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1978-10-25 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION General Neighborhood Area - Village Center OCTOBER 25 , 1978 Chairman Genrich called the Public Hearing to order at 7 : 35 PM, in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Chairman Genrich Mr. Harris Mr. Shields Mr. Goldspiel Mrs . Sheldon Mrs . Force Mr. Button Mr. Davis Also Present : Mr. Bart Delaney, Planning Coordinator Mr, Jim Truesdell , Staff Planner Mr. Genrich explained that the purpose of this Public Hearing is to evaluate Village policy changes relating to the broad General Neigh- borhood Area, including and surrounding the proposed Village Center. He further stated that the unifying feature of the Comprehensive Plan is the proposed Village Center , located in the triangle formed by Buffalo Grove Road and Illinois Route 83 , North of Lake-Cook Road. Shopping facilities , an office center , recreational facilities , public buildings and a concentration of multiple family housing are planned for this area. The Village Center should provide for multi-purpose busi- ness and shopping trips allowing visitors to the Center to park their cars and conveniently walk to a variety of facilities . Surrounding the Village Center are service commercial areas and a concentration of multiple family dwelling units and planned development areas . Chairman Genrich asked the staff members to identify the proposals that Mr. Truesdell stated the reason that the Town Center is being considered for change is the result of recommendations made by consultants that : 1 . The commercial areas around the Center be reduced so that all commercial development be concentrated in the Center . 2 . The commercial growth around the Center be replaced with high density housing, which would be reduced in density as it goes further from the Center. Mr. Truesdell then identified the exhibits he would be using: Exhibit I Proposed New Official Map Exhibit II : Proposed Changes Exhibit III : Current Official Map Designations for Areas to be Changed Exhibit IV : Showing Changes Based on Existing Conditions Buffalo Grove Plan Commission Public Hearing October 25 , 1978 I i I I I C - 2 - Mr. Truesdell then explained each parcel separately. He stated that each of the parcels mentioned is either being changed, or has been considered for change and has been decided to be left as is . Parcel A: This area is 41 . 8 acres between Route 83 and Buffalo Grove Road, immediately South of Busch Road, currently shown as single family, with a recommended change to PUD-6 . Parcel B: This area is 8 . 5 acres which, along with Parcel A, forms a triangle bordered by Buffalo Grove Road extended , Busch Road, and Route 83 , currently shown as single family, with a re-commended commended change to PUD-10 . Parcel C : This area is 4 . 8 acres located West of Route 83 , and North of Farrington Drive , currently open space , with a recommended change to single family. Parcel D: This area is 10 . 8 acres currently commercial , with a recom- mended change to PUD-10 , Parcel E : This area is 1 . 4 acres which is the North portion of the inter- section between Buffalo Grove Road and Route 83 , currently commercial , with a recommended change to PUD-10 . Parcel F: This area is the Commons , which has already been re-zoned to residential . Parcel G : This area is 26 . 2 acres , located West of Buffalo Grove Road between Pauline Avenue extended and Checker Road , currently commercial with a recommended change to multi-family. Parcel H: This area is 2 . 3 acres located between old Lake-Cook Road and Checker Road, West of Buffalo Grove Road, currently commercial , with a recommended change to multi-family. Parcel I : This area is 15 . 8 acres located East of Route 83 , and North - I change to multi-family. Parcel J: This area is 23 . 2 acres which is a triangle bordered by Weiland Road, Route 83 , and Lake-Cook Road, and it is recommended that it be multi-family, Parcel K: This area is 45 . 2 acres located North of Lake-Cook Road, East of Weiland Road, and it is recommended that it be multi-family. Parcel L: This area is North of Lake-Cook Road, East of Weiland Road, and the recommendation is that it be PUD-10 . Parcel M: This area is 6 . 2 acres located between Buffalo Grove Road extended and Pauline Avenue , North of Route 83 , currently PUD-6 , with a recommended change to PUD-10 . Buffalo Grove Plan Commission Public Hearing October 25 , 1978 3 - Parcel N: This area is North of Checker Road, opposite the Golf Course , South of Willow Stream Park, currently single family, and remaining as such. Parcel 0: This area is shown as single family, and will remain as such . Parcel P : This area is 4 . 6 acres at the Southeast corner of Route 83 and Busch Road, currently commercial with a recommended change to PUD-6. Parcel Q: This area is 4 . 6 acres located at the Southwest corner of Buffalo Grove Road extended and Busch Road, currently single family, with a recommended change to commercial . Parcel R: This area is 23 . 4 acres located at the Northwest corner of Weiland Road and Pauline Avenue , currently PUD-10 , with a recommended change to PUD-6 . Parcel S : This area is 17 . 4 acres , currently PUD-6 , with a recommended change to open space. Mr. Truesdell then explained the comparison of fiscal impact of the current plan to the proposed plan on a ratio basis (less than 1 . 0 is a negative impact, and more than 1 . 0 is a positive impact) . ELEMENTARY SCHOOL HIGH SCHOOL Adopted Plan - 1 . 02 Adopted Plan - 1 . 31 Proposed Plan - . 95 Proposed Plan - 1 . 20 VILLAGE PARK DISTRICT Adopted Plan - 1 . 45 Adopted Plan - 2 . 30 Proposed Plan 1 . 42 Proposed Plan - 2 . 17 FIRE LIBRARY Adopted Plan - 1 . 41 Adopted Plan - 3 . 1 Proposed Plan - 1 . 34 Proposed Plan - 2 . 9 POPULATION DIFFERENCE Adopted Plan - 45 , 768 Proposed Plan - 48 , 206 STUDENTS: Elementary High School Adopted Plan: 8 , 089 2 , 799 Proposed Plan: 8 , 689 3 , 067 Buffalo Grove Plan Commission Public Hearing October 25 , 1978 - 4 Mr. Barry Lentin of 849 Chaucer Way asked about the Section P land use , and Mr. Truesdell answered that it is shown as commercial , with a recommended change to PUD-6 . Mr, Lentin asked the difference between PUD-6 and PUD-10 , and Mr. Truesdell explained that PUD-6 is 4-7 units per acre , and PUD-10 is 7-12 units per acre . Mr. Bill Hitzeman , Superintendent of School District 96 stated that he is disturbed about taking 30 acres of commercial land out of School District 96 in Parcels G , E , and H. He said the proposed plan is sac- rificing acres in Districts 96 and 102 , and he is very upset . Mr. Truesdell stated that the commercial that is being taken out is being replaced with high density multi-family, which will generate a very small amount of students , but will have a high land value for taxes . He also stated that Parcels A and B are currently shown as single family, but in the proposed plan, they are shown as ranging from PUD-6 to PUD-10 , which will , in part , compensate for the other areas . Mr. Hitzeman said that the only negative tax impact in the entire pro- posal is on the elementary school district . Mr. Howard Falk, 1408 Oxford, and a Board Member of District 96 , stated that he is extremely upset . He said that District 96 is getting hit over the head because taxes do not nearly cover the cost of educating a child. Mr . Falk stated that they have not been informed of the meetings on this subject . Chairman Genrich asked Mr. Hitzeman if the school dis - trict had been getting notices . Mr. Hitzeman said that he had gotten the notice, but that he misunderstood, and thought that it was just regarding the Town Center. Mr. Falk stated that , considering the amount that single family homes are costing, multi-family housing may soon have more children living there . Commissioner Goldspiel asked how many villages are served by District 96 , and was told that there are 5 or 6 . Mr , Goldspiel then asked how many square miles are in the district , and was told that there are 19 . Mr. Goldspiel asked how many other villages have school donation ordinances , and Mr. Hitzeman said that they all do in varying degrees . Mr. Falk said that 85% of District 96 ' s students come from Buffalo Grove . Mr. Hitzeman stated that if the land in question remains commercial , there would be no students generated at all , and they would just receive the tax benefits . Commissioner Goldspiel stated that Buffalo Grove can't solve the whole problem for any school district . He said that , if an area is zoned commercial , and that is not viable , then the entire surrounding area breaks down. Mr. Hitzeman feels that this proposal is being unfair to District 96 . Buffalo Grove Plan Commission Public Hearing October 25 , 1978 - 5 - Mr. Herb Didier, Box 163 , Prairie View, asked what 30 acres were being discussed. Mr. Truesdell stated that it is the Northwest corner of Checker and Buffalo Grove Roads , a small piece just to the South of that , and a small piece at the intersection of Route 83 and Buffalo Grove Road extended. Commissioner Harris asked if the tax impact related to District 96 or District 102 . Mr. Truesdell stated that he took an average . Mr. Harris asked why separate studies were not done . Mr. Truesdell stated that he had updated the figures already compiled , which was what was done pre- viously with the Comprehensive Plan, He said this also reflects changes which have already been made. Mr. Harris said that possibly the impact on District 96 is not as bad as it seems , because Windfield Development was changed from commercial to single family, which has a negative impact , but it is in District 21 . Mr. Harris would like to see an impact study done on Parcels A through S separately. Clarice Rech, 348 Cherrywood, and a Village Board member , stated that it is only recently that we have done impact studies on what we are creating. She said that , when the Master Plan was done , the school districts were not contacted. She thinks we have to analyze and work up numbers so that we know the impact on individual agencies . Commissioner Harris wanted to make it clear to everyone that District 96 does receive notices of Plan Commission meetings and agenda. Jim Kerr, 229 Cottonwood, said that , in Parcels G through K, over 100 acres have been converted to high density housing . He wished to know if District 96 agrees that 2 bedroom condominiums do not generate as many children as does single family housing . Mr. Hitzeman stated that he agrees with that. Mr. Falk stated that commercial development must be included in the school districts . Mr . Lentin stated that he read an article in the paper , and wanted to know what public buildings were referred to . Chairman Genrich answered that referred to libraries , etc . Mr . Lentin asked if this is voted on by the Village . Chairman Genrich said that it is voted on by the Plan Commission, and then the Village Board. Mr. Lentin wondered if we really need 80 acres of land with stores in the Village Center area. He would rather see industrial de- velopment in there. Commissioner Harris answered with regard to the Village Center , stating that it is not merely an 80 acre shopping center , and that it is , in part , based on,,a. survey of village residents . It will contain offices , public buildings!, recreational facilities , and possibly a theater and a restaurant. It will be the center of Buffalo Grove. It is more than just a shopping center , and it has been well received by the citizens . Mr .Lentin stated that he understands that all changes being made are for encouraging development in the 80 acre parcel . Buffalo Grove Plan Commission Public Hearing October 25 , 1978 - 6 - Chairman Genrich stated that the geographic area is ideal because it is farm land. He said we would like to have industry, but there doesn ' t seem to be the market for that as there is for commercial . Commissioner Button read from the introduction to the Village Center report : "As the Village continues to grow, there will be a definite need for additional support facilities , not only for shopping , but for bank- ing , entertainment , medical , and various types of public facilities . The Comprehensive Plan prepared for the Village by Associated Planners recognized these future needs . An element of that Plan calls for the development of a Village Center to be located in the triangle formed by Buffalo Grove Road and Illinois Route 83 , North of Lake-Cook Road. " Mr. William Kiddie , 315 Cherrywood , and a member of the Park District Board, has received public notice of the meeting and has received the preliminary report, but he personally has not received the information . It is envisioned that the open space will be a combination of public and/or private open space. Mr. Truesdell stated that would have to depend on what is decided when a development does come in. Mr. Kiddie asked if a 5 . 5 acre open space ratio per 1 ,000 is still a viable number. Mr . Truesdell said that it is . Mr. Bud Harms , Route 1 , Box 89B , Prairie View, asked about the life expectancy of something which is now commercial . Commissioner Harris said that , as long as the business is there , it can continue to operate , but it cannot be sold in order to open another business . Commissioner Force asked about any serious environmental conditions regarding Parcel C. Mr. Truesdell said that it is not in the flood plain, and that he checked the soil survey maps , and there are no very severe soils for development . He does not think it is an ideal area for a park. Mrs. Force asked how much engineering was put into this . What types of development, density, etc , would go in? Mr . Truesdell said there was no engineering done . The study was just done by soil , flood plain maps , etc . Mrs . Force asked if there is any documentation of having Route 83 extended to a 4-lane highway in the future . Mr Truesdell said he has checked the County transportation plan, and the plan does show Route 83 as even- tually being a 4-lane highway, but there are no immediate plans to that effect . Mrs . Force asked about the flood control in Parcel M. Is it comparable to Parcel C as far as soils , etc . ? Mr. Truesdell said that the flood plain area is substantially to the North, and that Parcel M is free of flood plain for the most part . Commissioner Goldspiel said that the question is whether or not the Town Center idea remains viable . Do we have any idea whether figures which were cited are still valid, or has other development undermined that to the point that it is no longer viable . Mr. Truesdell stated that it is his understanding that it has not been undermined. Buffalo Grove Plan Commission Public Hearing October 25 ? 1978 - 7 - Commissioner Harris stated that there has not been a lot of commercial development within the area since the study was done . The Town Center Committee has been meeting with developers to discuss commercial feasibility. They will update the study to see what other development effects have had. Commissioner Goldspiel stated that when it was developed , the Master Plan indicated a population of 55 ,000 ; that figure is now 45 ,000 . Has that change been put into the Town Center calculations? Mr. Truesdell said that was put into the fiscal impact study, and the overall need for commercial . Commissioner Goldspiel is concerned that areas within the unincorporated portions of our planning boundaries have been developed , and possibly should not be analyzed as part of the Village 's future land use . Mr. Truesdell said that he feels it is still unincorporated land gener- ating a population base , and therefore should remain in our planning area. The Public Hearing was adjourned at 9 : 10 PM. Respectfully submitted, Jat Sirabian Recording Secretary APPROVED : 1,44 Carl Genric , C airman REGULAR MEETING BUFFALO GROVE PLAN COMMISSION General Neighborhood Area OCTOBER 25 , 1978 Chairman Genrich called the meeting to order at 9 : 25 PM in the Municipal Building, 50 Raupp Boulevard. Commissioners Present : Chairman Genrich Mr, Harris Mr . Shields Mr . Goldspiel Mrs . Sheldon Mrs . Force Mr, Button Mr. Davis Also Present : Mr . Bart Delaney, Planning Coordinator Mr . Jim Truesdell , Staff Planner Chairman Genrich said that he would like to have separate economic studies compiled for School Districts 102 , 96 , 21 , 125 , and 214 . He would also like the proposed changes separated from those changes already made . Commissioner Harris wants to be sure that all public agencies are invited to the meeting where these figures are presented, so that they can see exactly what is proposed. Commissioner Force stated that she felt that the staff should contact the school districts prior to a meeting to give them a rough idea of what is to be discussed. Chairman Genrich stated that the Commission has asked the staff to send specifically to all- school districts the study that was presented at this Public Hearing, and inform them that a more detailed study is being prepared. Chairman Genrich stated that minutes should be sent to all school districts in the future. Commissioner Harris stated that the Village Center Committee has been working on making the Village Center a reality,. They have been meeting with developers to determine what there is a need for. When the Committee gets into more definitive plans , they will come to the Plan Commission for review. Commissioner Goldspiel requested that someone from the Village Center Committee inform the rest of the Plan Commission as to the progress being made . Buffalo Grove Plan Commission Regular Meeting October 25 , 1978 - 2 - Commissioner Force asked if there is anyone on the Village Center Commit - tee that is a citizen, without duties as a Plan Commissioner or Village Board Member. Mr. Harris said there is not . There will not be a meeting on November 1 , 1978 , but there will be a meeting on November 8 , 1978 . Commissioner Force read a letter to the Chairman informing him or her resignation as a Plan Commission member , effective immediately. She has personal reasons for resigning. Commissioner Goldspiel made a motion to adjourn, seconded by Commissioner Button. The meeting was adjourned at 9 : 55 PM. Respectfully submitted, Janet Sirabian Recording Secretary APPROVED: Carl Genric , C airman Buffalo Grove Plan Commission Regular Meeting October 25 1978