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1980-02-13 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Fiore/Hilltown Annexation FEBRUARY 13, 1980 Chairman Sheldon called the meeting to order at 7:30 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners Present: Chairman Sheldon Mr. Goldspiel Mr. Button Mr. Davis Mrs. Reid Mr. Shifrin Mr. Glover Chairman Shield arrived at 8:00 P.M. Commissioners Absent: None Also Present: Mr. James Mikes, Attorney, Fiore Mr. Bob Hamilton, Harland Bartholomew and Associates, Inc. Mr. Robert Duchek, Planner, Harland Bartholomew and Assoc. , Inc. Mr. David Gewalt, Engineer, Harland Bartholomew and Assoc. , Inc. Mr. Robert Coffin, Village President, Long Grove Mr. Cal Doughty, Village Administrator, Long Grove Ms. Connie Rogers, District 96 Mr. Peter Stautenberg, Kilder P.T.O. Mr. Lane Kendig, Director Lake County Dept of Plan. , Zoning Ms. Marylou Wilson, Trustee, Lincolnshire Mrs.C. Rech, former Trustee, Buffalo Grove Mrs. O'Reilly, Trustee, Buffalo Grove Mr. Balling, Village Manager Mr. Bill Sommer, Assistant Village Manager Mr. Jim Truesdell, Village Planner Ms. Prudy Knaack, Park Board APPROVAL OF MINUTES Commissioner Button made a motion to approve the minutes of January 2, 1980 subject to correction, Commissioner Goldspiel seconded. Paragraph 3, page 8 change sovereign unity to immunity. Approval was unanimous Commissioner Goldspiel made a motion to approve the minutes of January 9, 1980 subject to correction, Commissioner Shifrin seconded. Paragraph 5, page 4 change that capacility to that capacity. Paragraph 2, page 6 change to be office to be off. Yes Commissioners Goldspiel, Reid, Shifrin Abstain Commissioners Button, Davis, Glover - 2 - Commissioner Goldspiel made a motion to approve the minutes of January 16, 1980 subject to correction, Commissioner Davis seconded. Paragraph 5, page 1 change 26,264 to 146,254 Paragraph 4, page 2 change could under to could understand. Paragraph 14, page 6 change 6 - 1 to 6 - 0 Paragraph 8, page 7 delete last sentence and change to He felt there should be four lanes of traffic through out the development. Paragraph 2, page 9 change life to lift. Paragraph 4, page 9 change ground water to deep well water Yes Commissioners Goldspiel, Reid, Glover, Button Shifrin Abstain Commissioner Davis Commissioner Goldspiel made a motion to approve the minutes of February 6, 1980 subject to correction, Commissioner Shifrin seconded. Paragraph 8, page 2 change rough draft to corrected copy. Paragraph 9, page 2 change paragraph to read: Commissioner Glover stated that the Business District had a meeting February 5th. The importance of the Business District to the Comprehensive Plan was discussed noting that it had lain dormant for the past year. The Business District Commission would like to see it progress. They stressed the Commission's flexibility and would entertain proposals for a variety of uses to get the development under way. Paragraph 1, page 3 change Mark Delaney to Bart. Yes Commissioners Goldspiel, Davis, Reid, Glover Abstain Commissioners Button and Shifrin. LIAISON REPORTS The Village Board voted to join Nortran. We now have assistance of the Nortran District in planning new services and better possibility of tying in with existing bus routes which in Commissioner Goldspiel's opinion is the best way to think about service to the Deerfield Station. Commissioner Goldspiel was the Plan Commission's liaison to the Village Board Monday evening. Thread Creek Development was discussed. It became obvious that a change in procedure has resulted in a detriment to the system. We did not review the annexation agreement draft on that property. There were a number of things that came up that evening that would have better been handled here. It is Commissioner Goldspiel's recommendation that we again receive the annexation agreements for review so that we_ can tie up the loose ends before they get to the board. Other matters -on the agenda were the sewer link up to the. property next to the Chevy Chase Golf Course which was put off to the next Village Board Meeting. A development will be referred to us which is. north of the Steeple View development, with a request by the Village Board that we pay particular attention to the open space on the property and also its connection to the parcel to the south concerning its development. Buffalo Grove Plan Commission Special Meeting February 13, 1960 - 3 - In responce to a question Commissioner Goldspiel stated that there have been no further developments on the Soo Line regarding commuter service, but it was mentioned to Nortran and they are looking at that also. Chairman Sheldon reviewed the agenda for the members of the public present who did not have a copy. FIORN/HILLTOWN ANNEXATION Chairman Sheldon read a letter addressed to Chairman Shields from Ms. Verna Clayton, Village President. Copies of this letter had been distributed to the Plan Commission. Ms. Clayton, in her letter, stated three elements the Commission's recommendation should contain to be of greatest benefit to the Village Board and urged them to complete Phase 1 review of this project on schedule. Mr. Truesdell then presented the Conceptual Plan that the staff had put together. to show a lower density project. The goals of the plan are: 1. Buffalo Grove would remain basically a single family community. 2. To provide for variations of the types of lots that are in the Village now. 3. To provide for larger community park areas. 4. To provide areas for industrial use to improve the Village tax base We will not do any detailed review of the plan until receiving additional input from the Plan Commission A copy of the final report of a review of the development plans for the Fiore/ Hilltown property was distributed to the Commission. Mr. Duchek stated the report contained most of the background information used in their analysis, statistical data generated during the analysis and what the impact would be if the plan of October, 1979 were adopted. He said, "We looked at the October, 1979 plan in four areas: 1. In terms of what the impact would be on the Village's Comprehensive Plan and upon surrounding land uses. 2. What the impact would be on transportation network that would serve the project and the surrounding area. 3. What the impact in terms of the utilities 4. The impact on cost of revenue for local bodies that would provide services to the development " Buffalo Grove Plan Commission Special Meeting February 13, 1980 Mr. Duchek then went over their major conclusions regarding the October, 1979 plan, contained in their report. With regard to cost revenues the development would have an overall positive ratio for all of the local governmental bodies including the school districts, the park district, library district and the Village. The fire district is a little different. The major conclusion with regard to cost revenue is that there is a period, at the beginning of the development, in which the ratio is very strongly negative. We are basically looking at costs as they exist today. As with most cost benefits analysis, we have not tried to guestimate what the inflation rate will be ten years from now nor have we chosen to project out on any kind of trend line what the inflation rate has been for the past several years. Much of the benefit that can be derived from the project over the course of its development is due to the fact that we have incorporated staging for the project. We feel you should look at the possibility of realigning some of the school district boundries to equitably share the revenues and the costs of educating children. Mr. Bob Hamilton reported on the major conclusions of the study with regard to transportation. He stated that he looked at the plan to determine what changes the developer would have to make in the roadway system in order to minimize the adverse impact of this development. He did not consider other developments such as the Chicagoland Airport Development, the Santucci property, the vacant property in between or increases in other through traffic. What he was looking for was what the developer should do to improve the area in order to minimize the impact. It was suggested that the Village begin petitioning the County to accept Buffalo Grove Road for the purpose of maintenance and for use of condemnation powers where the final right of way could not be acquired. It was also suggested that the Village petition IDOT to add Route 22 to their program. Mr. Dave Gewalt briefly reported on the three areas that he was responsible for, water, sanitary and storm drainage. His comments were contained in the report. He recommended that Village strongly pursue its present improvement plans for the well supply system in the Village. In response to a question from Commissioner Goldspiel Mr. Gewalt stated that there are no significant changes in the material presented from what we have discussed previously. Buffalo Grove Plan Commission Special Meeting February 13, 1980 - 5 - Chairman Sheldon called a recess at 9:12 P.M. The meeting resumed at 9:24. Chairman Shields took the Chairmanship. 1 Commissioner Button expressed some concern with regard to redistricting the school districts. Mr. Sommer stated that Ms. Clayton is having a meeting with the four districts on Wednesday February 27th and with very few residential areas of surrounding land redistricting will not be that much of a problem. Commissioner Button expressed concern regarding continued dependence on the deep aquifier as well as Lake Michigan water because of growth in this area. It was determined with the completion of this project Lake County will come close to their full capacity in use of the sewage development plant. Mr. Gewalt stated that the plant was built with expansion in mind. At the present time they have no need to expand. Commissioner Shifrin - addressed some comments regarding questions that were asked. 1. What are we trying to accomplish with this plan? 2. Can we regulate the density from the beginning? 3. How is this going to fit into the surrounding communities 4. Will Route 22 be widen through this project to four lanes? Will it will be two lanes on either end of it? It is going to be the major access to the Tollway and Route 41. Without the necessary improvements this will cause a traffic jam. 5. I am not thoroughly convinced that there will be enough water. Commissioner Sheldon questioned the need for additional schools. Mr. Duchek felt with the staging of the project and the declining enrollment it would be a balancing act and that the new schools might not be necessary. Commissioner Davis felt that both Lincolnshire and Long Grove would want to have Route 22 improved because they also have industrial areas and will need access to the Tollroad. Buffalo Grove Plan Commission Special Meeting February 13, 1980 '• - i Prudy Knaack of the Park Board was concerned as to where the figures came from regarding the Park District. This project will add half a million dollars to their budget which will not take into consideration the capital improvements that will have to be put on the land which will come out of the tax payer's pockets. Mr. Duchek stated that they used the current Park District budget figures. Mr. Peter Staulenberg of the Kildeer P.T.O. , District 96, stated that this plan is not in the best interest of District 96. Ms. Connie Rogers of District 96, stated that on February 7, 1980 the Board of Education passed a motion stating that District 96 is not in favor of the present development plan of Fiore. It is not in the best interests of the District at this time. It will have a negative financial impact on the District. Mr. Robert Coffin, Village President of Long Grove, an architect and civil engineer claimed status as an expert witness. Mr. Coffin presented a report and slides, copies of which were given to the Plan Commission and Staff. Mr. Coffin's report was entitled Citrust Properties, Inc. Annexation Planning dated February 13, 1980. Ms. Marylou Wilson a trustee from Lincolnshire presented their report, copies of which were given to the Plan Commission and Staff. Mr. Kendig requested an opportunity to update their report and make another presentation at the next meeting. Ms. Wilson's report was entitled A Review of the Proposed Fiore Develop- ment by the Village of Lincolnshire dated February 13, 1980. Mrs. Rech addressed several statements to the consultants, some of which were covered earlier before she arrived, some were covered by updated material that she did not have access to. She stated the Village originally requested a larger allocation of Lake Michigan water than they received. Buffalo Grove was the only community in southern Lake County that received an allocation at that time. It is extremely doubtful that Buffalo Grove will receive a greater allocation. We are creating a new community in a very short period of time. She did not want to see the school boundries changed. L Buffalo Grove Plan Commission Special Meeting February 13, 1980 - 7 - Mr. Mikes in response to a question, stated that they would have a presentation next week. There were experts available at each meeting to answer questions. If there does not seem to be enough time to make a recommendation by the Plan Commission they will consider an extention of the deadline. Mrs. O'Reilly urged the Commission to take the time they need before making their decision. Mrs. Donna Force suggested the Commission make the residents of Buffalo Grove aware of the subsequent meetings regarding this project. Commissioner Davis moved the meeting be adjourned. The motion was seconded by Commissioner Sheldon. The meeting adjourned at 11:40 P.M. Respectfully submitted, /2( # e7 Kathleen Comer Recording Secretary APPROVED BY: Patrick Shields, Chairman Buffalo Grove Plan Commission Special Meeting February 13, 1980 l I v I J� I