City of Highland Park Committee of the Whole met February 26.
Here is the minutes provided by the Committee:
Call To Order:
At 5:02 pm, Mayor Rotering called the meeting to order and asked for a roll call.
Roll Call:
Members Present: Mayor Rotering, Councilmen Stolberg, Stone, Kaufman, Knobel, Holleman
Members Absent: Councilman Blumberg
Mayor Rotering declared a quorum was present.
Staff Present: Ghida Neukirch, Lou Jogmen, Ramesh Kanapareddy, Jon Lowman
Also Present: Corporation Counsel Steve Elrod, Assistant Corporation Counsel Hart Passman
Approval Of Minutes:
A. Regular Meeting of the Committee of the Whole – February 12, 2018
Councilwoman Stone moved to approve the minutes from the regular meeting of the Committee of the Whole held on February 12, 2018, as amended. Councilman Kaufman seconded the motion.
On a voice vote:
Voting Yea: Councilmen Stolberg, Stone, Kaufman, Knobel, Holleman
Voting Nay: None
Absent: Councilman Blumberg
Present: Mayor Rotering
Mayor Rotering declared the motion passed unanimously.
Closed Session:
Councilwoman Stone moved the Committee close its meeting to the public, pursuant to the following cited sections of the Illinois Open Meetings Act (5 ILCS 120/2(c)), for the purpose of i) approval of closed session minutes (5 ILCS 120/2(c)(21)); ii) pending litigation (5 ILCS 120/2(c)(11)); iii) probable or imminent litigation (5 ILCS 120/2(c)(11)); and iv) purchase or lease of real estate (5 ILCS 120/2(c)(5)). Councilman Kaufman seconded the motion.
On a roll call vote:
Voting Yea: Mayor Rotering, Councilmen Stolberg, Stone, Kaufman, Knobel, Holleman
Voting Nay: None
Absent: Councilman Blumberg
Mayor Rotering declared the motion passed unanimously.
At 5:04 pm, the Committee recessed the public portion of the meeting to meet in Closed Session.
At 6:04 pm, Mayor Rotering called for a recess of the Committee of the Whole Meeting.
At 6:23 pm, Mayor Rotering reconvened the open session of the Committee of the Whole Meeting.
Members Present: Mayor Rotering, Councilmen Stolberg, Stone, Kaufman, Knobel, Holleman
Members Absent: Councilman Blumberg
City Staff Present: Ghida Neukirch, Joel Fontane, Ramesh Kanapareddy, Julie Logan, Rob Sabo, Carolyn Hersch, Ashley Palbitska
Also Present: Corporation Counsel Steve Elrod, Assistant Corporation Counsel Hart Passman
Scheduled Business:
West Briergate Tax Increment Finance (“TIF”) District Redevelopment Options-
City Manager Neukirch provided information on the TIF District and introduced the redevelopment options in the west Briergate TIF District. She indicated that the City does not own any property that is available for redevelopment, but the City works closely with property owners, businesses and real estate professionals on redevelopment considerations. Any redevelopment will be considerate of its impact to the area, including but not limited to traffic, lighting and noise. The City is introducing this matter at the Committee of the Whole meeting to affirm the City’s past interest in possible mixed-use development options for the available property.
Community Development Director Fontane presented a staff report pertaining to the possible land uses that could be considered for the Briergate Business District.
City Manager Neukirch provided information on the fact sheet available to view on the City’s website. She explained that the City continues to work closely with the property owners and provided information on the communication the City is conducting with all businesses and residents in the area. She discussed the annual community meetings that will be coordinated starting in April, 2018.
Councilman Knobel voiced concern of allowing a big box retailer to develop within the TIF District. She was in favor of looking at the projects in the District as a whole. She explained that the City does not own the land, the City can dictate what the land use is but cannot dictate what businesses are coming in or not coming in. She stated that the City has to be cognizant of the adjacent neighborhoods during the project planning process.
Mayor Rotering discussed the pressure that could potentially be brought upon the City’s first responders depending on the type of development that is chosen.
Councilman Knobel discussed the concern of housing developments putting pressure on the surrounding school districts. She asked about past proposed uses that looked at the former Solo Cup property as well as the Toys R’ Us property.
City Manager Neukirch, Community Development Director Fontane and Business Development Manager Hersch provided information on the different types of businesses that have inquired about the available property.
Councilman Stolberg agreed that a big box retailer would not be amenable to the area. He stated he was in favor of a mixed use development that would allow for a mix of retail and residential. He requested that City staff continue to stay proactive in communication with the residents regarding the development of the business district.
Councilwoman Stone reiterated that the City does not own the property but was appreciative that the City is working to be a facilitator to move forward with development. She discussed the potential of a more walkable business district. She stated how Toys R’ Us leaving provides a great opportunity for new development. She stated that she was in favor of a mixed use development.
Councilman Kaufman stated that he was in favor of mixed use development. He asked how viable the plan would be based on the amount of planning and the length of the process that will need to be undertaken to achieve this type of development.
Community Development Director Fontane explained that the Solo Cup property is in good shape for redevelopment and that now is a good time to reposition the current retail development where Toys R’ Us is located.
Councilman Holleman was in agreement that mixed use development would be a good use of the property. She voiced her support of a senior living community similar to Lake Forest Place. She explained that mixed use retail might be challenging due to the current economic situation with retail businesses.
Councilman Knobel discussed the need for walkability and connectivity of the district. She requested that staff and the Plan and Design Commission review the public benefit as to what the area really needs and not what is believed the area needs. She explained that the current zoning does not allow for residential and asked if staff was seeking direction on the zoning of the properties.
City Manager Neukirch and Community Development Director Fontane explained that the City is open to any type of land use and will consider developments based on the market potential for the site.
Councilman Stolberg and Community Development Director Fontane confirmed that what was being sought from the Committee was the support of the available uses for the development of the property within the Briergate District.
Central Business District (“CBD”) Streetscape Alternatives-
City Manager Neukirch provided information on the presentation regarding the CBD Streetscape Alternatives.
Community Development Director Fontane presented the CBD Streetscape Conceptual Design Plan and provided information on the recommendation being sought by staff.
Mayor Rotering discussed budgeting of the streetscape improvements along with the other large projects that have been discussed in past presentations like the Library and Senior Center. She asked for the maintenance costs of pavers in the downtown business district.
Public Works Director Kanapareddy provided information on the maintenance of the pavers and stated that some of the costs for maintenance goes through the current maintenance budget.
Mayor Rotering requested that staff revisit the multiple branding color options. She explained that the plan should focus on what is creating a more pleasurable experience versus a plan to spend money. She stated that her focus was more on infrastructure investments and making sure that the streets are addressed. She expressed her appreciation of the maintenance of a vibrant downtown but wants to make sure that staff is cognizant of the real fiscal constraints. She explained that this plan would be lower on the list of priorities based on the other areas where resources need to be spent.
Councilman Knobel explained that there are projects in the plan that property owners have asked for but there are projects that can be eliminated based on cost sharing and requested staff to review and remove those items that would be considered public benefits and involve cost sharing. She agreed with the Mayor on the budgeting piece and explained that if pieces of the plan were to be done they need to be an amenity that looks inviting and creates vibrancy. She discussed conversations that have taken place with the property owners regarding what they want and what the next project should be. She stated that there are other priorities in the City and explained that she would be in favor of choosing a project from the plan if it were to increase the traffic of people in downtown. She explained that the property owners have continued to request directional and gateway signage.
Public Works Director Kanapareddy explained that the downtown has continued to be maintained on an annual basis and will continue to be part of the maintenance process.
Councilman Holleman commented on the type of lighting fixture that was presented and requested that staff explore options.
Councilman Kaufman agreed with the Mayor and explained that there are needs and wants. He stated that there are other projects that are more of a priority than what was presented.
Councilwoman Stone was in agreement with previous statements that there are other higher priority projects that the Committee and staff need to focus on. She explained that if there was money in the budget that could assist with some improvements, the outside furniture would make a difference.
Councilman Stolberg discussed the importance of the higher priorities that need to be focused on but with that being said, staff should be able to pick out projects that could fit in to the budget that would assist in differentiating Highland Park. He explained that if the property owners were aware of the updates the City is attempting to make in the downtown, they might follow suit and update their buildings accordingly.
Mayor Rotering stated that it helps to prioritize projects for public benefit.
Councilman Stolberg requested that staff prepare a list of those public benefits and costs from the plan to be used when a development is being presented to the City.
Councilwoman Stone and Community Development Director Fontane discussed the money that has been allocated for the use of public benefit and the possibility of phasing in certain projects.
Councilman Stolberg and Public Works Director Kanapareddy discussed conducting a cost benefit analysis of maintaining versus replacement of items like the benches, trash bins and bike racks.
Others Matters:
There was none.
Adjournment:
Councilman Kaufman moved to adjourn. Councilwoman Stone seconded the motion.
On a voice vote, the Mayor declared the motion passed unanimously.
The Committee of the Whole adjourned its meeting at 7:13 pm.
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