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