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1977-06-15 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Ridgewood June LSD, 1977 Chairman Carl Genrich called the meeting to order at 8:15 P.M. in the Municipal Building, 50 Raupp Boulevard. `./ Commissioners Present: Chairman Genrich Mr. Harris Mr, Goldspiel Mrs. Force Mrs. Sheldon Commissioners Absent: Mr. Shields Mr. Kandel Also Present: Mr. Robert Fogarty, Centex Mr, Tim Thom, Centex Mr. Bill Balling, VillageManager Mr. Irving Capitel, Prospective Member ber P Mr. Bart Delaney, Engineering Aide Mr. Tom Fennell, Acting Director of Community Development Chairman Genrich read the Public Hearing Notice as published in the Buffalo Grove Herald on May 31, 1977. Mr. Fogarty introduced Mr. Tim Thom from Centex and Chairman Genrich swore them in as witnesses. Mr. Fogarty stated that this subdivision was approved and annexed into the li Village of Buffalo Grove in 1973. The area in question tonight is comprised of 67 acres of which there is a 10 acre school site. They are requesting a change in housing type in the northeast corner of the property, It is bordered on the north by Pauline Avenue, on the east by Horatio; on the south n . wi v ° I. i `! '.J -_J ii•' + e I I •eing •eveloped now and on the West by Ridgewood. Originally represented on this plan in the northeast corner were duplexes and Centex is requesting a housing change to townhomes similar to those constructed in Ridgewood at present. The townhomes have been very successful and rather than enter the market with a third untried product at this time, they would like to develop the townhomes. They are requesting the Village to allow them to build townhomes equal in number to the duplexes that are represented in this area, This would be 54 townhome units which when constructed will comprise 63,980 square feet of total coverage area or approximately 20% of the site, This compares with the 84 townhomes already constructed in Ridgewood on 7.7 acres with a building coverage of 99,456 square feet or approximately 30% of the site. The building coverage for the 54 duplexes was 63,100 square feet. Plan Commission Ridgewood P.H. 6/15/77 -2- Centex is also requesting a change in the 10 duplex loti. in the southwest corner of the property. They would like to convert these to five single- family lots. With the duplexes there would have been total building coverage of 11,500 square feet. With five single-family homes it will be 7,600 square feet. Combining the two requested changes there would be a total decrease of 2,000 square feet in building coverage. Mr. Delaney stated that the engineering would remain the same because the underground facilities are existing. The road pattern would also remain the same. Police and fire protection would be no problem. Regarding water, there would be a decrease in the amount of gallons per day. Commissioner Harris asked if water is available now and if not, when will it be? Mr. Delaney replied that according to Mr. McCoy the water is available now. In response to Commissioner Harris, Mr. Fogarty stated that they changed the width of the streets from 24' back-to-back pavement to 27' . Commissioner Harris referred to the "I" shaped islands in the street and asked what the dimension was in the thickest part of one of those "I 's" to the other side of the street. Mr. Fogarty replied that it is 47' . He added that in going from 58 to 54 units (the plan they presented to the Plan Commission at the previous meeting showed 58 units) they found that there was another area of 5180 square feet that could be given to the Park District to enlarge the tot lot. Commissioner Goldspiel stated that in the center of the townhouse area there is a place where there is 18' between two four-unit buildings back to back. He asked if there is any place in the existing development where there are units back to back that close. Mr. Fogarty replied that this is a little deceiving. There is actually 38' between two buildings. He added that there is also this back to back relationship in the center of Phase I. In response to Commissioner Force, Mr. Fogarty stated that the bike path would be constructed between the east side of Ridgewood and the west side of Phase III. There is no bike path in the single-family. It is 4' to 8' wide and within 4' of the property line at the closest point. It differs with each unit. Commissioner Sheldon asked what the distance from the garage to the street is, Mr. Fogarty replied 20' to 21'. Mr. Edward Finkel 385 Hazelwood, stated that he had paid a premium for a lot facing the single-family. Mr. Fogarty replied that the premiums were paid for lots facing the green belt. Chairman Genrich asked those present who had paid a premium for their lot to leave their name and address and they will be contacted for the Village Board Public Hearing. Another resident of Ridgewood stated that the bicycle path was 2' from his patio and not 4' as stated by Mr. Fogarty. Plan Commission Ridgewood P. H. 6/15/77 r _3- In response to a resident, Mr. Balling stated that they are supplied water by a well tied into the municipal system. Right now the Village has five wells in the system, one of which is down for repairs. It is anticipated that Lake Michigan water will be added in 1979. There was further discussion regarding the water supply. Chairman Genrich asked Mr. Fogarty to explain to the residents present why Centex feels they would have problems in developing the duplexes. Mr. Fogarty stated that the plan was a concept plan only and they found the duplexes were so small they would compare with one-half of a four-flat. They would not be able to build the type of unit they wanted. The public Hearing closed at 9:15 P.M. Respectfully submitted, I � L nda Isonhart APPROVED: Recording Secretary (,; (/ earl Genrich, Chairman Minutes taken from tape available in the Plan Commission files. REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Ridgewood, Schwaben, Buffalo Grove Campus, Horatio Boulevard June 15, 1977 Chairman Genrich called the meeting to order at 9:25 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Genrich Mr. Harris Mr, Goldspiel Mrs. Force Mrs. Sheldon Commissioners Absent: Mr. Shields Mr. Kandel Also Present: Mr. Robert Fogarty, Centex Mr. Tim Thom, Centex Mr. Ed Braun, Schwaben Mr, Norm Pockel, Schwaben Mr. Peter Bianchini, Lexington Development Mr. Bruce Johnston, Lexington Development Mr, Bill Balling, Village Manager Mr, Irving Capitel, Prospective Member Mr. Bart Delaney, Engineering Aide Mr. Tom Fennell, Acting Director of Community Development Ridgewood Commissioner Harris made a motion to recommend to the Village Board the approval of the Centex plan (Exhibit ##103-42) to change from duplexes to townhouses in the northeast section and from duplexes to single-family in the southwest section of the development. The motion was seconded by Commissioner Force. Commissioner Goldspiel asked that the motion be made subject to showing the bike path on the plan. Neither Commissioner Harris nor Commissioner Force had any objection to this. At the request of Chairman Genrich, Commissioner Goldspiel explained to the residents present the points of concern that had been raised by the Commission at the previous meeting with the developer. These were the street widths, not enough open space and the availability of water. Commissioner Force explained to the residents present that the Plan Commission had heard their concerns but the issue before the Plan Commission i6 fairly restrictive in that they are coming to the Plan Commission for a change from Plan Commission P.M. 6/15/77 -2- the duplex complex to townhomes and that is what the Plan Commission has to act on. She suggested that the residents continue to voice the issues presented tonight to the Village Board and to the developer himself. Chairman Genrich asked that the Homeowners' Association President be notified of the Public Hearing with the Board. The following roll call vote was taken on the motion: Commissioner Harris yes Commissioner Force yes Commissioner Goldspiel yes Commissioner Sheldon yes The motion carried. Schwaben Chairman Genrich asked Mr. Balling for his report concerning a bike path for the Schwaben property. Mr. Balling stated that concerning the owner of the 19' easement on the south side of the property, they were not able to find any record of public ownership so they assume it to be private ownership. On June 13 Mr. Balling discussed with the property owners the possibility of providing a bike path through the center of the site immediately or at some time in the future. The owner has serious reservations about providing this immediately. However, they did come up with the alternative of running the bike path on through the Ridgewood development, onto Osage Terrace and follow Chicory Lane over to Weiland Road. It would be marked with signage on the streets. They would designate a bike path location on the Schwaben property and this would be recorded with the title to the land as a deed restriction or covenant so that when the ownership or use is changed on the site the bike path would be required to be installed. Mr. Rockel stated that the membership was opposed to a bike path going through their property because a portion of it would become landlocked. At their previous meeting with the Plan Commission, there was not complete satisfaction with the B-2 zoning. Chairman Genrich asked what had been discovered regarding this. Mr. Balling stated that the straight B-2 zoning would totally accommodate the types of uses that Schwaben is proposing. They also explored the possibility of developing underlying residential zoning (R-5 or R-6) and granting a special use permit for the uses described. There would be no problem with the liquor license because that goes to the individual and not to the property. The owner raised the question and the Village Attorney concurred that the residential zoning with special use could create some i complications for the owner if he intended to modify this use in any fashion. The Village would want to be specific in tying down the special use permit only to these recreational and restaurant uses and this could create problems for the owner. Another alternative would be to grant B-2 zoning with a reverter clause where the zoning would revert to R-5 upon use change or ownership change. This is also amenable to the owner at this time. Plan Commission R.M. 6/15/77 -3- Regarding the covenants running with the land, Commissioner Goldspiel stated that as he understood it, the Village would have to have some piece of the property in order to enforce the covenant. Mr. Balling replied that this was not raised by Mr. Bill Raysa when he posed the question to him and he is not in the position to respond to it. Mr. Raysa was confident that the covenant would be excellent protection to the Village. Commissioner Goldspiel suggested that the Illinois land use laws be looked into if the Village should decide to go that route. At the June 1 meeting Schwaben was asked to annex to the park and library district. Chairman Genrich asked what more information was available regarding this. Mr. Balling stated that the west parcel, which is not a subject of the petition, as well as the east parcel is presently in the Vernon Library District so there is a levy on the property for library purposes. In order to disconnect and annex into the Indian Trails Libary District it would be about .l to .20 for every $100 evaluation. Regarding 5 g g the Park District, the west parcel is in the Buffalo Grove Park District and the east parcel is not. Mr. Rockel stated that as far as the library annexation goes, he has not had an opportunity to present to the membership the cost of switching from the Vernon Library District to Indian Trails. Originally, the membership had stated that they would not be using the library so why should they pay into it. They did not know they were already paying into the Vernon Library District. Regarding the Park District, Mr. Rockel stated that this almost falls into the same category as the library. They feel they are coming in with 8 acres for annexation and 10 acres for utilization. They have not denied anyone in the area the use of their property. Therefore, they do not feel that they want to annex into the Park District at this time. Chairman Genrich asked Mr. Rockel if they had discussed the possibility of annexing the other 10 acres. Mr. Rockel stated that they had discussed this and they do not feel that they have anything to gain at this point in doing anything with the 10 acres. It would fall into a different zoning category and it would drag the annexing procedure out quite a bit. In response to Commissioner Goldspiel, Mr. Braun stated that they feel the work they are doing on their property would be of benefit to the Park District. They are using their own facilities and they feel a compensation for this would be to not have to pay taxes to the Park District. Commissioner Goldspiel stated that there are several factors which rake him feel that this request should be denied. First, there is the question of introducing commercial on that street. Other people on the street have said if Schwaben goes commercial they want to go commercial, too. The Master Plan calls for this to be residential. As to the advantages to the Village of the land being recreational, the type of recreational use proposed is a very intensive one and would bring a lot of people and judging by the testimony and controversy heard at the Public Hearing it would be an incompatible type of use with the residential area. He also feels that if this is annexed into the Village it should also be annexed into the park and library districts. Plan Commission R.M. 6/15/77 -4- Mr. Rockel stated that at the beginning of their meetings with the Plan Commission the Commission was very favorable on this type of use. They said there was a need for a large meeting hall in Buffalo Grove. Commissioner Goldspie: replied that if something that is needed turns up in the wrong place it is something that should not be approved. Mr. Rockel asked the Commission when the Master Plan was prepared for the Village and why current uses are not shown on the Land Use 1990 Plan. Commissioner Harris stated that in 1973 the Land Use Plan was developed to illustrate what the Village could look like in the future and to act as a guideline for achieving that future plan. In response to Commissioner Force, Mr. Balling stated the only legal way Schwaben could not annex into the Indian Trails Library District is by not petitioning to the library district for annexation. Mr. Rockel stated that at a future point in time the Schwaben Center may be forced to annex to the library district if they become completely surrounded by the district. In response to Commissioner Sheldon, Mr. Braun explained the Schwaben Center's objection to annexing to the Buffalo Grove Park District because they contribute to Park District activities already. He stated that most of the kids involved in the programs come from places other than Buffalo Grove. Commissioner Sheldon asked if annexation to the Park District wouldn' t contribute more boys to the program. Mr. Braun replied that it would but they are not really interested in more kids at this point. It would be up to the Park District to establish their own but similar program. He added that they feel they are doing more for the Village and Park ➢istrict then any other business establishment. The Village may never see another development like this before its Board or Commission again. In response to Commissioner Sheldon, Mr. Rockel stated that the only added evening activities would be possible meetings but definitely not night games. He further stated that there will continue to be nighttime practice. Mrs. Sheldon stated the possibility of heavy traffic if this were to become a meeting hall. Commissioner Harris asked if the Schwaben Center was paying park and library taxes when it was located in Chicago. In reply, Mr. Braun stated they did but were also using public parks for practice and games. Commissioner Harris again stated that traditionally the Plan Commission and Board have insisted on all property being annexed to the Village to also annex to the park and library districts. Commissioner Harris stated that he would prefer a residential zoning with a special use for this property. Trustee Bogart stated that the Buffalo Grove Golf Course is presently and has always been zoned R-4 Special Use. Discussion followed and Chairman Genrich asked the Staff to prepare a report on residential zoning for this property at the Board level and to keep the Plan Commission apprised. Plan Commission R.M. 6/l5/77 -5- Commissioner Goldspiel moved that the Plan Commission recommend to the Village Board that the request for annexation with a B-2 use for the Schwaben property be denied. Commissioner Sheldon seconded the motion. The following roll call vote was taken on the motion: Commissioner Harris yes Commissioner Force yes Commissioner Goldspiel yes Commissioner Sheldon yes The motion carried. After further discussion Commissioner Harris moved that the Plan Commission recommend to the Village Board the approval of the petition for annexation if the developer would be amenable to residential zoning on the 8 acre site. Commissioner Force seconded the motion. Commissioner Sheldon asked that the motion be amended to included annexation into the library and park districts. Commissioners Harris and Force were amenable to this and the following roll call vote was taken on the motion: Commissioner Harris yes Commissioner Force yes Commissioner Goldspiel no Commissioner Sheldon yes The motion carried. Plan Commission Appointment Commissioner Harris moved that the Plan Commission recommend to the Village Board the appointment of Irving Capitel to the Plan Commission until April 30, 1978. Commissioner Sheldon seconded the motion and upon roll call vote it carried unanimously. Buffalo Grove Campus Development Commissioner Harris left the role of Plan Commissioner to present his plan. Mr. Harris stated that he represents the ACONTEC Corporation who plans to develop the remainder of the .property known as the Buffalo Grove Campus which was annexed to the Village along with the property which the fire station is presently on. It is on the south side of Dundee Road about a quarter of a mile west of Buffalo Grove Road. The portion they are involved with is behind the existing Buffalo Grove National Bank. since the project was approved as a planned development they have incorporated both the existing bank building and their future plans in this project along with the site data indicated on the plan. (Exhibit #674-5). fir. Harris went on to state that what they intend to do is construct a �- multi-story building (a portion will be one-story and a portion will be two-story). The topography of the site is such that they were able to build this type of building. The grade rises behind the bank. The building has the appearance and functions as a single-story building. Plan Commission R.M. 6/15/77 -6- The area of the building is ' 23,000 square feet of which 7500 square feet will be used ^s .' medical center. The other 15,500 square feet will be constructed as an office building. The building will be constructed all at one time. There are 40 more parking spaces then required by the ordinance (including the bank parking). On their plan they have shown a proposed addition to the bank. Even with this addition they have 40 more spaces then needed. The original project which was proposed on this property was essentially the same type of use. The proposed building was 60,000 square feet. The new plan also has more landscaping. The original plan used the "L" portion near the fire station for parking. Mr. Harris at present has no plans for this section of the property and at such time that they do have plans for it they would come back to the Village for approval. Mr. Finkle, architect, described the construction of the building. There is a lower level entrance to the building as well as a ground level entrance on the top story. They will try to use the same materials that were used in the bank. There will not be the same type of roof but they will tie the buildings in together. Three trees will have to be moved and one will have to be cut down. They will attempt to utilize the existing trees and will intersperse new plantings. Commissioner Goldspiel asked if this is a windowless building. Mr. Finkle replied that the upper section is because it is the medical portion. The lower office section has windows. Commissioner Goldspiel stated that he thought it would be a good idea to open up the access to the fire station parking lot to allow traffic circulation. Mr. Harris stated they have no objection to constructing an access providing the Fire Department has no objection. He will pursue this with the Fire Department. Mr, Harris stated that their intention with the medical facility is not to build an office building for doctors but to build a private clinic, It will M - w la's a :u_ Comp_emen, in +oC'olS. - ey p_an 7,0 Conan -le s:a-,e tor approval. of an ambulatory surgical facility. There will not be any facilities for keeping patients overnight. Mr. Harris went on to explain that in the office section approximately one-third of the space will be occupied by Executive Environs which will be finishing and furnishing a complete office center for prospective tenants. Inxesponse to Commissioner Goldspiel, Mr. Harris stated they estimate they will have 12 doctors at one time. Commissioner Force moved that the Plan Commission recommend to the Village Board the approval of the Buffalo Grove National Bank Medical and Office Plaza, Exhibit #674-5, as submitted at the meeting of June 15, 1977. Commissioner Sheldon seconded the motion. Plan Commission R.M. 6/15/77 -?- Commissioner Goldspiel asked why it was decided at the last meeting to hold a Public Hearing on this development and now one was not going to be held. Chairman Genrich responded that it was decided a Public Hearing would be held on the basis that the annexation agreement required one. However, in checking the agreement and talking with Mr. Bill Raysa they discovered that one was not needed. Commissioner Goldspiel stated that he felt the Public Hearing was to be held to cover the Plan Commission in case of an error. Commissioner Goldspiel asked that if the Fire Department is amenable to including the access, it be included on the plan that goes to the Village Board. The following roll call vote was taken on the motion: Commissioner Goldspiel yes Commissioner Sheldon yes Commissioner Force yes The motion carried. Horatio Boulevard Interchange Mr. Fennell stated that the Village of Wheeling wasae>king for Buffalo Grovels feelings on a traffic interchange between the two villages extending from Mahogany Drive to the industrial area and south to Route 83, Mr. Johnston and Mr. Bianchini are developers of the property through which the interchange will extend. Commissioner Harris moved that the Plan Commission recommend that the Village of Buffalo Grove roadway pattern be revised to include the intersection at Lake-Cook Road and Heather Drive in accordance with the Wheeling Development Plan - Lexington Commons provided that the developer and the Village of Wheeling grant access to the Village of Buffalo Grove for the northern roadway of Heather Drive (north of Lake-Cook Road). Commissioner Sheldon seconded the motion and it carried unanimously. Approval of Minutes The approval of minutes was tabled until the next Regular Meeting of the Plan Commission. Adjournment The motion was made and seconded that the meeting adjourn. The meeting adjourned at 12:30 A.M. Respectfully omitted, APPRCVp: ,' C Isonhart Recording Secretary Carl Genr ch,Chairman Plan Commission R.M. 6/15/77