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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 - 2 - 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 - 3 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 - 4 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