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HomeMy WebLinkAboutRes 24-67 05/23/1967 """ '" RESOLUTION NO. 24-67 A RESOLUTION BY THE VILLAGE OF MOUNT PROSPECT OBJECTING TO THE REZONING OF 5 PARCELS PRESENTLY ZONED R-4 (SINGLE FAMILY RESIDENCE) TO B-5 (GENERAL BUSINESS DISTRICT); R-6 (MULTI-FAMILY); B-3 (GENERAL BUSINESS); and R-5 (MULTI-FAMILY), OF APPROXIMATELY 28 ACRES IN WHEELING TOWNSHIP LOCATED ON THE WEST SIDE OF WOLF ROAD BETWEEN EUCLID AVENUE AND FOUNDRY ROAD, AND DOCKETED BY THE COOK COUNTY ZONING BOARD OF APPEALS AS DOCKETS #1168, 1169, 1170, 1171, AND 1172. WHEREAS, the Brickman-Midwest Corporation seeks the rezoning of approx- imately 28 acres of property located on the west side of Wolf Road between Euclid Avenue and Foundry Road in Wheeling Township from its present R-4 Single Family classification, to R-6 General Residence classification, R-5 General Residential classification, B-3 General Business District, and B-5 General Business District, which cases are docketed by the Cook County Zoning Board of Appeals as Dockets #1168, 1169, 1170, 1171, and 1172; and WHEREAS, said petitioner on May 12, 1967 appreared before the Cook County Zoning Board of Appeals in the Village Hall of the Village of Arlington Heights and at said public hearing under the above docket numbers made its presentation to the Board requesting thet Parcel #1 under Docket #1168 be rezoned from R-4 Single Family to B-5 General Business District, for the purpose of using same as a sales office building and the erection of model apartment units and i model homes; petitioner's presentation regarding Parcel #2 under Docket #1169, I involving approximately 9.68 acres for a zoning classification change from 1 R-l Single Family to R-6 Multi-Family, with the proposed use to be the develop- ment of seven four-story apartment buildings encompassing 322 units; petitioner' presentation regarding Parcel #3 under Docket #1170, involving approximately 6.9 acres for a zoning classification change from R-4 Single Family to R-5 Multi-Family, in order that it may develop duplex units on 32 lots ammounting to 64 units; petitioner's presentation regarding Parcel #4 under Docket #1171, involving 1.91 acres requesting a zoning change from R-4 Single Family to B-3 General Business, so that said property may be developed for a medical center; and petitioner's presentation on Parcel #5 under Docket #1172 involving 7.35 acres for a zoning classification change from R-4 Single Family to R-5 Multi- Family for the development of a nursing home on this Parcel; and WHEREAS, the Village of Mount Prospect is within one and one-half miles of the properties sought to be rezoned; and WHEREAS, the Village of Mount Prospect appeared at the public hearing on said Dockets #1168, 1169, 1170, 1171 and 1172, held on May 12, 1967, and then and there stated its opposition to the proposed amendments and reclassifications and WHEREAS, the President and Board of Trustees of the Village of Mount Prospe t desire to exercise the authority to file a formal objection conferred upon them by Section 3158 of Chapter 34 of the Illinois Revised Statutes; NOW, THEREFORE, BE IT RESOLVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: That the Village of Mount Prospect does hereby object to the rezoning described above and requests the County Board to vote its official objections, and does hereby state that the reasons for the objections are as follows; '-~ ,i!: II :11 j. '-~"__'~'._.''''''''''''."'.'"'_'''''''''''_''_''"'~_'c''l'''"'---"_'_'-"-"",""",_'_"~ A. That the subject property is R-4 Single Family Residence, which part is attested to in that said property was orifinally zoned R-4 by the comprehensive amendment to the C-ok County Zoning Ordinance and that no significant change in zoning or land use in the immediate vicinity has occurred. The property immediately east and south is zoned R-4 Single Family Residence and the property immediately west is zoned and improved as single family residences. The property immediately north is zoned R-4 Single Family Residence and B-5 General Commercial District with a covenant as to the use on same, namely, a driving range. 38 acres of the property immediately north of the subject properties herein adjacent to Euclid Avenue were the subject matter of Dockets #1058 and #1059, for a rezoning classification to R-5, and the Cook County Board denied such reclassification in the year 1966. B. That the proposed plan of development of Parcel #2 under Docket #1169 sets forth a total of 322 units within seven buildings four-stories in height. Parking facilities for 371 cars have been made available with the only means of ingress and egress being two driveways entering upon Wolf Road, a two-lane County road. The driveways would be approximately 250 ft. and 600 ft. immediately north of the River Trails Junior High School, which also abuts the west side of Wolf Road, all of which makes the project a burdensome one for the County of Cook with regard to adequate traffic facilities. C. The development of Parcel #3 as proposed under Docket #1170 would result in an extension of four residential streets terminated by cul de sacs and improved with 32 duplex buildings, resulting in 64 separate units. The means of ingress and egress from this R-5 District would necessitate traveling through single family residential streets for two or more blocks to gain access to main arteries. D. That the testimony submitted both by the petitioner and the land planner in behalf of the Village of Mount Prospect indicated the subject properties herein were tentatively subdivided by the petitioner for single family development. The land planner testifying in behalf of the Village of Mount Prospect, asserted the fact that the tentative comprehensive land use plan of the Village of Mount Prospect encompassed the subject properties and has designated same to be developed as single family residences, and public properties such as the River Trails Junior High Schook, the Feehanville School, and the River Trails Park District. That testimony in behalf of the petitioner and the Village of Mount Prospec indicated the successful development of approximately 3500 single family units immediately adjacent to the subject property. E. That the storm and surface water from this development would have to be carried off through a creek immediately east of the property and a portion of said property was testified to as being in the flood plain zone. No testimony was introduced as to the manner in which the increased flow of surface water was to be handled. F. That the subject properties are within the franchised area of Citizens Utility Company. The adequacy of this system to supply the necessary amount of water and pressure for adequate and proper fire protection was not submitted to the County Zoning Board of Appeals during this hearing. The Fire Chief of the Village of Mount Prospect who, under contract with the Mount Prospect Rural Fire District, is obligated to serve this area, testified that a project of this nature would require the proper amount of fire flow from the water system servicing same in order to adequately combat fire. The Fire Chief testified to the fact that the present means of ingress and egress to Parcel #2 would greatly hamper the accessibility of fire apparatus to various portions of the seven apartment buildings contemplated. -~ ."'" G. That the petitioner at the public hearing of May 12, 1967 introduced no formal project as to Parcel #4 under Docket #1171, and Parcel #5 under Docket #1172. In statements made by the petitioner's witnesses, an expression of a need for a medical center and nursing home was introduced. Subject properties under these two dockets are immediately adjacent and abutting the River Trails Junio~ High School property and the Feehanville School property. To rezone as requested these two parcels of property to the classification sought would be speculative zoning. To so do would not fulfill the purposes and intent of the Cook County Zoning Ordinance specifically with relationship to Article 2, paragraphs 5 and 10 of said Ordinance. H. That the rezoning classification sought by the petitioner under Docket #1168 for the purposes testified to may very well be achieved by the granting of a more restrictive classification, coupled with a co~enant for the special temporary use contemplated, namely erection of model apartment units and model homes. I. That the five subject properties herein, if rezoned, would not adhere to the intent and purposes as set forth in Article 2 of the Cook County Zoning Ordinance, specifically paragraph 4 of Article 2, directs the Board's attention to the prevention of overcrowding of land with buildings; and paragraph 5 calls the Board's attention to the protection of residential, business, and manufacturing areas alike from harmful encroachment by incompatible uses and to insure that the land allocated to a class of uses shall not be usurped by other inappropriate uses. SECTION TWO: That immediately upon passage "and approval of this Resolution the Village Clerk of the Village of Mount Prospect be, and is hereby authorized : and directed to transmit certified copies of this Resolution to the County Clerk of Cook County, to the Secretary of the Zoning Board of Appeals of Cook County, and the President of the Board of Commissioners of Cook County. SECTION THREE: This Resolution shall be in full force and effect from and after its passage and approval in the manner provided by law. AYES: 6 NAYS: 0 PASSED this 23rd day of May, 1967. APPROVED this 23rd day of May, 1967. ? / ,;;:14/ /~7 " ,j ...l // / f ATTEST: Village Clerk ,., ~,.<,,"""""'^ .,....,.~