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1961-023 ORDINANCE 0-61-23 WHEREAS, the Plan Commission, working in conjunction with EVERT KINCAID AND ASSOCIATES, INC. and with the assistance of the Village officials and sundry individuals have prepared a "Compre- hensiveo'Village Plan" and an 'Official Village Map", and WHEREAS, the same has been submitted to public hearing in accordance with the statutes and has been approved by the Plan Commission: BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK COUNTY, ILLINOIS, Section 1. The "Official Map" which is attached hereto and made a part hereof is hereby declared to be and is adopted as the "Official Map" of the Village of Buffalo Grove. Section 2. The 'Comprehensive Village Plan 1961" which is attached hereto and made a part hereof is hereby declared to be and is adopted as the "Comprehensive Village Plan 1961" of the Village of Buffalo Grove. Section 3. The Village Clerk is hereby directed to record a copy of the "Official Map" in the Office of the County Recorder of Cook County, Illinois, and of Lake County, Illinois. Section 4. This Ordinance shall be in full force and effect from and after its passage and approval. AYES Sax NAYES None m fi11111��bb� PASSED THIS `} DAY OF OCTOBER, 1961. APPROVED ATTEST ............... --, � �4 evident Clerk INIIIN'TWIIIbSilfif7�kuiuiHw . .. #. �. W+r E 0 � .. r,. ��W 1 COMPREHENSIVE VI LLAGE- -P LA N 1961 . µ EVERT KINCAID a ASSOCIATES, INC. 4AWRENCE • TREICHEL • BAUGHMAN • WALKER P k A It N I N G Cmm O N 5 U L T A N T S It WEST MADISON STREET CHICAGO 2, ILLINOIS " A COMPREHENSIVE PLAN FOR BUFFALO GROVE, ILLINOIS July 1961 Prepared By EVERT KINCAID AND ASSOCIATES, INC. Planning Consultants 22 West Madison Street ----, Chicago 2 , Illinois Planning Staff Don C. Shafer - Director of Planning, Editor Paul D. Kraman - Cl-ief Planner James D. Ringe - Planner, Cartographer William S . Warda - Cartographer EVERT KINCAID AND ASSOCIATES, INC. . . Consultants LAWRENCE • TREICHE L • BAUGHMAN • WALKER CITY PLANNING • ZONING • URBAN RENEWAL SUBDIVISION DESIGN • LANDSCAPE ARCHITECTURE 22 WEST MADISON STREET CHICAGO 2, ILLINOIS Wm.S.Lawrence,President Telephone Financial 6.2353 George E.Treichel,Vice-President M.Eugene Baughman,Vice-President Edmund B.Walker,Vice-President and Secretary July 27 , 1961 Buffalo Grove Plan Commission Buffalo Grove , Illinois Attention: Mr . Eugene J . Racette Gentlemen: Pursuant to our contract for the preparation of a Comprehensive Plan for the Village of Buffalo Grove , effective October 1 , 1959 , we are transmitting herewith our final report containing survey data and basic recommendations for the guidance of the future growth and development of the Village and its environs, as well as a brief summary of the necessary codes and ordinances essential for effectuating all phases of the comprehensive program. During the time we have served your Village , we have had the assis- tance of many individuals as well as the Village officials and mem- bers of the Plan Commission. To all of them we extend our appreci- ation for the aid given us and trust that we have properly inter- preted the information used in developing the plans . Special attention has been given to the problem of storm drainage requirements which warrants action before the completion of all phases of the program. The Zoning Ordinance and district map have been adopted and approved by the President and Board of Trustees , and the subdivision regula- tions have been forwarded to the Plan Commission for its approval . This final report is submitted for your review and endorsement and subsequent forwarding to the President and Board of Trustees as an integrated analysis of the Commission's complete planning program in support of the Board' s ultimate adoption of all ordinances neces- sary to effectuate same . Respectfully submitted , EVERT KINCAID AND ASSOCIATES, INC. IFARKNS rtr.�.tr/J.4 i`'0% MEBaed Baughman RESIDENTIAL SUBDIVISIONS INDUSTRIAL DISTRICTS URBAN REDEVELOPMENT PROJECTSECTURE INSTI TIONAL FLANS PARE B RECREATIONAL PLANS CITY S REGIONAL PLANS LAND USE SURVEYS ZONING ORDINANCES THOGHBORHOOD DEVELOPMENT PLANS SHOPPING CENTER PLANS PARTICIPATING OFFICIALS VILLAGE BOARD OF TRUSTEES ..�, President ALOYSIUS P. BUNESCU ' Albert Frank Eugene Huxhold Albert Walters James Gillen William Farrington Chester Bochniak VILLAGE PLAN COMMISSION Chairman EUGENE J. RACETTE George E. Krug Kenneth W. Lewis Alex L . Stasal Robert E. Malinsky Charles V. G,ramer iii PREFACE The United States is forming itself into gigantic urban clusters at an astounding rate . At present , according to the 1960 U. S . Census , 62. 2 percent of the country ' s total population resides in metropolitan areas; by 1970 and 1980 the proportion may rise to between 70 percent and 80 percent . The Chicago Standard Statistical Area acquired slightly over one million new residents between 1950 and 1960. While this 20 per- cent growth is high in itself , the really meaningful aspect of the local picture is that whereas the suburban segment of the Chicago area increased by 1. 1 million inhabitants , the city proper lost approximately 71 ,000 residents during the last decade . These shifts represent a 1 . 9 percent population loss for the city and a spectacular 71. 5 percent gain for the area outside of Chicago. In broad terms , the development of a planning program may be t thought of as the evaluation, arranging, and rearranging of a com- munity's physical elements in such a way as to promote the economic, physical , and social well-being of its citizens to the maximum ex- tent consistent with the locality 's resources . The most important aspects of planning are, therefore , the engineering, the legal , the architectural, the fiscal , the economic, the geographic , and the sociological. A comprehensive plan treats the community as a dynamic organism and includes all of these aspects, blended in iv proportion and forming a set of guides for the stimulation and di- rection of the community' s future development and prosperity. This report presents the results of such a planning program and includes recommendations for the future pattern of land use , the regulation and routing of traffic flow, improvements to community facilities , and village ordinances to implement the planning pro- posals as well as some explanation of the action required to ad- W minister the program. The formulation of the plan is the product of much effort by mem- bers of the Village Board of Trustees and the Plan Commission. �° The plan and implementing ordinances , however , have no validity unless adopted and administered in keeping with the aims of the program, and this is the next necessary, step for the village . The citizens of Buffalo Grove must also participate by expending effort in support of the plans to bring them to full fruition. This is their duty both to themselves and to the coming genera- tions who will occupy the village and surrounding environs . v TABLE OF CONTENTS Page PREFACE . . . . . . . . . . . . . . . . . . . . . . . iv LIST OF TABLES. . . . . . . . . . . . . . . . . . . . viii LIST OF EXHIBITS. . . . . . . . . . . . . . . . . . . ix PART ONE ° ECONOMIC AND PHYSICAL FACTORS FOR PLANNING BUFFALO GROVE, ILLINOIS INTRODUCTION. . . . . . . . . . . . . . . . . . . . . 2 THE POTENTIAL ECONOMIC TRADE AREA FOR BUFFALO GROVE 5 POPULATION. . . . . . . . . . . . . . . . . . . . . . 7 GEOGRAPHIC BASE . . . . . . . . . . . . . . . . . . . 9 EXISTING LAND USE . . . . . . . . . . . . . . . . . . 11 CIRCULATION . . . . . . . . . . . . . . . . . . . . . 16 Streets 16 Transportation 20 COMMUNITY FACILITIES. . . . . . . . . . . . . . . . . 21 Schools 21 Parks 23 Water Supply 24 Sewer System 27 Public Buildings 29 PART TWO PLANNING PROPOSALS FOR BUFFALO GROVE, ILLINOIS AREA DEVELOPMENT PLAN : . . . . . . . . . . . . . . . 31 Area Land Use Plan 31 The Thoroughfare Plan 34 School-Park Plan 36 Proposed Planned Industrial Areas 37 vi TABLE OF CONTENTS--Continued Page Proposed Sewage Treatment Plant 38 Generalized Land Areas Subject to Flooding 38 Proposed Intensity of Residential Uses 38 GENERAL DEVELOPMENT PLAN. . . . . . . . . . . . . . . 40 Land Use Plan 40 Civic Center 43 The Thoroughfare Plan 43 School Plan 44 Parks and Recreation 44 CAPITAL IMPROVEMENTS. . . . . . . . . . . . . . . . . 46 Public Works Financing 46 Public Works Program 48 PLAN IMPLEMENTATION . . . . . . . . . . . . . . . . . 51 The Official Plan 51 Subdivision Regulations 52 Zoning Ordinance 52 ANNEXATION FACTORS, PREREQUISITES AND POLICY RECOM- MENDATIONS . . . . . . . . . . . . . . . . . . . . . . 56 Publication of Policy Statement of the Board of Trustees for Review of All Property Owners Con, sidering Annexation 58 Factors for Consideration of the Board of Trus- tees and the Plan Commission in Making a Final Determination as to Whether an Area Should be Annexed 60 PLAN ADMINISTRATION . . . . . . . . . . . . . . . . . 64 Continuing Planning Efforts 65 vii LIST OF TABLES Table Page 1 Estimated Retail Expenditures of Trade Area Population. . . . . . . . . . . . . . . . . 6 2 Projected Population and Dwelling Units for Buffalo Grove , Illinois . . . . . . . . . . S 3 Land Use Quantities . . . . . . . . . . . . 14 4 Suggested Schedule of Public Improvements 49 5 Buffalo Grove Zoning District Regulations 54 viii LIST OF EXHI MS Exhibit Page 1 Land Use. . . . . . . . . . . . . . . . 12 2 Area Land Use . . . . . . . . . . . . . 13 3 Area Street Types . . . . . . . . 17 ueA 4 Street Types . T 18 5 Street Widths . . . . . . . . . . . . . 19 6 Water System. . . . . . . . . . . 25 7 Sewer System. . . . . . . . . . . . . . 28 8 Area Development Plan} . . . . . . . . . 32 9 General Development Plan. . . . . , . . 41 10 Existing Zoning . . . . . . . . . . . . 55 ix PART ONE ECONOMIC AND PHYSICAL FACTORS FOR PLANNING BUFFALO GROVE, ILLINOIS INTRODUCTION The original Buffalo Grove was a tiny , unincorporated community lo- cated about four miles northwest of the village of Wheeling and just south of the Lake County-Cook County line. The community more than 100 years ago consisted of ten houses , about seventy-five res- idents, a Catholic church, convent , school , a tavern, and a tractor agency. As to how the community received its name , village legend has it that many years ago someone found the skeleton of a buffalo down near the creek. Further , that back in the 1700's when the town site was only prairie , the buffalo discovered the virtues of this area . Buffalo Creek, which was yet to be named , ran happily around a gently sloping hill and at that point was flanked by shady willow ,,..E trees . According to the tale handed down by generations of vil- lagers, the buffalo were in the habit of spending their noon time rest periods near the creek while munching their way across the prairie on their daily trek from some woods near Wheeling to groves further west of the site . In 1957 a farm just south of the then Buffalo Grove was purchased for the purpose of developing a subdivision. This 187 acre farm cost 100 times as much as the original owner paid for it in 1853. In 1958 the new residential subdivision was incorporated as the village of Buffalo Grove , but the corporate limits did not include 2 any of the original community. The Buffalo Grove of today is com- posed of all new homes and at the present time would be classified as a "bedroom town. " Buffalo Grove has grown since the time of incorporation from a pop- ulation of 164 to 1 ,492 people, as recorded in the 1960 final census of population. Since 1958, Buffalo Grove has annexed areas to the community which have more than doubled the original size of the village and is now rapidly being developed with new houses. With the last incorpora- tion, the south limits of the community now connect with State High- way Route 68 , locally known as Dundee Road . The eastern corporate limit coincides with Buffalo Grove Road , which provides a traffic connection between Route 68 on the south and Route 83 approximately one-half mile north of the village limits. In 1958, approximately two years after the incorporation of the com- munity, the total twenty-four hour traffic count by the State High- way Department on Buffalo Grove Road north of Dundee Road was 750 cars . By 1959 the traffic during a twenty-four hour interval on this same section of Buffalo Grove Road had doubled to 1 , 500 cars . During the same period , traffic had also increased on Route 68, or Dundee Road , but not as much as on Buffalo Grove Road . Between 1956 and 1959 traffic counts showed a 75 percent increase in traf- fic on Route 68. 3 No railroads pass through Buffalo Grove at the present time--the nearest passenger train service (including local commuter service) is provided by the Chicago and North Western Railway in the Village of Arlington Heights less than six miles away , At the present time the economic structure of the community is sup- ported by various tax and fee monies since there are virtually no business or industrial establishments within the corporate limits -- of Buffalo Grove. The economic condition will be changed as busi- ness and industry become an active part of Buffalo Grove. This community is geographically located almost in the center of a rapidly expanding residential growth area. It is situated between two heavily-traveled highways lying approximately one and one-half miles on either side of the community. 4 TABLE 1 ESTIMATED RETAIL EXPENDITURES OF TRADE AREA POPULATION Remainder of Total Category of Expenditure Buffalo Grove Trade Area Trade Area Food , beverages and to- bacco $ 550 ,000 $ 540 ,000 $1,090 ,000 Clothing and accessories 220 ,000 260 ,000 480 ,000 Medical and personal care 100 ,000 95,000 195 ,000 Home furnishing and equipment 180 , 000 175,000 355,000 Home operation and im- provement 360 ,000 360,000 720,000 Recreation and recrea- tion equipment 100 ,000 105,000 205,000 Automotive 310 ,000 310 ,000 620,000 Other goods and services 125 ,000 175,000 300,000 Total $13945 , 000 $2 ,020 ,000 $3 ,965,000 Figures from the "Life Survey of Consumer Expenditures" were used to calculate total retail expenditures . In using this table , it was assumed that Buffalo Grove households fell into the $5,000- $6,999 annual income category and that all remaining households were in the $7 ,000-$9 , 999 category . The latter figure may be too liberal. 6 POPULATION Within the present corporate area of Buffalo Grove there will be an estimated 1 ,316 single-family dwelling units having a projected population of 5,000 persons . With the rate of growth of this com- munity continuing as it has in the past , the near capacity popula- tion will undoubtedly be reached by 1966. Development of the pres- ent zoned multiple-family area would result in a population of well over 5 ,000 people by 1966. 7 TABLE 2 -.w PROJECTED POPULATION AND DWELLING UNITS FOR BUFFALO GROVE, ILLINOIS Total Estimated No. of Estimated Dwelling Units Population 1957 75 322* 1958 237 900 1959 349 1 ,326 1960 388 1,492 " (Final Census Count) 1961 567 2, 155 1963 875 3,225 1964 11011 3,842 1965 1 , 164 4,423 1966 1, 316 5,000 *Population per household of 3. 8 based on 1960 final census count and estimated dwelling units constructed prior to June 1960 . 8 GEOGRAPHIC BASE The geography of the Buffalo Grove planning area includes the vil- '� lage and the one and one-half miles of rural and rapidly developing area outside of the community. The rural area outside of the cor- porate limits of the community consists mainly of farm lands with some areas which are subject to flooding because the land is so low. Within the corporate limits of Buffalo Grove the elevation ranges from 675 feet above sea level in the north part of the community raising to 700 feet in the southwest sector of the village . In the north section of the community where the elevation is only 675 feet is located Buffalo Creek. In various other sections of the community , as shown on the Area Development Plan, are areas which could readily be flopd areas and the type of development within these areas should progress with caution. The United States Geographical Survey Benchmarks for the village vary from 669 feet just northeast of the corporate limits to 694 feet at the intersection of the southwest corner of Section 4 and Route 68. The Buffalo Grove terrain, therefore , could be classi- fied as rolling with some low areas subject to flooding. There are virtually no wooded areas within the corporate limits and undoubtedly the small areas that did exist were destroyed dur- ing the original development stage of this community . 9 In the one and one-half mile area outside the corporate limits , the terrain is similar to that within the village , only on a larger scale. As the planning area continues to grow, the development will un- doubtedly be concentrated in fill directions of the compass with the exception of the southeast . Here the Arlington Golf Course momen- tarily prevents any development from taking place . 10 EXISTING LAND USE The existing land use of Buffalo Grove and the proposed residential developments are the foundation of all comprehensive planning work for this community. Therefore , by April 4 , 1961 , the use of each parcel of land within the corporate limits and the immediate en- virons was platted on a base map. This map, Exhibit 1 , then became the existing Land Use map for the village. Exhibit 2 shows land use in the unincorporated area around Buffalo Grove. The survey was for the purpose of studying the established pattern of land use in terms of intensity and location, and then utilizing this record of existing conditions as part of the planning base--coor- dinated with other planning studies and planning recommendations, Calculations of the land occupied by the various uses were also made and are presented in Table 3. Buffalo Grove is laid out in a curvilinear pattern with blocks varying in size from approximately 600 feet upwards to 1,400 feet in length, with the width of these blocks averaging about 225 feet. This type of street pattern provides for the most efficient use of land and with the least amount of street surfacing for the village to maintain. If the same type of street pattern is used in con- junction with the existing topography in any new development, many physical problems can be eliminated . A review of the Land Use map reveals that the single-family homes are the largest land use in the community; 26.4 percent of the 11 AyNx -- V I L L A G L OF r p BUFFALO GROVE I L L I N 0 1 S A x�r EXHIBIT I ` "ter? r r .................... .._ ___--- ........... .............. .- LANE .. ,,,,,,,,, }R 3 ,� m�.O. S`Y ✓! .4.5_!5 /` LAKE- —..... —_--_COUNTY .—_ ........_ ......__ COOK"". rr. s � 514�f C NT 42 N ( COOK COUNTY a P 16�t��T��" ♦ � pf,4pN' rtC u5 LAND U S BUFFALO GROVE V/LLA E C/M/T t p 'MC N LEGEND P " 3 M NwY 1� SINGLE FAMILY DWELLING o ICKORY ✓'r;w' / u:. r s , r .we _..,.:.. .A � ,L_., 3� us � r BUSINESS OVER USE AS INDICATED '_ A PKWT sT - BUSINESS PUBLIC SCHOOLS, DU&DNOSJill gem-,", r" •" / x„""w l� (v o - j' r :al +. Y� R. ...... S OTHER PUBLIC USES ,✓� z �° ° �/ " A P E W PRIVATE SCHOOLS, CHURCHES w " .. rim r +! ar a a7 rS� K � "R OTHER WAS USES ... s`9' y l' '+ d tit DR BERNARD Y •, CEMETERIES �� p n 1�r r �, s � t�/r ::.,-;�_... • ..:� . _.� _ .._�.' � � x R A y� . VACANT GLE Iy .......... NI � e A - 0 W HAMTXORX�E81IIFFALO GROVE 1VILLAGE I L�/MIr"LA t� m l 1 s� o r o o Zoo goo RCo 120Ort ,.,...- 7FTCA R RD.. � �00 A a 1. [c l .6 N 1ci� T APRIL 4 1961 ;n EVERT KINCAID 8 ASSOCIATES,INC. P L A N N I N G C O N S IIAL T A IN T S I 22 WEST MAOISON STREET CNICAGO 2,ILLIM015 A � ' ' wrr rcc. m., PAL ATryyE. ' + 0Wr ,TWP. ! �`......\'` r �,4q t,,..,.._E.L 1 r'• f rW � �. IN[ sTaN " W�/E£L fN r _J �.II., _# r TWP. C `! t yERNON - p, � `, 4 uo r;JT V if l"rf)♦per `\\ ` J...y.' ./ .m.,.hJ \ d r i i�1, �- 1 - i l .9':.....__ \ i �"'/, r/ r_ / .. R o m m -o m 1 — \ 1 qq7 Gr �" ,� �4a 7( •`•��♦�♦� ��\ � �r( . t r�� i j� .rl . �'I I�C��--�'7')l• � � ��(`tee <, �� _ J/ 't�`` '.�� r ��f��l ��f r� �l,-��,r � I m r /`' I• .r, r ,mot y r f :: ,} y 11 I rl ° �� d ,� 3 Y' 117, �%t �y'i, C�'rr, l M \ i .. n i (\f r"� }(�r1 .. m r f t �, v rtt I r \ _ �7 r 4."J --��-1 (, (J 1 S c"�•,._J �� -.,:;, / 'r . 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II OCR _1\Itl W v i, r// _r - /euTT �o� �ae+ovY'�;� r ,..Ro• '�{`pw.m^a ,_r} r / (\r :;' sl ,.r `'- -"r\ ..�/ \) V"�;. -� �16 �� ': ,uk.Ter y�+°; .��'".Ran .ens 'r' �',.'� m-�-��--. r�r•�..-� J \c .," , \�` i /, /�s� LJ l � rzt �15s'� , #.U, rp ( _." L .. .wl.�. ,. 1 y v x r' _. °��ur� ( �. �r � _! 1 / I t �/ /"� �A1r ��\�., / A� v r ��\ �� I�✓7 \ \ � � V� _ !rr Ar--. 3 V; gg U,;I' 'ROAD �'C x0 E ttfiE yy ..::: 4 7�, .. �'�.... — _ 4"h N O AO P4 / I d (.'. ya� 1 I f r _ �� }, '. � .. oz --- ✓ -;. A _.' r rss o o io ,➢r'r t ' I \� r t e �y� as \I 1 x N z Z , r t'...' !� . _- .... ..':" - .�,:� .` r.p .... err—.. , I -, `�t'i� ':• \J I w )`(// ` �`".—/r,`�1 r`_�iJ ��.1 �� ,. m „ r�rRURsr_w -011 _ _ Z i= $ o I N ✓ �� cam ;. j % I J \�`�� C J o D \ ll"`..f,l ✓ _ ti p m a`. .Mo ...°�" ..�:...�i TABLE 3 LAND USE QUANTITIES Percent of Percent of Area Developed Corporate Number Type of Use In Acres Area Area of Uses Residential Single-Family 110. 3 52.4 26.4 567 Business 14 .4 6. 8 3.4 1 Public 19.7 9 .4 4 . 8 2 Schools , parks , playgrounds , pub- lic buildings , and other public open spaces Quasi-Public - - - - Private schools , churches , etc. Streets 66. 2 31 .4 15. 8 - Total Developed Area 210. 6 100 .0 50.4 Vacant 207. 9 49. 6 TOTAL CORPORATE AREA 418. 5 100 . 0 14 developed area is being used for this purpose , which demonstrates that Buffalo Grove is predominantly a single-family community . As the community is presently zoned the existing districts contain lots of 10,000 square feet maximum to lots of 6, 600 square feet min- e, imum. These are reasonably good standards in that they.:al-law an ap- preciable amount of open space around each structure , thus prevent- ing an overcrowded appearance . At the time of the land use survey there were 567 dwelling units in the village . In planning future land uses, therefore , the pre- ponderance of residential land should be reserved for single-family houses, with provision for some multiple-family construction in areas convenient to places of business and employment. In order to strengthen the tax base in Buffalo Grove, areas should „...., be annexed to the corporate limits of the community in order to provide for industry. With industry in the community , the village can provide public services for the local citizens that could not be realized without such a tax stimulus . Where a balance is provided between industry and other uses in a community, people are attracted--not only for business purposes but also to take up residency and become part of that community. 15 CIRCULATION The principal routes , with types of surfacing, connecting Buffalo Grove with other nearby communities , as shown on Exhibit 3 , have been mentioned elsewhere in this report . Route 68, or Dundee Road , is an east-west State highway beginning at Green Bay Road approxi- mately 12 miles to the east of Buffalo Grove and connecting with Routes 59 and 63 in the village of Barrington Hills approximately ......., 11 miles to the west. Generally the route extends for 23 miles in length. The amount of traffic on this route adjacent to Buffalo Grove Road has been heretofore discussed . Buffalo Grove Road, a north-south route , serves two functions at the present time--as a connector road between State Routes 68 and 83 and as the east corporate limit of Buffalo Grove. STREETS With the exception of the areas being developed at the present time , all streets are constructed of 8 inches of gravel , surfaced F....... with 2 inches of bituminous concrete and have curbs and gutters , except Buffalo Grove Road which lacks curbs and gutters . As areas become built up, the curbs and gutters with the above named sur- facing will be improved or constructed . Exhibit 4 illustrates the types of streets as to surfacing and Exhibit 5 indicates the street widths presently being used in Buffalo Grove . 16 ........ VTmar __ --_- ". V i _ .� ' ✓ -/ // *y \ ;� '� - °.,.._` �, � G'---�`I \\ to a Ll �`\/i�-�ra� `_\ `> /i/ I � !� f �f�-45T"�.''�P�wE0. i-Z ,.� ✓'� /o d C �`� a ��.,..,,,i �j � i� /-� �� O m Cf) A..-- O \ \ ♦ ✓ / (;' .�k-'-^. ��" �_ `\ J Vsso . ,.• \ i , TC. 'O.�/w/7 .. 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Al l �.� .. ,W1331�'Atl SL. d, ,-/ 'd M t // `»p a. ;. i � l ,:„�ulrj7rd\ � B U F FA LO G ROV E _ m ILLIN01s �- R 040 4 STREET TYPE . l I EXHIBIT 4 AN - _- 3233 -C4 VN TY': `'' LAB_ COUNTY _...... —y... ...—__......_ COOK 3 !11 COUNTY-::. ►.!2 N COOK COUNTY k �T OUFFALO GROVE V/L(A £ t1m1r r/r(//( Fp I !WTR Ay,ISEC MC NE i � - '� , LEGEND _ .. k ,�FTryI � , eLf�40 R —. O • 'sue " a + z �l I . ASPHALT . , ' �- + z: `r', 14C- J L J UNPAVED ' L�TI n ARLINGTON _ T1 GOLF ..;] .CLUB - I LL_11-L.11_L.L.L.L1.1.11.11.1.1._—L.. I IN i! (5 J _ J W �.... __ .. ....... - _ 0 -00 x ix0a.- � f 0 p I r- t I .� 5c.lx � -- I � E V. Z. a I EVERT KINCAID 9 ASSOCIATES,INC. P L A N N I N G C O N S U L T A N T S t2■ES T YAD,SON STREET CHIC A60 2,-LL.0 5 DUNDEE ....... ............ —.... — -- —. TRANSPORTATION Buffalo Grove is not served by any type of public transportation at the present time. The nearest railroad transportation facility , furnished by the Chicago and North Western Railway is located in the Village of Arlington Heights , which is less than six miles to the south, via Arlington Heights Road. There are many commuting trains provided by this railroad to satisfy the businessmen wanting to travel to and from the Chicago Loop or any other nearby commun- ities . O'Hare Field , the closest commercial air transportation facility, is approximately 20 miles south of Buffalo Grove. This facility is located within a 30-minute-or-less driving time zone via State highways . Pal-Waukee Airport , located less than six miles southeast of Buf- falo Grove on Routes 45-21 (Milwaukee Avenue) provides facilities for small planes comparable to aircraft used by businessmen and industrialists in conjunction with their businesses . The avail- ability of such a near-by facility could be a point used in trying to encourage industry into the community. 20 COMMUNITY FACILITIES SCHOOLS The only public school in Buffalo Grove at the present time is the Louisa May Alcott Grade School constructed in 1960 . Buffalo Grove is located in Grade School District No. 21 and in High School Dis- trict No. 214 . Louisa May Alcott Grade School This elementary school , consisting of ten classrooms including kin- dergarten through sixth grade, was built in 1960. In addition to the classrooms , a gymnasium, two special educational rooms , one nurse' s room, one kitchen and a teachers ' lounge were constructed. The capacity of this school is 350 pupils and the present enroll- ment is 279. Because the capacity is going to be reached in the near future, it is planned to add ten new classrooms to the pres- ent school building during 1962 . The grade school at the present time has 27. 9 students per class- room and when the capacity of the structure is reached there will be 35 students per room, which exceeds the recommended standard. The existing school site consists of 7. 2 acres--1.3 acres below the recommended standard for a school with a student capacity of 350. The school site for a building with such a capacity should total 8. 5 acres. 21 With the community interested in attracting business and industry into the village , a new school might have to be constructed sooner than had been anticipated in the recent past . The following standards are recommended for each school facility: Pupils Per Floor Area Playground Site Type of School Classroom (Average) Area (Acres) in Acres Elementary 25 300 sq. ft . 2 + 200 sq. 5 + 1 per per ft . per each 100 pupil pupil pupils Junior High 25 400 sq. ft . 4 + 200 sq. 10 + 1 per per ft. per each 100 pupil pupil pupils Senior High 25 500 sq. ft. 8 + 200 sq. 10 + 1 per per ft . per each 100 pupil pupil pupils Maximum Walking Distance to School (one-way) Elementary Pupils 1/2 Mile Junior High Pupils 1 Mile Senior High Pupils 1-1/2 Miles Maximum Bus Travel Time to School (one-way) Elementary pupils 30 Minutes Secondary Pupils 60 Minutes PUBLIC ELEMENTARY SCHOOL ENROLLMENT Total Year .:_ K 1 2 3 4 5 6 1-6 1960-61 77 57 37 32 35 22 19 279 The proposed ten-room addition planned for 1962 will provide for an additional 250 pupils if the recommended standard of 25 pupils per 22 classroom in an elementary school is adhered to. The planned ex- pansion will bring the total capacity of this grade school up to 600 students . For a school facility handling 600 students , the site should be approximately eleven acres in size. St . Mary's Catholic School This school is located in the unincorporated community of Buffalo Grove immediately north of the corporate limits . Students from Y Buffalo Grove attend this parochial school. ' PARKS For proper community life, it is essential to have adequate park and recreational areas for all citizens , regardless of age , within the corporate limits. A well balanced park system, composed of playgrounds, playfields , athletic fields , play lots , and naturalistic areas should contain approximately one acre of open space for each 100 persons of popu- lation. Buffalo Grove , with a population of 1 ,492 according to the 1960 final census, should have at least 15 acres of park and outdoor recreational area . At the present time the village has 12. 5 acres , exclusive of school land . Not only should a park system provide adequate year-round recrea- tional facilities for all age groups but it must be integrated with other elements of the comprehensive plan in terms of proper loca- tion, distribution and size of families , ease and safety of access , 23 cost of acquisition and development , etc. To maximize economies and avoid expensive duplication of facilities , plans for neighbor- hood recreational areas should be integrated with school building programs . Neighborhood parks and play lots should be within easy walking dis- tances of neighborhood residents , and by this standard it is appar- ent that the area south of Bernard Drive and east of Raupp Boule- vard will be without any park or recreational area , as the prelim- inary plan by the developer indicates . As the community and the neighborhood areas further develop, the need for such park and recreational areas will become even more acute unless vigorous action is taken now to provide for additional facilities . WATER SUPPLY The existing water supply system is shown on Exhibit 6. Water sup- plied to the village comes from one well located in the northern limits of the community and west of Raupp Boulevard, extended. The present water plant is owned and operated as a private utility. The well capacity as to rated pumpa ge is 450 gallons per minute and at the present time from all indications this is the amount of water being pumped. The water reservoir capacity of 300,000 gallons , coupled with this well capacity, should adequately serve 1 ,000 homes . At the present 24 .......... ... ....... ... ....., ,.,,,.. ----. .... ....... ..,. .. _lr _ ..... a � o ral VILLAGE OFFAL B U FO G ROV E 0 � L L I N O I S .......... L I WATE R YSTE tea. EXHIBITV LAKE J233 C TY. L� .�000NTY ` C O O K 3 4 �l5 C O U NY Y. N COOK COUNTY — -- • r L_1.._..1I......4I....IDm.1..�1. .L....�;.._1...1..y L0 cqO'VXE VILLA E LIMIT PO MC Nf V v NRY i 4- �� LEGEND _ � �� II 8 INCH LINEIT 6 INCH LINE �_ fi, ..... Lu w,. v r _ ARLINGTON :;*:�, • `C C. - W � -\�' _ CLUB 1 GOLF y E+r�rr. 0 .LL1 1.i ... Q®I m o � J o i 1 EVERT KINCAID 8 ASSOCIATES,INC. P L A N N I N G CONS U L T ANT S 22 WEST WA.-SC% S—E" _- AGC 2. S aurva .Kw . ........,.. . ...__ ..,�_. ... .,.,. -. .. rate of growth the water capacity will undoubtedly be reached dur'- ing the year 1964 . From all indications , consideration should be given to acquiring an additional well during 1962 for standby pur- poses. During 1964-1965 additional reservoir capacity and neces- sary pumps should be planned for because at that time the estimated population will be from 3 , 840 to 4 ,420 people and from 1,000 to 1,200 dwelling units . ` In planning for additional public water supply there are several general requirements which must be taken into account , ; namely: Quantity : Sufficient quantity for projected growth plus reserve for dry periods . Quality: Meets United States Public Health standards . Treatment Facilities : Adequate capacity to meet demands of maximum drought plus fire flow; provision for stage expan- sion; adequate to insure degree of treatment needed . Distribution System: Proper design to insure complete cov- erage of logical service area , and to assure delivery of re- quired flow; storage facilities where needed; maintenance of minimum pressure everywhere in system. In determining required fire flow, consideration shall be given to the structural conditions and congestion of buildings. If such conditions and congestion vary materially from those of the aver- age municipality of similar size , the required fire flow may be in- creased or decreased accordingly . 2,6 For residential districts the required fire flow shall be deter- mined on the basis of structural conditions and congestion of buildings. In districts with about one-third of the lots in a block built upon, having buildings of small area and low height , at least 500 gallons per minute are required , and if the buildings are of larger area or higher , up to 1 ,000 gallons per minute should be required . SEWER SYSTEM The existing sewer system for Buffalo Grove is shown on the Sewer System map, Exhibit 7. The existing sewers range from 8 to 15 in- ches in diameter within the serviced area . The present sewage treatment facilities are capable of serving an estimated 900 houses , or a population of over 3 ,400 people . Based on the present rate of growth , the capacity of the treatment facilities will probably be reached in 1963; therefore , prior to that time the treatment facilities should be increased to handle an increased population. Federal financial aid,' to assist in construction of new sewage treatment facilities--or additions to or extensions , alterations , acquisitions , improvements or remodeling of already existing treatment plants--of up to 30 percent of the estimated reasonable cost of such a planned program, is available at the present time . Storm sewers have been installed in areas to best alleviate storm 27, qux nk ,i miwuw water . The sizes of the mains range from 12 inches to 60 inches ' in diameter . PUBLIC BUILDINGS At the present time there are no public buildings as such. In or- der , therefore , to conduct official village business in a commun ity growing as rapidly as Buffalo Grove, the erection of a building for this purpose should be high on the list of any public building construction program. United States mail service is presently being provided through the Wheeling Post Office . All door to door mail deliveries in Buffalo Grove are made once a day . In planning for a civic center , the inclusion of a post office should be considered . B 2� —_ER VILLAGE OF - 0 L e I BUFFALO GROVE L L I N 0 1 S SEWER EXHIBIT 7 LAKE ___ V 43 _ _ 3233 44NTY ]_ _ TYtp N _ _, _)))) y /) . COUNTY COOK 5 0 -COUNT Y� P,42 N LAKE COON COUNTY Qzk 9 L E G E N D Q < r BUFFALO GROVE VILLA E C/M/T NO �WTRW $ ""'SIC N SANITARY SEWERS - _ Y 15 INCH LINE 4- -H-H-}i } - '.tg r f�. II �. 12 INCH LINE 10 INCH LINE rllIiI�"TIit `I� x —� 8 INCH LINE �� ; j'• _ -L+ h i ° Q ARLINGTON i GOLF STORM SEWERSCLUB Q F- .LL.111�1i_1 i.1.1_1.i.L.1.1.11 L 11-1.1_—L. I1111111111 30 INCH LINE 9 OVER'�' F W m - � I - -- nnnun� 21 INCH TO 241NCH LINE b Y _ a ••••••■•-�� 12 INCH TO 18 INCH LINE ' APRIL 1961 J I' i - EVERT KINCAID 9 ASSOCIATES,INC. 1 2 wESTNM N so T.— 0 N SN U�oo z.A`N'01s _e. PART TWO PLANNING PROPOSALS FOR BUFFALO GROVE, ILLINOIS AREA DEVELOPMENT PLAN Exhibit 8 is the Area Development Plan for the village of Buffalo Grove and its environs. The General Development Plan, Exhibit S., is the more detailed plan of the corporate area of the village. By comparing the two plans , the inter-relationship can easily be noted. The sizes and locations for proposed schools , industry , business , civic centers and parks , etc. are only approximate . The rights-of- way of any proposed thoroughfares , when not following existing rights-of-way, are also only approximately located . Planning for Buffalo Grove must not stop at the corporate limits , but should include all of the area beyond to a distance of one and one-half miles . This is emphasized in the Area Development Plan. What is happening and is going to happen in years to come beyond the corporate limits of Buffalo Grove is of the utmost importance to consider and control to the end that the total area may be planned in an integrated manner . If planning for the village is terminated at the corporate limits , there will then be great incon- sistencies as between what occurs within the village and what oc- curs outside . More than likely , the environs of the village will become part of the community sometime in the future. AREA LAND USE PLAN On the Area Development Plan, the direction of growth is indicated by the designated sections . Residential growth will probably be in a 'south, west, north and northeast direction. 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F ..,..._... , , :.... ,/�, r / 1....t,: l bj .o / / � } r,r.,, r .a" '"^�.,d,' a?.'�,:•.r^�,� �•. i _, \�_� (n _—_ — /r, - /l, /, � f/ � ;r o �j,� J � v •»•fir ..;,f z ._—. ! I ' .f •1:::; + -vli rrr°/�„''r r :� J6 / lµ' /, $ r,.,....rr3 y; '- _ �.i l J�\s. i N �� D 111,f m r r -v o OD - m � � ! �/ �'r�9/'rr /�� ! / �1' ��ll, ; ' � I I 3 r��'ra ski,-fir• - w i _ - , w r o�n ... / �Y %faF rrfw�'///l/.;,r l(/��/r//,rya.,1.1 I '.r'�=v-r Y /d" %//�l�v.r/.. //� (///�IILt fd40, 1✓' r, li+., �t ,,, � /. goes on there will be a closing of the distance between Wheeling and Buffalo Grove. Therefore , strong consideration should be given as to the areas to annex. This is particularly true of any unin- corporated area to be used for industrial purposes. Within the present corporate limits of Buffalo Grove there is no zoned industrial district . Further , there is no area within the corporate limits which is adapted to such a development . As shown on the Area Development Plan, the area northeast and east of the Arlington Golf Course and the Buffalo Grove corporate limits could readily be adapted for industrial development . The Minneapolis , St . Paul and Sault Ste . Marie Railroad could easily provide rail- road siding to this area . As for highway accessibility--Route 83 passes through the proposed planned industrial area . In Part One of this report it was stressed that to bolster the ec- onomy of Buffalo Grove industry should be continually encouraged to migrate to the area. This would involve annexing areas to provide for such uses . As the community grows , more facilities such as schools , streets , etc. , will be demanded. Such facilities will re- quire more tax money and by adding industry to the community the local citizens will not be excessively burdened by tax increases . It is , therefore , essential to the community ' s economic health that areas of adequate size and location be provided for industrial use and that , as these areas are developed , they be incorporated into the village in order that they may contribute their share to ,3� alleviate the local tax burden. Proposed park and recreation and combined park and school areas are located in strategic locations within the environs of the village as indicated on the Area Development Plan. The desirability of setting these areas aside for future recreational and school pur- poses before any development of the adjacent areas occurs cannot be over-emphasized. If this is not done at an early stage , the pres- sure of speculative development may swallow them up for other pur- poses , and they will then be lost to the public at large forever . THE THOROUGHFARE PLAN The Thoroughfare Plan for the Buffalo Grove area is based on the need to: solve traffic problems; provide needed routes between areas or locations not before connected; provide more direct and , therefore , shorter routes; and integrate traffic routes with other planning elements , such as school locations, industrial districts , etc . On the Area Development Plan are shown existing and proposed pri- mary , major and secondary thoroughfares . The existing and proposed thoroughfares are located within the one and one-half mile area outside the corporate limits and all function as State traffic routes . The existing primary thoroughfares were discussed in Part One. The main concern in this report is with the proposed additions to the system. 34 The proposed primary thoroughfare west of the corporate limits is to be the relocated State Route 53 , and the location as shown in the Area Development Plan is the general area in which this highway will be constructed . Raupp Boulevard is the only proposed north and south secondary thoroughfare within the corporate area of the community which will provide relative direct circulation both in and out of the village, which is necessary for many reasons and in particular to provide faster and more direct police and fire protection. Because of the connection of this route with Checker Road to the north, Raupp Boulevard will not carry a substantial amount of traffic in the foreseeable future . This is based on recommended use, areas as shown on the Area Development Plan. A number of secondary thoroughfares are shown on the Area Develop- ment Plan. These thoroughfares function as connections with pri- mary and major routes and provide means of access for existing or future residential , business and industrial areas as well as for school facilities . To the north of the village is shown a proposed east-west secondary thoroughfare to serve as a connector between Route 45 (Milwaukee Avenue) and Route 12 (Rand Road) . The purpose of this secondary thoroughfare is to provide continuity between areas, and also to afford a connection between primary routes , thereby providing greater access to the proposed business and industrial area north- 35 east of the present corporate area . Further , the construction of this part of County Line Road would provide almost continuous automobile travel between Green Bay Road to the east and Route 62 in DuPage County , thereby providing the most direct highway connection between these two areas . Other proposed secondary routes p p y , particularly in a north-south di- rection, will provide connectors with continuity between east-west routes . It is recommended for Buffalo Grove Road to provide a connection between Route 83 and Bernard Drive passing through the community to the proposed relocated Route 53. Also , as the proposed business .- and industrial use areas are developed and the new section of Buffalo Grove Road is constructed , better ingress and egress into and out of these business and industrial areas will be provided. Hintz Road , located one mile south of Dundee Road , is proposed as a secondary thoroughfare between Routes 45-21 (Milwaukee Avenue) and Route 12 (Rand Road) . SCHOOL-PARK PLAN Proposed new school locations are shown on the Area Development Plan. It is again emphasized that the sites are only approximate -- and are subject to change at such time as the school district un- dertakes to acquire land for building purposes . 36 PROPOSED PLANNED INDUSTRIAL AREAS ° Approximately one mile west of the corporate limits is a proposed planned industrial development area to include institutional and research facilities. Planned developments are of such substantial- ly different character from other special uses that specific and additional standards and exceptions are set out in the adopted zon- ing ordinance to govern the recommendations of the Plan Commission and the action of the Village Board of Trustees . In the case of residential , business or manufacturing planned devel- opments , the Plan Commission may recommend and the Village Board of Trustees may authorize that there be in part of the area of such development and for the duration of such development specific uses not permitted by the use regulations of the district in which said development is located , provided the Plan Commission shall find: That the uses permitted by such exception are necessary or desirable and are appropriate with respect to the primary purpose of the development; That the uses permitted by such exception are not of such a nature or so located as to exercise a detrimental in- fluence on the surrounding neighborhood; That not more than twenty percent of the ground area or the gross floor area of such development shall be devoted to the uses permitted by said exception; and 39 That in a manufacturing planned development such additional �" uses allowed by exception shall conform with the performance standards of the district in which the development is located. PROPOSED SEWAGE TREATMENT PLANT The proposed sewage treatment plant area located north of Arlington Golf Course is indicated on the Area Development Plan because of the great need for such a -facility as the general area develops and is annexed:..,tb the village . GENERALIZED LAND AREAS SUBJECT TO FLOODING Shown by symbol on the Area Development Plan are areas that will be subject to flooding. One of these areas is located within the cor- porate limits of Buffalo Grove . Therefore , precaution should be exercised to prevent the construction of habitable structures in this area . PROPOSED INTENSITY OF RESIDENTIAL USES (Transitional Use) The residential district classifications in Article III of the adopted zoning ordinance are as follows: R-1 (20 ,000 sq. ft. ) One-Family Dwelling District . R-2 (15,000 sq. ft . ) One-Family Dwelling District . R-3 (10,000 sq. ft. ) One-Family Dwelling District. R-4 ( 8, 750 sq. ft. ) One-Family Dwelling District . R-5 ( 7)200 sq. ft . ) One-Family Dwelling District . R-6 ( 61600 sq. ft . ) One-Family Dwelling District. R-7 , _ , , , , , , Transitional Dwelling District . 38 R-8 . . . . . . . . . Multiple-Family Dwelling District . R-9 . . . . . . . . . Multiple-Family Dwelling District. The legend of the Area Development Plan (Official Plan) provides for the following intensity of use patterns : Low Intensity Area - 4 persons or less per acre. Medium Low Intensity Area - 1 to 12 persons per acre. Transitional Medium Intensity Area - 8 to 12 persons per acre . Medium High Intensity Area - 12 to 16 persons per acre. Ww High Intensity Area - 16 to 20 persons per acre . Multiple-Family Dwelling - Over 20 persons per acre. Area The patterns on the Area Development Plan indicate the various res- idential areas ranging from four or less persons per net acre to over 20 persons per net acre . The Plan Commission authorized these intensity patterns on the Official Plan in order to provide the nec- essary flexibility of design for any future residential development . 39 GENERAL DEVELOPMENT PLAN ,....... The General Development Plan, Exhibit 9 , shows the planning recom- mendations for the village itself . Some of the proposals have , in themselves , been covered in the discussion of the Area Development Plan. LAND USE PLAN Areas indicated in white on the General Development Plan will re- tain their present character of low density residential use. There is no Central Business District as such in Buffalo Grove , but on the General Development Plan two general business areas are shown. One area , located at the intersection of Dundee Road and Buffalo Grove Road , has been zoned for business purposes . The pro- posed business area northeast of the corporate limits is at the present time located in the unincorporated area . At such time as the village is ready to annex areas to the corporate limits , the area as shown on the General Development Plan should be first to be acquired by Buffalo Grove before it is absorbed by other municipal- ities. The proposed industrial locations are situated just east of the business area in the unincorporated area , as shown on the General Development Plan. These industrial areas are proposed to be used p_ for light manufacturing and for limited or specialized industrial uses . This area is adequately served by State Route 83 and it is 40 — � Q 711� pit --_• V It ILLAGE OF l3 FF LO G OVEU ^ �� , I � o f F l A i I L �! _J 1 L L I N 0 1 S �- � b�_��I��{�tt►��it��t�xrdt{�rr�R�� GWERAL D E V E L P T PLA Rim ,. ' EXHIBIT 9 • • x j� Tuwu y """ 1 nKe ♦Y IIIIIIIII IIIIIIIII IIIIIIIII 1111—IIII Illt Ilflllll{ IIIIIIIII IIIIIIIII I�Iilllll illllllll IIIIII IIII I�IIIIN•111111111 IIIIIIIII IIIIIIIII�Illlflft IIIIIIIII P({P 1 O r �1,`11111 � IIIINI -" 111.IIIIIIIII NIII IIIIYI II T,.D IIIIII 14�} II IIIIIIIII IIIIIf II IIIIIIIII GOUNi -r '4 nn � x , LEGEND / o /� k h xx� rb ��tllllllll Illlllllf IIIIIII EXISTING PRIMARY THOROUGHFARES BUFFALO GROVE I,LL s err — x. x xxxxxxx wt'va y q, INZ EXISTING 9 PROPOSED MAJOR L 1 { I � • k x I THOROUGHFARES ST MARY'S PKWY. p ax d > c mFti s y r a zx IIIIIIIIIIIIIIII EXISTING SECONDARY THOROUGHFARESxxxx:x P IIIIIII IIIIIII PROPOSED SECONDARY THOROUGHFARES MAPLE u� &. y 1 _1_ v`',t r �" �Y� - x z p }J EXISTING 8 PROPOSED BRIDGES o ill Q qq y �` xxz�x O HICKORY H_xlx nxx_ • TRAFFIC SIGNALS m -• r 7 f a O 4 e ,1 L — ,nrcxzzxxxxx" q _ Ix ,�," f "4, - `y ` LLL —� t k zKfxzs✓nl p ,.1 STOP SIGNS � � o,r � �-- � � _ J �ti -- �v>=.. - � �_�� i I�ArII9✓1 ak ��.,.„, A- MENEM PROPOSED STREET VACATION � / / �� /C4 "' _IJ ' 'o-� .?... z W :2. o.. - ',� N.✓%BxXxb N%NHSYtw'IY AO J EG 'y _ I II}{ I I Ei JillIII I IVI I I 111 al D P G 114111 A 7 o d r Y" `e Iuw uxya�rri 1 {Illfl IIIIIIIII IIIIIIIII IIIIIIIII III�II IIIIIIIII Illllllll IIIIIIIII 111111111 IIIIII,• [}[J I�I�JGM� N I'I '. " � r �� _ � f Q 4 J I i'o I I J I4 � 1`x r7i,.a"yw�n�ea�eiiitiliva'nx" �4-- -� r I� Ytia ,aBE Kp fY I.ElldY'tl{IA1.410IPNKIAA�II �IN.-ER—N.R D� IA�41�I ,M r"'„4� --r _.� -1 - k AM`Y IYXJjf XMM1%N%dkFA Yd -, �� rrr _ " . ,�AAIlxlb !__A,. L t 1- _ �� '•.' .... --. - I / (��j1il }I IIII rlll�Il�l7,,�� y 7 r }�f(.J 'll ",..'; "„- atlyAs ti�KAK},�tarq EXISTING a PROPOSED BUSINESS AREA �` PROPOSED INDUSTRY PLANNED INDUSTRY _. o. " o°,r� ,��p , � _ cLermrL I �.- ESN!,✓. N�r Wjl-.- _ \,` -. -W �. I l I ,I 1 IIIIII, II( III/�"„' r��(�I'��j(1.1., 1, l� �- v ✓„!I J ,,, I,a,.r �,:,. l , i% r "y 1"",,11 I GII nA'. PROPOSED CIVIC CENTERS 11 d 2) �� _ }..�+,...r.� °• T 4 :a -r � fl �„ I ;, ,Ilr%,„ r �l ,/r l � /i,1, Y„M 13 I, ,oYA,, . r74� r - I = /Jj)flfiiY, I � ,h>I IIII 1 rrll r� Fri f;� J� ,r (rr191(II �, 11'1�(II .I_r.. NaVAJO ?S.T.P.wa PROPOSED SEWAGE TREATMENT PLANT _ r HAWTHORNE RD. a I I LL11 1111.1.LL _.i_.__1_il. -1 _ �i11 y �Jlyd /� � 11J()f�fd,lilrJ �4l' EXISTING PUBLIC SCHOOLS,PUBLIC _ p r rU r%C %,. BUILDINGS BOTHER PUBLIC OPEN SPACES I i�flrllJl ��Ifi�ll�� l �F PROPOSED PUBLIC SCHOOLS,SCHOOL-PARK° x �1�� SITES SCHOOL SITE ADDITION �llJ r} TOWNSHIP HIGH SCHOOL DISTRICT NO.214 (iw �ffiA�l�Ily(�� EXISTING PARKS PROPOSED PARK ADDITION SYCAMORE ,� ��AAAAA� 111111111 IIIIIIIII Illllllll IIIIIIIII I&NNNIIN � 1 �� f11�� . m I RD. � GENERALIZED LAND AREAS SUBJECT TO r m e VAAA 911 rl� �l FLOODINGQUA II r IIf PUBLIC SCHOOL SERVICE AREAS \ _ 11 I 'A E �d ,Yll��l �I II EVERT KINCAID& ASSOCIATES,INC. P L A N N I N G C O N S i T A N T S 22 WEST NAOISON STREE I CHICAGO 2•ILLINOIS <I _ feasible to provide railroad siding which would be served by the " Minneapolis , St . Paul and Sault Ste . Marie Railroad. �. Based on projected growth of the community and the available unin- corporated area , it is recommended that the corporate limits of Buffalo Grove be extended to include the area proposed on the Gen- eral Development Plan for multiple-family, business and industrial uses before other municipalities consider such possible annexations . At such time as the community grows and the proposed business and industrial area is developed , it will be necessary to plan for ad- ditional sewage treatment facilities because the present utility ° will not be large enough or sufficient to provide treatment for such industrial waste . Federal aid may be obtained for up to 30 percent of the estimated reasonable cost of construction of a municipal sewage treatment works , or for $250,000.00, whichever amount is the lower . Appli- cation for a Federal construction grant may be made by any munici- pality which has authority to construct , maintain and operate a sewage treatment works . A "municipality" is defined in the Act to mean any city , town, borough, county , parish, district or other public body created by or pursuant to State law and. having juris- diction over disposal of sewage , industrial wastes or other wastes . "The construction costs that are eligible for Federal grant assistance are : 42 .�.1 •r ,�\•.• `.��,.r• �,!'� s ; `�o i �u �"':� ��_� i 4 :1t�r��Q�1�18� I�� 7 k I 041 Do 11 77 V£RNON' N � f • "•••• °., `�� .per � Y �q:.,,,"\ y: ,✓ _�Sg' �' 4 ,.r'i., t" 1 'wS 1l4{ V`` '`, /� j) -._.- {� I �f trj1�KCli.:Ft�)^ .�rEjlla�i�'�" w r ,. i I i � =z >•'`"" ,✓i �iM i i " a 1I 1 lap ........ _ ( Y v J' tNdyErd l kr .)wi. iik, .,13 _ -S � `K. `"CS ..�:,�. £ .,;. . , • .. ° :;"" y :.k rl r^mv, ,.I,.0 .,,I �1_ #: 7. N ✓„...,° ~ 5�.�r � m M m m � :;, � .��:� r >. a ••� "�`w'.,,.�' I�. M " ) � �,, r�1`/�� ._ M1, I �, �r , ca m cis w = r r5i r> ., � y .•. c •': t �.'., '�G :. l'�„ � �:�-.-<-`-�`��.. 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'':c ... / /�� a�� li-..... � � A,,?�;;` o ..._.__ ff � J f '� r},' r r:':,.x � :;,r•°'�' pt �'1�JrA •.� .P ,�� i _ h - � �� I� N �fTl H � r •) , 11It 7 n � < v � ,r � •. r-• ••r...,. •••ie•• `01 ' � 1U r ..... ?'� .\ ��..:oa+3�` I �, l ".'y,A w,- ..; ,. r,:� y,,.,.�...t." � ::a.. », °• p.:r.aor r,A de 'r.• ) p--� •,:�* /., k al n z— : ,: `I-� "✓�' .} i7 ,t •i '" -- (� �. drr rro... -`� p,� i .% \ j l �' r��` rn t.:r f rc :-I't . ',:• •' ern _. ' -"',,�.. 'k� \ r\ ts" / t. "T x �9a v3Ns ps r,:: 3 a, k ,,:,a, ,r ". .."•'.•••.•• 1 - i a.;-.:r� mN � �^..^.°,•.^)1 �' � �,....-_/#F .___�. v. :. �� : p•,r'•:"`r � •1 r /�.�,T ) i f^ ,1` ,,\.✓ �'�� ! \ V J .,� r' rn O �, �� c++, ��,,,�.� �':�fi ��'•;':•)'• +°°" r N' - 'I i i � ` �"s _ (ham : - r y r , • 7 !✓ a I, 1 . Those incurred in construction new sewage treatment works or additions to or extensions , alterations , acquisitions, improvements or remodeling of already existing treatment works. 2 . Those for necessary intercepting sewers , outfall sew- ers , pumping, power , and other equipment . 3 . Those for preliminary planning and such other actions necessary to construction of sewage treatment works , such as engineering, legal and fiscal investigations , studies and designs , including the supervision and in- spection of construction. " CIVIC CENTER Buffalo Grove is surely in need of a village hall at the present time and as the community continues to grow the demand for village services will be even greater. Therefore , consideration should be given as to the development of a civic center that will house in one building, all functions for the proper administration of a com- munity. On the General Development Plan are shown two alternate sites which are recommended for such facilities . These sites are indicated by number as to priority based on present and future de- velopment and growth of the community . THE THOROUGHFARE PLAN The existing primary thoroughfares in the Buffalo Grove area have been discussed elsewhere in this report . The system of secondary 43 thoroughfares within the village limits includes the following: 1 . Bernard Drive between the east and west corporate limit lines. 2 . Raupp Boulevard between the relocated section of Buffalo r Grove Road and the north corporate limit line. 3. Buffalo Grove Road coinciding with the east corporate limit line. SCHOOL PLAN This plan was discussed in Part One and in the discussion of the Area Development Plan. PARKS AND RECREATION The existing park situation and the lack of adequate area for park and recreational facilities for the citizens of Buffalo Grove were discussed in detail in Part One. In the Area Development Plan, large areas were located which could be acquired and used as for- est preserve until needed for parks or park-school combinations . The near-in portion of one proposed park area is situated less than one-quarter mile north of the corporate limits . Shown on the General Development Plan are the proposed parks and recreational areas. The existing park and playground located west of Raupp Boulevard and north of St . Mary 's Parkway contains 12. 5 acres . Some of the proposed park area is presently being used for oxidation basins, but as the sewage treatment facilities change , 44 this area could be used for park purposes . Dedication of these proposed sites , as well as the site south of ,... Navajo Trail (renamed Mohawk Trail) as parks and recreational areas should go a long way toward satisfying Buffalo Grove' s need for more outdoor recreational space. 45 CAPITAL IMPROVEMENTS PUBLIC WORKS FINANCING The more directly visible results of planning are to be found in the initiation and completion of public works , but in order to success- fully bring about such public works it is necessary to formulate an orderly program of improvement projects with priorities given to those either most needed or easiest for the community to accomplish. This program should be planned and coordinated with programs of other agencies--such as Federal, State and County programs--and individual projects should be designated to take advantage of funds available from cooperating agencies . The financial aspects of the entire pro- gram should be closely coordinated with a long-range budget . One of the major considerations in formulating a program for public works is the financial ability of the community to pay for its share of the proposed projects . This ability is affected in part by the amount of money presently owed by the community for previous public works , the amount of income which the community expects to receivein.. the future , and the possibility of obtaining capital from other sources--usually partiaibating agencies , private land developers, or f higher government grants . Buffalo Grove 's main sources of revenue are from building permit fees , motor fuel taxes and vehicle license fees . Because of the lack of any type of retail business, the._community :does not receive any of the State Retailers ' Occupation Tax. 46 Therefore , a principal method of municipal financing of improvement projects which could be used in Buffalo Grove , as elsewhere , is the issuance of General Obligation Bonds . The community's general obli- gation bonding limit which, by State statute cannot exceed five per- „..„ cent of the assessed valuation, was approximately $127,000 in 1960. Since the date of incorporation of Buffalo Grove the assessed valu- ation has more than doubled each year , but this is based entirely on residential construction as the community at the present time does not have any existing business or industrial facilities . Following is the annual assessed valuation beginning with the year of incorporation and the General Obligation Bond limit based on such valuation: -° General Obligation Year Assessed Valuation Bonding Limit 1958 $ 201 ,294 $ 10 , 100 1959 12130 , 117 56 ,500 1960 2, 5211770 127 ,000 At the present time Buffalo Grove does not have any bonds outstand- ing. As the annual assessed valuation increases based on the im- proved and developed areas within the community , so the bonding limit increases proportionately . Because Buffalo Grove has been incorporated only about four years , it is difficult to project the bonding limit except from year to year . Any inclusion of industry into the community would drastically change the proposed assessed valuation. 47 Another , and very important, public works financing method is the issuance of revenue bonds . The bonds are retired out of the revenue collected from the scale of services provided by the improvements. Public improvements can also be financed by utilization of special taxing powers available to the municipality or by levying special assessments against the properties receiving direct benefit from the improvement . PUBLIC WORKS PROGRAM The schedule of public improvements proposed as part of the compre- hensive plan may be divided into two groups--those projects for near future initiation and those projects for long-range considera- tion. Near future initiation could be actual construction or it could be merely the beginning of plan proposals , the setting aside of funds, or the negotiation with possible participating Federal, State , County or Township agencies . The following list contains proposed improvement projects deemed necessary to the proper development of Buffalo Grove. The inability of the community to initiate or finance a particular project at this time should not become a permanent barrier to its accomplish- ment , as all of the recommended projects present solutions to problems which the village sooner or later must solve . 48 TABLE 4 SUGGESTED SCHEDULE OF PUBLIC IMPROVEMENT IMPROVEMENT PROJECT SOURCE OF FUNDS For Near-Future Initiation: Construction of a new civic center General Obligation Bonds to include all village administra- . tive offices , fire and police equipment, etc. Additional sewage treatment facil- General Obligation and ities . Revenue Bonds or Special Assessment Grade school enlargement . School bonds Major Thoroughfares: Extension of Arlington Heights State and County Assist- Road to connect with Buffalo ance Grove Road north of the village . Secondary Thoroughfares: Construction of new section of Motor Fuel Tax, General Buffalo Grove Road to connect Obligation Bonds (or fi- with Dundee Road . nanced by developers) Extension of Raupp Boulevard to Motor Fuel Tax, General the new section of Buffalo Grove Obligation Bonds (or fi- Road . nanced by developer) Extension of Raupp Boulevard to County and Township Checker Road . Assistance For Long-Range Consideration: Construction of new Buffalo Grove State , County and Town- Road south from Dundee Road along ship assistance Section Line 8-9 . Extension of Bernard Drive to pro- State and Township Assist- posed relocated Route 53 . ance Construction of new section of Township assistance , Gen- Buffalo Grove Road from Route 83 eral Obligation Bonds (McHenry Road) to connect with (or financed by developer) Bernard Drive . 49 SUGGESTED SCHEDULE OF PUBLIC IMPROVEMENT--Continued E IMPROVEMENT PROJECT SOURCE OF FUNDS Realignment and improvement of Buf- County and Township falo Grove Road north of Lake-Cook Assistance , General Obli- County Line . gation Bonds . Construction of new cul-de-sac south Motor Fuel Tax, General and connecting with Aptakisic Road. Obligation Bonds (or fi- nanced by developer) Construction of new east-west link County and Township between Saunders Road and Rand Road Assistance on the Lake-Cook County Line. Street vacations . General Funds Establishment of Parks. Park District Bonds (or dedication by subdivider) Construction of new bridges . State , County and Town- ship Assistance Construction of underpasses . State , County and Town- ship Assistance 50 PLAN IMPLEMENTATION Planning is of benefit to a community in that it enhances aesthetic values and protects property values through progressive regulation of physical development . It establishes desirable standards for such basic community amenities as public utilities and schools as well as recreational and cultural facilities . It minimizes fric- tions between the residential and economic functions of the com- munity through guidance and control of land use and traffic circu- lation, thus promoting a more health, safe and enjoyable community environment ., Most important, it sets out a comprehensive but flex- ible blueprint of feasible and desirable goals , thus helping to organize and concentrate the drives for betterment which are pres- ent in every community. THE OFFICIAL PLAN The framework within which future physical development of Buffalo Grove and its environs may be regulated and guided is provided by the Area Development Plan and the General Development Plan which are contained in this report , together with the zoning ordinance and subdivision regulations which have recently been adopted by the village administrators. The development plans present the system of thoroughfares and pat- tern of land uses proposed for Buffalo Grove and environs , as well as recommendations for community facilities . It is important that the development plans , together with this report and the 51 explanations and recommendations included herein, be adopted by the Village Board as the Official Plan of the Village of Buffalo Grove . Such action would give legal status to the development plans and would recognize them as the proper basis on which all public actions relating to future village development should be predicated. SUBDIVISION REGULATIONS Suggested subdivision regulations have been prepared as part of the comprehensive planning program for the village and were adopted on December 8, 1960. By guiding the location and improvement of streets and the subdivision of land into lots , they ensure that the future development of land within the village and within one and one-half miles outside thereof will be in conformity with the General and Area Development Plans. In officially adopting the subdivision regulations , the community now possesses one of the principal legal means of implementing the development plans . ZONING ORDINANCE The comprehensive zoning ordinance has been prepared as part of the planning program for the village and was formally adopted on March 235 1961 . The purpose of the ordinance is to regulate the estab- lishment or change of land uses within the village in order to protect existing development , both public and private , and to ef- fect the most proper arrangement of future land use. As adopted , it is one of the principal legal means of implementing the 52 development plans for Buffalo Grove . Table 5 summarizes the zoning district regulations as stipulated in the adopted Buffalo Grove zoning ordinance. Exhibit 10 illustrates existing zoning in areas surrounding the vil- lage of Buffalo Grove . 53 TABLE 5 BUFFALO GROVE ZONING DISTRICT REGULATIONS Zoning Building Front Side Rear District Height Yard Yard Yard Dwelling Standards Lot Area Requirements R-1 2j St. 40 ft. 20 ft. 30 ft. 1500 sq.ft.-1 story 20,000 sq.ft. - 100 ft. width One-Family 35 ft. corner lots-50 ft. 2250 sq.ft.-2 st. or more R-2 21 St. 30 ft. 18 ft. 30 ft. 1400 sq.ft.-1 story 15,000 sq.ft. - 90 ft. width One-Family 35 ft. corner lots-39 ft. 2100 sq.ft.-2 st. or more R-3 21 St. 30 ft. 16 ft. 30 ft. 1300 sq,ft.-1 story 10,000 sq.ft. - 80 ft. width One-Family 35 ft. corner lots-38 ft. 1950 sq.ft.-2 st. or more R-4 2j St. 30 ft. 14 ft. 30 ft. 1200 sq.ft.-1 story 8,750 sq.ft. - 70 ft. width One-Family 35 ft. corner lots-37 ft. 1800 sq.ft.-2 st. or more R-5 2j St. 25 ft. 6 ft. 30 ft. 1100 sq.ft.-1 story 7,200 sq.ft. - 60 ft. width One-Family 35 ft. corner lots-31 ft. 1600 sq.ft.-2 st. or more R-6 21 St. 25 ft. 6 ft. 30 ft. 900 sq.ft.-1 story 6,600 sq.ft. - 60 ft. width One-Family 35 ft. corner lots-31 ft. 1200 sq.ft.-2 st. or more R-7 2j St. 25 ft. 6 ft. 30 ft. 900 sq.ft.-1 story 7,200 sq.ft.-1 fam, detached Transitional 35 ft. 1200 sq.ft.-2 st, or more 3,600 sq.ft.-2 fam. detached ( 500 sq,ft.-1 bedrm. All Others ( 650 sq.ft.-2 bedrms. Semi-detached Attached ( 800 sq.ft.-3 bedrms. Duplex Group or RoW 4 bedrms. & over - 5,000 sq.ft. 4,000 sq.ft. 3 bedrooms - 4,500 sq.ft. 3,500 sq.ft. Less than 3 - 4,000 sq.ft. 3,000 sq.ft. Minimum Lot Width - 60 ft. Max. Floor Area Ratio - 0.6 R-8 2j St. 25 ft. 6 ft. 30 ft. 900 sq.ft.-1 story 7,200 sq.ft.-1 fam. detached Multiple- 35 ft. 120Q sq,ft.-2 st. or more 3,600 sq.ft.-2 fam, detached Family ( 500 sq.ft.-1 bedrm. 3 St.) Apts, All Others ( 650 sq.ft.-2 bedrms. Single-Family 35 ft.) ( 800 sq.ft.-3 bedrms. Semi-detached Attached 4 bedrms. & over - 5,000 sq.ft. 4,000 sq.ft. 3 bedrooms - 4,500 sq.ft. 3,500 sq.ft. Less than 3 - 4,000 sq.ft. 3,000 sq.ft. Two-Family (Twin Two a (Group or ow) Semi-detached Attached 4 bedrms. & over - 3,000 sq.ft. 2,400 sq.ft. 3 bedrooms - 2,700 sq.ft. 2,100 sq.ft. Less than 3 - 2,400 sq.ft. 1,800 sq.ft. Minimum lot Width - 60 ft. Max. Floor Area Ratio - 0.6 Max. B1e ,. Coverage - 35% R-9 2j St. 25 ft. 6 ft. 30 ft. 900 sq.ft.-1 story 7,200 sq.ft.-1 fam. detached Multiple- 35 ft. 1200 sq.ft.-2 st. or more 3,600 sq.ft.-2 fam. detached Family ( 500 sq.ft.-1 bedrm. All Others ( 650 sq.ft.-2 bedrms. Single-Family ( 800 sq.ft.-3 bedrms. Semi-detached Semi-detached Attached 4 bedrms. & over - 5,000 sq.ft. 4,000 sq.ft. 3 bedrooms - 4,500 sq.ft. 3,500 sq.ft. Less than 3 - 4,000 sq.ft. 3,000 sq.ft. Two-Family win Two-Flat) (Group or ow) Semi-detached Attached 4 bedrms. & over - 3,000 sq.ft. 2,400 sq.ft. 3 bedrooms - 2,700 sq.ft. 2,100 sq.ft. Less Than 3 - 2,400 sq.ft. 1,800 sq.ft. Minimum lot width - 60 ft. Max. Floor Area Ratio - 1.5 Max. Bldg. Coverage - 35% 54 ANNEXATION FACTORS, PREREQUISITES AND POLICY RECOMMENDATIONS It is important for owners of property in the path of annexation programs to be aware of village policy and be prepared to bear the necessary financial expenses to prevent any lack of balance in fis- cal programming for newly annexed areas in contrast with the prop- erty in the present village. The following list of procedural steps is outlined to avoid any hasty or premature annexation of areas without proper consideration of the effect of any annexation upon the village and all special districts having jurisdiction in the area . These steps can be grouped to make possible the review of the conditions by all offices at the same time to expedite final determination, or they can be required to take place in order , with certain departments or offices having the benefit of prior review by other offices . After the legal propriety of the petition has been determined and the Board of Trustees has the matter under consideration, the fol- lowing steps may be considered . 1. Review by the Committee of the Board of Trustees to de- termine whether the petitioners have submitted all plats , data , and information necessary to make possible review by the public offices . 2 . Review by the Village Attorney to determine whether all legal forms and documents are in order . 56 3 . If necessary, request additional documentation from the petitioners as required by the standard procedures adopted by the Board of Trustees . 4 . Review by the Plan Commission, the Commission staff , or the consultants to the Commission. (The Plan Commission may refer the petition and data and information to any other official board or office which is not included in the list) . a . Referral to and review by elementary school adminis- trators and high school administrators . b. Review by Board of Local Improvements . C. Review by Department of Recreation (Park District or Park Department) . d. Review by Department of Safety, or Police and Fire De- partments . e . Review by Health Commissioner . f . Review by Department of Revenue or Fiscal Committee of the Board of Trustees . 5. Review of the recommendations of all offices by the Plan Commission and referral back to the Board of Trustees. 6. Final action of the Board of Trustees . 57 r„ PUBLICATION OF POLICY STATEMENT OF THE BOARD OF TRUSTEES FOR REVIEW OF ALL PROPERffY_ � �� OWNERS CONSIDERING ANNEXATION In order to avoid any erroneous assumption by the petitioners or by the village that either party or parties in the annexation proceed- ings expect financial benefits or commitments which may or may not be intended by either party or parties , it would be helpful if the Board of Trustees will accept the leadership and responsibility for study of fringe area problems by publishing and making available to any petitioner the policy statement of the Board , which will make known the standards of the Board regarding municipal services with- in the parent village and for annexed areas which will prevent a lack of balance between the attention and services given to the parent village and the annexed area during the period immediately following and during the first few years after annexation. The following are some of the items suggested for inclusion in this statement, and it may also include the standard notification given to all new residents moving into the parent village when they are not aware of the policy of the Board. 1. The Board of Trustees will not spend motor fuel tax funds for maintenance of any street not initially installed in accordance with standard village specifications for accept- ance of the street for public maintenance. 2. Board policy regarding the installation of streets by spec- ial assessment . 58 3. Policy regarding combination of expenditures by use of Gen- eral Obligation Bond Issue , General Fund expenditures, Motor Fuel Fund expenditures , and Special Assessment with ratios (some facilities can include Federal, State, County , Village and special assessment procedures--this policy can be extracted from the capital improvements program of the Official Village Plan) . 4 . Annexation fees for water connections , sewer connections , etc. 5. Standards of protection for basic urban services such as sewerage , drainage , water supply , street paving and main- tenance , police and fire service , street lighting, garbage disposal , etc . (outlining those services which are normally provided as a part of the village services and those which are regulated but performed by private contractors , such as garbage disposal) . 6. A listing of special permits and fees required by the resi- dents of the village in addition to the property taxes . 7. Pre-annexation zoning procedure and determination of the de- sired zoning classification by the petitioners and the zon- ing classification which will be favorably considered by the village officials. 8. Financial agreements which will be expected as commitments 59 by both the petitioners and the village regarding annexa- tion charges , lateral and trunk line sewers , lateral water mains and distribution mains , fire hydrants, street light- ing, and any other public utility or improvement costs which will be shared by both the village and the petition- ers . 9 . Inventory of and credit for capital improvements on a com- munity scale in contrast with neighborhood or lateral capi- tal improvements which can be credited, in studying the an- nexation request or proposal , to bring about proper status analysis in relation to outstanding bonded indebtedness for property owners of the parent village. DTION OF THE BOA OF TRUSTEES AND THE PLAN FACTORS FOR CONSIDERATION BOARD� ... COMMISSION IN MAKING A FINAL DETERMINATION AS TO WHETHER AN. AREA SHOULD BE ANNEXED- 1 . The timing of the annexation in relation to the long-range program of the village. 2. Relationship of annexation to the Comprehensive Village Plan. 3. Fiscal analysis . a . Elements of pre-annexation agreements (cost obligations) . b. Study of the assessed valuation of the area and yield of property taxes . 60 C. Estimated cost of public improvements and allocation of cost to private property owners and village. d. Review of income anticipated other than property taxes , such as sales tax refunds or any other special income which can be anticipated from annexation area proposed. e. Review of studies of all bonds outstanding and debts affecting the area. f. Analysis of all of the above factors in relation to the existing population and potential population of the area . g. Determination of what improvements can be considered as a major capital improvement on a community scale in contrast to local or neighborhood (lateral type) im- provements. " h. Fiscal study in relation to pre-annexation agreements offered by the petitioners and the village . i. The determination of square mile costs of municipal services under existing area of the village as compared with potential square mile costs including area pro- posed for annexation. 4 . Population study relating existing and potential population of annexation area proposed , to consider overall affect on the per capita services and cost of per capita services 61 with or without the annexed area . Determine per capita cost of police and fire protection and garbage service; per lineal mile cost of street maintenance of various types of streets ; cost for electricity , maintenance and installation of streets on the basis of spacing of lights in accordance with standard requirements ; and per mile cost of sewer main- tenance . NOTE: All studies should take into account any loss or re- duction in revenue to the village as a result of an- nexing an area where the fringe inhabitants have paid a service charge for receiving water supply or other services prior to annexation. 5. Land use characteristics and effect on village property values . a. Studies of existing county zoning and estimate of fu- ture amendments or changing land use characteristics possible under county zoning. b. Pre-annexation zoning classifications proposed for sub- ject property. 6. Review of the subject area and its relationship to addi- tional fringe property to determine the potential for in- corporation of an additional municipality and the effect, of an additional incorporated village upon property values and cost of services for the parent village . 62 7. Analysis of the effect of annexation of the subject prop- erty upon the annexation or dis-annexation of other prop- erty which may be under consideration as a result of pre- vious requests. 8. Determination of any single feature of the zoning ordinance , subdivision regulations , or other codes which might cause undue hardship or require special consideration because of size , shape , or prior use of a lot or parcel , and would warrant special action to bring about action in the best interest of the village and the property owner . 63 PLAN ADMINISTRATION The successful implementation of the development plans for the vil- lage and its environs will be the outcome of proper administrative a action and organization--especially enforcement of the several con- trol ordinances . Enforcement powers should be vested in appointed individuals or groups as outlined below. The Building Commissioner 's primary duty will be the administration of the zoning ordinance. He should also be responsible for en- forcement of any building or other construction codes which may be adopted by the Village Board. Administration of all ordinances and codes should always be directed toward realization of the goals established by the Official Plan. The Zoning Board of Appeals is the official body designated to hear appeals from zoning rulings of the Building Commissioner . This body is also concerned with the interpretation of the zoning text and with granting variations in the application of the ordinance where hardships may occur . The Plan Commission and the Village Engineer will concern them- selves with the enforcement of the subdivision regulations and the engineer , in particular , will be responsible for the inspection and approval of the installation of public streets, utilities and other engineering improvements within the village and in new sub- divisions. 64 The Village Board is the final authority on the enforcing of ordi- M... . nances implementing the Official Plan and is responsible for the policy which will govern all further planning efforts . CONTINUING PLANNING EFFORTS The development plans , as presented herein, should not be thought of as final in all of their details and objectives. Changing con- ditions which cannot be foreseen at this time may warrant modifi- cations and amendments to the plans from time to time . Planning must , therefore, be a continuous and long-term effort. In this regard all members of the village administration, especially Plan Commission members , should make continuing efforts in the w collection of information pertinent to planning review and to mod- ification or amendment of planning laws so that planning for the community can be furthered on a foundation of established facts and sound analysis . Public understanding and support of the aims of the planning pro- gram can best be enlisted by keeping the citizens of the community informed of all changes in the plans and factors affecting plan- ning decisions . The public should also be invited to participate in realizing the planning program through citizens advisory com- mittees and citizens group activities . Since the plan is primarily for the community, and therefore its residents , and since major public improvements projects must have the approval of the 65 citizenry , either by referendum or through their representatives in the legislative body of the village , a well informed public is the most effective means of achieving the proposals and designs of the development plans , 66