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1971-01-20 - Plan Commission - Minutes ///// ,e(41 in4 Ct_e_.€4 17:1.0-,Zu 4 PUBLIC HEARING BEFORE THE PLAN COMMISSION OF THE VILLAGE OF BUFFALO GROVE, HELD ON JANUARY 20 , 1971 . Chairman Berth called the meeting to order at approximately 8 : 00 P.M. He appointed Mrs . Rosalie Kaszubowski to act as recording secretary. i i 1 The following members of the Plan Commission were present : i Chairman Berth, Mr. Guidotti , Mr. Genrich, Mr. Harr, Mr. Mendenhall , ► Mr. Gamm, Mrs . Spence , Mr. Fader, Mr. Yost . !!01.kiliI�I Mr. Hoyt and Mr. Heinrich iatel.ce absent . 11111 �I : 1 �, Chairman Ber stated the public hearing was being held reference � i� an a lication for s ecial' use Planned Development under existin 1 'III 1� � ) p `�1' mu ti- amily R- oning: e s ate the purpose of thehearing was `?., i to permit the public to express their views . Chairman Berth stated those wishing to testify would be sworn as witnesses . Mr. Berth then announced specific rules which would be followed stating unless otherwise indicated questions would be addressed to the Chairman. He stated the results of the hearing would be discussed at a regularly scheduled Plan Commission meeting. He stated the Commission will evaluate all facts presented and will make a formal recommendation to the Village Board of Trustees who will then make the final decision. He reminded everyone that the Commission is merely an advisory body. Chairman Berth then read the Public Notice printed in the Buffalo Grove Herald on the 23rd of December 1970 . He further stated that in accordance with Article XVIII , all owners and/or residents within 500 feet of the affected property have been notified by f mail as to the hearings . The procedure to be followed was then outlined. (Doc. #PC-1 attached hereto and made a part of these minutes . ) Mr. Hoyt , attorney for a Citizens Group , then stated that two residents in the immediate area of the property in question had not been notified as to the public hearing . They identified themselves as Ray Caristen, 4 Chenault and Fred Barnes , 3 Chenault . Mrs . Kaszubowski stated notices are sent to the last known owners of record of the property. Mr. Raysa, Village Attorney, stated that it is only necessary to send notification by regular mail and if we are reasonably sure that notices were sent to the owners or last known owners , this constitutes notification. Chairman Berth then stated the hearing would continue . The petitioners were then asked to present their witnesses and identify themselves . Mr. Richard Haupt identified himself as Attorney for the Petitioner with offices at 135 S . LaSalle . He introduced Mr. Ken Rodeck , an employee of the Petitioners , and Mr. Rodney Katzenberg of Harman, O 'Donnell F Henninger, Inc. , Planning Consultants . ../ M _ 2 Mr. Haupt then stated that they are appearing before the Plan Commissicn to seek approval of an application for a Planned Unit Development under the existing R-9 Zoning for the area described in the public hearing notice . He cited certain benefits to developing land under the PUD concept , i .e . , provides flexibility from the restrictions of the zoning ordinance to enable the developer to lay out and design a plan which will produce better environment and better neighbors ; give the Village control over the development which it desires and needs . He stated the plan is prepared by experts based on sound zoning and planning principles . Mr. Haupt then presented a copy of an "Economic Analysis" prepared by Mr . Katzenberg ' s firm outlining effects the project will have upon the Village . Chairman Berth stated the document will be called Petitioner ' s Exhibit "C" . Mr. Hoyt objected to the Exhibit stating it was merely hearsay. Chairman Berth admitted the document into evidence to be considered as the opinion of the Petitioners . Mr. Ken Rodeck was then sworn as a witness and stated he is employed E by the petitioners , resides in Wheeling and is authorized to appear and represent the petitioners in connection with the hearing. Mr. Rodeck was questioned by Mr. Haupt and presented the following information: , He stated the owner of the property is a partnership named Gregg Builders . The property is bounded on the East by Buffalo Grove Road on the North and West by Golfview Terrace and the Kilmer School on the South by Dundee Road and the Southeast by the shopping center. He stated the total acreage is 38 acres . He stated that the 3 . 4 acres of the school site has been dedicated and through previous agreements with the Village the park site will also be dedicated in the future . The park area is not included in the application in the "net" figures . In response to questioning , Mr. Rodeck stated this property is a partial parcel of approximately a 140 acre tract which includes residential , school , park, shopping center and multi-family area. He stated they have employed professionals to study the area and determine the highest and best use of the land. He stated the firm of Harmon , O 'Donnell and Henninger was employed and they feel a PUD would give the best use for the property in terms of Village and People . He stated the current development will basically be 3 and 4 story units , and 540 2-bedroom units , 360 1-bedroom units for an overall density of approximately 23 .9 units per acre . Mr . Rodeck stated allowable units under R-9 zoning would be approximately 911 units . Mr . Hoyt objected to the assumption of allowable units l under th e ordinance and Mr. Rodeck stated it was their opinion �./ by their own interpretation of the ordinance . The planning data sheet (called Petitioner ' s Exhibit C-1) was then discussed. t _ - 3 Mr. Haupt then questioned Mr. Rodeck as to a time table should the development be approved . Mr. Rodeck stated if the ordinance were approved incorporating their PUD, they would then submit engineering drawings , building plans and utility layouts . The initial construction, upon approval of plans and specifications would be along Dundee Road and would take approximately 1 year. Market Analysis indicated that a total of 5 years will be the time required to complete the entire project . Questioned as to the type of architecture , Mr. Rodeck submitted a sample drawing of architecture being considered and further stated that should a change be required at any time , they are aware of the fact that they would again have to appear before the Plan Commission for approval . Questioned as to engineering feasibility, etc . , Mr . Rodeck stated that Applied Engineering of Arlington Heights has worked with the land planner regarding water and sanitary and storm drainage . Applied Engineering has stated that the systems are adequate and Mr. Rodeck stated that the utilities were designed with the existing zoning in mind. Mr. Rodeck further stated that it is their intention to submit the plans to the Fire Chief for his approval as to fire hydrant location , etc . Mr. Rodeck stated the roadways and parkways will be owned and maintained by the owners of the development , however, the utilities will be dedicated. In reply to Mr. Haupt 's question concerning the estimated cost of the completed project , Mr. Rodeck stated it will be approximately 18 million dollars and the units will rent at approximately $200 . 00 for 1 bedroom up to $285 . 00 for 2 bedrooms . Mr. Rodeck stated financing is available but subject to approval of the Village . Mr. Rodney Katzenberg was then sworn as a witness. He stated he is a Vice-President of the firm of Harmon, O 'Donnell and Henninger, Planning Consultants of Denver, Colorado . He stated his education and experience is in economics with emphasis on planning. He stated they do priviate as well as public planning and have planned projects throughout the United States and Europe . He stated their staff consists of economic planning experts as well as experts in the fields of real estate and finance . He stated helms personally appeared before Plan Commissions and Village Boards throughout the country. He stated he personally supervised and directed the preparation of the "Economic Analysis" (Petitioner ' s Exhibit C-2) and Planning Data Sheet (Exhibit C-1) . Mr . Katzenberg then stated he would like to make a presentation Li through the use of slides as to why the approach was on the PUD concept , processes gone through and an analysis of the project . Following the slide presentation Chairman Berth called a recess at approximately 9 :25 P.M. y , 4 9 : 35 P .M. Chairman Berth called the hearing back to order . The petitioner stated he had no further presentation to make and Chairman Berth stated the Commission reserves the, right to question the petitioner following any other presentations by opposing groups . �./ Chairman Berth then called for Group Spokesmen to come forth. Mr. Khalid E. Cosmo of 945 Checker Drive was sworn as a witness . He stated he was the Chairman of the Legislative Affairs Committee of the Strathmore Homeowners Association and has been empowered by the Executive Committee to present testimony. There are approxi- mately 500 members of the Association, or 250 families . Mr . Cosmo then read a letter to the Plan Commission which shall be referred to as Doc . #PC-2 attached hereto and made a part of these minutes . Mr. Bob Carlson of Anthony Road was then sworn as a witness . He stated he is the Legislative Chairman of the Cambridge Civic Assoc- iation which consists of approximately 90 to 100 families of approxi- mately 200 members . He stated he has been authorized by the Executive Committee to represent the Association and stated they are opposed to the project as proposed. Mr . William Kiddie of 315 Cherrywood was then sworn as a witness . Mr. Kiddie stated he is the President of the Park District and Chairman of the Land Acquisition Committee . He read a letter to the Commission which will be referred to as Doc . #PC-3 attached hereto and made a part of these minutes . Mr. Leo Anderson of 986 Cambridge Drive was then sworn as a witness . He stated he is the President of the Concerned Homeowners of Buffalo Grove , membership of about 40 people who organized to oppose the Cambridge Condominiums . He stated they are inactive at the moment, however, they oppose the present development since it is too close to existing residental single family, it will create traffic hazards and the density is too high. Mr. Thomas J. Rappel of 295 Anthony was then sworn as a witness . He stated he represented approximately 500 homeowners throughout Buffalo Grove who were part and parcel to a formal complaint presented to the Illinois Commerce Commission concerning the water service . He stated he does not have specific approval of each and every person in the group , however, he wished to inform the Plan Commission and bring to their attention that Applied Engineering is the same firm that represented the Utility Company at the ICC hearings concerning the availability of water. He further stated he would submit reports citing the present facilities are not adequate to service a development of this size added to the present service area. He stated the ICC has requested to render an opinion as to the capacity presented in the reports . Mr. Rappel then submitted to Chairman Berth the data of which he spoke . This shall • be referred to as Doc . #PC-4 . Chairman Berth gave the information to the Village Engineer and requested his opinion of the data as - 5 as submitted. Mr. Merrill Hoyt of 500 Castlewood Lane was then recognized and stated he was an Attorney representing a group of citizens in the area of the proposed development who are opposing the development . Mr. Hoyt stated he seriously questioned the opinion of the petitioners as to their interpretation of what the R-9 Zoning would allow as density per acre . Mr . Hoyt cited Article X, Section 8 of the Zoning Ordinance and stated that in his opinion, only 14-2/3 units per acre would be permissible under R-9 Zoning . He asked for the opinion of the attorney for the petitioners as well as Mr . Raysa , Village Attorney. Mr. Raysa stated he would take the matter under advisement and report back to the Plan Commission with his inter- pretation. He stated using floor area ratio up to 35 units per acre would be allowable under R-9 . . Chairman Berth stated the Attorney for the Petitioner would not be required to answer at this time . Mr. Hoyt further stated that he felt and believed that the petitioners were restricted to 14-2/3 units per acre whether under R-9 Zoning or PUD, governed by the Subdivision Regulation. He stated it has been the history of the Village not to grant more than 15 or 16 units per acre . He stated this is a small variation, however , it does not destroy what he feels is the intent of the ordinance whereas the 23 .9 units per acre would be in violation. He stated he wished to call several witnesses . John Davidson of 94 Golfview Terrace was then sworn as a witness . Mr . Davidson testified that he personally called on the homeowners surrounding the project and obtained their signatures on a petition opposing the development . He stated one person refused to sign and stated his reason was because he was moving from the area. Mr. Hoyt presented the signed Petition to Chairman Berth and asked that it be forwarded to the Village Clerk for file . He further stated it is being filed pursuant to Article XVII which stated that should such a petition be filed it would require 2/3 of the Board of Trustees to approve the development . Mr . John Stull of 309 Viola Lane , Prospect Heights was then sworn as a witness . Mr . Stull stated he is a licensed real estate broker operating within the Village of Buffalo Grove for the last 7 months . Upon questing by Mr . Hoyt , Mr. Stull testified that single family residences in close proximity to multi-family residences sell for a lesser amount than similar homes situated in another location because they are not as desirable . Mr. Stull further testified that he felt the plan and design is well thought out , however, the buildings are too close to residential property, they are not set back enough and he felt they should be no more than 2 story buildings . - 6 - He stated if the density were reduced , the buildings could be relocated to permit more of a set-back . Mr. Stull cited a personal experience wherein a property owner was not able to realize from the sale of his house the amount he had paid because of the close proximity of multi-family residences in the area. Mrs . Herbert Engh of 696 Golfview Terrace was sworn as a witness . Mrs . Engh testified that she is a real estate saleswoman for Homefinders for the last 2 years . Upon questioning she stated she did not personally sell or list homes in close proximity to multi-family dwellings , however, she has shown several homes to prospective buyers in the area of apartment buildings and they became disinterested in the area immediately. Mr . Robert Zaun of Route 3, Lake Zurich, was then sworn as a witness . He stated he is a real estate broker and manager of Homefinders Real Estate located in Buffalo Grove . He testified that he has put together 3 apartment projects which consisted of 64 , 28 and 32 units , and of course is involved in the sale of single family homes . Asked his opinion as to the effect of the project on the value of homes , he testified that he would prefer to discuss in terms of marketability . He stated value is difficult to determine since the homeowner attributes a certain value to his house and the buyer attributes another value to the house . He stated marketability of homes in close promimity to apartments is decreased since the number of buyers is decreased. He stated there are a certain number of people which would never be affected by apartments , however , there are others who would not live in close proximity, thus there will be a long range effect on the market- ability. He stated that when the supply of buyers is lowered, the sales price is reduced. Mr . Zaun stated he looks at the project not only for the number of people , but also the asthetic value . He stated this particular project is very pleasing, and the presentation was well done , however, the traffic on Golfview Terrace it will generate is a drawback. He stated there is a primary grade school on the street as well as single family residences . He stated many people do not want to live on busy streets . Mr. Hoyt questioned whether this would also effect marketability of the homes and Mr. Zaun stated it would attract a less amount of buyers . Mr. Robert C. Kolk of 204 Golfview Terrace was then sworn as a witness . Mr. Kolk stated he had prepared a report concerning the traffic and would distribute copies to the Commission members . His qualificationswere questioned and he stated he made an independent study and had access to the Library of the National Safety Council where he obtained the material . He stated substantiating documents will be presented. Mr. Kolk ' s report will be referenced as Doc . #PC-5 attached hereto and made a part of the minutes of this meeting . The substantiating data was \.J given to Chairman Berth. • - 7 - Mr . Hoyt then stated they have prepared a design which they feel would be more palatable which shows 2 exits on Buffalo Grove Road and none on Golfview Terrace . They have reduced the density and moved the buildings , defining 3 and 4 story by color coding . The drawing was given to Chairman Berth . 10 : 45 P.M. Chairman Berth declared a recess . 11 : 00 P .M. The meeting was reconvened. Chairman Berth stated that because of the lateness of the hour and because the Plan Commission must still conduct a regularly scheduled meeting , the hearing will have to be continued to a date certain. He asked Mr . Hoyt whether he wished to make further statements and Mr . Hoyt stated the parking areas on their plan have been moved since many members of the group stated they prefer to look at a parking lot than a building . The present plan will create impossible traffic problems . He stated if approximately 4 buildings are removed the density will be reduced and it will be a marked improvement . He stated they are not professional planners but they feel the 4 story buildings should not be on Golfview and they feel the plan presented is a deliberate attempt to create negotiations because it is a bad plan. Chairman Berth then stated he would vary his procedure slightly since Ithere are expert witnesses present who may not be available at the continued hearing . He asked that Mr. Zaun answer a few questions . Upon questioning , Mr. Zaun stated that in real estate , realtors do e not look at the space relationship per se , but look at the overall ters into the market value on homes . He stated he has visited 'n Columbia, Maryland, a town which was entirely planned. stated there the multi-family has no effect on the single family because of the design of the entire community. Chairman Berth stated he wished to ask a hypothetical question concerning taxes on property. He stated should the project add a 18 million dollar assessed valuation to the Village thus enabling the taxes to be kept low would this increase the marketability by keeping the tax rate down. Mr. Zaun stated that if the tax base is kept low, houses sell more readily . Questioned how taxes in the l / Village compare to similar homes in surrounding communities , Mr. ../ Zaun stated, in the Cook County portion of the Village taxes are lower than on comparable houses in surrounding communities . He stated Lake County tax bills have not yet come out . Y f 8 Li Following discussion , Chairman Berth declared the hearing adjourned to February 3 , 1971 at 8 : 00 P .M. A regularly scheduled Plan Commission meeting followed . Respectfully submitted, Li __yy Rosalie L. Kaszub wsci Acting Secretary ../ • � ) REGULAR MEETING OF THE PLAN COMMISSION OF BUFFALO GROVE HELD JANUARY 20 , 1971 . Chairman Berth called the meeting to order at approximately 11 : 30 P.M. The meeting followed a public hearing . Chairman Berth stated the items on the agenda would be waived because of the lateness of the hour . Upon roll call the following were found present : Chairman Berth ; Mr. Guidotti , Mr. Genrich , Mr. I -r, Mr. Mendenhall , Mr. Gamm, Mrs . Spence , Mr. Fader, Mr . Yost , Mr. Heinrich. Absent : Mr. Hoyt . Chairman Berth stated that the Commission of Mr. Heinrich expires on February 9 , 1971 . Mr . Heinrich expressed a desire to be reappointed. It was moved by Mr. Gamm and seconded by Mr. Fader that the Plan Commission recommend to the Village Board that Richard Heinrich be reappointed to the Plan Commission. Upon voice vote the motion carried unanimously with Chairman Berth not voting . Mr. Heinrich stated that he is the Chairman of the subcommittee `.., on future land site needs in District #21 . He stated they feel that the land in the Mill Creek area will be needed for a school L...� site to serve the residents of Mill Creek. He stated this was for information to the Plan Commission. Mr. Harr stated he had made a search for the legal description of the property in the Cambridge Subdivision which is presently zoned R-7 . He also submitted a list of the property owners surrounding the area. Mr. Harr moved that the Plan Commission recommend to the Village Board that hearings be held for the • rezoning of the property in question from R- 7 to R-5 . Trustee Heinrich seconded the motion and it carried unanimously. There being no further business , it was moved by Mr. Harr and seconded by Mr. Guidotti that the meeting be adjourned. The motion carried unanimously. N Respectfully submitted, Rosalie L . Kaszub ws i Acting Secretary y