Loading...
2006-03-15 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 03/15/2006 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 15, 2006 Village Zoning Map—Annual Review 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 Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Stark Mr. Podber Commissioners absent: Mr. Teplinsky Mr. Cohn Also present: Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka to approve the minutes of the public hearing of February 15, 2006. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Podber and Teplinsky abstaining. Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to approve the minutes of the regular meeting of February 15, 2006. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Podber and Teplinsky abstaining. COMMITTEE AND LIAISON REPORTS—None VILLAGE ZONING MAP—ANNUAL REVIEW Mr. Robert Pfeil noted that a memo listing the changes to the map was distributed along with an 11 x 17-inch copy of the revised map. He pointed out that there were a few Planned Unit Developments such as the Fairview Estates subdivision which involved annexations. Some of the other annexations related to Metra parking projects adjacent to the Metra stations. One of the rezonings pertained to 185 Milwaukee Avenue which the Plan Commission did not handle since the property was one of the parcels that was forcibly annexed when the Chevy Chase area was annexed in 2004. Chairman Ottenheimer called for a vote to approve the updated zoning map. Moved by Commissioner Kenski-Sroka, seconded by Commissioner Khan to approve the Village Zoning Map and the vote was as follows: AYES: Ottenheimer, Smith, Bocek, Kenski-Sroka, Khan, Stark, Podber NAYS: None ABSENT: Teplinsky, Cohn ABSTAIN: None The motion passed 7 to 0. DISCUSSION OF VILLAGE COMPREHENSIVE PLAN Mr. Pfeil commented that one of the Village's goals for 2006 is to make substantial progress toward completing the update during this calendar year. He noted that one of the items in the meeting packet is the Illinois Planned Technical Assistance Act which lists some of the main components of a comprehensive plan. He pointed out that a detailed list of tasks to address each plan component was also distributed for the Commission's review and comment. He noted that these tasks need to be discussed and assigned timelines for completion. He requested that the Commission review the plan tasks in detail and comment if there any ideas or thoughts concerning particular topics or issues that should be addressed. Mr. Pfeil said that the second item distributed in the meeting packet is an analysis of existing population and demographic trends, housing trends, the local economy and commuting patterns. He noted that one of the tables compares changes in the Buffalo Grove area from 1980-2004 to data for the State, Cook and Lake County, and neighboring communities. He noted that there has been substantial population growth during this 20-year period. He pointed out that the Village's rate of population growth will continue to taper off since it is becoming a mature community with a population in the 43,000-44,000 range that will not increase dramatically when the remaining land is developed. He commented that redevelopment and certain infill parcels will challenge the Village's traditional approach concerning residential density and land planning. He said that it is probable that developers will propose projects with higher densities than existing subdivisions, and land plans will probably provide less land per dwelling unit than plans that were approved in the Village's high growth years. Mr. Pfeil reviewed the Buffalo Grove demographic overview from 1980-2005 noting that single-family detached housing was 60 percent of the Village's housing stock in 1980 and this has now decreased to 51 percent. Single-family attached housing units have increased as a component of the housing stock. He commented that this relationship will probably continue and it will challenge the Village in terms of the types of developments that are proposed in relation to the Village's traditional goals and policies for housing composition. He pointed out that the Comprehensive Plan designates substantial areas for of single-family detached homes, but the trend recently has been for developers to propose either single-family attached or more dense single family detached units such as villas. He noted that the Village is definitely seeing pressure to increase density, including single-family detached housing. He noted that the planning for the Metra station areas will probably include some recommendations for fairly dense residential development. Overall, the Commission should continue to monitor the trends in consumer housing preferences and the housing needs of different age groups. The housing stock will change as the Village matures, and the Commission will have a leadership role in managing the change and finding creative solutions to address density and land planning issues. Mr. Pfeil reviewed population change by age group between 1990 and 2000. The mature adult population has expanded dramatically and this has some implications for the Village in terms of housing demand, social needs and public services. Mr. Pfeil commented that his memo in the meeting packet also touches on the concept of housing in the sense of affordability and serving community needs. He said the State housing act requires that 10 percent of the housing stock in a community be "affordable." This is determined by median area income and percentage of income being spent on housing. There is no specific penalty if a community does not achieve or maintain the 10 percent affordable level, but the law would allow a developer to file an appeal if a community does not allow a development that would provide affordable housing. Mr. Pfeil noted that Buffalo Grove has a tradition of maintaining a diverse housing stock serving a range of income groups. This is something that needs to be examined in more detail as the Plan Commission goes through the process of addressing housing diversity and affordability. He noted the example of Highland Park which has done a very energetic and proactive program to provide incentives for creating affordable housing. Highland Park is a model community and has won national awards for its affordable housing programs. One of the primary goals is to provide housing for people who have local jobs and need to be proximate to their work location. Mr. Pfeil commented that Buffalo Grove may not need to be as proactive as Highland Park, since currently more than 10 percent of the Village's housing meets the State's definition of "affordable". However, as time goes by the trend will continue to be toward more expensive housing and the Village's percentage of affordable housing will decrease. He suggested that the Plan Commission needs to think about realistic and practical policies that relate directly to land use decisions, zoning decisions and design standards. Commissioner Bocek asked what is considered "affordable" and how it is determined. Mr. Pfeil replied that federal Census data is used to compute area median household income and median housing values. In general terms if households with incomes of 80 percent or less of the area median income have to spend more than 30 percent of their monthly income to buy or rent housing at the area median figures, the housing is not considered "affordable." Mr. Pfeil noted that in the Village's previous comprehensive plans the goals and objectives have included some reference to diverse housing stock. He asked if the Commission has any particular approach or philosophy about the Village's housing stock. Commissioner Stark stated it seems we are getting away from being just a bedroom community which Buffalo Grove used to be. Chairman Ottenheimer stated part of that is a function of the space that is available to develop single-family homes. He wondered if the Commission really wants to focus on the issue of diverse housing stock or if it is something that should just be left for the market to dictate as to what the housing stock should be. Commissioner Bocek said she thinks that the values in this area have gone up due to the great schools and nice community and she has been focusing most on better quality developments. She is not sure that we need to focus on different products just because we want to be diversified or should we be focusing on what the market is demanding. She stressed she would rather have a quality development that is in demand rather than just building something to satisfy the State's demands. Commissioner Khan stated he would like to see balanced growth between residential and commercial as they go hand in hand. Mr. Pfeil reviewed the map dated March 14, 2006 of unincorporated areas and identified parcels that have potential for future development. He noted that Area 5 is has 115 acres including the Didier farm and adjacent properties north of Aptakisic Road between Buffalo Grove Road and Prairie Road are currently designated for single-family housing on the Village Comprehensive Plan. South of Aptakisic Road in this Area 7 is a 43-acre tract characterized by multiple ownerships and fairly small individual parcels. He commented that this is one of the core areas where some level of land use change is likely to occur in a relatively short time frame. He noted that the current Village Comprehensive Plan shows a collector road that is planned to extend from the Old Farm Village subdivision along the Commonwealth Edison property Aptakisic Road. This road would continue north through the Didier property to the Prairie Grove area and perhaps go out to Buffalo Grove Road. This road planning should be re-evaluated as part of the Comprehensive Plan update. Planning and land use recommendations for Areas 5 and 7 should address open space and park areas and other amenity features, including bikepaths. Commissioner Smith noted there have been discussions between the Park District and the Village relative to a community center and asked where this is being contemplated. Mr. Pfeil noted this also involves the library districts and this was discussed relative to the Busch Grove Park area. Commissioner Stark noted he recalls some discussion about the Lake County Forest Preserve earmarking some funds for the Didier property. Mr. Pfeil said that the Buffalo Grove Park District bought some of the Didier property which is now Busch Grove Community Park. He is not aware of any other planned acquisition. Mr. Pfeil pointed out that Area 1 on the map is the 40-acre Stancliff parcel at Prairie Road and Port Clinton Road that will probably be acquired for development as soon as the landowner makes it available on the market. He noted that the Village's current plan designation for this area is single-family detached residential. The 2005 boundary agreement with Lincolnshire designates this parcel for low density single-family development. Mr. Pfeil noted that Area 2 on the map is the TOD planning area around the Prairie View Metra station. This area has some parcels that are getting much closer to redevelopment status as far as landowner preferences and developer interest. Along Prairie Road there are some unincorporated smaller properties that will eventually be annexed to the Village to get water and sanitary sewer service. Area 6 on the map along Aptakisic Road east of Prairie Road is abutted on the east by the Wisconsin Central rail line. The Village's plan currently designates the area east of Pet Lane for commercial use and the area west of Pet Lane for single-family residential. This may be an area to rethink concerning the type of residential -- some types of attached housing may be appropriate. Area 9 along Aptakisic Road east of the rail line is the Peerless property and adjacent industrial uses. In both Lincolnshire and Buffalo Grove's planning and the boundary agreement, planned industrial or office is the designated land use. Mr. Pfeil noted that Area 10 is the Land & Lakes property on the west side of Milwaukee Avenue south of Aptakisic Road. This property has been the subject of annexation discussions between the land owner and the Village for several years. Part of the property is an 18-acre tract with frontage along Milwaukee Avenue. This parcel, together with the Gateway property to the south, have the potential for a great commercial development. He noted that the Village is working with the landowners and developers of these properties to encourage commercial development and the Commission will be integral to the process. Area 11 on the east side of Milwaukee Avenue is severely constrained by floodplain and does not have a lot of potential unless compensatory storage can be provided for stormwater. This area is commercial in the Village's current plan and that might still be appropriate if traffic impact and access issues can be adequately addressed along with the floodplain issue. Mr. Pfeil noted there is a lot of acreage along Milwaukee Avenue south of Deerfield Parkway which will probably not come into the Village and very little of it is actually developable. Riverwoods has been working with developers on the 40 acres in Area 16, including consideration of a Tax Increment Financing [TIF] District. If this property has any commercial potential, Riverwoods will probably annex it and use a TIF District to fund clean up costs and certain development costs. Commissioner Smith asked which areas on the map are subject to the agreement with Lincolnshire. Mr. Pfeil stated area C on the boundary agreement exhibit is the Stancliff property which is designated for single family detached with two units per acre. Area F and G on the agreement exhibit is also designated for single family use. The only other areas in the boundary agreement are Area 9 on the unincorporated areas map on Aptakisic Road west of the Leider property which is slated for industrial and office. The Land & Lakes area is designated for commercial and recreational open space in the boundary agreement. Area 11 including the Cotey property and Estonian Lane is designated for open space in the boundary agreement with a couple of parcels designated as appropriate for a transit station for materials such as landscape waste. The waste transit concept would accommodate the Land & Lakes operator if the current waste facility on the west side of Milwaukee Avenue is abandoned. Mr. Pfeil pointed out that Area 15 is largely owned by Lake County. This area has a large amount of floodplain as well as a regional sanitary sewage treatment facility. Part of the area is the Pekara residential subdivision which has serious flooding issues. The Inverrary subdivision is at the south end of Area 15. Since the area is served by Lake County utilities, there is probably little incentive for property owners to pursue annexation to Buffalo Grove. Area 14 is Horatio Gardens which is served by Lake County water and sewer, so the property owners may see little advantage to annexation other than police and fire protection. Area 18 on the west side of Weiland is the Schwaben playing field and some unincorporated residential properties which will eventually be annexed to the Village, probably in a redevelopment scenario. He commented that the Village should maintain and preserve as much open space as possible in the redevelopment of this area. Parcel 17 and 13 along McHenry Road are small unincorporated residential parcels that will eventually be annexed to the Village for redevelopment. Mr. Pfeil reviewed Area 19 south of Dundee Road comprised of the Dunlo Highlands and Buffalo Highlands residential subdivisions. Neither subdivision has water and sewer utilities, so there is a great incentive for property owners and developers to annex to Buffalo Grove. It will be expensive to provide utilities for these subdivisions, so redevelopment for new housing appears to be one of the most likely scenarios. There will be pressure to have greater density because of land values. Commissioner Khan asked if there are any boundary agreements with any other municipalities. Mr. Pfeil said that the Village has been discussing an agreement with Arlington Heights that would affect the Dunlo Highlands and Buffalo Highlands areas. Arlington Heights has annexed several parcels in the Dunlo area, but they probably can't feasibly extend their utilities much farther without encountering greater costs and other problematic issues such as drainage. Arlington Heights conceptually agrees that it is probably more appropriate for the Dunlo and Highlands areas to be annexed by Buffalo Grove. Commissioner Khan agreed that one way of controlling these unincorporated parcels is availability of water and sewer utilities. He asked how far the Village's water and sewer is from the Dunlo area. Mr. Pfeil said that Village utilities are close enough that it is feasible to serve the area. There is an issue with the sanitary sewer capacity that the Village Engineer would need to analyze, particularly if residential density were going to increase. Commissioner Khan noted that the Village could guide and control growth in this area by coordinating and administering the planning and financing of the water and sewer extensions, with recapture provisions to recoup the Village's investment as properties are redeveloped. Commissioner Podber asked if there is anything to be done to stop the westward spread of strip mall development along Areas 6 and 7 on Aptakisic Road. Mr. Pfeil noted that Areas 5 and 7 have always been shown as single-family on the Village's master plan. He noted that the only area designated for commercial development is east of Pet Lane. Area 6 would include the realignment of Weiland Road and Prairie Road and along this new road segment some amount of commercial development for service and convenience shopping could be appropriate. The remaining portion of Area 6 west of Pet Lane is designated as residential on the current master plan. Commissioner Podber asked if there is any area designated for open or green space. Mr. Pfeil noted that Area 5 including the Didier property is shown in the 1998 Comprehensive Plan with a central park area. A quadrant of this area has already been put in place as part of the Prairie Grove subdivision. As other parcels are annexed and developed, park land dedication would be required to achieve the central open space, which would be linked by paths and walkways. Area 7 south of Aptakisic Road should be re-evaluated concerning open space and recreational amenities that should be part of the area development plan. The current land ownership pattern is fragmented, so the Village will need to pro-actively create an area plan to guide and shape individual developer plans to achieve a high-quality land plan for the entire area. Commissioner Podber asked if we are required to have commercial space in Area 6 by the railroad tracks. Mr. Pfeil said there is no requirement to have commercial use for a specific area, but part of the planning process is trying to achieve the highest and best use for each property within an area. He said that the Pet Lane area appears to have the potential for both commercial and residential uses. He noted that the Pet Motel is the type of property that may be redeveloped into a different land use, and several alternatives should be considered to determine what is the most appropriate type of development for the area. Commissioner Podber noted his concern with the area east of the railroad tracks where Lincolnshire is committed to commercial development and wondered if commercial development could be stopped across the tracks. Mr. Pfeil said that new developments would need Buffalo Grove services and utilities and the Village can say whether the land use is acceptable or not as part of the annexation agreement. There are differing approaches to policy and some officials may feel that more commercial rather than less is the way to go. The basic goal is to achieve a balance between commercial and residential so that the commercial can help keep the Village's tax base balanced and diversified. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the April 5th meeting will probably cancelled; the next meeting will be held on April 19, 2006 when the RTAP/TOD planning for the Metra station areas will be discussed. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Khan and carried unanimously to adjourn. Vice Chairman Smith adjourned the meeting at 8:33 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: ERIC SMITH, Vice Chair