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1981-12-16 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Comprehensive Plan School District School Closing Policy December 16, 1981 REGULAR MEETING 7:30 P.M. Chairman Sheldon called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:34 P.M. Commissioners Present: Chairman Sheldon - left at 9:00 P.M. Mr. Goldspiel - arrived at 8:05 P.M. Mr. Button Mr. Davis Mrs. Reid Mr. Krug Commissioners Absent Mr. Shields Mr. Glover Mrs. Kaszubowski Also Present: Mr. J. Marienthal, Village Trustee Mr. J. Truesdell, Village Planner COMMI`1'1'rr: AND LIAISON REPORTS It was suggested that the title Transportation Commission be dropped fron the agenda by Chairman Sheldon. Transportation communications could still be covered in this area. Mr. Marienthal stated that the Village Board referred the Wynnedale plan to the Plan Commission. That the buildings will all be on the south side of the creek. There would be nothing on the north side of the creek. Mr. Truesdell stated that Wynnedale will be on the January 20, 1982 agenda. Mr. Marienthal stated that the other item discussed at the Board meeting was that of the Jewel site. There has been some additional feedback from Board members. They are not all happy with where the Jewel is now placed. They would like to see it placed further north and facing a different direction. They will give input back to Mr. Balling this week. COMPREHENSIVE PLAN Mr. Truesdell stated that there was some discussion regarding a site located - 2 - i at Checker Road and Buffalo Grove Road at the Village Board meeting. I will be discussed at the meeting on December 21, 1981. Chairman Sheldon stated that she wanted the Plan Commission to reaffirm their position on this site so the Board could understand their thinking. Commissioner Reid - One of the things I recall we did in formulating the land use was that when we changed the land use we traded commercial for single family. We made it all balance out land wise. We kept our percentages as close as we could. In changing that one particular site we compensated for it in another part. We did not change the percentages for land and commercial for that taxing district. Mr. Truesdell - I recall that when we were talking about commercial uses at that point we were still talking about the Town Center concept and we were looking at the Trammel Crow project. Commissioner Davis - We did that to enhance the Town Center and now it seems that it is not going to happen. At this point District 96 needs all the commercial it can get. Mr. Marienthal - From the Village Board level we looked at it from the standpoint of a developer's view who was out in the audience that night. He was in the process of negotiations on that site ffir'mxlti-family dwell- ing units. If he wanted to present a petition for multi-family that evening the Board might have considered it, but to keep all options open that we may possibly want to have, instead of changing the site from commercial to multi- family, we felt it was easier to change from multi-family to commercial. Chairman Sheldon - Mr. Raysa stated that it really didn't matter which way the change was made. It could be done. Commissioner Davis - With the retail business being what it is, there will be very few anchor stores going in. Commissioner Button - There is a new trend in center development. It is that of no anchor store. The original Town Center concept did not incluie an anchor store. In response to a question from Commissioner Davis, Mr. Marienthal stated that the Callaghan site is in a holding pattern right now. Commissioner Button - The original discussion hinged on whether or not to provide a market for the Town Center with multi-family. We did not want anything that was going to draw away from the Town Center. Are we going to live with that or not? Buffalo Grove Plan Commission Regular Meeting December 16, 1981 - 3 - Mr. Marienthal - I did not vote for it to be residential basically to keep all the options open. It would be great if we could have a commercial- multi-family use on that piece. Commissioner Button - Consider the fact that the Town Center site is a burden or that the overhead associated with the development of it is more than the other piece of property. It is cheaper to maintain and develop. I am inclined to say we should not vote it commercial. In response to a question from Chairman Sheldon, Mr. Truesdell stated the whole parcel is 60 acres. The piece we are talking about is 36 acres if you add in the flood plane. The portion that would be developed is approximately 18 to 20 acres. Chairman Sheldon - If you put the Jewel on this piece of property it will benefit District 96 and other things will grow from it. Mr. Truesdell - I do not think the traffic is there now for the Jewel. Mr. Marienthal stated that Buffalo Grove Road is going to be improved tc 4 lanes up to Route 83 in 1982. Commissioner Reid - We looked at traffic versus commercial on that parcel. Mr. Marienthal - The Fiore property is not going anywhere for a while. They will be tied up in court with Citrust for some time. Commissioner Davis - I feel it would be a good idea to keep it commercial. Mr. Krug - I would like to see it go commercial. Mr. Truesdell - The only concern with the Plan Commission reversing their recommendation on that site is that the original decision was based on several factors and I do not like to see a reversal based on one factor. Commissioner Button - I do not think it makes a bit of difference at this point if it is one or the other, commercial or multi-family. Commissioner Goldspiel - There is a lot of flood plane in there. Mr. Marienthal - The creek is within the boundaries of that property. Chairman Sheldon - We have very little vacant commercial property in Buffalo Grove during this downturn in the economy. I wanted to reaffirm our position tonight. I would like to recommend that one of our Commissf,oners be at the Village Board meeting and be called on to state our position. Commissioner Goldspiel - I feel you can have problems if you create an undifferentiated zone between commercial and residential. Buffalo Grove Plan Commission Regular Meeting December 16, 1981 - 4 - Mr. Truesdell - Under a PUD you can go in with a certain percentage of commercial and residential. Commissioner Goldspiel - There is a fair amount of commercial that is zoned up at Arlington Heights Road and Route 83 in Lake County. It appears that at the moment there is no great demand. We have to face the population issue. Until we get more residential development we are not going to get more commercial. Commissioner Button called for a polling of the Commission as to if they wanted to leave their original recommendation as it now stands. AYES: Commissioners Goldspiel, Button, Reid, Krug NAPES: Commissioner Davis ABSTAIN: None ABSENT: Commissioners Shields, Glover, Kaszubowski The poll was favorable 4 - 1. After some discussion it was determined that the Village Board would receive a memo in their packets from Mr. Marienthal and the accompanying minutes of the Plan Commission's discussions on this parcel. SCHOOL CLOSINGS Commissioner Reid asked to step down from the Plan Commission and attend the meeting as a private citizen. The Commission concurred. Commissioner Davis restated the fact that he had talked to the superintendent of District 214 and in the interest of good planning it was his feeling that it might be a good idea to take all of the students south of Route 83 that are not now going to Stevenson High School and send them to Buffalo Grove High School. Dr. Gilbert felt an accommodation between the two districts could be worked out. On that basis I felt the Plan Commission could make a recommendation along these lines to the Village Board. Chairman Sheldon - It would not help District 125, that is only half of the problem. Commissioner Davis - There is going to be a major increase in the assessed evaluation in District 125. They have not included this increase in their figures. They are going to have a lot more money than they thought they would. Mr. Marienthal - The Board has discussed this very briefly and we do not want to see Buffalo Grove High School close. We do want to see District 125 and District 214 work together. Commissioner Davis - District 125 has not indicated that they want to talk to District 214. Buffalo Grove Plan Commission Regular Meeting December 16, 1981 - 5 - Chairman Sheldon - They have shown willingness to solve the problem other than putting an addition to their building In the last two weeks there have been several meetings on this. Commissioner Button moved that the Plan Commission direct the staff to prepare a letter to the Village Board stating that the Plan Commission urges the Village Board to continue in its support of discussions between District 214's Board and District 125's Board in reaching accommodations mutually satisfactory to the students and the schools involved. Commissioner Davis amended the motion that a possible area of discussion could be that District 125 consider sending all new students and those who want to go to Buffalo Grove High School who live south of Route 83 within the Village of Buffalo Grove. Commissioner Davis seconded the motion. DISCUSSION: Commissioner Goldspiel stated that he was asked by Mr. Balling to write a memo regarding his presentation of the Village's position to District 214 at the Public Hearing. He had a phone conversation with an individual who is doing some population projections. He was concerned about the data that they were using. They did not have the 1980 census data. They did not have the Illinois School Consulting Service data of population. They were not aware of what the bedroom mix in the units approved were for the area. They did not have any study of what land use is going to be. Be was alarmed that they are going about it that way. He requested that the Village bring this data to the attention of District 214. District 214 is going to have a population projection study but they do not have it vet and they are going to make their decision in March. Mrs. Reid stated that District 214 has been very accurate in their school projections for enrollment through the years. She had no reason to doubt that they are not on target. We should help Districts 124, 214 and 21 all of the school districts by making available to them our planning studies, our projected land uses and projected densities. Mr. Truesdell stated that he was working on putting that information together. THE VOTE: AYES: Commissioners Davis, Button, Krug NAPES: None ABSTAIN: Commissioner Goldspiel ABSENT: Commissioners Shields, Glover, Kaszubowski Reid The vote was positive 4 - 0. Buffalo Grove Plan Commission Regular Meeting Deeember 16, 1981 I I I - 6 - Mr. Truesdell stated that he would put this memo together and insert it in the next Plan Commission packet for review before submitting it to the Village Board. Commissioner Sheldon left at 9:00 P.M. and Commissioner Button took over the Chairmanship. Mrs, Reid resumed her seat. FUTURE AGENDA Mr. Truesdell stated that at the January 6, 1981 meeting the Buffalo Grove Plaza and the Development Ordinance would be on the agenda. ADJOURNMENT Commissioner Davis moved adjournment with Commissioner Krug seconding. Chairman Button adjourned the meeting at 9:08 P.M. Respectfully submitted, Ka hleen Comer Recording Secretary APPROVED BY: Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting December 16, 1981