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1979-08-01 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Mueller Farm Northwest Community Hospital Ambulatory Care Center AUGUST 1, 1979 Chairman Shields called the meeting to order at 7:35 P.M. at the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Shields Mr. Harris Mrs. Sheldon Mr. Button Mr. Davis Mr. Shifrin Mr. Glover Commissioners Absent: Mr. Goldspiel Also Present: Mr. Irving Capitel, Attorney, Mueller Farm Mr. Davis Haller, R&R Development, Mueller Farm Mr. Gary Wiss, Engineer, Mueller Farm Mr. Peter Nitto, Architect, Mueller Farm Mr. Dave Lasky, Representative, Northgate Civic Assn. Mr. Richard V. Houpt, Attorney, N. W. Comm. Hospital Dr. McCoune, Pres., N. W. Comm. Hospital Mr. Carl Hundrieser, Architect, N. W. Comm. Hospital Mr. Richard Johnson, Tri-Brook Group, Researchers Dr. Stanley Zydlo, MESA Chief of Emergency Services Mrs. Verna Clayton, Village President Mr. Bart Delaney, Planning Coordinator Mrs. Mary Jo Reid, Prospective Member APPROVAL OF MINUTES - July 11, 1979 Commissioner Harris made the motion the minutes of the Public Hearing of July 11, 1979, be approved as written. Commissioner Glover seconded the motion. The motion passed unanimously, with Commissioner Davis abstaining. Commissioner Harris made the motion the minutes of the Special Meeting of July 11, 1979, be approved as written. Commissioner Glover seconded the motion. The motion carried unanimously, with Commissioner Davis abstaining. COMMITTEE APPOINTMENT Chairman Shields stated he would like to appoint Mr. Gary Glover to the Town Center Committee as replacement for Mr. John Kelly. He announced there will be a meeting of the Committee next Tuesday. Buffalo Grove Plan Commission Regular Meeting August 1, 1979 -2- Commissioner Button made the motion to approve the Town Center Goals and Policies. Commissioner Glover seconded the motion. Upon voice vote, the motion carried unanimously. MUELLER FARM Mr. Capitel stated the Petition for Annexation has been submitted to the Village Board. He said the property is located next to Kingswood Methodist Church, the Fire Station and the Buffalo Grove National Bank. He said the property is 340' along Dundee Road and 1,200 ' across the back. They have divided it into three (3) phases with consideration given to the Dundee Rd. traffic pattern. Mr. Capitel said they have talked with the Northgate residents to the south. Mr. Capitel said they propose the front portion bordering Dundee Rd. to have three (3) office buildings two (2) stories high. The central phase has been allocated to six (6) condominiums with open space in between. (The drawing shows perfect rectangular configuration, but the final design will be more like Oak Creek Apartments.) The final phase would be a single family buffer across the back. Mr. Capitel stated they would like R9 PUD for the two front portions and R4 Single Family detached for the rear portion bordering Northgate. Mr. Capitel stated there will be a 200 ' right of way on the east side of the property. Chairman Shields asked if the people of Northgate had requested they not continue Page Road to the south? Mr. Capitel said they had, and that the easement is sufficient to bring in a road from Dun-Lo Highlands. Mr. Gary Wiss, the Engineer, stated they have water main available on the north side of Dundee Rd. that is 10 or 12". The property drains from west to east. The detention facility will be in the 200 ' right of way. Mr. Wiss stated there is a moratorium on the sanitary interceptor on the east side and they have investigated going to a west side interceptor on Old Arling- ton Heights Rd., which would be 4,000 ' west of their property. There is ample access to it. He stated they would anticipate a trunk sewer 15" in the begin- ning, going to 12". Studies show sufficient depth to do this. Commissioner Button questioned the detention being in the right of way. Mr. Capitel stated the Village would become the owner. Commissioner Button asked if this would interfere with future road development, and Mr. Capitel said no. Mr. Wiss said they have conferred with the State and County regarding this and neither one of them expressed a lot of concern, and don't care what is done with it. He said annexation to Buffalo Grove would be a tremendous relief to the Government Agencies contacted. Buffalo Grove Plan Commission Regular Meeting August 1, 1979 -3- Commissioner Button asked what is the actual lot line on the east? Mr. Capitel pointed to the west line of the easement. Mr. Capitel stated the Village does not want thos right of way and wanted to put the roadway in the easement. Commissioner Glover asked where the detention would be located. Mr. Capitel stated it would be on the east side of the roadway. Mr. Wiss stated that Golfview Terrace comes in close to the western boundary of the easement and not adjacent to the proposed road as shown. He said they could create an alignment with Golfview Terrace if the Commission wished. He said the road, as proposed, would give them an area for detention on the ease side of the road. Commissioner Glover asked what type of detention they planned. Mr. Wiss said they did not know specifically. Mr. Capitel, in response to Commissioner Glover's question, stated that the con- dominium association would have responsibility for the maintenance of the right of way. He said that whatever maintenance proposal there was for the entire project would include the responsibility for the detention, even though it is dedicated to the Village. Mr. Haller stated they would plan to start with the office buildings first. All of the buildings will be cedar shake mansard type buildings. He said they want to start with the office buildings because they will look like the condo- miniums, and they would like to show the potential buyer this. Mr. Haller stated the parking for the condominiums will be to the north and with small parking to the south for dropping off groceries. He said they could put a curve in the east-west road between the condominiums and the single family. He said they do not know what the homes will be like yet, and this could be left to the individual buyer. He said they will try to develop something compatible with the condominiums. He stated they are 20-unit buildings with 10 units to a floor. There would be 14 2-bedroom units and 6 1-bedroom units. Commissioner Shifrin asked what type of tenant they expected to get in the office buildings. Mr. Haller said he did not know. He said he is negotiating with a major firm taking a large amount of space, but there has not been a decision made. If they do take it, he said he will have to ask for a different config- uration because of their requirements. Mr. Haller said the offices will be just under 75,000 square feet total. Mr. Capitel said he would like to add that there are 120 condominium units and 15 single family contemplated. Commissioner Button stated he was looking at other possible accesses and wonder- ed if it would be possible to put an extension into Carriage Way as a way to re- lieve traffic onto Dundee Rd. It was also noted that the staff was suggesting an access to the south. Mr. Capitel said the Northgate homeowners have objected strongly to any connections. Buffalo Grove Plan Commission Regular Meeting August 1, 1979 -4- Commissioner Button asked if they know the traffic that would be generated? Mr. Wiss stated there is a traffic study in progress, but they are estimating 1,050 trips from the residential and 750-1,000 trips from the commercial per day. Mr. Capitel said they have been advised that if they did not have sufficient warrants for a traffic light, the Village will assist they with a systems warrant, which has been very effective, and they have been advised it will not be a serious problem. Commissioner Shifrin asked if they had considered purchasing the 1.7 acres with this parcel? Mr. Capitel said no. Commissioner Davis asked if they have looked into their effect on the Town Center. Mr. Capitel said at this point the Town Center is very speculative. Commissioner Sheldon expressed her concerns about the traffic pattern. Mr. Haller suggested a signalized intersection should solve the traffic problem that current- ly exists. Commissioner Glover asked the setback of the first office building. Mr. Capitel said about 60 ' . Mr. Haller stated they designed it so there would not be another parking lot visible from Dundee Rd. Commissioner Glover stated there would be less traffic generated if the devel- opment were all residential. He asked if the road into Dun-Lo Highlands is good engineering practice. Mr. Capitel stated that this is a conceptual approval request and if the Plan Commission thinks it is a good plan, the next plan will show more detail. Commissioner Harris asked who owns the property? Mr. Capitel replied that Mr. Haller owns it. Commissioner Harris stated the offices cannot come under R9 zoning and will have to be B&0. Commissioner Harris stated it is quite obvious the road to the south was meant to be extended or the developer would have constructed a cul-de-sac, and he feels there should be an access there. He said the residential is compatible with the residential to the south and the street was constructed to be extended. This property will be serviced by both Buffalo Grove and Arlington Heights Fire Depts. and this would enable emergency vehicles to get in from both directions. Commissioner Harris stated that Cook County can't legally give away the right of way, it has to be sold. Mr. Capitel stated that when Buffalo Grove annexes this property, Buffalo Grove will take jurisdiction over this right of way. Commis- sioner Harris stated that when they get written verification on that, he would like to have a copy. Commissioner Harris stated he would like to see the roadway lined up with Golf- view Terrace, and he would like to see the detention on their property, not ours. Buffalo Grove Plan Commission Regular Meeting August 1, 1979 1 -5- Commissioner Harris stated that we have an agreement with Arlington Heights that states this land would be used for townhouses. Mr. Haller stated this plan developed after a number of meetings with the Northgate Civic Assn. Commissioner Harris stated that they do not speak for either village. Mr. Haller said the idea was to have the most green area possible. Commissioner Harris stated that taking the single family lots into account, they have ex- ceeded the density. Commissioner Harris stated he did not see where they had shown this plan as a better use than what is stated in the Master Plan. Chairman Shields stated that the developer needs to return with a traffic study, and will need input sheets from the Village staff on sewer, detention, and right of way. Mr. Delaney stated the staff will look into the right of way issue. He asked the developer if their intention was to come up with a cash contribution for both parks and schools. Mr. Haller said yes. Commissioner Button stated he thinks a duplex concept would be better than the single family. Mr. Haller said he agrees but the neighbors to the south did not agree. Mr. Capitel asked for a voice vote on the concept proposed. Commissioner Harris stated he is strongly opposed to the commercial and think the site plan on the rear portion is very dull and has no imagination. A poll was taken as follows: "AYES" 3 - Sheldon, Button, Davis "NAYES" 2 - Harris, Glover ABSTAIN 1 - Shifrin Chairman Shields stated he agrees with Comm. Harris, but would bote yes in the event of a tie. He said he is willing to work towards a solution. Mr. Capitel said the property is zoned commercial in the county. Chairman Shields called a break at 9:15. The meeting resumed at 9:30. NORTHWEST COMMUNITY HOSPITAL Mr. Houpt, attorney, stated they are proposing an ambulatory care center on a 72 acre site at the southwest corner of Rte. 83 and Lake-Cook Rd. They have filed the necessary petitions requesting B3 Planned Business Development. IF Buffalo Grove Plan Commission Regular Meeting August 1, 1979 -6- Dr. McCoune stated the functions of the facility. He said a little less than 5 acres is in Lake County and a little less than 3 acres is in Cook County. He said they plan a 14,000 sq. ft. building which would be an extension of the emer- gency department except that there would be a very select group of patients that can be better handled at the hospital. The Fire Dept. has already been instruct- ed as to which patients need which type of care. He stated 10,000 sq. ft. will be dedicated to the emergency service and the rest to offices of MESA and a community room for health education programs. He said that the times they would not be using it for this purpose, they would make it available for other com- munity groups. Dr. McCoune stated that they show only one building to be completed at this time. They were asked to indicate what future use would be given to this land and one possibility would be a physician's office building. Mr. Houpt stated they are aware of the heavily wooded nature of this land. He feels their project is rather low density and they would like to maintain as much of the trees and bushes as possible. The building would be at the western end of the property. They propose a major access road through the length of the property entering from Weiland and Rte. 83. They originally planned 3 curb cuts, but the Village Board said no, so they made the road into an L-shaped road from Rte. 83 to Lake-Cook Rd. He said there will be a canopy on the south side of the building. Mr. Houpt stated there is sewer available about 150 ft. from the center line of Lake-Cook Rd. and there is water available. They have retention both in the center of the property and in the creek to the south. They are setting the building back so there will be trees along the road. There are houses there now and they will come down. He said they would like B3 zoning for the planned building and would come back for any further development. Dr. McCoune stated he feels this type of facility will encourage the flow of physicians to the area. He said he feels this area is understaffed, which dis- courages physicians from coming here because it puts too much of a strain on them, and this type of facility would relieve that situation. Commissioner Davis stated he feels this type of facility does a good job and there is a need for this. Commissioner Shifrin asked if they would be staffed 24 hours a day. Dr. McCoune said yes. Mr. Johnson stated that they proposed this project before they needed HSA appro- val, but any subsequent facility of this type will have to get HSA approval. Commissioner Button asked if there would be lab and x-ray facilities. Dr. Zydlo said yes. Buffalo Grove Plan Commission Regular Meeting August 1, 1979 -7- Commissioner Harris questioned whether Special Use would be required under B3 zoning. He also stated that some of the articles in the newspaper said the Board had put this on hold while they see what the other proposed facility of this kind is going to do. Dr. Zydlo said he feels this will be resolved so there will not be two facilities on top of each other. Mr. Houpt stated that they have a time problem and would like to begin construction this fall, so they had asked to go ahead with this phase, realizing it is not a committment from the Village. Commissioner Harris stated that this property is the"grove"of Buffalo Grove and would like to have a survey done on the trees and bushes. Mr. Houpt said they have ordered that survey. Commissioner Sheldon stated that the soil report shows this to be one of the places in the Village that is hard to build on. Mr. Houpt said they are aware of this and have taken 6 soil borings, and they indicate 6,000 lb. per sq. ft. Commissioner Sheldon asked the reason for an island on the Lake-Cook entrance and not on the Rte. 83 entrance. Mr. Houpt said he feels Lake-Cook Rd. will become more heavily travelled, and the reason for the island is to have two lanes going out and one coming in. They did not think this was necessary on Rte. 83 and Weiland. Commissioner Harris said they will need a traffic study. Dr. McCoune said they have ordered one. Commissioner Shifrin said they may want to consider acceleration and decelera- tion lanes. Mr. Houpt said that will come up with the County and they may re- quire them. Commissioner Button thanked them for considering the trees and stated this seems an appropriate use. Mr. Delaney suggested the Commission should be specific regarding the use they want on this property because B3 is quite a general use. Mr. Truesdell asked if they had considered going to more than one story. Dr. McCoune said that is not practical for emergency use, but the other building could be. Mr. Houpt stated this facility will also be corporate headquarters for MESA. Chairman Shields stated the Public Hearing could be scheduled for August 29. FUTURE AGENDA Mr. Delaney said he has a request from the ZBA for clarification on the rear yard definition. Buffalo Grove Plan Commission Regular Meeting August 1, 1979 1 -8- Chairman Shields introduced prospective member, Mary Jo Reid. Mrs. Reid said she has been very impressed by the professionalism of the staff and she feels the Plan Commission is certainly the most important decision-making area of the Village. She stated that she had neglected to include in her resume that she also attended Real Estate School last winter, so the language is familiar. Commissioner Davis said he would like to recommend the trustees do a traffic survey on the corner of Dundee Rd. and Arlington Hts. Rd. because of the new stores there. He said he feels the state should consider hooking up Lake-Cook Rd. with Rte. 53. Mr. Truesdell said there is a resolution on the agenda for Monday opposing the building of single family homes on the land designated for the extension of Rte. 53 in Long Grove. Commissioner Davis made the motion the Plan Commission express its concern to the Village Board over both the current and potential heavy traffic levels gen- erated by new development on both Arlington Hts. and Dundee Rds. and, further, the Commission expresses its concern over the obstruction of the future exten- sion of Route 53 through Long Grove by the Dimucci development, and request the Police Dept. look into the problem of traffic cutting through the Buffalo Grove Mall andVilla Verde to avoid the traffic signals at Arlington Hts. and Dundee Rd. Commissioner Button seconded the motion. The motion passed unanimously. Mr. Delaney said he was contacted by Arlington Heights about developing a seminar program for Commission members and they are looking for a number of interested people. Commissioner Davis expressed concern over the 36-store shopping center being built by Arlington Heights on Lake-Cook Road. ADJOURNMENT Commissioner Sheldon made the motion the meeting be adjourned. Commissioner Harris seconded the motion. The meeting was adjourned at 10:50 P.M. Respectfully submitted, Astrid L. Hasley APPROVED BY: Recording Secretary Patrick Shields, Chairman Buffalo Grove Plan Commission Regular Meeting August 1, 1979