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HomeMy WebLinkAbout12/23/1997 COW minutes MINUTES COMMITTEE OF THE WHOLE DECEMBER 23, 1997 I. CALL TO ORDER Mayor Fadey called the meeting to order at 7:30 p.m. Present at the meeting were: Trustees George Clowes, Timothy Corcoran, Paul Hoefert, Richard Lohrstorfer, Daniel Nocchi and Irvana Wilks. Staff preSent included: Village Manager Michael Janonis, Assistant Village Manager David Strahl, Community Development Bill Cooney, Planning Coordinator Dan Ungerleider, and Community Development Deputy Director Michael Blue. Also present were members of the Downtown Redevelopment Strategic Plan Ad Hoc committee. ~[~'? II. MINUTES Minutes of December 9, 1997. Motion made by Trustee Wilks and Seconded by Trustee Nocchi to accept the Minutes. Trustee Clowes requested that his name be removed from Trustees' present since he was absent from the meeting. Members voted to accept the Minutes with the revision from Trustee Clowes. III. CITIZENS TO BE HEARD None. IV, DOWNTOWN REDEVELOPMENT STRATEGIC PLAN AD HOC COMMITTEE REPORT Mayor Farley introduced the topic by thanking all the participants who took part in drafting the plan. He stated that this work and report constitute a different approach than the Village :has undertaken in the past. He feels this is a much more comprehensive approach with more specific recommendations than some previous plans may have included. Mike Hoffman, Chairman of the Downtown Redevelopment Strategic Plan Ad Hoc Committee, spoke. He provided a general overview of the report and stated that the Committee's charge was to take a fresh look at the downtown through focusing on a five-block area within the TIF District itself. He stated that among the activities the Committee undertook was their review of land use and to provide a general outline of expectations to developers for consideration within this area. He stated the Committee also looked at prioritizing which area should be targeted for redevelopment based on market conditions. He stated the report contains design guidelines, in an attempt to blend in any new developments with existing parameters and businesses. He stated the pdmary focus was Iow to medium height buildings and pedestrian-friendly downtown. He provided an overview of the photographic examples of the concepts, which the Committee is recommending for consideration. He stated among the highlights contained within the plan is the inclusion of a Village Green location to encourage pedestrian traffic and congregation in the central downtown area. He also stated that the Committee felt it was important to retain public buildings in the downtown area. He stated the ,Committeedivided the project int0'three phases. He stated Phase I is bounded by Main Street, Northwest Highway and Central,Road; Phase 2 would be row homes along South Emerson between Busse and Central; Phase 3 would include the redeve!opmer~t of the Village Hall block with the construction of a combined Village Hall and Senior Center Bu!lding. He stated the Committee realized that many of the development issues still need to be worked out but feels that this phasing is quite (~'"~ workable based on the financial parameters. Mr. Hoffman summarized how the TIF process works in terms of financing projects and how taxing districts~ share revenues generated from developments. He summarized the steps necessary' to complete the phases and to provide an RFP to various developers for consideration. He stated the Committee has volunteered to participate in the selection process if desirable by the Village Board. Finance Director Brian Caputo provided an overview of the financial condition necessary to cover any possible developments. The stated projections include the property acquisition cost, as estimated by the Village, and the possible impact of public buildings built within the TIF Distdct using TIF monies; compared to not using TIF funds. He stated, based on'the limitations of utilizing TIF funds for public facilities he would recommend consideration of general obligation bonds for any public buildings instead of TIF moneY. He stated that he projected an $8 million bond offer would be necessary with total up-front costs approaching $16 million. He stated that with the T, IF~ ending in 2008 a decision whether to move forward should be made relatively soon, 9therwise there would not be enough TIF funds generated to cover the bond proceeds. ,' :~ 2 Dr. Allen McLean of Three West Central, spoke. He stated that his office is located in Phase I and no representative has come to him to let him know what is going on nor advised him of what he is supposed to do with his practice. He stated that he decided to stay in 'Mount Prospect instead of moving out towards Northwest Community Hospital because of his ties to the community. He stated that he has spent over $100,000 to put improvements into his building over the last several years and is concerned that this investment will not be recognized as a valuable contribution to the downtown plan. Mayor Farley responded that the Village would work with the doctor or any other business owner and will be as sensitive as possible to their concerns. Evelyn Stiles, who rents property at Three West Central next to Dr. McLean's office, spoke. She is concerned that the plan as presented relies on the use of Eminent Domain and feels that such action, which .requires the Village to take property from owners is not friendly to business. Mayor Farley responded by saying that Eminent.Domain is a process to establish value as determined by ~ third party. Tom Reindl, owner of Northwest Electric, spoke. He stated he and his family have roots in the community and 'he is very disappointed by the lack of inclusion of his business and did not seek input into the process. He stated that he does not feel that this is the only solution available for downtown development. He stated there is no discussion in the plan about how new space is to be created and what is to be done with the existing businesses, the numbers which are projected work because of the density. He feels that he 'has had no access to the information presented and feels that projected costs are much too Iow and that the projected ~ cost of the project is not fully accurate based on the impact on the business owners in the area. He stated the Village has determined that a warehouse operation in downtown is not acceptable. He stated that he came to the Village Board two years ago with a redevelopment plan for his business but it has gone nowhere. Mayor Farley responded to Mr. Reindl's comments by stating that he was sorry that he feels he has not been consulted. He further stated Mr. Reindl should not feel blind-sided because he has been aware of the discussions and has been invited to participate in the process since the beginning, as have other business owners in the area. He stated it is the sincere hope of himself and Board members that business owners would be included in the discussions of the plans if the businesses are interested. He stated that the back portion of the NorthWest Electric property has been allowed to continue in poor shape for a long period of time, which has had a detrimental impact on the downtown. . 3 'Bill Reddy, 105 South Elm, spoke. He stated he was {;peaking as a pdvate citizen and would like to point out to the Village Board that a clear vision of what is necessary needs to,be identified and a statement of the vision is neces§ary to move forward. He supports developing the vision as outlined in the plan. Mill, James Manager of Northwest Electric, spoke. the listing of participants in the committee it clearly shows that local business people were not included in the group; therefore, whatever plan was to be created as an ~outcome of these discussions would naturally not be sensitive to current business owners. He stated the whole downtown ne~ds a focus to draw people into the area and an anchor to draw people into the downtown. He stated that if this plan moves forward it will drive existing businesses away, therefore there would be no anchor to draw people in. ~, Norm Major, 200 North Owen, spoke. He stated that this is his first opportunity to see the plan and would recommend the Village Board consider seeking a citizen referendum to decide what to do with the downtown so that all citizens would be afforded the opportunity for input. ., Patty Wolfe, ,117 South George, spoke. She stated that she feels communication with the citizens concerning this plan has been lacking. She has a concern about the impact of these proposed developments in generating additional children for the area schools. She is also concerned about the proposed height of the buildings. Mayor ,Farley responded by stating that market studies tend to show that there are a limited number of children generated by condominium units in downtown areas. Mike Ajava of the Mount Prospect Child Care Center spoke. He stated that he is concerned about the lack of communication detailing the ~plan of the downtown to the residents. He feels that the educational-needs should be determined with ~consultation with the School Districts. Mike Hoffman spoke. He stated that the Committee looked at different concepts to enhance pedestrian activities which would allow 'people to wale to different businesses,after parking their vehicle at a single location., He stated that the Committee was looking for opportunities to draw people in over the weekend to shop and provide spin-off business activity from those week-end visits. The housing units that were considered would include access from the rear of the building. He also stated that there have been some discussions with the School Districts so they are aware of the concepts under consideration. Mayor Farley stated that these hearings have been open to the public so there has been plenty of opportunity for input, as ther~ has been an outreach for input from other committees and area buSiness owners. He felt that the committee and staff did what was necessary to inform people of the concepts'under consideration. Trustee Lohrstorfer stated that as a member of the committee that many of the concepts and questions raised this evening will not be able to be answered until responses to the proposed RFP are received and analyzed. He stated that it was important to put together the concept and the committee tried not to get too detailed so that developers had some flexibility 'in determining what was a marketable plan to propose to the Village. Trustee Clowes stated that the committee produced a'good plan for consideration by the Village Board; however, he stated that the plan presented, is more appropriate for developing vacant land and not necesadly existing land uses which have active businesses already in place. In 1988, the Village extended the TIF District because at the time the Village Board had a desire.for retail sPace in the downtown and he feels that that vision at the time scared away some developers. He stated that the Village Board should be willing to decide at this time whether they would be interested in allowing a building of a height of eight stodes o~ more instead of trying to make the change when the developer comes in with a plan. He stated that the plan seems to focus on new businesses and not very much on existing local businesses. He stated that it is quite conceivable th'at when existing businesses move back into the new development the cost of operations will be significantly higher. He stated that Phase II appears to be contingent on removing two residents that live at the corner of Busse and Emerson. He does not feel comfortable forcing the residents to move.~ He stated Eminent Domain involves using the power of the Village to take property at fair market value; however, he does not feel that the Eminent Domain powers are intended to allow the Village to take property and then turn around and sell it to a developer. Without the Village assembling the property the developer would not normally have enough property for the development. He stated that it is wrong for the Village to take ProPerty from an Owner who does not want to sell to the developer through the Open'market. He feels the'Constitution does not support the Villagetaking property and selling it to a developer because it is not in the public good since the property Will be used for private use. He stated that he is Opposed to the use of condemnation to forward this plan. Trustee Hoefert stated that he wanted to thank the Committee for the report and stated the report cleady provides a vision for the Village Board to consider. He stated the reality of the plan relies on a'developer response. It is unnecessary to put a Referendum on the ballot to determine suppOrt for the concept; however, he would support a Referendum to determine whether there is enough Support to construct a new Village Hall/Senior Center combination building. Trustee 'Hoefer~ stated that Northwest Electric has known the Village has been interested in developing that block for quite some time SO this draft proposal should not be a~complete'surprise to them. ~He stated that the,School Districts would benefit from the increased tax revenue when the TIF runs out in a short period of time. ~ ~Trustee wilks wanted to thank the Committee for their i'eport and stated that she 'has some 'reservations about the proposal the Village ,Board is~being asked to approve thi~ evening. She would like to have mo~:e dialogue to firm up many of the primary~decisions'which'are necessary to foster the plan. She stated there are a number of issues, including the size of the condos, etc., and feels the concept plan needs more detail in some areas. She said it is necessary to define what is conceptual compared to'what is detailed ,within the plan. She stated that she would like to be able to keep 'Northwest Electric in the downtown, but the .appearance of ~he building has not been great in the ,past.~ She would like to find a way for Northwest Electric to stay in the downtown or relocate into the downtown area. She stated she has concerns~about the density and the imPact on various Zoning and other details regarding actual develoPment items unique to individual developments. She stated the Village Board does not have to go to Referendum for a new Village ~Hall, but the Village Board has chosen a Policy that it. will go to Referendum when construction of public buildings is Under~ consideration. She stated that she has concerns about traffic flow through the downtown even if the downtown area were made more pedestrian friendly.~ Trustee Nocchi wanted to thank the Committee for their repprt: He stated that the document appears ready to go out to developers for a response. He feels the report provides an outline of what the Village Board should be for the downtown. He stated that newspapers covered the Committee's activities and people were welcome to come throughout the process. He stated this is a prime area of real estate Which is significantly bnder-utilized. He stated the School District , representatives we,re included in the discussior~s so they should be aware of possible impacts on the classrooms. ,He stated ;~hat strong Village pride should be reflected in the downtown and it is now time for action and the time is right to move ,forward,with getting the RFP out: Trustee Corcoran stated ;d~e Village has~been criticized in the past for acting too fast or too slow. He stated that he feels this plan ,is realistic in scope and has merit ', as"a communication tool to define intent. 'He stated that specific discussion will ob~/i0usly take Place ~ft~: reslJonses are obtained from developers. Developer's 'i~ respons!bility is to communicate with theVillage Board through the RFP response which defines what will work in the current market place. He stated the Village will . act'within the leffe,r of the law concerning any kind of Eminer{t Domain proceedings. He stated the schools know there may be some increase in students due to density of the development. He stated that many property owners have acknowledged the blight of the downtown. Now the same people are concerned with the speed the Village Board wants to move forward with eliminating such blight. He feels it is unnecessary to put the concept plan on the ballot for a Referendum. Trustee Clowes requested additional information from staff including the TIF financing diagrams being made available for the general public. He is also interested in determining how much EAV was created through previous developments and compare that against proposed increment increase above what has been contributed through natural growth of the EAV compared to the actual development itself. Ben Trapani, 222 South Pine, spoke. He feels the plan is a clear concept and a development team would review the RFP to make sure a profit is possible by the developer and the Village Board would weigh the response accordingly. He stated that if proper price is paid for the land then owners could be considered as partners in the development process. He stated he could see taller buildings may be necessary to make a development work assuming some developer is aware of what works in the market place. Trustee Clowes stated that he feels there is a need to get concurrence from the property owners before moving forward. He stated the ends do not justify the means of taking property. Ben Trapani stated that the time frame which has been proposed by staff should be adequate in terms of allowing a developer to put together a complete response to the RFP. Consensus of the Village Board was to move forward with the Concept Plan and send the RFP out to developers for input. All Trustees acknowledged their support for the Plan including Mayor Farley. Trustee Clowes stated he is not supportive of sending the RFP and approving the Concept Plan at this time because he feels the Village Board should get consensus of the property owners affected before getting developer input. He also felt that the use of condemnation to forward this project is unacceptable. Village Manager Janonis stated that the time line as outlined has two different periods in which a developer is to provide a response to the Village. He stated that one time line is slower by three weeks assuming the timing of input from the Plan Commission is desired by the Village Board. ' Consensus of the Village Board was to move forward with the ~faster time frame because numerous Commissions including the Plan Commission have had ample opportunity to provide input during the discussion phase with the Downtown Ad Hoc committee.' ~f. ~ ANY OfHER BUSINESs ,~ ,, ,, "The ~illage Bo~ard collectively wished the residents a joyous Holiday Season. VI. ADJOURNMENT .... ~ There being no further business discussed, the meeting adjourned at 10:44 p.m. Respectfully submitted, ' "; ; DAvIDSTRAHL', ~~ Assistant Village Manager DS/rcc ~,., , X \USERSq~.OBERTACAWIASOFFICE'~OWMIi'AI223COW.MIN ~(~ 8