07/19/2006MINUTES
COMMITTEE OF THE WHOLE
July 19, 2006
The village board met at 7:30 p.m. in the conference room of the village hall on
Wednesday, July 19, 2006.
Village Board Staff
Steven Harris, Mayor Robert D. Franz, Village Manager
Robert Benton, Trustee Philip Kiraly, Asst. to the Village Manager
Michelle Feldman, Trustee Barbara Little, Director of Public Works and
Harriet Rosenthal, Trustee Engineering
William Seiden, Trustee
Barbara Struthers, Trustee
Matthew Wylie, Trustee
VCDC PARAMETERS – NORTHWEST QUADRANT
Mayor Harris opened the meeting by thanking everyone for attending and asking the
village manager to frame the issues to be discussed. The Village Center Development
Commission has recommended redevelopment parameters for the village owned
properties along Deerfield Road in the northwest quadrant of the Village Center. The
question before the board is whether to maintain these properties as public parking or
request proposals (RFPs) from prospective developers.
The two principal parcels (former Bank One and Lindemann sites) were acquired by the
village at a combined cost of $3.1 million. Added to the Peterson parcel to the west, the
property totals 73,000 square ft. The VCDC’s proposal parameters recommend a mixed
use redevelopment of this property and urges interested developers to include the
commercial properties along Waukegan Road as well.
Staff listed the pros and cons of redevelopment:
Pros:
• Revenue from sale of land
• Properties returned to the tax rolls
• Enhances a prominent corner of downtown
• If retail: Sales tax benefit
• If residential: Option for those downsizing
Adds 24 hour activity/more buying power
Possible affordable housing component
• Developer enhancements to the quadrant
• Opportunities to incorporate existing properties and coordinate traffic and parking
plans
Cons:
• Loss of public parking
• Reduces future development options
• Eliminates potential for future institutional use
• Increase in traffic and pedestrian safety concerns
• Loss of potential green space (plaza)
• Curb cut(s) required on Deerfield Road
Alan Garfield, Chair of the VCDC, commented on the work of his committee,
emphasizing that, over five meetings, efforts were made to hear the concerns of adjacent
property owners who would like to see the property remain a parking lot. The VCDC
believes that the site should no longer be land banked and can be redeveloped without
negatively impacting its neighbors. Michael Swartz, Chair of the Plan Commission,
commented that the commission agreed with the general parameters of the VCDC. He
believes that there is little downside in going through the RFP process in that the cons of
redevelopment are merely challenges that can be overcome.
The board then discussed the parameters, with particular attention given to how
redevelopment will impact the First Presbyterian Church’s plans for expansion. Mike
Kiss, representing the church, read a statement asking the board to be mindful of the
church in considering future uses of the site. He emphasized that the church has been a
good neighbor, allowing the park district to use its parking and by providing an easement
(which expired in December, 2005) for the street in front of the community center. Mr.
Kiss emphasized that the day care center, operated by the church for over thirty years,
needs a safe access for children on the south side of their property. Also, the church is
ready to embark on an expansion plan which, if delayed, will severely impact their
fundraising campaign.
The board discussed the timing of the RFP as it relates to the current economic climate
and whether it might be better to continue using the land for parking and keep all options
open. All agreed that the RFP process can be time consuming and costly. However, after
further review of the matter, there was consensus that staff, using the VCDC
recommended parameters, should develop an RFP for board consideration.
DEERFIELD ROAD ENTRANCE FEATURE
Barbara Little described the project that had been previously reviewed by the board at
their June 5th meeting. The retaining wall, as it now exists, is functional. The design
concept remains as it was approved. After a quick review of the plan documents, Mrs.
Little introduced James Gamble of Land Design Collaborative, the landscape architect for
the project.
Trustee Feldman requested clarification of what will be different between the current wall
and the new retaining wall. Mr. Gamble described the new materials and how they relate
to the brick entrance feature wall. The shape of the wall at the corner will be changed to
concave. The new wall will be slightly longer than the existing wall on the Deerfield
Road side. Metra will not permit the village to retain the temporary pedestrian entrance
to the Metra parking lot; therefore, the landscaping will be replaced and the retaining wall
extended for the earth slope. The three fixture entrance feature light will be installed in
the area where the temporary walkway is being removed.
Trustee Wylie discussed the possibilities of a sidewalk on Chestnut at this corner and a
connecting walkway to the Metra parking lot. There is inadequate space on Chestnut for
a sidewalk, and the grade is significant. Metra opposes it because commuters would be
encouraged to walk toward an area that is inadequate for pedestrians.
Landscaping materials were briefly reviewed. The elevation of the retaining wall relative
to the entrance feature was also discussed. Three different stone materials were
reviewed. The Chilton split faced was preferred by the trustees. It is to be laid in a
random ashlar dry laid pattern. The different stones vary in price. The estimated cost of
the project is $25,000 to $30,000.
Trustees approved the choice of materials and authorized moving the project forward as
designed.
The meeting adjourned at 9:15 p.m.
Minutes prepared by:
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ROBERT D. FRANZ, Village Manager