1980-04-30 - Plan Commission - Minutes WORKSHOP MEETING
BUFFALO GROVE PLAN COMMISSION
Citrust/Hilltown Property
April 30, 1980
Chairperson Sheldon called the meeting to order in the Municipal Building,
50 Raupp Boulevard, Buffalo Grove at 7:40 P.M.
Commissioners Present: Chairperson Sheldon
Mr. Goldspiel
Mr. Button
Mr. Davis
Mrs. Reid
Mr. Shifrin
Mr. Glover
Mrs. Kaszubowski
Commissioners Absent: Chairman Shields
Also Present: Mr. Jim Mikes, Attorney, Fiore
Mr. John Marienthal, Village Trustee
Mr. Jim Truesdell, Village Planner
There were no Communications, Committee or Liaison Reports.
CITRUST/HILLTOWN PROPERTY
Chairperson Sheldon stated that the purpose of this meeting is a workshop to
update the Plan Commission on the status of this development which is before us.
Changes have been made to it and direction has come to us from the Village Board.
We have been provided with all this information and hopefully by the end of
tonight we will have updated the Plan Commission. One of the goals is to
identify the areas of concern that the Commission has and work on them.
Because of the economy, construction has slowed considerably and the financing
of a project of this magnitude is as much of a consideration as anything else.
For this reason there is a time schedule that we have been asked to try to,
if at all possible, adhere. It is not a goal of this meeting to set a public
hearing date. After tonight we will want to schedule a workshop with the
developer, then possibly another workshop. Following that possibly we will
be able to set a public hearing date.
Buffalo Grove Plan Commission
Workshop Meeting
April 30, 1980
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Mr. Truesdell - What I have distributed to you tonight is material that I
received in the past few days. A brief overview is as follows:
1. You have all received the Ultimate Fiscal Impact on Major Taxing
Jurisdictions from Richard Stern of Barton-Aschman Associates, Inc.
dated April 25, 1980 addressed to Mr. Robert Friedman of Citrust
Properties, Inc. It is an update based on the current plan.
There were some disagreements between the original study and the
Lake County study. The staff made some recommendations as to the
assessed valuation which are contained in here.
2. A letter from Mr. Crosland to me dated April 28, 1980 which gives
the Park District's conceptual idea of how much active use open
space would be required per our Ordinance 79-63 for school, park and
library donation.
3. A letter from Mr. John Kinley of PRC Toups to me dated April 29, 1980
on Comprehensive Design Standards for the property. It outlines
some of the things they would like to discuss with the Commission
at their first workshop when they make a presentation. They would
like to discuss some of the finer points, up to now it has been
discussed in very broad aspects.
Chairperson Sheldon asked Mr. Truesdell if he could either contact Mr. Lane
Kendig to make a presentation to the Plan Commission on cluster housing or
if Mr. Truesdell could put something together. Mr. Truesdell agreed to look
into it.
Mr. Truesdell then compared the original plan dated October 10, 1979 with
the current plan dated April 11, 1980 pointing out the differences. He felt
it should be analyzed in two ways:
1. I think we should take another careful look at the Harland Bartholomew
report. This development has changed since the time of that study.
However, I do not feel it has changed that substantially as to negate
the recommendations regarding transportation and utilities. It
has changed the economic impact. Some of the school locations have
changed. The alignment of Buffalo Grove Road along the section line
has not been addressed.
2. We need to look into how things should be regulated within the individual
PUD's. Right now we have a concept plan. I think what we would like
to do when this is annexed is to look at each of these PUD's and
define what areas we would like clustering, additional open space and
and buffers and how the Village would like to design these areas.
Buffalo Grove Plan Commission
Workshop Meeting
April 30, 1980
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In response to a question from Commissioner Goldspiel, Mr. Truesdell stated
that these things would be part of our annexation agreement.
Chairperson Sheldon - I would like a feeling from all of you as to whether
or not you are in basic conceptual agreement with this plan and would like
you to give me one area you are concerned with.
Commissioner Reid - I had the benefit of attending the workshop session and
the Village Board session in changing this plan to what we have tonight.
One of the big changes is the expansion of the IOR to the west. I feel this
is a good conceptual plan.
Commissioner Button - Yes, I am in agreement with the plan. I feel the fiscal
impact on the schools and critical realignment are areas of concern.
Commissioner Glover - Yes I am in agreement. I feel the same as far as the
schools are concerned.
Commissioner Shifrin - Yes, I am in agreement. I feel the density is an area
of concern. I would like to see one more step in the right direction.
Commissioner Goldspiel - No, my major concern is can we do a better job with
this property than the other communities that surround it. From what I see
here I think not. I have questions about the practicality of this. I have
questions about selling that much IOR property. I am also uphappy with the
estate development. A one acre lot is not going to satisfy Long Grove.
Commissioner Davis - Yes, I see no area targeted for fire station or mainten-
ance garages. I think that has to be addressed. With commercial property
you are going to need a Fire Station near Port Clinton. I do not feel that we
need two more schools.
Commissioner Kaszubowski - Yes. How do we service all of this from a Village
standpoint. I do not feel there are a lot of people that are going to buy
unless the interest rates go down. People are not going to buy big homes
on estates. I feel single family attached and multiple family homes are the
wave of the future.
Commissioner Reid - Yes I agree. The road network itself is a problem and
a small commercial area right in the center of the plan are my areas of
concern.
The poll: Ayes - Commissioners Button, Glover, Shifrin, Davis, Reid
Kaszubowski
Nayes - Commissioner Goldspiel
Buffalo Grove Plan Commission
Workshop Meeting
April 30, 1980
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Mr. Marienthal - The concern of many individuals was that we take a look at
the public service center for Arlington Heights and determine the distance to
the furthest community boundary. We found that, in fact, our service center
would be closer to the Fiore development than Arlington's is at present to their
furthest boundary.
Mr. Truesdell stated that he would provide that information for the next
meeting.
Chairperson Sheldon asked Mr. Truesdell to give a brief overview of the
II
Barton-Ashman Fiscal Impact Report.
Mr. Truesdell - There was a disagreement on the data base. In the Harland
Bartholomew report they used the 1/3 assessment rate and tacked on to that
the equalization factor of 1.3 thus rising it to a higher value and artifi-
cially inflating it. The staff went over it with Mr. Bill Brim, the Finance
Director and we concluded that the best method was to use 33% without apply-
ing the equalization factor.
We also looked at the tax rate used for the Village and made some adjustments
to that for two reasons:
1. The tax rate that the Harland Bartholomew study originally utilized
included some funds in the Village that are not really operating
funds which came from some other area. This somewhat over estimated
the revenue available to the Village.
2. We added on what the new tax would be with the municipal fire
department.
These figures do include the recommendations of the staff.
Commissioner Reid ;-. I would like to see some figures as to the ratio of
existing land use between multiple and single family regarding the Citrust/
Hilltown Property Comparison Report. It wasn't very clear to me in the minutes.
Mr. Truesdell - I will distribute that also at the next meeting. Basically
what was done is some comparison between the ratio of multiple family and
single family as it exists in the Village now.
Commissioner Davis - It is my understanding that any negative impact to any
district would be handled by the developer.
Mr. Truesdell - I believe the ultimate decision was that this development had
to be a positive impact in all jurisdictions.
Buffalo Grove Plan Commission
Workshop Meeting
April 30, 1980
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Mr. Marienthal - It was to have a positive impact from day one and forward.
Mr. Mikes - What we did say is that in the short run there is always some
sort of a tax lag. We will come up with something for a short run. We would
like some credit when they start getting a surplus. We would like to see a
return at some later date.
Chairperson Sheldon - District 103 has had the most concern or been the most
vocal and along those lines Jim Button has done some further investigation.
Commissioner Button - I talked with Dr. Bedrosian District 103 feels that
they were left out of the discussions. They feel most of the information that
they have received about the project has been through the newspapers. They
are not necessarily totally opposed to the plan or some realignment. They
are closing schools. They have developed a paranoia that Buffalo Grove is
going to try to pull something over them. District 103 would welcome addition-
al students. They do not want to give up additional revenue.
Chairperson Sheldon - Do you think it would be beneficial to specifically
have them invited to our next meeting?
Commissioner Button - I think we would be remiss if we did not. Dr. Bedrosian's
concern is getting some students or some money.
Commissioner Shifrin - It seems to me the solution is to give a piece of
District 96 to District 103.
Mr. Truesdell - I believe that was suggested to them some time ago and they
turned it down.
Mr. Marienthal - A meeting was held and Districts 103, 102 and 96 were shown
the interim plan for 125 dwelling units.
Commissioner Reid - We are really not talking about school boards or boundry
lines. We are talking about sharing tax dollars. We have to keep that per-
spective in mind. We are not competitive as a Village with library, schools
and other kinds of taxing bodies.
Chairperson Sheldon - I would like to see an outline before we go back to
the developer. The outline compiled is as follows:
Buffalo Grove Plan Commission
Workshop Meeting
April 30, 1980
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i
A. land Use
1. Density
2. Type of housing mix
3. Compatibility
!. Social Needs
5. Open Space both Active and Passive
6. Public Service Amenities
B. Transportation
1. Buffalo Grove Road Alignment
2. Road Network
3. Expansion of Route 22
4. Port Clinton Road
5. Rail Spur of the Soo Line
C. Utilities
1. Water
2. Sewer
3. Storm Water Management
D. Fiscal Impact
1. Schools
a. Elementary
b. High School
c. College
2. Village
3. Other Taxing Agencies
4+. Marketability
5. Phasing
Chairperson Sheldon - We have been asked that we make every effort to meet
the developer's August deadline. May 28, 1980 is their requested date for a
public hearing. We really cannot set a public hearing date until we have
another workshop.
FUTURE AGENDA
May 7, 1980 tthere will be a public hearing on the Ordinance regarding parking lot
pavements and Fiore.
In response to a question from Commissioner Goldspiel, Mr. Truesdell stated
that the engineer for the Orchards was in yesterday and he is working with
Dick Kuenkler to determine the detention. We do not have all of the material
in yet.
Commissioner Glover moved that the meeting be adjourned. Commissioner Goldspiel
seconded the motion. The meeting adjourned at 9:30 P.M.
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Respectfully submitted,
Z71-110-1(--1(4'2
Kathleen Comer
Ll Recording Secretary
APPROVED BY:
Patrick Shields
Chairman