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