FINAL ADOPTED 2019-04-18 Prairie View Metra Station Area PlanPrairie View
Station Area
Plan
Village of Buffalo Grove
Adopted April 15, 2019
01 Introduction 4
02 Principles & Concepts 20
03 Land Use & Development 28
04 Transportation & Infrastructure Plan 44
05 Open Space & Sustainability 58
06 Implementation 62
A Appendix 70
Table of Contents
Steering Committee
Eric Smith, Trustee, Village of Buffalo Grove Board
Daniel Didech/Jonathan Altenberg, Supervisor, Vernon Township
Patrick Palbicke, Assistant Superintendent for Business at
Lincolnshire Prairie View District #103
Allison Buchwach, Senior Planner, Metra
Kyle Olson, Resident, Village of Buffalo Grove
Frank Cesario, Chair, Village of Buffalo Grove
Planning and Zoning Commission
Bill Hoffman, Resident and business owner,
Village of Buffalo Grove
Jim Kedroski, Local builder and resident,
Village of Buffalo Grove
Village of Buffalo Grove
Dane Bragg, Village Manager
Jenny Maltas, Deputy Village Manager
Chris Stilling, Community Development Director
Nicole Woods, Principal Planner
Rati Akash, Village Planner
Darren Monico, Village Engineer
Consultant Team
Acknowledgments
Introduction
The Prairie View Metra Station Area is an asset to the Village of
Buffalo Grove. A cohesive vision for this area can unlock its potential
by providing a framework for future development. The Station Area is
primarily made up of residential, commercial, retail, and institutional
uses. There are underutilized parcels and unincorporated land that
have both economic development and quality of life potential.
A diversity of tenancies ranging from scrap metal to landscape
supplies, from healthcare to residential, from school and church
facilities to an active retail center. The immediate station area is
surrounded by residential development made up of primarily single-
family homes with adjacent local small businesses. An historic
mixed-use hamlet adds character and context to the study area.
Improving connectivity between the Prairie View Metra Station,
businesses along Half Day Road, adjacent residential properties and
commercial businesses that make up the 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 to make
a cohesive and legible environment that is attractive to investors
and developers. By leveraging the strengths of the Station Area
– proximity to regional transportation and roadway systems,
connectivity to regional trail systems, access to natural resource
amenities such as the nearby Forest Preserve District lands,
established neighborhoods with historical characters, and a variety
of retail, civic, commercial, religious and institutional businesses –
the Prairie View Metra Station Area can fulfill its potential.
1
4 Prairie View Metra Station Area Plan
Local and regional plans served as a framework and guidance to
the development of the Prairie View Station Area Plan. These plans
include:
•Buffalo Grove Lake Cook Corridor Market Study and Plan (2018)
•Buffalo Grove Economic Development Strategic Plan (2015)
•Buffalo Grove Annexation Strategy and Plan (2016)
•Buffalo Grove 2018-2023 Strategic Plan (2018)
•Buffalo Grove Homes for a Changing Region (2013)
•Buffalo Grove Comprehensive Plan (2009)
•Buffalo Grove Transit Station Areas Plan(2007)
•Lake County Strategic Plan (2017)
•Lake County Comprehensive Economic Development Strategy (2013)
•CMAP Go To 2040 (2010)/On To 2050 (2018)
The vision and planning framework for the Prairie View Station
Area integrate future land use, economic development and
multimodal transportation planning strategies. This plan serves as
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 in the community over the next 15 to 20 years.
The Plan was created to achieve the following objectives:
•Objective 1: Provide a Framework for the Community’s
Aspirations
•Objective 2: Integrate Previous Plans to Strengthen
Community Identity
•Objective 3: Support Activation of the Station Area
•Objective 4: Build Consensus through Outreach with Key
Stakeholders
HOW TO USE THIS PLAN
The Prairie View Metra Station Area Plan establishes policies that
will guide the physical development of the Prairie View Metra Station
Area. These policies are vital in supporting the Village’s staff, elected
and appointed officials, and the public in their ability to review and
evaluate future projects, development, and land annexation. The Plan
can serve as a marketing tool to highlight the Village and the Prairie
View Metra Station Area’s unique assets and economic advantages
within the Chicagoland region. It can also be used to support
applications for grants and to demonstrate that future projects align
with the Village’s larger, holistic strategy and developmental vision
rather than stand-alone efforts.
Introduction 5
HISTORY OF PRAIRIE VIEW
The original homes of Prairie View were mostly established in a
piecemeal fashion along Easton Avenue during the late 19th century and
early 1980s. At that time, Prairie View had an old train station that was
named after the “Soo Line,” a passenger rail line that served Prairie View
residents but was discontinued in the early 1960s. This structure was
torn down and was replaced with the present Prairie View Metra Station
in 1996. At that time, the Prairie View Metra Station did not look “new,”
as its architecture was intended to have the same architectural style as
the residences in the Prairie View community.
Prairie View was also home to the Vernon American Legion Post
1247 (presently at 16595 Easton Avenue). 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 in and around Prairie View was slowly annexed
by adjacent municipalities, including the Village of Buffalo 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 is
also a boundary agreement between the Village of Buffalo Grove and
Lincolnshire that affects 40 acres of land near Prairie Road.
Past news article showing the current and previous train station in Prairie View.
Past news article showing a rendering of the rehabilitated Vernon Legion Post 1247
building, which currently houses office and wellness uses.
A map showing Prairie View’s parcels and development in the 19th Century.
6 Prairie View Metra Station Area Plan
Aerial view of Prairie View area in 1994. | Credit: Google Earth
Introduction 7
STUDY AREA & LOCAL CONTEXT
The Prairie View Metra Station Area roughly covers 128 acres
and is located in the northern part of Buffalo Grove, centered
around the Prairie View Metra Station. This encompasses land on
both east and west sides of Main Street that includes of Noah’s
Landing, Prairie Landing, Easton Station residential developments;
Woodlands Shopping Center; Sunrise Retirement facility; and other
businesses, and homes in the unincorporated Vernon Township. The
Stancliff property, a vacant 40 acre parcel just southeast of Port
Clinton and Prairie Roads, marks the northern edges of the study
area while the vacant triangle parcel southeast of Half Day and
Prairie Roads denotes the southern edge.
The Prairie View Metra Station area is one of two Metra stations
that is located within the Village of Buffalo Grove. It has access to
Half Day Road, which is a critical east-west roadway that connects
residents to the regional transportation network. Buffalo Grove
Road is located one-half mile west of the station, which provides
residents access Interstate 94, Milwaukee Avenue (US Highway
45), and County Highway 83.
The Station Area is located near prominent destinations and
community facilities. These include the Arboretum Club, the Adlai
E. Stevenson High School to the east, and Sullivan Woods and
Peterson Woods to the north.
LAKECOUNTY
COOKCOUNTY LAKE MI
CHI
GANPalatine
NorthbrookWheeling
Inverness
Arlington
Heights
Glencoe
Winnetka
Northfield
Barrington
Prospect
Heights
Palatine
Lake
Forest
Long Grove Highland
Park
Lake
Zurich
Mettawa
Deerfield
Mundelein
Lincolnshire
Deer Park
Riverwoods
Vernon HillsHawthorn
Woods
Kildeer
North
Barrington
Wauconda
94
94294
83
21
22
68
43
43
60
68
83
53
53
59
176
12
12
41
41
14
PRAIRIE VIEW
METRA STATION AREA
VILLAGE OF BUFFALO GROVE
N APPLE HILL LNROSLYN LNPRAIRIE RDPARK AVE
PRAIR
IE
RD
W HALF DAY RD
W PORT CLINTON RD
N MA
IN
STN PRAIRIE RDW EASTON AVE
W BROCKMAN AVE
22
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
STUDY AREA
8 Prairie View Metra Station Area Plan
1
4
3
2
APR - MAY 2018Project Initiation
MAY - JUL 2018Data Collection, Land Use &Market Assessment
FEB- APRIL 2019Final Station Area Plan
AUG- FEB 2019Draft Station Area Plan
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.
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.
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.
PROJECT SCHEDULE
The planning process had four stages that created a station area plan for Prairie View.
Introduction 9
20192018
MAY JUN JUL AUG SEP - DEC FEBJAN MAR APRAPR
Interactions with the Public
Steering Committee &
Village Meetings
Online Survey
Project Website
20192018
April 12Kick-Off Meeting
The project Steering Committee met to kick-off the planning process.
The project Steering Committee is composed of long-time Prairie View
residents, business owners, property owners, transportation agencies,
Buffalo Grove staff, school representatives, and adjacent community
appointed officials. During the kick-off meeting, the Steering Committee
was given a presentation to orient them to the planning process, project
goals and objectives, and was asked to share their vision and
experience for the project area.
August 2Steering Committee Meeting
The project Steering Committee met
with the consultant team to review the
findings of the Existing Conditions
Report. The meeting also included
discussion in formulating a vision and
goals for the Prairie View Metra
Station Area Plan.
January 30Steering Committee Meeting
This meeting focused on reviewing the draft Prairie
View Metra Station Area Plan and formulated
implementation strategies.
FEB 21 - MAR 4Online Survey
An online survey was parovided for those that
could not attend Workshop #2. The survey asked
respondents for their feedback regarding the
vision presented.
February 20Public Workshop #2
The consultant team and Village staff
facilitated the second public
workshop to present the vision and
the draft Prairie View Metra Station
Area Plan to the public.
OngoingProject Website
A project website was created for the
project to extend the in-person public
engagement and allow project
stakeholders to participate in the planning
process at their convenience. The website
provides information on upcoming and past
project events, communicates the goals
and objectives of the Plan, and updates
visitors on progress towards project
implementation.
May 29 & June 29Village-led Key Person Interviews
The Village of Buffalo Grove facilitated a series of key person
interviews with local residents, developers, business owners,
and representatives of the Lincolnshire-Prairie View School
District 103 and Stevenson District 125.
May 15 - 25Online Survey
An online survey was provided for those that could not
attend the Workshop #1. The online survey asked
participants similar questions to those discussed in the
in-person workshop.
May 10Public Workshop #1
On May 10th, 2018, the Village of Buffalo Grove kicked-off its 7-month process to create the
Prairie View Metra Station Area Plan with a public workshop held at the Arboretum Club on
Half Day Road. The workshop had over 150 community 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 of the Station Area.
MAR 4 - APR 5Public Comment Period
The public comment period
included various opportunities for
the public and the Board to provide
any comments on the Draft Plan.
These opportunities included the
Committee of the Whole, public
hearing with the Planning and
Zoning Commission, and other
open houses.
APR 15Presentation & Approval of Final Plan
PUBLIC ENGAGEMENT
To create the Prairie View Station Area Plan, the voices of the community needed to be heard. The
public engagement process provided a variety of methods to solicit input into the planning process by
understanding the public’s needs, preferences, priorities, and vision for the Prairie View Metra Station
Area.
10 Prairie View Metra Station Area Plan
20192018
MAYJUNJUL AUG SEP - DEC FEBJAN MAR APRAPR
Interactions with the Public
Steering Committee &
Village Meetings
Online Survey
Project Website
20192018
April 12Kick-Off Meeting
The project Steering Committee met to kick-off the planning process.
The project Steering Committee is composed of long-time Prairie View
residents, business owners, property owners, transportation agencies,
Buffalo Grove staff, school representatives, and adjacent community
appointed officials. During the kick-off meeting, the Steering Committee
was given a presentation to orient them to the planning process, project
goals and objectives, and was asked to share their vision and
experience for the project area.
August 2Steering Committee Meeting
The project Steering Committee met
with the consultant team to review the
findings of the Existing Conditions
Report. The meeting also included
discussion in formulating a vision and
goals for the Prairie View Metra
Station Area Plan.
January 30Steering Committee Meeting
This meeting focused on reviewing the draft Prairie
View Metra Station Area Plan and formulated
implementation strategies.
FEB 21 - MAR 4Online Survey
An online survey was parovided for those that
could not attend Workshop #2. The survey asked
respondents for their feedback regarding the
vision presented.
February 20Public Workshop #2
The consultant team and Village staff
facilitated the second public
workshop to present the vision and
the draft Prairie View Metra Station
Area Plan to the public.
OngoingProject Website
A project website was created for the
project to extend the in-person public
engagement and allow project
stakeholders to participate in the planning
process at their convenience. The website
provides information on upcoming and past
project events, communicates the goals
and objectives of the Plan, and updates
visitors on progress towards project
implementation.
May 29 & June 29Village-led Key Person Interviews
The Village of Buffalo Grove facilitated a series of key person
interviews with local residents, developers, business owners,
and representatives of the Lincolnshire-Prairie View School
District 103 and Stevenson District 125.
May 15 - 25Online Survey
An online survey was provided for those that could not
attend the Workshop #1. The online survey asked
participants similar questions to those discussed in the
in-person workshop.
May 10Public Workshop #1
On May 10th, 2018, the Village of Buffalo Grove kicked-off its 7-month process to create the
Prairie View Metra Station Area Plan with a public workshop held at the Arboretum Club on
Half Day Road. The workshop had over 150 community 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 of the Station Area.
MAR 4 - APR 5Public Comment Period
The public comment period
included various opportunities for
the public and the Board to provide
any comments on the Draft Plan.
These opportunities included the
Committee of the Whole, public
hearing with the Planning and
Zoning Commission, and other
open houses.
APR 15Presentation & Approval of Final Plan
Introduction 11
SUMMARY OF
EXISTING CONDITIONS
Land Use Patterns
The Prairie View Metra Station can be characterized by three
distinct zones. Land uses within these areas vary slightly, however,
there are notable spatial patterns.
Zone 1
Zone 1 is the area fronting W Half Day Road and west of N Main
Street, in addition to the site at the southeast corner of W Half
Day Road and N Prairie Road. The portion west of W 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 1 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 1. This area is
currently unincorporated and is not connected to the Village’s utility
infrastructure and public services.
Zone 2
The second zone primarily consists of residential development east
of Prairie Road and north of W Half Day Road. There is a residential
subdivision that consists of townhomes. Prairie Landing Townhomes,
which consists of the lots at the northeast corner of W Half Day Road
and Prairie Road, is to be constructed as townhomes.
12 Prairie View Metra Station Area Plan
Zone 3
The third zone consists of parcels on both sides of the
Metra rail tracks and north of Zone 1 and 2. The west
side of the 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 Townhomes, within the
Village limits, are recent examples of more 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 as Noah’s Landing.
To the east of the rail tracks, the land use is mostly
comprised of single-family detached housing. Some of
these parcels are within unincorporated Lake County.
To the north, the 40-acre Stancliff Property remains
mostly agricultural. This property is under a boundary
agreement between the Village of Buffalo Grove and
the Village of Lincolnshire.N APPLE HILL LNROSLYN LNPRAIRIE RDPARK AVE
PRAIR
IE
RD1ST ST2ND STW HALF DAY RD
W PORT CLINTON RD
N MA
IN
STN PRAIRIE RDW EASTON AVE
W BROCKMAN AVE
22
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
Zone 1
Zone 2
Zone 3
CHARACTER ZONE
Introduction 13
Land Jurisdiction
Land within the Prairie View Metra Station Area includes parcels
that are incorporated into the Village of Buffalo Grove as well as
unincorporated parcels. Incorporated parcels are serviced by the
Village’s utility infrastructure and public service departments. The
remaining parcels, including the Stancliff Property are unincorporated
and are under the jurisdictional authority of Lake County. There
are observable physical differences between unincorporated and
incorporated areas including lack of sidewalks, lack of utility
infrastructure, and fewer streetlights.
Some of the unincorporated area within the Prairie View Metra
Station Area, including the 40-acre Stancliff Property, is subject to
the 2005 boundary agreement between the Village of Buffalo Grove
and the Village of Lincolnshire. This agreement identifies future
boundary lines as well as future land uses.
14 Prairie View Metra Station Area Plan
Lincolnshire
Vernon Hills
Long
Grove
Peterson
Park
Adlai E. Stevenson H.S.
School Yard
The Arboretum Club
India
n Cr
eekBRANDYWYN LN MILLBROOK DRN APPLE HILL LNMADIERA LNN PRAIRIE LNPALAZZO DRCHESTNUT TERDAULTON DRAPPLE HILL LNFOXFORD DR
N HOTZ RDROSLYN LNN RALEIGH DRSTEVENSON DRW HALF DAY
CREEK BEND DR
WHISPER
ING
OAKS
DRPRAIRIE RDCARLY
LE
LN
PARK AVE
WATERBURY LN
CREEK VIEW DR
DUNSTAN LN1ST STLEE LN
TAYLOR CTN KINGSTON ROWOVERVIEW DR2ND STAVALON CTPRAIR
IE
RD
W HALF DAY RD
W PORT CLINTON RDBUFFALO GROVE RDN MA
IN
STN PRAIRIE RDN BUFFALO GROVE RDW EASTON AVE
W BROCKMAN AVE
N MA
IN
ST
22
22
0 500 1,000250
FeetNorth
Legend
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
Future annexation into Village of
Buffalo Grove via Boundary
Agreement
Stancliff Farm (40 acres)
Village of Buffalo Grove
Village of Vernon Hills
Village of Lincolnshire
Unincorporated Lake County
Prairie View Metra Station
JURISDICTIONAL BOUNDARY
Introduction 15
Architectural Typologies & Character
The overall development of the Prairie View Metra Station Area
presents a cohesive and comprehensive cross section of Post-War
suburban residential development in the Midwestern United States.
Five Primary Typologies were observed within the six area zones
defined on the adjacent map:
•The American Foursquare (Early 1900s)
•The Post-War Building Boom (1940s - 1970s)
•The Late 20th Century Single Family Home (1980s-2000s)
•The 21st Century Paired Home (1990s-2000s)
•The New Urbanist Townhome (2010s)The American Foursquare
@ Zone 5
The Post-War Building
Boom @ Zone 4
The Late 20th Century Single
Family Home @ Zone 1 & 3
The 21st Century
Paired Home @ Zone 6
The New Urbanist
Townhome @ Zone 2
16 Prairie View Metra Station Area Plan
Lincolnshire
Vernon Hills
Long
Grove
Peterson
Park
Adlai E. Stevenson H.S.
School Yard
The Arboretum Club
India
n Cr
eekBRANDYWYN LN MILLBROOK DRN APPLE HILL LNMADIERA LNN PRAIRIE LNPALAZZO DRCHESTNUT TERDAULTON DRAPPLE HILL LNFOXFORD DR
N HOTZ RDROSLYN LNN RALEIGH DRSTEVENSON DRW HALF DAY
CREEK BEND DR
WHISPER
ING
OAKS
DRPRAIRIE RDCARLY
LE
LN
PARK AVE
WATERBURY LN
CREEK VIEW DR
DUNSTAN LN1ST STLEE LN
TAYLOR CTN KINGSTON ROWOVERVIEW DRAVALON CTPRAIR
IE
RD
W HALF DAY RD
W PORT CLINTON RDBUFFALO GROVE RDN MA
IN
STN PRAIRIE RDN BUFFALO GROVE RDW EASTON AVE
N MA
IN
ST
22
22
Zone 4
Zone 3
Zone 2
Zone 6
Zone 5
Zone 1
0 500 1,000250
FeetNorth
ARCHITECTURAL TYPOLOGY ZONES
Legend
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
Proposed Roadway Alignment
Prairie View Metra Station
North Subarea
Central Subarea
South Subarea
Parks/Open Space
Introduction 17
Transportation
Roadways and Vehicular Traffic
The Prairie View Metra station is located approximately 3.5
miles west of Interstate 94. East-west access to the study area is
provided by Half Day Road (IL Route 22). Located approximately
one mile east of the study area, Milwaukee Avenue (IL Route 21)
provides north-south access to the study area.
Throughout the study area, the street system is predominantly a
network of local and collector roadways with arterial roadways
around the perimeter.
Transit
The Prairie View station serves as a key activity center for the
study area. Located along the Metra North Central Service (NCS)
Line, commuter rail service is provided on track owned by Canadian
National Railway Company (CN). The tracks also support active
freight. According to data provided by the Illinois Commerce
Commission, an average of 42 daily trains, including 22 passenger
trains, is reported at the at-grade crossing on Buffalo Grove Road.
In addition to the Buffalo Grove Road crossing, an additional at-
grade crossing is located within the study area at Half Day Road. 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 of Antioch. Monday through
Friday, Metra operates a total of nine inbound trains from Prairie
View to Union Station, and a total 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
Metra service is not provided along the NCS Line.
Prairie View is the second busiest station on the NCS Line with a
total of 388 boardings (all trains). With a total of 590 boardings
(all trains), Buffalo Grove is the busiest station along the NCS
Line. The Prairie View Metra Station’s parking lot has a capacity
for 431 spaces and it has an observed utilization of approximately
73%. A good portion of the commuter parking space are utilized by
Stevenson High School students.
Approximately 20 percent of commuters are dropped-off at the
station. Vehicle pick-up/drop-off activity currently occurs in the
commuter parking lots on both the east and west sides of the train
tracks. The Prairie View station also has a significant portion of the
commuters who walk to/from the station. It is important to note
that approximately 20 percent of commuters using the Prairie View
station walk, which is about double the percentage of commuters
walking to both the Vernon Hills and Buffalo Grove stations.
Fixed route bus service to the Prairie View Metra station is not
currently provided.
Pedestrian and Bicycle Network
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
in some cases, the built environment discourages pedestrians.
The existing bicycle network provides connectivity between
adjacent residential subdivisions, commercial areas (e.g.,
Woodland Commons), Prairie View Metra Station, area parks and
recreational and institutional uses such as local parks, schools,
religious facilities, and township offices.
18 Prairie View Metra Station Area Plan
Market and Economic Assessment
The Prairie View Metra Station Area has a significant demographic
and market base. The population approximately a quarter of a mile
from the Prairie View Metra Station, which encompasses the study
area, has approximately 504 people and 200 households in 2018.
The Prairie View Metra Station Area’s residential market is strong
as families with children are attracted to the area’s high quality
public school district. Single-family homes, condominiums, and
townhomes are being quickly absorbed into the market. The Prairie
View Metra Station Area’s is positioned well to offer housing
typologies that are appealing to the empty-nester and millennial
demographics. These demographics value walkability (especially
near commercial options), open space, condominium/townhome
housing products that offer little to no maintenance. Access to the
Metra train station will also be one of the greatest amenities the
Prairie View Metra Station area offers.
The Prairie View submarket is positioned between two relatively
strong retail areas. To the west of Prairie View is the Woodland
Commons shopping center and to the east is the Milwaukee Road
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 be able to support
approximately 40,000 to 50,000 square feet of retail oriented
towards commuter and residential needs as well as destination
businesses.
With the local resident household’s higher 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 wellness
businesses are also viable. All retail should contribute to the
identity and character of the area.
Introduction 19
2
Principles & Concepts
Developing a community-driven vision was a fundamental objective of the Plan. Consequently, the
project team gathered the main findings from all the project’s outreach activities and distilled them into
the plan’s principles. These principles guided the vision’s direction and development.
7 Principles
Principle 1
Preserve and celebrate the area’s historical character, charm and small town
feel. The Prairie View area’s buildings and architecture provide a distinctive character
and charm. The Plan should look to enhance and celebrate this character.
Principle 2
Create a Destination and establish an identity. The Plan should look to establish
the Prairie View Area as a destination and help it achieve a sense of identity. The
place-making elements should be authentic and unique to the area, but support and
complement the area’s context and strengths.
20 Prairie View Metra Station Area Plan
Principle 3
Incorporate and leverage the area’s greatest assets. The neighborhood has
access to various amenities, assets, and resources including the Prairie View Train
Station, Vernon Township, and Stevenson High School. The plan should look to build
off these assets as they provide additional means of vibrancy and character.
Principle 4
Provide residential options that accommodate the changing demographics.
The Plan should look to provide residential options that can accommodate the needs
of the area’s emerging demographics which include millennials, young families, baby
boomers, and empty nesters.
Principle 5
Look to add neighborhood and convenience commercial establishments. The
Plan should include neighborhood and convenience commercial development that can
be supported in todays’ retail market as well and leverage the area’s pedestrian traffic.
Principle 6
Enhance the connectivity of the area – roads, train, bike paths, and
pedestrian. Emphasis on walkability. 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
walkability.
Principle 7
Incorporate open space and environmental sustainability. The Plan should look
to preserve and celebrate the natural environment in the area by incorporating open
space and other sustainability initiatives.
Principles & Concepts 21
KEY PLAN CONCEPTS
The following highlights potential concepts the Village of Buffalo
Grove may consider in implementing the goals and strategies of
the Prairie View Metra Station Area Plan. They can also serve as
discussion points between the Village and stakeholders in regards
to the Plan’s goals and strategies.
Unique Businesses in Prairie View
Changing Trends and Retailers’ Health Clinics
Consumer’s behavior in approaching their health and wellness has
shifted over the years. In the past, this mostly involved people having
regularly scheduled doctor’s visit and exercise and a mindful diet.
With the proliferation of easily accessible information, consumers are
beginning to engage more in “self-care” to meet their health goals
in a more personal and meaningful ways, in addition to avoiding
chronic diseases, that annual check-ups could not. Additionally, the
growth of sales and manufacturing has been sluggish at best over
the past few years. According to Neilsen’s Health and Wellness 2020
Report, the sales are forecasted to grow by only 0.9 percent. These
trends present an opportunity for retailers to impact consumers’ lives
by supporting consumer’s medical needs. The Prairie View Metra
Station Area currently has an underutilized medical office space,
which presents an opportunity to attract contemporary medical and
wellness-focused tenants.
In recent years, many retailers have prioritized healthy foods in
the center of their store to emphasize the notion of healthy eating
and established health clinics to provide consumers’ guidance at
a more personal level. In fact, Accenture projected there would be
an increase of at least 2,800 in-store retail clinics in the U.S. by the
end of 2017. This would equate to about 47 percent increase from
2014. This demonstrates that there is a growing acceptance among
consumers in regard to the clinics’ ease of access and convenience.
Source: https://www.nielsen.com/us/en/insights/reports/2017/capitalizing-on-
health-and-wellness-trends.html
Local food Incubator
The concept of food incubator began in the 1960s as a mean to
spur economic development in the U.S. Food incubator take in
specialty food entrepreneurs and provide them a shared and low-
cost commercial kitchen space, in addition to education, for them
to make a profit in producing, selling, packaging, and marketing
their food products. These spaces provide a stepping 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.
Source: https://www.eater.com/2016/2/26/11110808/food-incubator-accelerator-
small-business
22 Prairie View Metra Station Area Plan
Shop Local
In many cities, success and vitality are integrally linked to the
economic health of local businesses which are the foundation of
the local economy and serve the needs of residents and visitors
alike. Because local owners live in the community they do business
in, they are free to 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 at other local businesses creating a “multiplier
effect”- money recirculates within the community rather than
“leaking out” to remote corporate headquarters or a centralized
purchasing department. Listed below are reasons why locally-
owned businesses are good for a city’s long-term viability.
Buy Local - Support Yourself: Several studies have shown
that when you buy from an independent, locally owned business,
rather than a nationally owned businesses, significantly more of
your money is used to make purchases from other local businesses
and service providers, and farms. “For every $100 spent in locally
owned independent stores, $68 returns to the community through
taxes, payroll, and other expenditures. If you spend that in a
national chain, only $43 stays here. Spend it online and nothing
comes home.”
Support Community Groups: Non-profit organizations receive an
average 250% more support from smaller locally owned businesses
than they do from national businesses.
Keep The Community Unique: Where you shop, where you eat
and have fun - all of it makes your community home. The one-of-a-
kind businesses are an integral part of the distinctive character of
Burlington. Tourism also increases as visitors seek out destinations
that offer them the sense of being someplace, not just anyplace.
Reduce Environmental Impact: Locally-owned businesses
can make more local purchases requiring less transportation and
contributing less to sprawl, congestion, habitat loss and pollution.
Create More Good Jobs: Small locally-owned businesses are the
largest employers nationally offering jobs to residents.
Get Better Service: Locally-owned businesses often hire people
with a better understanding of the products they are selling and
take more time to get to know customers.
Invest In Community: Locally-owned businesses have owners and
employees who live in the community, are less likely to leave, and
are vested in the community’s future.
Put Your Taxes To Good Use: Local businesses in town centers
require comparatively little infrastructure investment and make
more efficient use of public services as compared to nationally
owned stores entering the community.
Buy What You Want, Not What Someone Wants You To Buy:
A multitude of small businesses, each selecting products based not
on a national sales plan but on their own interests and the needs of
their local customers, guarantees a much broader range of product
choices.
Encourage Local Prosperity: A growing body of economic
research shows that in an increasingly homogenized world,
entrepreneurs and skilled workers are more likely to invest and
settle in communities that preserve their one-of-a-kind businesses
and distinctive character.
Source: http://www.sbnportland.org/
Principles & Concepts 23
Example of an in-law unit that is above a detached garage.
Source: https://www.theplancollection.com/garage-apartments-house-plans
Non-Traditional Housing
Aging In Place
The US Census estimates that between 2005 and 2020:
•Population aged between 50 and 64 will increase by 21 percent.
•Population aged 65 or older will increase by 33 percent.
•Population aged under 50 will increase by only 4 percent.
This can be attributed to the 72 million baby boomers going through
their life cycle in conjunction with a profound increase in life
expectancies. In Buffalo Grove, about 23 percent of the Village’s
population is aged between 50 and 64 years old in 2016. This
indicates that there would be a significant increase in population
aged 65 and above in the coming years. These trends demonstrate
that aging in place is becoming a more critical issue for the Village
to tackle as its population ages. It is important for the Village
to allow innovative land uses to allow its elderly population to
independently live in their homes and community safely and
comfortably, regardless of their socio-economic background.
Multi-Generational Housing
The US Census showed that 18.1% of the U.S. population (57 million
Americans) lived in multi-generational households in 2012. This is
double the number of such household in 1980. This growth spiked
during the Great Recession of 2007-2009 and continued to grow,
despite at a slower pace, during the post-recession period. Racial and
ethnic minorities are more likely to live in a multi-generational family,
which has been increasing since the 1970s. The Pew Research Center
founded that Asians are most likely of all minority groups to live in
multi-generational arrangements. In2016, the Asian population consists
of 19 percent of the total population in the Village of Buffalo Grove.
There are various reasons for this phenomenon. Young adults are
marrying in later stages and staying in school longer. This contributes
to an increasing share of young adults living with their parents.
Declining employment and wages may also undermine adults’ ability
to live independently. Many existing residential units in the Village of
Buffalo Grove are designed for single-generation living, and this issue
came up in previous Steering Committee meetings and the public
workshop. There is an interest to promote new housing types that are
conducive to multi-generational living. The following are design and
housing examples that promote such concepts.
Source: Pew Research Center | http://www.pewsocialtrends.org/2014/07/17/in-
post-recession-era-young-adults-drive-continuing-rise-in-multi-generational-living/
Design Features of a Multi-Generational Housing
•Multiple Masters: Multi-generational homes may require a
second master bedroom, preferably on the first-floor, to provide
better access and privacy for older parents. This also give
them a sense of privacy in a shared home.
•Suite Addition: One of the best ways to make multi-
generational housing work is to construct an in-law suite/
apartment with a separate kitchenette and entrance (see
In-Law Units / Carriage House for greater detail). The
feasibility this feature will depend on zoning restrictions.
•Versatile Living Room: Multi-generational housing can
either feature segregated living room or a large space with
appropriate amenities to enable different generations to
coexist. An example is to install shelving/storage units in the
living room to help keep the space free from toys and clutter,
which can pose a safety issue to seniors.
•Flex Space: Rooms should be designed to be adaptable for
various uses. For example, an underutilized living room can
be repurposed into a home office, then an in-law suite, then a
space for a young adult who decided to move home, and then
an entertainment space.
•Universal Design / Open Access: This works in tandem
with flexible spaces to create environment that all persons
can use. Examples of universal design include wide-enough
hallways to accommodate a wheelchair and zero-entry
threshold to accommodate people with physical disabilities.
Source: https://www.bsbdesign.com/five-essentials-multigenerational-home-design-
interior-designer-cook/ & http://www.morseconstructions.com/blog/key-features-of-
multi-generational-homes
24 Prairie View Metra Station Area Plan
In-law units can be designed to conform to existing development’s character.
Source: http://www.verseksmsek.com/
In-Law Units / Carriage Housing
Also known as granny flats, in-law units are apartments that are
an accessory to a primary residence. They have their own entrance,
kitchen, bedroom, and living area. In-law units are typically situated
above the garage of the primary residence or an as a separate
structure in the primary residence’s rear lawn. The unit is not
rented out. Rather, 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 of persons per households in existing residential
neighborhoods. This reduces the need for municipalities to extend
utilities and services. This option helps municipalities increase their
diversity of housing options at moderate pricing points without
requiring local funding. Having in-law units enables the elderly
population to independently remain in the community and to have
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 be charged. The Village of Buffalo Grove’s Zoning
Ordinance currently does not permit residential uses on accessory
dwelling units (see 17.12.005 - Accessory building or structure
in the Village’s Municipal Code). The Village should evaluate its
permitting and regulatory process to see how its neighborhoods can
accommodate in-law units in a fashion that they would contribute
to the neighborhood’s sense of place.
Temporary Art Installations
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 parklets
and plazas, window clings in vacant storefronts, public sculpture,
or community-led and built gardens. The act of improvising and
proactively reinvigorating the public realm, is also known as a
Pop-up or Tactical Urbanism. These DIY sessions are intended to be
place-based and neighborhood specific. Temporary art installations
are relatively low-budget and are not generally capital intensive.
They are opportunities for community members to participate in the
improvement of their neighborhood. Based on the character of Prairie
View, events and programs can be created in coordination with
property and business owners to ensure they gain greater exposure
from the events. Opportunities for these urban interventions include:
•Window decals/window clings
•Temporary stages
•Urban gardens
•Parklets/Plazas
•Food Trucks
•Music
•Art Walk
•Temporary art installations
An example photo of a parklet.
Source: Flickr / Steve Chou
An example photo of a pop-up gathering space.
Source: Flickr / Kent State University
Principles & Concepts 25
Source: http://api.ning.com
Urban Tree Canopy
Urban Tree Canopy (UTC) is defined as the layer of leaves,
branches, and stems of trees that cover an area 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 UTC in a community, such as street tree planting, is a
crucial first step in seeking improvements to green infrastructure.
A concentration of street trees can contribute to a greater
concentration of UTC in Prairie View. Street trees are often thought
of as a liability to maintenance. However, a Modesto, California
study revealed that the asphalt on streets shaded by large
canopy tree lasts longer than that on unshaded streets, reducing
maintenance costs by sixty percent over thirty years.1
1 McPherson, E. Gregory, and Jules Muchnick. (2005). Effects of Street Tree Shade on
Asphalt Concrete Pavement Performance. Journal of Arboriculture, 31(6), 303-310.
Energy Savings for Homeowners
Illinois Homeowner Performance (IHP)
with ENERGY STAR
This program aims to assist Illinois homeowners and property
owners to reduce their energy costs and improve their homes’
comfort, safety, durability, and property value. This is achieved
when homeowners work with IHP-qualified contractors to adopt
a “whole-home” approach when improving the home’s energy
efficiency. A “whole-home” 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
a Certification of Completion that documents the improvement
and investment the homeowner has made. Illinois’s multiple
listing services (MLS) and the Midwest Real Estate Data (MRED)
recognize this program, which enables homeowners to display
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 sell their
homes faster and/or an increased price point.
Eligibility
•Single-family home, townhome, or individual condo in a
building of 4 or fewer units with heating and/or cooling
equipment specific to the individual unit
•A building of 4 or fewer units with shared heating and/
or cooling equipment may also be eligible if the upgrade
addresses the building as a whole*
•The building’s original construction must be completed prior to
audit (that is, IHP is only applicable to existing homes, not new
construction)
•The home must be located within ComEd, Nicor Gas, Peoples
Gas, and North Shore Gas utilities.
Source: http://www.illinoishomeperformance.org/what-is-ihp
26 Prairie View Metra Station Area Plan
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Principles & Concepts 27
Land Use & Development
LAND USE
The Land Use and Development Chapter is intended to guide the
Village’s land use and development decisions to be consistent with
the Village’s long-term vision and strategic goals. The land use
plan will designate desired land uses within the Prairie View Metra
Station Area, including the three subareas. These subareas are
situated within unincorporated Lake County parcels, including the
40-acre Stancliff Property.
To promote cohesive and legible development of the Prairie View
Metra Station Area these parcels will require incorporation into
municipal boundaries. This is critical to ensure redevelopment
within the subareas and the Station Area fall under a
comprehensive vision and have similar access to the Village’
infrastructure and services. The following describes the three
subareas the Plan has designated.
3
28 Prairie View Metra Station Area Plan
North Subarea
The North Subarea consists of the 40-acre Stancliff Property. It
is envisioned that future development in this area accommodate
compact single-family detached and attached housing and
incorporate sustainable strategies.
Central Subarea
This subarea contains unincorporated Lake County Parcels west of
the Prairie View Metra Station and north of Half Day Rd. There will
be a variety of housing choices within this subarea, and commerical
activiities are hosted within mixed-use buildings fronting N Main
Street. Streetscpe improvements, with corner plazas at Easton Ave.
and N Main St. will welcome Metra Commuters into the Station Area.
South Subarea
The South Subarea will accommodate a corner mixed-use building
with gateway signage and plaza at the southwest of Half Day Rd.
and N Prairie Rd. Stacked townhomes and stormwater detention
areas are located throughout this subarea. The roadway entryway
into the South Subarea will align with the existing Willow Parkway.N APPLE HILL LNROSLYN LNPRAIRIE RDPARK AVE
PRAIR
IE
RD1ST STW HALF DAY RD
W PORT CLINTON RD
N MA
IN
STN PRAIRIE RDW EASTON AVE
W BROCKMAN AVE
22
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
North Subarea
Central Subarea
South Subarea
REDEVELOPMENT
OPPORTUNITY SITES
Land Use & Development 29
Land Use Designations
Single-Family Detached
This land use designation consists of single-family detached
homes. This is the predominant existing land use surrounding the
Prairie View Metra Station Area. The Plan calls for this use to be
concentrated at Brockman Avenue and at the North Subarea. The
character of single-family detached neighborhoods includes a
variety of architectural style, including the American Foursquare
and the Late 20th Century Single-Family Homes, on suburban street
networks.
Single-Family Attached
Single-family attached residential typically consists of townhomes.
These units are horizontally connected but have separate entrances
from the public street and sidewalk. This land use is prevalent
within and around the North (including Stancliff Property), Central
(including Brockman Avenue), and South Subarea. The Plan calls
for a planned expansion of the newly-constructed Easton Station
townhomes on Easton Avenue. The existing townhomes at
Waterbury Place is a good model for future single-family attached
developments.
Multi-Family Residential
Multi-family residential areas include apartment/condominium
buildings where units share a common entrance or hallway. The
future land use plan envisions an additional multi-family building
along W Half Day Road and mixed-use buildings with upper-floor
multifamily units along N Main Street.
Commercial
Commercial includes general retail, dining, and services that are
tailored to the local customer base. The plan suggests incorporating
all future commercial space within mixed-use buildings.
Office
The office building at 150 W Half Day Road currently houses medical uses.
To help bolster occupancy, the building should look into accommodating
non-traditional medical uses, such as wellness and health businesses.
Mixed-Use
The intersection of W Half Day Road and N Main Street and N
Main Street across the Prairie View Metra Station are intended to
be an attractive, pedestrian-scaled, and mixed-use environment.
Desired ground-floor land uses 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 is located at the northwest corner of N Main Street and W
Half Day Road.
Education
Stevenson High School is located east of the Prairie View
Metra Station and can be accessed from W Half Day Road and
Stevenson Drive. Being a reputable high school, it has attracted
many families to move into the Village of Buffalo Grove. There are
also opportunities to improve and increase connections between
neighborhoods around the Prairie View Metra Station Area and the
Stevenson High School.
Religious
The Westminster Reformed Presbyterian Church (16670 W Easton
Avenue) is the only religious land use within the Prairie View Metra
Station Area. It provides important functions that serve nearby
residents and features a distinct architectural character that is
desired in future developments in Prairie View.
Government
The Village’s Fire Station 27 is a government land use located at
the northwest corner of W Half Day Road and Easton Avenue. The
fire station is shown to remain.
Parks / Open Space
This land use designation includes an athletic field operated by
the Vernon Township and future open space, which accommodate
both active and passive recreation. These spaces also include
tot lots, central green space with year-round programming, and
stormwater detention area. Where possible, connections to parks
and open space should be strengthened through the development
of pedestrian and bike trails that provide safe passage into the
surrounding neighborhoods and commercial areas.
30 Prairie View Metra Station Area Plan
Lincolnshire
Vernon Hills
Long
Grove
Peterson
Park
Adlai E. Stevenson H.S.
School Yard
The Arboretum Club
India
n Cr
eekBRANDYWYN LN MILLBROOK DRN APPLE HILL LNMADIERA LNN PRAIRIE LNPALAZZO DRCHESTNUT TERDAULTON DRAPPLE HILL LNFOXFORD DR
N HOTZ RDROSLYN LNN RALEIGH DRSTEVENSON DRW HALF DAY
CREEK BEND DR
WHISPER
ING
OAKS
DRPRAIRIE RDCARLY
LE
LN
PARK AVE
WATERBURY LN
CREEK VIEW DR
DUNSTAN LN1ST STLEE LN
TAYLOR CTN KINGSTON ROWOVERVIEW DRAVALON CTPRAIR
IE
RD
W HALF DAY RD
W PORT CLINTON RDBUFFALO GROVE RDN MA
IN
STN PRAIRIE RDN BUFFALO GROVE RDW EASTON AVE
N MA
IN
ST
22
22
0 500 1,000250
FeetNorth
Legend
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
Proposed Roadway Alignment
Prairie View Metra Station
North Subarea
Central Subarea
South Subarea
Single-Family Detached
Single-Family Attached
(ex: townhomes/rowhomes)
Multi-Family (ex: condominiums)
Commercial
Mixed-use
Office
Education
Governmnet
Religious
Parks/Open Space
Transportation
FUTURE LAND USE
Land Use & Development 31
North Subarea
South Subarea
Central Subarea
W HALF DAY RD
NEW STREET 1ST STN PRAIRIE RDPRAIRIE RDPORT CLINTON RD
W EASTON AVEW EASTON AVE N MA
IN
ST
22METRA NORTH
CENTRAL
SERV
ICE
0 100 400300200 feet
North
SUBAREASOVERVIEW
The Prairie View Metra Station vision has been designed to guide
the Village in making land use and development decisions. As a
long-term vision, it is specific enough to provide a clear picture of
Corridor’s future. However, it also needs to be flexible enough to
respond to changing market demands and needs. Consequently, the
vision presents general parameters not the exact specifications of
the type of character of development that could occur. The vision
includes three subareas: North Subarea, Central Subarea, and
South Subarea.
Prairie View
Metra Station
32 Prairie View Metra Station Area Plan
ALLEY
ALLEY ALLEY
ALLEY
ALLEYALLEYNEW STREET
NEW STREET
NEW STREET
NEW STREETNEW STREET NEW STREETPRAIRIE RDW PORT CLINTON RD
0 10050 200 feet
North
The 40-acre former Stancliff property is located in the north section
of the Prairie View Station Area. Residential units are clustered
around green space which is connected throughout the whole
development. The detention pond in the north east corner of the
site is an amenity and includes native plantings and a walking trail.
The development is organized around a large, central park that can
be programmed with seasonal events for residents.
NORTH SUBAREASITE PLAN
Total Housing Units: 131 units
Townhome/Rowhome: 58 units
Single-Family Detached: 73 units
Parks/Open Space: 554,853 SF
(12.7 acres)
Nature-based
public open
space with
stormwater
detention
Single-family
detached
housing with
detached
garage
Public open
space /
neighborhood
park
Rear alley
Townhomes/
Rowhomes
Public open space
Access point
Access point
Access point
Townhomes/
Rowhomes
Land Use & Development 33
ALLEY
ALLEY ALLEY
ALLEY
ALLEYALLEYW PORT CLINTON RD
NEW STREET
NEW STREET
NEW STREET
NEW STREETNEW STREET NEW STREETPRAIRIE RD0 10050 200 feet
North
Legend
Single-Family Detached
Single-Family Attached
(Townhome/Rowhome)
Parks/Open Space
NORTH SUBAREALAND USE PLAN
The primary land use is residential. Single family attached
residential units are located along Prairie Road and are buffered
by a planted parkway. The remainder of the residential units on the
interior of the site are single family detached units.
34 Prairie View Metra Station Area Plan
NORTH SUBAREACENTRAL PUBLIC OPEN SPACE PERSPECTIVE
The north subarea is organized around a central green space that
can be used for community programming. This gathering space
adds amenity to the development and captures the identity of
the community through integration of naturalized landscapes
and diverse plantings. Residential units in the north subarea are
clustered around shared open space. A variety of residential units
including townhomes, single family home and attached rowhomes
are located in the development. Higher density development
along Prairie Road and Port Clinton Road is buffered by parkway
plantings. A continuous trail system through the development
encourages recreational walking and biking.
Land Use & Development 35
W HALF DAY RD
NEW STREET
NEW STREET
1ST STPRAIRIE RDN MA
IN
ST
W EASTON AVE
W EASTON AVE22
0 10050 200 feet
North
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 seasonal
programming. Smaller scale residential development on
the west side of the site acts as a transition and buffer
from more intense residential and mixed uses along
Main Street.
CENTRAL SUBAREASITE PLAN
Total Housing Units: 434 units
Townhome/Rowhome: 87 units
Single-Family Detached: 15 units
Multi-Family Units: 332 units
Commercial: 35,000 SF
Parks/Open Space: 106,118 SF
(2.4 acres)
Existing Easton
Station Townhomes
4-story multi-family
building
Public open space
Parking &
amenity deck
Townhome/
Rowhome
Stormwater
detention
Access to
existing road
New sidewalk
Extend 1st St to
access W Half Day Rd
Existing Church
Single-family
detached housing with
detached garages
Townhome/
Rowhome
Mixed-use
building
4-story mixed
use building
Ground-
floor retail
Corner gateway
signage
Public plaza
Mixed-use
building
Prairie View
Metra Station
Gateway plaza
Vernon Legion
Post 1247 building
Townhome/Rowhome
36 Prairie View Metra Station Area Plan
W HALF DAY RD
W EASTON AVE
W BROCKMAN AVE
NEW STREET
NEW STREET
1ST STW EASTON AVEPRAIRIE RDN MA
IN
ST
22
0 10050 200 feet
North
Legend
Single-Family Detached
Single-Family Attached
(Townhome/Rowhome)
Multi-Family
Mixed-Use
(Ground-floor Commercial with
Multi-Family)
Parks/Open Space
Religious
Existing Buildings
CENTRAL SUBAREALAND USE PLAN
Retail development is located in high visibility
areas along major arterials. Residential land uses
become less dense towards the western portion
of the site and act as a transition to existing
neighborhoods. A variety of open space types
and locations encourages recreation and offers
additional potential for public gatherings throughout
the subarea.
Land Use & Development 37
CENTRAL SUBAREAEASTON STREET ENTRYWAY PERSPECTIVE
The Easton Street gateway is framed by two public plazas that can
be programmed with seasonal events. Gateway elements identify
this public gathering space as one of importance in the community.
An enhanced streetscape along Main Street and Easton provide a
highly amenitized public realm and encourage walking or cycling 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 to its unique character,
and create a sense of arrival for residents and visitors to the area.
38 Prairie View Metra Station Area Plan
CENTRAL SUBAREAN HALF DAY RD GATEWAY PERSPECTIVE
The corner of North Main Street and Half Day Road is an important
intersection and gateway into the Prairie View Station Area. The
intersection marks a transition of character between the major
arterial of Half Day Road 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 to facilitate development. The sidewalk
network is extended along Half Day Road to ensure continuity of
the pedestrian framework.
Half
D
a
y
R
o
a
dMain StreetLand Use & Development 39
W HALF DAY RD
NEW STREETWILLOW PKWY NEW STREETN PRAIRIE RD22
0 10050 200 feet
North
SOUTH SUBAREASITE PLAN
The South Subarea is made up of primarily
townhomes. The roadway framework and
composition of the buildings takes its cues from
adjacent developments of similar building typology.
A main entrance off of Prairie Road leads 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 Housing Units: 103 units
Townhome/Rowhome: 64 units
Multi-Family Units: 39 unit
Commercial: 16,000 SF
Parks/Open Space: 17,681 SF
(0.4 acres)
Townhome/
Rowhome
Access is aligned
with Willow Pkwy
Stormwater
detention basin
Access to adjacent
subdivision
Rear alley
Traffic circle
Mixed-use
building
Stormwater
detention basin
Loading /
drop-off area
Public open
space
Corner plaza with
gateway signage
40 Prairie View Metra Station Area Plan
W HALF DAY RD
NEW STREET NEW STREETN PRAIRIE RDWILLOW PKWY
22
0 10050 200 feet
North
Legend
Single-Family Attached
(Townhome/Rowhome)
Mixed-Use
(Ground-floor Commercial with
Multi-Family)
Parks/Open Space
SOUTH SUBAREALAND USE PLAN
Land uses for the South Subarea are primarily
single-family residential with the exception of
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.
Land Use & Development 41
SOUTH SUBAREAENTRY GATEWAY PERSPECTIVE
The traffic circle that intersects the new streets is the focal point
in the South Subarea. Diverse planting and a gateway signage
are planted on the traffic circle to give signify entry into the South
Subarea Townhomes and are oriented towards the traffic circle with
ample front yard. Street trees are planted throughout the roadways
to provide residents a sense of enclosure and act as buffer between
pedestrians and vehicles.
42 Prairie View Metra Station Area Plan
SUBAREASESTIMATED FISCAL IMPACTSite Data & Estimated Fiscal Impact
North Subarea
Central Subarea
South Subarea
Total
Commercial Space
N/A
Commercial Space
35,000 SF
Commercial Space
16,000 SF
Commercial Space
51,000 SF
Residential
131 units
Residential
434 units
Residential
103 units
Residential
668 units
Retail Sales
N/A
Retail Sales
$10.1 M
Retail Sales
$4.6 M
Retail Sales
$14.7 M
Market Value
$60 M
Market Value
$70 M
Market Value
$20 M
Market Value
$150 M
Land Use & Development 43
Transportation &
Infrastructure Plan
4
CIRCULATION AND MOBILITY
As part of the implementation of the Prairie View Station Area
Plan, opportunities to enhance the multimodal 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 homes, businesses,
recreation/open space, the Metra station, and nearby institutional
uses. Furthermore, the multimodal transportation improvements
seek to support the overall redevelopment goals, preserve the
character and scale of the neighborhood, create a sustainable
network, and enhance resident’s quality of life.
Street Network Improvements
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 of the future street network is outlined below.
Easton Avenue
This existing east-west street would be improved to Village
standards with a 60-foot right-of-way. The recommended cross-
section includes a single travel lane in each direction, on-street
parking on one side of the street, curb, gutter, and a 15-foot
pedestrian zone to include sidewalks and parkway landscaping.
Because of its role in connecting the residential area to the Prairie
View Metra Station, Easton Avenue should be a priority street for
pedestrian improvements.
44 Prairie View Metra Station Area Plan
Main Street
This street will continue to serve as a primary north-south route
through the study area. The redevelopment concept introduces curb
and gutter on the west side of the street and creates a continuous
sidewalk in order to enhance pedestrian safety and comfort.
Commuter parking would continue to be provided on the east side of
the street. On the west side of the street, the existing perpendicular
parking would be removed and and the street would be aligned with
commercial buildings.
Half Day Road
This street would continue to be the primary east-west arterial
with two travel lanes in each direction and exclusive left-turn lanes
provided at key intersections. Based on the existing cross-section,
limited improvements were identified for Half Day Road; however,
as the roadway is under IDOT jurisdiction, right-of-way permits
will be required for any work within the right-of-way, including
access modifications and new crosswalks/sidewalks. The future
intersection of Half Day Road/1st Street will be subject to IDOT
review and approval.
Prairie Road
The concept plan identified for the North Subarea will be connected
to the Prairie View Metra Station via Prairie Road; therefore,
pedestrian improvements along this street should be prioritized.
Continuous sidewalk should be provided on both sides of Prairie
Road between Port Clinton Road and Half Day Road. With the
development concept identified for the North Subarea, access is
contemplated via a new roadway aligned opposite Roslyn Lane,
and an additional site access approximately 450 feet to the south.
In addition, connectivity would also be provided via Port Clinton
Road. Based on the average daily traffic (ADT) volume of 6,400 on
Prairie Road, a new southbound left-turn lane is anticipated on
Prairie Road at Roslyn Lane/Future Site Access. The existing striped
median would be restriped to accommodate the left-turn lane.
Transportation & Infrastructure Plan 45
New Streets
Future completion of the grid street network would provide for an
intuitive circulation pattern, distribute traffic volumes, and create
an efficient development layout. Pedestrian-scaled design should
be incorporated in order to promote a walkable character and
support active transportation as a viable option for residents. A
summary of the new streets planned for the Prairie View study area
is outlined below.
1st Street
Within the Central Subarea, 1st Street would be relocated to the
east in order to create a redevelopment opportunity site on the
northwest quadrant of Main Street/Easton Avenue. Relocated 1st
Street would align with the existing stub street on the south side
of Easton Avenue and provide connectivity between Brockman
Avenue and Half Day Road. 1st Street would be improved to
Village standards with a 60-foot right-of-way and a recommended
cross-section including a single travel lane in each direction,
on-street parking on one side of the street, curb, gutter, and a
12-foot pedestrian zone to accommodate sidewalks and parkway
landscaping. South of the Central Subarea’s New Street, 1st
Street’s drive lanes will become narrower, resulting in a 50-foot-
right-of-way.
New Street
A new 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 on the Central Subarea plan,
the street should be designed to prioritize pedestrians with an
approximately 15-foot pedestrian zone to include sidewalks and
parkway landscaping. On-street parking is recommended on one
side of the street in order to provide short-term parking and loading
zones supporting the adjacent residential and commercial uses.
Site Design Considerations
In addition to the improvements identified for the public right-
of-way, site design should consider opportunities to support the
transportation network and facilitate on-site access and circulation.
Key site design considerations for the study area are outlined below.
Access Management
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 uses, in combination with
cross-access, should also be considered.
Loading Activity
As commercial and mixed-use (re)development occurs within the
Central Subarea and South Subarea, consideration should be given
to the access and circulation for service/delivery truck loading
activity. To the extent possible, consolidated delivery truck loading
areas and dumpsters should be provided. Consolidated dumpsters
should be provided in order to minimize the number of collection
sites and reduce truck activity.
46 Prairie View Metra Station Area Plan
Lincolnshire
Vernon Hills
Long
Grove
Peterson
Park
Adlai E. Stevenson H.S.
School Yard
The Arboretum Club
In
di
an
22
22
0 500 1,000250
FeetNorth
Legend
FUTURE ROADWAY NETWORK
Key Intersection
Existing Sidewalk
Shared Use Path
Future Sidewalk
Existing Street
Future Street
W HALF DAY RD
W PORT CLINTON RDUBLAFFG OEVORDR N MAI
N STDR EIRIARP NDR EVORG OLAFFUB NW EASTON AVE
N MAI
N STBRANDYWYN LN RD KOORBLLIMN APPLE HILL LNMANL AREIDP NNL EIRIARPALAZZO DRCHESTNUT TERDAULTON DRNL LLIH ELPPAFOXFORD DR
N HOTZ RDROSLYN LNN RALEIGH DRSRD NOSNEVETW H AL F D AY
CREEK BEND DR
WHI
SPERIN
G OAKS DREIRIARPDR CARL
YLE LNPARK AVE
WATERBURY LNCREEK VIEW DR
NL NATSNUDTS TS1LEE LN
TAYLOR CTNWOR NOTSGNIK ORD WEIVREVAVALON CTPRAIR
IE
RDStudy Area Boundary
Municipal Boundary
Incorporated Area within
the Study Area Boundary
Uncorporated Area within
the Study Area Boundary
Metra Train Station
Transportation & Infrastructure Plan 47
Parking
In order to support existing and future commercial uses in the Prairie
View study area, and to continue to support commuters at the Metra
Station, the Village should continue to work with property owners
and developers to identify site-specific parking solutions. To the
extent possible and where appropriate, the Village should work
with property owners and developers to identify opportunities for
consolidated, shared parking. A summary of future parking conditions
in the Prairie View Station Area is outlined below.
Commuter Parking
Commuter parking should continue to be provided for the Prairie View
Metra Station. Based on the 2016 Origin-Destination Survey completed
by Metra, approximately 55 percent of commuters at the Prairie View
Metra Station drive alone. While existing parking utilization data
suggests approximately 74 percent of the spaces are occupied, this
data reflects shared use of the daily fee spaces by Stevenson High
School students. As (re)development occurs in the Prairie View Station
Area and with any future changes to Metra ridership, commuter
parking utilization should continue to be monitored and rebalanced in
partnership with Metra and Vernon Township.
During off-peak commute periods, commuter parking should
serve overflow parking needs for Prairie View Station Area
businesses, such as restaurants, shopping, and entertainment
uses, that experience peak parking demand that is complementary
to commuter parking patterns. During evenings and weekends,
opportunities to utilize the commuter parking lots for community
programming and special events (e.g., farmer’s market) should be
explored. The Village should continue to coordinate with Vernon
Township in order to optimize the existing commuter parking supply
and existing infrastructure.
(Re)development Parking Requirements
The parking supply provided for future mixed-use and residential
developments should reflect the (re)development’s proximity to the
Prairie View Metra Station and the multimodal nature of resident
commuting patterns.
While the proposed parking supply should reflect the unique
characteristics of the proposed (re)development, data from
the Regional Transportation Authority (RTA) Access & Parking
Strategies for Transit-Oriented Development should be consulted
as a resource for Village review and approval of proposed parking
conditions. According to the RTA, a reduced parking ratio of 0.5 to
1.5 spaces per dwelling unit may be appropriate for multi-family
residential developments in TOD areas. For any duplex, townhome,
or multi-family residential development, consideration should be
given to the supply and location of guest parking. Residential guest
parking may be accommodated on-site or alternatively designated
on-street parking spaces may be provided.
Due to the proximity to the Metra Station 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)development should be adjusted
to reflect the transit-supportive and walkable nature of the Prairie
View Station Area.
48 Prairie View Metra Station Area Plan
On-Street Parking
On-street parking should be provided adjacent to commercial
and mixed-use developments. These parking spaces should be
time restricted in order to promote healthy turnover of spaces for
customer and visitor convenience. Employee parking should be
prohibited on-street unless otherwise permitted by the Village
while customer/visitor parking availability is prioritized. As (re)
development occurs in the Central Subarea, the Village should
explore opportunities to create short-term parking opportunities
(e.g., 15-minute parking spaces for pick-up/drop-off activity)
and loading zones in order to provide parking options for quick
convenience-oriented trips and curbside loading activities for
transportation network companies (TNCs), such as Uber and Lyft.
Pedestrian Improvements
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
as part of future (re)development. As property is (re)developed, the
Village should require installation of continuous sidewalk across
the property frontage, and as appropriate, to complete nearby gaps
or connections. Alternatively, a fee-in-lieu contribution should be
provided as part of the (re)development in order to allow the Village
to install the sidewalk at a later date as part of a comprehensive
roadway improvement project.
A continuous sidewalk network will improve access and overall
connectivity for pedestrians. Sidewalk gaps should be filled with
a minimum five-foot wide sidewalk. A landscaped 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 to new sidewalk, site design should consider opportunities
for pedestrian accommodations, including sidewalk connections
between the public sidewalk and the commercial or mixed-use
development and outdoor seating areas or amenitized public
places (e.g., parks, open spaces, plazas, courtyards, streetscape,
etc.). Buildings should be positioned to define 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 in order to enhance mobility,
safety, and comfort. A summary of the pedestrian improvements
identified for intersections within the study area are summarized in
the following sections:
Transportation & Infrastructure Plan 49
Main Street / Easton Avenue
This intersection will continue to serve as a key gateway to the Prairie View area. Based on its
adjacency to the Metra Station and close proximity to the residential and commercial uses planned in
the area, striped crosswalks should be provided on both the north and south legs of Main Street at its
intersection with Easton Avenue. In tandem with the crosswalks, a curb bump-out should be provided
on the eastside of the 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 a 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 in the adjacent graphic.
()
50 Prairie View Metra Station Area Plan
Prairie Road / Port Clinton Road
A striped crosswalk is recommended on Prairie Road at its intersection with Port Clinton Road. With
the shared-use path on the south side of Port Clinton Road, the crosswalk would enhance connectivity
and increase motorist awareness of pedestrian and bicyclist activity. Existing utilities on the southwest
corner of Prairie Road/Port Clinton 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 of the recommended crosswalk enhancements is depicted in the adjacent graphic.
Transportation & Infrastructure Plan 51
Half Day Road / Main Street / Prairie Road
The southeast quadrant has been identified as a redevelopment
opportunity site. In order to facilitate pedestrian connectivity
between North Prairie Road and the Prairie View Metra Station
and Central Subarea, adding a striped crosswalk is recommended
on the east leg of Half Day Road/Main Street/Prairie Road. High-
visibility crosswalks are recommended on all four legs of this
intersection. Based on the size of this intersection, a channelized
island is recommended for the northbound right-turn movement in
order to reduce new crosswalk distances and provide a pedestrian
refuge area to/from the southeast corner of the intersection.
Bicycle Improvements
The Village of Buffalo Grove has an extensive bicycle path network.
In the vicinity of the study area, existing bicycle paths are provided
on Port Clinton Road, Half Day Road, Buffalo Grove Road, Main
Street, and Prairie Road. The existing bicycle paths will remain with
the proposed improvements to the area. As part of the planned
improvements the existing shared-use path on the north segment
of Main Street should be extended south to Half Day Road. In
addition, a shared-use path should be provided on the south side of
Port Clinton Road across the Stancliff Property frontage.
In order to facilitate bicycle connectivity to the future redevelopment
areas, site design should consider connections to the bicycle network
and provide for convenient on-site bicycle parking.
52 Prairie View Metra Station Area Plan
Lincolnshire
Vernon Hills
Long
Grove
Peterson
Park
Adlai E. Stevenson H.S.
School Yard
The Arboretum Club
In
di
an
BRANDYWYN LN RD KOORBLLIMN APPLE HILL LNMANL AREIDP NNL EIRIARPALAZZO DRCHESTNUT TERDAULTON DRNL LLIH ELPPAFOXFORD DR
N HOTZ RDROSLYN LNN RALEIGH DRSRD NOSNEVETCREEK BEND DR
WHI
SPERIN
G OAKS DREIRIARPDR CARL
YLE LNPARK AVE
WATERBURY LNCREEK VIEW DR
NL NATSNUDTS TS1LEE LN
TAYLOR CTNWOR NOTSGNIK ORD WEIVREVAVALON CTPRAIR
IE
RDW HALF DAY RD
W PORT CLINTON RDUBLAFFG OEVORDR N MAI
N STDR EIRIARP NDR EVORG OLAFFUB NW EASTON AVE
N MAI
N ST22
22
0 500 1,000250
FeetNorth
Legend
FUTURE BICYCLE PATH NETWORK
Study Area Boundary
Municipal Boundary
Proposed Roadway
Alignment
Prairie View Metra Station
N Prairie Road
Existing Bicycle Path
Planned Bicycle Path
Planned Shared-Use Path
Transportation & Infrastructure Plan 53
ENTRY NODES & GATEWAY
Gateways into the Prairie View Station Area communicate to
visitors that they have arrived in an environment that values
pedestrians and supports a high-quality multi-modal environment.
The proposed gateways at the Prairie View Station area are at the
following intersections:
• W Half Day Road and N Main Street
• N Main Street and N Buffalo Grove Road
• W Half Day Road Willow Parkway
These intersections are considered entry points into Prairie View.
Smaller, neighborhood-scale retail/commercial development
is proposed along N Main Street with a transition into more
residential land uses at W Easton Avenue and W Brockman
Avenue. Gateway signage should be designed to provide a sense of
arrival and sense of place.
WAYFINDING
A legible environment helps orient travelers and communicates
organization and structure in Prairie View. Wayfinding includes
environmental signage and cues in the physical design of the public
realm that support users comfortable navigation of a specific place.
In addition, the road design helps travelers navigate through the
different land uses to support ease of circulation. Public art can be
installed at key locations to give residents and visitors orientation
and educational information about their location relative to the
Prairie View Station Area. Wayfinding signage can be installed at
appropriate locations within and around Prairie View, in coordination
with gateway signage, to communicate major destinations to
travelers, parking lots, bicycle routes, and trails nearby.
The wayfinding signage should conform to a uniform design
standard. Wayfinding best practices include:
•Provide a minimum amount of information on a sign.
•Mapping on the sign should be simplified.
•Present information logically.
•Use fonts and graphic elements that are easy to read. Bold
colors and simple text are encouraged.
•Place so the view of the sign is not obstructed by other
elements.
•Be sure that signs are mounted, they have font sizes and
information that are appropriate to the mounting height.
•Locate signs ahead of where turns need to be made.
•The overall system must be cohesive.
Source: City of Madras &
brewpublic.com
Source: Flickr | Jimmy Emerson, DVM
Source: https://bestoklahomahomes.com Source: Flickr / Robb Edge
Source: Flickr / Amy Smith
Source: Corbin Designs
54 Prairie View Metra Station Area Plan
Lincolnshire
Vernon Hills
Long
Grove
Peterson
Park
Adlai E. Stevenson H.S.
School Yard
The Arboretum Club
India
n Cr
eekBRANDYWYN LN MILLBROOK DRN APPLE HILL LNMADIERA LNN PRAIRIE LNPALAZZO DRCHESTNUT TERDAULTON DRAPPLE HILL LNFOXFORD DR
N HOTZ RDROSLYN LNN RALEIGH DRSTEVENSON DRW HALF DAY
CREEK BEND DR
WHISPER
ING
OAKS
DRPRAIRIE RDCARLY
LE
LN
PARK AVE
WATERBURY LN
CREEK VIEW DR
DUNSTAN LN1ST STLEE LN
TAYLOR CTN KINGSTON ROWOVERVIEW DRAVALON CTPRAIR
IE
RD
W HALF DAY RD
W PORT CLINTON RDBUFFALO GROVE RDN MA
IN
STN PRAIRIE RDN BUFFALO GROVE RDW EASTON AVE
N MA
IN
ST
22
22
0 500 1,000250
FeetNorth
Legend
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
Prairie View Metra Station
North Subarea
Central Subarea
South Subarea
Gateway Signage
Wayfinding
GATEWAY & WAYFINDING
Transportation & Infrastructure Plan 55
INFRASTRUCTURE
The Village currently operates and maintains a vast network of
public infrastructure, including stormwater, utilities, roadways, and
sidewalks. In order to accommodate the future (re)development
opportunities identified for the Prairie View Station Area, the
existing infrastructure network will be expanded. A comprehensive
plan to address future infrastructure construction, operation,
and maintenance is recommended. A comprehensive plan will 1)
provide for a connected system; 2) minimize disruptions to existing
residents and commuters; and 3) optimize use of Village funds for
capital improvements, operations, and maintenance.
Stormwater
Future (re)development in the Prairie View Station Area will be
subject to the Village of Buffalo Grove Development Ordinance and
the Lake County Watershed Development Ordinance. Based on a
review of topographical data available from Lake County, potential
areas to be allocated for stormwater management have been
incorporated into the concept plans for the Central Subarea, North
Subarea, and South Subarea. The specific dimensions and design
details for the stormwater management facilities will be subject to
Village review as part of the (re)development plan.
Maintenance of the future public stormwater infrastructure is
anticipated to be managed through the Village’s Stormwater
Management System. Under the Stormwater Management System
(effective January 1, 2016), the Village would collect a bi-monthly
Stormwater Utility Fee. The fee is based on the parcel size, land
use, impervious area, and the funds required to maintain and
update the stormwater infrastructure. 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.
Public Utilities
The Village of Buffalo Grove currently operates and maintains the
following water and sanitary systems:
•136 miles of sanitary sewer pipe, force mains, manholes, catch
basins, and inlets
•12 sanitary lift stations
•Water supply from Lake Michigan, purchased from Evanston
and delivered through the Northwest Water Commission
•4 emergency back-up aquifer wells
As (re)development is proposed within the Prairie View Station
Area, the Village will require abatement of existing well(s) and
septic systems (as applicable) and connection to the 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
service connection(s) to the subject (re)development site. Based
on the infrastructure currently available in the Prairie View Station
Area, extension of existing water and sanitary mains may be
extensive. Phased (re)development may provide for reduced utility
extension costs and minimize disturbance to area residents.
In order to plan for future (re)development in the Prairie View
Station Area, a comprehensive assessment of existing and future
water and sanitary sewer capacity is recommended in order to
determine future system needs. The analysis of future conditions
should reflect the anticipated residential and commercial densities
shown on the concept plans prepared for the Central Subarea,
North Subarea, and South Subarea.
Based on a previous analysis completed in 2006 by Hancock
Engineering, sanitary sewer extension is anticipated as follows:
•Central Subarea – Extend sanitary sewer on Easton Lane
north of Half Day Road and/or the sewer at the intersection of
Half Day Road/Willow Parkway
•North Subarea – Extend existing sanitary sewer from Roslyn
Lane
•South Subarea – Extend sanitary sewer from intersection of
Prairie Road/Willow Parkway
56 Prairie View Metra Station Area Plan
Private Utilities
As (re)development plans 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 to review the placement
of transformers and switch boxes in order to minimize their
appearance.
Transportation
The existing and future multimodal transportation network will be
designed to support the needs of residents, businesses, commuters,
and visitors within the Prairie View Station Area. Multimodal
improvements identified for the study area are defined earlier in
this chapter. Dedication of right-of-way will be required in order to
accommodate the future roadways, including but not limited to 1st
Avenue and New Street. As (re)development proposals are submitted
to the Village, right-of-way dedication should be required in order to
complete the 60-foot cross-section where applicable. Installation of the
streets, sidewalk, and parkway should be designed and constructed in
coordination with public utilities.
Implementation
Several options exist for infrastructure investments in the Prairie
View Station Area. Based on the significant infrastructure needs
in the study area, a comprehensive approach to design 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 by the Village:
•Impact Fees – An impact fee is a charge assessed by a public
agency against new (re)development that generates revenue to
fund the master improvements or recover capital costs.
•Bonds – A bond may be assessed for future public
improvements. Note that the assessment of an impact fee
is one way to 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) – A special service area is
a taxing mechanism that can be used to fund a range of
infrastructure improvements and services (e.g., storm sewers,
sanitary sewers, roadway improvements, sidewalks, curbs,
lighting, etc.) in a defined geographic area.
•Tax Increment Financing (TIF) – This financing tool
allocates future increases in property taxes within a defined
area to pay for local capital improvements. All property within
the TIF district is subject to the tax based on a common rate.
Establishment of a TIF district does not increase property
taxes; this tool reallocates how taxes are used. TIF funds
may be allocated to public improvements (e.g., roadways,
streetscape) and development activity (e.g., property assembly
or land acquisition).
•Recapture Agreements – Through the use of recapture
agreements, the Village could require a developer to pay for
the extension of public infrastructure necessary to support
the proposed (re)development. If the infrastructure serves
additional users associated with the future (re)development
of adjacent property, a recapture agreement is executed.
Based on the recapture agreement, the developer would be
reimbursed for a pro rata portion of the improvement cost.
Recapture agreements are an effective tool to manage the
overall cost of public infrastructure; however, the upfront
cost to the developer may be an obstacle to initiating (re)
development within the Prairie View Station Area.
Transportation & Infrastructure Plan 57
Open Space &
Sustainability
5
Sustainable strategies are incorporated in each subarea and project
theme to ensure the longevity, health and wellness of Prairie
View and its residents. Strategies include social, economic and
physical opportunities to lower costs, create value and maintain a
high quality of life for residents. Efficient utilization of the area’s
resources contributes to the character and identity of Prairie View.
Open space is prioritized in greenfield areas, utilized as functional
green infrastructure where detention is required, and incorporated
into developments as a public space amenity.
LANDSCAPE & STREETSCAPE
DESIGN STRATEGY
Based on the input received throughout the planning process, there
is a strong desire to incorporate the natural elements of Prairie
View and promote the concept of a conservation community. The
landscape and streetscape strategy responds to this desire with
the incorporation of landscaped parkways on existing and proposed
streets within the Prairie View Metra Station Area. The reduction
of curb-cuts provides longer stretches of uninterrupted and planted
parkway without impeding vision or safety of travelers.
58 Prairie View Metra Station Area Plan
Additional street trees can be planted to
increase Prairie View’s existing tree canopy
and will include both ornamental and shade
trees. Integration of green infrastructure
projects, such as rain gardens and
stormwater planters, can be accommodated
as part of the Village’s larger environmental
and green infrastructure strategy. Areas of
proposed stormwater detention can include
additional green infrastructure elements
to mitigate runoff and flooding problems
as well as incorporating special planting
palettes to differentiate these places.
Open Space & Sustainable Strategies 59
Raingardens
Rain gardens, also known as bioretention
or bioinfiltration, are designed to divert a
portion of the initial runoff from the storm
sewer system and allow it to reenter the
system through an underdrain or leave the
system at a designed infiltration rate. They
are shallow depressions with engineered
soils and various deep-rooted plantings and
usually include an overflow to the storm
sewer system.
Bioswales
Bioswales serve a combination of
infiltration and conveyance functions.
Unlike traditional drainage swales or
ditches, they include significant vegetation
as well as engineering soils to slow
the conveyance rate of runoff so that
some of the runoff can be infiltrated or
removed through evapotranspiration
prior to entering the storm sewer system.
Bioswales fit well in longer, linear spaces.
Stormwater Planters
Stormwater planters are considered
urban rain gardens by the EPA. They
include engineered soils and overflow
piping systems, but they are designed as
streetscape elements. The soil level is
lower than the sidewalk and street curb so
that runoff can be collected and detained in
the planter.
GREEN INFRASTRUCTURE TOOLS
Green infrastructure tools assist with stormwater management by slowing the rate of runoff into the
stormwater sewer system as well as contributing to improved water quality through natural filtration
of runoff. Rain gardens, bioswales, stormwater planters, water harvesting, and permeable pavement
are the possible green infrastructure tools identified in this Plan. Other tools may be selected in the
future as conditions and needs change. The tools vary in their purpose, design, requirements, and costs.
Parameters that need to be considered when choosing the appropriate tool include:
Source: Flickr/Center for Neighborhood TechnologySource: Flickr/cara ruppertSource: Flickr/MSU Infrastructure Planning and
Facilities Facility Information Services
60 Prairie View Metra Station Area Plan
Permeable Pavers
Permeable pavement allows infiltration
of rainwater through the pavement.
This lowers the amount of runoff that
is delivered to the storm sewer system.
Permeable pavement can include paver
systems, porous asphalt, or pervious
concrete.
Water Harvesting
Water harvesting practices promote
productive reuse of rainwater by
capturing and storing rainwater on-
site for a variety of uses, such as toilet
flushing and irrigation. Water harvesting
can be achieved by either downspout
disconnection or installing rain barrels.
The former involves diverting runoff from
the roof to on to the property’s yard for
irrigation. The latter involves capturing and
storing rainwater
Tree Planting
Tree planting provides a multitude of
benefits, in terms of both a tree-by-tree
basis and of larger scale like an urban tree
forest. Trees assist in reducing stormwater
runoff by intercepting rainfall and help soil
better store rainwater. It also can assist
in groundwater recharge. When trees are
properly placed, they can provide shade,
which helps reduce energy consumption to
cool 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.
Source: Flickr/Stanley ZimnySource: Flickr/Craig TSource: Flickr/Philadelphia Water Department
Open Space & Sustainable Strategies 61
Implementation
6
To implement the Vision set forth in the Plan, the Village should
undertake the following recommendations and action steps. These
recommendations and action steps can be grouped under four main
categories:
•Village Commitment
•Leverage Market Opportunities
•Create a Neighborhood Identity and Brand
•Enhance Sustainability and Quality of Life
VILLAGE COMMITMENT
The Village of Buffalo Grove should provide its commitment and
support to the Plan by undertaking regulatory, communication, and
planning initiatives as well as anticipate and support infrastructure
improvements that create an enhanced network throughout the
Prairie View Metra Station Area.
62 Prairie View Metra Station Area Plan
Recommendation 1:
Continue to engage with the Buffalo Grove
community, property owners, and other
stakeholders about the Plan.
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.
Recommendation 2:
Integrate the Prairie View Metra Station
Area Plan into long-term planning
documents including the comprehensive
plan and the Lincolnshire/Buffalo Grove
Boundary Agreement.
Action Steps:
A. Amend Buffalo Grove’s current Comprehensive Plan (2009)
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. Revisit the Lincolnshire/Buffalo Grove Boundary Agreement
with the Village of Lincolnshire and update the agreement to
reflect the vision set forth in the Plan.
Recommendation 3:
Explore policies to support and advance
future annexation opportunities.
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 63
Recommendation 4:
Explore amending zoning and associated
building and design regulations to help
achieve the vision.
Action Steps:
A. Consider amendments to the zoning ordinance or utilize
existing zoning tools to help implement the Vision. Specific
actions may include:
A1. Considering a form-based code or form-based
elements.
A2. Introducing overlay zones and/or creating a better
defined Planned Unit of Development (PUD).
A3. Incorporating multi-generational housing elements such
as accessory dwelling units as well as aging in place.
B. Align vision with current parking standards. Specific actions
may include:
B1. Evaluate and potentially modify parking minimum
requirements to align with the Plan.
B2. Partner with Vernon Township to explore potential
shared parking opportunities the Prairie View Metra
Station.
B3. Identify opportunities for complementary or alternate
uses of the commuter parking lots during non-peak
commuter periods (e.g., farmer’s market, neighborhood
festival, shared parking for nearby restaurants and
businesses).
C. Review and potentially modify the sign code to ensure
consistency with the Plan.
Recommendation 5:
Support an improved road network.
Action Steps:
A. Review development and redevelopment plans for the
inclusion of an improved road network consistent with the
Plan.
B. Explore jurisdictional options for the ownership.
C. Ensure future development provides the necessary right-of-
way (ROW) dedication needed to accommodate for future
improvements.
D. Monitor changes in emerging technology, policy, and
requirements related to autonomous vehicles and use of
shared mobility options to inform design of (re)development
and both public and private infrastructure.
Recommendation 6:
Plan and Budget for Capital Improvements.
Action Steps:
A. Modify and update, as needed, the Capital Improvement Plan
(CIP) 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, payment-in-kind.
64 Prairie View Metra Station Area Plan
LEVERAGE MARKET
OPPORTUNITIES
The Village of Buffalo Grove should leverage market opportunities
to spur development/redevelopment within the Station Area Plan
that aligns with the Plan.
Recommendation 7:
Communicate and market the Plan to the
development community to convey Buffalo
Grove’s vision and commitment to the
area’s future.
Action Steps:
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.
Recommendation 8:
Explore Economic Development
Incentives.
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 (TIF) District
•Special Service Area (SSA)
•Business District (BD)
•Property Tax Abatement
•Sales-Tax Sharing
Action Steps:
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 (TIF) District and/or Business District.
C. Establish a team that would include legal, financial, and
development specializations to carry out the evaluation and
development (if needed) of incentives.
Recommendation 9:
Target retail and restaurant businesses
and other services that are compatible
with the vision for Prairie View Area and
are suitable for its market.
Action Steps:
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 65
CREATE NEIGHBORHOOD
IDENTITY AND BRAND
Create an authentic identity and brand for the area that reflects the
history, character and uses in the area.
Recommendation 10:
Draw upon the area’s history to help
establish an identity and “sense of place.”
Action Steps:
A. Explore retaining existing buildings such as the Westminster
Reformed 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.
Recommendation 11:
Create a Prominent Unified Streetscape
and Design.
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. Review the future plans for the inclusion of landscaping,
lighting, benches, gateway signage, and wayfinding signage
that provide a unified design.
Recommendation 12:
Incorporate civic, community, institutional
and art in spaces that can enhance the
identity and local culture of the Prairie
View Metra Station Area.
Action Steps:
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.
Recommendation 13:
Establish a Brand for the Prairie View
Metra Station Area.
Action Steps:
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 Prairie View Metra Station Area Plan
ENHANCE SUSTAINABILITY AND
QUALITY OF LIFE
The Village of Buffalo Grove should look to promote sustainability
and quality of life in the Prairie View Area.
Recommendation 14:
Enhance the Area’s Walkability.
Action Steps:
A. Review all future plans for an inclusion of a comprehensive
sidewalk/pedestrian path system that connects to the
surrounding neighborhoods and the Village’s larger sidewalk
network.
B. Develop a unified streetscape treatment within the Corridor
consisting of evenly spaced right-of-way trees, pedestrian
scale lighting, shrubbery and hedges, flower beds, way-finding
signage, and other pedestrian- oriented improvements.
C. Strengthen and enhance crosswalks throughout the area to
improve pedestrian orientation and safety.
D. Emphasize active transportation and transit-supportive design
as part of Village review of future (re)development concept
plans (e.g., curbside designations, pedestrian-scale character.)
Recommendation 15:
Improve Bicycle Accessibility.
Action Steps:
A. Ensure all proposed plans complete the existing bicycle
network in the Prairie View Metra Station Area and connect
with larger existing bicycle networks, parking, and other
infrastructure.
B. Provide appropriate signage and maps to for trail connections
and networks.
Recommendation 16:
Collaborate with partners on improving the
Metra North Central Service (NCS) line’s
ridership and frequency of service.
Action Steps:
A. Continue to serve on the Steering Committee for the RTA
Community Planning Program North Central Service Corridor
Analysis and Implementation Plan. This Plan, which is
guided by a 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 businesses and residents about transportation
connections from the Prairie View Metra Train to places of
residence or employment, which includes shuttle services
such as Transportation Management Association of Lake-Cook
Shuttle Bug, Chariot Shuttle as well as carpooling options such
as SPLT and Pace Vanpool.
Recommendation 17:
Optimize open space opportunities as they
arise.
Action Steps:
A. As redevelopment and development occurs, look for
development plans to provide open space, in large open parks,
tot lots, small plazas, and/or other types of open space.
B. Work collaboratively with partners such as Vernon Township,
Buffalo Grove Park District, and Stevenson High School, on
ideas for shared open spaces and programming.
Recommendation 18:
Encourage sustainable development,
stormwater management and other best
practices.
Action Steps:
A. Promote energy efficiency programs such as Illinois
Homeowner Performance with ENERGY STAR and Come Ed’s
Net Metering.
B. Encourage green infrastructure as a strategy for stormwater
management with a focus on detention areas, parks, and right
of way plantings.
C. Select a landscaping and planting palette that is
representative of plant types that thrive in the Midwest and
are low-maintenance.
Fiscal Impact 67
VILLAGE
COMMITMENT
ENHANCE
SUSTAINABILITY AND
QUALITY OF LIFE
LEVERAGE MARKET
OPPORTUNITIES
CREATE A
NEIGHBORHOOD
IDENTITY AND BRAND
•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 businesses
•Expand Walkability
•Improve Bicycle Accessibility
•Collaborate to improve Metra NCS line’s service and
ridership
•Optimize open space
•Encourage sustainable practices
•Create Unified Streetscape and Building Design
•Incorporate Civic, Community, and Art Uses
•Establish Brand
68 Prairie View Metra Station Area Plan
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Fiscal Impact 69
Appendix
A
Architectural Typology Analysis 71
70 Prairie View Metra Station Area Plan
TYPOLOGY #1:
THE AMERICAN FOURSQUARE
Location: Zone 5
Uses: Residential, Commercial
FEATURES
The American Foursquare is one of the most dominant styles of home
from the early 20th century. These homes feature a compact, square
plan, are two-and-a-half stories in height, and topped with a simple
roof accentuated by a central dormer.
These houses developed in reaction to the overly ornate Victorian
homes of the late 1800s and escew excess detail in favor of
handcrafted “craftsman” woodwork.
Years Constructed: circa 1890 - 1930
Construction Type: Wood Framed or Brick
Exterior Materials: Wood Siding, Brick or Stucco
Use: Single Family Residential, later Commercial
Height: Two and a half Stories
Parking: One-Two Cars, Detached, in rear (potentially added later)
Special Features: Front Porch (potentially enclosed for addition)
Hip Roof
Punched
Windows
Center Dormer
Front Porch
Raised Entry
Wood Siding,
Brick or Stucco
4 Prairie View Metra Station Area PlanDRAFT
For Review
Architectural Typology Analysis
Appendix 71
TYPOLOGY #2:
POST-WAR BUILDING BOOM
Location: Zone 4
Uses: Residential
FEATURES
The suburban building boom following World War II established the
ranch-style house, and its variants the Raised Ranch and Split-Level
as the dominant housing styles of the latter half of the 20th century.
Its long, low profile reflected American desires for wide-open spaces,
with an open layout that embraces a more informal living style. The
“model home” design method allowed for rapid construction to suit
soaring demand.
Years Constructed: circa 1940s - 1970s
Construction Type: Wood Framed
Exterior Materials: Limited Brick, Wood or Aluminum Siding
Use: Single Family Residential
Height: One Story, One-and-a Half Stories
Parking: One-Two Cars, Attached, in Front / Detached, in Rear
Special Features: Raised Ranch / Split Level allowed for large
windows into basement levels, Bay Windows, Picture Windows
Gabled Roof
Attached Garage
Picture Window
Level Entry
One-and-a-Half Stories
Punched Windows
with Faux Shutters
Limited Brick
Wood or
Alum Siding
Architectural Typologies Report 5DRAFT
For Review
72 Prairie View Metra Station Area Plan
TYPOLOGY #2:
POST-WAR BUILDING BOOM
Location: Zone 4
Uses: Residential
FEATURES
The suburban building boom following World War II established the
ranch-style house, and its variants the Raised Ranch and Split-Level
as the dominant housing styles of the latter half of the 20th century.
Its long, low profile reflected American desires for wide-open spaces,
with an open layout that embraces a more informal living style. The
“model home” design method allowed for rapid construction to suit
soaring demand.
Years Constructed: circa 1940s - 1970s
Construction Type: Wood Framed
Exterior Materials: Limited Brick, Wood or Aluminum Siding
Use: Single Family Residential
Height: One Story, One-and-a Half Stories
Parking: One-Two Cars, Attached, in Front / Detached, in Rear
Special Features: Raised Ranch / Split Level allowed for large
windows into basement levels, Bay Windows, Picture Windows
Gabled Roof
Attached Garage
Picture Window
Level Entry
One-and-a-Half Stories
Punched Windows
with Faux Shutters
Limited Brick
Wood or
Alum Siding
Architectural Typologies Report 5DRAFT
For Review
Appendix 73
TYPOLOGY #3:
LATE 20TH CENTURY SINGLE FAMILY HOME
Locations: Zone 1. Zone 3
Uses: Residential
FEATURES
Towards the end of the 20st century and into the 21st century,
residential construction turned toward a contemporary version of
American Revivalism known as Neo-Eclecticism. These homes
combine a wide array of decorative techniques from an assortment
of traditional styles, resulting in a more complex aesthetic than the
simple post-war residence.
Much of the revivalist elements are exclusively decorative, while the
informal, casual interiors and construction methods of the American
Ranch remain. Highly pitched, complex roofs often combine a variety
of styles and features including gables, hips, dormers, and special
accents.
Years Constructed: circa 1980s - 2000s
Construction Type: Wood Framed
Exterior Materials: Brick, Stone, Vinyl Siding, EIFS
Use: Single Family Residential
Height: One - Two Stories
Parking: Two-Three Cars, Attached, Front or Side
Special Features: Complex Rooflines, Dormers, Prominent Entrance
Multi-Gabled Roof
Front-loaded
Multi-Story Entry
Bay Window
Faux Shutters
Large Windows
6 Prairie View Metra Station Area PlanDRAFT
For Review
74 Prairie View Metra Station Area Plan
TYPOLOGY #4:
21ST CENTURY PAIRED HOME
Locations: Zone 6
Uses: Residential
FEATURES
The 21st Century has seen a revision on the Neo-Eclectic
Single Family Home that focuses on smaller living and reduced
maintenance, popular with both “Empty Nest”-ers and young families
with fewer children.
Many of the styles and features of the larger sibling remain, but with
two units combined into a single structure, separated by a party wall.
Smaller lot sizes over increased density and walkability, with less
lawn area to maintain. Often part of a larger planned development,
greater aesthetic harmony exists across several homes
Years Constructed: circa 2000s
Construction Type: Wood Framed
Exterior Materials: Brick, Stone, Vinyl Siding, EIFS
Use: Multi-Family Residential
Height: One - Two Stories
Parking: Four Cars, Attached, Front (2 per unit)
Special Features: Complex Rooflines, Dormers, Prominent Entrance
Complex
Rooflines
Defined Entrance
Large Windows
Hip Roof
Cross
Gable
Front-loaded
Architectural Typologies Report 7DRAFT
For Review
Appendix 75
TYPOLOGY #5:
NEW URBANIST TOWNHOME
Locations: Zone 2
Uses: Residential
FEATURES
Continuing the trend towards denser living and less emphasis on
the automobile, this model crafts a next iteration of the 21st century
duplex, combining 5-6 units into a single structure. Parking is moved
to the rear of the house, offering a more traditional curb appear less
dominated by the car.
Arranged to emphasis walkability, the houses are sited closer to the
street, and consistent aesthetics across entire neighborhoods offers
a picturesque, traditional scene.
Years Constructed: circa 2010s
Construction Type: Wood Framed
Exterior Materials: Brick, Stone, Vinyl Siding, EIFS
Use: Multi-Family Residential
Height: One - Two Stories
Parking: Two Cars, Attached, Rear
Special Features: Rear patio framed by attached garages, visual
consistency.
Complex
Rooflines
Defined Entrance
with Front Porch
Large Windows
Rear-loaded
8 Prairie View Metra Station Area PlanDRAFT
For Review
76 Prairie View Metra Station Area Plan