1979-05-14 - Village Board Committee of the Whole - Minutes • .
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SUMMARY OF COMMITTEE OF THE WHOLE OF THE PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF BUFFALO GROVE, ILLINOIS, HELD MONDAY, MAY 14, 1979, AT
THE MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS.
President Clayton called the meeting to order at 8:40 P.M. Roll call indicated
the following present: President Clayton; Trustees Marienthal , Stone, O'Reilly,
Hartstein, Kavitt, Gerschefske.
Also present were William Balling, Village Manager; William Raysa, Village
Attorney; William Sommer, Assistant Village Manager; Frank Hruby, Building and
Zoning Director; and Gregory Boysen, Village Engineer.
PRESIDENT'S REPORT
President Clayton announced that the Public Hearing for Dearborn Development
Company would be continued until June 11 , 1979.
VILLAGE MANAGER'S REPORT
Mr. Balling introduced Mr. Frank Hruby, who joined the staff today in the
capacity of Building and Zoning Director, to the Board. Mr. Balling and
President Clayton welcomed Mr. Hruby to the staff and the Village.
(' RODENT ABATEMENT PROGRAM)
Mr.--.Balling- summarized the major findings of the Village, in view of the recent
rodent sightings on Regent Courts. He said the Village had entered into a limited
contract program with Anderson Exterminating Company as consultants to eliminate
basically a field rodent problem. This was a bi-weekly program which included all
public areas. There have been eight applications since the program began in
February.
The alleged source point of the Regent Courts sightings is the Terramere Subdivision.
The well site on Arlington Heights Road has been baited.
Carol Good, Health Officer for Buffalo Grove, met with the Health Officer for
Arlington Heights, and they walked the property of the Terramere Subdivision, but
found no substantial evidence of rodents. If further investigation shows that there
is a rodent population either on the Terramere land or the WindfieldSubdivision
land, the area will be treated.
The Health Officer made specific recommendations to the property owners that were
experiencing rodent sightings.
Mr. Balling stated that there is no record of a rat bite ever occurring in Buffalo
Grove. He also stated that the staff had checked with both Cooper Junior High
School and Longfellow School , both of which indicated that they had no incidence
of rodents.
Mr. Balling said that the recommendation of the staff is:
1 . To prepare and distribute a fact sheet and instructions for eliminating
the rodent problem.
2. Anyone sighting a rat in the area should contact the Health Officer, and
the Village will investigate each and every case.
3. The Village will pursue treatment of the Terramere and Windfield
Subdivisions.
4. The Village will monitor the creek and the wells for rodent activity.
5. The Village will survey private property on Regent Court and Regent Drive
and make recommendations to the property owners for treatment.
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COMMITTEE OF THE WHOLE
MAY 14, 1979
PAGE TWO
FIORE PROPERTY'
,.%
President-CTayton stated that the next item would be the Fiore Property develop-
ment concept, and pointed out that this is strictly an informational meeting for
the Board.
Mr. Jim Mikes of Rudnick and Wolfe, attorney for the developer, introduced him-
self to the Board, along with Mr. Perry Snyderman, also of Rudnick and Wolfe;
Mr. Bob Friedman, their client; and two of Mr. Friedman 's experts on the subject
property, Mr. John Kinley, and Mr. Paul Leder, of PRC Toups Corporation.
Mr. Mikes stated that their intent is to tell what this property means to the
Village, what it means to them, and how they want to go about submitting the
property for annexation to the Village. He said that no petition or application
in any form has been filed.
Mr. Bob Friedman told the Board that he is a real estate developer. His company
is RBF Associates, and he is a partner and officer of Citrust Property, which is
a wholly owned subsidiary of First City Development, a Toronto-based real estate
company.
1st Exhibit - Property Identification
Mr. Friedman displayed an aerial photo, and stated that Citrust has an
option contract to purchase the green shaded area of the map from the
Fiore family. He said that the yellow shaded area of the map is owned
by Hilltown Associates and that Hilltown and Citrust have an operational
agreement to plan the two properties together.
Mr. Friedman said that they have had land consultants doing basic research
on the land. He said they need direction before they go any further, and
they hope they are compatible with the overall goals of the Village.
Mr. John Kinley, land planner for PRC Toups, stated that their firm
was retained to do initial investigations on this property. He stated
that the total combined acreage is approximately 823 acres (460 acres
being Citrust property, and 363 acres being Hilltown property) .
Mr. Kinley said that the exhibits displayed are elementary to get a
feel for what is wanted, and stated that these exhibits are very conceptual .
2nd Exhibit - Existing Zoning
Mr. Kinley pointed out other Village boundaries and existing uses.
3rd Exhibit - Jurisdictional Boundaries
Mr. Kinley pointed out that the school districts involved in this property
are 96, 103, and 125; and the fire protection districts involved are Vernon,
Long Grove, and Countryside.
COMMITTEE OF THE WHOLE
MAY 14, 1979
PAGE THREE
4th Exhibit - Hydrology Survey
5th Exhibit - Physical Limitations
Mr. Kinley pointed out the flood plain areas, and the "Naughton Muck"
areas. He said their intent is to plan around certain terrain areas
rather than fight them.
6th Exhibit - Conceptual Master Plan
Mr. Kinley discussed the Conceptual Master Plan. He identified the general
land uses, the open space, and pointed out the two school sites.
Mr. Kinley said that the predominant land use, approximately 425 acres,
is shown as single family. He said that they are striving for a gross
density of approximately 3 units to the acre overall , which would be a
total yield of approximately 2,500 dwelling units. There would be
approximately 130 acres of open space, in addition to open space and
recreation areas which would be containined in specific developments.
Mr. Mikes stated, that they would like to file for annexation, and they need input
from the Village as to how to approach this. They would follow through in any
form which the Village told them they should follow. The type of application
they would like to submit is a petition asking that this property be annexed as a
concept approval of a plan of development for the entire parcel , designating types
of uses and perhaps densities , but no specific site plan for any particular parcel .
They would like their experts to work with the Village, working their property into
our Master Plan. They are seeking annexation for both their property and the
Hilltown property.
Trustee Marienthal asked about the status of the 66' strip of land contiguous to
Buffalo Grove. Mr. Friedman said that this piece of land is owned by a woman
who lives in Germany, and they are attempting to contact her.
Trustee Marienthal asked if they had contacted the Lake County Forest Preserve.
Mr. Kinley said he had not personally talked with them, but that Jim Truesdell
had indicated that the Lake County Forest Preserve had been looking at a portion
of property north of the Hilltown property, but that they have no interest in any
further acquisition at this point.
Trustee Hartstein asked how they envisioned the density of various sections,
such as single family, multi-family, etc. Mr. Kinley said that they do not have
specific densities worked out at this point, but that they would make sure the
efforts they had were in line with current Village zoning.
Trustee Kavitt asked the specific length of the option agreement. Mr. Friedman
answered that they would like to have a resolution by the end of the first
quarter.
COMMITTEE OF THE WHOLE
MAY 14, 1979
PAGE FOUR
President Clayton asked if the Board would get their comments in regarding
whether or not the Village will consider a petition for annexation, and have the
owners come back in at least two weeks when the Board would give some kind of
direction.
Mr. Perry Snyderman explained the developer's reasons for not wanting to discuss
the specifics regarding the length of their option.
Trustee Hartstein asked the developer's feeling regarding BuffaloGrove deciding
to annex a substantial portion, but not all , of the subject property. Mr. Mikes
said that they are not prepared to annex just a portion of the property. Mr.
Snyderman said that would be impractical , and they would like to have the land
controlled by one city.
COMPREHENSIVE PL
Mr. Bali] ated that President Clayton had asked the staff to evaluate the
issue of revising the Comprehensive Plan on a five year basis. He said that he
would like to refer the report (Mr. Balling's memo to the Board of May 10, 1979)
to the Community Development subcommittee of the Board, with a request for a
response back in two weeks on basically three items :
1 . The acceptance of Scope of Work and Timetable.
2. Acceptance of a delegation of responsibility to accomplish review
(to be submitted by staff) .
3. Interface between this study and any future master planning for the
Fiore Property. Inasmuch as 50% of this property lies somewhat north
of the Village's defined boundaries, this would necessitate a special
type of review in three areas:
a. Land use
b. Land economics
c. Utility systems.
Mr. Balling said that he would ideally like to have a planning
consultant retained for analyzing the northern property under those
three studies, and integrating that study with the staff's findings.
Mr. Balling said that Mr. Friedman stated that he would pay the
proportionate cost of the consultant which would relate to his property.
Mr. Balling said that those applications filed or in process prior to the
commencement of the Comprehensive Plan review should be evaluated in terms of
our existing Comprehensive Plan and brought to a point of final action by the
Board. These projects would be defined under "Old Business".
Those applications filed after the commencement of the Comprehensive Plan Review,
defined under "New Business", should be accepted using the guidelines of the
approved Comprehensive Plan and processed through normal channels. However, all
applications should be formally notified that they filed at the risk of the
Village changing basic land use allocations contained in the Comprehensive Plan
prior to final action on their plan.
COMMITTEE OF THE WHOLE
MAY 14, 1979
PAGE FIVE
Mr. Sommer said that the review will contain three separate exercises:
1 . Analysis of the stated goals of the present Comprehensive Plan:
a. Are the stated goals still consistent with the planned policies
of the Village of Buffalo Grove?
b. Is it perceived that stated goals are being met?
c. Are any new goals needed?
2. Land use analysis —comprehensive review of existing land uses.
3. Change in land use if analysis shows the need.
Mr. Sommer stated that the starting date for this review would be August 1 , 1979,
and the entire process should be completed by January 31 , 1980 if there are no
changes in land use, or March 31 , 1980 if there are changes in land use.
Trustee O'Reilly stated that she does not feel that we can deal with the Fiore
property at all until the aforementioned studies are completed, because the Board
will not be able to define where Village boundaries should be until then.
Mr. Kinley stated that he understood that the developer would have some idea of
direction from the Board in two weeks.
Trustee Hartstein stated that he does not believe there would be a true picture
of realistic considerations until the Board has analyzed goals.
Mr. Friedman said that he does not know if he can wait until late 1979 before
getting any direction from the Board.
Regarding handling projects defined under "Old Business", President Clayton said
that she concurs with Mr. Balling's recommendations that the Village go on and
handle these using the existing Comprehensive Plan, since it would be difficult
to delay these developers for 9 months to one year. Trustee Hartstein strongly
agrees with that procedure.
Mr. Raysa stated that there is nothing in writing stating that these proposed
projects could not be held off, but good faith would mandate against it.
Trustee O'Reilly stated that she has no problem with any of the developments
listed under "Old Business" except for Dearborn (Hidden Lake) , which she feels
must be held off until after review of the Comprehensive Plan because it is too
important an item to go ahead with now.
Mr. Balling stated that the official date for Board direction is. June 4, 1979.
Mr. Marvin Hauserman, representing Dearborn Development, stated that he agrees
that there is "good faith" involved in this decision. He said that it is his
understanding that the Plan Commission has had considerable input, and he does
not feel that Dearborn should lose another year before getting definite direction
from the Board.
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COMMITTEE OF THE WHOLE
MAY 14, 1979
PAGE SIX
Trustee Hartstein asked for comments from a representative of the Plan Commission.
Chairman Shields of the Plan Commission stated that it would be to the detriment
of Dearborn to hold them off any further, since they have already spent a
considerable amount of time in the planning process.
Trustee Marienthal said that he does not think Dearborn should be held up any
longer. He feels that they can be given either a "yes" or a "no" answer in the
near future. Regarding the Fiore property, Mr. Marienthal feels that the Board
can let them know within 4-6 weeks whether or not the Village wishes to extend
its boundaries that far.
President Clayton stated that she would like to take a poll of the Board as to
whether or not the 7 items under "Old Business" should be handled by evaluating
them in terms of the existing Comprehensive Plan and brought to a point of final
action by the Village Board. Trustees voted as follows :
AYES: 6 - Marienthal , Stone, O'Reilly, Hartstein, Kavitt, Gerschefske
NAPES: 0 - None
President Clayton said that the scope of work would be referred to the Community
Development area of responsibility for their review and recommendation back to
the entire Village Board.
The question was raised as to whether or not the developer for the Fiore property
should, in fact, return in two weeks, or whether or not some direction could be
given by July 1 , 1979. Two of the main concerns of the Board are:
1. Water
2. Does the Board want the boundaries of the Village to extend past
Route 22.
Mr. Balling stated that the studies by the staff could begin before August 1 ,
1979, if the. Board so directed. He said the developer must show that his plan
will complement the Village, and also be economically viable.
Mr. Snyderman agreed that it is their responsibility to show that their plan is
an affirmative plus to the Village.
Trustee Hartstein stated that he feels that there could be a brainstorming
session at an early date which would include input from the Plan Commission and
school districts in order to come up with some sort of direction for the developer.
President Clayton directed the staff to begin this review of the Comprehensive
Plan as soon as possible.
Trustee Stone moved that the meeting be adjourned to executive session to discuss
litigation. Trustee Marienthal seconded the motion, which was unanimously approved
by voice vote. The meeting adjourned to executive session at 10:20 P.M. Executive
session concluded at 12:10 A.M.
Jan M. Sirabian, Village Clerk