1980-10-15 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Northwest Community Hospital
Medical Arts Center
Lake County/Vernon Township
Comprehensive Plan Revision
Review Public Hearing Input
for Billick Acres-Lincolnshire
October 5, 1980
Chairman Button called the Regular Meeting to order in the Municipal Building,
50 Raupp Boulevard, Buffalo Grove at 7:35 P.M.
Commissioners Present: Mr. Button
Mr. Davis
Mr. Glover
Mrs. Reid
Mrs. Kaszubowski
Commissioners Absent: Mr. Shields
Mr. Goldspiel
Mrs. Sheldon
Mr. Shifrin
Also Present: Mr. B. Chotiner, Developer, Northwest Community Hospital
Mr. R. Hudrieser, Architect, Northwest Community Hospital
Mr. J. Whisler, Northwest Community Hospital
Mr. D. Kuenkler, Village Engineer, Buffalo Grove
Mr. J. Truesdell, Village Planner, Buffalo Grove
APPROVAL OF MINUTES
Commissioner Kaszubowski moved approval of the October 1, 1980 minutes.
Commissioner Glover seconded the motion, which carried unanimously.
Commissioner Davis abstained.
COMMUNICATIONS
Chairman Button briefly reviewed a pamphlet from the Northern Illinois Planning
Commission. He further stated that on October l , 1980 Arlington Heights is
rezoning Rand Road. 0n Tuesday the fourteenth (14)5 Arlington Heights acted
on a special zoning for a restaurant at Arlington Heights Road and Lake Cook
Road.
COMMITTEE AND LIAISON REPORTS
Commissioner Glover stated that he attended the Village Board meeting on
October 13, 1980 most of which was concerned with cable T.V. However, the
Fiore's attended the meeting and stated that the contract to purchase their
property with Citrust had expired effective August 7, 1980 and has not been
Buffalo Grove Plan Commission
Regular Meeting
October 15, 1980
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renewed. It was further stated that at a later date they would present a
petition to annex their property to Buffalo Grove and they felt that it should
stay a passive use. At the present time it is used as a nursery. They did
not think that the Citrust plans, as presented to us, would be proper
for the Fiore property.
On October 14, 1980 the Business District Development Commission did not
have a quorum for their meeting, however there was a presentation by
Ken Tucker and Associates of a concept plan for the Business District
Center. What they are proposing is to develop the southern portion of the
undeveloped parcel. They have a food store, proposed drug store and several
shops. They will present this to the Village Board Monday night October 20th.
NORTHWEST COMMUNITY HOSPITAL MEDICAL ARTS CENTER
Mr. Truesdell reviewed what had taken place to date including the previous
meeting with the Plan Commission and what was to be discussed at this meeting.
He then reviewed his memo to the Plan Commission dated October 9, 1980 titled
Northwest Community Hospital Medical Arts Center. He further stated that the
southern drive that goes east/west on the property should be altered to avoid
the notch around the tree it protects.
Mr. Hudrieser stated that he would have no problem with point one (1) of
Mr. Truesdell's memo and with the alteration of the southern drive. However,
regarding point two (2) he stated that they put in an aisle so that someone could
get through to another aisles. They do not look at it as a two (2) way aisle.
Commissioner Glover - I see no reason to change the way it is designed.
Mr. Truesdell - Our ordinance requires a two (2) way street to be twenty-four
(24) feet wide. We could get around it by designating it as a one way street.
Mr. Hudrieser - What we have done is count all of the trees that are necessary
to move and those that we can save. The biggest tree is thirty (30) inches and
there is only one of those. We are saving sixty (60) trees and we will have to
take down eighty-six (86). That is fourty-one (41) percent of the trees we
are saving. Most of the trees we are removing are eighteen (18) to twenty (20)
inches. We tried to save the bigger trees.
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Mr. Choitner - We looked at the possibility of having thirty thousand (30,000)
square feet and going up three stories. Mr. Whisler did a review of that.
Buffalo Grove Plan Commission
Regular Meeting
October 15, 1980
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Mr. Whisler - A three (3) story building would be ten (10) percent more costly
to build. Another elevator would have to be put in and it would cost an add-
itional maintenance fee. We would only save five thousand (5,000) square feet
on this project. That would be less than five (5) percent. The increased height,
approximately fourty-five (4+5) feet, would hide more trees from the view of
the community. I feel that we would be hiding the trees more than helping them.
The two (2) story building would fit in more harmoniously with the one and a
half (1-1/2) story building presently on the site. The common ares in the
building would be greater and we would have more bathrooms, hallways and less
space to rent in the three story building. There would be a higher cost and lower
rental.
Commissioner Davis - Is there only one elm tree on the whole piece?
Mr. Hudrieser - Yes.
Commissioner Davis - What is the condition of it?
Mr. Hudrieser - It is in good condition.
Chairman Button - What is the general condition of the trees to be saved?
Mr. Hudrieser - We have not really examined each tree individually and right
now it is a little difficult to tell because they are turning color. Most
of them are in fairly decent shape.
Commissioner Davis - Did you plant any new trees on the Ambulatory Care Center
property?
Mr. Hudrieser - Yes.
Commissioner Davis - Are you going to plant some new trees on this site?
Mr. Hudrieser - We will have a landscaping plan for the public hearing.
Commissioner Kaszubowski - Are the red bands on the trees the ones that are
to be taken down?
Mr. Hudrieser - Those were put on by the surveyor.
Commissioner Glover - Has the forester been involved in this?
Mr. Chotiner - The typing of the trees was done for the entire site by a tree
surveyor. We have not gone back and looked at those trees since that time.
Mr. Truesdell - We have taken this plan with the trees on it and sent it to
our village forester and we will be reviewing comments from him.
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Regular Meeting
October 15, 1980
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Commissioner Glover - We do not have finished grade elevations on this site
• which can cause problems.
Mr. Hudrieser - This land is fairly level. We are going to be able to stay
fairly close to grade.
Mr. Chotiner - When we sat down to lay this out it was our intention not just
Li to satisfy the Village Board but to satisfy ourselves. The last plan that we
submitted was not well laid out but it saved trees. We have worked literally
hours to try and save as many trees as we can. We have code on one side that
we do not want to be in violation of and we have trees that we want to save on
the other.
Mr. Hudrieser - Of the eighty-six (86) trees we are taking down most of them
are the smallest. We have even investigated the possibility of moving these
trees. We were informed that the trees are wild and their roots are wild.
We cannot move them.
Commissioner Glover - I would encourage you going with a tree surgeon from
the very beginning. I would like to see those four (4) oak trees on the
south/east corner saved.
Mr. Hudrieser - You cannot appreciate those trees because of all the brush
in there.
Commissioner Davis - How many doctors will be on the property?
Mr. Chotiner - We have about twenty-five (25) suites. It depends on how many
doctors want more than one suite. One room will be set aside for radiographic
facilities.
Mr. Whisler - We will probably wind up with fifteen (15) to eighteen
(18) doctor groups.
Commissioner Reid - Is there any problem with the drive as far as the fire
department is concerned?
Mr. Truesdell - No, they are happy with this plan.
Commissioner Glover - Regarding parcel two (2) which is adjacent to the
parcel three (3), is there a problem with drainage?
Mr. Kuenkler - It is going to effect the trees.
Commissioner Glover - How much of a grade change do we need?
Buffalo Grove Plan Commission
Regular Meeting
October 15, 1980
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Mr. Kuenkler - About one and a half (1-1/2) feet. Tree wells could be made.
Chairman Button - At this point we really do not have any problem with engineer-
' ing.
Mr. Chotiner - We will not have final engineering plans for the public hearing.
We will have preliminary engineering plans.
Commissioner Davis moved that a public hearing be scheduled on the preliminary
plan as shown with the handicapped parking spaces adjusted, adjustment of the
drive around the fourty-two (42) foot oak and along the south/eastern border
of the parking area and comments from the forester regarding the trees to be
saved. Commissioner Glover seconded the motion. The vote was unanimous.
LAKE COUNTY/VERONO TOWNSHIP COMPREHENSIVE PLAN UPDATE
Mr. Truesdell - Lake County has recommended two alternative plans for Vernon
Township. The first is a low density rural plan. The second shows very little
rural estate and more suburban type development. We said we are willing to go
somewhere in the middle and came up with an alternate three (3). The Board is
looking for a recommendation for the October 20, 1980 meeting. Trustee Stone
commented at the September 22, 1980 Village Board Meeting that "a great deal
of the Village's input to Lake County will be affected by whether or not the
Fiore annexation takes place. He feels it is a little bit premature to send
this to the Plan Commission until it is decided whether or not Buffalo Grove will
annex the Fiore property. He feels that the Village's input on this area will
be different if the property is not annexed. For instance, if the Fiore parcel
is annexed to Buffalo Grove, Buffalo Grove Road will likely become a four (4)
lane highway. This will benefit the residents living on the Fiore property,
but will also bring an influx of traffic from other suburbs through Buffalo Grove;
however, if the property is annexed, Buffalo Grove will receive tax monies for
it. If the property is not annexed to Buffalo Grove, and Buffalo Grove Road
is made a four (4) lane highway, there will still be an influx of traffic into
Buffalo Grove, but there will be no tax benefits. "
Chairman Button - What kind of recommendation are they looking for?
Mr. Truesdell - They want an alternative one (1) two (2) or three (3)
recommendation or something you come up with and yet still conforms to our
comprehensive plan update.
Chairman Button - Trustee Stone is correct. What happens to the Fiore property
is of grave consequence with regard to this corridor. My initial feeling is the
annexation of the entire piece of land made it reasonable. Because it allows
Buffalo Grove Plan Commission
Regular Meeting
October 15, 1980
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us to have overall planning control. To have one man with the total benefit
of development and therefore have him bear the costs for sewer, water and a
number of packages which otherwise escape if it were developed with a number of
individual developers. I don't think we can take a very quick look at this. I
am not sure we have enough data at this time.
Commissioner Reid - I have a concern with how this fits in with the timing
of our updating our comprehensive plan.
Mr. Truesdell - It really is moving at the same pace. Their plan shows a subur-
ban development area and the individual villages can plan any kind of suburban
development in that area. What we want to say is that alternate plan two is
more closely,aligned with our comprehensive plan or we want you to test out
our alternate three (3). We feel it is better and is more compatible with
our plans.
Chairman Button - I am confused as to their meaning of suburban and rural.
Mr. Truesdell - Their suburban is three (3) to four (4+) units density. Urban
is a higher density of eight (8) units per acre with a little more commercial
and industrial.
Commissioner Davis - We have said that Fiore/Hilltown should be in the Village
because we are not going to sustain all of the taxes for that area if it is develop-
ed outside Buffalo Grove. Alternate three (3) is fine. This plan before us
is beyond the limits of what VAGA was set up for.
Commissioner Reid - We are trying to go through Lake County with alternate
three (3) and give our input for regional planning.
Chairman Button - Looking it at from two points of view, the danger of rela-
tively high density in that corridor is that unless you are dealing with a
large parcel you lack control to make it acceptable as a tax gain for any
taxing body. Under those conditions I do not think alternate three (3) is
out of line. Failing that, alternative three (3) frightens me with a group of
individual developers coming in to develop that piece.
Lincolnshire and Long Grove feel threatened by us in terms of higher density.
They speak out of one side of their mouth and act out of the other.
Commissioner Davis - Basically what you are saying is plan three (3) fits our
master plan. Plan two comes close to it.
Chairman Button - I would suggest that we send this back to the Board and ask
for further guidance because the Fiore property has changed since the Board
recommended this plan to us.
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Regular Meeting
October 15, 1980
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Commissioner Davis - I move that the Plan Commission recommend to the Village
Board that they submit alternative plan three (3) to the Lake County Planning
Department for consideration and evaluation. The motion was seconded by Commissioner
Glover.
AYES: Commissioners Davis, Reid, Glover, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields, Goldspiel, Sheldon, Shifrin
REVIEW PUBLIC HEARING INPUT FOR BILLICK ACRES - LINCOLNSHIRE
Mr. Truesdell - What I am saying to Lincolnshire is that you are being incon-
sistant with what you have said in the past. This property is bounded by
Prarie Avenue on the west, the Soo Line tracks on the east and Route 22
on the south.
Chairman Button - Is this School District 102?
Mr. Truesdell - Yes.
Chairman Button - What are you asking for tonight?
Mr. Truesdell , I am asking for a recommendation on the seven points in my
memo to you dated October 9, 1980 titled Lincolnshire - Billick Acres Annexa-
tion or any modifications that you may have. Mr. Truesdell then reviewed his
memo.
Commissioner Reid - What is the zoning of the land to the east?
Mr. Truesdell - It is zoned industrial
Commissioner Glover - Looking at point four in your memo, can we say that we
changed that plan to comply with the desires and wishes of surrounding
communities?
Mr. Truesdell - Overall we did, but I do not think we can point to that
specific area.
Chairman Button - The problem is what you plan to do to the character of the
property to the west. I suggest that it is very foolish to develop this piece
in that way.
Commissioner Glover - We do oppose this being developed as industrial and we
feel it should be developed single family. It displaces the very type of
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Regular Meeting
October 15, 1980
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residential character which Lincolnshire likes to see extended.
Commissioner Davis - They have to take into consideration the land around there
that is zoned residential five (5) acres.
Chairman Button - I think point six (6) should depict the type of density we
are showing here.
Commissioner Kaszubowski moved the Plan Commission forward to the Village Board
the staff recommendations as attached, for the proposed annexation and rezoning
of Billick Acres in Lincolnshire.
AYES: Commissioners Davis, Reid, Glover, Kaszubowski
NAYES: None
ABSTAIN: None
ABSENT: Commissioners Shields, Goldspiel, Sheldon, Shifrin
FUTURE AGENDA
It was determined that there would be a workshop on October 29, 1980 to
discuss the Buffalo Grove Comprehensive Plan.
ADJOURNMENT
Commissioner Davis moved adjournment, Commissioner Glover seconded the motion.
Chairman Button adjourned the meeting at 9:35 P.M.
Respectfully submitted,
Kathleen Comer
Recording Secretary
APPROVED BY:
Patrick Shields
Chairman