June 13, 2000

Mayor Krajewski called the Workshop meeting of the Village Council of the Village of Downers Grove to order at 6:30 p.m. in the Council Chambers of the Village Hall.

Present:Mayor Brian Krajewski; Commissioners Marilyn Schnell, Thomas Sisul, Michael Gilbert, Sue McConnell; Village Manager Michael McCurdy; Village Attorney Daniel Blondin; Village Clerk April Holden

Absent:None

Visitors: Press: Jason Bramwell, Downers Grove Reporter; Susie Gura, Suburban Life Graphic Residents & Other Attendees: Dr. Gordon Goodman, 5834 Middaugh; Bill Kell, Courtesy Cab, 4312 Douglas; Frank & Lura Kiesa, 5125 Cornell; Tom Julian, 2215 Curtiss; Bill Barrett, 4911 Highland; Vincent Barrett, 4921 Highland; Greg Doody, Aurelio’s Pizza, 1002 Warren Ave; Marilynn Gerloff, 4241 Highland; Peter Hultman, 1410 Gilbert; William Waldack, 1409 Willard Pl.; Mark Zabloudil, 620 39th St.; Madeline Lyon, 1110 Warren Ave; Gertrude Anderson, 1110 Warren Ave; Genevieve Skowrinski, 1110 Warren Ave.; Margaret Downer, 1122 Gilbert; Anna Rolando, 1122 Gilbert; Dolores Jeffress, 1122 Gilbert; Margaret Kadlec, 4616 Oakwood; Diane Oliver, 5131 Main; Richard Cofran, 1318 Turvey Rd.; Susan & David Brown, 1508 Gilbert; Ray Buhrmaster, 1436 Gilbert; Jean Frey, 3737 Highland; Jean Nanek, 3737 Highland, Beatrice Manzarrez, 3737 Highland; R. Rydelicki, 150 N. Wacker; Pat Peterman, 1143 Gilbert; Don Farrimond, 4819 Highland; Kathryn & Dan Cecchi, 1225 Parkway; Ken Lerner, 4933 Whiffin; John McNamara, 1217 Parkway; John and Star LeDonne, 1221 Parkway; Dave Tatterson, Citizens for Responsible Development (CRD), 1240 Gilbert; Laura Mellencamp, CRD , 4909 Parkway; Jim McBride, CRD , 1217 Gilbert; Roger Crisman, 1140 Gilbert; Stephen Jagielo, 4908 Highland; George & Gerry Nicholaou, CRD , 4845 Highland; Dave Eckman, 4831 Highland; Dan Dreiser, 4624 Lee; Dave Reynolds, 4919 Bryan Pl.; Jamee & Denise Lesher, 4945 Highland; Ross Johnson, 1311 Gilbert; Steve Harris, 5929 Washington; James LeBan, 4917 Highland; Gladys Bullard, 3737 Highland; Henrietta Dietz, 3737 Highland; Ruth Miller, 3737 Highland; Jean Sluz, 3737 Highland; Paula Kelly, 3737 Highland; W. Jachcinski, 3737 Highland; Eleanore Slusarczyk, 3737 Highland; Arvilla C. Smeltzer, 3737 Highland; K. Raina, 3737 Highland; Mary Waibel, 3737 Highland; Carolyn Waibel, 3737 Highland; Jane Creed, 3737 Highland; Chris Wellsey, 3737 Highland; Linda Kudelka, 1200 Gilbert; Lee Micko, 1122 Gilbert; Vickie Nissen, Assistant Superintendent for Business, District 58, Phil McKenna, Kane, McKenna & Associates

Block 117 Task Force Members: Ron Waechtler, Chair; Liz Chalberg, Carol Clifford, Phil Cullen, Mike Davenport, Bill Haider, Marty Sterr Staff: Ann Priorello, VOC ; Amanda Gibb, Planner; Alice Ulmer, Assistant Director, EDC ; Jerry Sprecher, Deputy Village Manager; Rick Ginex, Police Chief; Marty Lyons, Director, Financial Services; Liangfu Wu, Director, Information Services; Indira Sivakumar, Project Manager, Information Services; Steve Rockwell, Director EDC

Mayor Krajewski explained that Council Workshop meetings are held the second and fourth Tuesdays at 6:30 p.m. The meetings are video taped for later cablecast over cable channel P/21.

The Workshop meeting is intended to provide Council and the public with an appropriate forum for informal discussion of any items intended for future Council consideration or just for general information. No formal action is taken at Workshop meetings.

The public is invited to attend and encouraged to comment or ask questions in an informal manner on any of the items being discussed or on any other subject. The agenda is created to provide a guideline for discussion.

The Mayor said that Item 2 will be heard following Item 3.

MANAGER

Bids.

NT Licenses. The Manager said this is for the purchase of a Network Standardization Windows program budgeted for the current fiscal year. Staff recommends purchasing the NT Licenses from SoftChoice Corporation.

Indira Sivakumar , Information Services, provided some background information on the purchase, stating this purchase is a means of standardizing the system and building an infrastructure.

The Manager said this would be on the June 20 Consent Agenda.

Architectural Services – VOC move to Police Department. The Manager said this pertains to the proposed move of VOC to the Police Department. Staff recommends utilizing the services of PHN Ltd. at an estimated cost of $34,250.

VOC Consoles and Equipment. The Manager said replacement of the equipment will be made as part of the move to the Police Department.

Deputy Manager Jerry Sprecher said this purchase of equipment was discussed earlier this year as part of the presentation for the move of VOC . This will provide 24-hour counter service coverage in the Police Department. A new generator will be purchased to allow Village Hall and the Police Department to each have full power in the event of a shut down. He said in relation to costs, there are a variety of vendors involved as shown in Ms. Priorello’s report to the Council.

The Mayor asked about the 911 and 311 systems.

Ann Priorello , VOC Manager, said it was discussed some at the County Board meeting, but she did not feel they had definite plans. She noted that in the Village, although there is the 911 system, they have also kept the 7-digit numbers.

Commissioner Schnell asked about the timeline for the move. Ms. Priorello said construction will begin as soon as the Village Council approves this item. Commissioner Schnell asked whether the move will be disruptive in the Police Department. Ms. Priorello said they will begin with ordering the equipment which all has an 8-10 week arrival period. During that time the architect will come in and design the installation. Regarding any disruption to the records area, Ms. Priorello said they are moving rapidly with the optical imaging, so she does not believe that will be a major issue. The first component of the project will be remodeling the Chief’s conference room as well as the Chief and his secretary’s offices. The VOC section will be remodeled last. She said a wall will go up before the construction begins. Regarding the front window, the wall will be at the concrete barrier.

Deputy Manager Sprecher said that the architect is expecting a completion date the last week of November.

Commissioner Gilbert said there appeared to be a problem getting bidders for the architectural services. Deputy Manager Sprecher said initially they solicited proposals and contacted firms, which set the timeframe back a bit. It was a tough project to sell because infrastructure is not particularly glamorous. Ms. Priorello interviewed three architectural firms and they did not submit proposals. Staff then went to PHN and felt comfortable with them.

Commissioner Gilbert noted the only other bid was $16,000 higher.

Commissioner McConnell asked about the bidding and negotiation phase and whether a bid analysis would be done. Deputy Manager Sprecher said PHN will work with the staff closely. He noted that the Village has the wherewithal in its staff to complete that step.

Commissioner Gilbert asked whether the software will affect any decisions on the design. Ms. Priorello said it will not have any bearing on the design. She said they are looking at a 100 KW generator that will tie into VOC , records, emergency lighting and the computers. The existing CAD will move with them as it is on wheels.

The Manager said this would be placed on the next Active Agenda.

Police Squad Car. The Manager said there was an accident in May with a Police squad car. It was determined that the damages were excessive and not worth repair. Staff therefore is recommending purchasing a replacement vehicle from Terry’s Ford in Peotone. The cost is $21,125, and will be funded by the Risk Management Fund. The Risk Manager has filed a claim with the other driver involved to seek reimbursement for the cost.

Commissioner Schnell asked what the other insurance company will pay. The Mayor said they will probably get the blue book value.

The Mayor said he received a letter from the State Liquor Control Commission that grant funding will be provided to municipalities willing to enforce both long and short-term enforcement of minimum age tobacco laws.

Review of Taxi Subsidy Program. The Manager said that a survey was conducted last year of the taxi coupon program, and there was an increase approved in this year’s budget of the Village’s subsidy to this program.

Brian Pabst , Redevelopment Director, said he has researched the major variables as shown in his report, as well as including a history of the program and other aspects of the project. He said the citizens’ survey provided good information as well. He then reviewed his report, stating that the Village has had a taxi subsidy program for 24 years, It has been at a 70% rate for the last decade and a $50 per month limit. He is not recommending an income-based program, although it is included in the report for analysis. Mr. Pabst said the report has no specific recommendation; however, it does contain options that the Council may choose. He noted that senior citizens rely heavily on the subsidized taxi program, and it is considered one of their lifelines for medical care, short social trips, health care, etc.

The Mayor said that the survey was very helpful and he thanked those who took the time to fill out the form and make comments. There has been a $50 limit since 1990, and in the budget process the Council has discussed increasing that to $75.00. There has been no increase in ten years in the amount of the subsidy. The Mayor said that the majority of people said they use the taxis for medical purposes and grocery stores. He noted that many of the doctors are not local, and during budget they also discussed increasing the cap to $15.00.

Commissioner McConnell said that it looked like many of the people are going to Hinsdale or Naperville for their health care service. She asked what a one-way taxi ride cost. Mr. Pabst said that 95% of the trips are covered by Courtesy Cab, and outlying areas are at least $10.00 if not more. Commissioner McConnell said if there will be an increase, she wants to make sure they can get to neighboring communities for health care if they need to. Mr. Pabst said that costs depend upon the taxi company. Courtesy’s flag drop rate if $1.25, while others are $1.70. Typically $10.00 will get them to the border of Hinsdale.

The Mayor said that they have to decide whether they want them to continue the trip cap. Mr. Pabst said that was an issue raised by the seniors.

Commissioner Gilbert said the original trip cap was placed to eliminate trips to the airport. He said seniors are owed this service. He is concerned about this issue. When times are good it is good to give back to the community. The Commissioner said that raising the subsidy is justified based on the good economy at this time. He has no preference regarding a $15.00 trip limit or $75.00 per month, or $100 per month. He would like to see the figures regarding costs with the increases. He also has no objection to eliminating the per trip dollar limit.

Commissioner Sisul said he does not like the idea of policing the situation too closely. There is a benefit to not having more cars on the road. There are fewer vehicles needing parking spaces as well. Considering the circumstances, he believes the cabs are an appropriate use for the seniors to get around. He also likes the prospect of off-site selling of coupons. He has no problems with increasing the limits and reducing the restrictions.

Commissioner Schnell said she knows how beneficial it is for the seniors to remain independent. She also has no problem with the increase to $75.00 or taking off the trip limit. She said that the purpose of this program was to help seniors get to their doctors and grocery stores, etc. She likes the idea of having remote locations to purchase the coupons as well. They will have to identify locations, and perhaps having someone go to senior residences one day a month to sell the coupons. Having a specified location might be more convenient for the seniors.

Marty Lyons , Director of Financial Services, said he agreed that is an excellent idea. He attended a conference where an issue was using the Internet. He suggested a kiosk placed in high-density areas for Internet services. If the per trip cap is eliminated, it also reduces the time staff puts into reviewing fare expenses. He agreed with the idea of having staff look into the other locations. Regarding finances, Mr. Lyons said this year’s budget covered a $75.00 cap. Last year’s expense came in at $73,000, which was below the projected amount. He indicated that this could be monitored on a monthly basis.

Commissioner McConnell said she also likes the idea of a remote location. She asked about having them order the coupons by mail. Mr. Lyons responded that they want to be sure that the right people are getting the coupons. They have to come in and prove who they are once a year. Afterwards, they may do it by mail.

The Mayor said some seniors feel more comfortable coming in to pick up the coupons so they are not lost or stolen in the mail.

Commissioner Gilbert said that other remote locations, such as Lincoln Center, should be considered as well. Mr. Lyons said if they do a roving staff member on a regular basis, there is no issue of cash or cash drawers, and he thinks it is a viable way to handle it. The majority of payment is by check. The said the risk will be negligible. He noted that 75% of the current users are below the very lowest income levels.

Commissioner Sisul said this program is healthy for the community. He said there is no point to go through low-income screening.

Mr. Pabst said that one survey question discusses the income levels, and there are not many people at high-income levels utilizing the program

Commissioner Gilbert said this was a terrific report. Regarding the $75.00 per month, he asked if there was some way to know if that is enough for everyone to meet their needs. Mr. Pabst said that a typical phone call was from a woman who receives $510 a month, and she said whatever she could get would be appreciated. It depends upon where the Council feels they can responsibly draw the line.

The Manager said they can look at the impact of both $75.00 and $100.00.

The Mayor said that the Village is already into the second month of the budget and they are still at $50.00. He would like to see approval for the $75.00 and remove the cap, then look at any further increase.

Commissioner Gilbert said it is fine to move forward, but he would want them to look at what the costs might be.

Commissioner Schnell said that they are under budget from last year, and if that money was rolled over it would bring it to the $100. She said it could be monitored closely.

There was additional discussion as to how the increase would be established. It was noted that the money earmarked last year has already been budgeted and they are already two months into the year. There was also discussion regarding the taxicab companies and whether there were problems with them going to Hinsdale. Mr. Pabst said there is no problem going to Hinsdale if the company is licensed.

The Mayor asked that the report be forwarded to the licensed cab companies. Mr. Pabst said it was sent to all of them and the only taxicab company that responded was Mr. Bill Kell from Courtesy. Commissioner Sisul asked whether they are allowed to make trips to the airports. Mr. Pabst said they cannot under the coupon program. Mr. Lyons said that staff does review individual trips as well, and they can scan for airport trips. He said he would like to review the status of the program six months from the Ordinance date.

Commissioner Sisul said they have to decide whether to start at the $75 now or $100. He said it is difficult to come back down once the increase starts. Commissioner Gilbert said at some point in time they may need to reduce the subsidy, and that must also be considered. The Mayor said that the Village has a 70% subsidy commitment.

Commissioner Schnell said that there is good data to review, and she is not uncomfortable with increasing the monthly amount.

Lee Micko , 1122 Gilbert, the Immanuel Residences, said many of the concerns expressed by seniors have been addressed. She said that most of the residents cannot take the bus. Ms. Micko said most of the cab drivers are very nice and helpful to the residents, although there have been some problems. She asked if the cab fares are now going to go up as well. The Mayor said they would have to pay $30 to get $100 worth of coupons. She also indicated that Immanuel has a large facility and they could help in selling the coupons.

Bill Kell , 4312 Douglas, said he owns Courtesy Cab. Regarding raising taxi fares, he is not raising them. In a 23-year period he has raised fares only 1% per year. He will keep it at that price. He understands the problems people have. He noted that the County has reduced the financial burden of longer trips within the County. People who qualify can contact the County. He said the residents should thank the Council for the program and for reviewing the issue at this time.

The Manager said this will be placed on next week’s Active Agenda and he will have staff look at remote sites for the sale of the coupons.

The Mayor said an effective start date would be July 1, 2000.

Block 117. The Manager thanked the Council for the opportunity of presenting the Task Force report. He said they held 18 public meetings and countless hours were devoted to this task.

Manager McCurdy said in addition to the Task Force members, there were a number of community residents who attended the meetings regularly. He included the report prepared by the community residents in the Manager’s memo to the Council.

Manager McCurdy introduced Chairman Ron Waechtler.

Ron Waechtler , Chairman, thanked the Council for their support during the Task Force’s meetings. He congratulated the Task Force members for the time they gave to provide a report that was in the best interest of the Village and would strengthen the downtown viability. He then introduced the Task Force members who were present including Liz Chalberg, Carol Clifford, Phil Cullen, Mike Davenport, Bill Haider, and Marty Sterr. Shirley Johnson and Robin Tryloff were unable to attend. He also thanked the staff and Manager for their support.

Manager McCurdy then reviewed the format of the report. He stated the report is site specific and relates only to Block 117. A primary goal was that the development take on a pedestrian scale and be respectful of the surrounding area. He then reviewed the Development Guidelines Criteria including type of use, parking, pedestrian & vehicular traffic, open space/green space, streetscape, north/south integration, relationship to surrounding uses, height/scale, density, and architectural style.

Manager McCurdy said the Task Force recommended a mixed use with retail/office space on the first floor and residential space on the upper levels to be the most appropriate use. Regarding parking, the Task Force felt providing ample parking on site would influence the success of the development; therefore, the site should park itself with below grade and/or enclosed parking, utilizing the slope from Rogers to Warren. Any on-street parking should be maximized by using diagonal parking spaces. Manager McCurdy explained that due to its location in the CBD , Block 117 is exempt from the parking regulations; however, the Task force felt that the exemption was not in the best interest of the development and made its own recommendation regarding the amount of parking required for retail, restaurant, office and residential uses.

Regarding pedestrian/vehicular traffic, Manager McCurdy said the Task Force determined that the selected developer must provide a traffic analysis to show the impact of the development on existing and future traffic patterns. In addition, they recommended no vehicular access from Main Street, and discouraged it from Warren Avenue. They stressed the efficient placement of signage.

Manager McCurdy said that open space/green space was another important issue. The Task Force recommends providing 30% of open space. He noted that the Task Force took a tour at the beginning of the process to see other downtown projects, and 30% open space is not unreasonable. The Task Force recommended that the Warren Avenue open space should be 3,600 square feet, and Rogers Street should have a 15-foot landscaped buffer area from the residential area. In addition, the Task Force said that there should be open space or additional building setback on the southeast corner of Block 117 to allow for the relationship between the site and the Tivoli Theater marquee.

The Task Force stated the streetscape should be welcoming, accessible and attractive, continuing the rhythm and flow and building setbacks along the south of the tracks. They recommended that the Rogers Street streetscape should have a residential feel, and the Warren Avenue should include consideration for the train station and pick-up area. In addition, the streetscape elements and landscaping should complement the newly renovated train station plaza with the primary orientation of the structure towards the train station.

Regarding the site’s relationship to the surrounding area and uses, the Task Force felt the site should not be viewed as the end of the CBD , but as a transitional area between the north and south.

Manager McCurdy said another important issue was height and scale of the building. The Task Force said the height should visually connect with the surrounding developments, noting the slope of the site. They determined the highest point should be no higher than 48 feet, with Rogers Avenue having a lower profile taking into consideration the neighboring homes to the north and northeast. The overall scale of the development should be sensitive to pedestrians at street level, making the building feel familiar and approachable.

Concerning density, Manager McCurdy said the Zoning Ordinance is structured in such a way that the overall allowable density is based upon both the commercial square footage and the number of residential units as compared to the size of the development parcel. The Task Force determined that the development should not exceed the floor area ratio as allowed by the Zoning Ordinance for the CBD . Any deviation in excess of what is allowable within the framework of the ordinance would not be desirable.

The Manager said that regarding architectural style, the Task Force did not intend to make specific recommendations with respect to design and development. They felt the architectural style of the building should reflect a classic, traditional and timeless feel of the historic nature of the downtown, using brick and stone materials to complement the downtown area.

Manager McCurdy then covered the topic of the economic models. As part of the process, the Task Force reviewed a series of economic models to understand the viability of eleven economic schemes. A good amount of time was spent reviewing the economic models. He stated that while some of the information gleaned by the models was helpful, the Task Force did not fully support the conclusions of the economic models prepared due to assumptions made in preparation of the models. He said that the report submitted by the Task Force contains information from the economic models.

Regarding development teams, it was determined early on that the Village would follow a two-step process in determining the developer. First would be a RFQ letter sent in October 1999 to about 90 firms. From that mailing twelve responses were received and then reviewed by the Task Force, with a recommendation of nine development teams being selected for solicitation by an RFP .

Bill Haider , Task Force Member and resident of 5427 Main Street, said he felt the group handled the issue professionally. He said he had some opinions of his own that conflict with the actual report. His first concern is the recommendation concerning open space. He envisions that there could be several properties where redevelopment could enhance the downtown. He believes 30% open space might be an excessive precedent to set for the area, and for the economic viability for the specific site. He favors anything that would increase the assessed valuation and retail sales tax income for the downtown area. He is not adverse to open space. Mr. Haider said his other concern is whether additional parking will be provided for the area, if this site is developed with condos. He said that they need an overall parking plan that would enhance the area. Parking provided on the site would be reserved for the residential uses running with the individual units. He would like to see as much retail and office use as possible to generate tax dollars.

Marty Sterr , Task Force Member residing at 4709 Oakwood Avenue, said as the Council continued and pursued the RFP he would encourage them to continue to lead rather than waiting for other developments within the Village. This is an opportunity to set the tone for expectations for future downtown development. Regarding specifics of the report, Mr. Sterr said that regarding the economic models there are assumptions made by Friedman & Associates that may affect the numbers shown in the report. They tend to look at parking as a liability, not a public benefit, and Mr. Sterr disagrees with that assumption. He recommended that if the numbers are correct, he would favor the Village opting to retain the ownership of the parking aspect of the site.

Carol Clifford , Task Force member and resident of 4932 Highland, thanked the Village for the opportunity of working on the committee. She said she believed they worked well together, each bringing a diversity of opinions and views to the project. She said that in the process, the Task Force received a great deal of pro and con input. She believes it is important for the Council to realize that the report is a representation of what the majority of people in Downers Grove are looking for. She said for as much time as was spent discussing the issue, she believes the report is a true reflection of the majority of opinions of the people in Downers Grove.

Mayor Krajewski thanked the Task Force members for their hard work, the amount of hours spent in meetings, field trips, and reviewing all of the material presented to them.

The Mayor asked whether this was given to John LeMotte, and the Manager said it was. They are finishing up an environmental assessment of the property. He said they expect the environmental assessment to be completed within a month and then they will go out for proposals.

Commissioner Sisul thanked the Task Force members for their hard work, time and patience spent on the project.

Vincent Barrett , 4921 Highland Avenue, said he was proud to be presenting an alternative proposal made by the Citizens for Responsible Development (CRD) to the Village Council this evening. He has an immediate interest in the plan for the site.

Commissioner Gilbert asked whether this was presented to the Task Force. Mr. Barrett said it was presented in the form of a paper. They were not allowed to formally present their proposal. They were asked by the Task Force, Village Manager and Chairman Waechtler to make their presentation directly to the Village Council.

Mr. Barrett thanked the Task Force and the citizens who attended the meetings of the Block 117 Task Force. He then summarized the proposal made by the CRD . He explained that on December 16, 1999 the citizens who had been attending the Task Force meetings presented an alternative outline for the site. He said it is the only model of the eleven models studied that had a net public benefit, and it could be built right away. It requires no zoning changes.

Mr. Barrett said his request is that the Council include this proposal as a component of the RFP . He stated that to date they have obtained over 600 signatures of residents who have signed a petition favoring this proposal. The proposal is based on demographics, physical and financial analyses, and economic model analysis.

The CRD proposal is for a two-story building that is aesthetic, functional and scaled to the surrounding community. Mr. Barrett said the citizens have always recommended dividing the property into thirds to accommodate 1) all of the parking, 2) a building footprint, and 3) a plaza area for public utilization. They anticipate the first floor to be primarily retail, with condos or retail/office space on the second floor.

Mr. Barrett said this is not his own personal proposal. He represents many people who have signed the petition and demonstrated their progressive and positive input and interest in this development.

Mr. Barrett summarized the benefits of the proposal made by the CRD . He said that it is a fiscally responsible plan that can be built now. The net public benefit is $422,000. This proposal was the only one of the eleven models with a net public benefit.

Regarding the subsidy by the Village, Mr. Barrett said he wants people to understand that all of the economic models require a subsidy by the Village to the developer prior to any development on the property. That subsidy is an incentive to the developer to develop the site. Mr. Barrett said that the CRD proposal requires paying out $123,000 to a developer if a subsidy is required. The next least expensive subsidy according to the economic models is $2.2 million. He said this is a very important point to the community, as indicated by those who signed the petition.

Mr. Barrett said the CRD proposal is an alternative plan that could be considered in the RFP , and he asked that the Council take that into consideration.

Commissioner McConnell asked Mr. Barrett what he saw as the differences between the approach of the Task Force and the CRD . Mr. Barrett said that the CRD proposal is a much less aggressive buildout plan than has been presented by the Task Force. At the beginning of the Task Force review, they showed photographs of six-story buildings for the site, and that was eventually diminished to the present 48’ proposal that totally maximizes the space while staying within the Zoning Ordinance requirements. Mr. Barrett stated that the CRD approach from the beginning has been to build something on the property that would bring in traffic, such as walk-in traffic for restaurants, retail stores, parking areas, outside dining, public space, etc. The citizens made a proactive offer because they were frustrated with what was being considered. He said standing in the parking lot on the site, the highest structure is the Tivoli building, which is a landmark in the Village. There was much discussion by the Task Force to make sure that the view to the Tivoli marquee was not obstructed. They understood the importance of the Tivoli to the Village, and have recommended a building that is 48’ in height. Mr. Barrett said the citizens are presenting a conservative approach he considers to be less aggressive and more fiscally responsible.

Dr. Gordon Goodman , 5834 Middaugh, said he did not attend any of the Task Force meetings, although he is interested in the issue. In reading over the Manager’s Memo, he understands that this report is for informational purposes only. His feeling is that the table of the economic model analysis is a very significant table because, whether the assumptions of the economic models are correct or not, the table gives a good summary of the characteristics of the schemes studied. He said that he understood Scheme 3 is the one described by the Citizens for Responsible Development.

Dr. Goodman said he was impressed by the goals and criteria summarized by the Manager, as they seem sensible. In looking at the table, Dr. Goodman said that the Council will be faced with some very hard decisions because the economic models that are viable are only 19% open space, except for Scheme 3. He said that if he was correct in his understanding that the table helps understand how each of the Schemes meet the criteria established by the Task Force, then the plea that Scheme 3 be included in the RFQ is a reasonable request, as it comes closest to meeting the criteria established by the Task Force.

The Mayor said that that Scheme is in the economic models and is in the document to be included for the RFP .

Dr. Goodman said he was pleased that the reports are on file in the Library to allow people to review it.

The Mayor said that in addition to the Block 117 report, the taxi subsidy report was also in the Library for review.

Dr. Goodman asked if he was understanding everything correctly. The Mayor said he was on the right track. The Manager said that the economic models are not a scientific equation. They may or may not be correct. The Mayor said that once the proposals are presented there will be a better idea of what can be done on the site. Dr. Goodman said that economic analysis provided a summary table that picked out the most significant features of the development and then compared them, which provided a good systemization of the report.

Lura Kiesa , 5125 Cornell, said she had two items of concern she wanted to address. First of all, she said she thought the intent was to add more retail downtown; however, it appears that the emphasis is on the residential. She thought the idea was to bring the core of downtown shopping across to the north side of the tracks. She does not see that in the Task force recommendations. Ms. Kiesa said it should be more retail and the recommendation is too much for residential use.

Secondly, Ms. Kiesa said that the definition of a public hearing has taken on a new meaning over the past thirty or more years. Residents opposing an idea or a specific project were asked to express their differences then. Years later the process was to not only express their opinions, but also to provide a solution. Now it appears that the solutions or ideas presented are ignored or put aside. It is her understanding that the Block 117 Task Force did not include the public’s ideas or input in their report. She asked if this was the proper procedure for a Task Force committee to follow. The Task Force committee could have also included a minority report, as one of their members voted no on their recommendation to the Village Council.

The Mayor said that the Task Force was given an opportunity to present their views on the report. He said there was considerable public comment during the process, and the Task Force went longer than anticipated.

Ms. Kiesa responded that when the Council has a “no” vote on an opinion, they will explain that “no” vote. She did not think that opportunity was given to the “no” voter on the Task Force. The Mayor said they saw the reason in the minutes.

Dave Brown , 1508 Gilbert, asked for longer than a five minute presentation since he was given five minutes at each of the Task Force meetings and had to listen to hours of their discussions. He believed he deserved more than the five minutes. He then distributed copies of his economic analysis report to the Council. Mr. Brown then made his presentation.

Mr. Brown said the economic models came under question shortly after they were introduced as not meeting the criteria of the Task Force. He said the economic models dealt with two variables and one constant. He said the constant is the cost of underground parking, and the variables were the profit return from retail space and the profit return from selling the residential space. The balance between these would determine if the subsidy is needed and if so, how much it would be.

Mr. Brown said his report identifies the Task Force proposal which maximizes the residential apartment component and is roughly the largest building that can be built by Code, given the constraints of the property. The CRD proposal embraces a small-town community feel to the downtown area, which was also economically viable.

Mr. Brown said he then reviewed the economic models and came up with what was the most economical option given the data and criteria and compared it with the CRD proposal. The Task Force building would be 2-4 stories with a maximum of 60,000 square feet while the CRD building would be two stories with 25,000 square feet. The ground level would be 12,500 square feet for the CRD proposal, and 10,000-15,000 square feet for the Task Force.

Regarding parking, Mr. Brown said that the CRD proposal would result in 61 spaces after the residential parking is allocated, and the Task Force proposal resulted in 53 spaces. Mr. Brown noted that the Task Force report indicates that if the Village owns the below-ground parking they would offset the subsidy. According to Mr. Brown the Village would be gaining one parking spot for a couple of million dollars.

Mr. Brown said the residential floor area for the CRD proposal would be 12,500 square feet on the second floor of the building. He said that the Task Force proposal would have three floors of approximately 12,500 square feet or more each. Mr. Brown said he refers to this as the “snake oil” component of the issue because it implies that residential use in the heart of the downtown area would be the savior of the downtown businesses. He does not necessarily believe that is true.

Mr. Brown then addressed his financial analysis of the two proposals, as well as the subsidy to be paid. The Task Force proposal is $3.3 million equalized assessed valuation with $2.5 million in subsidy at a negative $750,000 TIF return. The CRD proposal is $1.1 million equalized assessed valuation with $123,000 in subsidy and an estimated TIF return of $422,000. Mr. Brown said that at the end of the 23 year TIF period, the Village will have paid $38,000 for each of the residents in the proposed 32 condo units, according to his calculations. Mr. Brown said that Friedman’s analysis puts each of the condo units in the $256,000 range, which he believes is unrealistic. He believes the more realistic price would be in the $200,000 area. To make up the difference over 23 years, the residents would be expected to spend about $3 million over that period of time in the downtown area. He acknowledged that the situation he noted was ridiculous.

Mr. Brown said that one error made by Friedman was that in the model for the CRD small scale proposal they charged the developer for open space development expenses. Mr. Brown said that in their plan, the open space area is retained by the Village and the developer would never pay that cost of $200,000. That brings the subsidy to zero and the net public benefit over 23 years exceeds what was originally targeted by the Village’s Financial Director.

Mr. Brown said that by comparing the plans on economic terms it would appear that there is no foundation in reality that the Task Force proposal is fiscally responsible, and there is no foundation to say that the CRD proposal is unworkable financially. Mr. Brown said after the cessation of the Task Force meetings, Mr. Friedman was contacted by Ms. Tryloff to verify that he still stood by the numbers he submitted in his economic models. Mr. Friedman said that he did stand by and was confident in the numbers that were submitted.

Mr. Brown said that Commissioner Sisul had asked to be shown the numbers, and Mr. Brown said he believes he has done that.

Dave Tatterson , 1240 Gilbert said that about a year ago he learned that the stormwater that drains off of Block 117 goes into his and his neighbor’s back yards. He wrote a letter about a month ago to Mr. McCurdy about the flooding problem that occurs in St. Joe’s Creek. Mr. Tatterson then distributed some photographs of the area he had recently taken depicting flooding. He said the pictures illustrate the flooding problem that occurs in the northern tributary of St. Joe’s Creek. During rainstorms his back yard becomes a retention pond; therefore, he urged that whatever development goes onto Block 117 that the Village would stand by its ordinance and provide 100% stormwater retention.

Mr. Tatterson then asked that the Council pay close attention to the numbers in the table in the report. He said that if he were in the position the Council is in he would want to have options available to him. He urged that they keep all options open when they go out for RFQs. It would be wise to have a wide spectrum of proposals available to study the economics, the financials of the property, and how it aesthetically blends in with the town.

Commissioner Schnell asked whether the Task Force addressed the issue of stormwater. Manager McCurdy said it did not.

Dave Eckman , 4831 Highland, said he was a lifelong resident of the town, and is also an architect. He was aware of the comment that the proposed Task Force building should be of a pedestrian scale and respective of the surrounding area. He is concerned about the open space being limited to 30% on this project. His experience in the profession is that architects are trying to become environmentally friendly and are aware of the limitation of resources.

Mr. Eckman then referred to the project as it relates to the residents on the other side of Rogers, noting that there would be consideration of a 15’ setback, which he thinks is a token amount. Also, in regard to the height of the building, proposed to be 48’ on Warren, dropping off 8’ from Warren to Rogers, he said that means it will be the equivalent of a 6-story condo. That size is not respectful of the surrounding area and is not a pedestrian scale. Mr. Eckman said he enjoys coming out in the morning with his son walking along the canopied area near the Tivoli. If this is approved, he will be walking along in the shadow of a dark behemoth building.

The Mayor asked for clarification about the height, and whether it was specified not to be higher than 48’. Mr. McCurdy said they did not want it higher than 48’. Mr. Eckman said that being in the profession, he knows that developers will try to maximize as much as possible for the site. The Mayor responded that the developers will have to come before the Council for their approval. He noted that the Council has been out on field trips to see what has been constructed in other communities to have an idea of what would suit the site best.

John McNamara , 1217 Parkway Street, stated he was the husband of Robin Tryloff of the Task Force. She was stranded out of town and was unable to make the meeting; however, she would be sending the Council her comments as the lone dissenting vote on the Task Force.

David Reynolds , 4919 Bryan Place, said his street is the overflow for parking for the Tivoli Theater. He said in reviewing the models, in Scheme 1C with 44 condo units, the minimum parking was 104 parking spaces for a restaurant, retail and condo units. Mr. Friedman’s model suggested an underground parking facility of 77 spaces or 101 spaces.

Mr. Reynolds said there are presently 55 spaces on the site which are used on weekends by Tivoli Theater customers. Using the 44-unit model, there is a parking deficit of 81 spaces, or 51 spaces, depending upon the underground spaces available. Mr. Reynolds said that he believes the bulk of people will park in the residential area when Block 117 is built. He is also concerned for the Tivoli, as they just closed down their south theater. He would think the theater would have a difficult time in the future without the additional burden of insufficient parking. He also thinks the residents surrounding Block 117 will be inconvenienced. Mr. Reynolds said he is not opposed to development; however, he does oppose large developments whose success is built on the back of residents that result in a profit for few people at the expense of many.

Susan Brown , 1508 Gilbert, said she thinks about the routes taken by other communities, such as Rosemont which built the Horizon and many subsidiary businesses. The development of Rosemont wiped out residential areas. Oak Brook decided to develop on a large scale, but also kept the wishes of its residents in mind by developing a woodland residential area. Arlington Heights, which has frequently been mentioned as a role model for the new urbanization approach, has built 15-story buildings replacing neighborhoods in favor of urban development. Ms. Brown urged the Village Council to find role models in communities close by that are also along the railroad tracks, such as Hinsdale, Western Springs and Naperville. They all have height limits of downtown buildings and handsome central plazas. These towns have rebuilt their downtown communities.

Ms. Brown said that in the 1970s, Downers Grove attempted to use large apartment buildings on the periphery of the downtown area to boost businesses. It did not work, and the large buildings have acted as a barrier and barricade to the downtown area. She said it is important to see what the other communities did right. She then quoted from parts of the Naperville proposal for their downtown redevelopment. Naperville limits the heights of buildings to two-stories, with some exceptions at the intersections. They also have new plaza areas in the heart of their downtown area.

Ms. Brown said that buildings around Block 117 are one or two stories, and a four-story building would loom over the rest of the downtown area. She said that as the Council puts together the RFP it will be framing the question it is asking of developers. There is the option to use the CRD proposal, or the Task Force proposal, or to build flexibility into the choices so developers can work on either plan. Another option is to recognize that Block 117 is a critical piece of property and what happens there can take the lead in establishing the philosophy for the future of downtown Downers Grove. This is too important a step to be taken in isolation. She said the Village should develop an image of what the downtown should be like and develop an image of who we are and what we want. The issues go beyond sidewalks and planter boxes as directed by the Lakota Plan. She urged that the Council not take a step down the path leading away from Downers Grove toward another Arlington Heights.

The Mayor said they are not operating in isolation. Staff is looking at all neighboring communities, and is watching what is being done in those places. The Task Force was sent on numerous field trips. He said that the staff keeps the Council updated and the Council members travel as well.

George Nicholaou . 4845 Highland, stated he has lived at that location for the past twenty-five years. He said it is refreshing that the Council has three groups of people present trying to give input from the bottom of their hearts and their hard labor. There is the citizens group, the Task Force, and numerous individual citizens who have come forward. He said he would like to charge the Council, as a realtor in this community, to open their minds and their hearts and take the best of all three plans, coming up with a plan that is unique to this community. Mr. Nicholaou said this has been a unique situation and it is up to the Council to open their body language to accept the input from the community.

The Mayor said there is also the group of people who showed up at all of the Block 117 meetings regularly.

Ken Lerner , 4933 Whiffen, said Downers Grove will continue to face pressure for development. He said the Village can go in the direction of some of the other communities already mentioned, or they can recognize the value of what we have, which is a nice, small downtown. It has several nice historic structures. There is a nice row of one and two story structures that creates a small town atmosphere and draws people in for various events. Mr. Lerner said other communities have sought to protect their downtown area by establishing restrictions or utilizing development boards to establish their guidelines. He asked why the Village’s planners do not see what these other see, and why they want to make Downers Grove into something that it is not. He thinks the key to having a successful downtown is to keep it attractive and have businesses that draw people into the area. He thinks the new streetscaping and improvements are nice improvements. Mr. Lerner said putting in a four-story condo in the heart of the downtown is not consistent with what is there, and with a small town atmosphere that works. It will be a block and no amount of architectural styling or facades will conceal the fact that it is a four-story block in a small downtown.

Mr. Lerner said the Council has heard from various people with various opinions. He said there is a danger of departing from the common sense standpoint. There is a reason why so many people and so much public input has taken place over the past year regarding this issue. He sees a strong sense of community and community input and he hoped the Council would take note of it.

The Manager said they are waiting for more information on the site and he will be back to the Council with that data.

Commissioner Schnell asked if this proposal would be workshopped again when the review from the environmental study group is received. The Manager said that would be done in an effort to see all of the components. He anticipates it will take at least another month.

Marty Sterr , Task Force member, 4709 Oakwood, said that some of what he is about to say is in the Task Force minutes. He said the CRD was given an opportunity to present their proposal. The implication that their input was ignored is not correct, as the 30% open space, height limitations, and density and parking restrictions were incorporated into the Task Force proposal. He said the Task Force report is a recommendation from the Task Force, and that is why they chose not to include the CRD . If a developer feels that the CRD proposal was the most economically viable to build, they will come back with that decision.

Mr. Sterr said the right developers will work within the parameters established by the Village, contrary to what was said by one of the earlier speakers who said he was an architect. Mr. Sterr said that the Task Force had expertise in the areas of architecture, development, and real estate, and had qualifications to serve on the Task Force. Regarding the economic models, Mr. Sterr said that assumptions are made in those numbers and he cautioned the Council not to take the numbers verbatim.

Mike Davenport , 6636 Blackstone Drive, who served on the Task Force, said they were citizens for responsible development too.

Vincent Barrett , 4921 Highland, commented on Mr. Sterr’s comments. He said that Mr. Sterr, in the meetings, did his homework and was prepared. He stated that the CRD asked formally to be put on a Task Force agenda to present their proposal. They were told they would be allowed to present, however, that did not occur. When they asked again for a formal presentation they were told there was no time. After the last meeting was closed, during the public input section, he was asked by the Chairman to make his presentation. The Task Force then asked the CRD to come to the Council and make their presentation. He said that he and others might not have all the right ideas; however, they were not given an opportunity to be formally reviewed. Regarding the economic models, Mr. Barrett said they were not looking at the economic models. The Village brought in Mr. Friedman. The economic models were brought in after the CRD proposal. The following two meetings after the economic models came in, the numbers disappeared from discussion. Mr. Barrett said his group did not define that playing field and it is important that those who did not attend those meetings regularly understand what occurred.

Ron Waechtler , Task Force Chairman, responded that a distorted view has been presented, and he wanted the press to be sure to get the proper perspective. Mr. Waechtler said he was responding to the comments made by Mr. Vince Barrett that the Task Force was not responsive to the CRD point of view. He said the CRD group gave them a petition, a formalized proposal with drawings, and Mr. Brown had some demographics. He said the Task Force had all of the information they could have had. They allowed Mr. Barrett’s people to make their presentation. He said he agreed with the Mayor that the process would not have taken nine months if they had not allowed all of the public input. He said the public input and time allowed to the public added at least four months to this process. He said they were responsive to the group.

The Mayor said that the rest of the Council recognizes that and has read the minutes. He said numerous people came and had opportunities to speak. He said they know that the opportunity was given and the Council is well aware of that.

Zoning Commission: CBD Boundary Agreement Recommendation. The Manager asked Amanada Gibb to address this matter.

Amanda Gibb , Planner, said the recommendation concerns a boundary amendment to the Concentrated Business District. It is a lot fragment left over when Rogers Street was extended west through to Main Street. A text amendment to the boundary requires a recommendation from the Zoning Commission. The Commission reviewed this in January and made an affirmative recommendation to include the fragment in the CBD .

The Manager said this would appear on the July 18 Active Agenda.

TIF Consultant Ogden Avenue. The Manager said that staff recommends hiring Kane, McKenna and Associates for the completion of phases III and IV of the Ogden Avenue TIF designation analysis.

Brian Pabst noted that Mr. Phil McKenna was present at the meeting. Mr. Pabst said that the purpose of this is to have the Council only approve the contract pertaining to Kane McKenna & Associates to study the TIF corridor, not to pass the TIF district. This is part of the Lakota Plan of 1999 that was a physical plan for the Ogden Avenue corridor. They recommended creating a TIF to provide the necessary financial resources to address serious problems that have existed along the corridor for many years, including vacant land, infrastructure problems, sidewalks, etc.

The Mayor asked whether there have been discussions with the school district and Mr. Pabst said he, Steve Rockwell and Marty Lyons have been in contact with the school districts.

Phil McKenna of Kane, McKenna & Associates of Chicago, said that this is a continuation of the study that looked at the Corridor in terms of its TIF qualifications. He said the next step is go into more detail identifying statutory criteria, budget, and continued discussions with other taxing districts. He said if the steps prove positive they would come back to the Village Council for a public hearing. He said there are about six more steps involving public input, taxing district input, etc., before the Council would be asked to consider establishing a TIF district.

Vickie Nissen of School District #58 asked Mr. McKenna about the phases of the project. She asked whether they have identified other revenue sources for the process, and also whether the preliminary report has any information on the impact of a TIF district on the school districts. The Mayor said that the EDC has a matrix regarding other revenue incentives for the area.

Mr. McKenna said with respect to Phase 1.1 they have looked into the potential for business district financing, as well as special service financing and other methods that are possibly not appropriate. Regarding the impact to the school districts, material has been gathered, but has not been reviewed to date. He expects that will be done within the next 4-6 weeks as part of the next phase.

Mr. Pabst said that Dale Martin of the School District has been in communication with staff; however, no preliminary agreement has been made regarding the plan.

The Mayor said this agreement with Kane, McKenna would be placed on the June 20 Active Agenda.

Visitors

Dr. Gordon Goodman , 5834 Middaugh, expressed his concern about the lot split at 702 Maple as it relates to historic structures. The Plan Commission had recommended a lot split for this site and the Council is scheduled to vote on the issue next week. Dr. Goodman said there was a good deal of attention at the Plan Commission meeting given to the question of protecting historic structures in the community. There appeared to be some concern on the part of the Council as well as the Plan Commission that there is nothing in place to protect such structures. He has followed up with staff and has the impression that they did not know what Council wanted on this issue.

The Mayor said that prior Council’s have studied this issue. The Village Manager is reviewing past reports, and when that information is reviewed they will decide what action should be taken in the future.

Dr. Goodman said that the last time this was discussed it was sent to the Zoning Commission and the Zoning Commission refused to have the staff bring in a revised proposal. He suggested that the Council might want to think about establishing a Task Force to look into this issue. It is a difficult concept and may not be suitable for a standing commission to study.

The Mayor said he does not know how prior Commissions worked with the Council; however, when this Council decides a Commission will look at something, they will look at it.

Commissioner Sisul said there are a lot of changes going on in personnel, etc., and they have drawn on expertise of people across the country who are interested in looking into issues of this nature.

The Mayor said that Commissioners McConnell and Sisul have been working on relations with the Boards and staff.

Commissioner Sisul said the goal is to look at using the expertise in a broader sense and in a true planning sense.

Dr. Goodman said he was focusing on the fact that the Plan Commission has brought this issue to a high level of visibility at a good time in the Village.

Dr. Goodman then addressed the issue of trees and sidewalks. He said that staff has been very thoughtful in adjusting and making sidewalks fit into the neighborhood as an amenity rather than a disruptive influence. However, some trees will be removed on the parkways. He asked whether they would be replaced with comparable trees, as some of those removed are older mature trees. There should be such a policy.

The Mayor said it would not be the same diameter, but a similar variety.

Dr. Goodman said this is a good opportunity to implement a policy of replanting comparable trees if it does not exist.

Dr. Goodman said he has looked previously at the model ordinance for Bolingbrook that includes private trees as well as trees on municipal property. Permits for removal must be obtained. He asked the Council to look into an Ordinance of this type regarding tree replacement to include trees on private property.

The Mayor said that the Village Manager would get back to Dr. Goodman on the tree replacement policy.

John McNamara , 1217 Parkway, stated he had the pleasure of watching the Mayor’s Political Portraits program on cable. He particularly enjoyed the Mayor’s statement about his commitment concerning reinvolving the public in the process of government in the Village. That makes the comment by Ron Waechtler earlier disturbing where he criticized the fact that public input in the process of the Task Force for Block 117 somehow lengthened the process. Mr. McNamara said he would not go into whether the public was heard or not at those meetings. He said at times there were disagreements that were downright acrimonious, and at other times there was great agreement. However, he finds the comments by Mr. Waechtler disturbing. If they came from a citizen they would be disturbing. When they come from the Chairman of a public board he finds the comments insulting and anti-democratic. He hoped those comments would be considered the next time Mr. Waechtler is up for reappointment for any board or commission in this Village because he went on record as saying he does not like to hear public comment.

The Mayor said he did not think that was what Mr. Waechtler said. Mr. McNamara said that is the impression he left with a lot of people in the room and the people who studied him during the process as well.

Commissioner Gilbert said he listened very carefully to what Mr. Waechtler had to say and he didn’t think that was what he said either.

Commissioner Sisul said that Mr. Waechtler has bent over backwards in conducting the meetings, but that is not the point. The process was one of envisioning and that was what was accomplished. Everyone should be proud of the participation they have. It is not a matter of one citizen against another citizen. The Commissioner said today’s meeting offered everyone an opportunity to make their comments heard by everyone. The process enables them to be prepared to better analyze the issue. He said that most other communities do not go through this process. Commissioner Sisul noted that one of the local newspapers criticized the Village for wasting time by taking public input. He said not everyone will agree but they know they have done the best they could.

The Mayor said this Council has changed their format by having the Workshop every two weeks to allow and encourage more public input. He took Mr. Waechtler’s comments that the process was delayed because people were allowed to provide public input.

Dave Tatterson , 1240 Gilbert, asked whether the Village is creating a TIF district on Ogden Avenue. The Mayor said that Kane, McKenna would be studying whether it should be implemented. Mr. Tatterson said that given the problems District 58 has had in financing, he has severe reservations about pulling more money away from school districts. He does not want to see the education quality decline in this community. He asked that they judge this wisely as it is a serious situation.

The Mayor said that with the redevelopment of Ogden Avenue they are looking for a study on whether the TIF would be applicable to Ogden Avenue. He noted that they have been in contact with the school district, and he said that they might decide not to go forward with a TIF district.

Commissioner Gilbert said that it is not a foregone conclusion that the School District would lose with regard to a TIF District.

COUNCIL MEMBERS

Commissioner Gilbert said that Heritage Festival is one week away.

Commissioner Sisul said that someone contacted him regarding a problem he encountered when he was making a right hand turn from Warren onto Main Street and people behind him were honking at him. A woman got out of her car and berated the driver for not making a turn and he responded he was waiting for a green arrow. She responded that “the sign says ‘only turn on the arrow’, not just the green arrow. You have a red arrow so you can turn.” After audience laughter had subsided, the Commissioner suggested that perhaps a more specific sign saying “only turn on green arrow” might be necessary.

Commissioner Schnell said that there is a problem at that location, and she asked the Manager to look into it.

The Mayor said that in future Council meetings, the procedure will be that when a Motion is made and seconded, an opportunity to speak on the item will be provided. Once the vote is taken, there will be no further opportunity to speak on the item.

Commissioner Schnell moved, subject to Section 2©(5) to adjourn to Executive Session for the purpose of discussing property acquisition. Commissioner Sisul seconded the Motion.

VOTE : YEA :Commissioners Schnell, Sisul, Gilbert, McConnell, Mayor Krajewski NAY :None

The Mayor declared the Motion carried and Council moved into Executive Session at 10:06 p.m.

April K. Holden Village Clerk tmh/