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1980-11-19 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Northwest Community Hospital Medical Arts Center November 19, 1980 Chairman Shields called the Public Hearing to order in the Municipal Build- ing, 50 Raupp Boulevard, Buffalo Grove at 7:36 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mrs. Sheldon Mr. Button Mr. Davis Mr. Shifrin Also Present: Mr. C. Hudrieser, Architect, Northwest Community Hospital Mr. B. Chotiner, Developer, Northwest Community Hospital Mr. J. Whisler, Northwest Community Hospital Mr. J. Olson, Civil Engineer, Northwest Community Hospital Mr. J. Marienthal, Trustee, Buffalo Grove-arrived 7 i 45 P.M. Mr. R. Kuenkler, Engineer, Buffalo Grove Mr. J. Truesdell, Village Planner, Buffalo Grove Mrs. I. Parks, Administrative Assistant, Buffalo Grove Mr. Chotiner submitted the proof of notification mailed to the residents within the required limits. He further stated that several residents, for whatever reasons, refused to accept notification. Mr. Chotiner - We are planning to build a 30,000 square foot building consisting of two stories immediately to the east of the Ambulatory Care Center. This particular building will comply to all Village codes and regulations. We have met all of the objections that staff had listed. The drawings are in. Mr. Hodrle ser then presented an artist's layout of the building. Mr. Whisler stated that they have tried to match the building presently on the property. Mr. Chotiner stated that they had many favorable comments on the appearance of the Ambulatory Care Center building. He further stated that one comment made to them was the need to have physicians in the area. We have had much input from many physicians representing a variety of specialities. We think the Medical Arts Center will be very well utilized. We are looking forward to a full implementation. Buffalo Grove Plan Commission Public Hearing November 19, 1980 - 2 - i Mr. Chotiner - We have two parcels in Lake County and one parcel in Cook County. We wanted an additional cut on Lake Cook Road. Because of the concern of staff regarding the two cuts they indicated that if we had one cut they would be supportive of a sign on Lake Cook and Weiland Roads. We have to go to the Zoning Board of Appeals for a variation for this sign. Commissioner Goldspiel - In the calculation of the detention, is there any- thing that would have changed that would cast any doubt on the detention as it was done previously? Mr. Chotiner - It was changed in order to accommodate the two Lake Cook and one Cook County sites. Mr. Olson - We figured all three parcels as developed and enlarged the pond to accommodate all three parcels. Commissioner Goldspiel - Will there have to be an enlargement of the pond for the third parcel? Mr. Kuenkler - It is possible but probably not. Commissioner Goldspiel - Regarding Mr. Page's memo stating construction dis- tance between existing trees, is the construction back far enough from the trees? Mr. Hudxieser- The building is yes. There is some area where we have to have pavement. There are a few trees that we show not being saved but could possibly be saved. Commissioner Goldspiel - Is the grade sufficient that there would not be a big difference between the parking and the building? Mr. Hudrieser - Yes. Commissioner Goldspiel - Regarding Mr. Park's comment stating moving 4" to 8" trees with the Big John or equivalent type digger, had you looked into that? Mr. Hudrieser - Moving trees successfully depends upon the time of year you do it. We anticipate construction around March 1, 1981. We are looking at spring and it is entirelypossible to save trees at that time of year. Mr. Chotiner - If we can save a tree we will. Commissioner Glover - There seems to be a professional difference of opinion here. Mr. Hundrieser has stated that the trees on the site are wild and could not be moved. Mr. Page feels that the 4+" to 8" trees can be saved. Can you comment on that? Buffalo Grove Plan Commission Regular Meeting November 19, 1980 - 3 - Mr. IHudrieser. - I think the smaller trees can be saved but the big tree root systems are too large to be saved. Commissioner Glover - How many smaller trees (4" to 8") are we talking about? Mr. Hudrieser- About thirty. Mr. Chotiner - The contractor for this site is the same contractor for the Ambulatory Care Center, the main building and the one in Schaumburg. He knows the feelings of this Village. Mr. Marienthal - In reviewing the plan as it is, would you have any objection to the middle aisle of parking being changed to angular parking instead of perpendicular? Mr. Hudrieser- We would loose too many spaces. Mr. Marienthal - Did you plan to have traffic going both ways? Would you object to having traffic going one way and make it 20' spaces? Mr. Hudrieser - You cannot back out of a 20' space with a 16' or 18' car and turn. Mr. Marienthal - My main point vas that you have a line of six trees that are right in a row. I thought there might be some way of saving those. As there were no further questions or comments Chairman Shields closed the Public Hearing at 8:10 P.M. Respectfully submitted, r1/ � � � Kathleen Comer Recording Secretary APPROVED BY: aizt . (J Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting November 19, 1980 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Northwest Community Hospital Medical Arts Center Buffalo Grove Comprehensive Plan Update November 19, 1980 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 8:11 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mr. Button - arrived at 8:30 P.M. Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mrs. Sheldon Mr. Davis Mr. Shi f rin Also Present: Mr. C. Hundrieser, Architect, Northwest Community Hospital Mr. B. Chotiner, Developer, Northwest Community Hospital Mr. J. Whisler, Northwest Community Hospital Mr. J. Olson, Civil Engineer, Northwest Community Hospital Mr. J. Marienthal, Trustee, Buffalo Grove Mr. R. Kuenkler, Engineer, Buffalo Grove Mr. J. Truesdell, Village Planner, Buffalo Grove Mrs. I. Park, Administrative Assistant, Buffalo Grove APPROVAL OF MINUTES Commissioner Goldspiel moved approval of October 29, 1980 minutes subject to correction. Commissioner Kaszubowski seconded the motion. Page 3, paragraph 3 change differed to defered; page 5, paragraph 4 add Plan Commission concurred that some green space be put by the transmission lines and a different density pattern at the corner; page 10, paragraph 4 add Plan Commission concurred to accept the proposal as conforming to the current zoning; page 11, paragraph 8 change garate to garage and delete paragraph 10. The minutes were unanimously approved. Buffalo Grove Plan Commission Regular Meeting November 19, 1980 • i } - 2 - COMMITTEE AND LIAISON REPORTS Commissioner Reid - I attended the Village Board meeting Monday November 17, 1980. j The Park District requested the Village Board make some changes and additions to the existing land donation ordinance. I was unable to obtain a copy of those suggestions. I assume at some point it will come before the Plan Commission for review. Chairman Shields - Did they discuss the effect on the developers? Commissioner Reid - It was discussed from the point of inflation and they felt that all donations should be reviewed for all agencies. They are going to further review their ordinance and continue discussion. Commissioner Goldspiel - I attended the Village Board meeting on November 10, 1980. By the time I arrived the Board had gone into executive session. I was assured by the remaining audience that nothing had transpired regarding the Plan Commission. Transportation Commissioner Goldspiel - Everyone is aware of the RTA service cutbacks. I have been advised that it would not effect our bus routes. The problem we as a Village do have is the fact that they would be cutting out some of the trains that our busses meet. There will be a public hearing on the RTA fare increases on December 11, 1980 and I plan on attending. BDDC Chairman Shields - I have been informed that the staff has had discussions with Mr. Knuth regarding a possible buyer for his property. NORTHWEST COMMUNITY HOSPITAL MEDICAL ARTS CENTER It has been requested by Mr. Chotiner that any favorable recommendation include a recommendation for the variance of the second sign in lieu of an additional curb cut. Commissioner Goldspiel - I do not see where our making a recommendation on that can do any good but it could do a lot of harm. I suggest we do not �.J state this in our recommendation. Commissioner Glover agreed. Commissioner Goldspiel - We could say we are aware that the developer plans to go before the Zoning Board of Appeals to obtain a variance for an additional sign. Buffalo Grove Plan Commission Regular Meeting November 19, 1980 - 3 - Commissioner Kaszubowski moved that the Plan Commission recommend to the corporate authorities the petition to the Village of Buffalo Grove for annexation, B-3 zoning and the preliminary plan be approved in accordance with the plan presented at the Public Hearing originally dated August 27, 1980 latest revision October 17; 1980. Commissioner Glover seconded:the motion. AYES: Commissioners Goldspiel, Glover, Reid, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Sheldon, Button, Shifrin The motion passed 4 - 0 BUFFALO GROVE COMPREHENSIVE PLAN UPDATE Mr. Truesdell - Mrs. Park and I did some follow up since the last meeting. We went through all the parcels existing in the area east of the railroad tracks. Mr. Truesdell then explained his four exhibits depicting the area in various modes. We went out and did some field work. We checked environmental constraints, property lines and have come up with a refined plan for that area. We did a survey of the layout. It is a very mixed area. Among other things it contains a dog kennel, residential, motor freight terminal, truck leasing and excavating business, industrial, gravel pits, sewage treatment plant, a small shopping center and a country club. After looking at the environmental constraints we looked at the soil maps. The slope in that area is not great. We also looked for any area that might have trees. We found an existing small lot of trees. There is another small line of trees that runs north and south. Then we looked at property lines. A final exhibit shows the layout, as we are proposing it, with the thorough- fares. This entire area is in District 102. We propose moving the school site into the residential area rather than leaving it in the multiple family and commercial/industrial area. Regarding the Johnson property, there is access only from the south. It was our feeling that the piece would be more appropriately used as residential. We feel it should be planned development six units per acre. �..,/ Mr. Marienthal - The Village Board has looked at that as office/reasearch east of the tracks. Commissioner Button - What are you suggesting for the Horatio Gardens? Buffalo Grove Plan Commission Regular Meeting November 19, 1980 - 4 - Mr. Truesdell - We feel we should look at annexing it. It is within our mile and half planning area. Commissioner Goldspiel - Do we know what Wheeling has planned for the area surrounding the golf course? Mr. Marienthal - The corner of Lake Cook and Milwaukee Roads is commercial. It is commercial on the south side also. I do not think that Wheeling will ever go into Lake County. I do not think the MSD is going to extend service into that area. The situation with the Johnson sewage treatment plant will not come to any conclusion for probably a year. Commissioner Goldspiel - The Soo Line is being considered for passenger service and one thing we will want to consider is a location for this service. Nortran has in the past secured options on the right-of-way so additional track could be added to allow for passenger service and parking. I feel that does have a bearing on the land use. Mrs. Park - I have a bulletin from Nortran that they put together after discussions with various municipalities and agencies. I am sure that will have some information which would be useful to us. I have not had a chance to review yet. Commissioner Goldspiel - How does the fiscal impact .work out on this compared to the whole? Mr. Truesdell - I am very confident that it will work out to the good as a whole. Commissioner Goldspiel - We will make the strip above the golf course open space and continue the office/research for the rest of the parcel surrounding the golf course. Mr. Truesdell - The next step would be to put the whole picture together, refining the thoroughfare plan, work up the numbers and the bike plan. Commissioner Goldspiel - I am not sure that a collector along the edge of the golf course is a good idea. It would depend on the size of the lots. Mr. Truesdell - We will probably bring this plan back in January. If there is agreement at that time we would start putting together a final document. FUTURE AGENDA Mr. Truesdell - For the December 3, 1980 meeting we would like to have a meeting to discuss the zoning ordinance revision. Buffalo Grove Plan Commission Regular Meeting November 19, 1980 - 5 - Commissioner Goldspiel moved adjournment. Commissioner Glover seconded the motion. Chairman Shields adjourned the meeting at 9:30 P.M. Respectfully submitted, Kathleen Comer Recording Secretary APPROVED BY: 1/ Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting November 19, 1980