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1978-01-18 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Holzrichter/Taggart January 18, 1978 In Chairman Genrich ' s absence, Commissioner Shields was elected to serve as Chairman Pro Tempore . Chairman Shields called the meeting to order at 8 :05 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Mr. Shields Mr. Goldspiel Mr. Kandel Mrs. Force Mrs. Sheldon Mr. Capitel Commissioners Absent : Chairman Genrich Mr . Harris Also Present : Mr. Edward Holzrichter, Developer Mr. Joseph Raccuglia, Architect Mr . Stan Crosland, Park District Mr. Robert Bogart, Trustee Mr. Bart Delaney, Planning Coordinator Mr. Tom Fennell, Director of Community Development and Planning Mr. Jim Truesdell, Staff Planner Chairman Shields read the Notice of Public Hearing published in the Buffalo Grove Daily Herald on January 3, 1978. Mr. Holzrichter introduced Mr . Joseph Raccuglia, his architect. Chairman Shields swore them in as witnesses. Mr . Raccuglia stated that they plan to build two four-story apartment buildings with parking underneath. Each building will contain 51 apartments with around 56 spaces under the building and 46 parking spaces outside . The buildings are set 70 ' from the sideyard on each side and 45 ' from the rear lot line . Each building is 70 'x 285 ' and there are two tennis courts in the center of the development. Mr. Raccuglia further stated that the entrance lines up with Cambridge Drive . There will be an 11 ' fire lane going around the back side of each building. The buildings are approximately 45 ' high from the grade . They will contain one and two-bedroom apartments . Seventy-five per cent will be two-bedroom and the remainder will be one-bedroom. The development consists of 5 .08 acres with about 30% building Plan Commission Holzrichter P.H. 1/18/78 -2- coverage . The rest is landscaping or driveway. Four stories will be living area and the fifth will be for parking. Mr . Crosland stated that he would like to enter three points for discussion : 1 . This deals with the annexation agreement itself. He would like to see a clause added stating that the developer agrees to annexation to the Park District. 2 . They had not seen the most recent plan showing the recreation facilities until tonight. Glancing over this plan, he would like to object to the square footage due to the fact that the children would have to cross a major roadway entering and leaving the play area. 3. They would like to be supplied in writing with the number of one-bedroom and two-bedroom. It has changed since the last presentation. In summary, Mr. Crosland stated that the size of the site does not permit the developer to meet all the requirements of 72-35 and the Park Board would like to see a cash contribution in lieu of land. They would be willing to accept a combination but this would be up to the discretion of the Village Board. In response to Commissioner Goldspiel, Mr. Raccuglia stated that what was shown on the plan was not necessarily the exact amount of of acreage for the park. They are merely showing it as a recreational area, what part the Village wants to count is up to them. Mr. Larry Vosburgh, 175 East Lake, was concerned about the traffic on Dundee Road near Cambridge-on-the-Lake . Mr. Jack Metzger, 46 Holly Court, Wheeling, was concerned about whether the number of units would change again. He also asked what density was allowed under the ordinance . Mr . Fennell reviewed what Is allowed under R-9 and what the developer is actually proposing. R-9 Proposed Use Multi-family Multi-family (condo) Floor Area 1.5 .633 Height 4 stories or 4 story, not more 45 ' than 45 ' Plan Commission Holzrichter P.H. 1/18/78 -3- R-9 Proposed YARDS Front 25 ' 30 ' - to parking lot 110 ' - to building line Side 20 ' 70 ' Rear 35 ' 45 ' Distance Between Buildings 40 ' 400 ' Minimum Unit Size 1-bedroom 500 sq. ft. +or- 950 sq. ft. 2-bedroom 650 sq. ft. 1300 sq. ft. Lot Area As determined 5 .68 Ac. Lot Width As determined 1, 100 ft. Parking 1.7 per unit 2 .0 per unit Max. Bldg. Coverage 35% 30% Mrs . Donaubauer, 110 Holly Court, asked about the outside lighting. Mr. Raccuglia replied that they had not gotten that far in their planning yet. Mr. Shields added that this would be dealt with by the Appearance Commission. Commissioner Goldspiel suggested that the 11 ' planted walk be extended around the building and used only for pedestrians and emergency vehicles. They could then omit the driveways. Mr. Raccuglia and Mr . Holzrichter agreed to this. Mr . Tony Sikorcin, resident, asked where the children from this development will go to school. Commissioner Goldspiel thought they would most likely go to Field. Mr. Truesdell reported that he had talked with Dr. Barger and he asked that a sidewalk be constructed in the southeast corner of the property to provide access from the building to the sidewalk in front. Discussion followed regarding the sidewalk. Mr. Delaney stated that according to the Illinois School Consulting Service Table of Estimates, 4.5 children in grades 1 through 5 will be generated by this development. Plan Commission Holzrichter P.H. 1/18/78 -4- Mrs. Metzger thought that a solution should be figured out about the access to schools before anything is approved. Mr . Hugh Sommerfeld, Trustee from Wheeling, stated that he was present to express their concern over this development. He introduced Mr. Ted McMullen, their Planner . Mr. McMullen stated that he has seen the plans for this development and there are two main points he would like to make on behalf of the Village of Wheeling. 1. This area is designated in their Master Plan as a park site . 2 . They shared the concern of the citizens on lots adjoining this property. A better design could come out of this project. Perhaps the buildings could be closer together and there could be more open space near the single-family. Mr . Sommerfeld submitted to the Plan Commission a copy of their Comprehensive Plan. Commissioner Goldspiel stated that the Plan Commission is faced with the highest and best use of the land. They cannot tell someone that their property will be used for a park without compensation. He asked if Wheeling is prepared to purchase this property as a park. Mr. Sommerfeld stated that the Village is faced with the highest and best use if the property were in the Village at the present time . But, they are faced with an annexation. The decision has to do with whether or not this property should be used for this type of development and the effect on surrounding communities. DaveWheeling Park District, stated that their concern Mr. Phillips, Wh li is g is that they feel that open space is a priority and is a primary reason for existence of a Park District in the first place . There really is no open space within the development. The developer seems to have put the open space in to relieve themselves of some burdens. Mr. Louis Donaubauer did not think the Plan Commission cared about the people who already live in the area. He asked what they were getting out of this besides lower property values . He added that the Village of Buffalo Grove and the developer were leaving them- selves open for a lawsuit for devaluating their property. Commissioner Kandel stated that he appreciates the concerns of the Wheeling residents. The same situation existed in Buffalo Grove Plan Commission Holzrichter 1/18/78 P.H. -5- when Cambridge-on-the-Lake went up. TYe value of all the properties in that area have increased quite a bit. Commissioner Kandel also pointed out that the Master Plan calls for multi-family going 600 ' north, this is only 225 ' north. The property-owner has indicated that if this property is not sold in a short time, he will be forced to have a plan for the entire golf course . He also thinks the open space area is adequate . Commissioner Capitel stated that he felt any property owner ' s ' concern would be given consideration by the Plan Commission but he would have to share Commissioner Kandel ' s viewpoint Commissioner Sheldon stated that she, too, appreciated the property owners ' concern. However, there is a great need for multi-family in the area. In response to a question from her, Mr. Raccuglia stated that he would agree to taking out the two driveways going around the building. Commissioner Sheldon suggested that the developer move the east building closer to the west building. Mr. Raccuglia stated that he could move it in another 40 ' . However, they would then only be able to have one tennis court. Commissioner Sheldon asked if it could be moved in 100 ' and some other use be found for the open space rather than tennis courts . Mr. Holzrichter felt this would perhaps destroy the esthetics of the building. However, this would be up to the Plan Commission. Commissioner Goldspiel stated that the annexation agreement did not include annexation to Indian Trails Library District. When the annexation agreement is discussed, he feels this should be included along with the annexation to the Park District. Commissioner Goldspiel felt that 300 ' between the two building was not enough. He thinks this is the right type of development for this parcel of land. The nature of Dundee Road has changed from the time that single-family homes were built on it. It is now a major highway. In response to Commissioner Goldspiel, Mr. Raccuglia stated that the east wall of the east building would have windows. Commissioner Goldspiel suggested that the developer use some extensive screening v on that side then. In response to Commissioner Force, Mr. Holzrichter stated that the condominiums would be in the $55, 000 to $68, 000 price range and it will be a private development. Mrs . Force stated that she did not think the tennis courts or open space should be in lieu of land for 1 the Park District donation if this is going to be a private community. Plan Commission Holzrichter P.H. 1/18/78 -6- Mr . Holzrichter stated that 99% of the condominium developments he has constructed have not had social amenities. The more social amenities, the more problems . As far as he is concerned, he does not have to put them in to this development. The Public Hearing closed at 9 :30 P.M. Respectfully submitted, Linda Isonhart Recording Secretary APPROVED : Li 41441 Carl Genrich, Chairman Li Plan Commission Holzrichter P.H. 1/18/78 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Holzrichter/Taggart, Zoning Amendments January 18, 1978 Chairman Pro Tempore Shields called the meeting to order at 9 :55 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present : Mr. Shields Mr . Goldspiel Mr . Kandel Mrs . Force Mrs . Sheldon Mr. Capitel Commissioners Absent : Chairman Genrich Mr . Harris Also Present : Mr. Robert Bogart, Trustee Mr . Richard Heinrich, Chairman of BZA Mr. Bart Delaney, Planning Coordinator Mr. Tom Fennell, Director of Community Development and Planning Mr . Jim Truesdell, Staff Planner Commissioner Kandel moved that the Plan Commission recommend to the Board of Trustees the approval of the proposed plan, petition for annexation, and zoning of Holzrichter/Taggart subject to the following : 1. That the easterly building be relocated not more than 50 ' west of the present site on the proposed plan, providing it meets with the engineering requirements. In the event the engineering requirements are not met, then the building should be located as far west as possible but no further east than the present location. 2 . That the driveway be eliminated at the easterly end of the east building and the westerly end of the west building and the 11 ' planted fire lane be extended. Also, additional heavy screening should be added on the east side . Plan Commission R.M. 1/18/78 -2- 3 . Annexation to the Park District and Indian Trails Library District should be included in the Annexation Agreement. 4. The developer should state that the donation to the Park District will be totally cash in an amount to meet Ordinance 77-72 . 5 . The developer should omit the tennis courts . 6 . The developer should build a stub sidewalk from the parking area at the east and west end of the development to the sidewalk on Dundee Road. 7. The Board should consider the course that the children from this development would have to take in getting to school . Commissioner Goldspiel seconded the motion and the following roll call vote was taken: Commissioner Goldspiel yes Commissioner Sheldon yes Commissioner Kandel yes Commissioner Capitel yes Commissioner Force yes The motion carried unanimously. The Staff will pursue with the school district the question of access to schools. The Regular Meeting recessed to hold the Public Hearing on the zoning amendments at 10 :10 P.M. It reconvened at 11 :15 P.M. Zoning Ordinance Amendments Commissioner Capitel moved to recommend to the Village Board the approval of Amendment 77-C as corrected by the insertion of words left out due to a typographical error. Commissioner Kandel seconded the motion and the following vote was taken : Commissioner Goldspiel no Commissioner Sheldon no Commissioner Kandel yes Commissioner Capitel yes Commissioner Force no The motion was defeated. Commissioner Force stated that she voted against it because she does not like having the leeway of having the building so close . Commissioner Sheldon stated that this, too, was her reason for voting against it. Plan Commission R.M. 1/18/78 -3- 1 Commissioner Goldspiel moved to recommend to the Village Board the approval of Amendment 78-B subject to changing the word "including" to "excluding" and adding "service " after "bicycle shops . " Commissioner Force seconded the motion and upon roll call vote it carried unanimously. Commissioner Capitel stated that he was voting "yes" with reservation. He strongly objects to "excluding" anything. Commissioner Kandel moved to recommend to the Village Board the approval of Amendment 77-D as written. Commissioner Capitel seconded the motion and the following roll call vote was taken : Commissioner Goldspiel no Commissioner Sheldon no Commissioner Kandel yes Commissioner Capitel yes Commissioner Force no The motion did not carry. Commissioner Goldspiel moved to recommend to the Village Board the approval of Amendment 77-A as written. There was no second. Commissioner Capitel moved to recommend to the Village Board the approval of Amendment 77-A subject to it being amended to indicate that it applies to all of those residences constructed after the effective date of the ordinance . Commissioner Sheldon seconded the motion. Commissioner Goldspiel stated that the motion was out of order. It was his opinion that the Public Hearing should be readvertised because of the change . The following vote was taken : Commissioner Goldspiel no Commissioner Sheldon yes Commissioner Kandel abstain Commissioner Capitel yes Commissioner Force yes The motion carried. Adjournment Commissioner Force moved to adjourn and Commissioner Kandel seconded the motion. The meeting adjourned at 11 :35 P.M. Respectfully submitted, APPROVED • _ /6-1/-;c2/zt J Linda Isonhart Carl nrich, Chairman Recording Secretary Plan Commission R.M. 1/18/78 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Zoning Amendments January 18, 1978 Chairman Pro Tempore Shields opened the Public Hearing at 10 :10 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Mr. Shields Mr . Goldspiel Mr . Kandel Mrs. Force Mrs . Sheldon Mr . Capitel Commissioners Absent : Chairman Genrich Mr . Harris Also Present : Mr . Robert Bogart, Trustee Mr. Richard Heinrich, Chairman of BZA Mr . Bart Delaney, Planning Coordinator Mr . Tom Fennell, Director of Community Development and Planning Mr. Jim Truesdell, Staff Planner Chairman Pro Tempore Shields read the Notice of Public Hearing published in the Buffalo Grove Daily Herald on January 3, 1978. Mr . Delaney introduced Mr . Mike Klees who is asking the BZA for a variance so he can put an addition on to his house . According to the ordinance, he cannot do this because of the distance between the addition and garage . Amendment 77-C would permit the BZA to grant the variance . Mr. Heinrich stated that it has been determined after investigation by the Staff that the 10 ' requirement between buildings is not a "magic number ". It was originally required due to fire codes but does not apply any more . There was discussion regarding the interpretation of the paragraph. Mr. Delaney stated that there was a typographical error. In Section 4.1-2-a, line 3, "that required by this ordinance but. . . . " should be inserted between "than" and "such". Plan Commission Zoning Amendments P.H. 1/18/78 -2- Regarding Amendment 78-B, Mr . Fennell gave the background on this . He stated that several years ago the Golden Spoke Bicycle Shop appeared in violation of B-1 zoning. They came to the Board and were granted a variance . This has been renewed several times. Last time the owner requested that this become an official use in the B-1 zoning district. At the same time he indicated that he wanted to expand his line to include mopeds . Mr. Fennell did not think this particular use would be detrimental in this particular zoning area. Commissioner Goldspiel stated that it is logical, right and proper that they allow a bicycle shop in a B-1 district. However, he is adamantly opposed to allowing mopeds in B-1 due to the noise, fumes, etc. Mr . Heinrich stated that he does not think anything with a motorized engine would be in harmony with the B-1 category. He feels each one should be looked at individually. Commissioner Capitel agreed that handling it in a special use category would be more appropriate . Mr. Heinrich stated that at the present time, the special use section of the ordinance does not allow this type of variance . This section of the ordinance needs to be rewritten. Regarding Amendment 77-D, Mr . Heinrich stated that this would allow the BZA to hold public hearings on specific items of variances and forward their recommendations to the Village Board, Effectively, it will speed up the administrative process considerably. Commissioner Goldspiel stated that it is his opinion that the entire Zoning Ordinance should rest with the Plan Commission (hearings on changes) . He feels the whole ordinance is inter-related. It would not be good for one body to hear hearings on one portion and another body to hear hearings on another portion. Commissioner Capitel stated that he tends to agree with Commissioner Goldspiel. He suggested that this be handled by adding the phrase, "with the advice and consent of. . . . " Mr. Heinrich stated that he does not know if this would be legal. Further discussion followed. Regarding Amendment 77-A, Mr. Fennell stated that by changing the Zoning Ordinance to include this, the entire zoning area of the Village is affected. All reverse corner lots will become nonconforming. If anyone comes in and wants to do something to his lot, he will not be able to. As he understands it, the intent is only to impose this on the newer sections of the Village and maintain the old rules on the older sections of the Village . Plan Commission Zoning Amendments P.H. 1/18/78 -3- Further discussion followed. Commissioner Capitel suggested that all amendments be paraphrased with, "Henceforth, every building constructed in the Village after " The Public Hearing closed at 11 :15 P.M. Respectfully submitted, Linda Isonhart Recording Secretary APPROVED: el(411 :14:4-T,Ae: Carl Genrich, Chairman �,I