1980-02-20 - Plan Commission - Minutes .
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Citrust/Hilltown Property
FEBRUARY 20, 1980
Chairman Shields called the meeting to order in the Municipal Building,
50 Raupp Boulevard, Buffalo Grove at 7:40 P.M.
Commissioners Present: Chairman Shields
Mr. Goldspiel
Mrs. Sheldon
Mr. Davis
Mrs. Reid
Mr. Shifrin
Mr. Glover
Commissioners Absent: Mr. Button
Also Present: Mr. James Mikes, Attorney, Fiore
Mr. Don Asher, Hilltown
Mr. Robert Friedman, President, Citrust
Mr. John Kinley, Land Planner, PRC Toups
Mr. Paul Leder, Civil Engineer, PRC Toups
Mr. Bob Hamilton, Harland Bartholomew and Associates, Inc.
Mr. David Gewalt, Harland Bartholomew and Associates, Inc.
Mr. Jerry Lindgren, Barton-Ashman Associates, Inc.
Mr. Rich Stern, Barton-Ashman Associates, Inc.
Mr. Robert Coffin, Village President, Long Grove
Mr. Greg Boysen, Director of Public Works, Buffalo Grove
Mr. Richard Kuenkler, Village Engineer, Buffalo Grove
Mr. Carl Genrich, Chairman, Business District Development Comm.
Mr. John Marienthal, Village Trustee, Buffalo Grove
Mr. Bill O'Reilly, Park District, Buffalo Grove
Mrs. C. Rech, Resident, Buffalo Grove
Mr. Bill Sommer, Assistant Village Manager, Buffalo Grove
Mr. Jim Truesdell, Village Planner, Buffalo Grove
CITRUST/HILLTOWN PROPERTY
Mr. Truesdell - At the February 13, 1980 meeting there were some varing figures
regarding water. Mr. Truesdell distributed a memo to the Commission explaining
some of the variance. He stated that there were two items that he found to be con-
flicting. Long Grove's report was using figures prepared by Lake County which
were higher than Harland Bartholomew and Associates because they used a
different basis for calculation. Long Grove's report was somewhat out of context
referring to the total development of Vernon Township. We are not comparing the
same figures. The staff has thoroughly reviewed the Harland Bartholomew study
and feel it is a viable report. The question we have is that even if the capacity
Buffalo Grove Plan Commission
Regular Meeting
February 20, 1980
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is there, does Buffalo Grove want the density to increase.
Mrs. Clayton - Not being at the last meeting wanted to be sure that the Commission
understands her letter. The Village Board will need to know if you agree that
`✓ the property should be annexed? Does this meet the planning goals of Buffalo
Grove? If it does not, what do we have to do to change it to meet our goals?
Mr. Mikes made a summary statement as to where they are, what has been done and
where they are going. He further stated that they had agreed to pay the cost
of the consultants so that they might go into the details of this plan. In
November, December and January Harland Bartholomew made reports on their interim
findings of various issues. We have had meetings with Harland Bartholomew on
several occasions;
Mr. Rich Stern - We conducted an independent study as to what the fiscal
ramifications of the October, 1979 plan would be. Our findings concur with
those of Harland Bartholomew. We agree with the fiscal impact findings of
of Harland Bartholomew. We acknowledge that this development will result in
a deficit to all school districts during the first two to three years because
of the tax lag. The development will have a positive impact on all six districts.
Mr. Lindgren - We have also made an independent analysis regarding the traffic.
We also feel that the traffic can be accommodated by the system. We will be
prepared, at the Public Hearing, to discuss the staging of the development.
In making our recommendations for roads we considered the surrounding developments
and feel there is the capability to accommodate the traffic that will be generat-
ed by this development. We are working basically from the sane data base as
Harland Bartholomew and agree with their findings regarding traffic. We held five
meetings with Harland Bartholomew on this project.
Mr. Leder - We at PRC Toups have been retained by the Citrust/Hilltown project
to do an independent study on the civil engineering and land planning for this
project. Approximately six months ago we began our investigation for this
project. We concur with the Harland Bartholomew report with a few minor
differences. The Des Plaines Sewage Treatment Plant is operating at 1 of its
capacity and agree that it has sufficient capacity. We feel that the shallow
acquifier is sufficient for this projecti.. if we find that it is not adequate
then the deep aquifier can be constructed. We feel that the aquifier will
provide Vernon Township water demands through the year 2010. In the interim there
will be Lake Michigan water for several of its neighboring communities. If this
Buffalo Grove Plan Commission
Regular Meeting
February 20, 1980
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water becomes available, it is up to the community to figure out how this should
be distributed. In answer to a question from Commissioner Goldspiel, Mr. Leder
stated that the more Lake Michigan water becomes available to surrounding com-
munities the more water will be available from the deep aquifier. The State has
a sizeable amount of water allocated from Lake Michigan and the responsibility
for proper allocation has been given to the Department of Transportation. It is
`./ our opinion, that after this project is built you will be able to maintain your
present water use.
Mr. Kinley - Summarized the differences between the October, 1979 plan, their
new plan dated January 18, 1980 and responded to the staff plan of February 13,
1980 meeting. The staff and Harland Bartholomew have reviewed the new January
plan.
January 18, 1980 Plan
Mr. Kinley - The western boundry of the property will have single family low
density dwelling. The northwestern corner goes to a clustering concept with a
density of 3. 5 per acre. To the north the density reflects six units to the
acre. Regarding the multiple family, we decided to expose more people to the
open space.
In the IOR area it was determined to make the type of land use conclusive to
the character of the area. Along Buffalo Grove Road and Route 22 we decided
to make it a more viable corner with commercial offices and thirteen acres of
commercial area. The IOR relationship to Prarie View and multiple family to
Prarie View has been changed from eight to ten per acre to single family
attached 3. 5/acre with 27 acres. We have Buffalo Grove Road transversing the
property with a series of internal collectors to provide a steady flow. We
have eliminated some of the roads to eliminate bottlenecks.
Originally we had 98 acres of open space. There are now 122.5 acres of open
space, of that 47. 5 are high and dry useable land, 16 acres are school sites
that are not taken for credit, 2. 5 acres outside the flood plain in parcels
smaller than one acre. The Park District requires 44 acres, we are showing
you about 50 to 52 acres in its natural condition on a flood plain.
We feel we were able to answer the eight or nine questions that were in the
Harland Bartholomew report and were able to come up with a better plan.
The Village Plan and the PRC Toups General Land Use Plan are very similar,
they differ in variance in some of the residential land uses.
Commissioners Goldspiel and Glover both felt that the problem of density should
be dealt with now. Commissioner Davis also shared the concern regarding density
but felt that this was not what the Village Board was questioning at this time.
He cautioned that another village could annex the property and not develop it to
Buffalo Grove's standards. Mr. Mikes agreed that the density was something that
Buffalo Grove Plan Commission
Regular Meeting
February 20, 1980
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will have to negotiated. The density would not increase and could decrease.
Mr. Kendig presented a summary of his report entitled Review Citrust Properties,
Inc. Annexation Proposed dated February 20, 1980. Mr. Truesdell commented that
it will take 10 to 15 years to build out this project. He asked Mr. Kendig if
he felt that everything in Vernon Township should be of very low density. Mr.
Kendig replied yes, the Citrust/Hilltown project introduces an urban character
into Vernon Township in the worst possible place. Open space is very very
critical. Mr. Kendig felt the Santucci property would be better for industrial
development by Buffalo Grove. He thought the subcontractor should stop at the
line bounded by Route 22.
Mr. Davis - Has any consideration been given to the future of transportation.
I am sure you are going to see fewer cars used and more use of public transpor-
tation. Regarding commercial land, I feel people will frequent locations near
by for the necessities of life. I believe the Village could do more than we
have done regarding buffering. I feel the Town Center will not be developed
before the Citrust/Hilltown property. We need the viable tax base. We must
look ahead to 1990 and what it is going to bring to the Village and our
neighbors.
Chairman Shield called a recess at 9:50 P.M. The meeting reconvened at
10:00 P.M.
Mr. O'Reilly - Summarized his report entitled Fiore, Hilltown, Citrust Develop-
ment dated February 20, 1980. We are looking at 48 acres, a high percentage of
which is water management land. The capital development is a problem for us.
This project would necessitate a referendum to fund improvements which would
surely fail.
Mr. Genrich, referring to historic Prarie View as an attractive area, suggested
that Buffalo Grove has an opportunity to build on the surrounding area rather than
destroy its character. Mr. Kinley replied they can preserve the character of
the area through architectural control , landscaping and not cause this area to
deteriorate. We can still respect the character of Prarie View.
Commissioner Sheldon made a motion to the Village Board regarding the Fiore/Hilltown
Property for consideration for annexation to the Village of Buffalo Grove setting
forth the following conditions to make it compatible with Buffalo Grove's goals
and objectives, recognizing the Harland Bartholomew Review as a basis for consider-
ation.
Buffalo Grove Plan Commission
Regular Meeting
February 20, 1980
- 5 -
1. Substantial decrease in density
2. Better integration with the surrounding communities
3. Positive proof that the water supply will be adequate ad infinitum
4. Road plan that takes into consideration traffic load of existing
roads, in light of the worst possible conditions relative to this
development
`./ 5. Redistribution of the tax revenues of the school districts
6. Well integrated network of open space in excess of proposed
percentages
7. Preserve and restore prexisting areas that retain historical
character
8. Guarantees access to office and research areas
Mr. Glover amended the motion adding point 9
9. Positive fiscal impact on all governmental bodies
The motion was seconded by Commissioner Shifrin and passed unanimously.
Yea's Commissioners Goldspiel, Sheldon, Davis, Reid, Shifrin, Glover
No's none
Commissioner Goldspiel made a motion to the Village Board requesting the
alternate plan presented by Mr. Kendig including the proposal for industrial
property along Bush Road be explored to determine its feasibility. Commissioner
Davis seconded the motion and it passed unanimously.
Yea's Commissioners Goldspiel, Sheldon, Davis, Reid, Shifrin, Glover
No's none
Commissioner Goldspiel made a motion to the Village Board that the following
reappointments to the Plan Commission be recommended for approval.
Commissioner Reid term to be concluded 1981
Commissioner Shifrin term to be concluded 1981
Commissioner Shield, as Chairman, term to be concluded 1983
Commissioner Davis term to be concluded 1983
Commissioner Glover term to be concluded 1983
Commissioner Sheldon seconded and the motion passed unanimously.
Yea's Commissioners Goldspiel, Sheldon, Davis, Reid, Shifrin, Glover
No's none
Buffalo Grove Plan Commission
Regular Meeting
February 20, 1980
- 6 -
Commissioner Shifrin moved that the minutes be dispensed with until a later
date. Commissioner Goldspiel seconded and the vote was unanimous.
Commissioner Sheldon was elected to the Talent Bank Interview Team.
Mrs. Rech expressed her displeasure with the Citrust/Hilltown Property Plan
regarding funds for schools, water, Park District.
Commissioner Shifrin made a motion to adjourn the meeting. Commissioner
Goldspiel seconded. The meeting was adjourned at 11:15 P.M.
Respectfully submitted,
/`
KcIleen Comer
Recording Secretary
APPROVED BY:
L/C 4 cv,ze1
Patrick Shields, Chairman
Buffalo Grove Plan Commission
Regular Meeting
February 20, 1980