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1980-06-11 - Plan Commission - Minutes SPECIAL REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Buffalo Grove Industrial Park Citrust/Hilltown Properties June 11, 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 Mrs. Reid Mr. Shifrin Mr. Glover Mrs. Kaszubowski Commissioners Absent: Mr. Button Mr. Davis Also Present: Mr. R. Piggott, Land Developer, Buffalo Grove Industrial Park Mr. H. Roggendorf, Superintendent, District No. 102 Mr. W. Starck, Resident, Buffalo Grove Mr. J. Badalamenti, Resident, Buffalo Grove Mr. D. Asher, Developer, Fiore Mr. R. Friedman, Developer, Fiore Mr. J. Mikes, Attorney, Fiore Mr. R. Stern, Analyst, Fiore Mr. N. Kenig, Traffic Analyst, Fiore Mr. J. Kinley, Land Planner, Fiore Mrs. V. Clayton, Village President, Buffalo Grove Mr. W. Balling, Village Manager Mr. W. Sommer, Assistant Village Manager Mr. D. Kuenkler, Village Engineer Mr. G. Boysen, Public Works Director (arrived at 9:15 P.M.) Brs. I. Park, Administrative Assistant r• J. Marienthal, Trustee COMMITTEE AND LIAISON REPORTS There were no committee or liaison reports. BUFFALO GROVE INDUSTRIAL PARK Li Chairman Shields read two letters submitted by Mr. H. Roggendorf, Superinten- dent of District Number 102 and dated June 5, 1980 supporting the project but expressing concern about the extension of Industrial Drive to Pauline Avenue and the extension of Armstrong to Industrial Drive; and a letter submitted by Mr. J. Bush dated Juen 5, 1980 expressing concern with the extension of Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 2 Armstrong Drive. Two petitions were presented to the Chairman from W. Hadalamenti. One from the residents in Horatio Gardens Subdivision petitioning the Village.of Buffalo Grove Board stating they do not want Industrial Drive to be connected to Pauline Avenue or Armstrong Drive to be connected to Industrial Drive. The second petition is a request of the County to insist that competent engineering and technological talent study the site prior to allowing building permits to be issued. The petitions were signed by 280 residents. Chairman Shields stated that the issue of the road connections was what had held the Plan Commission up in approving this project. Mr. Balling - The comments of the staff are compiled in a memo from the Village Planner dated June 6, 1980 titled Response to Public Hearing Comments. We focus- ed on the hazardous chemical situation and connections of Paulin, and Armstrong. It is our conclusion that the hazardous chemicals will be handled through the provisions of the new industrial zoning district. In addition, it is not the owners intent to include within this development users of hazardous materials. We will request a covenant be placed on the land to restrict uses of that nature. Concerning Pauline Avenue and Industrial Drive, there is a need for fire lane access. The design at the intersection has not been developed but it will be maintainable to permit fire access but not vehicular traffic into that area. We have renewed our petition to Vernon Township regarding the development of Pauline Avenue at Weiland. This is something that the Village has been attempting to solve since the mid 70's when it was annexed. Concern- ing Armstrong Drive and Industrial Drive, we stated last week the principal reason for the Armstrong Drive and Industrial Drive intersection is to serve as a secondary access point for the multiple family and residential developments. We feel that, from a functional standpoint, that is still important. We would recommend to the Plan Commission some form of interim regulation in the east bound traffic to permit outflow of residential traffic but not the inflow of industrial traffic. Commissioner Goldspiel - I have been doing some thinking about this, rather than making it one way, the easiest way to solve it would be a no left turn east bound on Armstrong and a no right turn south bound on Industrial Drive. That way we could have the residents going out and you would not have the commercial traffic going both directions. Mr. Balling- The only problem with that would be enforcement. The one way access would mean anyone going in the wrong direction would be in violation and it could be enforced. The turning movements would be more difficult and we would rely on voluntary compliance. It is an alternative that is worth inves- tigating. It would tend to free up great access for the residential property. Commissioner Glover - Could you briefly inform us again on what the Village ordinance policies are concerning cul-de-sacs specifically regarding length? Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 3 - i Mr. Balling - It is either 600 or 800 feet. Commissioner Goldspiel - How much are we talking about on Armstrong Drive? Mr. Kuenkler - The idea of limiting the length is primarily theoretical. I think what they want to do is limit the number of people that have only one way of access. Mr. Glover - I only see one or two alternatives. We could make a cul-de-sac or emergency vehicle entrance here on Armstrong Drive but I think we would be remiss if we did not obtain the right-of-way. Sometime in the future people will want access from Armstrong Drive. We could also put in a median barrier, a "pork chop" in nature, to prevent left turns onto Armstrong. This would take away enforcement as a problem. Chairman Shields - It would provide all the positive effects and none of the negative ones. Commissioner Reid - I would like to ask if we project at some point having a signal at Lake Cook Road and Industrial Drive? Mr. Balling - There is potential for that in the design. The signal would have to meet the state warrants and have to be authorized by the county that would have primary jurisdiction. The principle reason for working with Wheeling in the County was that when Cedar Run Drive was completed to insure that if we had any chance, it would occur at a complete intersection rather than a staggered intersection. The traffic warrants would have to be met. It is conceivable that they could make a total build out of both the manor homes to the south, the industrial center and the residential to the north. Design wise we have an opportunity to do it if the traffic warrants that. Commissioner Goldspiel - Regarding the Pauline Avenue connection, it would be my guess that by cutting that off you will be putting more traffic down Horatio Boulevard through Buffalo Grove than you would be saving industrial traffic. Commissioner Reid - In regard to the transitional requirements along the east boarder of the property, the adjacent property is zoned R2 in the County. I am wondering if we should not keep our zoning at R2 and keep that transitional setback on the eastern boarder. Mr. Balling - The use immediately adjacent to the site is Wheeling Avenue which is a dedicated non developed right-of-way. It is zoned so that the buffer will apply. It is an interpretative design. The right-of-way is not zoned property. Commissioner Glover - We would not connect Industrial Drive to Pauline. Are we going to have that as strictly an easement or are we going to maintain that as a right-of-way? Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 4 - Mr. Palling - The important element is that it would be a maintainable access. We see this as critical as primary access for fire vehicles. We would like to see something that would get a regular sweep by a snow plow. Commissioner Glover - What type of barrier would you propose to keep regular traffic from using it? Mr. Balling - A full right-of-way mark would be required. We would view this as a primary access for emergency vehicles. Chairman Shields - Was this a requirement by the Fire Department? Mr Pa11-ing - We required this in our staff review. You are saving a great deal of distance by using that route. Commissioner Reid - What about the station here? What emergency aid is avail- able here? Mr. llling - This would be used as a volunteer station until July, 1981. This station will be phased out when the north station comes on line and turned into police use. Commissioner Shifrin - I move that prior to approval of this plan the Plan Commission direct the staff to submit reasonable alternatives on the Pauline Avenue and Industrial Drive and Armstrong Drive and Industrial Drive intersec- tions. Commissioner Goldspiel seconded the motion. AYBS: Commissioners Goldspiel, Sheldon, Shifrin MAYES: Commissioners Reid, Glover, Kaszubowski, Chairman Shields The motion failed 4 - 3. Mr. Piggott - As I am listening to the comments it seems that the board is agreed that there should be no full access to Pauline Avenue. I would like to see the approval process of this carried out so that we can take the project forward. Chairman Shields - We want to make sure that we accomplish what we set out to accomplish. Commissioner Glover - I feel strongly that we are going to have to have a paved surface. I still would like to have staff review the thickness that would L./ withhold traffic and weather. I assume that if we have a problem that we will have a six inch curb which will be hard for regular autos to jump but easy for emergency or four wheel drive vehicles to jump. This would also open up this area for bike paths and pedestrain traffic. Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 5 - Chairman Shields - Your suggesting an amendment to the motion? Commissioner Shifrin - What I want is to know the alternatives that are avail- able. Commissioner Glover - I would like to see a physical barrier for making a left turn off of Armstrong Drive onto Industrial Drive, along with the sign- ing that Steve mentioned earlier. Mr. Sommer - We have to remember this is a preliminary plan. I 'think it is possible to move along restricting the two intersections in question to be resolved in the final engineering. We are not going to be able to come up with a solution over night. I am concerned about the results on Horatio Boulevard with the closing of that street. Mr. Palling - It is basically a final design detail. Both intersections can be shown as restricted with the provision that design details be worked out. It is really a traffic and design detail study that would be needed. Commissioner Glover moved that the Plan Commission submit to the Village Board for approval the preliminary plan of Subdivision of the Buffalo Grove Indus- trial Park dated February 19, 1980, the latest revision being May 20, 1980, with a covenant that any industry that uses hazardous chemicals will be prohibited. That Industrial Drive connection to Pauline Avenue be designed for emergency vehicles only. That Armstrong Drive and Industrial Drive intersections be designed to allow only a right turn onto Industrial Drive and only a left turn onto Armstrong Drive. Commissioner Reid seconded the motion. AYES: Commissioners Reid, Glover, Kaszubowski, Chairman Shields NAYES: Commissioners Goldspiel, Sheldon, Shifrin The motion passed 4 - 3 Commissioner Sheldon - I think it is not in the best interest of the Village that an emergency vehicle should have to use a secondary road that may not be up to the same standards as the rest of the roads in the Village. It is detrimental to the people we are trying to help and to the vehicle itself. Chairman Shields stated that a letter was received from Mr. Starck with 136 signatures vehemently opposing the proposed extension of Armstrong Drive to the proposed Buffalo Grove Industrial Park. Li Chairman Shields called a recess at 8:45 P.M. The meeting resumed at 9:00 P.M. Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 6 - CITHJST/HILLTOWN PROPERTY Mr. Sommer presented the staff analysis as stated in Mr. Truesdell's memo to the Plan Commission dated June 6, 1980, titled Citrist/Hilltown Property Recommendation Based Upon Public Hearing Testimony. He stated that in terms of land use the project was split into three areas, north of Port Clinton Road, Port Clinton Road to Route 22 and south of Route 22. We wanted to have the lover density north of Route 22. The suggestion that we are making to the Plan Commission is to put some of the higher density in attached housing south of Route 22. The objective is to have no attached housing north of Route 22. SFA - 5 It is our feeling that development north of Route 22 should be a detached housing program. We are looking for a reduction in density in this area. C-0-1 We are looking for not more than ten acres of commercial and the rest of it being office area. C-2 This piece is very viable but we would rather see more office . commercial on the C-0-1 piece. SFA - 7 and 8 In the Vernon Hills area we are trying to reduce the attached program and get it back to single family. We have had some very positive work with Vernon Hills. We want to give this more of a detached character. SF This is on Route 22. We wish to lower the density to make it more compatible with the housing in the Prarie View area. SFA -, 2 and SFD - 5 We are looking to try to lover the density out this way to an average of 2. 5 dwelling units per acre. SFA - 6 Basically a reduction in the density. SFD - 3 and 1. This is close to Route 22. We would like to see an increase in density. We would recommend that the Plan Commission give serious consideration to those areas. Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 7 - Commissioner Goldspiel - Do you have a projection of how many units per acre this would mean? Mr. Seer - No. Commissioner Goldspiel - Do you have an over all density? Mr. Sommer - No. Commissioner Shifrin - What is the percentage of reduction? Mr. Sommer - I do not know. Tonight we are looking for what kind of land use you want. We are specifically focusing on where the detached, attached housing and the commercial should be. Mr. Balling - This general range will support the systems that are contained in this repmrt. Commissioner Kaszubowski - If we go into cluster type housing, would that be attached or detached? Mr. Sommer - I would consider that a detached program. Commissioner Glover - I do not know if we have enough facts about the cluster- ing. It bothers me too. My definition is more attached than detached. I ques- tion when we are going from attached to detached if that is the right thing along these open space areas. Mr. Sommer - In what areas would you suggest this? Commissioner Glover - Particularly SFA 3 and SFD 5, both areas should be attached. Commissioner Reid - SFA 2 boarders the open space. Mr. Roggendorf - Did I hear you say that you are recommending increasing density in District 102 to help decrease density in Districts 103 and 96? Mr. Sommer - I do not think the overall density in the area is going to increase until we get a unit count. What everyone needs is same direction from the Plan Commission. The staff is trying to identify three different areas to help you. The object of tonight is to come down to some basic land use design so we can give you the information you requested. Commissioner Goldspiel - In that spirit I think this has made a very good contribution to my thinking. The way the land use was worked out we will be building a beautiful buffer for Long Grove and leaving a high density area for the heartland of our own development. What you are also doing is you are breaking up the vast expanses of attached housing. It also allows things to be built in phases with some of each type coming in over time and it allows for more homogeneous neighborhoods. From that point of view this is an excellent start for our discussion. As to density, a high density is not ultimately more Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 8 - expensive. It can become more tax producing. Another nice thing to do is to focus your residential areas around your open space. The other thought I still worry about is the viability of all that industrial area. I wonder if it might not be well to consider that. If that is not saleable it will throw the rest of the plan out of wack Commissioner Shifrin - What is in the Master Plan for the Pegelow Property? Mr. Sommer - There is nothing. There may be some industrial, there may be some type of housing. Mr. Mikes - On the Harland Bartholomew Plan industrial use is put on the east half of the property and attached or multiple on the west half. LAND USE Mr. Glover - I am concerned about density. Mr. Sommer - Are you looking for further reduction? Mr. Glover - That is my plan, yes. Mr. Sommer - I am not sure how adequately we can address the density tonight. Mr. Glover - I question increasing the density of SFD 3 and 4 from one dwelling unit per acre up to five Mr. Sommer - I think it would be similar to the Crossings where we have a successful attached program of high density that can work. Commissioner Reid - At what density are the dwelling units in Tallyho? Mr. Palling - Five units per acre. Commissioner Reid - SFA 8, 1 feel, should be kept as is. I would like to see the open space remain as is. Does SFA 6 still remain attached? Chairman Shields - Yes. Commissioner Reid - Consider that this area is bounded by the open space and a school site. I think that some interesting type of housing can be developed in there. Mr. Balling - The only change is to the C-1 south of Aptakisic. It should be an open space site. It fits into the overall water transmission program. That is a critical piece. It would be a requirement to provide water. Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 9 - i Mr. Sommer - There seems to be some concern about SFD-3, SFD-1 and SFD-4. They could possibly go into an attached program. Commissioner Goldspiel - It would make sense to me to put some attached in there, maybe not quite that much. Commissioner Reid - As it currently exists we have single family attached, single family estate and single family detached. We have a variety surrounding the open space and that school. We have suggested we could alter three and four. Commissioner Glover - I would go with five units per acre on SFD 3 and 1+. Commissioner Goldspiel - Why would we put the more dense use, five to the acre, on a collector street rather than on Buffalo Grove Road which would be the arterial street? Mr. Sommer - I have no objection to that whole area. The objective is that as we go north we try to bring it back to single family attached character around 2. 5 units per acre. Commissioner Goldspiel - Most of the traffic would be using Route 22 rather than Buffalo Grove Road. Mr. palling - We do not find objection to the land use south of Route 22. Commissioner Glover - I would like to see the 2,177 dwelling units decreased to 1,700 to 1,900 dwelling units and if we must leave SFD 3 and 4 we would be decreasing the units approximately 130. Mr. Sommer - Then I would reduce the density north of Route 22. The service demands are high up in that area and that is why staff is concerned about putting high density there. We are not so sure we should have the highest density and highest service up at the furthest point when they can be spread out to the south. Commissioner Reid - The one change that I have mentioned is using the land around the open space for attached housing. It doesn't mean consistently but to keep it in mind. Commissioner Glover - Do we need to go to five dwelling units per acre to obtain that? Mr. Sommer - What I hear you say on the attached program is you do not want to go over five units per acre. Mr. Goldspiel - I think that at some point if you have an area and you get the density down enough you have suggested a different product. What you are Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 10 - saying is that SFD 3 is where you want to set some innovative cluster housing. I think we should get down to the single family estate. Commissioner Sheldon - We are trying to make this unique and we do not have estate housing in this Village. It is needed and wanted. Commissioner Goldspiel - Where are we going to put the low income housing? Mr. Sommer - I have a strong feeling that you do not have the information you are looking for to make a decision. If you can tell me what information you need we can hurdle that gap. Commissioner Sheldon - I have a hard time identifying the density with the RIDS. Commissioner Shifrin - I would like you to work up the statistics of what you proposed. Mr. AA.11ing - These were submitted as an inventory of some of the concepts, they do not all have to be used. Commissioner Goldspiel - I think we should. swap 3. 5 or 5 units per acre north of Port Clinton Road to south of Port Clinton Road and back that up a little more and keep it north of Route 22. Commissioner Shifrin - I basically agree with Steve. W. Sumer - I picked up the comments about the different densities, the moving around of the attached housing following the basic phasing and the density around Tallyho. We will come back with some specifics for you. Is there anyother specific information about the plan you would like? Commissioner Goldspiel - The outer limits of units and keeping the most dense things close to the open areas and the streets. Commissioner Glover - I am concerned that we should have a presentation on cluster housing. It is a very desirable innovative concept. Mr. Mikes - We only received a copy of Jim Truesdell's memo about an hour ago. I have just conferred with my client. This developer came in about fifteen months ago and submitted a plan that he felt he could live with. Through a series of five or six months of other meetings that plan was brought down from 3,000 units to something other than that. It was then demanded that a consul- tant be hired to study the project and wa. foot the bill for, some $1,700 to $1,800 in addition to what my client spent for their own. experts. With that study in hand the trustees passed this on down for your consideration. We thought that a consensus was reached on a plan somewhere in the range of 2,100 plus units. A plan that, with slight deviation, is our bottom line. What is proposed to us tonight is unacceptable. We are not prepared to continue with the annexation process if this is so. We have a time deadline. We cannot afford numerous hearings on Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - u _ this level and other levels. We are now coming close to our closing time. For the developer I am making it absolutely clear that if the Plan Commission wants to send this plan on with a negative vote to the trustees, we would prefer that. This plan is going to work and we will live with it. We are prepared to do certain things in terms of maintaining a positive fiscal impact. We have gone the extra measure that no other developer has gone with this Village. If we are wasting your time, please tell us. If there are some slight changes, please let us know. We cannot have our plan lowered in density to conform with Mr. Trusdell's memo. We need a number of units within a slight variation of 2,100 units. Mr. Friedman - We have been before this Village a long time trying to under- stand your goals and objectives. We have heard you make comments relit onight about particular PADS, many of which disagree with the trustees. We have changed this plan a number of times. We are not in a position to take the puzzle and reassemble it. We have hired experts to plan this. You hired Harland Bartholomew, at our expense. Mr. Goldspiel has made a specific comment a=king if the industry is viable. If your Village does not present an image that is attractive to the people who need industry then we will not get it. We are not asking for anything that is not within your current laws. All we are asking for is to get to the end of the line. Commissioner Goldspiel - I do not think that we have changed our position at all. Would it be possible in order to get to 2,100 units plus that you make some of the IOR residential? Mr. Friedman - We are willing to do whatever someone in authority will tell us to do. Mr. Asher - The land north of Route 22 is both marketable and works well with the surrounding community. The changes that you proposed both would be fiscally different and not be as positive as the original or subsequent plans. There is a need for industry here. Commissioner Goldspiel - When we have public hearings we have an obligation to take the testimony into consideration. I think that reducing the density north of Route 22 came across clearly. Commissioner Shifrin - The question is do you reduce the density north of Route 22 or do you reduce the density across the whole thing. Mr. Asher - The Harland Bartholomew report analysed each area. We have deter- mined this as marketable and viable. We have put a lot of money into this. Commissioner Sheldon - I see two issues here. Are we talking about reducing density for the sake of reducing density or are we shifting lard uses around to make this a better plan? Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 12 - The Commissioners were polled as to whether the density of 2,177 was acceptable with a 5% increase or decrease. AYES: Commissioners Sheldon, Reid, Shifrin, Kaszubowski MAYES: Commissioners Goldspiel, Glover The poll was 4 - 2. Cemmissiemer Goldspiel - The location of Buffalo Grove Road on the section line has not been addressed. I think we should adhere to our previous position on that. I would urge the plan Commission to consider whether or not they want to put lower density buffering Long Grove. To me that is highly undesirable. Mr. Kinley - As a professional planner with ten years experience I am really somewhat surprised at the comments that appear in the memo from Mr. Truesdell. However, I would like to answer them. SFA - 5 The area between Route 22 and Port Clinton Road is one are that was leaning too much towards the total single family estate character. We wanted to minimize 1 the exposure of the population to the open space. We feel that there was definitely a need for this type of housing. We are only talking about 250 units adjacent to the open space. It is on a major north/south collector street. C/0 - 1 We have not specified any particular acreage for office versus commercial. There is much more office shown in the IOR area located in IOR 1 and 2. SFA - 7 and 8 We have gone to great lengths to point out that Tallyho is the most dense area adjacent to this section. There they are lined up with five dwelling units to the acre. You have the community that Mr. Goldspiel is is l k3 ng about here. C-1 The commercial was put in at someone elses suggestion. I believe it was one of the Commissioners. There is not a big problem Lamy mind with this piece. Commissioner Shifrin - Until someone can show me one sing1oa proposal for a town center, I do not see where we can reject any commercial. Mr. Stern - This is the best site to augment your tax base. Mr. B►wlling - This is a public use site. Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 13 - I SPA - 3 We have continually pointed out this is on a major roadway, Route 22. There has been an effort to protect the character of Prarie View. 8FD 2 and 5 We feel that this density of five to the acre should be kept. The whole concept that we have devised is to take the open space and get the most people adjacent to it. SFA - 6 I think the same is true with this piece. SFA - 6andMF - 2 This particular area is readily accessible to the major road. In its lay out it has parks and a school site accessible to it. SFD - 3 and 4 I go back to the same statement that it was our direction and a feeling that we should be consistent throughout the plan in lowering density. It was the desire of the Village to show lower density in this area. This plan is not cast in concrete. I feel it still addresses the land needs that we tried to address. The network, general character and the ratios that we have of the PODS to the open space are good. Commissioner Goldspiel - There was discussion about 10% open space with the possibility of up to 25t. Mr. Kinley - If we put 17% to 18% open space already dedicated to the Park District we are going to insure that there will be provided open space within these K)DS. We have run some Preliminary numbers and it is going to reach 25% i4 Commissioner Goldspiel - From the beginning we were talking about the necessity of Buffalo Grove Road being on the section line and it comes back to us not being changed. How do we move that over to the section line? Mr. Friedman - As part of the program that we have discussed with the staff we said we would make Buffalo Grove Road four lanes. If we move the road over to the section line we cannot connect it with two lanes. We cannot have point to point access The other lanes are on the Pegelow Property. The benefit is to the County. All the north/south roads are a mess throughout the county. Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 14 - Vernon Hills has to get that road connected to Route 45. Pegelow has given no indication of paying for anything. We cannot go from point to point. We do not own the property. Mr. Kenis - Buffalo Grove Road has been in lake County's Master Plan for ten to fifteen years. We have offered to give the County something that they will not go out and do on their own. They have not improved that road for ten years. Commissioner Goldspiel - I still would like to see some reduction and buffer- ing in SFA 3 and SFD 5. I think Prarie View is an attractive area. Commissioner Sheldon - MF1, is that subsidized housing? Mr. Sommer - It would be dispersed throughout. Commissioner Shifrin - That should be determined by the Village Board. Commissioner Goldspiel - A representative of District 102 said that he bad a great majority of low income students. President Clayton - Talking about section eight housing may be a moot point. Lincolnshire and Long Grove have asked NIPC to make a review of this project. If they give us a negative review we cannot have low income housing. Commissioner Kaszubowski - I am sure we can all sit here for sometime and interject our feelings of what should be done to the plan. I feel we should take the plan as it has been given to us and work with it. I am suggesting that we should get more concrete. We have a plan that we are supposed to be looking at. If we have a section we are concerned with, we should look at it. Commissioner Sheldon - We have agreed tonight on the density and basics of the plan, from what I can determine the changes we would like to see made are not major and we will have an opportunity to make these changes. Mr. Kinley - These are plotted areas. They will be changed when they are to be built. Commissioner Goldspiel - I think we are going to be looking into another work- shop. There are somethings that should be discussed. Commissioner Sheldon proposed a motion to approve the Citrust/Hilltown plan dated April 11, 1980 subject to recommendations and advisory opinion of inaiyi_ �./ daul Commissioners on or before June 25, 1980 to be attached and incorporated as part therein. Commissioner Kaszubowski seconded the motion. AYES: Commissioners Sheldon, Reid, Shifrin, Kaszubowski NAPES: Commissioners Goldspiel, Glover The motion passed 4 - 2 Buffalo Grove Plan Commission Special Regular Meeting June 11, 1980 - 15 - Commissioner Goldspiel - While I thoroughly disagree that this should be developed as acreage zoning, it is my belief that this project puts the Village at a cross roads either to continue primarily as suburban or to develop as a more varied type of eormeunity. I feel that this plan includes much too much high density development. I think that by trying to accommodate the estate zone that what we have created is too much of multiple and town home zoning. I do not think it is going to work. I do not think the industrial is going to come to pass, at least in the next twenty years. I am saying that overall the plan to me changes the character of the Village for the worse and I do not think it will work. Commissioner Shifrin - I think what we have here is a golden opportunity to develop a comprehensive area that could do nothing but enhance the Village of Buffalo Grove. If you draw a line down the center of the development, horizon- tally and vertically, and you give each portion to the surrounding villages It would be developed the same. We have an opportunity to develop this area. We are able to now extend the type of living opportunities in Buffalo Grove to estate housing. We are able to expand into townhouses, coach houses and multi-family which we have in limited numbers now. Singip family detached as we have now are going to become a thing;of the past. We are going to be able to bring in IOR. I think some of the studies we have seen show a great potential for growth in this area. The public housing concept is something that we are going to have to address. I think we have to look to school districts with regard to cash flow. We can plan a model community and I don't think we should let it slip through our hands. We have a very competitent and intelligent Plan Commission, Staff and Village Board, now we can determine our own destiny. FMB AGBN1hA The Mueller Farm, The Orchards and the Buffalo Grove Fire..Station will be discussed at the June.18, 1980 meeting. Fiore will be discussed at the June 25, 1980 meeting Commissioner Shifrin moved the meeting be adjourned. Commissioner Sheldon seconded the motion. Chairman Shields adjourned the meeting at 12:00 P.M. Respectfully submitted, Kathleen Comer, Recording Secretary APPROVED BY: ` _env Patrick Shields, Chairman