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2019-04-15 - Ordinance 2019-021 - GRANTING AN AMENDMENT TO ORDINANCE 2009-15, WHICH ADOPTED THE VILLAGE COMPREHENSIVE PLAN UPDATE 2009 AS AMENDED BY ORDINANCE 2018-24 - 2019 Village of Buffalo Grove Prairie View Metra Station Area PlanORDINANCE NO. 2019 - 021 GRANTING AN AMENDMENT TO ORDINANCE 2009-15, WHICH ADOPTED THE VILLAGE COMPREHENSIVE PLAN UPDATE 2009 AS AMENDED BY ORDINANCE 2018-24 2019 Village of Buffalo Grove Prairie View Metra Station Area Plan WHEREAS, the Village of Buffalo Grove ("Village") is a Home Rule Unit pursuant to the Illinois Constitution of 1970; and WHEREAS, the Village retained a consultant team, led by, Ratio Architects, Inc. ("Ratio") to undertake the Prairie View Metra Station Area Plan ("Plan"), which is attached as Exhibit A; and, WHEREAS, the Plan's goal is to provide a cohesive vision and plan for the neighborhood that will guide the future development in this area. The Plan is a long-term framework to provide guidance over the next 15-20 years; and, WHEREAS, the Village is seeking an amendment to Ordinance 2009-15, as amended by Ordinance 2018-24, which would recognize the Prairie View Metra Station Area Plan as a component and update to the Village's 2009 Comprehensive Plan; and, WHEREAS, the Planning & Zoning Commission held the required public hearing on March 20, 2019 made its findings and recommended approval of the Plan, and prepared minutes of the public hearing which are attached as Exhibit B; and WHEREAS, the Corporate Authorities of the Village of Buffalo Grove hereby determine and find that the Plan is in the best interests of the Village and the public and that Prairie View Metra Station Area Plan be enacted as a component to the Village Comprehensive Plan Update 2009. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS, as follows: Section 1. The preceding WHEREAS clauses are hereby adopted by the Corporate Authorities and made a part hereof. Section 2. The Prairie View Metra Station Area Plan, attached hereto and made a part hereof is hereby adopted as a component to the Village Comprehensive Plan Update 2009 1 Section 3. The Village Clerk is hereby directed to file with the County Recorder of Deeds in Cook and Lake County, notice of the adoption of the Village of Buffalo Grove Prairie View Metra Station Area Plan. AYES: 5 — Berman Ottenheimer, Weidenfeld Johnson Smith NAYS: 0 — None ABSENT: 1- Stein PASSED: April 15, 2019. APPROVED: April 15, 2019. ATTEST: Janet M- irahian, Village Clerk JL (& a� -, .1 Beverly Suss an, Village President W Exhibit A 2019 Village of Buffalo Grove Prairie View Metra Station Area Plan A link to the final Plan can be found here (www.vbg.org/pvplan.) Exhibit B Minutes from the March 20 2019 Planning & Zoning Commission Meeting Ih4U II''II'' All 0 GRO IlkVIEW 1 IIIIIIIII DRA RATIO >) III IIIS—IIN as For Review .......... . . . . . (11 lintroducti'l0in 4 (12 [:Irl'inc1'#es & Concepts .......................................................................................................................................................................... . 20 (13 1 and Use & 1.)ev6opirneint ................................................................................................................................................................. 28 (14 1 rainsportation & Infrastructure [:IIain .................................................................................................................................... 44 (15 Open Space & Sustal'inablidlity ........................................................................................................................................................ 58 (16 1 rn p e rn e in ta ti 0 in 62 AAppeindi'ix ............................................................................................................................................................................................................... 70 DRAFT For Review FiTA TkI MI. M Ste Eric Smith, Trustee, Village ufBuffalo Grove Board Daniel Didach/JunathanA|tanbarg' Supervisor, Vernon Township Patrick Pa|bicka'Assistant Superintendent for Business at Lincolnshire Prairie View District #1U3 Allison Buchwach'Senior Planner, Matra Kyle Olson, Resident, Village ufBuffalo Grove Frank Caoariu' Chair, Village ufBuffalo Grove Planning and Zoning Commission Bill Hoffman' Raoidantand business owner, Village ufBuffalo Grove Jim Kadnmki' Local builder and resident, Village ufBuffalo Grove ��UU ��U�m��U �� mnnn��n ��nn�n�m�l�nve Dane Bragg, Village Manager Jenny Makao'Deputy Village Manager Chris Stilling, Community Development Director Nicole Woods, Principal Planner RatiAkaoh'Village Planner Darren Municu'Village Engineer C lISLUIam�I 6an'�l� ��|[��l—|�� i��N��.�� /p|mr�/ /�� ...��,�mm=°.. DRAFT Fo,Reiow The Prairie View MatraStation Area ioanasset tuthe ViUage uf Buffalo Grove. Acohesive vision for this area can unlock its potential byproviding aframework for future development. The Station Area io primarily made upufresidential, commercial, retail, and institutional uses. There are underutilized parcels and unincorporated land that have both economic development and quality uflife potential. Adiversity uftenancies ranging from scrap metal 1nlandscape supplies, from healthcare turesidential, from ochuu| and church facilities 1nanactive retail center. The immediate station area io surrounded by residential development made upufprimarily single- family homes with adjacent local small businesses. An historic mixed -use hamlet adds character and context tuthe study area. Improving connectivity between the Prairie View MatraStation, buoinaooao along Half Day Ruad' adjacent residential pmparbao and commercial businesses that make upthe Station Area can attract more investment. The planning process focused on making an authentic destination in Buffalo Grove by defining the critical elements that make up the Station Area and then drawing upon those elements tu make a cohesive and legible environment that io attractive to inmaotum and dava|upam. By leveraging the strengths of the Station Area —pmximityturegiuna|tranopurtatiunandmadwayoyotemo' connectivity turegional trai|systems, access tunatural resource amenities such aothe nearby Forest Preserve District lands, established neighborhoods with historical characters, and avariety of retail, civic' commercial, religious and institutional buoinaooao— thaPrairia@ewMatraStationAreacanfu|fiUitopotentiai DRAFT Prairie View Metra Station Area Plan Fo,Reiow Local and regional plans served aoaframework and guidance to the development ufthe Prairie View Station Area Plan. These plans ~ Buffalo Grove Lake Cook Corridor Market Study and Plan (2U18) ~ Buffalo Grove Economic Development Strategic Plan (2U15) ~ Buffalo Grove Annexation Strategy and Plan (2U10) ~ Buffalo Grove 2U18-2U23Strategic Plan (2U18) ~ Buffalo Grove Homes for aChanging Ragiun(2U13) ~ Buffalo Grove Comprehensive Plan (2UUS) ~ Buffalo Grove Transit Station Areas P|an(2007) ~ Lake County Strategic Plan (2U17) ~ Lake County Comprehensive Economic Development Strategy (2013) ~ CMAPGuTo2U4U(2U1U)/Onlo2U5U(2U18) The vision and planning framework for the Prairie View Station Area integrate future land use, economic development and mu|timuda|transportation planning strategies. This plan serves ao the Village's official policy and development guide for the area and will assist the Village in making informed decisions that best serve residents needs inthe community over the next 15tu2Uyears. The Plan was created to achieve the following objectives: ~ Objective 1:Provide aFramework for the Community's Aspirations ~ Objective 2: Integrate Previous Plans to Strengthen Community Identity ~ Objective 3:Support Activation ufthe Station Area ~ Objective 4: Build Consensus through Outreach with Kay Stakeholders The Prairie View MatraStation Area Plan establishes policies that will guide the physical development ufthe Prairie View MatraStation Area. These policies are vital insupporting the Village's staff, elected and appointed officials, and the public intheir ability 0oreview and evaluate future projects, development, and land annexation. The Plan can serve aoamarketing tool tuhighlight the Village and the Prairie VimwMatra Station Area's unique assets and economic advantages within the Chicagu|and region. It can also be used to support applications for grants and 1ndemonstrate that future projects align with the Village's larger, holistic strategy and developmental vision rather than stand-alone efforts. Introduction DRAFT Fo,Reiow The original homes ufPrairie View were mostly established ina piecemeal fashion along Easton Avenue during the late 19tbcentury and early 1S8Uo. A1that time, Prairie View had an uN train station that was named after the "Soo Une,^apassenger rai|line that served Prairie View residents but was discontinued inthe early 1S0Uo.This structure was torn down and was replaced with the present Prairie View MatraStation in1SS0.A1that time, the Prairie View MatraStation did not look ^new," aoits architecture was intended 1nhave the same architectural style ao the residences inthe Prairie View community. Prairie View was also home tuthe Vernon American Legion Post 1247(preoant|yat105S5Easton Avanua[However, aging veterans and declining membership prompted the relocation of this service. Instead of leaving this historic building to neglect, local architects rehabilitated the building into a modern office building. Over time, the area inand around Prairie View was slowly annexed byadjacent municipalities, including the Village ufBuffalo Grove and Lincolnshire. This trend has resulted in northern Prairie View being landlocked by incorporated lands. As a result, newer and more contemporary residential developments are being developed. There io also aboundary agreement between the Village ufBuffalo Grove and Lincolnshire that affects 4Uacreouf|and near Prairie Road. Fm1m,wnemoln,hmwInoemndonnom/1mmhab8lialod lom^ Lnmon7,24 The new station, ~be completed beft)re the August /vstart of commuter service, doesn't look new at all, which uthe idea. Am��ilvIng Pralno llovv',varcoh, and dovoloptnsni In 1ho/e1h Conlury DRAFT Prairie View Metra Station Area Plan Fo,Reiow llorlal vow of Praloo Illow aroa In 7994 / Crod1l Oooglo farlh Introduction DRAFT For Review Mundelein ------------------------------------ I aM10111 Woodc -- m Lake `� ��N zwndi mldem ��om� ' ° �Highland m� � —� Palaline Palaline Inverness HelglAs The Prairie View MatraStation Area roughly covers 128acres and is located in the northern part ufBuffalo Grove, centered around the Prairie View Matra Station. This encompasses land on both east and west sides of Main Street that includes of Nuah's Landing, Prairie Landing, Easton Station residential dava|upman�� Woodlands Shopping Center-, Sunrise Retirementfaci|it� and other businesses, and homes inthe unincorporated Vernon Township. The Stanc|iff property, a wacant4U acre parcel just southeast uf Port Clinton and Prairie Ruado'marks the northern edges ufthe study area while the vacant triangle parcel southeast ufHalf Day and Prairie Ruadodenotes the southern edge. The Prairie View MatraStation area ioone uftwo Matrastations that is located within the Village ufBuffalo Grove. |thas access tu Half Day Ruad'which ioacritical east -west roadway that connects residents tuthe regional transportation network. Buffalo Grove Ruadiolocated one-half mile west ufthe station, which provides residents access Interstate 94' Milwaukee Avenue (US Highway 45[ and County Highway83. The Station Area is located near prominent destinations and community facilities. These include the Arboretum Club, thaAd|ai E. Stevenson High School to the east, and Sullivan Woods and Peterson Woods tuthe north. STUDY AREA ,OoO' Study Area Boundary ~�~V0agoofBuffalo Grove munl6�mlBwndary 8 DRAFT Prairie View Metra Station Area Plan Fo,Reviow �r r The planning process had four stages that created a station area plan for Prairie View. APR - MAY 2018 i. O -, 0 At the onset of the project, logistics regarding schedule, milestones, data source availability, and critical issues affecting the project were established. Additionally, the consultant team, along with the Village Staff, hosted the first public workshop and an online survey to gain input from residents and stakeholders regarding the Prairie View Metra Station Area Plan. Interviews were also conducted with key stakeholders. Data Collection, Use fr , AssessmentMarket During this stage, the consultant team assessed and evaluated physical conditions of the Prairie View Metra Station Area context. Land use and zoning, current and ongoing planning activities, open space, key urban design features, utilities, strategic properties, area assets, and environmental considerations as well as vehicular, bicycle, and pedestrian systems, and traffic patterns were investigated. In this phase, specific recommendations and strategies for the Prairie View Metra Station are devel- oped that incorporate best practices for transit supportive development including mixed use, increased densities, and balanced parking requirements to create an economical and vibrant environment. The Draft Plan "tests" the proposed location of recommended development sites identified in the market assessment with the vision and character goals of Buffalo Grove. FEB-PR VITi The Final Plan illustrates the refinement of the project vision, development goals, transportation, market analysis, and implementation. The information gathered in Stages 1-3 is compiled and used in the Final Prairie View Station Area Plan. Introduction DRAFT For Review To create the Prairie View Station Area Plan, the voices of the community needed to be heard. The public engagement pnmaoo provided a variety of methods to solicit input into the planning pmcaoo by understanding the public's naado' preferences, priorities, and vision for the Prairie View Matra Station The project Steering Committee met 1nkick-off the planning process. The project Steering Committee iocomposed uflong-time Prairie View residents, business owners, property owners, transportation agencies, Buffalo Grove staff, school representatives, and adjacent community appuintadufficia|o.Duringthakick-uffmaating'thaStaaringCummittaa was given apresentation tuorient them tuthe planning process, project goals and objectives, and was asked tushare their vision and experience for the project area. Aproject wabsitewas created for the project tuextend the in -person public engagement and allow project stakeholders 1nparticipate inthe planning process attheir convenience. The weboita provides information un upcoming and past project events, communicates the goals and objectives of the Plan, and updates visitors unprogress towards project Ma 2A{bJune 2A V NN��ge-Ned Key Person Interviews The Village ofBuffalo Grove facilitated asehes of key person interviews with local residents, developers, business owners, and representatives ufthe Lincolnshire -Prairie View School District 1U3and Stevenson District 125. May 15 25 Online Survey Anonline survey was provided for those that could not attend the Workshop #1 The online survey asked participants similar questions tuthose discussed inthe in -person workshop. On May 1Uth,208,the Village ofBuffalo Grove kicked -off its 7-monthprocess tocreate the Prairie View Metra Station Area Plan with a public workshop held at the Arboretum Club on Half Day Ruad.The workshop had over 15Ucommunity members attend who had an opportunity to shape the future of the Station Area. The workshop was organized into five stations in which participants could share their vision, development preferences, and defining characteristics ufthe Station Area. 10 DRAFT Prairie View Metra Station Area Plan Fo,Reiow August 2 Steerin Committee Meeting The project Steering Committee met with the consultant team toreview the findings ufthe Existing Conditions Rapurt.The meeting also included discussion informulating avision and goals for the Prairie View Matra Station Area Plan. February 20 PublicWorkshop #2 The consultant teamandVi|lage staff facilitated the second public workshop tupresent the vision and the draft Prairie View MatraStation Area Plan tuthe public. Steering Committee & Village Meetings Interactions with the Public Project Website Online Survey January3O Steering Committee Meeting This meeting focused unreviewing the draft Prairie View MatraStation Area Plan and formulated implementation strategies. Anonline survey was parovided for those that could not attend Workshop #2.The survey asked respondents for their feedback regarding the vision presented. The public comment period included various opportunities for the public and the Board 1nprovide any comments unthe Draft Plan. These opportunities included the Committee ufthe Whole, public hearing with the Planning and Zoning Commission, and other open houses. Introduction DRAFT 11 Fo,Reiow ��N�� >� ��NF ��W�~�� ~�� u�.�� U and � Use �� n��=��s The Prairie View MatraStation can bacharacterized bythree distinct zones. Land uses within these areas vary slightly, however, there are notable spatial patterns. Zone 1 Zone 1 iothe area fronting VVHalf Day Ruad and west ufN Main Street, inaddition tuthe site atthe southeast corner ufVVHalf DayRuad and N Prairie Road. The portion west ufVV Easton Ave consists of: a fire station, a medical office building, and a senior - living facility are within the Village limits. The rest of Zone I is within unincorporated Lake County. This area includes: a plant nursery, a scrap metal business, and single-family detached housing, which is in the southeastern portion of Zone I. This area is currently unincorporated and is not connected tuthe Village's utility infrastructure and public services. Zone 2 The second zone primarily consists ufresidential development east ufPrairie Ruadand north ufVVHalf Day Ruad There ioaresidential subdivision that consists uf1nwnhumao.Prairie Landing lownhumao' which consists ufthe lots atthe northeast corner ufVVHalf Day Ruad and Prairie Road' is to be constructed aotmwnhumao. 12 DRAFT Prairie View Metra Station Area Plan Fo,Reiow qM The third zone consists ufparcels unboth sides ufthe Matra rail tracks and north of Zone 1 and 2. The west side ufthe tracks contains small-scale businesses along N Main Street, in addition to pockets of vacant lots. These businesses provide services and limited commercial offerings. Further west are mostly single- family detached homes within unincorporated Lake County. The Easton Station Townhumao'within the Village limits, are recent examples ufmore modern housing typologies coming into the community. They offer different housing types and amenities and are geared towards the changing Village demographic, in contrast to older and more suburban -style housing subdivisions, such aoNuah'sLanding. Tothe east ufthe rai|tracks, the land use iomostly comprised ufsingle-family detached housing. Some of these parcels are within unincorporated Lake County. To the north, the 4U-acreStanc|iffProperty remains T mostly agricultural. This property is under boundary agreement between the Village ufBuffalo Grove and the Village ufLincolnshire. CHARA Study Area Boundary Village of Buffalo Grove Municipal Boundary l Zone1 ��Zome2 � Introduction DRAFT 13 Fo,Reiow Land within the Prairie View MatraStation Area includes parcels that are incorporated into the Village ufBuffalo Grove aowell ao unincorporated parcels. Incorporated parcels are serviced bythe Village's utility infrastructure and public service departments. The remaining parcels, including the Stanc|iffProperty are unincorporated and are under the jurisdictional authority ufLake County. There are observable physical differences between unincorporated and incorporated areas including lack ufsidewalks, lack ufutility infrastructure, and fewer streetlights. Some ufthe unincorporated area within the Prairie View Matra Station Area, including the 4U-acreStanc|iffProperty, iosubject tu the 2UU5boundary agreement between the Village ufBuffalo Grove and the Village of Lincolnshire. This agreement identifies future boundary lines aowell as future land uses. 14 DRAFT Prairie View Metra Station Area Plan Fo,Reiow I VuHALFDAY RDC;z) % tMak,411j"M WIPAIRUIT", I'm Legend 000,' Study Area Boundary Stand iff Farm (40 acres) Village of Buffalo Grove Village of Buffalo Grove Municipal Boundary Village of Vernon Hills Future annexation into Village of Buffalo Grove via Boundary Village of Lincolnshire Agreement 01111 Unincorporated Lake County 0 Prairie View Metra Station Abi, 0 750 500 Nooll IIIIIIIIIIIIIIIIIIC 711111111111111111C11111111111 Introduction DRAFT 15 For Review �� ^� ��n U�m U ^ �� a�n�nn�~��~��n n��n��nn��~�l� The overall development ufthe Prairie View MatraStation Area presents a cohesive and comprehensive cross section ufPost-War suburban residential development inthe Midwestern United States. Five Primary Typologies were observed within the six area zones defined onthe adjacent map: ~ The American Foursquare ( Early 1SUU ) ~ The Post -War Building Boom (1S4Uo 1S7Uo) ~ The Late 2UthCentury Single Family Home (1S8Uo-2UUUo) ~ The 21otCentury Paired Home (1SSUo-2UUUo) ~ The New Urbanist Townhuma(2U1Os) 16 DRAFT Prairie View Metra Station Area Plan Fo,Reiow ARCHITECTURAL TYPOLOGY ZONES Legend Study Area Boundary L North Subarea Village of Buffalo Grove IM Central Subarea Municipal Boundary South Subarea .. ... .... .... .... .... . . Proposed Roadway Alignment Parks/Open Space () Prairie View Metra Station M C) Ali, 0 J50 500 1,000 Noll II IIIIIIIIIIIIIIIIIIC iiiiiiiiiiiiiiiiiii iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiI I ("("1 Introduction DRAFT 17 For Review � �o��^o� _ � '-__ Roadways and Vehicular Traffic The Prairie View Matra station is located approximately 3.5 miles west of Interstate S4. East -west access tuthe study area is provided byHalf Day Ruad (|L Ruuta22[ Located approximately one mile east ufthe study area, Milwaukee Avenue (|LRuute21) provides north -south access tuthe study area. Throughout the study area, the street system is predominantly network of local and collector roadways with arterial roadways around the perimeter. The Prairie View station serves aoakey activity center for the study area. Located along the Matra North Central Samica(NCS) Line, commuter rail oamica is provided untrack owned by Canadian National Rai|wayCompany (CN[The tracks also support active freight. According tudata provided bythe Illinois Commerce Commission, an average uf42 daily trains, including 22 passenger trains, ioreported atthe at -grade crossing unBuffalo Grove Ruad. In addition to the Buffalo Grove Road crossing, an additional at - grade crossing is located within the study area at Half DayRuad. A dedicated pedestrian crossing is also provided near the Prairie View station building. The NCS Line provides north -south commuter access between Chicago Union Station and the Village ufAntioch. Mundaythmugh Friday, Matraoperates atotal of nine inbound trains from Prairie View to Union Station, and atota| of ten outbound trains from Union Station to Prairie View. These trains also provide access between Prairie View and the O'Hare Transfer station. Weekend Matraservice io not provided along the NCS Line. Prairie View iothe second busiest station on the NCS Line with a total uf388buardingo(aUtraino[With atotal uf5SUbuardingo (all trains), Buffalo Grove iothe busiest station along the NCS Line. The Prairie View Matra Station's parking lot has acapacity fur431 spaces and it has an uboamad utilization of approximately 73Y6.Agood portion ufthe commuter parking space are utilized by Stevenson High School students. Approximately 2Upercent ufcommuters are dropped -off atthe station. Vehicle pick-up/dmp-offactivity currently occurs in the commuter parking lots unboth the east and west sides ufthe train tracks. The Prairie View station also has asignificant portion ofthe commuters who walk to/from the station. |tio'important tunote that approximately 2U percent ufcommuters using the Prairie View station walk, which ioabout double the percentage ufcommuters walking to both the Vernon Hills and Buffalo Grove stations. Fixed route bus service tuthe Prairie View Matrastation ionot currently provided. In general, pedestrian connectivity in the study area is discontinuous with sidewalk provided along some segments. Although the study area maintains a pedestrian -scale development pattern, infrastructure to support pedestrian activity is limited and insome cases, the built environment discourages pedestrians. The existing biqm|a network provides connectivity between adjacent residential subdivisions, commercial areas (a.g, Woodland Commons), Prairie View MatraStation, area parks and recreational and institutional uses such ao local parks, ochuu|o' religious facilities, and township offices. 18 DRAFT Prairie View Metra Station Area Plan Fo,Reiow Ml�iket and Assessn"lem't The Prairie View Metra Station Area has significant demographic and market base. The population approximately quarter ufa mile from the Prairie View MatraStation, which encompasses the study area, has approximately 5U4people and 2UUhouseholds in2U18. The Prairie View MatraStation Area's residential market is strong aofamilies with children are attracted tuthe area's high quality public school district. Sing|a4ami|yhumao' condominiums, and townhumao are being quickly absorbed into the market. The Prairie View MatraStation Area's iopositioned well tuoffer housing typologies that are appealing tuthe empty -nester and millennial demographics. These demographics value wa|kabi|ity(especially near commercial options), open space, cunduminium/townhuma housing products that offer little to no maintenance. Access to the Matratrain station will also baone ufthe greatest amenities the Prairie View MatraStation area offers. The Prairie View oubmarka is positioned between two relatively strong retail areas. lothe west ufPrairie View iothe Woodland Commons shopping center and tuthe east iothe Milwaukee Ruad Corridor. There are also other numerous retail and shopping choices within a few miles of the Prairie View station. Based on market analyses, the area may baable tusupport approximately 4U'UUUtu5U'UUUsquare feet ufretail oriented towards commuter and residential needs aowell as destination businesses. With the local resident huuoahuN'shigher proclivity for health and fitness activities, personal health focused businesses may find a strong niche serving highly educated commuters and nearby residents. Personal health care services such as: hair/ nail salon, day spa, fitness center, and specialty fitness. Specialty foods represent another potential retail market. Drinking/food establishments that complement other health and wmUnaoo buoinaooao are also viable. All retail should contribute tuthe identity and character ufthe area. Introduction DRAFT 13 Fo,Reiow IM Developing a vision was a fundamental objective of the Plan. Consequently, the project team gathered the main findings from all the pnojad's outreach activities and distilled them into the plan's principles. These principles guided the vision's direction and development. �^ ��U m n ne s � RiNindilde I Preserve and celebrate the area's historical character, charm and small town feel. The Prairie View area's buildings and architecture provide adistinctive character and charm. The Plan should look tuenhance and celebrate this character. RiNindilde 2 Create a Destination and establish an identity. The Plan should look tuestablish the Prairie View Area as a destination and help itachieve a oanoa of identity. The place -making elements should be authentic and unique tuthe area, but support and complement the area's context and strengths. 20 DRAFT Prairie View Metra Station Area Plan Fo,Reiow RiNin6jfle 3 Incorporate and leverage the area's greatest assets. The neighborhood has access tuvarious amenities, assets, and omuuoao including the Prairie View Train Station, Vernon Township, and Stevenson High School. The plan should look to build off these assets aothey provide additional means ufvibrancy and character. RiNin6jfle 4 Provide residential options that accommodate the changing demographics. The Plan should look to provide residential options that can accommodate the needs ufthe area's emerging demographics which include miUannia|o' young families, baby boomers, and empty nesters. RiNin6jUe �)` Look tnadd neighborhood and convenience commercial establishments. The Plan should include neighborhood and convenience commercial development that can be supported in todayo' retail market as well and leverage the area's pedestrian traffic. RiNin6jUe 6 Enhance the connectivity nfthe area — roads, train, bike paths, and pedestrian. Emphasis on xva|kahi|ity. The Plan should look to expand the neighborhood's connectivity to, from, and within the neighborhood. This accessibility should be examined for all modes of transportation but there should be an emphasis on Principles & Concepts DRAFT 21 Fo,Reiow The following highlights potential concepts the Village ufBuffalo Grove may consider in implementing the goals and strategies of the Prairie View Matra Station Area Plan. They can also serve as discussion points between the Village and stakeholders inregards tuthe P|an's goals and strategies. NU ^ U� ^ ^ U� ^ ^ �� w��n �� mne�� Changing Trends and Retailers' Health Clinics Consumer's behavior inapproaching theirhaakhandwmUnao has shifted over the years. |nthe past, this mostly involved people having regularly scheduled ductur'svisit and exercise and amindful diet. With the proliferation ufeasily accessible information, consumers are beginning tuengage more in^oa|f-care^tumeet their health goals in a more personal and meaningful ways, inaddition tuavoiding chronic diseases, that annual check-ups could not. Additionally, the growth ufsales and manufacturing has been sluggish atbest over the past few years. According tuNai|oan'sHealth and Wellness 2U2U Rapu¢the sales are forecasted 1ngrow byonly U.Spercent. These trends present anopportunity for retailers 1nimpact consumers' |imao bysupporting consumer's medical needs. The Prairie View Matra Station Area currently has anunderutilized medical office space, which presents anopportunity tuattract contemporary medical and wmUnaoo4ocuoadtanants. |nrecent years, many retailers have prioritized healthy foods in the center uftheir store tu emphasize the notion of healthy eating and established health clinics tuprovide consumers' guidance at amore personal level. |nfact, Accantureprojected there would ba an increase of at |aaot2'8UU in-store retail clinics in the U.S. by the end uf2U17.This would equate tuabout 47percent increase from 2U14.This demonstrates that there ioagrowing acceptance among consumers in regard tuthe clinics' ease ufaccess and convenience. 1,'ounn hm,7oMmwA/nlohonon The concept uffood incubator began inthe 1S0Uoaoamean tu spur economic development inthe U3.Food incubator take in specialty food entrepreneurs and provide them a shared and low- cost commercial kitchen space, in addition to education, for them 0omake a profit in producing, selling, packaging, and marketing their food products. These spaces provide astepping stone for food entrepreneurs in establishing and selling their brand and food to the larger market. They also provide a supportive environment where each entrepreneur learns the business insight they need on accounting, sales, and marketing. 1,'ounnhnp//mw/v Inrubem,arcolommr 22 DRAFT Prairie View Metra Station Area Plan Fo,Reiow |nmany cities, success and vitality are integrally linked tuthe economic health of local businesses which are the foundation of the local economy and serve the needs ufresidents and visitors alike. Because local owners |imu in the community they du business in, they are free tu make decisions based on local needs rather than corporate policies handed down from decision -makers far removed. Additionally, studies have shown that independent, local owners spend more money atother local buoinaooao creating a "multiplier affact^-munayreciou|ataowithinthacummunityratharthan "leaking out" turemote corporate headquarters uracentralized purchasing department. Listed below are reasons why locally - owned buoinaooao are good for city's long-term viability. Buy Local - Support Yourself: Several studies have shown that when you buy from anindependent, locally owned business, rather than a nationally owned buoinaooao' significantly more of your money io used to make purchases from other local buoinaooao and service providers, and farms. "For every $1UUspent inlocally owned independent stores, 868returns tuthe community through taxes, payroll, and other expenditures. If you spend that in a national chain' only $43stays hare. Spend itonline and nothing cumaohuma.^ Support Community Groups: Non-profit organizations receive an average 250Y6 more support from smaller locally owned buoinaooao than they dufrom national businesses. Keep The Community Unique: Where you shop, where you eat and have fun all of itmakes your community home. The una-uf-a- kind buoinaooao are an integral part ufthe distinctive character of Burlington. Tourism also increases as visitors oaak out destinations that offer them the sense ufbeing someplace, not just anyplace. Reduce Environmental Impact: Locally -owned businesses can make more local purchases requiring less transportation and contributing less tusprawl, congestion, habitat loss and pollution. Create More Good Jobs: Small locally -owned businesses are the largest employers nationally offering jobs tu residents. Get Better Service: Locally -owned businesses often hire people with abetter understanding ufthe products they are selling and take more time tuget tuknow customers. Invest In Community: Locally -owned businesses have owners and employees who live inthe community, are less likely tuleave, and are vested inthe community's future. Put Your Taxes TnGood Use: Local businesses intown centers require comparatively little infrastructure investment and make more efficient use ofpublic services aocompared tonationally owned stores entering the community. Buy What You Want, Not What Someone Wants You To Buy: Amultitude ufsmall businesses, each oa|acdng products based not on a national oa|ao plan but untheir own interests and the needs of their local customers, guarantees amuch broader range ufproduct choices. Encourage Local Prosperity: Agrowing body ufeconomic research shows that inan increasingly homogenized world, entrepreneurs and skilled workers are more likely tuinvest and settle in communities that preserve their una-uf-a-kind buoinaooao and distinctive character. Principles & Concepts DRAFT 28 Fo,Reiow �� -�n��^�^ U U� ^ n��- nn��~��n nm��llg Aging In Place The US Census estimates that between 2005 and 2020: Population aged between 5Uand 04will increase by21percent. Population aged 05 urolder will increase by33 panmnL Population aged under 5Uwill increase byonly 4 percent. This can be attributed tuthe 72 million baby boomers going through their life cycle inconjunction with a profound increase in life expectancies. |nBuffalo Grove, about 23percent ufthe Village's population ioaged between 5Uand 04years old in2U10.This indicates that there would be a significant increase in population aged 05and above inthe coming years. These trends demonstrate that aging inplace iobecoming amore critical issue for the Village tutackle aoits population ages. |tioimportant for the Village tuallow innovative land uses tuallow its elderly population tu independently |imu in their homes and community safely and comfortably, regardless uftheir socio-economic background. Multi -Generational Housing The USCensus showed that 181Y6ufthe U3.population (57million Americans) lived inmulti-generational households in2U12.This io double the number ufsuch household in1S8U.This growth spiked during the Great Racaooiunuf2007-2UUSand continued 1ngrow, despite ataslower pace, during the post -recession period. Racia|and ethnic minorities are more likely 1nlive inamulti-generational family, which has been increasing since the 1S7Uo.The Pew RaoaarchCenter founded that Asians are most likely ufall minority groups tulive in mu|ti-ganaratiuna|arrangamants.|n2U10'thaAoianpupu|atiuncunoiots uf1Spercent ufthe total population inthe Village ufBuffalo Grove. There are various reasons for this phenomenon. Young adults are marrying inlater stages and staying inschool longer. This contributes tuanincreasing share ufyoung adults living with their parents. Declining employment and wages may also undermine adults' ability to |ima independently. Many existing residential units inthe Village uf Buffalo Grove are designed for sing le -generation living, and this issue came upin previous Steering Committee meetings and the public workshop. There is an interest to promote new housing types that are conducive 1nmulti-generational living. The following are design and housing examples that promote such concepts. fxamplo otan In lavvmnliMal /,,, abovoedolachodgamgo o»unmhnpMmwA/ 1hnplemn0nrllonuomlgemo av omnnm'/muonvlam, Fles�igiimFeatmresmf a IWUlti Geneiratioini6l llllous�iiinig ~ Multiple Masters: Multi -generational homes may require a second master bedroom, preferably onthe fimt-Ooor, to provide better access and privacy for older parents. This also give them asense ufprivacy inashared home. ~ Suite Addition: One ufthe best ways tumake multi - generational housing work iotuconstruct an in-law suite/ apartment with aseparate kitchenette and entrance (oaa In -Law Units/ Carriage House for greater detai|[The feasibility this feature will depend unzoning restrictions. ~ Versatile Living Room: Multi -generational housing can either feature segregated living room uralarge space with appropriate amenities tuenable different generations tu coexist. Anexample iotuinstall shelving/storage units inthe living room tuhelp keep the space free from toys and clutter, which can pose safety issue tuseniors. ~ Flex Space: Booms should be designed tubaadaptable for various uses. For example, an underutilized living mum can be repurpooad into a home office, then an in-law suite, then a space for ayoung adult who decided tumove home, and then anentertainment space. Universal Design / Open Access: This works intandem with flexible spaces tocreate environment that all persons can use. Examples ufuniversal design include wide -enough hallways tuaccommodate awheelchair and zero -entry threshold to accommodate people with physical disabilities. 1,oul,cv, mIonoeooIgnmnn^kl &hxp//imwA/ rn^lbloulkny loalumo'^f muIll gnnomb^nal homno 24 DRAFT Prairie View Metra Station Area Plan Fo,Reiow In lawumt uan bo do,,,Ignod lo uonforrn m0XI,',17nmdn,ol^prnonl�,,dmmroor S'ounn hnp//imww vomnkmonkuom/ lini 1l aw tfin�its/Cain age llllom!s�iing Also known aogranny flats, in-law units are apartments that are anaccessory tuaprimary residence. They have their own entrance, kitchen, bedroom, and living area. In-law units are typically situated above the garage ufthe primary residence uranaoaseparate structure inthe primary residence's rear lawn. The unit ionot rented out. Bather, it is occupied by the primary residence's guest or relative. In -Law units could provide benefits to the community, homeowners, families, and elderly alike. Having in-law units increases the number ufpersons per households in existing emidamda| neighborhoods. This reduces the need for municipalities tuextend utilities and oanicao. This option helps municipalities increase their diversity ufhousing options atmoderate pricing points without requiring local funding. Having in-law units enables the elderly population tuindependently remain inthe community and tuhave continued to access to nearby community amenities. Currently, municipalities may have regulations pertaining to what certain relatives and guests can live there and whether rents may bacharged. The Village ufBuffalo Gmva'sZoning Ordinance currently does not permit residential uoao on accessory dwelling units (oaa1712.UU5 Accessory building urstructure inthe Village's Municipal Code). The Village should evaluate its permitting and regulatory process tusee how its neighborhoods can accommodate in-law units in a fashion that they would contribute tuthe neighborhood's sense ufplace. Annxamvlovhmn^/evarkln Annxamvlovhmn^/epop uvoalhorIng ,peuo Pilot art installation programs enhance the public realm, create interim uses for vacant lots and underutilized space, and transform urban space into art. Temporary installations may include park|ets and plazas, window clings invacant storefronts, public sculpture, urcommunity-led and built gardens. The act ufimprovising and proactively reinvigorating the public realm, ioalso known aoa Pop-up urTactical Urbanism. These DIY sessions are intended 1nba place -based and neighborhood specific. Temporary art installations are relatively low -budget and are not generally capital intensive. They are opportunities for community members 1nparticipate inthe improvement uftheir neighborhood. Based unthe character ufPrairie View, events and programs can bacreated incoordination with property and business owners tuensure they gain greater exposure from the events. Opportunities for these urban interventions include: ~ Window decals/window clings ~ Temporary stages ~ Urban gardens ~ Park|ats/P|azao ~ Food Trucks ~ Music ~ Art Walk ~ Temporary art installations Principles & Concepts DRAFT 25 Fo,Reiow � � � �� v��nn�� »Urban Tree Canopy (UTC) is defined as the layer of leaves, branches, and stems uftrees that cover anarea when viewed from above. It is useful in absorbing rainfall that would otherwise run off on a paved surface, picking up pollutants along the way, and be transported to the local storm drainage system. UTC provides many benefits to the Prairie View community. This includes: reducing urban heat island effect, increasing property values and energy savings, reducing air pollution, and promoting aesthetic benefits. Enhancing UTCinacommunity, such aostreet tree planting, is crucial first step in seeking improvements to green infrastructure. A concentration of street trees can contribute to a greater concentration ufUTCinPrairie View. Street trees are often thought utaoaliability tumaintenance. However, aModesto, California study revealed that the asphalt unstreets shaded by large canopy tree lasts longer than that on unshaded streets' reducing maintenance costs bysixty percent over thirty yaam./ 'M.Phomon, f Orogome��MudnIck(,2Mi)fflout 11^/��l��'A'hado on A,,pha/l Comrolo Pavomnnl Po»ortnenunJoume/^/lldmrluulioro, 3/OK30,3 3/0 � �� W�� r�� = �� Illinois Homeowner Performance (IHP) with ENERGY STAR This program aims tuassist Illinois homeowners and property owners tureduce their energy costs and improve their homes' comfort, safety, durability, and property value. This ioachieved when homeowners work with |HP -qualified contractors to adopt a "whu|a-huma^approach when improving the home's energy efficiency. A^who|a-homa^ approach is defined as accounting for the entire home and all its systems when evaluating their performance and prescribing remedies. After completing the improvements, the homeowner receives aCertification ofCompletion that documents the improvement and investment the homeowner has made. Illinois's multiple listing services (MLS)and the Midwest Beal Estate Data IMBED) recognize this program, which enables homeowners tudisplay their certification when they list their home on the market. Similar certification programs in other regions have shown that homeowners with similar certifications were able to oaU their homes faster and/or an increased price point. El�#i1flU�ily ~ Single-family home, townhume, or individual condo in a building of 4 or fewer units with heating and/or cooling equipment specific tothe individual unit ~ Abuilding uf4urfewer units with shared heating and/ or cooling equipment may also be eligible if the upgrade addresses the building aoawhole* ~ The building's original construction must be completed prior to audit (thatis, |HP is only applicable tu existing humao' not new construction) ~ The home must be located within CumEd' NicurGao' Paup|ao Gas, and North Shore Gas utilities. 1,'ounhilp //imm/v m��l /,,, /hp 26 DRAFT Prairie View Metra Station Area Plan Fo,Reiow This page is intentionally left blank. Principles & Concepts DRAFT 27 For Review IM The Land Use and Development Chapter io intended tuguide the ViUaga's land use and development decisions tu baconsistent with the Village's long-term vision and strategic goals. The land use plan will designate desired land uses within the Prairie View Matra Station Area, including the three subareas. These subareas are situated within unincorporated Lake County parcels, including the 4U-acreStanc|iffProperty. To promote cohesive and legible development ufthe Prairie View K4atraStation Area these parcels will require incorporation into municipal boundaries. This is critical to ensure redevelopment within the subareas and the Station Area fall under comprehensive vision and have similar access tuthe Village' infrastructure and oamicao. The following describes the three subareas the Plan has designated. 28 DRAFT Prairie View Metra Station Area Plan Fo,Reiow �� 0 n��u� �� nnn*��a I� le a The North Subarea consists ufthe 4U-acre Stanc|iff Property. It ioenvisioned that future development inthis area accommodate compact single-family detached and attached housing and incorporate sustainable strategies. ��en=��U*��L� n�al''ea This subarea contains unincorporated Lake County Parcels west of the Prairie View MatraStation and north ufHalf Day Pd. There will baavariety ufhousing choices within this subarea, and commerical acdvibiaoare hosted within mixed -use buildings fronting NMain Street. Straatscpaimprovements, with corner plazas atEaston Ave. and NMain St. will welcome MatraCommuters into the Station Area. *��O��nn*�m��L� �al''ea The South Subarea will accommodate acorner mixed -use building with gateway oignagaand plaza at the southwest ufHalf Day Pd. and N Prairie Rd. Stacked townhumao and stormwatardetentiun areas are located throughout this subarea. The roadway entryway into the South Subarea will align with the existing Willow Parkway. REDEVELOPMENT OPPORTUNITY SITES ~r~~Study Area Boundary ~�~ Vil lageofBuffalo Grove mun*/palBoumdary NouhSubanm Central Subarea IMP South Subarea Land Use &Developmem DRAFT 29 Fo,Reviow Ua dNUs e e s^g a o s Single -Family Detached This land use designation consists ufsingle-family detached homes. This iothe predominant existing land use surrounding the Prairie View MatraStation Area. The Plan calls for this use tuba concentrated atBrockman Avenue and atthe North Subarea. The character ufsingle-family detached neighborhoods includes a variety ufarchitectural style, including the American Foursquare and the Late2Uth Century Single -Family Homes, on suburban street networks. Single -Family Attached Single-family attached residential typically consists uftownhmmao. These units are horizontally connected but have separate entrances from the public street and sidewalk. This land use ioprevalent within and around the North (including Stanc|iff Property), Central (including Brockman Avenue), and South Subarea. The Plan calls for planned expansion of the newly -constructed Easton Station townhumaoun Easton Avenue. The existing townhumaoat Waterbury Place is a good model for future single-family attached developments. Multi4ami|yemidanda| areas inc|udaapartnant/cundmninium buildings where units share acommon entrance urhallway. The future land use plan envisions an additional mu|ti4ami|ybuiNing along VVHalf DayRoad and mixed -use buildings with upper -floor multifamily units along N Main Street. Commercial includes general retail, dining' and services that are tailored tuthe local customer base. The plan suggests incorporating all future commercial space within mixed -use buildings. Office The office building at15OVVHalf Day Roadcurrently houses medical uses. Tuhelp bolster occupancy, the building should look into accommodating non-traditional medical uses, such aowellness and health businesses. The intersection of Half Day Ruad and N Main Street and N Main Street across the Prairie View Matra Station are intended to be an attractive, padastrian-oca|ad' and mixed -use environment. Desired ground -floor land uoao include retail, restaurants, personal services, offices, and wellness and health establishments. Upper - floor uses can consist of multi -family units. A 4-acre mixed -use building iolocated atthe northwest corner ufNMain Street and VV Half Day Ruad. Stevenson High School is located east ufthe Prairie View K4atraStation and can baaccessed from VVHalf Day Ruadand Stevenson Drive. Being reputable high school, ithas attracted many families tumove into the Village ufBuffalo Grove. There are also opportunities tuimprove and increase connections between neighborhoods around the Prairie View MatraStation Area and the Stevenson High School. The Westminster RafonnadPresbyterian Church (1007UVVEaston Avenue) is the only religious land use within the Prairie View Matra Station Area. It provides important functions that serve nearby residents and features a distinct architectural character that io desired infuture developments inPrairie View. The Village's Fire Station 27 is a government land use located at the northwest corner ufVVHalf Day Ruadand Easton Avenue. The fire station ioshown toremain. This land use designation includes anathletic field operated by the Vernon Township and future open space, which accommodate both active and passive recreation. These spaces also include tot |No' central green space with year-round programming, and oturmwatardetentiun area. Where puooib|a' connections to parks and open space should bastrengthened through the development of pedestrian and bike trails that provide safe passage into the surrounding neighborhoods and commercial areas. 30 DRAFT Prairie View Metra Station Area Plan Fo,Reiow 4", W /biI MINIMUM LF L fhehboielumClub Li N, LT L ItHuff X��i Legend Study Area Boundary Village of Buffalo Grove Municipal Boundary .. ... .... .... .... .... .. Proposed Roadway Alignment Prairie View Metra Station L North Subarea I= Central Subarea 01EMINUI TER lqol South Subarea Single -Family Detached Single -Family Attached (nx o Multi-Family(nx la,l doininiuin�r) NONNI Commercial Mixed -use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......... 1. . . .. . .. . .. . .. . .. . .. . .. . . . .. . .. . .. . .. . .. . . wwww�� . ................................................................................................. �w wwwwww 1 j 11h LEE fN7. j j FAYI OR (1, Office Education Governmnet Religious Parks/Open Space Transportation ........................ Ali, 0 J_50 500 Noll I IIiiiiiiiiiiiiiiii 11111111111111111 11111111111 Land Use & Development DRAFT 31 For Review The Prairie View Metra Station visions been designed to guide i the Village in making land use and dev ment decisions. As a long-term vision, it is specific enough to vide a clear picture of Corridors future. However, it also needs tgbe flexible enough to respond to changing market demands and ds. Consequently, the vision presents general parameters not the el, t specifications of the type of character of development that coin ,ccur. The vision includes three subareas: North Subarea, Cenfra ubarea, and South Subarea. IIIII1 ffM t?� n PORT CLINTON L4uirL1uu.u.It It, �11 itJ,c�I,i L It1,,,.K,i1iL1,.1.LL1161,L1.8n.iL� lM, Flly f1 �1 AL 0 100 MO 300 400Ioer V )1 11 IIM. =IIIIIIIIIIIIIIIII PAI DRAFT ll For Review , , u IFi Prairie View Metra Station Area Plan ... . . . . . . The 40-acre former Stancliff property is located in the north section Total Housing Units: 131 units of the Prairie View Station Area. Residential units are clustered around green space which is connected throughout the whole Town home/Rowhom e: 58 units development. The detention pond in the north east corner of the Single -Family Detached: 73 units site is an amenity and includes native plantings and a walking trail. Parks/Open Space: 554,853 SF The development is organized around a large, central park that can (12.7 acres) be programmed with seasonal events for residents. A Fi 50 100 200 lee� Nol-111 sm —KIMMMM Land Use & Development DRAFT 33 For Review The primary land use is residential. Single family attached residential units are located along Prairie Road and are buffered by a planted interior of the Legend Single -Family Detached 7 Sing le-Fam i 1Attached � ME Parks/Open Space A Fi 5 0 100 200 feral Nol-111 mm —RIMMEM 34 DRAFT Prairie View Metra Station Area Plan For Review . . . . . . . . . . . . . . The north subarea is organized around a central green space that can be used for community programming. This gathering space adds amenity tuthe development and captures the identity uf the community through integration of naturalized landscapes and diverse plantings. Residential units inthe north subarea are clustered around shared open space. Avariety ufresidential units including townhumao' single family home and attached mwhumao are located in the development. Higher density development along Prairie Road and Port Clinton Road is buffered by parkway plantings. Acontinuous trail system through the development encourages recreational walking and biking. Land Use &Developmem DRAFT 35 Fo,Reiow The Central Subarea Plan is the gateway to the Prairie View Station Area. The intersection of Main Street and Half Day Road includes a large mixed -use building and gateway elements that identify the entry into the development. Character defining elements of the development include public plazas adjacent to the Prairie View Metra Station that are flexible spaces for seaso programming. Smaller scale residential development the west side of the site acts as a transition and buff from more intense residential and mixed uses along Main Street. TbtalHousing Units: 434unho kmvhume/Rmwhumo:D7units Single -Family Detached: 15units Multi -Family Units: 332 units Commercial: 25'000SF Parks/Open Space: 1UG'118SF (2.4urres) Retail development iulocated inhigh visibility aeen along major arterials. Residential land uxax become less dense towards the western portion utthe site and act as atranxidun to existing neighborhoods. Avariety ofopen space types and locations encourages recreation and offers additional potential for public gatherings throughout the subarea. Legend Single -Family Detached 110/011 Multi -Family INHE Cnmmena|wi�h 01111111111, Parks/Open Space Religious PA ),= Existing Buildings Land Use &Oevelopmem DRAFT For Review Adk o 50 100 omfeet The Easton Street gateway is framed bytwo public plazas that can baprogrammed with seasonal events. Gateway elements identify this public gathering space aoone ufimportance inthe community. Anenhanced otreetscapaalong Main Street and Easton provide a highly amanitizadpublic realm and encourage walking urcycling in the development. The landscape buffer along Main Street provides protection for pedestrians from car traffic. Gateway elements identify entry into the Prairie View development, add 1nits unique character, and create asense ufarrival for residents and visitors 1nthe area. 38 DRAFT Prairie View Metra Station Area Plan Fo,Reiow The corner uf North Main Street and Half Day Ruad is an important intersection and gateway into the Prairie View Station Area. The intersection marks atranoitiun of character between the major arterial ufHalf Day Ruad and the Station Area district. Discovery of Prairie View's unique character can be experienced at this intersection and movement along North Main Street. This also provides opportunities for native habitat for pollinators and green infrastructure elements tufacilitate development. The sidewalk network ioextended along Half Day Ruadtuensure continuity uf the pedestrian framework. vw� Land Use &Developmem DRAFT 39 Fo,Reiow / %%i J/ y /0 SOUTH SUBAREA SITE PLAN The South Subarea is made up, ofgri t tawnhames. The roac�w�� composition of the buildings tak3'T"c' adjacent developments of fttr A main entrance off of Prairie Raa ea s to a central traffic island and access to the residential portion of the site. The north corner of the site including the intersection of Prairie Road and Half Day Road is occupied by a mixed use building with retail on the first floor. A public plaza Is located in the northwest corner of the site and provides outdoor cafe seating and event space for seasonal programming. Total HousingUnits: 1 units Townhome/Rowhome: 64 units Multi -Family Units: 39 unit Commercial: 16,000 SF Parks/Open Space: 17,681 SF (0.4 acres) WILLOW PKWY l Ir0 ioo 200 feel Vartll MIUM1111111111111 llllllllllllll 40 DRAFT Prairie View Metra Station Area Plan For Review SOUTH SUBAREA LAND USE PLAI Land uses for the South Subarea are primarily single-family residential the north corner of the site which is occupied by mixed -use. Open space is distributed throughout the site and offers amenity and pubic open space to residents. Legend Single -Family Attached ( lownhome/ bvvhome� Mixed -Use (G[ound-floor Commenal \A/iih Multi -FamilyF I= Parks/Open Space Land Use & Development DRAFT For Review %I A �) Iro ioo 200 (cm� Noith nWEIIIIIIIIIIIII R=1111111111111KNEM 41 SOUTH SUBAREA ENTRY GATEWAY PERSPECTIVE The traffic circle that intersects the new streets iothe focal point in the South Subarea. Dimama planting and a gatewayoigmaga are planted onthe traffic circle to give signify entry into the South Subarea Townhomaoand are oriented towards the traffic circle with ample front yard. Street trees are planted throughout the roadways to provide residents a oanoa ufenclosure and act as buffer between pedestrians and vehicles. 42 DRAFT Prairie View Metra Station Area Plan Fo,Reiow North Subarea Central Subarea South Subarea Total Land Use & Development DRAFT 43 For Review CIRCULATION �J�� J��LITY As part ufthe implementation of the Prairie View Station Area Plan, opportunities tuenhance the mu|timuda| transportation network have been identified. These improvements enhance access and circulation options for vehicles, pedestrians, and bicycles throughout the station area through a more interconnected network of streets, sidewalks, and trails that link humao' buoinaooao' recreation/open space, the Matra station, and nearby institutional uses. Furthermore, the mu|timuda|transportation improvements seek tusupport the overaUredevelopment goals, preserve the character and scale ufthe neighborhood, create a sustainable network, and enhance resident's quality uflife. �� *�� U *�un��~n��=��n�n��..~� � The Prairie View Station Area Plan provides for an interconnected grid street network. The future streets would be designed to Village standards and would include pedestrian accommodations. A summary ufthe future street network is outlined ba|mm Easton Avenue This existing east -west street would be improved to Village standards with a0U-fuutright-uf-way.The recommended cross- section includes a single travel lane in each direction, on -street parking unone side ufthe street, curb, gutter, and a154out pedestrian zone tu include sidewalks and parkway landscaping. Because ufits role inconnecting the residential area tuthe Prairie View MatraStation, Easton Avenue should baapriority street for pedestrian improvements. 44 DRAFT Prairie View Metra Station Area Plan Fo,Reiow This street will continue 1nserve aoaprimary north -south route through the study area. The redevelopment concept introduces curb and gutter on the west side ufthe street and creates a continuous sidewalk inorder tuenhance pedestrian safety and comfort. Commuter parking would continue to be provided unthe east side uf the street. Onthe west oidaufthastreat,thaaxiodngparpandicu|ar parking would be removed and and the street would be aligned with commercial buildings. This street would continue tubathe primary east -west arterial with two travel lanes in each direction and mo|uoima left -turn lanes provided atkey intersections. Based unthe existing cmoo-oactiun' limited improvements were identified for Half Day Road� however, aothe roadway iounder MOT jurisdiction, right-uf-waypermits will barequired for any work within the right-uf-way,including access modifications and newcmoowa|ko/oidawa|ko. The future intersection ufHalf Day Ruad/1otStreet will be subject to |DOT review and approval. The concept plan identified for the North Subarea will be connected tuthe Prairie View MatraStation via Prairie Ruad�therefore, pedestrian improvements along this street should be prioritized. Continuous sidewalk should be provided on both sides ufPrairie Road between Port Clinton Road and Half Day Ruad. With the development concept identified for the North Subarea' access is contemplated via a new roadway aligned opposite Ruo|yn Lana' and anadditional site access approximately 45Ufeet tuthe south. In addition, connectivity would also be provided via Port Clinton Road. Based on the average daily traffic (ADT)vo|uma of 6'400 on Prairie Road' a nmwouuthbuund left -turn lane is anticipated on Prairie Road atRuo|yn Lane/Future Site Access. The existing striped median would be reotripad tuaccommodate the left -turn lane. Transportation & Infrastructure Plan DRAFT 45 Fo,Reiow �� *��ne��~� nu� Future completion ufthe grid street network would provide for an intuitive circulation pattern, distribute traffic volumes, and create anefficient development layout. Pedestrian -scaled design should baincorporated inorder tupromote awalkable character and support active transportation aoaviable option for residents. A summary utthe new streets planned for the Prairie View study area is outlined below. Within the Central Subarea, 1otStreet would barelocated tuthe east inorder tucreate aredevelopment opportunity site unthe northwest quadrant ufMain Street/Easton Avenue. Ra|ucatad 1ot Street would align with the existing stub street on the south side of Easton Avenue and provide connectivity between Brockman Avenue and Half Day Ruad.1otStreet would baimproved tu Village standards with a0U4outright-uf-wayand a recommended cross-section including asingle travel lane ineach direction, on -street parking on one side ufthe street, curb' gutter, and a 124outpedestrian zone tuaccommodate sidewalks and parkway landscaping. South ufthe Central Subarea'sNew Street, 1ot Stree&drimu lanes will become narrower, resulting in a5U4out- right-of-way. Anew east -west street is recommended south of Easton Avenue (referred to as "New Street" for purposes of this study). A reduced cross-section should be considered in order to optimize the Central Subarea for redevelopment. Based unthe Central Subarea plan, the street should badesigned tu prioritize pedestrians with an approximately 154outpedestrian zone tuinclude sidewalks and parkway landscaping. On -street parking iorecommended on one side ufthe street inorder tuprovide short-term parking and loading zones supporting the adjacent residential and commercial uses. o�� *��~e��"�~�� |naddition tothe improvements identified for the public right- uf-way,obadaoignohuuNcunoidaruppurtunidao1nouppurttha transportation network and facilitate on -site access and circulation. Key site design considerations for the study area are outlined below. Where feasible, commercial driveways should be consolidated to reduce vehicle conflicts with pedestrians and bicyclists, particularly along Main Street. As redevelopment occurs in the Central Subarea' opportunities to provide cross -access between properties and facilitate internal site circulation should be explored. Provision of shared parking that serves multiple uoao' incombination with cmoo-accaoo' should also be considered. As commercial and mixed -use (reNava|upmentoccurs within the Central Subarea and South Subarea, consideration should be given tuthe access and circulation for service/delivery truck loading activity. Tothe extent possible, consolidated delivery truck loading areas and dumpotamshould be provided. Consolidated dumpstem should baprovided inorder tuminimize the number ufcollection sites and reduce truck activity. 46 DRAFT Prairie View Metra Station Area Plan Fo,Reiow ........ .... l,,Td ca RK AIV LFE LN FOXFORD DR CE . .... . .... . . ............. a �... .. . .. ..... . S fhohboieftim (,'lO HE CL CH E ,'I N LTI -1 E H AVALON CTAl 'BRANDYWYN LN .................... Study Area Boundary Key Intersection 0 Metra Train Station Village of Buffalo Grove Existing Sidewalk Municipal Boundary Shared Use Path Incorporated Area within the Study Area Boundary Future Sidewalk Uncorporated Area within Existing Street Alt, 0 J50 1)00 1,000 the Study Area Boundary Future Street Nol 1h iiiiiiiiiiiiiiiiiiii I Transportation & Infrastructure Plan DRAFT 47 For Review |norder tusupport existing and future commercial uses inthe Prairie View study area, and tucontinue 1nsupport commuters atthe Matra Station, the Village should continue tuwork with property owners and developers 0o identify site -specific parking solutions. Tothe extent possible and where appropriate, the Village should work with property owners and developers tuidentify opportunities for consolidated, shared parking. Asummary uffuture parking conditions inthe Prairie View Station Area iooutlined below. Commuter Parking Commuter parking should continue tobaprovided for the Prairie View MatraStation. Based cmthe 2U10Ohgin-Desti nation Survey completed byMatra'approximately 55percent ufcommuters atthe Prairie View K4atraStation drive alone. While existing parking utilization data suggests approximately 74percent ufthe spaces are occupied, this data reflects shared use ofthe daily fee spaces byStevenson High School students. Ao(reNava|upmantoccurs inthe Prairie View Station Area and with any future changes 1nMatraridership, commuter parking utilization should continue 1nbamonitored and rebalanced in partnership with Matraand Vernon Township. During off-peak commute periods, commuter parking should oama overflow parking needs for Prairie View Station Area businesses, such aorestaurants, shopping, and entertainment uses, that experience peak parking demand that io complementary tucommuter parking patterns. During evenings and weekends, opportunities to utilize the commuter parking lots for community programming and special events(a.g, farmer's market) should be explored. The Village should continue tucoordinate with Vernon Township in order to optimize the existing commuter parking supply and existing infrastructure. The parking supply provided for future mixed -use and residential developments should reflect the (re)development's proximity to the Prairie View Matra Station and thamu|timuda| nature ufresident commuting patterns. While the proposed parking supply should reflect the unique characteristics of the proposed (re)development, data from the Ragiuna|Transportation Authority (RTA)Access QParking Strategies for Transit -Oriented Development should baconsulted as a resource for Village review and approval of proposed parking conditions. According tuthe RTA, a reduced parking ratio ufU.5tu 1.5spaces per dwelling unit may baappropriate for multi -family residential developments inTODareas. For any duplex, townhume, urmulti-family residential development, consideration should be given to the supply and location ufguest parking. Residential guest parking may be accommodated on -site uralternatively designated on -street parking spaces may be provided. Due tuthe proximity tuthe MatraStation and the future pedestrian and bicycle network, future residents are anticipated to rely on active transportation (e.g, walk, bike) and transit-, and therefore, parking requirements for future (re)dava|upmantshould be adjusted to reflect the trans it-oupportiva and walkable nature ofthe Prairie View Station Area. 48 DRAFT Prairie View Metra Station Area Plan Fo,Reiow On -street parking should baprovided adjacent tucommercial and mixed -use developments. These parking spaces should be time restricted inorder tupromote healthy turnover ufspaces for customer and visitor convenience. Employee parking should be prohibited on -street unless otherwise permitted bythe Village while customer/visitor parking availability ioprioritized. Aoire) development occurs inthe Central Subarea, the Village should explore opportunities tucreate short-term parking opportunities (e.g, 15-minutaparking spaces for pick-up/dmp-offactivity) and loading zones in order to provide parking options for quick convenience -oriented trips and curbside loading activities for transportation network cumpaniao(TNCo[ such as Ubarand Lyft. � In general, pedestrian connectivity in the study area is discontinuous with sidewalk provided along some segments. The Village should prioritize continuous sidewalk through the study area aopart uffuture (re)deve|upmant.Aoproperty io(reNava|upad'the Village should require installation ufcontinuous sidewalk across the property frontage, and as appropriate, to complete nearby gaps urconnections. Alternatively, afaa-in-|iau contribution should be provided aopart ufthe (reNeve|upmantinorder tuallow the Village tuinstall the sidewalk atalater date aopart ufacomprehensive roadway improvement project. Acundnuuuo sidewalk network will improve access and overall connectivity for pedestrians. Sidewalk gaps should be filled with aminimum five-foot wide sidewalk. Alandscaped parkway should be provided in order to buffer pedestrians from the adjacent street. In order to prioritize pedestrians in the study area, sidewalks should be delineated through access driveways. Redevelopment should incorporate new sidewalk installation at gap locations. In addition tunew sidewalk, site design should consider opportunities for pedestrian accommodations, including sidewalk connections between the public sidewalk and the commercial urmixed-use development and outdoor seating areas uramanitizad public p|acao(a.g, parks, open spaces, plazas, courtyards, streetscapa' etc.). Buildings should be positioned todefine the street edge and incorporate pedestrian -scaled architectural details in order to enhance pedestrian safety and comfort. Pedestrian improvements should also be provided at key intersections within the study area inorder tuenhance mobility, safety, and comfort. Asummary ufthe pedestrian improvements identified for intersections within the study area are summarized in the following oacduno: Transportation & Infrastructure Plan DRAFT 48 Fo,Reiow Main Street/ Easton Avenue This intersection will continue to serve as a key gateway to the Prairie View area. Based on its adjacency tuthe Matra Station and c|uoa proximity tuthe residential and commercial uoao planned in the area, striped crosswalks should be provided on both the north and south |ago ufMain Street atits intersection with Easton Avenue. |ntandem with the crosswalks, acurb bump -out should be provided on the aastsidaufthe street in order to reduce the crossing distance and improve visibility between pedestrians and motorists. The curb bump -out introduces an opportunity to provide a landscaped area further enhancing this intersection as gateway. Additional intersection improvements include raising the intersection to slow traffic and emphasize the pedestrian environment and to incorporate an enhanced intersection paving treatment that improves the character, differentiates the intersections as a focal point, and contributes to the gateway opportunity. A summary of the recommended improvements is highlighted inthe adjacent graphic. 50 DRAFT Prairie View Metra Station Area Plan Fo,Reiow Prairie Road / Port Clinton Road A striped crosswalk is recommended on Prairie Boad at its intersection with Port Clinton Boad. With the shared -use path on the south side of Port Clinton Road' the crosswalk would enhance connectivity and increase motorist awareness ufpedestrian and bicyclist activity. Existing utilities unthe southwest corner of Prairie Ruad/PurtC|intun Road would require relocation in order to accommodate the sidewalk connection to the crosswalk. Additional crosswalks have been identified for the vicinity of the intersection in order to increase mobility and connectivity for existing and future area residents. A summary ufthe recommended crosswalk enhancements is depicted in the adjacent graphic. Transportation & Infrastructure Plan DRAFT SN Fo,Reiow Half Day Road / Main Street / Prairie Road The southeast quadrant has been identified as a redevelopment opportunity site. In order tufacilitate pedestrian connectivity between North Prairie Road and the Prairie View MatraStation and Central Subarea, adding astriped crosswalk iorecommended unthe east leg ufHalf Day Ruad/MainStreet/Prairie Ruad. High - visibility crosswalks are recommended unall four legs ufthis intersection. Based on the size of this intersection, a channa|izad island is recommended for the northbound right -turn movement in order tureduce new crosswalk distances and provide apedestrian refuge area to/from the southeast corner ufthe intersection. The Village uf Buffalo Grove has an extensive biqm|a path network. |nthe vicinity ufthe study area, existing biqm|a paths are provided on Port Clinton Road' Half Day Ruad' Buffalo GmvaRuad' Main Street, and Prairie Ruad.The existing bicycle paths will remain with the proposed improvements tuthe area. As part ufthe planned improvements the existing shared -use path unthe north segment of Main Street should be extended south to Half Day Road. In addition, a shared -use path should be provided unthe south side uf Port Clinton Road across the Stanc|iff Property frontage. |norder tufacilitate bicycle connectivity 1nthe future redevelopment areas, site design should consider connections tuthe bicycle network and provide for convenient on -site bicycle parking. 52 DRAFT Prairie View Metra Station Area Plan Fo,Reiow . I� goo a -� Uo ✓ f ] 1 y � OittKrru�NuM1i MIN— ofrrj Orr011 rf �K�7N a umumuff i o "Jlnnnrrrnuuoionooionroouwam a tl�unuirrl r � _. ,, r• %.i; i Ili elhllrrr t�I�rw�urxnPF.O�'_ n��Vl j x C:1 Q.u"'(�}^. hn `,n C'.^ wu w'w'w 'w ui ui uiu� �ww!Ii uiw� p, \ WWWWu WWWuvuvWW WW C O �J FA RK 0� s tit' " LEE f N < a I'Ox101ri DI ui a�mur `` wi>ldmwe�w i C r� rr OIMd�� ,u,� ri NO WWWWWWWWN �� w i dfl(fYfll'dll�l nmwuuuuai��ll %i/i xamuxvuxv I r �I ii r NMdtlNA9rGDd&V��D 22) �airmlm omit ' :� f°wwnwwww�u�,www�l�lwnww'u"J"�WiVuIX' 4'JJV" oi�IC 1G1'4�l?�1D,AEI'Cu4dV?dV?�Y+1`6�9°rdkV'oZ"-w�olmAr\J�) rrmrrmu! aruam�nuanramuoir+niMrmutw u • 4 � m C a .� CD L-1 C.;b �Ca �✓.. S ll r� CL CH ES' I N LTI I FFI t � � AVAI(JN,i°T r y j C-:5 t BRANDYWYN1:N .......................... FUTURE BICYCLE PATH NETWORK Legend Study Area Boundary N Prairie Road Village of Buffalo Grove Existing Bicycle Path Municipal Boundary Planned Bicycle Path "Ool Proposed Roadway Alignment Planned Shared -Use Path } Prairie ViewMetraStation .lit,, 0 T50 500 1,000 Nrn1h iiiiiiiiiiiiiiiiiiii =miiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiI I x t Transportation & Infrastructure Plan DRAFT 53 For Review ','ounn corn ','oux�(,'/Iy of Mad�& browpubho corn Gateways into the Prairie View Station Area communicate tu visitors that they have arrived inanenvironment that values pedestrians and supports high -quality multi -modal environment. The proposed gateways at the Prairie View Station area are at the following intersections: w VVHalf Day Roadand N Main Street w N Main Street and Buffalo Grove Road e W Half Day Boad Willow Parkway Them intersections are considered entry points into Prairie View. Smaller, neighborhood -scale retail/commercial development is proposed along N Main Street with atranoitiun into more residential land uoao at Easton Avenue and VV Brockman Avenue. Gatewayoignaga should be designed to provide a oanoa of arrival and sense ufplace. Alegible environment helps orient travelers and communicates organization and structure inPrairie View. VVayfindingincludes environmental oignagaand cues inthe physical design ufthe public realm that support users comfortable navigation ofa specific place. In addition, the mad design helps travelers navigate through the different land uses 1nsupport ease ufcirculation. Public art can ba installed atkey locations tugive residents and visitors orientation and educational information about their location relative tuthe Prairie View Station Area. VVayfinding oignaga can be installed at appropriate locations within and around Prairie View, in coordination with gateway oignage,1ncommunicate major destinations 1n travelers, parking lots, bicycle routes, and trails nearby. Thawayfinding oignaga should conform to a uniform design standard.VVayfinding bast practices include: ~ Provide aminimum amount ufinformation unasign. ~ Mapping onthe sign should be simplified. ~ Present information logically. ~ Use fonts and graphic elements that are easy turead. Bold colors and simple text are encouraged. ~ Place outhe view ufthe sign is not obstructed by other elements. ~ Be sure that signs are mounted, they have font sizes and information that are appropriate tuthe mounting height. ~ Locate signs ahead ufwhere turns need to be made. ~ The overall system must bacohesive. 54 DRAFT Prairie View Metra Station Area Plan Fo,Reiow I GATEWAY &WAYFINDING Legend Study Area Boundary South Subarea Village of Buffalo Grove Gateway Signage Municipal Boundary 0 Wayfinding C) Prairie View Metra Station North Subarea Ai, 50 0 �')OO 1,000 Central Subarea Nooll IIIIIIIIIIIIIIIIIIC iiiiiiiiiiiiiiiiiii iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiI I Transportation & Infrastructure Plan DRAFT 55 For Review The Village currently operates and maintains a vast network of public infrastructure, including oturmwata[ utilities, roadways, and sidewalks. |norder tuaccommodate the future (reNeve|upmant opportunities identified for the Prairie View Station Area, the existing infrastructure network will be expanded. Acumprehanoimu plan tuaddress future infrastructure construction, operation, and maintenance iorecommended. Acomprehensive plan will 1) provide for a connected system-, 2) minimize disruptions tuexisting residents and commuters-, and 3)uptimiza use ufVillage funds for capital improvements, operations, and maintenance. Future (reNava|upmantinthe Prairie View Station Area will ba subject tuthe Village ufBuffalo Grove Development Ordinance and the Lake County Watershed Development Ordinance. Based on a review uftopographical data available from Lake County, potential areas to baallocated for oturmwatarmanagement have been incorporated into the concept plans for the Central Subarea' North Subarea, and South Subarea. The specific dimensions and design details for the oturmwatarmanagement facilities will basubject tu Village review aopart ufthe (re)deve|upmantplan. Maintenance ufthe future public stonnwaterinfrastructure io anticipated tubamanaged through the Village's Sturmwatar Management System. Under the Sturmwatar Management System (affactimaJanuary 1'2U10[the Village would collect abi-munth|y StonnwaterUtility Fee. The fee iobased unthe parcel size, land use, impervious area, and the funds required tumaintain and update the stormwatarinfrastructure. Through this system, the Village would operate and maintain existing and future stormwater infrastructure including, but not limited to, storm drains, pipes, ditches, curbs, gutters, culverts and open stream channels. The Village uf Buffalo Grove currently operates and maintains the following water and sanitary systems: ~ 130 miles ufsanitary sewer pipe, fuoa mains, manholes, catch basins, and inlets ~ 12sanitary lift stations ~ Water supply from Lake Michigan, purchased from Evanston and delivered through the Northwest Water Commission ~ 4emergency back-up aquifer wmUo Ao(reNava|upmantio proposed within the Prairie View Station Area, the Village will require abatement ufexisting well(o)and septic systems (aoapplicable) and connection tuthe Village's water and sanitary system. Under the Village's current practice, the developer would be obligated to extend the water and sanitary mains and provide a oanica cunnactiun(o)tuthe subject (re)deve|upmantsite. Based on the infrastructure currently available inthe Prairie View Station Area, extension of existing water and sanitary mains may be extensive. Phased (re)deve|upmantmay provide for reduced utility extension costs and minimize disturbance tu area residents. In order to plan for future (reNeve|upmantinthe Prairie View Station Area, acomprehensive assessment ufexisting and future water and sanitary sewer capacity is recommended in order to determine future system needs. The analysis uffuture conditions should reflect the anticipated residential and commercial danoidao shown unthe concept plans prepared for the Central Subarea, North Subarea, and South Subarea. Based on a previous analysis completed in2UU0 by Hancock Engineering, sanitary sewer extension is anticipated as follows: ~ Centra|Suhanwm—ExtendoanitaryoawarunEastonLana north ufHalf Day Ruadand/or the sewer atthe intersection uf Half Day Ruad/Wi||mwParkway ~ North Suharea— Extend existing sanitary sewer from Ruo|yn Lana . South Subarea — Extend sanitary sewer from intersection of Prairie Boad/Willow Parkway 5$ DRAFT Prairie View Metra Station Area Plan Fo,Reiow Ao(reNava|upmantplans are reviewed for the Prairie View Station Area, the Village should work in coordination with property owners, developers, and utility companies to bury existing overhead utility lines. The Village should continue tureview the placement of transformers and switch boxes in order to minimize their appearance. The existing and future multimuda|transportation network will ba designed 1nsupport the needs ufresidents, businesses, commuters, and visitors within the Prairie View Station Area. Mu|dmuda| improvements identified for the study area are defined earlier in this chapter Dedication ufhght-uf-weywill barequired inorder 1n accommodate the future roadways, including but not limited 1n 1ot Avenue and New Street. Ao(raNeve|upmantproposals are submitted 1nthe Village, right-uf-waydedication should barequired inorder 1n complete the 0U4butcross-section where applicable. Installation ufthe streets, sidewalk, and parkway should badesigned and constructed in coordination with public utilities. Several options exist for infrastructure investments inthe Prairie View Station Area. Based on the significant infrastructure needs inthe study area, acomprehensive approach tudesign and construction should be considered as properties are assembled. In order to provide for a comprehensive approach to infrastructure implementation, the following financing options could be considered bythe Village: Impact Feem—Animpactfeaioachargaaosemoadbyapub|ic agency against new (re)dava|upmantthat generates revenue to fund the master improvements urrecover capital costs. Bnndm—Abund may baassessed for future public improvements. Note that the assessment ufan impact fee is one way tu repay the bond. A bond could also be repaid through implementation of an increased utility fee on a monthly utility bill or through a utility rate increase. Special Service Area (SSA)—Aspecial service area io a taxing mechanism that can be used to fund a range of infrastructure improvements and oanicao(a.g, storm sewers, sanitary sewers, roadway improvements, sidewalks, curbs, lighting, atc]inadefined geographic area. Tax Increment Financing (T|F)—This financing tool allocates future increases inproperty taxes within adefined area tupay for local capital improvements. All property within the TIFdistrict is subject tuthe tax based on a common rate. Establishment ufaT|Fdistrict does not increase property taxes-, this tool reallocates how taxes are used. T|Ffundo may baallocated tu public impmvamants(a.g, roadways, otreetscapa) and development activity (a.g, property assembly urland acquioitiun[ Recapture Agreements—Thmughthauoaof recapture agreements, the Village could require a developer to pay for the extension of public infrastructure necessary tusupport the proposed (re)development. If the infrastructure oamao additional uoam associated with the future (reNava|upmant ufadjacent property, a recapture agreement ioexecuted. Based unthe recapture agreement, the developer would ba reimbursed for pm rata portion of the improvement cost. Racaptureagreements are aneffective tool tumanage the overall cost of public infrastructure-, however, the upfront cost tuthe developer may baanobstacle tuinitiating ire) development within the Prairie View Station Area. Transportation & Infrastructure Plan DRAFT 57 Fo,Reiow Sustainable strategies are incorporated in each subarea and project theme tuensure the longevity, health and wmUnaoo of Prairie View and its residents. Strategies include social, economic and physical opportunities to lower costs, create value and maintain a high quality oflife for residents. Efficient utilization ofthe area's resources contributes tuthe character and identity ufPrairie View. Open space is prioritized in greanfia|d areas, utilized as functional green infrastructure where detention is required' and incorporated into developments aoapublic space amenity. Based on the input received throughout the planning process, there ioastrong desire tuincorporate the natural elements ufPrairie View and promote the concept ufaconservation community. The landscape and streetscapa strategy responds tuthis desire with the incorporation uflandscaped parkways unexisting and proposed streets within the Prairie View MatraStation Area. The reduction of curb -cuts provides longer stretches ufuninterrupted and planted parkway without impeding vision ursafety uftravelers. 58 DRAFT Prairie View Metra Station Area Plan Fo,Reiow Additional street trees can baplanted tu increase Prairie View's existing tree canopy and will include both ornamental and shade trees. Integration ufgreen infrastructure projects, such aorain gardens and stormwetarplanters, can baaccommodated as part ufthe Village's larger environmental and green infrastructure strategy. Areas uf proposed stormwaterdetendun can include additional green infrastructure elements 0omitigate runoff and flooding problems as well as incorporating special planting palettes 1ndifferentiate these places. Open Spaca& Sustainable Strategies DRAFT 59 Fo,Reiow Green infrastructure tools assist with stormwater management by slowing the rate of runoff into the stonmwatarsewer system aowell aocontributing toimproved water quality through natural filtration of runoff. Rain gardens, biuowa|ao' oturmwatar planters, water harvesting, and permeable pavement are the possible green infrastructure tools identified inthis Plan. Other tools may baselected inthe future as conditions and needs change. The tools vary intheir purpose, design, requirements, and costs. Parameters that need to be considered when choosing the appropriate tool include: Bain gardens, also known aobiuretemdun orbioinD|tration'are designed todivert a portion ufthe initial runoff from the storm sewer system and allow ittureenter the system through anundarcrainurleave the system skadesigned infiltration rate. They are shallow depressions with engineered soils and various deep-rooted plantings and usually include anoverflow tothe storm sewer system. Biuowa|aoserve acombination uf infiltration and conveyance functions Unlike traditional drainage swales or ditches, they include significant vegetation aowell aoengineering soils tuslow the conveyance rate ufrunoff outhat some of the runoff can be infiltrated or removed through evapotranspiration prior tuentering the storm sewer system. Bioowa|aofit well in longer, linear spaces. ','oun� IlukrIConlor lorNolghbo6od kumology StQr0lwaterPlanters Stonnwaterplanters are considered urban rain gardens by the EPA. They include engineered soils and overflow piping systems, but they are designed as otreetscapaa|amants. The soil |ava| is lower than the sidewalk and street curb ou that runoff can be collected and detained in the planter. 60 DRAFT Prairie View Metra Station Area Plan Fo,Reiow 1,'ounN1(.kr111h11ado1ph1aW6lor I)oparitnmni 1,'ounnf1(.kr1(}y1(jr 1,'ounN1(.kr/1A'1an1oy11rnny Permeable Pavers Water Harvesting Tree Planting Permeable pavement allows infiltration of rainwater through the pavement. This lowers the amount ufrunoff that iodelivered tuthe storm sewer system. Permeable pavement can include paver oyotamo' porous asphalt, urpervious concrete. Water harvesting practices promote productive reuse ufrainwater by capturing and storing rainwater on - site for a variety of uoao' such as toilet flushing and irrigation. Water harvesting can be achieved byeither downspout disconnection urinstalling rain barrels. The former involves diverting runoff from the roof tuuntuthe property's yard for irrigation. The latter involves capturing and storing rainwater Tree planting provides amultitude uf benefits, in terms of both atrea-by-trea basis and uflarger scale like an urban tree forest. Trees assist in reducing stormwatar runoff byintercepting rainfall and help soil better store rainwater. It also can assist ingroundwater recharge. When trees are properly placed, they can provide shade, which helps reduce energy consumption tu cuu| a home, and they can block winds that increase the need for indoor heating. Trees are vital carbon sinks, absorbing carbon dioxide and air pollutants. Open Spaca& Sustainable Strategies DRAFT 61 Fo,Reiow Toimp |amantthe Vision set forth inthe PIan, the ViUagaohuuN VILLAGE ��]��~ ��0��N�� COMMITMENT �� undertake the following recommendations and action steps. These recommendations and action steps can bagrouped under four main The Village ufBuffalo Grove should provide its commitment and categories: support tuthe Plan by undertaking regulatory, communication, and Village planning initiatives aowaU aoanticipate and support infrastructure ~ improvements that create anhancad na�m�thmughuutthe ~ L��gaK�arkatOppu�unitiao Prairie View MatraStation Area. ~ Create a Neighborhood Identity and Brand ~ Enhance Suotainabi|ityand Quality ufLife ym DRAFT Fo,Reiow Prairie View Metra Station Area Plan CffllfiillHjeto elligage W�Ch the II'3U'fkIo Gl�nve ty o w e llr s, and afhel°� s4k6h&Wel''s aIbffift the Action Steps: A. Make the plan available online and advertise the availability and contact information of Village staff to address questions and comments. B. Meet with residents, businesses, key property owners, Vernon Township, Metra, Lake County, institutions, and others in the Prairie View Area to review the Plan, discuss future improvements, considerations, and work together for a shared future. IIII Z� hnteglto theIllf' IIII l l lie IIII IIII tafimn AliiIInt IIIIanq��telr CIEIIII IIII liiiIIIIg doQflIlldhLj&��ng the iIan allid the c o s h ll°° e. 4Io Gl�nve 0IUIIII II a llII IIIlit Action Steps: A. Amend Buffalo Grove's current Comprehensive Plan 12009) with the Prairie View Metra Station Area Plan. B. Integrate the Prairie View Metra Station Area Plan as part of the forthcoming Comprehensive Plan and establish the Prairie View Metra Station Area as one of the several key sub -areas in the community. C. Bevisit the Lincolnshire/Buffalo Grove Boundary Agreement with the Village of Lincolnshire and update the agreement to reflect the vision set forth in the Plan. o ll°� e �p o c e, s t o S U o llI allid advance [LALEl''ie alvnexafIffll Action Steps: A. Identify and prioritize development sites that can encourage the extension of utilities to help reduce the utility connections for existing residential parcels. B. Promote the expansion of Village utilities to encourage annexation into the Village. Explore tools such as special service areas to help offset the costs of extending utilities into the unincorporated areas. C. Determine alternate sites for existing businesses that may want to relocate to other locations in the nearby area Fiscal Impact DRAFT 63 For Review �. mne c o l�l�e n d�~�o n -� �^ ^ � ^ �� ==� ��~U�^�� n� ��^�� U��^�� U� _ —_' � __ '� � '__ — '� � . �� . . ��n n��n��s��aln. Action Steps: A. Consider amendments tuthe zoning ordinance or md|ba existing zoning tools tohelp implement the Vision. Specific actions may include: Al.Considering a form -based code urform-based elements. A2. Introducing overlay zones and/or creating a better defined Planned Unit ofDevelopment (PUD). A3. Incorporating multi -generational housing elements such aoaccessory dwelling units aowell as aging in place. B.Align vision with current parking standards. Specific actions may include: B1 Evaluate and potentially modify parking minimum requirements tualign with the Plan. B2.Partner with Vernon Township tuexplore potential shared parking opportunities the Prairie View Matra B3.Identify opportunities for complementary malternate uses utthe commuter parking lots during non -peak commuter periods (a.g,farmer's market, neighborhood festival, shared parking for nearby restaurants and buoinaooao[ C. Ravimwand potentially modify the sign code tuensure consistency with the Plan. � �� &Lfl�]�pmn't aln ^�,�jjqp�l�nved ll�nad lwtwal�ik, A. Revimwdevelopment and redevelopment plans for the inclusion of an improved mad network consistent with the B. Explore jurisdictional options for the ownership. C. Ensure future development provides the necessary hght-uf- way(ROVV)dadicatiunnaadadtuaccummudatafurfuture improvements. D. Monitor changes in emerging technology, pu|ig( and requirements related tuautonomous vehicles and use uf shared mobility options tu inform design uf(reNava|upmant and both public and private infrastructure. �� ^��U __ _�_ _ _ �__' A. Modify and update' as needed, the Capital Improvement Plan (C|P)to reflect infrastructure needs as outlined in the Plan. B. Perform financial analysis to determine potential options for funding improvements. Options may include but not exclusive to pay- as -you go' debt financing' paymant-in-kind. 64 DRAFT Prairie View Metra Station Area Plan Fo,Reiow r ' ATAIVAMMY22111MI 901 3 01 ki► The Village of Buffalo Grove should leverage market opportunities to spur development/redevelopment within the Station Area Plan that aligns with the Plan. IIII IIIIi'Ij IIIIi'Ij IIII I afo 111 '7 anIII li'IjjalIIkiet theIllf'�IIII to the CIE calivey 3 ��U'14Io Gl�nve's v��sl�aln and all°'ea's ftl'ftflli, 2M�M A. Continue to meet with those interested in selling and redeveloping the properties in the area and present and discuss the Plan. B. Target brokers and other representatives who could best understand and deliver the character and residential and retail needs unique to this area. Look to attract neighborhood -scaled commercial and retail uses. C. Showcase the Plan at developer industry events. eveIIIIo �p li"jj elln't Development/redevelopment sites may have challenges that require economic development incentives to encourage development based upon fiscal impact and return on investment analyses. If appropriate, Buffalo Grove should explore such opportunities and size them appropriately. A list of common economic development incentive tools includes: Common Economic Development Incentives • Tax -increment Financing iTIF) District • Special Service Area iSSA) • Business District iBD) • Property Tax Abatement • Sales -Tax Sharing A. Evaluate the need and potential for economic development incentives to facilitate projects that implement the vision and ensure market competitiveness. B. Consider conducting feasibility studies for specific economic development tools including but not limited to Tax -increment Financing iTIF) District and/or Business District. C. Establish a team that would include legal, financial, and development specializations to carry out the evaluation and development iif needed) of incentives. R� llie'4III II II ll° MlIIb U S e s s e s and afheIl�� ml�V�ces Chat all��eIIII°IIII III W�Ch the vIIIsl�mn lml�� V�ew All�ta allid all�'e &LfllaIbIIIe lallit s li'IjjalIIket A. Target retail and restaurant neighborhood businesses that are oriented towards commuter and residential needs as well as destination businesses. Potential niches could be towards health and fitness — particularly women -focused wellness, specialty foods, local food incubators, as well as other drinks and food establishments. B. Work collaboratively with neighborhood businesses on leveraging existing assets such as nearby Stevenson High School, which allows open campus during lunch hours for upper grades and is an employment center. Fiscal Impact DRAFT 65 For Review Create an authentic identity and brand for the area that reflects the history, character and uses in the area. IIIIec o en daf�� Lfl�lffll the al�ea's lfIstal�y �to h6IIIp I estabIhIsIh aln delnt�ty and "sense al CIE IIIaceii" 2M� M A. Explore retaining existing buildings such as the Westminster Beformed Presbyterian Church and former Vernon Legion Post 1247 Building. B. Utilize the historical architecture as an inspiration for design and character for future buildings and development, wayfinding, and branding. C. Consider providing an indoor or outdoor dedicated space that would be devoted to showcasing the Prairie View's history. Gli,eate aIIII111 : Ulii�flbd Stlivetscalpe a d e sli i Action Steps: A. Explore developing unified design criteria for the area and incorporating the recommendations into Buffalo Grove's Appearance Plan. This should include design guidelines illustrating the Village's desired architectural characteristics of non-residential and residential buildings which can be inspired by the area's historical buildings. B. Beview the future plans for the inclusion of landscaping, lighting, benches, gateway signage, and wayfinding signage that provide a unified design. IIIIe c o iiii d III6V�C, and al��t hn spaces iiit.iiii can ehance lithe delnf lie IIII tl� a Statialn Aleaii MM�M A. Work with Stevenson High School on utilizing space in the Prairie View Area for academic, extracurricular, and/or administrative purposes. B. Collaborate with Buffalo Grove Park District and Vernon Township to program and activate open spaces and plazas. C. Explore opportunities to display public art to help activate public spaces through collaboration with local partners. IIIII IIIIIIII IIII IIIIIIII lld llIII lllle V� ew Nhtltafin kl�eaii WE= A. Develop a brand for the Corridor that would represent its uses and importance to the Village. B. Integrate this brand throughout the Corridor especially in signage and other gateway features a well as in marketing materials. 66 DRAFT Prairie View Metra Station Area Plan For Review The Village ufBuffalo Grove should look tupromote oustainabi|ity and quality of life in the Prairie View Area. U� � �^ �� mn��~�� m-� the Al�va"s��U��^U^��, A. Revimwall future plans for an inclusion ufacomprehensive sidewalk/pedestrian path system that connects tuthe surrounding neighborhoods and the Village's larger sidewalk B. Develop a unified streetocapatreatment within the Corridor consisting ufevenly spaced hght-uf-waytrees, pedestrian scale lighting, shrubbery and hedges, flower beds, way -finding oignaga'and utharpadastrian-uriantad improvements. C.Strengthen and enhance crosswalks throughout the area tu improve pedestrian orientation and safety. Emphasize active transportation and transit -supportive design aopart ufVillage review uffuture (reNava|upmantconcept p|ano(a.g, curbside designations, pedestrian -scale character.) A. Ensure all proposed plans complete the existing biqm|a network inthe Prairie View MatraStation Area and connect with larger existing bicycle networks, parking' and other Provide appmphateoignaga and maps tufor trail connections and networks. �� UU � �� ^�� ^ ^ �� nn��.�~��~nn ��.~�� R � e � ' -p—'��:� �� /U o� ��U��mn�=� n��~n v��=�v��n�n�� .� �. � �� . �� nn�� n ��v�te. � � _� A. Condnuatu oama on the Steering Committee for the RTA Community Planning Program North Central Service Corridor Analysis and Implementation Plan. This Plan, which io guided by steering committee of municipalities along the NCS line, aims to identify the major investments needed to accommodate more service along the NCS line. B. Educate buoinaooao and residents about transportation connections from the Prairie View Matra Train tuplaces uf residence uremployment, which includes shuttle services such aoTransportation Management Association ufLake-Cook Shuttle Bug, Chariot Shuttle aowell aocarpooling options such aoSPLTand PacaVanpuui �� ^��^�� e� ��ace ��m�^�^�� —�_ � � '__ _' _'_� al� lse., A. As redevelopment and development occurs, look for development plans tu provide open space, in large open parks, tot |No' small plazas, and/or other types of open space. Work cuUaburatima|ywith partners such as Vernon Township, Buffalo Grove Park District, and Stevenson High School, un ideas for shared open spaces and programming. C 0 U l age SLM4^�l4bUie��U� m� sto ll� niwa,Wl� allid ofhe�l�� best A. Promote energy efficiency programs such as Illinois Homeowner Performance with ENERGYSTAR and Coma Ed's Net Metering. B. Encourage green infrastructure as a strategy for oturmwatar management with a focus on detention areas, parks, and right ufway plantings. C. Select landscaping and planting palette that is representative of plant types that thrive in the Midwest and are low -maintenance. Fiscal Impact DRAFT 0 Fo,Reiow ~ Engage Community and Property Owners ~ Amend Comprehensive Plan and Boundary Agreement ~ Support Future Annexation ~ Amend Zoning Regulations ~ Improve Road Network ~ Capital Improvement Planning ~ Market Plan ~ Explore Incentives ~ Target compatible buoinooxoo ~ Create Unified Streotnoapoand Building Design ~ ExpandWa|kabi|hy ~ Incorporate Civic, Community, and Art Uses ~ Improve Bicycle Accessibility ~ Establish Brand ~ Collaborate 10improve K8otraNC8line's service and ridership ~ Optimize open space Encourage sustainable practices 68 DRAFT Prairie View Metra Station Area Plan Fo,Reiow This page is intentionally left blank. Fiscal Impact DRAFT 69 For Review Archltecturall IypdogyAinalysls 71 ITIC DRAFT Prairie View Metra Station Area Plan For Review Location: Zone 5 Uses: Raoidantia[Commamia| The American Foursquare ioone ufthe most dominant styles ufhome from the early 2Othcentury. These homes feature acompact, square plan, are twm-and-a-ha|fstories inheight, and topped with asimple roof accentuated by a central dormer These houses developed inreaction tuthe overly ornate Victorian homes ufthe late 18UUoand aocmwexcess detail infavor uf handcrafted "craftsman" woodwork. Hip Hoof Years Constructed: circa 18SU 1930 Construction Type: Wood Framed or Brick Punched Exterior Materials: Wood Siding, Brick orStucco Windows Use: Single FamilyRaoidantia[ later Commercial Height: Two and a half Stories Wood Sidi Brick mSt Parking: One -Two Caro' Detached, in rear (potentially added |skar) Special Features: Front Porch (potentially enclosed for addition) Center Dormer Front Porch Haised Entry Appendix DRAFT 71 Fo,Reiow Location: Zone 4 Uoao:Raoidantia| The suburban building boom following World War Uestablished the ranch -style house, and its variants the Raised Ranchand Split -Level aothe dominant housing styles ufthe latter half ufthe 2Uthcentury. Its long, low profile reflected American desires for wide-open spaces, with anopen layout that embraces amore informal living style. The ^muda| home" design method allowed for rapid construction 1nsuit Gabled Hoof soaring demand. Punched Windows | with Faux Shutters -----1 | r Attached Garage Years Constructed: circa 1S4Uo 1970o Construction Type: Wood Framed Exterior Materials: Limited Brick, Wood orAluminum Siding Wood or Use: Single FamilyRaoidantia| Alum Siding Height: One Story, Ona-and-aHalf Stories Picture Window Parking: � One -Two Caro Attached, in Front in Bear ' ' ' Limited Brick Special Features: Raised Ranch/Split Level allowed for large L-------- Level Entry windows into basement levels, Bay Windows, Picture Windows One -and -*Half Stories -------/ 72 DRAFT Prairie View Metra Station Area Plan Fo,Reiow Location: Zone 4 Uoao:Raoidantia| The suburban building boom following World War Uestablished the ranch -style house, and its variants the Raised Ranchand Split -Level aothe dominant housing styles ufthe latter half ufthe 2Uthcentury. Its long, low profile reflected American desires for wide-open spaces, with anopen layout that embraces amore informal living style. The ^muda| home" design method allowed for rapid construction 1nsuit Gabled Hoof soaring demand. Punched Windows | with Faux Shutters -----1 | r Attached Garage Years Constructed: circa 1S4Uo 1970o Construction Type: Wood Framed Exterior Materials: Limited Brick, Wood orAluminum Siding Wood or Use: Single FamilyRaoidantia| Alum Siding Height: One Story, Ona-and-aHalf Stories Picture Window Parking: � One -Two Caro Attached, in Front in Bear ' ' ' Limited Brick Special Features: Raised Ranch/Split Level allowed for large L-------- Level Entry windows into basement levels, Bay Windows, Picture Windows One -and -*Half Stories -------/ Appendix DRAFT 73 Fo,Reiow Locations: Zone I. Zone Uoao:Raoidantia| Towards the end of tha2Ost century and into the 21st century, residential construction turned toward acontemporary version uf AmaricanRaviva|iom known aoNao-Ec|adiciom.These homes combine awide array ufdecorative techniques from anassortment oftraditional styles, resulting inamore complex aesthetic than the simple post-war residence. Much ofthe revivalist elements are exclusively decorative, while the informal, casual interiors and construction methods ofthe American Faux Shutt Ranchremain. Highly pitched, complex roofs often combine avariety ofstyles and features including gables, hips, dormers, and special accents. Years Constructed: circa 1S8Uo 2000o Construction Type: Wood Framed Exterior Materials: Brick, Stone, Vinyl Siding, EIFS Use: Single FamilyRaoidantia| Height: One Two Stories Parking: Two -Three Cars, Attached, Front orSide Special Features: Complex RooOinao' Dormers, Prominent Entrance Large Win( ^^'~^'~^ 74 DRAFT Prairie View Metra Station Area Plan Fo,Reiow Locations: Zone G Uoao:Raoidantia| The 21stCentury has seen arevision unthe Na*Ec|acdc Single Family Home that focuses unsmaller living and reduced maintenance, popular with both "Empty Nast^-emand young families with fewer children. Many ofthe styles and features ofthe larger sibling remain, but with two units combined into asingle structure, separated byaparty wall. Smaller lot sizes over increased density and wm|kabi|itXwith less lawn area tomaintain. Often part ofalarger planned development, Large greater aesthetic harmony exists across several homes Years Constructed: circa 2UUUo Construction Type: Wood Framed Exterior Materials: Brick, Stone, Vinyl Siding, EIFS Use: Multi -Family Raoidantia| Height: One Two Stories Parking: Four Cars, Attached, Front (2per unit) Special Features: Complex RooOinao' Dormers, Prominent Entrance omplex mflimm Cross Gable Appendix DRAFT 75 Fo,Reiow Locations: Zone 2 Uoao:Raoidantia| Continuing the trend towards denser living and less emphasis un the automobile, this model crafts anext iteration ofthe 21stcentury duplex, combining 5-6 units into single structure. Parking is moved 0othe rear ofthe house, offering amore traditional curb appear less dominated bythe car. Arranged 0oemphasis wm|kabi|bXthe houses are sited closer tothe street, and consistent aesthetics across entire neighborhoods offers apicturesque, traditional scene. Years Constructed: circa 2U1Uo Construction Type: Wood Framed Exterior Materials: Brick, Stone, Vinyl Siding, EIFS Use: Multi -Family Raoidantia| Height: One Two Stories Parking: Two Cars, Attached, Bear Special Features: Bear patio framed by attached garages, visual consistency. � -,^,� ��_ m ��— Bear -loaded ce h 76 DRAFT Prairie View Metra Station Area Plan Fo,Reiow 03/20/2019 MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS ON WEDNESDAY, MARCH 20, 2019 Call to Order The meeting was called to order at 7:31 PM by Chairman Frank Cesario Public Hearings/Items For Consideration Consider an Amendment to Ordinance 2009-15, Which Adopted the "Village Comprehensive Plan Update 2009" as Amended by Ordinance 2018-24 by Adding Thereto the Prairie View Metra Station Area Plan (Trustee Smith) (Staff Contact: Chris Stilling) Mr. Chris Stilling, Director of Community Development, and Ms. Nicole Woods, Village Planner, were present and sworn in. Ms. Woods thanked the consultant, Ratio, the Steering Committee, the Village Board, the Planning & Zoning Commission (PZC), Village staff and the Buffalo Grove community for their work and support to develop the proposed plan. She then presented an overview of the plan. Ms. Woods reviewed the Benefits, Findings and Vision of the Plan, including the three (3) sub -areas of the Plan; North, Central and South. The implementation includes Village Commitment, Leverage and Marketing Opportunities, Neighborhood Identity and Branding and Enhanced Sustainability and Quality of Life. She also reviewed the public comment period, which began March 5, 2019 and runs through April 4, 2019. There will be a refinement period prior to the Plan being presented to the Village Board on April 15, 2019 for adoption as an amendment to the Comprehensive Plan. A video presentation was played for the PZC. Com. Goldspiel understands the plan and why parts of it are necessary. He is concerned about the new urbanism approach to the area. The plan is focused heavily on the train service. Metra is considering eliminating train service along this line and he believes it is not appropriate to rely on train service to sustain the use of the area. He believes that the plan should emphasize the retail potential instead of the train service. The train service is driven by Metra, who is having funding problems. The plan is focused on new urbanism with greater density. He is concerned about streets being too narrow, as detailed on page 58 of the packet. He is also concerned about emergency vehicle access and bicycle traffic. Page 38 of the packet suggests incorporating all future commercial space within mixed -use buildings. He believes there should be some commercial within residential buildings, but not all of them. It would not be a good thing to have a condominium unit over a bar. The plan calls for on -street parking. He believes parking should be kept off the streets, especially with more narrow streets. He would like to see the area plan approached more closely with the existing ordinance and look to Special Uses and keep existing buildings as non -conforming. The plan could develop special zones instead of creating density and on -street parking. He then asked about the Boundary Agreement with Lincolnshire. Ms. Woods explained that a Boundary Agreement was created in the early 2000's with Lincolnshire. The Agreement dictated certain properties would be annexed to Buffalo Grove and some to Lincolnshire and discussed land uses. Mr. Stilling added that the only part of the proposed plan that would be affected by the Boundary 03/20/2019 Agreement is the North sub -area, which contained a density cap at 2 units per acre. The proposed plan calls for 3.2 units per acre. Com. Goldspiel advised staff to engage with Lincolnshire about the proposed plan. Mr. Stilling advised that staff has already met with officials from Lincolnshire and they are fully aware of the proposed plan. Com. Goldspiel has concerns with the new urbanism proposal and believes that this area needs to be handled very carefully. Com. Moodhe asked staff about the narrower streets and if First Street would be the only narrow street. Mr. Stilling advised that less parkway may be needed and the sidewalks would be wider. The typical profile would remain the same. Com. Moodhe asked about on -street parking on one side of the street. Mr. Stilling believes that would be the best solution. Com. Moodhe asked if the plan takes into account the Fiore property. Mr. Stilling responded yes, in the Central sub -area, south of the new east/west street, is the north part of the Fiore property. Com. Moodhe stated that there appears to be a number of buildings up for sale in the plan area. Mr. Stilling responded that those property owners view the proposal plan as an opportunity. Com. Moodhe asked about the density of the Easton project. Mr. Stilling stated that Easton is about 7 units per acre. Com. Moodhe believes that precedence has been set with density in this area. Mr. Stilling added that the trend is less building footprints and more open space. Com. Moodhe believes the proposed plan would be consistent with the other developments in the area. He also understands Com. Goldspiel's comments concerning new urbanism and asked if that is the wave of the future. Mr. Stilling responded that mixed use is substantiated. Ms. Woods added that the consultant was reserved with their retail estimates. The Steering Committee proposed ideas, concepts and emerging trends that can be incorporated well when done right. The use of flex space could incorporate residential on the first floor for several years to get a return on the initial investment, and then move to commercial use. Com. Moodhe noted that in the Lake Cook Corridor Plan the commercial led the residential. This proposed plan has the opposite approach. Mr. Stilling responded that in this plan, the commercial would be a convenience to the residential. Com. Moodhe asked if any consideration was given to the history of the area. Ms. Woods responded yes, a lot of consideration was given in the development of the plan which can be seen with the retention of the church and the old American Legion building. Old pictures served as an inspiration for the vision of the area. The proposed plan has kept true to the roots of the Prairie View area. Some of the roots of new urbanism go back to neo-traditional and walkability. People like it and markets demand it. Residents want a pedestrian environment. Mr. Stilling added that it's proven that a higher walkability score improves property values. Ch. Cesario asked staff to pull up page 28 of the packet and noted that Principle Number 1addresses the preservation of the area's historical character. Mr. Stilling added that the scale of the plan is relative to the area. If you look at the proposed renderings, the tallest buildings are the two existing buildings, the church and old Legion. Com. Khan recalled the work with Lincolnshire on the Boundary Agreement and asked why the Village has not annexed the area to the south. Mr. Stilling responded that the area in question is over 60 acres and cannot be forcibly annexed. The property owners must petition the Village for annexation. In addition, most Boards are hesitant to forcibly annex land and it would give the Village more leverage with the development community during annexation negotiations, including zoning. Com. Khan asked if the water and sewer utilities are owned by Buffalo Grove. Mr. Stilling responded that Buffalo Grove owns the water utilities. The sewers flow into the Lake County sewers, which is through an agreement with Lake County. Com. Khan stated that he is very excited about this proposed plan. He travels downtown by Metra and has seen the areas around the train lines exploding with development over the last several years. Wheeling is currently 03/20/2019 developing around its station with an 800 unit residential building and more development is coming. The proposed plan is less dense than other areas and will have unique features. Mr. Stilling added that staff is aware of the talks about this Metra line and it's service. Planning around service lines and stations gets Metra interested in investing in the service line. Ch. Cesario asked staff to pull up page 21 of the packet and asked staff to discuss the parking at the Metra station. Ms. Woods explained that the parking lot is large and would be shared for patrons of the retail and commercial elements of the plan. The parking lot is existing, would not take up additional space, would not add cost and shared parking is considered a best practice in planning. This station does not have weekend train service. Ch. Cesario stated that currently the area is not approachable or walkable and asked how this area can be used. Ms. Woods responded that this area would be like a front door to the Village. Currently it does not look pleasant. This is an opportunity to create a welcoming area. 20% of all commuters that utilize this stop walk to and from the station. Stevenson High School students park in this area. The proposed plan would generate sales, especially at lunch time. Ch. Cesario asked staff to discuss the neighborhood designs, including the open greenspace. Ms. Woods explained the idea about shared greenspace. Housing units are clustered with large areas of open greenspace. This concept is in demand and preferred. There were no additional questions or comments from the Commissioners. Ch. Cesario entered the Staff Report dated March 20, 2019 as Exhibit 1 and the video as Exhibit 2. Ms. Robin Stiebel, 23065 N. Prairie Road, Lincolnshire, IL 60069, was present and sworn in. She lives directly east of the Metra station. She has a different feeling about the proposed plan. She noted the proposed rendering of the west side of the tracks and asked what that would look like during winter. Cobblestone is not practical in this climate. The students from Stevenson use the area to park. The plan calls for higher density. With higher density comes higher crime. More development means more students for Stevenson High School. Traffic is currently heavy in this area and it is dangerous. There currently are no sidewalks. Sidewalks are not the answer. The railroad tracks are dangerous. The Standcliff property, which is about 6 addresses north of her home, if sold, would create one entry and one exit from that development onto Port Clinton Road. That would create more traffic onto Prairie Road. The North sub -area would create 262-300 more cars. The streets cannot accommodate that kind of traffic. The plan calls for a community marquee. The residents do not want to call attention to themselves. She wants to be left alone. She believes that forcible annexation is another word for eminent domain. She could not afford Buffalo Grove taxes. If her property was forcibly annexed, it would end up being a tear down. It is her house. She works from home. She would have no place else to go. This plan is not what her and her neighbors want. She asked the PZC to reconsider approving the plan. Com. Goldspiel asked Ms. Stiebel what she wants the Village to do. Ms. Stiebel replied to let it evolve as it is and as it has. Town Center was a flop. She just wants to be left alone. She does not want sidewalks. They want to be able to walk in the streets and be safe to walk in the streets. 03/20/2019 Mr. Dan Segal, resides in Vernon Hills but has family that resides at 1298 Green Knolls Drive, Buffalo Grove, Illinois 60089. His family moved to Buffalo Grove in 1979. He is strongly against the proposed plan for many reasons. He objects to the way the plan would affect people's lives in the area. The plan is clearly a fiscal decision to bring in more tax dollars in property and sales taxes. Prairie View is a quant, charming, historic town which should be left alone. There are several family -owned businesses in the area and he is sure that their livelihood would be affected. This plan would kick those people out. By annexing the land and raising property taxes to levels the residents cannot afford and re -zoning the land is the same thing as kicking them out. The recycling center has been there for over 40 years and provides services to the residents. There are no other businesses in the area that do what they do. There are many other family -owned businesses that will be adversely affected. Lake County Scrap Metal and Nursey, a four generation family business that has been there for over 40 years. Hoffman Streams has been there for over 20 years. Prairie House Tavern for almost 15 years. By re -zoning the land, the Village is taking away their livelihoods. The Village has pressing issues other than consuming the town of Prairie View and proposing to build more housing to generate more tax dollars, which he believes are not being put to proper use. This plan is similar to the Lake Cook Corridor Plan, which had a quarter of a million dollars spent to prepare. He questioned how much money has been spent on this proposed plan. The Village should be concentrating on fixing things internally like infrastructure in Buffalo Grove instead of spending money on a plan for an area that is not even within Buffalo Grove. The Village should be spending money addressing Town Center. This was supposed to be the epicenter of Buffalo Grove. Instead it lies mostly bare. Another is Chase Plaza which has been a mostly vacant retail area ever since Dominick's left. Another is Cambridge Commons which is an eyesore and a black eye for the Village. It's a completely deserted retail center with garbage all over. It's a prime piece of property on a corner. Another is the former Bob Rohrman dealership corridor. Those are more pressing issues to him than using taxpayers' dollars to take overland and build more housing and retail. He understands this is all about the money the Village would generate by annexing the property and building more homes with the Stevenson High School district. The plan would add an additional 668 residential units along with 51,000 square feet of commercial space to an already congested area. The Village has plenty of commercial space that remains empty. The Village has recently added homes in that area, including Easthaven and the Easton Townhomes, which he believes is an eyesore. They do not fit with the charm of the other houses in the area. He is thankful the townhomes are not visible looking down Easton Street from the area. The Village is also building new homes in the Link Crossing development, next to Meridian School. He is not thrilled about a construction site next to a school. The Village is adding all these homes in the area and doing nothing to address the infrastructure like widening the roads and adding lanes to accommodate all these new housing developments. The Village should be fixing the roads, traffic flow problems and other issues to assist residents in their daily commute. After annexing Prairie View, will the Village then annex Didier Farms, which has been a staple in the community, for more housing and retail. He believes it is wrong to take over the small town of Prairie View. He is strongly against the plan. The Village should use tax money to fix the current problems with infrastructure and the barren retail centers within the Village. Com. Goldspiel advised Mr. Segal that developers want to build in the plan area and asked Mr. Segal what the Village should do. Mr. Segal responded that there are a lot of other areas that are vacant, such as Town Center and the other centers he mentioned. The Village has already developed a plan for that area and he suggested looking there to build more residential homes. The Village has enough commercial space right now. He asked if the developers are looking to build in the Stevenson High School district. New homes are going to be built in Link Crossing. Com. Goldspiel asked Mr. Segal if he is suggesting leaving the area alone and not having a plan for it. Mr. Segal responded yes, for right now. He suggested the Village concentrate on the areas that are Buffalo Grove. 03/20/2019 Buffalo Grove has its own Metra station. He suggested building around that. Com. Goldspiel stated that he believes it is better to have a plan than to have no plan. Ch. Cesario stated that the idea is to have a framework that would steer development activity. Mr. Segal asked what jurisdiction the Village has over the Prairie View area if it is not part of Buffalo Grove. Ch. Cesario explained that the proposed plan is to guide development if the area ever does become annexed. Com. Moodhe advised that Cambridge Commons will be redeveloped in the near future under a plan presented to the Village Board earlier in the week. Mr. Segal asked about redevelopment of Chase Plaza as well. He said the Village spent a lot of money on the Lake Cook Corridor Plan and asked if the Village has to wait for that to be redeveloped. Com. Moodhe explained that the Village cannot force a property owner to redevelop a property, it has to wait for a developer to come forward with a plan. He also explained that even though Prairie View is not Buffalo Grove, a plan gives more control by giving the people input on what will occur there. If the area is left in its present condition, there is nothing from stopping a developer from presenting a development plan to the Lake County Board. With a plan in place, if a developer comes in and wants to building within that vision, the Village will have control over the development. It is not necessarily about the money. Tax dollars flow in, but the Village's portion of those tax dollars is very small. The school district portion is still the highest. Mr. Segal stated that he when goes by that area, the houses are charming, the church is charming, everything there is charming. Before Easton townhomes, there used to be a barn. He used to horseback ride down Easton Street back when he was a little kid and the area was all prairie and not developed. He understands what the vision is and what the plan calls for, but in his opinion, what has already been developed there does not go with the area. Com. Moodhe understands the viewpoint of what is there now. This area has grown over the years. The proposed plan is looking 15-20 years in the future. He added that Town Center is part of the Lake Cook Corridor Plan, which is also a long term plan. Com. Goldspiel addressed the comments about the Village's interest in unincorporated properties outside of its boundaries. Under Illinois law, the Village does have some planning jurisdiction of those areas. Mr. Stilling added that the Village of Buffalo Grove, by State Statute, does have jurisdiction of properties within one and half miles of its boundaries to have review authority. It is very important to the Village to have a Comprehensive Plan that addresses those particular areas, which may or may not every come into the Village of Buffalo Grove or any other community. In this case, if this area were ever to be incorporated, it would only be incorporated into Buffalo Grove. Mr. Stilling then answered Mr. Segal's questions about different annexation scenarios. Ms. Stiebel added that a big issue for her, and her neighbors, are the lights in the train station parking lot. When she moved to Prairie View about 23 years ago, she could see stars. The lights in the parking lot are as bright as any baseball field. They do not turn off at 11:00 PM or dim. The lights shoot right into her home. She does not understand why the lights cannot be dimmed or turned off after the last train comes through. She sees shadows in her backyard at night. It was not like that when she moved there. She wants the stars back and the darkness. Mr. Stilling responded that those lights are controlled by Vernon Township. The issue has been raised with Vernon Township previously and the Village will continue to raise the issue with them. Vernon Township was part of the Steering Committee. Ms. Stiebel advised that the lights at the Vernon Hills train station are fake gas lights that are attractive and not as bright. The lights at the Buffalo Grove station are high -intensity but are lower to the ground and the light does not spread as brightly. 03/20/2019 Com. Cohn asked staff to comment on the idea of a plan and what could happen without a plan. Mr. Stilling explained that zoning regulates what a property can do. The idea of having a Comprehensive Plan is to give a vision and a guide as to how the Village would like development to occur. Zoning regulates how a property can get developed within certain parameters. When you don't have a specific plan, then the zoning will dictate what you can do, including placement of buildings and setbacks, which may or may not be compatible with that particular area. That also includes the types of uses. He recalled that Easton Station Townhomes was a project that was already started before both he and Ms. Woods were employed by the Village. That is an example of a project for which there really was no definitive vision for that area. The Village learned from that project. Having a plan like the proposed plan helps layout a roadmap of what the Village would like to see that fits within the character of that area. Mr. Segal asked staff about once the plan is approved and implemented and one of the property owners wants to build a bigger home on a lot, would they be allowed to do that since the property is still unincorporated. Mr. Stilling responded that they would have to meet the County regulations unless it would be a request for a subdivision or a Special Use. Then the County would look at the planning document for that particular area, such as this plan, and determine if the proposal is consistent with that planning document. The Village has shared the proposed plan with the County and they are fully aware of it. There were no additional questions or comments from the Commissioners. There were no additional questions or comments from the audience. The public hearing was closed at 9:04 PM. Moved by Com. Weinstein, seconded by Com. Moodhe, to recommend approval of an amendment to Ordinance 2009-15, which adopted the "Village Comprehensive Plan Update 2009" as amended by Ordinance 2018-24 by adding thereto the Prairie View Metra Station Sub Area Plan. Com. Moodhe has seen the growth of this area over the years. He understands what the Village is trying to do to make sure the character of the area is retained. The proposed plan puts the Village in a far better position. Com. Weinstein is in favor of the proposed plan. It is a plan, a framework, and not the end all. It provides guidance to developers on the Village's vision of the area. Things may change over time. The Comprehensive Plan has changed here and there to accommodate developers and market conditions. It is a good starting point. Com. Goldspiel knows the area well but thinks the plan is too dense. He believes the Village should get away from the idea of new urbanism and rely more on traditional zoning. He is appalled at the idea of parking on the streets and narrowing the right-of-way which would put homes closer to the street and traffic. He would like to see the language changed so that not every building has to have commercial in it. He is opposed to the proposed plan. 03/20/2019 Com. Cohn agrees with Com. Moodhe that the proposed plan would give some control, where right now there is none and anything can happen. He does not believe what is proposed will be built in the next 5 to 10 to maybe 20 years. It is a framework, a vision, which is more than what the Village has now. This creates an opportunity to have some influence over development. He supports the proposed plan. Ch. Cesario is sensitive to the comments raised and is supportive of the plan. The time of walking in the streets is dangerous. He prefers a walkable community with safety. The plan would allow for an improved safety aspect. The proposed plan will allow the Village to add a degree of harmony to future development, which is inevitable. This area will develop with or without the Village putting a framework in place. He believes the framework is a good one, a livable one. It is important to have a diversified housing stock. It is an asset, not a liability. Com. Moodhe commented on Com. Goldspiel's concern that the plan is too dense. What the village is doing is laying a framework for a vision. Anything that comes out of this, even if it is 20 years down the road, will be re -looked at in regards to the actual density and what will be built there. Worrying about the density now is premature in looking at the overall vision. RESULT: RECOMMENDATION TO APPROVE [6 TO 1] Next: 4/15/2019 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Adam Moodhe, Commissioner AYES: Moodhe, Cesario, Cohn, Khan, Weinstein, Au NAYS: Stephen Goldspiel ABSENT: Scott Lesser Regular Meeting None. Other Matters for Discussion Approval of Minutes Planning and Zoning Commission - Special Meeting - Feb 13, 2019 7:30 PM Moved by Com. Weinstein, seconded by Com. Khan, to approve the minutes of the February 13, 2019 Special Meeting as submitted. RESULT: ACCEPTED [6 TO 0] MOVER: Mitchell Weinstein, Commissioner SECONDER: Zill Khan, Commissioner AYES: Cesario, Cohn, Goldspiel, Khan, Weinstein, Au ABSTAIN: Adam Moodhe ABSENT: Scott Lesser Chairman's Report Ch. Cesario commented on the Volunteer Reception held on February 24, 2019 and congratulated three Commissioners on the their years of service milestones. 03/20/2019 Ch. Cesario noted that the Consolidated Election is coming up on April 2, 2019 and encouraged everyone to vote. Committee and Liaison Reports Com. Goldspiel stated he attended the March 18, 2019 Village Board meeting and advised that the Zoning Map was approved. Also, a referral to the PZC was made for a proposed redevelopment of the Cambridge Commons Shopping Center. A concern was raised regarding proper screening at night for the 24 hour fitness center Ch. Cesario advised he attended the February 19, 2019 Village Board meeting where the Special Use for 1350 Abbott Court was approved. In addition, the Village Board upheld the PZC denial of the RV variation for 156 Ironwood Court by a vote of 6 to 1. Staff Report/Future Agenda Schedule Mr. Stilling advised that three items will be on the April 3, 2019 PZC agenda; signage for Starbucks, a parking lot expansion for Meridian Middle School and the workshop for the Cambridge Commons Shopping Center redevelopment. He also noted that several items are anticipated for the April 17, 2019 PZC agenda including an RV variation, a fence variation and possibly the NCH site public hearing. Public Comments and Questions Mr. Segal asked if there has been any development inquiries regarding the Rohrman properties. Mr. Stilling advised there has not. Mr. Segal also asked if Panera Bread is moving from Riverwoods to the new center along Deerfield Parkway. Mr. Stilling responded yes. Adjournment The meeting was adjourned at 9:20 PM Chris Stilling APPROVED BY ME THIS 20th DAY OF March 2019