1975-07-30 - Plan Commission - Minutes WORKSHOP SESSION
BUFFALO GROVE PLAN COMMISSION
Village Center
July 30, 1975
Chairman Genrich called the meeting to order at 8:15 p.m. , July 30,
1975, in the Municipal Building, 50 Raupp Boulevard.
Commissioners Present: Chairman Genrich
Mr. Haarr
Mr. Goldspiel
Mr. Jacobs
Commissioners Absent: Mr. Mendenhall
Mr. Harris
Mr. Keister
Mr. Shields
Also Present: Mr. Dan Larson - Village Manager
Mr. Ed Fabish - Village President
Mr. Robert Bogart - Trustee
Mr. Jerry Driscoll - Trustee
Mr. John Marienthal - Trustee
Mr. Richard Heinrich - ZBA
Mr. Bill Haralson - Economic Research Associates
Mr. Rick Brubaker - Toups and Olson
Property Owners
Chairman Genrich stated that the purpose of the meeting was to
get an input from the property owners. He added the Village has
no intention of telling the property owners what they should do with
their property and it is hoped they can agree on the image, traffic
network and mixture of uses planned for the Village Center. Mr. Genrich
introduced Mr. Bill Haralson of Economic Research Associates and
Mr. Rick Brubaker of Toups and Olson and asked them to review the
preliminary plans for the Village Center.
Mr. Haralson stated that Economic Research Associates is a economic
consulting firm whose purpose is to assist the Village in coming up
with a strategy for developing their property. One of the first
things the firm looks at is what is the full potential for this site.
Mr. Brubaker presented the three plans stating that they are conceptual
plans only and reviewed the basics of each plan. Plan A shows a
collector system of low profile with a campus atmosphere. Plan B
contains a higher impact of retail and office. Plan C showed what
the planners thought would happen if the planned approach were not
taken. It shows the 80 acres if it were developed according to the
zones already established.
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Page 2 July 30, 1975
Chairman Genrich asked the property owners to make any comments they
might have regarding the use of their property or their opinions on
the plans presented.
Mr. Sal Santoro was concerned that in Plan A and B the access to
Route 83 was totally cut off from the property owners. Mr. Brubaker
stated that there would be secondary access points.
One of the property owners asked how long it would take for the area
to be developed. Mr. Haralson stated that it depends on the specific
use he was talking about. The retail could be developed in 5 years,
office space in 10 years and the recreation area in 5 to 10 years.
The maximum figures in Plan B are based on a 1985 design year.
Mr. George Adams from Geneva who was representing a property owner
stated that he felt an architect should be considered in the early
stages of planning. There is a creative process often overlooked in
economics. In order to create a plan there must be some knowledge
as to what's coming. He added that someone should depict graphically
what forms these plans will take.
Mr. Haralson stated there are three things he would like considered:
1. He would like the people to be aware that this is
one site and each individual should be aware what the
other one is doing.
2. He would like the property owners to consider what has
been said about the development potential for this site
in terms of various land uses.
3. He would like the property owners to be thinking about the
matter of some type of internal circulation system.
Mr. Albert Knuth suggested that the Village adopt a plan whereby a
number of property owners get together and develop their land. The
plan adopted should be feasible to allow property owners to develop
land and tie other land into it as it develops. Mr. Knuth distributed
a sketch using Plan C but the roads were not on the property lines.
Mr. Knuth asked if the Village was intending to assess the property
owners for the cost of the study. He feels general revenues should
cover the cost of the study. Mr. Fabish responded that nothing
definite has been decided in this regard.
Mr. Al Berggren stated that if the Village is not in the position to
act as developer, they should take the input from the planners to date
and establish an overall land use plan, zone the property in accordance
and perhaps set up guidelines for the property owners to follow.
Chairman Genrich asked for the opinions of those present in regards
to which plan they preferred. Commissioner Haarr suggested that
the figures from Plan A be incorporated into Plan C. If it requires
rezoning some of the parcels, this should be done. Commissioner
Goldspiel stated that he felt most of the people in the Village had
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Page 3 July 30, 1975
more than a single shopping center in mind. They preferred more
public uses.
Mr. Fabish asked if some direction could be given to the planners
in the next couple of weeks. Mr. Genrich stated that the Plan
Commission would be willing to meet in a Workshop Session with the
property owners and the property owners stated they would like to
meet with the Plan Commission and will also start working on their
own with each other.
Mr. Fabish stated that the next two phases would be:
1. Detailed analysis of the plan to be accepted
2. Steps to implement the plan
The meeting adjourned at 10:45 p.m.
Respectfully submitted,
L'nda Isonhart
Recording Secretary
APPROVED:
ebt 44,,;et
Carl Genrich
Chairman