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2006-09-20 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 09/20/2006 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION September 20, 2006 Discussion of Village Comprehensive Plan 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 Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Commissioners absent: Mr. Smith Mr. Cohn Mr. Podber Also present: Mr. Bruce Kahn, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Kenski-Sroka, seconded by Commissioner Stark to approve the minutes of the regular meeting of July 19, 2006. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Bocek, Khan and Teplinsky abstaining. Moved by Commissioner Khan, seconded by Commissioner Bocek to approve the minutes of the public hearing of September 6, 2006. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Kenski-Sroka and Teplinsky abstaining. Moved by Commissioner Teplinsky, seconded by Commissioner Bocek to approve the minutes of the regular meeting of September 6, 2006. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Kenski-Sroka and Teplinsky abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Teplinsky attended the Village Board meeting on September 11, 2006 where there was a presentation from the current owner of the Turnberry Condominium project regarding the possible revising of what has already been approved for phase 2 of Turnberry. What was presented to the Board was a proposed townhome development rather than the condominium development that had been previously approved. The Board basically sent them back to the drawing board to come back with something more in line with what had previously been approved but perhaps on a slightly smaller scale. DISCUSSION OF VILLAGE COMPREHENSIVE PLAN Mr. Pfeil commented that the goals and objectives of the Comprehensive Plan are the policy basis of the document and the future land use recommendations. He noted that the Village Board annually summarizes overview goals for the Village, some of which also include policy elements for specific tasks or items that should be addressed in the calendar year. He noted the economic strategy plan was reviewed by the Village Board in May 2006. Mr. Pfeil noted that there have been a series of meetings by the Plan Commission in 2006 that focused on various aspects of the Comprehensive Plan, including Transit Oriented Development plans for the Buffalo Grove and Prairie View Metra station areas, and public input meetings for areas including Aptakisic Road, Milwaukee Avenue/Lake Cook Road and the Dundee Road area including the unincorporated Dunlo and Buffalo Highlands neighborhoods. Mr. Pfeil said it is appropriate to again review the goals and objectives of the Comprehensive Plan and incorporate concepts and suggestions from the various public meetings this year. He noted that the goals and policies are generally not specific in terms of measurable actions or tasks, and this should be worked in order to develop an implementation strategy for the Plan. Commissioner Stark noted the goal concerning extending the Village's sales tax from auto sales and leasing. He asked if the Village is losing an auto dealer to Arlington Heights, and if so, what kind of progress is there in either attracting another car dealership or something that generates a lot of tax revenue. Mr. Pfeil stated the Village has spoken to the owner of the Arlington Toyota dealership numerous times, and the Village developed a financial incentive package for this business. The Village has also worked with the Arlington Toyota dealership in achieving a building expansion in response to corporate directives concerning certain sales and service volume goals. The Village does not know what will happen with the other two dealerships on Dundee Road, but the Village staff has continued to discuss future plans with the owner of these businesses. Commissioner Stark asked if there would be other dealerships in the pipeline that are eager to relocate in our Village if we do happen to lose the other two. Mr. Pfeil commented that Ms. Neukirch, Deputy Village Manager, has many contacts and feelers out as far as replacement businesses if current properties become available. He said that Village staff thinks that new auto dealerships could use the properties on Dundee Road in the event that the current businesses move. Commissioner Khan asked why the mayor and Board did not include the support of the extension of the Route 53 expressway under their 2006 goals. Mr. Pfeil stated the Village obviously has a historic policy in support of the extension and perhaps we have focused on it so much in the past that it was not repeated. However, clearly the Village strongly supports this regional road improvement. It may just not have been a focus for this set of goals. Commissioner Teplinsky wondered if there have been any studies done on the economic impact on some of the retail trade because it is so difficult to get around the Village now. It seems the goals we have for economic development are worthy but he wonders what the Village can attract while it is so hard to get around the Village due to issues involving some of the major corridors. Obviously there is progress being made by expansion and hopefully things will improve with respect to the construction going on. He noted that transportation in the area and the issue of attracting more retail and more development go hand in hand. Commissioner Stark noted that any new housing development always includes a traffic study which almost always concludes that the traffic from that proposed development will have minimal impact on the Village. But minimal impact from an assortment of developments adds up to having an impact, and we should perhaps be more cognizant of that as we go forward in terms of density and traffic. Chairman Ottenheimer asked about the status of low income or affordable housing enactment. Mr. Pfeil explained the currently Buffalo Grove is in compliance with the State standard of at least 10 percent of the housing stock being affordable. For the Comprehensive Plan, the Commission should consider articulating a policy outlining the Village's approach to affordable housing. Presently the emphasis among various agencies is "work force" housing to bring employees closer to their work sites. In addition to less time being needed for commuting, traffic congestion would also be reduced. Mr. Pfeil noted that the Comprehensive Plan doesn't need to include a detailed implementation element for affordable housing. Goals and policies would be adequate, but the Comprehensive Plan should identify the next steps, including a detailed study of the issue and implementation measures to remain in compliance with the State standard of 10 percent. Chairman Ottenheimer said it is very difficult to provide appropriate sites for affordable housing when developers want to build high end houses. Mr. Pfeil agreed that it is a daunting task, but on the bright side, communities such as Lake Forest are working on affordable housing plans. They may not be able to meet all of their numerical goals, but they are delving into things such as inclusionary zoning, which requires a developer building 100 units to provide at least 10 percent of the units as "affordable." Other ways to address the issue of land costs are also being explored. Communities such as Highland Park have created a "not-for-profit" corporation that have long term control over the sale price of units, and buyers are limited on resale concerning the increment of appreciation they can achieve. Communities that have more challenges than Buffalo Grove in terms of diverse housing stock are finding ways both through zoning and financing mechanisms to provide more work force housing. It is a big task, and all the communities that have done it usually have separate housing commissions and a great deal of volunteer real estate expertise from community residents. Commissioner Bocek stated her priorities would be 1, 2 and 4 under the draft goals and objectives of the Comprehensive Plan. She stated 1 and 2 are related because if you do not have great means of accessing the retail component, that in and of itself makes it difficult. In addition the fact that they become outdated from an aesthetic standpoint and parking standpoint, etc. are problems. Additionally, some of our housing stock in the older areas is starting to become run down. Commissioner Teplinsky asked what sort of things, if anything, was the Village asked to do to make it more attractive for Staples as an anchor in the proposed Gateway project on Milwaukee Avenue. He noted that the new Staples store is now located on Lake Cook Road in Wheeling. Mr. Pfeil said that part of the issue with the Gateway development was that the developer could not deliver a site zoned for Staples or any other retail business. The developer went through the Village approval process as far as he could go, but there were private real estate issues with the Corporate Grove subdivision covenants that prevented him from advancing the project. Mr. Pfeil noted that the Gateway proposal did identify an issues that is pertinent to the Comprehensive Plan - - how much land along Milwaukee Avenue and even into the adjacent business parks, is viable for commercial development? Issues such as private restrictive covenants can probably be addressed. If the Land and Lakes property is annexed and developed for a retail project, it may make the Gateway site more feasible for a similar development. The Village will need to coordinate site planning, access, stormwater management and the aesthetics for these separate developments. He noted that the Land and Lakes property is unincorporated, but is within Buffalo Grove's jurisdiction pursuant to the Boundary agreement with Lincolnshire. Mr. Pfeil pointed out that there is also the property at Deerfield Parkway and Milwaukee Avenue that the Village is actively working on with the property owner to move ahead with development plans. Developers are very interested in this area, so the property owner is in an excellent position to market the sites. Chairman Ottenheimer stated he still likes the idea of it being commercial especially in light of the proposed re-development of the Buffalo Grove Metra station to the west. It seems that commercial centers attract additional commercial uses on adjacent properties. Between the parcel on Deerfield Parkway and Milwaukee Avenue and the Gateway parcel, it would be a natural fit with the re-development of the Metra station. You have easy access generally off Milwaukee which is a major arterial. Mr. Pfeil commented that the traffic management aspect of the Land and Lakes site and the Gateway parcel would be addressed with a traffic signal on Milwaukee Avenue in terms of safe access in and out of the commercial developments. The two properties would be linked with a road providing access to the signalized intersection. Trustee Kahn stated with regards to the Gateway development and the Staples store, when the developer came before the Village Board asking for assistance in working with the Corporate Grove property owners concerning the restrictive covenants, the Board gave him its full support. There were many concerns amongst the members of the Village Board, and yet they supported the developer even though some elements, such as the signage package, were very aggressive in terms of Village codes and standards. The question was asked at the time whether or not the developer could deliver Staples to that parcel, and it became apparent that Staples was looking for other sites. Trustee Kahn noted that Ms. Neukirch, Deputy Village Manager, meets regularly with the owner of the property at Deerfield Parkway and Milwaukee Avenue. There have been a number of offers and proposals by developers, none of which have been to the owner's liking. Ms. Neukirch and the Village staff continue to work with the owner to bring a development to the property. Commissioner Bocek asked if housing stock for older people in the community who want to stay here but not necessarily in single family housing is something to address here as part of our goals. Mr. Pfeil said that detailed goals for housing should be included in the Plan. He noted that there are two assisted living facilities in the Village, but there is also a need for other types of housing. Rental apartments are one of the more economical ways for seniors to live. He asked if that is something the Commission would be comfortable with in terms of a housing goal. Chairman Ottenheimer stated he is not a big apartment fan. He stated he is not sure how apartments in the long run significantly help the Village. Mr. Pfeil stated the units can be age-restricted, so they would not easily convert to some other type of housing consumer. The design of the units and amount of parking are ways to make the units more attractive to seniors than other residents. Commissioner Kenski-Sroka stated apartments are a viable option for many seniors because they do not want to be tied to a house or condo if they need to move into assisted living. That being said, she feels we may have a sufficient number of apartments especially with the new ones going in along Milwaukee Avenue. Townhomes in the Village are primarily multi-story, and some seniors want their living space to be on one level. There is very little housing of this type in the Village. The Village should encourage this type of housing for seniors. Mr. Pfeil commented that a goal concerning this type of housing could be added to the Plan. Commissioner Stark stated he is looking at page 2 of the Economic Strategy Plan about the adherence to the regulations set forth in the land use boundary agreement with Lincolnshire. He asked what the likelihood is of amending that agreement regarding the Stancliff property per the proposed plan presented by Camiros. Mr. Pfeil stated Lincolnshire will be getting the draft of the TOD plan about the same time it is send to the Plan Commission for the October 18th meeting. Buffalo Grove will ask Lincolnshire staff to comment on the plan. One of the big issues is the school-age children impact. We believe that if the Village of Lincolnshire can be comfortable with the school impact manageability, then perhaps there may be a chance that they would allow a modification of the boundary agreement. Mr. Pfeil said he would continue to refine the goals and add some measurable objectives and implementation strategies. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that the next meeting is scheduled for October 4, 2006. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Teplinsky, seconded by Commission Kenski-Sroka and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:23 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair