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1981-04-22 - Plan Commission - Minutes WORKSHOP MEETING BUFFALO GROVE PLAN COMMISSION Comprehensive Plan April 22, 1981 Chairman Shields called the Workshop Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:45 P.M. Commissioners Present: Chairman Shields Mrs. Sheldon Mr. Button Mr. Glover Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mr. Goldspiel Mr. Davis Mr. Shifrin Also Present: Mr. G. Ahrenholz, Chairman, Transportation Commission Mr. R. Pinzur, Vice Chairman, Transportation Commission Mr. E. Sabes, Transportation Commission Mr. J. Truesdell, Village Planner Ms. Park, Administrative Assistant Ms. Dolan, Intern Student Mr. J. Marienthal, Village Trustee Mr. Truesdell briefly reviewed what had taken place up to this meeting. Ms. Dolan reviewed her report titled Inventory of Natural Resources which was submitted to the Plan Commission and dated March, 1981. Commissioner Reid asked Ms. Dolan to explain how the development would affect the wet lands. Ms. Dolan stated that there should be a buffer along the wet lands to protect them. You would not want to build too close or you could destroy their natural state. Mr. Truesdell then showed a slide presentation that was taken when they went out and viewed the Fiore wet lands. Based on the slide presentation and Ms. Dolan's report Mr. Truesdell stated that we are trying to get across the true nature of this area. The greatest weakness of the original plan for this area was that it did not make good use of the wet lands. Ms. Dolan con- tacted various organizations that back financing of this type of acquisition and came up with a lot of dead ends. We are trying to show on tonight's plan an opening up of this area for the wet lands. - 2 - Commissioner Sheldon - Since there is so little natural prarie left in the state of Illinois would the state be interested in this? Mr. Truesdell - This is wet land, this is not prarie. Ms. Dolan-The Illinois Natural Area Resources did a state wide study and idenified many areas that were threatened and got various organizations committed to preserving those areas. This area is much smaller. There is no money for it right now. In answer to a question from Mr. Marienthal, Mr. Truesdell replied that on the last Fiore plan the wet land was shown as detention. Ms. Park briefly went through some of the summary data submitted to the Plan Commission focusing on Chapter 6. She stated the population for this plan would be 60,600 or a 1i- increase in the present population. It will need 6,800,000 gallons of water to serve this population. We would be able to accommodate that number. If we could not we would have to make some changes in the land plan. The waste water generated would be 7,700,000 gallons. It would not be a problem in the sewage treatment plant that serves Buffalo Grove. Ms. Parks then briefly reviewed her memo of April 8, 1981 to the Transportation Commission titled Alternative Locations for Projected Soo Line Commuter Stations. Commissioner Glover suggested a station location at Aptakisic Road and the Soo Line. Mr. Truesdell stated that the locations that they picked would serve more than Buffalo Grove residents but they could look into a station at Aptakisic Road. He pointed out that Aptakisic Road ran into a dead end. Mr. Ahrenholz - We are looking at this to be a transportation center. Probably before this station is developed we will have several bus routes developed. Mr. Pinzur has developed the idea of Buffalo Grove becoming a center for transportation for the northwestern suburban area. A conser- vative estimate of Buffalo Grove's people who use the bus going downtown is probably 800 to 900 riders. We are looking to increase that to 1,100 to 1,200 and based on population projections about 2,000 in the future. We would like to have a Village position paper developed jointly with the Plan Commission to forward to Nortran. We think in the long term we will have reverse commuting. I would say if things get back on track the later part of the 1980's could see that. Mr. Marienthal - With the west extension of Lake Cook Road over to Route 12, I would like to see the concept of a freeway flier, such as Milwaukee has, coming down Route 53. I think that you would see a rather large ridership that would take advantage of that. Buffalo Grove Plan Commission Workshop Meeting April 22, 1981 II - 3 - Mr. Pinzur - We would like to think that Buffalo Grove can take the lead to get this going. There is no community taking the lead right now. If we do not set aside land, this will not become a reality. Commissioner Sheldon - What would it take for us to be the leader in this? Mr. Pinzur - If we come to some consensus within the next six months to a year and then go out and publicize it and get together with other communities we could become the leader. Buffalo Grove is one of the few communities in the northwest suburban area that has a Transportation Commission and one with __ more than one person on it. The Soo Line track exists and it is tied into the Northwestern tracks in Des Plaines. Buffalo Grove and Wheeling would be in a very good position to get at least one station. I would not think we are look- into more than one station. We would work with Wheeling. This could be a good bridge. If we make the plans we will probably get what we want. Mr. Ahrenholz - We work through Nortran and look to them as our liaison to go to bat for us with CTA, ±JA and other bodies. Nortran has an out- standing reputation in the nation. In answer to a question from Commissioner Glover, Mr. Pinzur stated Nortran is going to exist in the future because it is the second largest transpor- tation district in the state next to CTA. We are made up of many politically powerful communities. Mr. Ahrenholz - We are thinking of working through Ms. Park and drawing up a paper to submit to Nortran. We feel that is a long term development. We will look at several sites and use that as a stimulus to start things going. In answer to a question from Commissioner Reid, Mr. Ahrenholz stated that they are thinking of the right-of-way over the Commonwealth Edison power lines for parking for that site. Ms. Park - The Transportation Commission has identified several sites that are feasible. We are asking for some input. Is there one site that the Plan Commission feels is better than another so that we can focus in on it. Mr. Pinzur - We are available for all input. Commissioner Button - We would ask you to feel free to make recommendations to us. That recommendation should include some ideas of the land requirements for parking and any other information that is necessary. Commissioner Glover - Are we wise in reserving just one location? Mr. Pinzur - I think we should invite someone from Nortran planning to come and make some suggestions. Buffalo Grove Plan Commission Workshop Meeting April 22, 1981 - 4 - Mr. Marienthal - I would suggest having an alternative one and two. The Village Board endorces a commuter stop on the Soo Line tracks. Mr. Truesdell in answer to a question from Commissioner Reid stated we are aiming to proceed to a public hearing on the Comprehensive Plan in May or June and get recommendations to the Village Board some time this summer. Ms. Park - I did get a lot of information from the RTA on different stations in the area, from going over the information I am pretty confident that 5 acres would be sufficient to accommodate the stations and parking. The new station being constructed in Schaumburg is 4. 5 acres with some room for expansion. Mr. Marienthal - I suggest to the Transportation Commission that if you invite Wheeling, it would be a _good idea to invite Mt. Prospect, which is along the Soo Line, and Prospect Heights. You have to take both of those communities into account. Ms. Park - The Transportation Commission felt the Lake Cook Road and Busch Deerfield locations were the two best, in that order. Regarding the Lake Cook Road location, the grade difference and the question of whether or not this property will come into Buffalo Grove or go to Wheeling should be considered. The third location was up on Route 22 and the fourth suggestion was on Aptakisic Road. Chairman Shields - Maybe we should have some professional people meet with us before we make a recommendation. Mr. Truesdell - The next element of the plan that we have identified is the element of subsidized housing. There should be a provision for assisted housing. The reasons for including assisted housing in the plan are 1) with the growth of the industrial development there will be a need for it; 2) the Northeastern Illinois Planning Commission currently reviews all projects in the region to receive federal funding; 3) in identifying specific locations we give ourselves a good criteria to go by. Mr. Truesdell then identified several sites on the map as outlined in Ms. Park's memo to him of March 7, 1981 titled Locations For Subsidized Housing. In response to a question from Commissioner Button, Mr. Truesdell stated that NIPC did a report at the request of HUD which they admitted was very general. They set aside 100 units for Buffalo Grove in that report. That was based on their figures then, as the Village grows that number of units would increase. Commissioner Reid - Are we talking about subsidized housing or moderate to lot income housing? Buffalo Grove Plan Commission Workshop Meeting April 22, 1981 - 5 - Mr. Truesdell - We are talking about family and elderly housing which is subsidized housing. For a family of four you can make a little over 19,000 and qualify for subsidized housing. Mr. Marienthal suggested the property that is owned by the Archdiocese of Chicago be used for subsidized housing for elderly people because of its close proximity to shopping, medical facilities and transportation. Commissioner Glover - I look at the housing as two different types, one elderly and one low income. The elderly would be ideal near the Town Center. The site north of the Mill Creek you are close to schools, bus routes, shopping and I feel it is a good site for low income housing. I do not see a mixing of the two. Commissioner Reid - It could be done and done very well. Is it necessary to have units identified in both counties? Mr. Truesdell - That is not a criteria. We just looked at the entire planning area. Commissioner Glover - Is it possible to break down the uses? Mr. Truesdell - We can look at that and design the criteria. Would you prefer us to do some more evaluation of it? What you are saying is you would like to have it broken down into elderly and low income housing. Commissioner Reid - I think we should identify an area near our industrial sites. I think south of Aptakisic Road would be better at this point. It would be near our industrial location. Mr. Truesdell - Would you be more comfortable to developing a criteria. We could just develop more specific criteria and judge it accordingly to a plan as it comes in. Then we could be more flexible. One more area we want to look at is the development of the golf course. There were some questions raised at the last meeting as to its development. We looked at the area and evaluated other possible uses for that site. The Village could use some larger park area both active and passive. Mr. Truesdell, with the use of a visual aid, presented a plan taking advantage of the MSD detention basin and taking into consideration the natural resources of Buffalo Creek which could become a park area. He stated that a collector road could be developed from Golfview Terrace at Buffalo Grove Road, circulate around to Dundee Road at the Cambridge/Lake entrance. The land left would be developed approximately 600 to 700 units. There is a sewer service problem in this area that limits the development of this property. We thought it would be a PUD 6. It could be an area suitable for mixed use development. It was determined that staff would look further into a plan for the golf course considering the feasibility of acquiring an 18 hold golf course. Buffalo Grove Plan Commission Workshop Meeting April 22, 1981 r . - 6 - Mr. Truesdell - The expansion of the open space to include the wet land in the Fiore property is acceptable to you. We will work on developing a housing locations criteria to a greater detail to put in the plan. We will work with the Transportation Commission to set up a meeting to discuss the stations and look into the possibility of acquiring the country club area. It was determined the public hearings would take place after a brief review of the Comprehensive Plan with the suggested changes. They would take place in the Village Hall. ADJOURNMENT Commissioner Glover moved adjournment with Commissioner Button seconding. Chairman Shields adjourned the meeting at 10:07 P.M. Respectfully submitted, li t Kathleen Comer APPROVED BY: Recording Secretary • / i Patrick Shields Chairman Buffalo Grove Plan Commission Workshop Meeting April 22, 1981