ NORTHWEST COMMUNITY HOSPITAL SEPTEMBER 24, 1979 PAGE TWO building. They also worked on the access out to Route 83. There is some discussion going on at present about the location of the detention pond; they have indicated that they are willing to move it. Mr. Houpt stated that the major point of contention at this point is that the staff wants to see plans for the portion of the property other than the ambulatory care center;they have no plans for the remainder of the property at this time, and only purchased the entire site because they had to do so in order to get the portion needed for the ambulatory care center. The only reason they indicated the site of a medical office building was so the staff would be able to guesstimate whether or not the sewer capacity would be sufficient to handle whatever might be put on the lot. They are asking for annexation of the entire piece of property with B-3 zoning, and approval of the ambulatory care center as the first phase of development. They would then come back to the Board for approval on the remainder of the site when it is determined what is to be done with that property. They have indicated that they will attempt to maximize the preservation of the trees in the further development of the site. They do not wish to be contractually bound to a plan, when they do not have any idea what they wish to do with the rest of the property. President Clayton asked Mr. Richard Raysa if we must have specifics of what we want done with the rest of the property in the annexation agreement if we wish to maintain control of the land use. Mr. Raysa stated that, unless there is some sort of covenant running with the land tied in, there is the possibility that something could be put on the land that the Village does not want, even though it would be within the confines of the B-3 zoning. Mr. Houpt said that they do not have any problem with a description of the nature of the land uses; however, they do not want to agree ahead of time to just one use, only one entrance, and specific roads. Mr. Balling stated that this does not satisfy the requirements for the tentative plat as required in B-3 zoning. President Clayton stated that, if these things are not covered in the annexation agreement, she fears that we would lose control of the property. Mr. MacCoun stated that they showed the two-story building on the plan just to help the engineering staff determine the water and sewage use; it was not their intent that this would be something they would be contractually bound to. Mr. Balling discussed the specific requirements of the zoning laws. Mrs. Barbara Sheldon asked why the Plan Commission recommendation for B-0 zoning could not be utilized. Mr. Balling stated that, under B-0 zoning, medical laboratory is the only permitted medical use. Mr. Houpt stated that, by way of an annexation agreement, they can contractually agree that they will develop only in accordance with the site plan; and regarding the rest of the property, they will limit the uses to what the Board wishes, and they will bring it back to the Village for approval of that development. He said Committee of the Whole/PUBLIC HEARING/NORTHWEST COMMUNITY HOSPITAL SEPTEMBER 24, 1979 PAGE THREE they cannot commit to saying one entrance, a 30,000 square foot building, and the roads in specific places. They will commit to coming back to the Board when they determine what to do with the land and they will bind any successive owner to same. He feels this can be agreed to under the annexation agreement. It was stated that we must agree now what is equitable, and it must be stated in the annexation agreement. There was then a great deal of discussion regarding B-3 and B-0 zoning. President Clayton polled the Board to determine whether they would be in favor of the uses listed in the proposed annexation agreement, paragraph 6, rewording the paragraph so that it would be a commitment; or if they see the need for some type of a change. Trustee Marienthal stated he would like to go with the uses in the B-0 zoning. Trustee Stone does not want to see a pharmacy on the site, unless it is tied in to the medical building. Trustee O'Reilly is in favor of the uses listed in the annexation agreement. Trustee Hartstein is also in favor of the uses listed in the annexation agreement, with the same stipulation that Trustee Stone had for the pharmacy. Trustee Kavitt is in favor of the uses listed in the annexation agreement. Trustee Gerschefske would favor going with uses in the B-0 zoning. The next item of discussion would be whether or not we would want an additional curb cut for lot 2. Mr. Houpt said that they would be willing to limit to no more than 2 curb cuts. Trustee Marienthal said he would rather have an interior street location and access onto Weiland Road taking into account the trees on the site, rather than another curb cut on Lake-Cook. Road. Trustee Stone concurs with Trustee Marienthal . Trustee O'Reilly would prefer one curb cut, but would agree to limiting to not more than two. Trustee. Hartstein agrees with Trustee O'Reilly. Trustee Kavitt also agrees with Trustee O'Reilly. Trustee Gerschefske agrees with Trustee Marienthal . President Clayton said that she would be in favor of one curb cut on Lake-Cook, with the interior road over to Weiland. Her reason for this is because it gives the Village stricter control . Mrs. Sheldon suggested that the Board give the sub-committee of the Plan Commission an itemized list of their concerns in the area of planning so that the committee can report back to the Board before the completion of the public hearing. Mr. Chotiner of Northwest Community Hospital stated that they are willing to commit that they will only tap into the existing sewer for a certain amount. However, they do not want to be tied to a specific building plan in the event that additional sewer capacity is acquired at some future date. President Clayton polled the Board: Trustee Marienthal wants to restrict to a 30,000 square foot, two-story building. Trustee Stone wants to restrict to a 30,000 square foot, two-story building. Trustee O'Reilly wants to restrict to a 30,000 square foot, two-story building. Trustee Hartstein does not feel it is necessary to restrict the building area at this time. Trustee Kavitt does not feel it is necessary to restrict the building area; he feels it could be covered in the annexation agreement. Trustee Gerschefske wants to restrict the square footage, although not necessarily to exactly 30,000 square feet. COMMITTEE OF THE WHOLE/PUBLIC HEARING/NORTHWEST COMMUNITY HOSPITAL SEPTEMBER 24, 1979 PAGE FOUR Mr. Houpt asked if the Board would agree to letting them restrict themselves to no construction which would exceed the sewer capacity of 7,715 gallons per day. Further discussion on the zoning of the land followed. President Clayton polled the Board of Mr. Houpt 's recommendation of limiting whatever goes on the property to the sewer capacity, rather than a specific size of a building. "Yes" indicates favor of Mr. Houpt's suggestion; "No" indicates opposition: YES: Hartstein, Kavitt NO: Marienthal , Stone, O'Reilly, Gerschefske Mr. MacCoun stated that the hospital would not be able to live with the proposed restrictions on the property. The public hearing was continued at 11 :10 P.M. to a future date. d i•i 'u /: Janet M. Sirabian, Village Clerk