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1984-11-05 - Resolution 1984-67 - IN OPPOSITION TO THE PROPOSED HAPP FARM II DEVELOPMENT IN ARLINGTON HEIGHTS"t RESOLUTION NO. 84- 67 (RESOLUTION IN OPPOSITION TO THE PROPOSED HAPP TARM II DEVELOPMENT IN ARLINGTON HEIGHTS) WEEREAS, the llapp farn II devel.opment ls bounded by the V1llage of Buffalo crove oo both lts nor th and east property llnes; and, WIIEREAS, the Village of BuffaLo crove has an obligatlon to be concerned over the development of this property for the protectlon of our own resldentsl afld , WI{EREAS, the Vll1age of Buffalo Grove 1s concerned that this deveJ-opment w111 have a serlous negatlve Lmpact on trafflc in the areal and, WIIEREAS, the density and building height proposed ln thls developnent Is out of charcter arith the area and inconpatlble with nuch of the adl acent deveJ-opment I and, WIEREAS, thls property ls a part of the May 3, 1976 Boundary Agreement between the Vl11age of Buffalo Grove and the Vlll-age of Arllngton Heights and the proposed development ls lnconsistent wlth sald agreeEent, NOW, TITERXTORE, BE IT PESOLVED BY TIIE PPJSIDEM AND BOARD OF TRUSTEES OF TEE VTLLAGE OT BUFIALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS: SECTION 1. That the attached posltlon paper entltled 'llapp I'arrn II Positlon ?aper, Vl11age of Buffalo Groverr dated 10-17-84 ls the official pol- lcy of the Vlllage of Buffalo Grove. AYES:5 - Marienthal, 0rReilly, Ilartstein, clover, Reid 0 - NoneNAYES: 1 - Stone A3S ENT : PASSED:November 5 1984 APPROVED :Noveuber 5, 1984 Tn &;$..o*- APP D: k ATTESf : C llage Presldent \TILI.A'.G==CF ElTrF,-,h,I-O GRO\ZE griltf fraa//o 8/*a.firtfala 9ut*, 9U oooso HAPP FARM II POSITION PAPER VILLACE OF BUFFALO GROVE The Vlllage of Buffalo Grove borders the Happ Farn II property on both itsnorth and easr property rines. Ar1 of the su*aro c-". i,."'p"rii -s,r.ro,rraiog thls slte is zoned as so,e form of resldentlal dlstrlct "rat-"ii"ii"g horres andapartnents. Therefore, the vllrage of Buffalo Grove has , i";i;i;;;: rlght andobllgation to be lnterested 1n hoi thls propeity deverops r."-ii"-pi"a"crlon oflts own resldents. Currently, there is a plan before the Village of Arllngton llelghts todevelop thls parcel as a mixed- use development. The eastern half"oi ai. p.op..ayls proposed to be devel0ped a-s trro residentiar product types, one at r3.gg unltsper net acre and one at 20.46 unlts per net acre. The restern half of the slteantlcipates three 6-story offlce bulldings for a total of 34g,30O i!r... f""t "rra220,200 square feer of retal1 space on -Dundee Road. ra r" ir,"- p-ol-r-t ron or tnev,llage of Buffalo crove that thrs amount of deveropnen. ; -d;;;irarely 80acres ls excesslve. Dundee Road ln thls area currently carrles approxlmately36,000 veh_tcles per day. Thls developn""t piopo""f, along with lts four new curbcuts on Dundee Road, wtll serlouily coopouna the frouten. aJJitron"rry,slx-story offlce bulldlDgs are substaniralty out of charact", ,na --ii"orpat ibrewlth the slngle famlly hones belng "oo"tru"t!d to the north. As an alternatlve. lre rould recomend that the property be developed lnaccordance with the v111age of Buffalo Grovers conprehensive plan whlch carrs fora park and slngle fan1ly hones on the ea"iern l/3 oi- if," --p"r".f andoffice/research on the western 2/3. This, by at","y, 1s ln conformance ulth thel'lay 3, 7976 boundary agreenent betlreen arlington Helghts and Buffal0 Grove whlchstates: That the area bounded by Dundee Road on the south, Ar1ltrgton Ilelghts Road onthe east and the vill:age- o-f ArJ.lngton tteights on the rseJt and oi the north,shal1 be sub1ect to the followtng -afsposfiion": The owners and deveropers of tf,e lana withrn thts area shall have thelroptlon to annex to .eLther co@unity rrlthout objectlon of the other. Thezonr.ng classlflcatlon for "u"h' p".""i atlJrt be rrgit -ina,r"trr"r (office /research ) along the western 'a".-iir"a" and a planned ResldentlalDevelopment wlth a denslty not to u*".uJ ""r"r, (7) unlts to an acre on theother one-thlrd. It ls unfortunate that the Vl1lage of Arllngton Helghts d1dlnto consideration in thelr own Geieral toroprehenstve plan.resldential denstty which ls proposed u*"..a"-if,u density of 9 toacre whlch 1s shown on the Arlingion He f ght s Lut-p rehens ive plan. not Iu t4 take thls fact theunlts per fn sunnary, I would like to nake the fo1low1ng polnts: l) hre can tdentlfy no reason :hI-ih" policy srated by Arlington Heighrs lnthelr planning agree,ent ot r976 ";.;i;'r;;'be pursued. rn facr, slncethat tlne trafflc volune has f""..r""a iJ a resuft of land use thuspolntlng to a needed reductlon, "ot frr"a""". ln density. I 2) 3) The developnent as proposed ls too dense for the site. The western 2/3of the property should more appropriately be developed as a 1ov scaleofflce center which would be more ln scale Lrlth the height of surrounding developments. Thls would be no nore than 3 to 4 stories towards Dundee Road wlth lower scale bulldings towards the northern endadjacent to the resldentlal property. Access should be provldedprlmarlly from Kennlcott Avenue trrith possibly one addltlonal accesspolnt adjacent to Rldge Avenue. Any other access to Dundee Road 1s undesirable and could result ln addltlonal trafflc confllcts. The western l/3 of the site should be developed development not to exceed 7 unlts per acre. as a res tdent la1 4)The street pattern should be carefully studled. It appears that thestreet systen w111 create shortcuts for people headlng south!{ard to Dundee Road and then west thereby allohrlng them to avoid the lntersectlon of Dundee Road and Arlington Helghts Road. This would be extrenely undeslrable for the residents of the development and lt Lrll,lalso lncrease traffic at the entrance to the retail center. Bothcollector streets should be slgnalized at Dundee Road and Arllngton Helghts Road and the east/west collector should be aligned wlth Beechvood Road to provlde for proper channellzatlon at the time of the slgnal lnprovement. FulL surface inprovements should be required on Arllngton Helghts and Dundee Roads lncludlng sldewalks and street 1lghts. 5) A landscape buffer should be carefully prepared for all property 1lnes adjacent to residentlal property. in Buffalo Grove. This plan should recelve the sane conslderatlon as was glven to the landscape buffer provlded in the Covington Manor development ln Buffalo Grove adjacent to the Northgate Subdlvislon 1n Arlington Helghts. The current plan does not appear to adequately address this concern. 6) The additlonal surface dralnage from thls developnent to the east through Buffalo Grove Hlgh School will aggravate an exLsting poor dralnage condltlon. The developer should be responslble for underdrainlng the swale from Arllngton HeiShts Road to the Chathan Manor subdlvlslon. 2 r0 / t7 /84