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1984-12-10 - Village Board Committee of the Whole - Minutes . L SUMMARY OF COMMITTEE OF THE WHOLE OF THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, ILLINOIS, HELD MONDAY, DECEMBER 10, 1984, AT THE MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS. President Clayton called the meeting to order at 7:35 P.M. Roll call indicated the following present: President Clayton; Trustees Marienthal, O'Reilly, Hartstein, Glover, and Reid. Trustee Stone was absent. Also present were: William Balling, Village Manager; William Raysa, Village Attorney; James Doyle, Assistant Village Manager; and James Truesdell, Village Planner. APTAKISIC CREEK Mr. Balling stated that the Village has reached agreement with the Illinois Department of Transportation, Division of Water Resources, on the final design details for the Aptakisic Creek channel liner between Weiland and Busch Roads. The State will permit the completion of the already approved design for the channel liner; they want to get away from the concrete channel liners, and are very concerned that this does not become precedent setting. The Village Engineer has indicated to the State that the Village is willing to accept any design criteria that they have, once the Village knows it in advance of the design. Lexington will be submitting a revised channel detail for their portion of the project. Standard Pacific will be permitted to proceed, with the understanding that the Village would accept this as a unique decision for this site. Mr. Balling would like to formally notify IDOT that the Village would use this as a site specific design and would not look to use it in other areas; there was no objection from the Board. ARLINGTON COUNTRY CLUB Trustee O'Reilly stated that she attended a meeting in Wheeling last Wednesday, and there is another meeting next Monday. Trustee O'Reilly does not think there is any reason for her to attend next Monday, but asked for thoughts from the rest of the Board. Trustee O'Reilly commented on some statements made by Wheeling at their last meeting. President Clayton stated that she does not believe that Trustee O'Reilly needs to attend next Wednesday, and noted that Trustee O'Reilly has ably stated the concerns of the Village to Wheeling. Trustee Reid stated that he believes that it is important that Buffalo Grove continue to be represented at the Wheeling meetings to show our concern. President Clayton stated that, whether or not there is attendance at the meeting, she believes a letter should be sent either to the Wheeling Village President or Village Manager, reiterating Buffalo Grove's concerns. Trustee Marienthal believes that there should be representation at the meeting to again address the following points: 1. The Village of Buffalo Grove is paying for the local government share for the improvement of Buffalo Grove Road, but Wheeling residents would be using that road, even though Wheeling has not contributed to the reconstruction. 2. Retention/detention - the Village of Buffalo Grove worked with the MSD in order to get that particular item in place on the Arlington Country Club and Trustee Marienthal thinks it is wrong not to see that particular item envisioned. President Clayton stated that Buffalo Grove could end up with a serious flooding problem if the land is not maintained properly. Trustee O'Reilly stated that the MSD has final jurisdiction in this area. COMMITTEE OF THE WHOLE DECEMBER 10, 1981 �•/ PAGE TWO 3. Fire service - because of the greater distance of the area to the Wheeling Fire station than to the Buffalo Grove station. 4. Trustee Marienthal believes that the Buffalo Grove Police Department will have to respond to an overload of calls because of the traffic from the development on Dundee Road and Buffalo Grove Road. 5. Trustee Marienthal thinks Wheeling must address the question of density. Trustee Hartstein stated that the comments which he has made indicate that Wheeling must take into consideration not only the best interests of their residents, but also the best interests of surrounding communities. It was decided that it would be in the best interests of the Village for Trustee O'Reilly to attend the Wheeling Village Board Meeting next week. ADVISORY REFERENDUM Trustee Hartstein brought up the possibility of putting a referendum on the April 2, 1985 ballot relating to the merit selection of judges; however, if the Village of Buffalo Grove did elect to put such a referendum on the ballot, he would like to see the language changed from that which is suggested by the Coalition for Political Honesty. Trustee Reid stated that he shares Trustee Hartstein's concerns, but he would not be in favor of putting the question on the ballot in the upcoming election, because he is concerned that, no matter what kind of language is proposed by Buffalo Grove, it would appear to be the same to the voter as that proposed by the Coalition for Political Honesty. Trustee Hartstein responded that, in that respect, Buffalo Grove could take a leadership role and urge other communities throughout the state to adopt more objective language for the referendum. Trustee Glover stated that he personally agrees with the concerns, but he is reluctant to use this Board as a soap box for another political body. President Clayton polled the Board: "Yes" indicates favor of having an agenda item next week, wording to be determined, with regard to an advisory referendum with regard to the merit selection of judges; "No" indicates opposition: YES: Marienthal, Hartstein, President Clayton NO: Glover, Reid ABSENT: Stone ABSTAIN: O'Reilly (because she will not be present) COUNTY LINE PARTNERS INDUSTRIAL REVENUE BONDS Mr. Raysa brought the Board up to date on the County Line Partners Industrial Revenue Bond application. The Public Hearing and bond approval are set for December 17, 1984. Mr. Raysa reported that bond counsel informed him that he should have received the first draft of the bond no later than today, and he has not yet received same; Mr. Raysa alerted the Board that time is running short, since bond ordinances normally go through several revisions. President Clayton asked that Mr. Balling contact Mr. Benach tomorrow and stress the importance of timing on this item. \./ COMMITTEE OF THE WHOLE DECEMBER 10, 198q PAGE THREE TOWN CENTER WORKSHOP Mr. Truesdell first reviewed the Town Center plan which is in effect now, pursuant to the B-5 Ordinance, and the proposed concept plan to be discussed at this meeting. The currently adopted plan anticipated multi-family development on the north 25 acres of the Town Center, with office and commercial anticipated to the south of the multi-family, and retail development being focused on Lake- Cook Road and frontage of Route 83, and office being proposed on Buffalo Grove Road. Mr. Truesdell was asked to develop a plan where the eastern half of the Town Center along Route 83 would develop as commercial, and the western half along Buffalo Grove would be predominantly multi-family, while retaining some commercial near Lake-Cook Road. The proposed concept shifts the commercial on Route 83 from the north end of the Town Center down to the south end at Lake-Cook Road. It takes Buffalo Grove Road, and anticipates multi-family along most of Buffalo Grove Road, while retaining the commercial development along Buffalo Grove Road near Lake-Cook Road. Mr. Truesdell explained the reasons for working in the Village Green at the proposed location. Mr. Marc Schwartz, of Batler, Capitel and Schwartz, representing the Lieberman Group, introduced Mr. Stan Lieberman, President of the Lieberman Group, and Mr. Phil Kupritz, architect for the project. Mr. Stan Lieberman made a brief presentation, stating that it is their `./ desire to build a quality center which will fit in with the Town Center. Mr. Phil Kupritz displayed a plan parallel to what Mr. Truesdell presented, but with more detail shown; he then elaborated on the proposed plan. Trustee Marienthal stated that his major concern is the amount of ingress/egress shown on the new plan; he is also concerned with the reduction in the size of the Village Green; he would like to see some of the retention/detention area combined rather than broken up; he is concerned that the commercial shown along Route 83 will appear to be a glorified strip. President Clayton stated that the plan drawn up by Mr. Truesdell is a concept plan, and is being shown tonight for Board input. Trustee O'Reilly stated that she likes the way the multi-family has been changed; she likes the green space interspersed throughout the whole plan; she likes the detention broken up rather than all in one space; she is disturbed to see that Church Road is being extended again. Mr. Balling stated that it is possible that both of the segments around the Village Green could be pedestrian ways, and he discussed the possibilities for the roadways in that area. Trustee O'Reilly stated that she is not pleased to see all the access points; she questioned what could occur on the Village Green with it being only 1 to 2 acres; she does not see a purpose for a Village Green any more. Mr. Truesdell stated that the Village Green is meant to be more of an old- fashioned town square with perhaps a gazebo, and some benches where people could stop and sit; he believes that, if the Village Green were too large, it would break up the Town Center, which would not be desirable. COMMITTEE OF THE WHOLE DECEMBER 10, 198q PAGE FOUR In answer to a question from Trustee O'Reilly, Mr. Truesdell stated that he would anticipate the commercial along Route 83 to face Route 83, and he showed where the backs of the stores and the parking areas would be. Mr. Truesdell stated that all curb cuts have always been on the plan except for one which was added up at the north end; they tried to make sure there was a good distance between Pauline and the access point; he explained the thought behind each proposed access point. In answer to a question from Trustee O'Reilly, Mr. Truesdell stated that it is difficult to project how many traffic signals would be anticipated; he said there would probably be none at this time; ultimately there would probably be one at Checker and Buffalo Grove Roads. Trustee O'Reilly stated that she believes the proposed plan has potential. Trustee Glover stated that the proposed plan answers many of the concerns which he had with the Town Center; he does believe that the proposed plan divides up the Town Center and loses some of the unity that was originally sought; he agrees with Trustee O'Reilly on the Village Green, and suggested that some of the retention could be combined with the Village Green; he likes the way the development of the Lieberman property focuses on the rest of the Town Center; he suggested having the Appearance Commission review the proposed plan. Trustee Hartstein stated that he shares some of the concerns articulated earlier relating to additional curb cuts; he thinks the proposal put together by Mr. Kupritz has benefit to orienting that particular parcel to commercial; as mentioned earlier by Trustee Marienthal, he is bothered conceptually by the fact that earlier plans which might have had some type of central focus, are being turned into a glorified strip center along Route 83. In answer to a question from Trustee Hartstein, Mr. Kupritz stated that they do not know the end users at this time; Mr. Lieberman stated that they will be going after quality shops and restaurants. Mr. Kupritz stated that he does not think that the focus of the Town Center has changed. Trustee Hartstein stated that he believes that the time has come for the Village to recognize that the concept of a Village Green is a "pie in the sky", and is probably not realistic; he likes the idea of the commercial up at the corner, but he does not think the Village is taking advantage of the fact that, if this is going to be developed as a viable Village commercial focal point, full advantage is not being taken of the access from the western portion of the Village; with regard to the Checker Road access point, he does not believe that this particular plan utilizes that particular access to the fullest in terms of being able to have some type of dramatic entrance from Buffalo Grove Road. Trustee Reid is pleased and intrigued with the concept plan presented; he likes the idea of breaking up the clump of green, and spreading the green areas throughout the area; he thinks it makes more sense not to deny the fact that Route 83 is probably going to develop as a commercial venture; he thinks the concept of a big Village Green is passe' . COMMITTEE OF THE WHOLE DECEMBER 10, 1984 PAGE FIVE Trustee Marienthal shared with the Board some comments from Trustee Stone: Trustee Stone likes the Lieberman plan; he wishes to have utilization of existing structures within the Town Center; he believes that the commercial along Route 83 is a glorified strip; he does not like all of the curb cuts. Trustee Marienthal stated that he would like to see the developer and the Village planner take into consideration the full utilization of Harris Drive; he agrees that a Village Green of 1 or 2 acres would be useless; he strongly believes that the commercial along Route 83 would be basically a strip center; he is in favor of looking at this plan, although he believes it needs additional work. Trustee Hartstein stated that he did not wish for Jim Truesdell to misconstrue his comments in terms of the commercial; as the plan is currently proposed, it appears to him to have a glorified strip concept; however, he does not have any objection to the orientation along Route 83. Mr. Marc Schwartz stated that although many comments have been made this evening regarding the Town Center, he does not believe that they have been given any direction regarding the parcel they are proposing to develop, the Knuth parcel. President Clayton stated that she likes the concept plan better than what has been presented in the past; she likes the open feel; she thinks it is better to break up the retention basins and have several basins; she believes that the Lieberman proposal itself is interesting and would be a plus and a good start for the Town Center. Trustee Hartstein stated that he believes the Lieberman proposal could be improved upon by not limiting themselves to the exact parameters of the Knuth parcel; he would like to see some additional property acquired to expand the top part of the triangle, or expand further to the south and the east somewhat, he thinks they would be able to do a little more to enhance the parcel, he also stated that he realizes that this may not be feasible. Mr. Lieberman stated that he believes that there is a contract on the parcel immediately adjacent to them, so at this point, they are landlocked. Mr. Lieberman stated that they would like to move on this parcel, and they would like direction, because he does not wish to make a career out of developing this 7 and 1/2 acre parcel. President Clayton polled the Board, and asked each Trustee to comment specifically on the Lieberman plan: Trustee Marienthal: He would be in favor of Mr. Lieberman doing refinements to the plan that he has submitted to the Board this evening; he would like him to take into consideration the amount of curb cuts on the plan. Mr. Schwartz stated that they have discussed the changes in Mr. Truesdell's memo, and, without exception, they have no problem with any of those changes. COMMITTEE OF THE WHOLE DECEMBER 10, 198Y PAGE SIX Trustee Marienthal: In the middle of their parcel of property that goes into the remainder of the center, he would like an access point for incorporation to the parcel immediately to the south. President Clayton noted that the comments that the Board is making are comments which the Board wants the Plan Commission to consider. Trustee Marienthal: He would like to see Harris Drive used as a combination drive, which would not be exclusively for their parcel, but would also be for the parcel to the south. Trustee O'Reilly: She thinks the plan has potential, and she would vote to refer it to the Plan Commission. Trustee Hartstein: He supports the concept of the plan; notwithstanding some of his reservations and concerns about the overall concept modifications, he thinks it is beneficial to the Town Center plan to have this particular piece adjacent to the service station converted to commercial use; if the Plan Commission is agreeable to the concept, he sees no reason to have to wait until the remaining portion of the Town Center is revamped in order to go ahead with this particular piece. Trustee Glover: He agrees with the proposed land use; his only concern is how this concept plan would fit with the overall Town Center concept, although he does not see this as a problem; he would like to see some revamping of the pedestrian accesses; he would whole- heartedly support referral to the Plan Commission, and he would hope that, at the same time, they would review the concept of the Town Center as a whole. Trustee Reid: He is in favor of referring this to the Plan Commission; he likes the curvilinear concept which is proposed; he believes Mr. Truesdell raised an important point with regard to the southern retail section, and he would like to see Mr. Lieberman shift the parking lot to make more parking available to the southern retail center. President Clayton stated that this item would be on the Consent Agenda for referral to the Plan Commission on December 17, 1984. Mr. Balling stated that he had discussed with Mr. Lieberman the possibility of making application for an Industrial Revenue Bond in 1985. Mr. Balling stated that he understands that certain costs could be included in issue if the inducement resolution were passed as soon as possible. Normally, induce- ment resolutions are not passed until a report is received from the financial advisors, however, a conditional resolution was passed with one applicant this year, subject to receiving the financial advisor's memorandum. It was suggested that the Board consider an Industrial Revenue Bond application for certain parts of this, and that a conditional Inducement Resolution also be considered at the December 17, 1984 meeting, which would maximize the owner's opportunity to allow certain costs to be included in the project which other- wise could not be included. COMMITTEE OF THE WHOLE `./ DECEMBER 10, 1984 PAGE SEVEN Trustee Marienthal stated that he would consider it for the office portion, but he does not know if he would consider it for commercial. Trustee O'Reilly agreed with Trustee Marienthal. Trustee Hartstein believes very strongly that the Board has to be fully flexible in this. Trustee Glover stated that he also believes that it is important to be flexible. Trustee Reid stated that he believes that it is important in terms of inducing a developer to get started on the Town Center. Plan Commissioner Goldspiel stated that the Plan Commission is obligated to consider the Town Center as a whole in their review; he believes that the Village Green is a high priority with residents. RECESS President Clayton delcared a recess from 9:45 P.M. to 9:57 P.M. Mr. Jeff Markowitz, 511 Crown Point Drive, commented on the developer's unawareness of Harris Drive, and noted that they should become aware of the access immediately to the west of Harris Drive which leads to a single-family area, and he would like them to pay particular attention to the buffering to the back of the commercial area adjacent to the single-family area. TITLE XIX President Clayton reviewed the proceedings of the topic to date. Mr. Balling stated that he noted, from his conversations with Board members, that modifica- tion of the ordinance was not recommended; however, public accountability of the funds seemed to be desirable. A concept was developed which would not change the ordinance itself, but would require, on an annual basis, the districts to submit summary plans on how they intended to use their allocation; that plan would be reviewed and returned to the district, who would, in turn, pass a hold-harmless resolution by their Board, requesting the funds for that period, and, if requested, the Village would disburse the entire annual entitlement to the districts. There is now a good sum in the account which could get disbursed to the districts. Trustee O'Reilly stated that, if the structure of the ordinance is not changed, she does not think there is much sense in changing the administration of the ordinance; she does believe that the annual report is a good idea. With regard to the Park District, Trustee O'Reilly stated that the Board has been dealing with park acquisition for over one year, and we are no closer to beginning to discuss acquisition that we were 15 months ago; she believes that the Village Board needs to address whether it can or should hold funds to allow for acquisition. Trustee O'Reilly stated that the Ordinance is very expensive for developers, and she is not certain that that expense has been well COMMITTEE OF THE WHOLE DECEMBER 10, 1984 PAGE EIGHT utilized. Several Trustees expressed the opinion that the Board is not in the park business; however, the Village Board could work with the Park District in seeking funding solutions for a central park; it was also suggested that there should be an official position from the Park Board. President Clayton stated that, from the comments made, she does not believe that the Board wishes to make any changes in the Ordinance with regard to the Park donation; there were no objections from Trustees. President Clayton asked if there was any desire on the part of the Board to make changes in the Ordinance with regard to the school districts. Trustee Reid stated that, since there are five school districts in the Village, the Board has to recognize the difference in the school districts. Mr. Raysa will look into the possibility of differentiating between school districts with increasing enrollment and school districts with declining enrollment in the ordinance. Lengthy discussion took place regarding the use of the school district funds, and various aspects of dealing with the different school districts; two specific points addressed were whether or not rental expenses in place of building a new school are allowable, and why there was a request to increase the acreage requirement for elementary and junior high level schools. President Clayton stated that there will be more information forthcoming from staff regarding the request to increase the acreage for elementary and junior high level schools, and also Mr. Raysa will investigate the possibilities of differentiating between a growing district and a declining district. Regarding the library donation, Trustee O'Reilly stated that she does not believe the library donation should be included in the ordinance any longer. Trustee Marienthal disagreed with Trustee O'Reilly because he believes the library donation is a valuable one. President Clayton polled the Board: "Yes" indicates favor of retaining the library donation in the ordinance; "No" indicates opposition: YES: Marienthal NO: O'Reilly, Glover, Reid, President Clayton PASS: Hartstein* ABSENT: Stone *Trustee Hartstein subsequently changed his vote to "NO". President Clayton asked staff to notify the Library Districts, and to prepare an ordinance for consideration. Trustee Marienthal stated that he believes the Board has just done a disservice to the community and the library districts. President Clayton pointed out that Buffalo Grove was one of the few Villages to include a library donation in the ordinance. COMMITTEE OF THE WHOLE DECEMBER 10, 1984 PAGE NINE Mr. Balling said there would be development of an annual plan which would be submitted to Mr. Balling in advance of the disbursement of any funds, but there would not be an audit per se. The Board agreed with this procedure. ADJOURNMENT Moved by Reid, seconded by Glover, to adjourn the meeting. Upon voice vote, the motion was unanimously declared carried. The meeting was adjourned at 11:25 P.M. d9J VI . ��ulisacI w Janet M. Sirabian, Village Clerk