1975-05-12 - Village Board Regular Meeting - Minutes 4214
5/12/75
MINUTES OF THE REGULAR MEETING OF THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF BUFFALO GROVE , COOK AND LAKE COUNTIES, ILLINOIS, HELD MONDAY,
MAY 12, 1975, AT THE MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE ,
ILLINOIS.
President Fabish called the meeting to order at 8:00 P.M. Those present
stood and recited the Pledge of Allegiance to the Flag. The Clerk called the
roll and found the following:
L./ PRESENT: President Fabish; Trustees Mahoney, Bogart, Berth, Marienthal .
Trustee Driscoll arrived at 8:05 P.M. and Trustee Rech arrived
at 9:00 P.M.
Also present were Daniel Larson , Village Manager; Richard Raysa, Village
Attorney; Arnold Seaberg, Village Engineer; William Balling, Administrative
Assistant ; and members of the Plan Commission.
1 . Minutes of May 5, 1975
Trustee Berth moved to approve the minutes of May 5, 1975, as submitted.
Trustee Bogart seconded the motion, and a roll call vote found the following:
AYES: Trustees Mahoney, Bogart , Berth , Marienthal
NAPES: None
ABSENT: Trustee Rech , Driscoll
The motion carried.
2. President's ReEort
Harper College
President Fabish announced that at a meeting of the Harper College Board, held
Thursday, May 8, 1975, he spoke in favor of an extension center to be located
at Hintz and Buffalo Grove Roads. He stated that the Harper Board directed
their staff to negotiate a lease for ten classrooms to accommodate 240 students.
Trustee Driscoll arrived at this time.
Civil Defense
President Fabish announced that Civil Defense will hold a medical evacuation
exercise at 10:00 A.M. , on May 17, 1975. At that time, the heliport officially
will be opened.
3. Questions from the Audience
There were no questions from the audience.
4. COMMITTEE OF THE WHOLE
Police Pension Fund
President Fabish presented the Police Pension Fund Annual Report for the
year ended April 30, 1975, which showed a balance of $183,926.92.
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Trustee Marienthal moved to accept the report. Trustee Mahoney seconded the
motion , and a roll call vote found the following:
AYES: Trustees Mahoney, Driscoll , Bogart , Berth, Marienthal
NAYES: None
ABSENT: Trustee Rech
The motion carried.
Resolution #75-24
Trustee Mahoney read Resolution #75-24, a resolution supporting Representative
Deuster's House Bill amending the State Open Meeting Act to clarify the scope
of the "personnel" exemption, and moved for its approval . Trustee Driscoll
seconded the motion, and a roll call vote found the following:
AYES: Trustees Mahoney, Driscoll , Bogart, Berth, Marienthal
NAYES: None
ABSENT: Trustee Rech
The motion carried.
Villa Verde Road
Robert Neiman , attorney representing LaSalle National Bank Trust #40890
principal beneiiciary being Bernard Wolf, stated that pursuant to Board
direction he and Mr. Raysa have reached an agreement regarding the disposition of
the trees located along Villa Verde Road. He stated that of the 25 trees, 2 on
Dundee Road and 5 located on the southwest side of the property, will be given
to the Village and the developer will move the remaining 18 trees. He stated
that if this is agreeable to the Board, he would request approval of the vacation
of Villa Verde Road and execution of the plat of vacation and easement for
recording.
In response to a question from Trustee Berth, Mr. Neiman stated that they would
not object if the Village wished to move the 7 trees at some time in the future.
Appearance Control Commission Chairman, Richard Glauner, stated that the
Commission feels the trees should be relocated in the south area of the
shopping center.
Trustee Mahoney moved the dedication of Villa Verde Road be vacated, direct
the Village Attorney to prepare the necessary Ordinance, and accept the
easement. Trustee Bogart seconded the motion , and a roll call vote found the
following:
�./ AYES: Trustees Mahoney, Driscoll , Bogart, Berth, Marienthal
NAYES: None
ABSENT: Trustee Rech
The motion carried.
Public Services Building
President Fabish announced that the ground breaking ceremony for the Public
Services Building will be held at 9:30 A.M. , on May 24, 1975, and invited the
Board to attend.
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5/12/75
Village Center Study
Bill Haralson of Economic Research Associates, Rick Brubaker of Toups and
Olson, and Martin Altman and Niva Oghigian of Alan M. Voorhees and Associates,
were present to review the first phase of the study regarding the practicality
of developing a Village Center.
Mr. Haralson stated that the study will show some ramifications of growth and
some ways to deal with it. He stated that communities in which people wish to
�./ live are those which have some type of focal point. He felt the timing is right
and opportunities are available for a central business district.
Mr. Haralson stated that the study consists of four phases as follows :
Phase 1 - basic research and site evaluation
Phase 2 - formulation and testing of alternate development strategies
Phase 3 - more definitive Village Center development program
Phase 4 - action plan
He emplasized that input from the Village is necessary in order that the
center will be that which the people of Buffalo Grove desire.
He stated that Phase one consisted of market analysis , physical analysis ,
environmental assessment, and legal and regulatory analysis. He emphasized
that a plan is not being presented tonight , only reconnaissance work and
economic projections.
Trustee Rech arrived.
Rick Brubaker discussed planning and engineering considerations. He displayed
an aerial map of the area of concern with an overlay of existing zoning
(exhibit 1) , a map of the study area showing the ownership of the various
parcels (exhibit 2) , a map indicating site analysis (exhibit 3) , and a map
indicating existing engineering (exhibit 4) .
Martin Altman reviewed traffic and transportation as related to the proposed
center.
Mr. Haralson reviewed the economic realities of the center. He stated that
the outline of the Village was considered as the primary area of analysis
and a larger area in Lake County was considered as the secondary area. He
reviewed demographics of the area, indicating rapid growth, an affluent middle
class of people, and largest age brackets to be children and the "25 to 44 years"
l / bracket. He mentioned the following findings:
�-/ 1 . There is approximately one million square feet of retail and service
facilities in the area with 90% of it not in Buffalo Grove.
2. There is a market in the primary area for approximately fifty million
dollars of retail sales and by 1985, the figure will double.
3. The Village is capable of supporting 400,000 square feet of retail now,
with the figure doubling in ten years.
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4. The Village should plan for approximately 155,000 square feet of general
office space, financial space, professional space now, and by 1985, 260,000
square feet.
5. Assuming a 60-40 split of single family and multi-family residential , a
growth of 1 ,200 units could be expected in the next few years and 6,000
units in ten years.
6. There is no market for a hotel in the area.
7. There is a market for movie screens.
8. The center should be considered a social and recreational focal point.
9. The market could support nine indoor tennis courts now and twelve by 1985.
10. There is a market for an indoor/outdoor swimming pool .
11 . There is a market for handball .
Mr. Haralson summarized with a shopping list of potential uses that could be
considered for the center for the 1980-85 period which included one half million
square feet of retail , 100,000 square feet of office space, handball court,
swimming pool , indoor tennis court , youth center, day care center, nursery
school , library, post office, and some Village offices. He felt there are
good opportunities because of the growing affluent community. He stated that
the growth will happen and it is up to the Village to determine how it should
grow.
A lengthy question and answer period took place, some being the problem of the
multi-ownership of the land, transportation, value of the land, and timing of
the project.
Albert Knuth, one of the property owners, stated that his property is zoned
for business , but that he has been discouraged from developing it until plans
for the Village Center are complete. He felt that he has a legal right to
develop the property now. He stated that this is the third professional study
of the land that has been made in the last ten years and all three have designated
it as commercial . He pointed out the problems that could be encountered because
of the multi-ownership of the land. He stated that land prices skyrocket as
soon as developers know that the Village wants to build a Village Center. He
stated that he has been offered less for his land since it is known that he
cannot develop it. He doubted that the Village could find one large developer
to purchase the land and develop it according to the plan , and he did not feel
the Village could afford to buy it themselves. He requested that the Village
buy his land or permit him to develop his land now and plan the Village Center
without his land included, but he did not want to wait another two years to
develop.
In response to a question from President Fabish , Mr. Haralson stated that the
last three phases of the study would take 90 days to complete. Mr. Knuth
stated that after the study is complete, it will still take time to find a
developer.
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George Zimmerman, another property owner, stated that he would like to cooperate
with the Village, but that he was concerned with the amount of time it is taking
to develop a plan. He stated that he would like to build his hardware store,
but has not been permitted to do so until the study is complete.
President Fabish felt that there should be an overall plan and try to work in
each parcel of property as it comes in for development.
Trustee Berth stated that the proposal for the study does not guarantee that
there will be a developer for the center when the study is complete. Mr.
Haralson stated the study will enable the Village to tell a developer what the
Village would like to see in that area.
Frank Callahan, another property owner, felt that it would be helpful if the
entire area were tied together with a plan. He stated that the group he
represents could put together 25 acres and would invite any other property
owner to join them to obtain one developer for the area. He felt it could be
done.
Carl Genrich, Plan Commission Chairman, stated that the Plan Commission is in
agreement that the Village should proceed with the development of the plan.
He said they feel strongly that the only way to attract quality development to
the Village is to have a long range plan.
Trustee Driscoll moved to approve the pursuit of phase 2 of the study. Trustee
Rech seconded the motion , and a roll call vote found the following:
AYES: Trustees Mahoney, Rech , Driscoll , Bogart
NAYES: Trustees Berth, Marienthal
The motion carried.
President 's Roundtable
President Fabish announced that the President's Roundtable has been deferred
to the fifth Monday in June.
5. Questions from the Audience
Village Center Study
Mr. Knuth requested that he be kept informed as to the progress of the Village
Center study. President Fabish stated that all land owners will be kept informed.
Trustee Berth requested that the Village Manager notify each property owner of
the review of each phase. Trustee Rech felt that the Plan Commission members
�•/ should be present at the next review to participate in the discussion. President
Fabish stated chat the Plan Commission and Village Center Committee members would
be notified.
University Court Flooding
Trustee Driscoll stated that the meeting to discuss the University Court flooding
problems will be held Tuesday, May 27, 1975.
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Village Newsletter
Trustee Driscoll requested input as to what the Board feels the Village
Newsletter should include. Trustee Rech stated that the Flood Committee
has drafted a description of the flood insurance program and felt that it
should be published in the newsletter soon.
Wheeling-Buffalo Grove Drainage Area
Trustee Rech reported on a meeting she attended this evening of the Soil
Conservation District and the Metropolitan Sanitary District at which the
Wheeling-Buffalo Grove drainage area was discussed.
Adjournment
Trustee Mahoney moved the meeting adjourn. Trustee Driscoll seconded the
motion, and upon a voice vote, the motion passed unanimously.
Time: 11 :08 P.M.
Respectfully submitted,
Village Clerk
PASSED AND APPROVED this /J day of , 1975.
61144-/i ' ai74/4:/(
Village President
Li