2006-06-07 - Plan Commission - Minutes Board or Commission: ❑ Plan commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 06/07/2006
Type of Meeting: ❑ Regular Meeting
Public Feedback Meeting Minutes
Comprehensive Plan Update Project
Review of the Prairie View Metra Station Area
and Dundee Road Area
June 7, 2006, 7:30 p.m., Village Hall
Minutes from this meeting reflect the discussion
surrounding the Dundee Road/Buffalo Grove Road Area.
Present
William H. Brimm, Village Manager
Ghida Neukirch, Deputy Village Manager
Robert E. Pfeil, Village Planner
Nidhi Vaid, Associate Planner
Leisa Niemotka, Management Assistant
William R. Balling, Village Consultant
Village President Elliott Hartstein
Plan Commission Chair Les Ottenheimer
Commissioner Denice Bocek
Commissioner Susan Kenski-Sroka
Commissioner Eric Smith
Commissioner Barry Stark
Commissioner Howard Teplinsky
Approximately 125 residents - see attached sign-in sheet.
Welcome
Bill Brimm welcomed everyone for attending, introduced officials and staff, and explained why
municipalities conduct comprehensive plans and the fact that they are set forth in Illinois State
Statute.
The purpose of the meeting was to 1) provide a general overview of Buffalo Grove for
attendees; 2) explain the purpose of a Comprehensive Plan as set forth in Illinois State Statute;
and 3) discuss specifically the land uses designated for unincorporated areas based on the
Village's 1998 Comprehensive Plan. Thereafter, attendees were asked to separate based on
their interest in reviewing the Prairie View Metra Station area or discussing the Dundee Road
corridor area. The conceptual plans for the Prairie View Metra Station area would be reviewed
with the first group and feedback would be accepted; the second group would discuss future
land uses for the unincorporated area in the Dundee Road / Buffalo Grove area, and discuss a
possible land use and boundary agreement between the Villages of Buffalo Grove and Arlington
Heights. The minutes that follow this report address the discussion regarding the areas south of
Dundee Road, east and west of Buffalo Grove Road.
Overview of Buffalo Grove
Ghida Neukirch provided an overview of Buffalo Grove, including highlights of census
information, a break-down of land uses in Buffalo Grove, and an overview of how the
Comprehensive Plan is used. Highlights of land uses around the Prairie View Metra Station
area and around the Dundee Road / Buffalo Grove intersection were provided; as well as an
overview of developments and initiatives underway, if applicable.
Small group discussion
As previously stated, attendees divided into the two subject areas. These minutes reflect the
discussion regarding the Dundee Road area. Bill Brimm highlighted the unincorporated area
generally south of the intersection of Dundee Road and Buffalo Grove Road. It was stated staff
representatives from the Villages of Arlington Heights and Buffalo Grove have been discussing
a land use and boundary agreement which would set forth the jurisdiction of unincorporated
property whenever they were annexed. The Village Board has not expressed an interest in
forcible annexation of this area; the Village would work with any property owner if they
expressed an interest in annexing their property. The boundary agreement, if approved as
currently drafted, would identify the majority of unincorporated property to be planned for Buffalo
Grove, with the exception of four western residential lots which would be slated for Arlington
Heights.
A timeline has not been established when an Agreement would be presented to the Village
Board for formal consideration.
Following are questions and comments provided by attendees regarding the Dundee Road
area:
1) It was stated that the Village could provide each interested property owner a worksheet
for computing the changes in property taxes if they annexed to Buffalo Grove. The only taxing
line item that would change would be the elimination of the Fire Prevention District and pension,
and replacement with the Village Corporate Tax levy.
2) Would the Village of Buffalo Grove ever pass a law that would not allow
subdivision/rezoning of the individual parcels once annexed?
3) Concern regarding the development that is under construction in Arlington Heights
across from Buffalo Grove High School. President Hartstein noted that Buffalo Grove did work
with residents in the subject area and oppose the density that was proposed for the residential
development. Concerns were primarily expressed regarding zoning
incompatibility and traffic.
4) Would like a definition of what a single family residential lot is in terms of size. Is that
included in the Comp Plan? It was stated that the Village's zoning ordinance can be found
on our web site at .v .or ; this information as well as other zoning information can be
found under the e-Library, Chapter 17 of the Village's Municipal Code.
5) Residents "want what we already have" — no changes.
6) People are upset because they read in Plan Commission minutes a phrase that says
"the desire for higher housing density". The document was provided to the Village for review.
Village Manager Bill Brimm and Plan Commissioner Stark commented that the context of Mr.
Pfeil's comments was in relation to what is typically sought out by private developers due to
their desires to maximize their return on their investment.
7) Question why Buffalo Grove can't follow the same law as Roselle and protect the areas
from low income housing and that their property is protected from a developer. It was stated
that a State Law requires municipalities, such as Buffalo Grove, to have a minimum of 10% of
its housing stock as "affordable housing". Buffalo Grove currently meets this state
requirement.
8) Request to consider connecting the Highlands Area to other areas - Cambridge
extension?
9) Inquiry regarding annexation of individual lots — is it possible? It was stated that it is
possible to annex individual lots, although it can be more expensive in this manner for the
property owner to extend utilities and pay for the extension on their own. The more parcels that
are grouped together, these costs are then shared among the property owners.
10) Inquiry regarding the approximate assessment cost to for water and sewer hookups. It
was stated that the costs vary depending on the parcel location, size, and other factors.
11) It was stated that the Village of Buffalo Grove does not provide utilities to unincorporated
areas.
12) Metro areas have standards for the treatment of sanitary sewage via septic systems —
public health standpoint.
13) Frustration is being expressed over the idea of being forced to redo septic systems.
14) It was stated that the Village's Comprehensive Plan is located on the web site.
15) Interested in obtaining updated utility cost data should property owners want to annex to
Buffalo Grove. Residents were advised to contact the Village to discuss this matter.
16) Look at phased east-west utility.
17) 400' commercial buffer/ utility participation/phased
18) It was suggested that residents could talk to a sewer and/or water contractor to find out
how much it would cost to get extend the utilities from the Village's main to the interested
property.
19) Supportive of the R1 designation for the area —the 20 K S.F. minimum for home sites.
Next Steps
Minutes from this meeting will be shared with the Plan Commission and Village Board. The
Village representatives thanked everyone for their feedback and recommendations.
The Plan Commission is expected to complete the update to the Village's Comprehensive Plan
by the end of calendar year 2006. The Plan will then be presented to the Village Board for final
consideration.
Minutes prepared by:
Ghida S. Neukirch
Deputy Village Manager
Board or Commission: ❑ Plan commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 06/07/2006
Type of Meeting: ❑ Regular Meeting
Public Feedback Meeting Minutes
Comprehensive Plan Update Project
Review of the Prairie View Metra Station Area
and Dundee Road Area
June 7, 2006, 7:30 p.m., Village Hall
Minutes from this meeting reflect the discussion surrounding
the Prairie View Metra Station Area
Present
William H. Brimm, Village Manager
Ghida Neukirch, Deputy Village Manager
Robert E. Pfeil, Village Planner
Nidhi Vaid, Associate Planner
Leisa Niemotka, Management Assistant
William R. Balling, Village Consultant
Village President Elliott Hartstein
Plan Commission Chair Les Ottenheimer
Commissioner Denice Bocek
Commissioner Susan Kenski-Sroka
Commissioner Eric Smith
Commissioner Barry Stark
Commissioner Howard Teplinsky
Approximately seventy-five (75) residents - see attached sign-in sheet.
Welcome
Bill Brimm welcomed everyone for attending, introduced officials and staff, and explained why
municipalities conduct comprehensive plans and the fact that they are set forth in Illinois State
Statute.
The purpose of the meeting was to 1) provide a general overview of Buffalo Grove for attendees;
2) explain the purpose of a Comprehensive Plan as set forth in Illinois State Statute; and 3)
discuss specifically the land uses designated for unincorporated areas based on the Village's
1998 Comprehensive Plan. Thereafter, attendees were asked to separate based on their interest
in reviewing the Prairie View Metra Station area, or discussing the Dundee Road corridor area.
The conceptual plans for the Prairie View Metra Station area would be reviewed with the first
group and feedback would be accepted; the second group would discuss future land uses for the
unincorporated area in the Dundee Road / Buffalo Grove area, and discuss a possible land use
and boundary agreement between the Villages of Buffalo Grove and Arlington Heights. The
minutes that follow this report address the discussion regarding the Prairie View Metra Station
area.
Overview of Buffalo Grove
Ghida Neukirch provided an overview of Buffalo Grove, including highlights of census
information, a break-down of land uses in Buffalo Grove, and an overview of how the
Comprehensive Plan is used. Highlights of land uses around the Prairie View Metra Station area
and around the Dundee Road / Buffalo Grove intersection were provided; as well as an overview
of developments and initiatives underway, if applicable.
Small group discussion
As previously stated, attendees divided into the two subject areas. These minutes reflect the
discussion regarding the Prairie View Metra Station area. Neukirch noted that through a grant
received by the RTA, the Village has hired Camiros, a land use and planning consultant to
assess the feasibility for planning for transit oriented development (TOD) around the Prairie View
Metra Station and also around the Buffalo Grove Metra Station. Two conceptual plans have been
prepared for each subject area; the plans are available for review on the Village's web site at
www.vba.ora, under the e-Library, Documents & Forms. Feedback provided on these conceptual
plans will be shared with staff, the Plan Commission and Village Board. Thereafter, the Village
will provide direction to the consultant and a Preferred Plan will be prepared for each subject
area. This Plan will then be presented to the Plan Commission for review, and finally to the
Village Board for consideration.
Following is feedback from the attendees regarding the Prairie View Metra Station Area
conceptual plans:
1) Review resident/business feedback from the first public session and consider the
comments as the Preferred Plan is being developed.
2) Include green space in Stancliff Property Concept Plan A.
3) Plan for smooth transition of development between existing housing and new
development.
4) No concept plan conforms to the boundary agreement which sets forth two units per
acre for the 40 acre farmland north on the plan.
5) Maintain historical character; maintain the historical theme/concept.
6) Implement time frame.
7) Consider limited access to Rt. 22; grave concerns relating to increased development and
impact on traffic/ impact on schools.
8) Stancliff—self funded open/green space.
9) Eliminate retail on east side of the tracks.
10) One individual that owns a portion of the land adjacent to Noah's landing at the corner
stated that they are interested in redevelopment, although developers have not expressed
an interest in proceeding given the density that the Village would allow on the subject site;
consideration was requested to increase the allowing density for this corner. It was
stated that the Village has advised that the density remain consistent with that of Noah's landing
for this infill development.
11) "Tear downs" were identified as concerns; concern regarding the unknown
redevelopment of said parcel(s).
12) Questions were raised regarding the process in which redevelopment is conducted. It
was stated that developers may contact the Village first to identify what may be zoned for
the subject property; or a developer may contact the property owner first to identify how much
they would want to sell their property. In any case, the Village uses the
Comprehensive Plan as the first step to reference the anticipated land use for unincorporated
property along our borders.
13) Questions were raised regarding the Village condemning this area. Neukirch stated, and
President reinforced that the Village Board has not expressed an interest in forcibly
annexing this area.
14) Recommendation to limit traffic flow on the east side; concern regarding the north turn
restriction on Prairie Street.
15) Single family houses; no gas stations; consider office condos — rather than leases.
16) Consider mixed use —ground floor retail, second floor residential single story.
17) Village retail (is parking included) surface or underground
18) How will the architecture appear if this plan is implemented? Does the community get to
comment on what gets approved?
19) Questions were raised regarding the kind of retail that would be appropriate for this plan.
It was stated that retail uses in this type of area (TOD) are typically services uses,
including but not limited to coffee shops, dry cleaners, card stores, flower shops, pharmacies, and
possibly small food/service uses.
20) Desire for more "mom and pop" stores - less chains. Consider providing incentives to
businesses. It was stated that the Village promotes small business loans that are offered
by the Illinois Department of Commerce & Economic Opportunity; we also have a pro-business
development and permit process.
21) Request to retain the name Prairie View. Individuals expressed interest in maintaining
the Prairie View, IL address; consideration was also discussed regarding offering the
subdivision name as Prairie View.
22) Inquiry regarding the amount of food traffic anticipated. It was stated that a traffic study
would be conducted with any development plan; the developer would be required to
provide a study, and the document would be reviewed by the Village's independent traffic
consultant.
23) Request to designate Prairie View as a historic district.
24) Consider special regulations for this area to regulate parking, scale of development;
provide ample parking for retail areas.
25) Link pedestrian paths/bike paths to the existing paths through adjacent municipalities.
26) Provide pedestrian path/bikepath to the Stevenson H.S.
27) Do not provide a roadway north of the nursery property; access should be off Half Day
and Easton — not on the north.
S.E. Corner Rt. 22 & Prairie Rd. (west of tracks)
1) Consider office condos including medical
2) Multi-family consistent with development on west side of Prairie and east side of tracks
3) Retain small area to service businesses
4) Restaurant— high end — no fast food
5) No single family attached
Due to the occupancy limit in the conference room, a separate group meeting took place in
Village Hall. The following questions and recommendations were provided:
1) Along Easton Avenue, what is the Village's intention concerning implementation of the
"teardown infill" designation? How does this affect current property owners who do not
want to sell their properties?
2) What impacts will be created for properties on Easton Avenue abutting the proposed
road extension to serve the future redevelopment of the C.J. Fiore and Lake County Scrap
Metal properties?
3) What is the long-term traffic management plan to minimize the current and probable
future traffic that is cutting through the Krisview Acres subdivision via Prairie Lane and
Brockman Avenue?
A resident of Krisview Acres said that a traffic signal is going to be installed at the Route
22/Prairie Lane intersection and this will create even more cut-through traffic for the Krisview
area. [Post meeting clarification— the Village is not aware of a signal planned at Prairie Lane]
A property owner inquired about the feasibility of development of his parcel adjacent to Noah's
landing at the northeast corner of Route 22/Prairie Road. It was stated that developers believe it
is economically infeasible to build townhomes on these three parcels because they cannot
achieve enough units to recover their development costs. Consideration was requested for
increased density for this specific area. It was stated that a design element such as a turret might
give the building some character.
Next Steps
Minutes from this meeting will be shared with the Plan Commission, Village Board and the
Steering Committee working on the TOD Plan. The Steering Committee consists of
representatives from the Village, RTA, Metra, Pace and Lake County. Minutes from this meeting
will also be sent to everyone that provided an email address.
The Plan Commission is expected to complete the update to the Village's Comprehensive Plan
by the end of calendar year 2006. The Plan will then be presented to the Village Board for final
consideration.
Thank you to everyone that attended this important meeting. We appreciate your feedback.
Minutes prepared by:
Ghida S. Neukirch
Deputy Village Manager