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2008-07-16 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 07/16/2008 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION July 16, 2008 Discussion of Village Comprehensive Plan Update Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Smith Ms. Bocek Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Ms. Myer Mr. Weinstein Commissioners absent: None Also present: Mr. Robert Pfeil, Village Planner Mr. Steve Trilling, Village Trustee The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Draft land use recommendations text dated July 11, 2008 Exhibit 2: Land use scenarios 1, 2 and 3 for unincorporated areas dated July 14, 2008 Exhibit 3: Commercial & Industrial land use projections for unincorporated areas dated July 11, 2008 Exhibit 4: Map of unincorporated areas to be considered for annexation dated July 14, 2008 Exhibit 5: Future land use map— overall Village area dated June 16, 2008 Exhibit 6: Prairie View sub-area future land use map dated April 29, 2008 Exhibit 7: Aptakisic Road sub-area future land use map dated May 29, 2008 Mr. Pfeil noted that the overall draft document is being completed and will be forwarded to the Commission for review. Part of that process is to reaffirm the goals and objectives and that tie the plan together as a policy document to guide the Village's growth and development for the next 5 to 10 years. Mr. Pfeil reviewed the recommendations concerning future land use for various parcels. Exhibit 4 concerning unincorporated parcels has been revised to provide clarification of the proposed land use for each area. A "mixed use" category has been added to the map for a portion of the Prairie View area and an area south of Dundee Road near Buffalo Grove Road. In these mixed use areas, buildings could have commercial uses on the first level and residential on the second and third floors. In the Prairie View mixed use is recommended for redevelopment of the area along Main Street at the intersection with IL Route 22. The new buildings would have commercial and residential uses proximate to the commuter train station. This is consistent with the intent of the transit oriented development study completed in 2007. In the north portion of the Prairie View area at Port Clinton and Prairie Road the Stancliff property and several parcels to the south along Prairie are affected by the Lincolnshire boundary agreement in terms of future land use. This agreement allows for 2 units per acre for the Stancliff property and several smaller adjacent parcels. This area has great potential for creative land use planning using clustering to maintain open space areas with a network of pedestrian paths linking neighborhoods. This planning intent needs to be articulated in the goals and objectives of the Comprehensive Plan. Mr. Pfeil noted that commercial use is recommended for the southeast corner of Route 22 and Prairie Road. Uses at this location should focus on services that "destination" oriented rather than dependent on high traffic volumes since access is very constrained. In addition to limited access, this property has challenging development issues including stormwater management, connection to the Village sanitary sewer system, and tree preservation. Mr. Pfeil noted that area 6 on Exhibit 4 directly south of Route 22 and Prairie Road is an infill residential property between the future commercial site and the Villas of Chestnut Ridge single family development which is still in construction. Area 6 may be appropriate for single family attached townhomes or similar housing with a density of 6 units per acre. Mr. Pfeil noted that the Didier property at Aptakisic Road and Buffalo Grove Road is similar to the Stancliff property in that it is a large area of land that at some point will be available for development more intense than the current agricultural, commercial and low density residential uses. He noted that it will be important to plan future uses for this area very carefully to achieve an attractive land plan linking neighborhoods with streets and pedestrian paths. Some commercial use proximate to residential areas should be considered if pedestrian linkages are provided and effective buffering provided for adjacent neighborhoods. Mr. Pfeil pointed out that areas 11 and 12 on Exhibit 4 east of Prairie Road will be affected by the future Weiland Road/Prairie Road extension. Mr. Pfeil noted that area 13 on Exhibit 4 south of Aptakisic Road along the east side of Weiland Road in the Depot Place vicinity is an unincorporated area where land uses have included a number of commercial operations such as landscape contractors and wood chipping and firewood cutting. These are transition uses that eventually will be ended to make the area available for redevelopment. The Plan recommends commercial use for this area. Specific types of businesses are not identified, but this is an area where services that are currently available in the Village, such as automotive service and repair, should be considered, with appropriate buffering and screening. Mr. Pfeil reviewed the area near the Buffalo Grove station near Commerce Court, area 16 on Exhibit 4, which is one of the transit area planning sites designated for higher density residential. He commented that residential development at 15 units per acre would be appropriate because of the proximity to the Metra station and the Pace bus facility. Mr. Pfeil noted there are a number of infill parcels in the center of the Village such as the Schwaben property along Weiland Road. Another area just north of that at Pauline Avenue and Weiland Road, area 20 on Exhibit 4, is recommended for annexation because it is one of the gateway roads in the community and it is near new developments such as Fairview Estates. The Plan recommends redevelopment of this area with new residential units. Mr. Pfeil commented that the Plan recommends residential development at 6 units per acre for the Schwaben property, area 19 on Exhibit 4. There are no immediate plans for the sale of this property, but the Village needs to plan for eventual redevelopment. Planning for this area should include pedestrian paths and a street network that provide connections between neighborhoods. Mr. Pfeil noted that in the Milwaukee Avenue area the River's Edge landscape facility will be built within area 15 on Exhibit 4. Although this area has an additional 18 acres potentially available for development, there are limitations due to the Des Plaines River flood plain. The Plan recommends commercial use for this area. Mr. Pfeil reviewed the area along Milwaukee Avenue south of Deerfield Parkway. The Plan recommends annexation of this area and redevelopment for additional commercial. Area 23 on Exhibit 4 has been in the Riverwoods review process for several years. This site, on the east side of Milwaukee Avenue, is commonly known as the Wheeling dump. There are significant environment issues that affect redevelopment of this property. It is improbable that Buffalo Grove would be able to annex this area. In the event the property does come into the Village, the Plan recommends commercial as the land use designation. Mr. Pfeil reviewed area 25 south of Dundee Road adjacent to Buffalo Grove Road. The Dunlo Highlands and the Buffalo Highlands single family areas are contiguous to Buffalo Grove. Property owners in the Buffalo Highlands area on the east side of Buffalo Grove Road have expressed some interest in annexing. Residents of the Dunlo area west of Buffalo Grove Road have generally indicated that they are not interested in annexation. The Plan designates Buffalo Highlands and Dunlo for single family land use, and there are significant issues concerning utilities and stormwater management that would need to be addressed when properties are considered for annexation. Area 26, within the Dunlo subdivision, is designated for mixed use development. Some of the parcels in this area have frontage along Buffalo Grove Road; others front on Old Buffalo Grove Road. If redevelopment is proposed for existing residential properties in this area, mixed use could be appropriate, with commercial on the ground level and residential on a second level. Individual properties in this area should be assembled into larger development parcels in order to coordinate utility extensions, stormwater management and street access. Mr. Pfeil reviewed density scenarios for various unincorporated parcels. He noted that Scenario One would net about 800 new dwellings units in the Village with a population of about 2,300. Scenario Three is the most aggressive projection with almost 1,400 dwellings units a population of about 3,800. He stated Scenario One is the most probable, and all the scenarios are adjusted to assume that no more that 80 percent of each and area would be available for construction of residential units, since some portion of each site would need to be allocated for uses including stormwater management and streets. Commissioner Stark noted the Buffalo Grove/Lincolnshire agreement was for 2 dwelling units per acre and asked if that is in real terms or an average. He asked if perhaps on one acre there could be 4 units where the next acre would be 0 units. Mr. Pfeil said he doesn't think there was detailed analysis of density distribution when the boundary agreement document was drafted. He noted that Lincolnshire might object units that aren't conventional single family detached homes. Buffalo Grove should, however, encourage creative land planning, and present it to Lincolnshire for consideration. Preservation of open space, efficient street networks and pedestrian connections are planning objectives that the villages can probably agree on. Commissioner Teplinsky asked if there has been any consideration to keeping some of the Schwaben property for parks and open space especially on the west side of Weiland Road. He noted that one of the goals often spoken of is promoting more green space and this area would be a great opportunity to do so. Mr. Pfeil agreed that an active park would be appropriate for this area. The developer of this property will need to discuss park and open space planning with the Village and Buffalo Park District in the earliest stage of a proposed project. Linkages to the Village bikepath system would be a primary objective. Commissioner Cohn stated the areas around the two train stations which are currently shown as proposed residential; the text seems to describe it as a mixed use of commercial and residential. He asked if the map should have a different color to identify this proposed commercial/residential areas so that it clearly specifies the intent. Mr. Pfeil stated the intent of the map cartographically shows the area but the text probably needs to be more precise as to what mixed use means. Commissioner Cohn asked what area 21 is. Mr. Pfeil stated it is the Pekara sanitary sewage treatment plant owned by Lake County. This would be a strategic annexation because it provides contiguity to other properties along Milwaukee Avenue that could be annexed. Commissioner Cohn asked if area 23, the Wheeling dump on the east side of Milwaukee Avenue, is being considered by anyone else for any kind of development. Mr. Pfeil noted that about three years ago Riverwoods planned for a TIF District and was close to finalizing a development proposal with a commercial developer. This plan did not proceed. This site will probably have to be heavily subsidized by a TIF or other public investment because the costs of land reclamation and environmental clean up will be quite high. Commissioner Cohn we have the same situation at the Land and Lakes property. Mr. Pfeil stated that Land and Lakes is more of a landscape waste facility, so the costs for land reclamation will be more related to soil stability than environmental clean up. There being no further comments or questions from anyone present, Chairman Ottenheimer continued the public hearing to August 20, 2008 and closed this session at 7:55 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 07/16/2008 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION July 16, 2008 Discussion of Village Comprehensive Plan Update Chairman Ottenheimer called the meeting to order at 7:55 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Smith Ms. Bocek Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Ms. Myer Commissioners absent: None Also present: Mr. Robert Pfeil, Village Planner Mr. Steve Trilling, Village Trustee APPROVAL OV MINUTES Moved by Commissioner Smith, seconded by Commissioner Bocek to approve the minutes of the regular meeting of June 18, 2008. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Teplinsky and Cohn abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Myer attended the Village Board meeting on July 14, 2008 and stated the Board presented the Golden Bison Award to Dr. Eric Smith for his 20 years of service to the Village. Commissioner Myer stated there was a great deal of emphasis placed on the Fine Arts Festival at the meeting and further noted the Board agreed that 50 percent of the profits from the Music Man musical would be used for the most recent flood victims. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting will be scheduled for August 20, 2008. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Khan and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 7:58 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair