1991-070
RESOLUTION NO. 91— 7
OBJECTING TO THE ANNEXATION AND ZONING OF TERRITORIES
NORTH OF LAKE COOK RD., AND EAST OF WEILAND ROAD
BY THE VILLAGE OF WHEELING
WHEREAS, the Village of Buffalo Grove includes the property commonly
described as territory north of Lake Cook Rd. and east of Weiland, within
its Comprehensive Plan; and
WHEREAS, the Village of Buffalo Grove has taken measures to ensure
that compatible planning occurres with that vacant land parcel and
adjoining land uses, to include office on the frontage of Lake Cook Rd.,
and single family homes to the north of Lake Cook Rd.; and
WHEREAS, the Village of Wheeling, in an attempt to expand its
jurisdictional control, is entertaining an annexation for commercial
development of that property.
NOW, THEREFORE, BE IT RESOLVED BY THE PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF BUFFALO GROVE, COOK & LAKE COUNTIES, ILL. THAT:
1. That the Village of Buffalo Grove formally objects to the annexation
and zoning action by the Village of Wheeling of the property described
commonly as the northeast corner of Lake Cook Rd. and Weiland, and legally
described as contained on Exhibit A.
2. That the objections of the Village of Buffalo Grove are based on the
following criteria:
A. Inconsistency with the Buffalo Grove Master Plan. The proposed
Wheeling zoning is excessively dense, and the commercial uses are
inconsistent with the Buffalo Grove Comprehensive Plan which provides for
single family and office development, making it compatible with the
adjoining land uses in Buffalo Grove.
B. Inconsistency with the Wheeling Master Plan. The property as
proposed, violates the tenets of the Wheeling Master Plan by doubling the
amount of commercial development and eliminating the provision for housing.
This detracts from the buffer concept which was attempted to be developed
in part by the Village of Buffalo Grove, and also will severely tax the
transportation system in the region, if commercial development is approved.
C. Inadequate and incomplete sewer planning. The Village of
Wheeling enjoys no sewer rights to service the property north of Lake Cook
Rd., while the Village of Buffalo Grove enjoys a sewer treatment contract
with the County of Lake and also has economically placed sewers to service
this property. The Metropolitan Water Reclamation District does not allow
service outside of its territorial limits, and the Northeastern Illinois
Planning Commission has established sewer boundaries which MWRD service to
this area would violate.
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D. Detrimental impact on Lake Cook Rd. traffic. We have previously
commented on the severe and adverse traffic consequences of an additional
discount commercial development along the Lake Cook Rd. corridor. To
provide additional commercial uses for further expansion beyond that which
is proposed in the Wal -Mart proposal south of Lake Cook Rd., would severely
and adversely impact traffic and efficiency of Lake Cook Rd. Further, we
understand that none of the public transportation improvements coordinated
in a planning study involving both Wheeling and Buffalo Grove, are being
implemented as a result of this annexation, therefore leaving the public
with the burden of paying for the additional improvements for this private
development.
E. Detrimental impact on adjacent homes. Without question, the
property values would be severely and adversely effected by additional
commercial property in the Village of Wheeling north of Lake Cook Rd. The
property to the north of the site is used as single family, detached
residential homes, and immediately to the east of the site and west of the
site, as condominium for sale housing of varying densities. Additional
commercial activity with its intrusion of lights, traffic, noise and litter
would adversely effect and depreciate the value of properties in Buffalo
Grove.
F. Need for public lands reservation. The Village of Buffalo Grove
has previously noticed the Village of Wheeling in its water service
planning that Buffalo Grove may require an additional pumping station
facility on the eastern portion of the subject property. No provisions are
being made to accommodate this most important request, which could have an
adverse impact on the public water supply and future planning in the
Village of Buffalo Grove for the benefit of private commercial development
in the Village of Wheeling.
G. Limited access on Armstrong. The Village of Buffalo Grove will
not permit any connections, direct or indirect, to the subject from
Armstrong Drive, which is a local residential collector street. Planning
should be undertaken assuming that no connections will be made from the
north.
H. Adverse impact on Buffalo Grove's economic interests. We believe
that additional strip commercial development will have an adverse and
negative impact on the orderly economic development planned for in the
Village of Buffalo Grove, and will not generat;e new tax dollars, but will
reallocate existing dollars otherwise planned for within the Buffalo Grove
planning area.
I. Adverse impact on the Village of Wheeling's economic interests.
As previously stated in a letter to the Village of Wheeling from President
Clayton, dated December 13, 1990, we believe that the expansion of discount
warehouse centers, such as that being planned south of Lake Cook Rd., to
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the north will not improve the tax base of Wheeling, but will redistribute
available tax dollars in the area, therefore not serving the long range
economic interests of Wheeling.
3. That the Village of Buffalo Grove urges the Village of Wheeling to
defer any further consideration on the annexation of this property until
representatives of both Wheeling and Buffalo Grove have had an opportunity
to meet and confer on the annexation, planning and zoning for the property
in order to address the concerns raised in this Resolution in an attempt
to obtain a mutually satisfactory Plan of Development for the property.
AYES: —6 - Marienthal, Reid, Shifrin, Mathias, O'Malley, Kahn
NAYES: 0 - None
ABSENT: 0 - None
ABSTAIN: 0 - None
PASSED: January 21, 1991 APPROVED: January 21, 1991
APPROVED
Village President
ATTEST:
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llage Clerk