Loading...
1973-01-29 - Village Board Special Meeting - Minutes 2645 -g- l'/'29/73 MINUTES OF THE PUBLIC HEARING REGARDING THE VILLAGE COMPREHENSIVE MASTER PLAN HELD BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES , ILLINOIS, ON MONDAY, JANUARY 29 , 1973, AT THE MUNICIPAL BUILDING, 50 RAUPP BLVD. , BUFFALO GROVE, ILLINOIS. President Armstrong called the meeting to order at approximately 8 : 15 P.M. Those present stood and recited the Pledge of Allegiance to the Flag. Those present were: President Armstrong; Trustees Fabish, Shirley, Osmon, Rathjen, Mahoney, and Driscoll. Also present were Daniel Larson, Village Manager, Richard Raysa, Village Attorney, Arnold Seaberg, Village Engineer, and Robert Grossman and Norman Drummond of Associated Planners. President Armstrong requested all present to participate in silent prayer for those fellow Americans who died in the Viet Nam conflict and to give thanks for the cease fire. The Reverand Michael Paul then led the group in prayer. The President noted that public notice of this hearing was given in the Buffalo Grove Herald on January 8, 1973. At this time a slide presentation by the United States Savings and Loan regarding planned unit developments was given. The presentation highlighted several developments showing the flexibility of PUD' s. Mr. Larson, with Mr. Grossman narrating, showed slides of local PUD' s. Trustee Mahoney stated that he questions the ethics of Trustee Rathjen' s participation in discussion and voting on the Master Plan because he represents the Wheeling Fire Protection District in their attempt to purchase land on Dundee Road, which is con- tingent upon zoning. He stated that he understands that Trustee Rathjen will resell, on behalf of the Fire District, the surplus acreage, and that the value of the land will depend on its zoning. He believed the zoning of this land will relate to the Master Plan because the Plan will determine if this land will be developed commercial or residential. In response to a question from Trustee Rathjen, Mr. Raysa stated that Trustee Rathjen is an elected official and that the State Statutes says nothing to prohibit his participation in this dis- cussion. He then noted that it could be construed as a conflict of interest, but that it was Trustee Rathjen' s decision. Trustee Rathjen stated he sees no significant problem because if the Board determines the Master Plan to show Dundee Road as commercial or residential and whether he votes or not, it will not make a difference. 2646 ,E 1/29/73 Mr. Grossman presented the Master Plan as proposed. He stated that the planning notebook includes all background information, with the three major inventory sections being environmental analysis, community development analysis , and public utilities analysis. Mr. Grossman stated that major highways in the planning area are Dundee Road, Route 83, Lake-Cook Road, Arlington Heights Road, Buffalo Grove Road, Aptakisic Road, Route 22 , and Milwaukee Avenue. These roads will be on the Federal Aid system. Mr. Grossman reviewed the inventory of public facilities , including schools and parks and their standards. He then reviewed the public utilities , including water, sanitary sewer, and storm drainage. Mr. Grossman reviewed goals for future development, including environmental, social, economic, land use, transportation, educational, recreation, housing, and governmental service and utility objectives. He stated that Master Plan alternatives 1 through 3 took the open space and planned development approach and that alternate 4 was a composite of these three. At this point, he reviewed Alternate Plan 7. This plan has less density, particularly in the area north of Route 83 and west of Buffalo Grove Road (extended) , with the population projected to be 56 , 000 in 1990. Green spaces include flood plain area. The two commercial nodes on Dundee Road will be maintained and expansion of commercial along the road will not be sought. A community center, consisting of commercial, multi-family, and civic facilities will be located in the area between Route 83 and Buffalo Grove Road, north of Lake-Cook Road. Adjacent to the Milwaukee Railroad will be a large industrial area. 9 : 55 P. M. - The President declared a recess. 10 : 11 P . M. - The meeting resumed. President Armstrong stated that it is the recommendation of the Plan Commission to adopt Alternate Plan 7. Carl Genrich, Chairman of the Plan Commission, stated that the standards used by the Plan Commission in the development of the Plan were quality of life and quality of development. He stated that on January 3, 1973, the Plan Commission felt that Alternate 7 was the best alternative, represented the feelings of the Village, and has realistic economic merit. The Commission was in general agreement of certain key elements of the Plan; however, there t._. were considerations of Plan 7 that were not entirely satisfactory to everyone on the Commission. The final vote on Alternative 7 was 6 to 3 and minority reports have been submitted. 2647 1/29/73 Mr. Genrich stated that the Plan Commission has been working on a PUD Ordinance, and as a result of the Master Plan, PUD' s were —' divided into two catagories which are PUD average 6 units per acre and PUD average 10 units per acre. President Armstrong opened the discussion to the business and industry phases of the Plan. Trustee Shirley stated that this Plan is in keeping with the determinations made at a special joint meeting with the Plan Commission with regard to the Dundee Road area. Trustee Shirley then questioned the concept of single family east of the industrial area to Milwaukee Avenue. He was concerned that more commercial was not included in this area. He felt people residing there would not be a part of the Village. Mrs. Dorothy Berth questioned since the Village does not own the land on which the community center is located, how could the Village control what was developed. President Armstrong stated that perhaps a developer could be enticed to purchase the area and develop it as a total package, or the various owners of the property could incorporate for the development, and that the Village should act as a catalyst to put that group together. Mr. William Hitzeman of School District 96 questioned why 0 and R could not be included in the northern area along Route 22 in order to help the tax base in the school district. Mr. Grossman stated that the area had been PUD in another alternate, but was changed to single family because of public opinion expressed at open meetings . Trustee Shirley stated that the Village has a responsibility to the surrounding area; that this Plan will create a burden to District 96 , and the Village has a responsibility to offset this burden by creating a higher tax base. Trustee Fabish noted that 0 and R can create traffic problems and questioned the amount of revenue gained by the School District from light industry. Mr. Hitzeman stated that when figures regarding Kemper are available, he would forward them. President Armstrong asked Mr. Hitzeman what significant changes would there be by changing boundaries or combining school districts . Mr. Hitzeman stated that this should be done for sound educational principals only. In response to a question from Trustee Mahoney, Mr. Drummond stated that the Master Plan is a statement of policy and has no regulatory effect on the development of the community, but should be a basis of land development controls. In response to questions from Trustee Shirley, Mr. Drummond stated L' that if a developer wanted to put 0 and R in the north section, it could be discussed because the plan is flexible; however this is not a choice location for that use. 2648 1" 1/29/73 Trustee Shirley felt the Plan does not meet the Village ' s responsibility to School District 96 . Mr. Drummond stated that this Plan reflects the wishes of the citizens in the area. Trustee Rathjen questioned the attraction for 0 and R development in that area. Trustee Fabish questioned the revenue produced by O and R. `./ Mr. Charles Moodhe of the Strathmore Homeowners Association suggested commercial be designated along the fringes in order to draw trade from other communities. Mr. Dave Potter of the Chamber of Commerce stated that his organization would like to see Dundee Road developed as commercial, but controlled so that there is not an undesirable appearance. He felt the change of commercial to the community center would be detrimental to existing businesses on Dundee Road. Mr. Jim Doyle of the Chamber of Commerce felt the community center is only an assumption and that the traffic flow in that area will not lend itself to business . He felt businesses will not be attracted to the area. Trustee Shirley stated that business on Dundee Road will not be suppressed and that more business is needed in the Village. Trustee Mahoney noted that there are non-commercial areas along Dundee Road at this time. Larry Schwartz of the Chamber of Commerce stated that at this time businesses are not attracted to the community center because of the traffic pattern. Stan Lieberman of the Chamber of Commerce stated dOmmercial can be desirable and attractive. He felt the community center is for the future, but availability of commercial property is needed now. He felt each commercial beautification project should be considered individually on its own merits. Mr. Swen Madsen asked how much of Dundee Road is now commercial and how much expansion is on the Master Plan. Mr. Grossman pointed out all commercial along the road, and stated that the Plan shows approximately 50o expansion. Mr. Madsen questioned access to the retention lake west of Arlington Heights Road. President Armstrong stated that there are walkways and bike trails throughout the green area and should be connected through the Planned Developments. Mr. Madsen questioned "greatness in bigness" and felt the Village should be smaller than reflected in the Plan. Mr. Fritz Kreidler noted that in the slide presentation it was stated that Columbia was developed on 18, 000 acres with a popula- tion of 115, 000 . He then compared these figures with 5 , 000 acres 2649 1/29/73 with a population of 60,000 as shown in the Plan. Mr. Grossman stated that the difference is that Buffalo Grove is in the middle of a metropolitan area. In response to a question from President Armstrong, Mr. Grossman stated that Buffalo Grove developed as presently zoned will produce a population of 25 , 000. Mr. Khlid Cosmo suggested lower density in the center of the Village and higher density near the main arteries. Mr. Tom McElhaney noted the following communities with their acreage and population: Arlington ' Heights - 15 square miles - 69 , 000 Mount Prospect - 12 square miles - 46 , 000 Wheeling - 18 square miles - 16, 000 He then noted that the Plan provides for 55 , 000 population on 8 square miles. Mr. Grossman stated that all areas in these Villages are not developed yet. President Armstrong stated that Arlington Heights has a projected population of 120 , 000. Mr. McElhaney stated that Levitt has petitioned Long Grove to build single family homes and questioned why this can not be done in Buffalo Grove. Mr. Ken Campbell of Levitt stated that these homes will be $50, 000. Mr. Drummond stated that a survey of Lake County showed that a home valued at $52 , 000 supports one school child. Mr. Campbell stated that single family housing on a third acre lot at today' s land prices commands a price of $50 , 000. In response to a question from Mr. McElhaney, Mr. Grossman stated that "vacant land" is green space. Mr. McElhaney questioned availability of culinary water. Mr. Larson stated that alternative sources of water are being in- vestigated through DAMP, Lake County Public Works, and Northbrook. In response to a question from Mr. McElhaney, Mr. Larson stated that all Villages are regulated by the Environmental Protection Agency with regard to sewage treatment. Mr. McElhaney suggested flood plain areas be condemned and made open space. Mr. Drummond stated that open space on the Plan corresponds to flood plain. Mr. Evan Fader stated that Buffalo Creek is the Village ' s only natural resource and should be maintained as public domain. Mr. Swanson stated that he had planned to donate to the Park District the area along the Creek located on his property. In response to a question from Charles Moodhe, Mr. Hitzeman stated that 3, 000 students would require three or four additional schools. 2650 .E 1/29/73 Trustee Fabish stated that the area around the golf course -- should be single family. Mr. Grossman noted that if this were done, another school would be needed. Trustee Fabish expressed concern that too many multi-family units are being developed and would like to see less density. Trustee Osmon expressed concern that people did not understand the basic concept of the Master Plan. He noted that the Plan is an assumption of what will happen and will serve as a guide to developers . Trustee Shirley stated that he has questions of the Lake County Planning Commission and would like them to be present at the next meeting. President Armstrong stated that he would contact them. Trustee Osmon moved the meeting be continued until January 30 , 1973, at 8 : 00 P.M. Trustee Mahoney seconded the motion, and upon a voice vote, the motion passed unanimously. Time: 1: 08 A.M. Respectfully submitted, Village Clerk Approve4't 's' � ' day of � , 1973. Vi lage r ident