Landscape Comp Plan
COMPREHENSIVE PLAN
UPDATE 2009
VILLAGE OF BUFFALO GROVE, IL
MARCH 23, 2009
Approved by Ordinance No. 2009–15
TABLE OF CONTENTS
Overview
Section 1: Current Conditions
Section 2: Goals, Objectives & Policies
Section 3: Transportation
Section 4: Future Land Use Recommendations
Section 5: Implementation
Appendices
Appendix 1: Maps
Appendix 2: Tables and Figures
Appendix 3: Projections
Appendix 4: Planning Process
Buffalo Grove Comprehensive Plan Update 2009
OVERVIEW
Incorporated in 1958 with a population of 164 and an area of 58 acres at the
north edge of Cook County, Buffalo Grove has matured into a community of
45,000 residents covering an area of 9.3 square miles in Cook County and Lake
County. The Village commemorated its 50th anniversary in 2008, and there is
much for the citizens of the community to celebrate and take pride in: livable
residential neighborhoods, abundant parks and open space areas, a solid
business base, a comprehensive set of municipal services, and institutions and
organizations providing a full range of community services.
The challenge in the coming years for the Village, and many other suburban
municipalities, is managing change in basic areas – land use and transportation,
economic conditions, the variety of needs of a diverse population, and
environmental sustainability.
The Comprehensive Plan Update is intended to be a guide in managing overall
development as the final unincorporated areas are annexed and as the
redevelopment of properties within the Village proceeds. The Plan sets forth
community goals and objectives as a basis for the Village’s policies and actions,
and the Plan makes specific recommendations concerning development of areas
within the Village’s planning jurisdiction.
Buffalo Grove Comprehensive Plan Update 2009
SECTION 1: CURRENT CONDITIONS
(See Appendices – Maps and Demographics, Housing and Land Use for tables, figures
and maps)
Population
The historic growth of population in the Village and related demographic
characteristics are summarized in Tables 1 through 5 and Figures 1 through 4. The
major population growth occurred in the period between 1970 and 1990 when
24,628 residents were added.
At the end of 2008 the Village’s population was approximately 45,000 as estimated
by Village staff using housing unit and persons per household factors. As the build
out of the Village occurs, additional population growth is projected to be 1,500 to
3,000 based various scenarios of land use and housing density. The ultimate
population is projected to be 46,500 to 48,000 residents.
Significant shifts have been occurring in the Village’s population since the federal
decennial census in 2000. The 2010 census will provide a more complete picture of
the changes, but several trends are evident:
• The population is aging. The median age was estimated at 39.7 in 2007,
compared to 28.1 in 1980.
• Persons over 55 years are becoming a larger component of the overall
population. In 1980 the Village had 1,644 residents 55 years and older; by
2007 the number had increased to 9,023 – almost 21 percent of the total
population.
• The 45 to 54 year age group is the Village’s largest, with 8,624 persons –
approximately 20 percent of the total population.
• The number of young adults in the 25–34 and 35–44 year age groups
decreased 24 percent and 19 percent respectively between 2000 and 2007.
• The youngest segment of the population, persons under 19 years, is
decreasing as a percentage of the overall population. This group was 38
percent of the population in 1980, declining to 29 percent by 2007. The
number of residents in the age groups 14 years and younger declined by 722
between 2000 and 2007, while the group between 15 to 19 years increased
by 295 persons.
Buffalo Grove Comprehensive Plan Update 2009 Current Conditions
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Housing
Tables 6 through 9 and Figure 5 summarize various characteristics of the Village’s
housing stock. Maps 19 to 21 depict the distribution of housing developments by
type: single–family detached, single–family attached and multi–family.
Housing by type – Single–family detached units comprise approximately 52 percent
of the overall housing stock, but this percentage has been declining since 1980.
Single–family attached units (primarily townhomes) have steadily increased as a
portion of the housing stock and currently comprise approximately 22 percent of
the overall units. Multi–family units were 34.5 percent of the overall housing in
1980; since 1990 this segment has remained in the range of 23 to 26 percent of the
housing stock.
The unit counts in 2008 were:
single–family detached: 8,869
single–family attached: 3,812
multi–family: 4,187
other (including assisted living): 236.
According to the 2000 Census, approximately 85.3 percent of the housing units in
the Village were owner occupied; 12.6 percent were renter occupied; and 2.1
percent were vacant at the time of the count.
The 2000 Census indicates that the average household size in the Village was 2.72
persons. Household sizes (persons per unit) were:
single–family detached: 3.36
single–family attached: 2.04
multi–family: 1.75
Age of housing stock – The 2000 Census data in Table 6 indicates that 1982 was the
median year of construction for housing units in the Village. The Census data also
notes that 77.6 percent of the total units in the Village were built prior to 1990,
with a substantial portion (33.3 percent) constructed between 1980 and 1989.
Approximately 16.7 percent (2,667 units) of the Village’s housing stock was built
prior to 1970.
Affordability – The Illinois Housing Development Agency (IHDA) has determined
that 12.7 percent of the units in the Village are affordable as defined by the state’s
methodology. The Illinois Affordable Housing and Planning Appeal Act mandates
that a minimum of 10 percent of the units within a municipality shall be
affordable. Although the Village is in compliance with the state law, the issue of
affordability should be continually studied, and appropriate measures for
maintaining compliance need to be identified.
Buffalo Grove Comprehensive Plan Update 2009 Current Conditions
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Assessment of the housing stock – The Village has a diverse housing stock, with a
wide range in terms of size and cost. Nonetheless, the future of housing in the
Village is a critical issue. An overall housing plan needs to be developed to identify
the projected demand for various types of units. It is evident that housing is
needed for the expanding population of mature adults, for younger residents in the
initial stage of forming households and for residents who need housing proximate to
job opportunities and basic shopping and services.
Land Use
The Village’s land area in 2008 was approximately 9.3 square miles (5,960 acres) as
noted in Table 12. Areas developed for single–family detached homes comprise 44
percent of the total area. Parks and open space (13.8 percent) and industrial
development (10.8 percent) are the next largest categories of land use in terms of
acreage. All other categories, including single–family attached and multi–family
residential, commercial, office and public/semi–public are each less than 10
percent of the Village’s area. Figure 8 illustrates the relative amounts of land use
by category. Maps 3 through 8 depict current land use and various categories
including schools, community facilities, public/semi–public and open space.
There are approximately 148 acres of vacant or undeveloped land within the
Village, including the Berenesa Plaza site (25 acres, Deerfield Parkway/Milwaukee
Avenue), Riverwalk North (6.7 acres, North Riverwalk Drive/Riverwalk Drive) and
the Land & Lakes property (66.3 acres, Milwaukee Avenue north of Busch Parkway).
Other vacant or undeveloped parcels are primarily sites within planned industrial
developments.
The Village’s planning area encompasses approximately 1,010 acres of
unincorporated land. Of this total, the Village contemplates annexation of
approximately 512 acres. The primarily areas proposed for annexation and
development include parcels in the Prairie View area from Route 22 to Port Clinton
Road (77 acres) and the Aptakisic Road corridor between Buffalo Grove Road and
Weiland Road (167 acres).
Decisions concerning the development and redevelopment of the land within the
Village’s planning area must address the consequences of development in terms of
energy use, transportation linkages, public investment and serving basic community
needs.
Economic base
The commercial and industrial areas within the Village are depicted on Maps 22
through 25.
Commercial areas – Map 23 illustrates the location of shopping centers within the
Village. As noted in the tabular summary, the properties range in size from small
strip centers to relatively large community centers. The largest centers are: Town
Buffalo Grove Comprehensive Plan Update 2009 Current Conditions
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Center (194,000 square feet), Woodland Commons (171,000 square feet), Plaza
Verde (157,000 square feet), the Plaza at Buffalo Grove (134,000 square feet) and
the Grove (120,000 square feet). Three of these centers have a supermarket as the
anchor tenant.
The Village does not have regional or big box centers. The Land & Lakes property
(west parcel) on Milwaukee Avenue is being transformed from a landscape waste
transfer facility to a commercial center. This 60–acre site has the potential for
large scale retail and commercial uses supported by signalized traffic access to
Milwaukee Avenue.
Berenesa Plaza, with one parcel of 20 acres and another of 5 acres, is planned for a
variety of restaurant, retail and office uses as well as a hotel. In the event that the
plan of record is not implemented or requires substantial modification, the Village
will evaluate alternative plans as appropriate.
The basic pattern of commercial developments in the Village is retail and service
uses serving customers traveling by motor vehicle. Some centers are proximate to
residential areas enabling pedestrian and bicycle access, but this is a very limited
portion of the overall customer base. As the various centers age and require
reinvestment, property owners, management companies, businesses and the Village
need to thoroughly evaluate opportunities to reduce dependence on motor vehicle
access and provide safe and convenient pedestrian and bicycle access.
Business establishments and employees – The U.S. Census Bureau (2006 ZIP Code
Business Patterns) indicates that there are 1,479 businesses and 23,836 employees
in the Village. Sixty three (63) percent of these establishments have one to four
employees. Ninety four (94) percent of the establishments have 49 or fewer
employees.
Manufacturing, wholesale trade, and transportation and warehousing operations
account for approximately 18 percent of the total number of businesses. Retail
establishments comprise 7.5 percent of the total. Businesses providing professional
services, finance, information and similar office–oriented activities are
approximately 42.4 percent of the total number of establishments. Healthcare
accounts for 10.2 percent of the total.
The Village’s business structure has an extensive base of professional services and
activities focused on information management. Moreover, the number of
employees per business is relatively low. These patterns appear to position the
Village well to maintain and expand a diverse and adaptable economic base.
The prospects for expansion in manufacturing and transportation are more difficult
to assess primarily because of larger economic forces relating to costs of
production and energy.
Buffalo Grove Comprehensive Plan Update 2009 Current Conditions
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SECTION 2: GOALS AND OBJECTIVES
PURPOSE & VISION
The Village Comprehensive Plan serves as the principal policy and planning document
guiding land use and development within the Village, and areas adjacent to its boundaries.
The Plan is based on the values of the community and the collective vision of the
residents, business community, property owners and other stakeholders. The Plan
articulates basic goals supported by standards or objectives intended to implement the
goals. Implementation of the Plan will be achieved through careful review of proposals and
programs for consistency with the Plan’s goals, in concert with administration of the
Village’s regulations including the Zoning Ordinance and Development Ordinance.
The Plan has been developed to address a series of issues and trends that will continue to
have an increased impact on the community:
1. Changes in the commercial environment that affect the viability of shopping centers in
the Village:
• A shift in retailing requirements and aging retail properties;
• The shortage of prime land for new development;
• Difficulty in attracting new development to sites that have constraints
due to size, location, excessive redevelopment costs or property
ownership and control issues.
2. Deficiencies in the regional transportation system:
• Insufficient capacity of regional arterial roads;
• Inadequate linkage and integration of bus and train facilities.
3. Fiscal constraints in maintaining basic municipal services with limited revenue sources.
4. An aging housing stock that will require increased maintenance, upgrading or
replacement.
5. Demographic changes including an aging population and new residents:
• Demand for more support services, particularly in areas such as public
health, public safety, emergency response, and transportation.
6. Community identity will become increasingly important to community success:
• The importance of nurturing a “sense of community” and appreciation for
the overall livability and safety of the Village.
Buffalo Grove Comprehensive Plan Update 2009 Goals & Objectives
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OPPORTUNITIES
1) Planning and reinvestment for commercial properties that are underutilized and ready
for transformation as productive and attractive consumer destinations.
2) Improvements to the regional transportation system that will reduce congestion and
create greater efficiency in travel.
3) Expansion and diversification of the Village’s economic base to produce new revenues.
4) Focused outreach programs to maintain the viability of current businesses and to
attract new companies and industries.
5) Planning and programs to stimulate reinvestment in existing residential properties.
6) Planning for infill properties to achieve an appropriate balance of residential and
commercial development.
7) Careful application of principles of “sustainable development,” energy conservation
and urban design to achieve unique and attractive buildings and developments.
8) Establishment of public spaces for community events and social interaction that
incorporate exciting design elements such as sculpture, landscaping and recreation.
9) Implementation of telecommunications upgrades to maintain adequate capacity for
residents, businesses and institutions.
COMMUNITY VISION
Buffalo Grove will continue to strive to be a community that:
1) Is diverse and multi-cultural, providing opportunities for all residents.
2) Encourages education and personal development.
3) Fosters community involvement and citizenship focused on improving and enhancing
the “sense of community.”
4) Provides social and cultural programs and support for families and households.
5) Provides reliable, efficient and fiscally responsible municipal services responsive to the
needs of residents, businesses and other customers.
6) Fosters continued economic development with pro-active programs encouraging and
supporting businesses.
7) Achieves physical development based on energy efficiency, environmental protection,
conservation of resources, maintenance and enhancement of the urban forest and overall
excellence in design and amenities.
8) Provides for multiple public gathering points.
Buffalo Grove Comprehensive Plan Update 2009 Goals & Objectives
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COMMUNITY GOALS
The following goals, objectives and policies shall guide the Village’s actions:
Land Use, Natural Resources and Environmental Protection:
a) Protect and enhance natural and open space resources throughout the community.
b) Continue the pattern of properly planned and efficiently designed development as
the Village shifts from new development to an infill and redevelopment phase.
c) Continue to regulate the use of property with land use management strategies that
focus on preserving green space, encouraging attractive and durable landscape
plans, avoiding flood and drainage hazards, and maintaining high-quality water
supplies and sewer services.
d) Continue the Village’s participation in local and regional programs to address energy
conservation and environmental impact issues.
Transportation:
a) Achieve a safe and efficient multi-modal transportation system.
b) Work with local, county, state, and federal agencies to program and fund local
projects with regional significance.
c) Monitor the Village’s transportation planning on a continuing basis to identify the
types and scale of roadway improvements that are needed to maintain a functional
and safe street system.
d) Enhance the Village bike path system with linkages to existing paths and paths in
adjacent communities, and encourage full utilization of the path system with
improvements to provide more locations for safe crossings over major streets and
collector streets.
Community Facilities:
a) Encourage community facilities to be used to their fullest potential by providing
educational, cultural, recreational, and service amenities.
b) Work with local agencies and governments to ensure adequate social services are
available to all Village residents.
c) Continue to deliver professional, impartial, and prompt public safety services, in an
understanding manner to all members of our community.
d) Plan for and provide appropriate government facilities and services that will
accommodate the needs of the Village.
Telecommunications Infrastructure:
a) Provide for current and future telecommunications needs while minimizing the
impacts of such facilities on the community.
b) Encourage investment in advanced technologies that enable the community to
operate more effectively.
Buffalo Grove Comprehensive Plan Update 2009 Goals & Objectives
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Housing:
a) Provide a diverse housing stock, including owner and renter occupied units, in a
broad range of price points.
b) Develop programs to address housing supply for groups including elderly residents
and moderate income “workforce” households.
c) Guide the planning and development of housing to incorporate appropriate
setbacks, screening, buffering, recreational facilities, amenities, and
interconnectedness of adjoining residential developments.
Economic Development:
a) Encourage reinvestment in established commercial properties.
b) Strengthen and diversify the Village’s economic base by encouraging business
enterprise through initiatives that will enhance the local tax base, stimulate
economic activity and increase employment opportunities.
c) Continue to participate in regional programs that encourage a positive and healthy
business climate to support local businesses in being globally competitive, quality-
oriented, technologically advanced, and able to offer competitive wages.
d) Strive for an economic development foundation that yields a vibrant and sustainable
economy consisting of a favorable business climate, a trained workforce, efficient
public infrastructure, adequate land supply, predictable regulations, innovative
technology, workforce housing proximate to transit and employment centers, and
careful management to minimize environmental impacts and to protect the natural
environmental.
Public Participation:
a) Foster citizen involvement and input by providing information concerning Village
programs and activities through formal board and commission meetings, web site
communication, and public access cable television.
b) Encourage a high degree of citizen participation and responsibility in the affairs of
government.
c) The Plan provides the vision for the Village through the leadership of the Village
Board in developing policies to address issues of community concern. The planning
process will remain dynamic and will continue to encourage public participation,
including advisory committees and boards, as well as the input of other local public
taxing bodies.
Community Design
a) Continue to upgrade the Village’s aesthetic character and distinct identity through
architectural design, quality building materials, and landscaping.
b) Enhance the historic village aesthetic of Prairie View including redevelopment
based on appropriate architectural styles and related design elements.
Buffalo Grove Comprehensive Plan Update 2009 Goals & Objectives
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IMPLEMENTATION
Planning & Development Goals
New developments and redevelopments must be able to demonstrate that the specific
project:
1. Has a positive economic and financial impact, and is efficient to service.
2. Creates a unique and character-enhancing “signature” through design and function, in
which the general community can take pride.
3. Is primarily family-oriented, while providing a positive environment for all members of
the community.
4. Contributes to a safe and efficient transportation system.
5. Provides educational, cultural or recreational enhancements for the community.
6. Provides stability and enhancement to real estate property values and neighborhoods.
7. Has a physical design and layout based on sound principles of land planning and zoning.
8. Supports maintenance and enhancement of an attractive, safe, functional and diverse
housing stock.
9. Respects the Village’s intent to maintain its overall character as a single family
residential environment while providing appropriate innovations and variety for a broad
range of housing consumers with varying needs and economic resources.
10. Can be accommodated by the community’s utility systems, and protects or enhances
environmentally sensitive areas.
11. Is designed to provide safe and secure environments for people and property.
Buffalo Grove Comprehensive Plan Update 2009 Goals & Objectives
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SECTION 3: TRANSPORTATION
The Village’s transportation system includes a surface road network, commuter rail
and bus lines, and a bike path/sidewalk network. Issues including the cost of energy,
traffic congestion on surface roads, and environmental impacts will continue to affect
transportation in the Village and region. As traffic congestion and energy costs
increase, rail, bus and bicycles will become increasingly important as transportation
options for the community.
Surface Road System
The Village has a fully developed street grid, and only three road extensions are
necessary to complete the network of major and collector streets (Map 9). The major
streets and highways running through the Village are under the jurisdiction of
agencies including the Illinois Department of Transportation (IDOT), the Cook County
Highway Department and the Lake County Division of Transportation (LCDOT). The
Village has a long history of working with these agencies to implement improvements
to the arterial road system.
IDOT designates three highways within the Village as Strategic Regional Arterials
(SRA): Milwaukee Avenue (IL Route 21), Half Day Road (IL Route 22) and Lake Cook
Road. All of these roads have been improved to four lanes or wider.
Congestion of the major street system and related impacts on local streets due to
commuter traffic traveling through the Village is a significant issue, and the Village
will continue to work with IDOT and other highway agencies on mitigation measures.
Improvements to Lake Cook Road, including the intersection at Arlington Heights
Road, are currently being studied by the Cook County Highway Department. The
Village will evaluate proposed improvements to ensure that impacts on adjacent
properties and neighborhoods are adequately addressed.
To address congestion on existing arterial roads serving the Buffalo Grove area, the
extension of Route 53 north of Lake Cook Road needs to be completed. The Village
strongly supports this extension, and with the proper planning and due diligence by all
agencies involved in the project, impacts can be properly mitigated. This extension
will yield significant benefits to residents and businesses in the affected portions of
Lake County and Cook County.
The Village is working with the Lake County Division of Transportation concerning
improvements to Weiland Road and Prairie Road in the corridor from Lake Cook Road
to Half Day Road (IL Route 22). Weiland Road is planned to be widened four lanes,
including an extension to Prairie Road north of Aptakisic Road. The improvements will
mitigate current congestion problems and traffic impacts on residential neighborhoods
in this corridor. The extension north of Aptakisic Road to Prairie Road will address
Buffalo Grove Comprehensive Plan Update 2009 Transportation
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congestion at the current Aptakisic Road intersection. The properties north of
Aptakisic Road along the extension will be significantly affected, and the Village’s
land planning for this area focuses on managing development after the new segment
is completed.
Lake County’s plan for road improvements in Buffalo Grove also includes widening
Aptakisic Road to four lanes from Buffalo Grove Road to IL Route 83 and widening
Buffalo Grove Road to four lanes from Half Day Road to Deerfield Parkway.
Various innovations and application of physical designs not commonly used in the
Chicago region are now being considered by planning and engineering professionals in
Lake County. “Roundabouts” as an alternative to standard traffic signalization is
being evaluated for the Route 120 corridor and the intersection of Everett Road and
Riverwoods Road. Traffic calming measures to reduce the speed of motor vehicle
traffic in residential areas have been implemented by several local communities, and
traffic signals to improve pedestrian safety are becoming more sophisticated and
user-friendly.
The Illinois Department of Transportation now includes concepts such as “context
sensitive solutions” and “complete streets” as part of the project planning and design
process. A basic intent of these design approaches is to lessen the dominance of
motor vehicles by providing safer environments for pedestrians and bicyclists on
streets and adjacent areas. These design concepts also typically reduce the amount of
pavement allocated for motor vehicles and integrate stormwater management with
landscaping elements.
The Village should be fully engaged in learning about design approaches for streets
that can lower construction and maintenance costs, reduce environmental impacts
and enhance pedestrian safety. The Village should work diligently to enhance
pedestrian crossings at major and collector streets with innovative technology to
increase safety and to facilitate use of sidewalks and the bike path system.
Opportunities to separate pedestrian and bicycle crossings from motor vehicle traffic
should be vigorously explored, including grant funding from transportation agencies
for design and construction.
Rail service
The Village is served by the Metra North Central commuter line, with passenger
stations at Main Street in Prairie View and at Commerce Court/Deerfield Parkway.
The Village had a major role in the implementation of this service, and achieving
service expansions will continue to be a priority. The Village initiated a study of
development potential for areas adjacent to the Prairie View and Commerce Court
stations, resulting in the Transit Station Area Study in 2007. Some of the
recommendations and concepts from the Study are incorporated in the land use
recommendations depicted on Maps 17 and 18.
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The proximity of the Commerce Court Metra station and the Pace bus facility to the
office/industrial area along Deerfield Parkway, Busch Parkway and Barclay Boulevard
provides the opportunity for employees to use rail and bus transit to commute to
jobs. The Village will continue to participate in programs to expand bus and vanpool
service providing efficient linkage between the rail service and employment sites.
Broader regional initiatives such as the STAR line (Suburban Transit Access Route)
have the potential to benefit commuters in the Buffalo Grove area, and the Village
will participate in the planning process.
Bus service
The current bus routes serving the Village operated by Pace are delineated on Map 10.
Convenient bus service, particularly linked to rail transit, provides substantial
benefits to businesses and employees in reducing transportation costs and relieving
congestion on surface roads. The Village will continue to strongly support the
maintenance and expansion of bus service for the community.
Bike path and pedestrian system
Bicycle use should be fostered and enhanced as a viable form of transportation in the
Village. The bike path system, including planned segments, is depicted on Map 11.
The Village will continue to implement the bike path system, with linkages to paths in
adjacent communities and regional facilities such as the Des Plaines River Trail. Plans
for commercial developments and other public-use sites should include facilities, such
as storage racks, for accommodating bicycles. The Village will work diligently to
provide safe routes and street crossings to encourage the expanded use of bicycles in
the community.
Buffalo Grove Comprehensive Plan Update 2009 Transportation
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SECTION 4: FUTURE LAND USE RECOMMENDATIONS
The overall recommendations for the Buffalo Grove planning area are depicted on
Map 14. An overview of the recommendations is provided in the sub area
descriptions below, and narratives for specific properties and areas are set forth in
the detailed recommendations section.
Sub Areas
Aptakisic Road – Map 15
This area extends from Buffalo Grove on the west to Weiland Road on the east. The
corridor includes the largest number of unincorporated properties and largest
amount of undeveloped land in the Village’s planning area. The Village’s traditional
planning for this area has focused on development of single family residential
subdivisions. The current Plan proposes a range of land uses, in addition to single-
family use, as illustrated on Map 15.
The key recommendations are commercial use focused on agricultural and
greenhouse production for the area on the north side of Aptakisic Road east of
Buffalo Grove Road; single-family development for the main portion of the Didier
farm north of the commercial area along Aptakisic Road; and commercial and
mixed-use for some properties on the south side of Aptakisic Road between the
Commonwealth Edison transmission lines and Prairie Road. A collector street is
planned to extend from Margate Drive in the Old Farm Village subdivision to
Aptakisic Road between the commercial area and mixed-use area.
Expansion of the existing Shops at Aptakisic Creek shopping center by acquiring
additional land from the Commonwealth Edison property should be considered. This
shopping center would benefit from additional service access and parking. A more
extensive expansion could also be evaluated to add more building space and
outdoor amenity areas. Linkage with areas to the east of the Commonwealth Edison
transmission lines could be achieved by adding connections to the Village bike path
and sidewalk system.
In the area east of Prairie Road along the planned extension of Weiland Road in the
Pet Lane area, the Plan recommends commercial, mixed-use and parks/open
space. The area directly east of Prairie Road along Arlyd Road is recommended for
detached single family development, consistent with the current land use pattern.
A critical issue for redevelopment along Aptakisic Road east of Prairie Road is the
elimination of driveways accessing Aptakisic Road. Development proposed for
properties between Aptakisic Road and Arlyd Road should provide for access via
Arlyd Road and a consolidated stormwater management plan serving the entire
area between Pet Lane and Prairie Road.
The area south of Aptakisic Road and east of Weiland Road is designated for
Buffalo Grove Comprehensive Plan Update 2009 Future Land Use Recommendations
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Map 12 Area #24 – This area includes the River Run shopping center, the Wheeling
Sale Barn and the Gerber Auto property. The Village contemplates annexation of all
of these properties, including possible redevelopment of the properties on the east
side of Milwaukee Avenue as a unified commercial site with shared access.
Connection of North Riverwalk Drive to Milwaukee Avenue to achieve a signalized
intersection at Johnson Drive is a key element of the Village’s planning for this
area.
Dunlo Highlands and Buffalo Highlands subdivisions (Map 12 Area #25) – The
Village has engaged in discussions with property owners in these subdivisions
concerning annexation. Residents of the Dunlo neighborhood west of Buffalo Grove
Road have generally not supported annexation. When redevelopment and
annexation is proposed, the Village would implement plans for improved
stormwater management and provision of Village water and sanitary sewer service
with the costs to be assigned to property owners based on a special service area
program.
Some residents of Buffalo Highlands have indicated interest in annexation, but a
feasible plan for extension of Village utilities would need to be developed, and a
majority of property owners would have to participate in the annexation initiative.
The Village’s planning goal for this neighborhood is maintenance of the existing
platting pattern or some degree of re–platting that would allow an appropriate
increase in the overall number of zoning lots. Re–platting would be evaluated by
the Village with the intent of providing housing of moderate cost while maintaining
or creating usable open space and other amenities such as sidewalks and bike paths
and achieving improvements to the stormwater management system.
Dunlo Highlands mixed-use redevelopment area, west side of Buffalo Grove
Road (Map 12 Area #26) – The existing residential and commercial uses in this area
should be redeveloped as a mixed-use development including ground level
commercial and second floor residential units.
Buffalo Grove Comprehensive Plan Update 2009 Future Land Use Recommendations
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SECTION 5: IMPLEMENTATION
The Comprehensive Plan is intended to guide land use decisions and the
implementation of development plans for all property in the Village – private and
public. The Village’s vision for new development contemplates physically attractive
site plans and buildings that are efficient and functional but also environmentally
responsible. All new developments and redevelopments should be viewed as
opportunities to create unique, attractive and sustainable places and buildings.
Village Development Regulations
To encourage, foster and implement developments consistent with the Village’s
vision, various ordinances should be evaluated and updated. The Village Zoning
Ordinance allows considerable flexibility for residential and commercial
developments, but standards and regulations should be updated to encourage mixed
use developments and innovative land plans. Linkages between transportation and
land uses, particularly jobs and housing, should be enabled as fully as possible. For
the areas proximate to the Metra stations, zoning regulations should allow
appropriate density for both residential and commercial uses.
The planned unit development regulations should be updated to support and
encourage residential and commercial developments that are responsive to market
conditions while providing energy efficiency with minimal adverse environmental
impacts. All new developments and redevelopments should provide usable open space
and links with adjacent properties for pedestrian access.
The Village’s zoning regulations should facilitate the creation of neighborhoods and
commercial areas with a “sense of place.” Developments with this aspect are
characterized by well–designed buildings, amenities such as common areas for public
use, landscaping based on integration with the built environment, and safe and
efficient access for pedestrians and bicyclists.
The Village Zoning Ordinance currently allows energy production such as solar panels
and “wind energy conversion systems,” but the regulations should be evaluated and
modified as necessary to be responsive to current technology and design approaches.
Likewise, the Village Development Ordinance should be evaluated to ensure that
responsible innovative approaches to land development are encouraged. Current
standards should be scrutinized to determine if modifications are warranted to reduce
the private and public investment involved in construction and long–term
maintenance of developed properties and infra–structure.
Specific details and standards for the Village’s development regulations will require
study before substantive changes are made, but the intent and emphasis should focus
on several areas:
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Reduction of the need for automobile travel for basic shopping and services;
Creation of functional open spaces and recreation facilities proximate to
residential areas;
Linking neighborhoods and commercial areas with the Village bike path and
sidewalk system; and
Linking residential areas with employment centers to facilitate access by
transportation modes in addition to automobiles.
The Village Appearance Plan and design review process will continue to evolve, and
new techniques in building design and construction will need to be addressed,
particularly in relation to energy efficiency.
For commercial developments, the Village intends to achieve attractive and efficient
buildings that exceed prototypes and generic designs based on minimizing initial
construction costs. The Village will require documentation concerning the durability
of buildings in terms of maintenance and energy costs for the projected useful life of
the structure.
The Village’s planning for the Prairie View area has anticipated for many years that
redevelopment would occur, and the Village has strongly fostered the concept of
preserving the area’s architectural heritage. Prairie View has a number of buildings
with historically interesting architectural features. The Village’s appearance
regulations should enable and encourage the incorporation of these architectural
elements in new developments and redevelopments within the Prairie View area. This
area is delineated in general terms on Map 17.
Opportunities to enhance the overall appearance of the Village should be continually
explored. Design standards for uniform fencing and landscaping on properties along
major streets could be implemented incrementally and would add value to the
Village’s visual environment.
Housing
All residential developments – new construction and redevelopments – should be
evaluated for opportunities to include units for the elderly and “workforce” housing
geared to households of moderate income.
As the housing stock in the Village ages, considerable investment will be needed to
upgrade properties to maintain long–term livability. The Village will actively advocate
the renovation of existing properties beyond the basic property maintenance level,
and the Village will take a leadership role in identifying cost effective ways to
increase energy efficiency of residential buildings.
Buffalo Grove Comprehensive Plan Update 2009 Implementation
Page 2
Transportation
The Village will continue its role as a leader in regional transportation issues. Some of
the Village’s significant successes include the establishment of the North Central
Metra commuter rail service and management of train noise issues, expansion of bus
service to the area, and achieving numerous surface road improvements benefiting
households and businesses in a large area beyond the Village’s borders.
Management of transportation in the region will continue to present many challenges
related to energy costs, environmental protection, congestion of surface roads,
economic viability for businesses and the overall quality of life. The Village will
maintain strong and pro–active involvement in all aspects of transportation planning
for the region to achieve enhancements and innovations that effectively address the
challenges.
Economic Development
The Village will continue to work vigorously to maintain the employment base and
foster the long–term viability of commercial properties. The Village’s creative
participation can significantly improve success for initiatives such as enhancing transit
linkages and facilitating employee access, provision of housing proximate to
employment centers and commercial areas, facilitating adaptive re–use of properties
(including mixed uses), and managing energy demand to reduce costs and mitigate
environmental impacts.
Environmental Management
During the course of the community’s physical development, the Village has done an
exemplary job in managing stormwater, wetlands and other natural areas;
establishing an urban forestry program; and proactively managing environmental
impacts generated by development and economic activities.
The Village’s focus can now shift to managing the urban landscape to enhance urban
forestry initiatives and to emphasize the use of environmentally sustainable plantings.
Opportunities to re–establish native prairie grasses and trees should be assessed for
areas such as road right–of–way and other public properties that currently require
extensive effort and resources to maintain as grass lawns.
Buffalo Grove Comprehensive Plan Update 2009 Implementation
Page 3
Buffalo Grove Comprehensive Plan Update 2009
APPENDIX 1: MAPS
Village of Buffalo Grove Comprehensive Plan Update 2009
TABLE 6:Public/ Semi-Public Areas
No. Ownership Acreage
1 Latter Day Saints 6.13
2 Vernon Township 15.02
3 Village of Buffalo Grove - Fire Station 27 2.39
4 Twin Groves Middle School 5.93
5 Meridian Middle School 11.39
6 Jewish Council for Youth Services 4.36
7 Village of Buffalo Grove 7.46
8 Congregation Bnai Shalom 2.46
9 Prairie Elementary School 11.08
10 Aptakisic Junior High School 8.35
11 Village of Buffalo Grove - Fire Station 26 3.7
12 Buffalo Grove Park District - Raupp Memorial Museum 3.48
13 Ivy Hall Elementary School 9.4
14 Willow Grove School 3.06
15 Tripp Elementary School 8.96
16 Village of Buffalo Grove 0.83
17 Pace 3.7
18 Village of Buffalo Grove - Buffalo Grove Metra Station 2.51
19 Village of Buffalo Grove - Fire Training Facility 4.7
20 Wheeling Park District 1.67
21 Pritchett Elementary School 9.01
22 Schwaben Center 7.71
23 Village of Buffalo Grove 1.01
24 Beth Am 3.65
25 Buffalo Grove Post Office (USPS) 5.64
26 St. Mary's Church and School 12.98
27 St Mary's Rectory 0.88
28 Village of Buffalo Grove Clayton Municipal Campus 14.06
29 Village of Buffalo Grove 5.6
30 Knopf Cemetery 0.31
31 Cooper Middle School 4.87
32 Village of Buffalo Grove 0.41
33 Buffalo Grove Park District 6.8
34 Longfellow Elementary School 4.35
35 Buffalo Grove High School 45.79
36 Lord's Love Community Church 3.69
37 Village of Buffalo Grove - Fire Station 25 1.77
38 Kingswood Methodist Church 5.61
39 Kilmer Elementary School 3.48
40 Exodus Community Church 1.73
255.93
Village of Buffalo Grove Comprehensive Plan Update 2009
TABLE 7: Public Open Space Areas
No. Ownership Acreage No. Ownership Acreage
1 Vernon Township 16.47 56 Village of Buffalo Grove 3.2
2 Vernon Township 2.65 57 Buffalo Grove Park District 2.84
3 Village of Buffalo Grove 8.76 58 Buffalo Grove Park District 5.62
4 Village of Buffalo Grove 1.2 59 Village of Buffalo Grove 5.66
5 Vernon Township 15.02 60 Buffalo Grove Park District 57.04
6 Village of Buffalo Grove 0.44 61 Buffalo Grove Park District 3.48
7 Vernon Township 1.41 62 Buffalo Grove Park District 0.59
8 Vernon Township 3.67 63 Village of Buffalo Grove 3.91
9 Buffalo Grove Park District 4.78 64 Village of Buffalo Grove 3.01
10 Village of Buffalo Grove 1.07 65 Village of Buffalo Grove 0.43
11 Village of Buffalo Grove 56.96 66 Village of Buffalo Grove 0.56
12 Vernon Township 7.05 67 Village of Buffalo Grove 1.63
13 Vernon Township 2.57 68 Buffalo Grove Park District 0.89
14 Village of Buffalo Grove 1.04 69 Village of Buffalo Grove 3.99
15 Buffalo Grove Park District 13.83 70 Buffalo Grove Park District 3.23
16 Village of Buffalo Grove 60.84 71 Village of Buffalo Grove 0.73
17 Buffalo Grove Park District 8.94 72 Village of Buffalo Grove 141.89
18 Buffalo Grove Park District 9.76 73 Buffalo Grove Park District 1.74
19 Village of Buffalo Grove 3.11 74 Buffalo Grove Park District 1.14
20 Buffalo Grove Park District 1.46 75 Buffalo Grove Park District 13.14
21 Buffalo Grove Park District 19.04 76 Buffalo Grove Park District 8.98
22 Buffalo Grove Park District 3.68 77 Buffalo Grove Park District 6.8
23 Village of Buffalo Grove 5.03 78 Buffalo Grove Park District 5.83
24 Buffalo Grove Park District 7.21 79 Buffalo Grove Park District 3.7
25 Village of Buffalo Grove 23.05 80 Buffalo Grove Park District 2.46
26 Buffalo Grove Park District 7.34 81 Village of Buffalo Grove 0.82
27 Village of Buffalo Grove 1.31 82 Village of Buffalo Grove 6.7
28 Village of Buffalo Grove 7.46 83 Buffalo Grove Park District 5.68
29 Village of Buffalo Grove 0.78 84 Buffalo Grove Park District 1.69
30 Buffalo Grove Park District 0.76 85 Buffalo Grove Park District 5.3
31 Village of Buffalo Grove 1.38 86 Buffalo Grove Park District 6.59
32 Buffalo Grove Park District 1.17 87 Buffalo Grove Park District 6.26
33 Buffalo Grove Park District 3.68 88 Village of Buffalo Grove 0.5
34 Buffalo Grove Park District 1.04 89 Buffalo Grove Park District 4.17
35 Village of Buffalo Grove 0.41 90 Buffalo Grove Park District 6.41
36 Buffalo Grove Park District 8.46 91 Buffalo Grove Park District 0.55
37 Buffalo Grove Park District 0.4 819.65
38 Buffalo Grove Park District 1.09
39 Buffalo Grove Park District 10.72
40 Buffalo Grove Park District 9.58
41 Buffalo Grove Park District 3.56
42 Village of Buffalo Grove 7.78
43 Buffalo Grove Park District 18.8
44 Buffalo Grove Park District 0.62
45 Village of Buffalo Grove 1.57
46 Buffalo Grove Park District 4.87
47 Buffalo Grove Park District 11.51
48 Buffalo Grove Park District 3.48
49 Buffalo Grove Park District 77.04
50 Buffalo Grove Park District 5.66
51 Village of Buffalo Grove 0.63
52 Buffalo Grove Park District 10.19
53 Village of Buffalo Grove 0.94
54 Buffalo Grove Park District 6.96
55 Buffalo Grove Park District 4.26
Village of Buffalo Grove Comprehensive Plan Update 2009
No. Development Name
(Zoning District) Acreage1 Units Density No.
Development Name
(Zoning District) Acreage1 Units Density
1 River Oaks (R3) 20.5 28 1.37 32 Camelot of
B.G.(R5A/R5A*)
51.3 163 3.18
2 Indian Creek (R4) 14.2 34 2.39 33 Strathmore Grove
(R6A/R6A*)
30.3 192 6.34
3 Roslyn Woods (R4) 15.5 44 2.84 34 Devonshire (R9A*) 34.3 151 4.40
4 Brentwood Station (R4) 3.6 8 2.22 35 The Crossings (R9A*) 47.5 229 4.82
5 Woodlands at Fiore Unit 15
(R2)
75.0 133 1.77 36 Strathmore - Lake
Co.(R4A/R4*)
338.1 1090 3.22
6 Canterbury Fields (R2*) 54.6 96 1.76 37 Roseglen (R4) 2.3 4 1.74
7 Woodlands at Fiore Units
3,5,12 (R3*)
46.6 128 2.75 38 Relics of Olde (R4A) 3.9 11 2.82
8 Woodlands at Fiore Units
7,8,9 (RE/R1*)
64.0 74 1.16 39 Insignia Point (R4) 8.0 13 1.63
9 65 / 75 Park Avenue (R3) 0.6 2 3.33 40 Wellington Hills (R9*) 29.7 117 3.94
10 Walsh (R3) 1.0 2 2.00 41 Vintage (R4) 25.9 88 3.40
11 Woodlands at Fiore Unit 14
(R1)
27.3 27 0.99 42 Concord Glen (R5*) 7.2 26 3.61
12 Rolling Hills (R3*) 73.2 139 1.90 43 The Highlands (R6A*) 177.7 632 3.56
13 Churchill Lane (R2) 59.5 85 1.43 44 Amberleigh (R4) 20.1 64 3.18
14 Woodlands at Fiore Units
1,4 (R4*)
57.9 172 2.97 45 Sterling Creek (R5) 6.1 13 2.13
15 Carlyle of Buffalo Grove
(R3/R2)
16.4 32 1.95 46 Parkchester Estates (R4) 34.9 112 3.21
16 Villas of Chestnut Ridge
(R5*)
7.1 21 2.96 47 Candlewood Creek (R5) 12.4 46 3.71
17 Prairie Place (R3) 2.6 7 2.69 48 Fairview Estates (R5*) 5.9 26 4.41
18 Prairie Road Subdivision
(R4)
0.8 2 2.50 49 Ridgewood (R9*) 39.9 147 3.68
19 Mirielle, Phase 2 (R4) 54.3 138 2.54 50 Northwood Grove (R8*) 29.1 124 4.26
20 Prairie Grove (R3) 24.0 57 2.38 51 Columbian Gardens (R5) 31.3 67 2.14
21 Waterbury Place (R9*) 2.4 10 4.17 52 Manchester Greens (R9*) 8.6 58 6.74
22 Mirielle, Phase 1 (R4) 33.9 98 2.89 53 Circle Drive** (R4A) 4.8 10 2.08
23 Prairie Road II Subdivision
(R3)
0.8 3 3.75 54 Buffalo Grove
(R3A/R5A/R6A)
304.6 1195 3.92
24 Whispering Lakes Estates
(R4)
9.7 23 2.37 55 Strathmore - Cook
Co.(R5A)
150.0 549 3.66
25 Old Farm Village (R3/R4) 158.8 478 3.01 56 Winfield Estates (R5) 43.0 170 3.95
26 Westchester Estates Phase
2 (R3)
6.5 13 2.00 57 Arlington Hills (R5A) 60.2 210 3.49
27 Westchester Estates
(R3/R4)
42.1 101 2.40 58 Windsor Ridge (R4) 43.5 134 3.08
28 Estates at Hidden Lake (R4) 7.0 19 2.71 59 Williamsburg Estates
(R5A)
3.4 13 3.82
29 Villas at Hidden Lake (R4*) 3.6 11 3.06 60 Mill Creek (R5A) 94.0 377 4.01
30 Suffield Place (R5) 32.2 121 3.76 61 Niminski (Betty Drive)
(R4A)
0.5 2 4.00
31 Green Knolls (R5A/R5A*) 81.4 316 3.88 62 Cambridge Countryside
(R5A)
101.8 393 3.86
2747.36 8848
1 Includes internal right-of-way and open space
* Planned Unit Development
** Includes three homes along Buffalo Grove Road
TABLE 19: Single Family Detached Developments (SFD)
Village of Buffalo Grove Comprehensive Plan Update 2009
No. Development Name (Zoning District) Acreage1 Units Density
1 Woodlands at Fiore Units 2,6,10,13 (R8*) 77.7 448 5.77
2 Noah's Landing (R8*) 8.4 53 6.31
3 Waterbury Place: Duplex, Villa, Townhome, Rowhome (R9*) 24.6 146 5.93
4 Tenerife (R9*) 26.0 148 5.69
5 Villas of Buffalo Creek (R7*) 32.3 174 5.39
6 Spoerlein Farm (R9*) 15.2 176 11.58
7 The Crossings (R9A*) 40.4 262 6.48
8 Concord Place (R9*) 12.9 92 7.13
9 Heritage Place (R9A*) 6.2 36 5.81
10 Hidden Lake Village (R9*) 44.7 366 8.19
11 Old Farm Village (R9*) 36.8 276 7.50
12 Bentley Place (R8*) 6.2 38 6.13
13 Cherbourg (R8*) 52.3 211 4.03
14 Lexington Glen (R9*) 21.7 220 10.14
15 Roseglen (R9*) 6.6 62 9.44
16 Manchester Greens (R9*) 1.0 3 3.00
17 Checker Place (R9*) 6.4 50 7.81
18 Town Place (B5*) 8.4 63 7.50
19 Lexington Hills (R7) 17.9 106 5.92
20 Winchester Estates (R8*) 11.1 63 5.68
21 Woodstone (R9*) 14.3 97 6.78
22 Ridgewood (R9*) 9.2 108 11.74
23 Le Jardin (R8*) 5.9 39 6.61
24 Le Parc (R8*) 15.9 180 11.32
25 Chatham (R9*) 22.7 180 7.93
26 Oak Creek III (R9*) 7.0 56 8.05
27 Coves of Buffalo Grove (R9*) 2.2 16 7.27
28 Park View (R8*) 1.8 11 6.11
29 Covington Manor (R9*) 14.1 132 9.36
549.8 3812
1 Includes internal right-of-way and open space
* Planned Unit Development
TABLE 20: Single Family Attached Developments (SFA)
Village of Buffalo Grove Comprehensive Plan Update 2009
No. Development Name (Zoning District)Acreage1 Units Density
1 Amli at Windbrooke (R9*) 15.9 236 14.84
2 The Wheatlands (R9*) 25 352 14.08
3 Amli at Chevy Chase (R9*) 44 592 13.45
4 Riverwalk North Apartments (MUPD*) 6.3 90 14.29
5 Town Place (B5*) 3.3 92 27.88
6 Manchester Greens (R9*) 4.2 75 17.86
7 Turnberry ** (B5*) 4.3 100 23.26
8 Steepleview (R9*) 4.4 72 16.36
9 Buffalo Creek Apts (R9*) 6.9 150 21.74
10 Fireside (R9*) 7.3 144 19.73
11 Buffalo Ridge (R9*) 7.0 160 22.86
12 Chatham West (R9*) 6.5 124 19.08
13 Delacourte (R9*) 6.8 136 20.00
14 Chatham East (R9*) 8.5 168 19.76
15 Oak Creek (R9*) 16.6 312 18.80
16 The Arbors (R9*) 13.9 330 23.74
17 Cambridge on the Lake (R9*) 23.5 392 16.68
18 Grove Terrace (R9*) 5.6 110 19.64
19 Villa Verde (R9*) 19.2 336 17.50
20 Mill Creek (R9*) 13.5 216 16.00
242.7 4187
No. Development Name (Zoning District) Acreage1 Units Density
A Sunrise Assisted Living (R9*) 4.7 78 16.60
B Belmont Village Assisted Living (B5*) 4.5 158 35.11
C Claremont Rehabilitation Center 4.6 151 32.83
13.8 387
1 Includes internal right-of-way and open space
* Planned Unit Development
** Turnberry Building 2 (48 Units) not constructed
TABLE 21: Multiple Family Residential Developments (MF)
Assisted Living Facilities
Village of Buffalo Grove Comprehensive Plan Update 2009
TABLE 22: Commercial Developments
No. Development Acreage
1 Woodland Commons Shopping Center 19.74
2 Shops at Aptakisic Creek/ Walgreens 4.03
3 Royal Touch Carwash/ Dunkin Donuts 1.28
4 Twin Rinks Ice Pavillion 4.02
5 Montessori World of Discovery 0.67
6 Exxon Mobil 1.26
7 Spoerlein Commons 3.68
8 Strathmore Center 3.10
9 Shell/ McDonalds 4.08
10 Kindercare Learning Center 1.31
11 Highland Oaks 3.52
12 Creekside Commons 2.43
13 * Land and Lakes 60.07
14 Extended Stay America 2.94
15 Highland Park Hospital Health and Fitness Center 9.20
16 A ** Berenesa Plaza (North) 14.49
16 B ** Berenesa Plaza (South) 4.84
17 Chase Plaza 9.20
18 Buffalo Restaurant 0.38
19 JB Winberies Restaurant 1.45
20 Outback Steakhouse 0.97
21 Wyndham Garden Hotel 4.50
22 BP Amoco 0.95
23 Culver's Restaurant 1.57
24 Buffalo Grove Town Center 25.12
25 Deerfield Bakery 1.92
26 Chicago Jewish Funerals LTD 2.02
27 Buffalo Grove Shoppes/ Walgreens 2.80
28 Lou Malnati's Restaurant 2.48
29 Shell Oil 0.63
30 IHOP Restaurant 0.96
31 The Grove 9.70
32 Wendys (245 McHenry Rd) 1.26
33 Adam's Rib and Ale House 0.92
34 Speedway 1.85
35 185 Milwaukee Ave 0.98
36 220 Milwaukee Ave 1.00
37 Strathmore Square Shopping Center 6.56
38 1200 Dundee Rd 0.83
37 A Plaza Verde (West) 5.75
37 B Plaza Verde (East) 11.28
40 Arlington Toyota 5.24
41 Bob Rohrman Arlington Chrysler Jeep & Dodge 4.14
42 Arlington Nissan/ Buffalo Grove 3.99
43 Village Plaza 1.92
44 Buffalo Court 0.44
45 Dunell Center 1.39
46 Buffalo Grove Montessori 0.46
47 Dengeo's Restaurant 1.02
48 Country Court 1.71
49 Quality 1st Car Care Center 0.74
50 Cambridge Plaza West 1.16
51 Cambridge Commons 4.70
52 Prestige Leasing 1.33
53 CVS Pharmacy 1.05
54 Grove Court 3.70
55 Plaza at Buffalo Grove/ Dundee Point 15.16
56 146 Dundee Rd 0.75
284.64
* Future development
** Approved
Village of Buffalo Grove Comprehensive Plan Update 2009
# NAME ADDRESS
TOTAL BUILDING
AREA (sq.ft.)
TOTAL SITE
AREA (Acres)
1 Woodland Commons 366-482 Half Day Rd (includes Wendy's
restaurant) 171,070 19.7
2 The Shops at Aptakisic Creek 1649-1701 Buffalo Grove Rd (includes
Walgreens) 28,120 4.0
3 Spoerlein Commons 1125-1217 McHenry Rd 51,000 3.7
4 Strathmore Center 1141-1165 Arlington Heights Rd/ 1170-1182
McHenry Rd (includes Magic Island
childcare) 31,740 3.1
5 Highland Oaks 1000-1038 Weiland Rd 31,275 3.5
6 Creekside Commons 1101-1165 Weiland Rd 22,500 2.4
7* Land and Lakes Milwaukee Ave north of Busch Pkwy 60.1
8** Berenesa Plaza Milwaukee Ave/ Deerfield Pkwy 204,152 19.3
9 Chase Plaza
1140-1180 Lake-Cook Rd/ 105-133 Arlington
Heights (includes Buffalo restaurant) 93,308 9.6
10 Town Center 80-350 McHenry Rd (includes eSkape and
outlots) 194,067 25.1
11 Buffalo Grove Shoppes 15-61 Buffalo Grove Rd (includes
Walgreens) 22,505 2.8
12 The Grove 51-197 McHenry Rd (includes Blockbuster
and IHOP restaurant) 120,367 10.7
13 Strathmore Square 1202-1300 Dundee Rd 99,000 6.6
14 A Plaza Verde (West)1359-1515 Dundee Rd 46,980 5.8
14 B Plaza Verde (East)1205-1349 Dundee Rd (includes Walgreens
and The Melting Pot) 110,073 11.3
15 Village Plaza 400 W Dundee Rd 24,000 1.9
16 Buffalo Court 301-309 Dundee Rd 7,000 0.4
17 Dunell Center 205-257 Dundee Rd 18,850 1.4
18 Country Court 125-165 Dundee Rd 21,250 1.7
19 Dundee Point 56-86 Dundee Rd 31,500 2.8
20 The Plaza at Buffalo Grove 686-830 Buffalo Grove Rd (includes Taco
Bell, 50 Dundee Rd) 134,574 11.1
21 Grove Court 745-797 Buffalo Grove Rd 38,334 3.7
22 Cambridge Commons 15-45 Dundee Rd 46,900 4.7
23 Cambridge West 960 & 970 Buffalo Grove Rd 9,975 1.2
Total 1,558,540 216.6
* Future development
** Approved
TABLE 23: SHOPPING CENTERS
Village of Buffalo Grove Comprehensive Plan Update 2009
TABLE 24: Office Developments
No. Development Acreage
1 Harris Bank (500 Half Day Rd)0.95
2 Condell Medical Center (150 Half Day Rd)2.90
3 Waterford Point/ Bank of America (1300 Arlington Heights Rd) 6.63
4 Harris Bank (1190 McHenry Rd)0.72
5 Busch Grove Professional Center (701 Deerfield Pkwy) 0.52
6 Bank of America (401 Deerfield Pkwy/ 975 Weiland Rd) 11.24
7 Veterinary Specialty Clinic (1515 Busch Pkwy) 4.03
8 Indeck/ American Enterprise Bank (600 Buffalo Grove Rd) 3.31
9 Grove Animal Hospital (600 McHenry Rd)0.48
10 Evanston Northwestern (400 McHenry Rd) 1.29
11 Buffalo Grove Business Park (600-1130 Lake Cook Rd/ 135-195 Arlington Heights Rd) 43.45
12 National City Bank (1177 Lake Cook Rd)4.90
13 Buffalo Grove Bank and Trust (200 Buffalo Grove Rd) 1.00
14 Bank of America (55 Lake Cook Rd)1.98
15 First American Bank (1 Bank Ln)1.70
16 Northwest Community Hospital/ Medical Offices (15 McHenry Rd) 4.90
17 Chevy Chase East (1400 Lake Cook Rd) and Angus Chemical Co 21.46
18 C J Properties (7 Chevy Chase Dr)1.40
19 200 Milwaukee ave 0.22
20 180 Milwaukee Ave 0.22
21 251 Milwaukee Ave 1.64
22 Des Plaines Animal Hospital (155 Milwaukee Ave) 1.00
23 Riverwalk (2100-2150 Lake Cook Rd)10.96
24 First Equity Bank (1330 Dundee Rd)0.32
25 Bank of America (1355 Dundee Rd)0.38
26 BG Animal Hospital (1031 Dundee Rd)0.93
27 First Midwest Bank (555 Dundee Rd)3.00
28 Covington Office Plaza/ Fifth Third Bank (345 Dundee Rd) 3.56
29 Buffalo Grove Professional Center (313-333 Dundee Rd) 1.31
30 QCCS (275 Dundee Rd)0.46
31 Citicorp (105 Dundee Rd)1.28
32 Charter One Bank (1 Dundee Rd)1.60
33 National City Bank (30 Dundee Rd)1.06
34 Ciolino Center (985 Buffalo Grove Rd)0.71
141.51
Village of Buffalo Grove Comprehensive Plan Update 2009
TABLE 25: Industrial Developments
No. Development/ Tenant Acreage
1 Millbrook Business Center 7.28
2 Public Storage (Formerly U Stor-it) 2.52
3 Abbott Business Center 17.26
4 Aptakisic Creek Corporate Park 28.92
5 Leider Greenhouse/ Sportsline 22.42
6 Rogers Center for Commerce 33.76
7 Dell/ ASAP 18.73
8 Arbor Creek Business Center 77.19
9 River's Edge (Future development) 6.26
10 The Corporate Grove 177.58
11 Covington Corporate Center 103.63
12 Missner/ Hastings 7.28
13 Buffalo Grove Commerce Center 49.46
14 Chevy Chase Business Park West 56.06
15 Chevy Chase Business Park 38.17
646.52
Buffalo Grove Comprehensive Plan Update 2009
APPENDIX 2: TABLES AND FIGURES
Table 1
Summary Data – Village of Buffalo Grove, 2000-2008
Source: All data in Summary Data Table is from U.S. Bureau of the Census, 2000 Census unless otherwise indicated.
Population Data Income Data
Population Count Median Household Income
1980 Census 22,230 1980 Census $30,417
1990 Census 36,427 1990 Census $56,011
2000 Census 42,909 2000 Census $80,525
20081 45,043 2007(ESRI3 Estimate)$101,818
Projected Ultimate Population (2009 Comprehensive Plan)48,000
Median Age Per Capita Income
1980 Census 28.1 1980 Census $10,322
1990 Census 32.2 1990 Census $23,718
2000 Census 37.4 2000 Census $36,696
2004 (NIU2 - Center for Government Studies Estimate)38.1 2004 (NIU2 - Center for Government Studies Estimate)$39,794
2007(ESRI3 Estimate)39.7 2007(ESRI3 Estimate)$49,092
Housing Data Land Use Data1
Type Village Land Use Percent Area (Acres)
Single Family Detached $403,385 Single Family Detached 43.9%2,614.1
Single Family Attached $270,832 Single Family Attached 9.2%548.1
Multiple Family $161,226 Multiple Family 4.2%251.9
All Housing Units $321,394 Commercial 4.8%284.6
Office 2.4%141.5
Type Count5 Industrial 10.8%646.5
Single Family Detached 8,750 Public/Semi Public 3.5%205.7
Single Family Attached 3,452 Parks/Open Space 13.8%819.7
Multiple Family 3,718 Right of Way (Major)/Utility 6.1%366.2
Other 15 Vacant 1.4%82.4
All Housing Units 15,935 Total Area Of Village 100.0%5,960.7
9.3135 Sq. Miles
Occupancy
Status Percent Count5 Percent Count3
Owner Occupied 85.32% 13,596 86.60%14,214
Renter Occupied 12.58% 2,005 9.50%1,568
Vacant 2.10% 334 3.90%640
All Housing Units 100.00% 15,935 100.00% 16,422
1 Division of Planning Services Estimate as of December 31, 2008, Village of Buffalo Grove
2 Northern Illinois University (NIU)
3 Environmental Systems Research Institute (ESRI)
4 Village of Buffalo Grove Real Estate Tax Transfer Records, January 2008 - December 2008
5 Based Upon 2000 Census Sample Data, Total Unit Count Does Not Match 100% Count Data
Average Value 20084
Census 2000 20073
Demographic, Housing, and Land Use Overview Page 1
Table 2
Village Population Change, 1958-2008
Village of Buffalo Grove Total Population (U.S. Bureau of the Census, 2008 Division of Planning
Services Estimate)
1958.................................................................................................................................164
1960..............................................................................................................................1,492
1970............................................................................................................................11,799
1980............................................................................................................................22,230
1985 (Special Census)...............................................................................................26,168
1988 (Special Census)...............................................................................................32,337
1990............................................................................................................................36,427
1994 (Special Census)...............................................................................................40,273
2000............................................................................................................................42,963
2008 (Division of Planning Services Estimate)...........................................................45,043
Projected Ultimate Population (2009 Comprehensive Plan)......................................48,000
2030 Projection (Northeastern Illinois Planning Commission)................................................45,258
Population Change (1970-2008*)
1970 11,799 Change
1980 22,230 1970-1980 10,431
1990 36,467 1980-1990 14,237
2000 42,963 1990-2000 6,496
2008 45,043 2000-2008*2,080
* Division of Planning Services Estimate as of December 31, 2008, Village of Buffalo Grove
Figure 1: Buffalo Grove Population (1958-2008)
Village of Buffalo Grove Population, 1958 to 2008
0
10000
20000
30000
40000
50000
60000
1958 1960 1970 1980 1990 2000 2008 Ultimate
YearPopulation
Demographic, Housing and Land Use Overview Page 2
Median Age (U.S. Bureau of the Census, NIU-Center for Governmental Studies Estimate, ESRI
Estimate)
1980................................................................................................................................28.1
1990................................................................................................................................32.2
2000................................................................................................................................37.4
2004 (NIU Estimate).......................................................................................................38.1
2007 (ESRI Estimate).....................................................................................................39.7
Figure 2: Median Age (1980-2007)
Village of Buffalo Grove Median Age, 1980 to 2007
0
5
10
15
20
25
30
35
40
45
1980 1990 2000 2007(ESRI Estimate)
YearMedian Age
Demographic, Housing and Land Use Overview Page 3
Table 3
Village Population by Age and Race Distribution, 1980-2007
By Age Count Percent Count Percent Count Percent Count Percent
0-4 2,178 9.8% 3,468 9.5% 2,827 6.6%2,687 6.18%
5-9 2,218 10.0% 3,119 8.6% 3,509 8.2%3,179 7.32%
10-14 2,333 10.5% 2,550 7.0% 3,845 9.0%3,593 8.27%
15-19 1,794 8.1% 1,978 5.4% 2,969 6.9%3,264 7.51%
20-24 1,332 6.0% 1,675 4.6% 1,513 3.5%2,147 4.94%
25-34 4,905 22.1% 7,950 21.8% 5,017 11.7%3,807 8.76%
35-44 3,827 17.2% 7,679 21.1% 8,780 20.5%7,121 16.39%
45-54 1,999 9.0% 3,685 10.1% 7,222 16.8%8,624 19.85%
55-59 623 2.8% 1,286 3.5% 1,996 4.7%3,106 7.15%
60-64 359 1.6% 978 2.7% 1,348 3.1%1,755 4.04%
65-74 463 2.1% 1,447 4.0% 2,223 5.2%2,132 4.91%
75+199 0.9% 612 1.7% 1,660 3.9% 2,030 4.67%
TOTAL 22,230 100.0%36,427 100.0%42,909 100.0%43,445 100.00%
By Race*
White 21,477 96.6% 34,383 94.4% 38,059 88.7% 37037 85.3%
Black 142 0.6% 407 1.1% 325 0.8% 463 1.1%
Amer. Indian/Eskimo 19 0.1%0 0.0% 24 0.1% 29 10.8%
Asian/Pacific Islander 487 2.2% 1,568 4.3% 3,624 8.4% 4678 10.8%
Other 105 0.5% 69 0.2% 389 0.9% 587 1.4%
Two or More Races*488 1.1% 650 1.5%
TOTAL 22,230 36,427 42,909 43445
Hispanic Origin 345 1.6% 545 1.5% 1,425 3.3% 2217 5.10%
Census 04/01/1980 Census 04/01/1990 Census 04/01/2000 2007 (ESRI Estimate)
*Census 2000 allowed respondents to answer as many, and any combination of races as were
needed to accurately describe themselves. In prior years, respondents only had the option to
select a single race to describe themselves.
Demographic, Housing and Land Use Overview Page 4
Table 4
Village Population Change, 1990-2000 and 2000-2007
By Age Count Percent Count Percent
0-4 -641 -18.48%-140 -4.95%
5-9 390 12.50%-330 -9.40%
10-14 1295 50.78%-252 -6.55%
15-19 991 50.10%295 9.94%
20-24 -162 -9.67%634 41.90%
25-34 -2933 -36.89%-1210 -24.12%
35-44 1101 14.34%-1659 -18.90%
45-54 3537 95.98%1402 19.41%
55-59 710 55.21%1110 55.61%
60-64 370 37.83%407 30.19%
65-74 776 53.63%-91 -4.09%
75+1048 171.24%370 22.29%
TOTAL 6482 536
By Race*
White 3676 10.69%-1022 -2.69%
Black -82 -20.15%138 42.46%
Amer. Indian/Eskimo 24 5 20.83%
Asian/Pacific Islander 2056 131.12%1054 29.08%
Other 320 463.77%198 50.90%
Two or More Races* 488 162 33.20%
TOTAL
Hispanic Origin 880 161.47%792 55.58%
Population Change 2000-2007Population Change 1990-2000
*Census 2000 allowed respondents to answer as many, and any combination of races as were
needed to accurately describe themselves. In prior years, respondents only had the option to
select a single race to describe themselves.
Demographic, Housing and Land Use Overview Page 5
Figure 3
Village of Buffalo Grove, 1980 to 2007
0
2,000
4,000
6,000
8,000
10,000
0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65-74 75+
Age GroupNumber of ResidentsCensus 04/01/80 Census 04/01/90 Census 04/01/00 2007(ESRI Estimate)
Figure 4
Village of Buffalo Grove, 1980 to 2007
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65-74 75+
Age GroupPercent of PopulationCensus 04/01/80 Census 04/01/90Census 04/01/00 2007(ESRI Estimate)
Demographic, Housing and Land Use Overview Page 6
Table 5 POPULATION CHANGES - BUFFALO GROVE AND ADJACENT COMMUNITIES, 1980-2007 Total Population Total Population Total Population Total Population 1980-1990 Change 1990-2000 Change 2000-2007 Change Location 1980199020002007Number Percent NumberPercentNumberPercentIllinois 11,427,409 11,430,602 12,419,293 12,852,548 3,193 0.03% 988,691 8.65% 433,255 3.49% Cook County 5,253,190 5,105,067 5,376,741 5,285,107 -148,123 -2.82% 271,674 5.32% -91,634 -1.70% Lake County 440,372 516,418 644,356 710,241 76,046 17.27% 127,938 24.77% 65,885 10.22% Buffalo Grove 22,230 36,398 42,909 43,147 14,168 63.73% 6,511 17.89% 238 0.55% Arlington Heights 66,116 75,460 76,031 73,693 9,344 14.13% 571 0.76% -2,338 -3.08% Wheeling 23,166 29,911 34,496 36,121 6,745 29.12% 4,585 15.33% 1,625 4.71% Vernon Hills 9,827 15,319 20,120 24,124 5,492 55.89% 4,801 31.34% 4,004 19.90% Lincolnshire 4,151 4,931 6,108 7,616 780 18.79% 1,177 23.87% 1,508 24.69% Long Grove 2,013 4,740 6,735 8,094 2,727 135.47% 1,995 42.09% 1,359 20.18% Riverwoods 2,804 2,868 3,843 4,098 64 2.28% 975 34.00% 255 6.64% Note: All figures are from the U.S. Census Bureau, 2007 Population Estimates, Census 2000, 1990 Census, 1980 Census Demographic, Housing, and Land Use Overview Page 7
Table 6
Village Housing Data, 2000-2008
Total Housing Units By Housing Type (2000 Decennial Census Plus Approved Units Through
December, 2008)
Housing Type Count Percentage of Total
Single Family Detached 8,869 51.9%
Single Family Attached 3,812 22.3%
Multiple Family 4,187 24.5%
Other 236 1.4%
Total Housing Units 17,104 100.0%
Total Housing Units By Occupancy Type (U.S. Bureau of the Census, 2000)
Occupancy Type Count Percentage of Total
Owner Occupied 13,596 85.32%
Renter Occupied 2,005 12.58%
Vacant 334 2.10%
Total Housing Units 15,935
Persons Per Housing Unit By Housing Type (U.S. Bureau of the Census, 2000)
Housing Type Count
Single Family Detached 3.36
Single Family Attached 2.04
Multiple Family 1.75
Village Overall Persons Per Housing Unit 2.72
Housing Units by Year Structure Built (U.S. Bureau of the Census, 2000)
Housing Units by Year Structure Built
(Census 2000 Summary Profile)
Total 15,935 100.0%
1999 to March 2000 118 0.7%
1995 to 1998 1,316 8.3%
1990 to 1994 2,132 13.4%
1980 to 1989 5,300 33.3%
1970 to 1979 4,402 27.6%
1969 or Earlier 2,667 16.7%
Median Year Structure Built 1982
Average Housing Value (Village Real Estate Transfer Tax Records, January 2007 - December
2007 & January 2008 – December 2008)
Housing Type 2007 Average Value 2008 Average Value
Single Family Detached $428,655 $403,385
Single Family Attached $301,792 $270,832
Multiple Family $169,373 $161,226
All Housing Units $332,998 $321,394
Median Housing Value (Village Real Estate Transfer Tax Records, January 2007- December
2007& January 2008 – December 2008)
Housing Type 2007 Median Value 2008 Median Value
Single Family Detached $398,000 $362,000
Single Family Attached $282,500 $246,750
Multiple Family $170,000 $150,000
All Housing Units $310,000 $311,000
Demographic, Housing, and Land Use Overview Page 8
Table 7
Buffalo Grove Housing Distribution 1980 - 2008
# Units Percent # Units Percent # Units Percent # Units Percent
SFD 4,736 60.2% 7,540 54.4% 8,750 54.9% 8,869 51.9%
SFA 419 5.3% 2,741 19.8% 3,452 21.7% 3,812 22.3%
MF 2,710 34.5% 3,585 25.9% 3,718 23.3% 4,187 24.5%
Other 0 0.0%0 0.0%15 0.1% 236 1.4%
Total 7,865 100.0% 13,866 100.0% 15,935 100.0% 17,104 100.0%
* 2000 Decennial Census Plus Approved Units Through December 31, 2008
1980 1990 2000 2008*
Change in Housing 1980 - 2008
1980 1990 2000 2008* Change 1980-1990 Change 1990-2000 Change 2000-2008*
SFD 4,736 7,540 8,750 8,869 2,804 1,210 119
SFA 419 2,741 3,452 3,812 2,322 711 360
MF 2,710 3,585 3,718 4,187 875 133 469
Other 0 0 15 236 0 15 221
Total 7,865 13,866 15,935 17,104 6,001 2,069 1,169
* 2000 Decennial Census Plus Approved Units Through December 31, 2008
Figure 5
Buffalo Grove Housing Distribution 1980-2008*
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
1980 1990 2000 2008*
Other
MF
SFA
SFD
* 2000 Decennial Census Plus Approved Units Through 12/31/2008
Demographic, Housing and Land Use Overview Page 9
Table 8
Buffalo Grove Real Estate Values 2001 - 2008
2001 2002 2003 2007 2008
Mean Median Mean Median Mean Median Mean Median Mean Median
Value Value Value Value Value Value Value Value Value Value
SFD $329,717 $305,000 $338,232 $309,000 $364,336 $341,750 $428,655 $398,000 $403,385 $362,000
SFA $209,716 $197,500 $229,165 $218,000 $260,327 $234,000 $301,792 $282,500 $270,832 $246,750
MF $144,131 $125,000 $138,015 $131,500 $147,994 $141,000 $169,373 $170,000 $161,226 $150,000
All
Residential $241,806 $224,650 $256,056 $239,900 $279,405 $255,750 $332,998 $310,000 $321,394 $311,000
Source: Real Estate Tax Transfer Records, 2001 - 2008
Table 9
Census 04/01/80 Census 04/01/90 Census 04/01/00
Count Percent Count Percent Count Percent
SFD Units
Owner Occupied 4,195 88.6% 7,205 95.6% 8,497 97.1%
Renter Occupied 222 4.7% 164 2.2% 220 2.5%
Vacant 319 6.7% 171 2.3% 33 0.4%
Total 4,736 7,540 8,750
SFA Units
Owner Occupied 383 91.4% 2,388 87.1% 3,033 87.9%
Renter Occupied 5 1.2% 229 8.4% 382 11.1%
Vacant 31 7.4% 124 4.5% 37 1.1%
Total 419 2,741 3,452
MF Units
Owner Occupied 1,387 51.2% 1,578 44.0% 2,051 55.2%
Renter Occupied 812 30.0% 1,771 49.4% 1,403 37.7%
Vacant 511 18.9% 236 6.6% 264 7.1%
Total 2,710 3,585 3,718
Other
Owner Occupied 0 0.0% 0 0.0% 15 100.0%
Renter Occupied 0 0.0% 0 0.0% 0 0.0%
Vacant 0 0.0% 0 0.0% 0 0.0%
Total 0 0 15
Total Owner Occupied 5,965 75.8% 11,171 80.6% 13,596 85.3%
Total Renter Occupied 1,039 13.2% 2,164 15.6% 2,005 12.6%
Total Vacant 861 10.9% 531 3.8% 334 2.1%
TOTAL 7,865 13,866 15,935
Demographic, Housing and Land Use Overview Page 10
Table 10
Village Income Data, 1980-2007
Median Household Income (U.S. Bureau of the Census)
1980..........................................................................................................................$30,417
1990..........................................................................................................................$56,011
2000..........................................................................................................................$80,525
2007(ESRI Estimate)..............................................................................................$101,818
Per Capita Income* (U.S. Bureau of the Census, 2004 NIU-Center for Governmental Studies)
1980..........................................................................................................................$10,322
1990..........................................................................................................................$23,718
2000..........................................................................................................................$36,696
2004(NIU Estimate)..................................................................................................$39,794
2007(ESRI Estimate)................................................................................................$49,092
*The U.S. Bureau of the Census calculates per capita income as the aggregate income of all
persons 15 years and older divided by the total population of the village (including children).
Figure 6
Village of Buffalo Grove Median
Household Income, 1980 to 2007
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
1980 1990 2000 2007*
YearIncome
Figure 7
Village of Buffalo Grove Per
Capita Income, 1980 to 2007
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
1980 1990 2000 2007*
YearIncome
Demographic, Housing and Land Use Overview Page 11
Table 11
Village Land Use Data, 2008
Total Area of Village as of 8/31/2008 (acres)..........................................................................5960.7
Total Area of Village as of 8/31/2008 (square miles) ..............................................................9.3135
Table 3 provides an inventory of existing land uses in the Village by acreage and percent of each
land use category. Figure 8 illustrates land uses as percentage of the Village’s total area.
Land Use Total Acreage Percentage of Total Acreage
Single Family Detached (SFD) 2,614.1 43.9%
Single Family Attached (SFA) 548.1 9.2%
Multiple Family (MF) 251.9 4.2%
Commercial 224.6 3.8%
Office 141.5 2.4%
Industrial 640.3 10.7%
Public/Semi-Public 205.7 3.5%
Parks/Open Space 819.7 13.8%
Right-of-Way (Major)/ Utility 366.2 6.1%
Vacant 148.7 2.5%
TOTAL 5,960.7 100.0%
Figure 8
Village of Buffalo Grove Land Use
Single Family Detached
(SFD), 43.9%
Single Family Attached
(SFA), 9.2%
Multiple Family (MF), 4.2%
Commercial, 3.8%
Office, 2.4%
Industrial, 10.7%
Public/Semi-Public, 3.5%
Parks/Open Space, 13.8%
Right-of-Way (Major)/ Utility,
6.1%
Vacant, 2.5%
Demographic, Housing and Land Use Overview Page 12
Buffalo Grove Comprehensive Plan Update 2009
APPENDIX 3: PROJECTIONS
Population and Housing Unit ProjectionsUnincorporated Areas within Village of Buffalo Grove Planning JurisdictionScenario 1Area Acres 80% of AcresProjected Land Use Housing TypeHousing units/ acreOverall housing unitsPersons/ UnitOverall PopulationExisting housing unitsExisting PopulationOverall minus existing population1 41.24 33.0 Residential SFD 2 66.0 3.36 222 3 10 2122 3.01 2.4 Residential SFA 6 14.4 2.11 30 4 8 223 16.29 13.0 ResidentialSFD - Infill developmentN/A 21.0 3.36 71 21 67 44 16.5 13.2 Residential SFA 10 132.0 1.76 232 3 7 2256 3.52 2.8 Residential SFA 6 16.9 2.11 36 2 4 317 0.85 0.7 Residential SFD 2 1.4 3.36 5 1 3 18 1.94 1.6 Residential SFD 2 3.1 3.36 10 2 7 49 A 62.12 49.7 Residential SFD 2 99.4 3.36 334 3349 B 16.32 13.1 Residential SFD 2 26.1 3.36 88 889 C 16.42 13.1 Residential SFD 2 26.3 3.36 88 889 D 12.32 9.9 Residential SFD 2 19.7 3.36 66 3910 43.12 34.5 Residential SFD 2 69.0 3.36 232 6 20 21211 20.08 16.1 Residential SFD 3 48.2 3.36 162 9 25 13716 10.2 8.2 Residential SFA 10 81.6 2.11 172 0 0 17217 1.08 0.9 Residential SFD 2 1.7 3.36 6 1 3 218 1.95 1.6 Residential SFA 6 9.4 2.11 20 2 4 1619 14.74 11.8 Residential SFD 3 35.4 3.36 119 4 13 10520 4.4 3.5 Residential SFD 3 10.6 3.36 35 16 36 -125 56.14 44.9 Residential SFD 2 89.8 3.36 302 94 254 4826 3.43 2.7 Residential SFA 6 16.5 2.11 35 3 3 32788 2264 181 493 1771Areas keyed to Map 12: Unincorporated Areas dated November 17, 2008 prepared by the Village of Buffalo Grove, Division of Planning ServicesNotes:1The boundaries of the areas are based on the Prairie View Sub-area map2Methodology for density: For SFD, 2, 3, and 4 units/ acre (SFD = Single Family Detached) For SFA: 6, 8 and 10 units/ acre (SFA = Single Family Attached)For MF: 12 and 15 units/ acre (MF = Multiple Family)3For area 2, the subareas are based on the TSAS study. 4Existing units count is based in aerial photos from Lake and Cook Co. 5Areas 3 and 4 boundaries were modified for population calculations based on the Census Block geography612/9/2008, Prepared by Village of Buffalo Grove Division of Planning Services10 27Cells with shading: Populations based on the Census info for the respective blocks. Existing population is calculated by multiplying the average household size with the total housing units in that block. The rest of the existing population is derived by multiplying the persons/unit to the existing housing units
Population and Housing Unit ProjectionsUnincorporated Areas within Village of Buffalo Grove Planning JurisdictionScenario 2Area Acres80% of AcresProjected Land Use Housing TypeHousing units/ acreOverall housing unitsPersons/ UnitOverall PopulationExisting housing unitsExisting PopulationOverall minus existing population1 41.24 33.0 Residential SFD 2 66.0 3.36 222 3 10 2122 3.01 2.4 Residential SFA 6 14.4 2.11 30 4 8 223 16.29 13.0 ResidentialSFD - Infill developmentN/A 16.0 3.36 54 21 67 -134 16.5 13.2 Residential MF 12 158.4 1.76 279 3 7 2726 3.52 2.8 Residential SFA 8 22.5 2.11 48 2 4 437 0.85 0.7 Residential SFD 3 2.0 3.36 7 1 3 38 1.94 1.6 Residential SFD 3 4.7 3.36 16 2 7 99 A 62.12 49.7 Residential SFD 3 149.1 3.36 501 3349 B 16.32 13.1 Residential SFD 3 39.2 3.36 132 889 C 16.42 13.1 Residential SFD 3 39.4 3.36 132 889 D 12.32 9.9 Residential SFD 3 29.6 3.36 99 7210 43.12 34.5 Residential SFD 3 103.5 3.36 348 6 20 32811 20.08 16.1 Residential SFD 4 64.3 3.36 216 9 25 19116 10.2 8.2 Residential MF 12 97.9 1.76 172 0 0 17217 1.08 0.9 Residential SFD 3 2.6 3.36 9 1 3 518 1.95 1.6 Residential SFA 8 12.5 2.11 26 2 4 2219 14.74 11.8 Residential SFD 4 47.2 3.36 158 4 13 14520 4.4 3.5 Residential SFD 4 14.1 3.36 47 16 36 1125 56.14 44.9 Residential SFD 3 134.7 3.36 453 94 254 19926 3.43 2.7 Residential SFA 8 22.0 2.11 46 3 3 431040 2995 181 493 2247Areas keyed to Map 12: Unincorporated Areas for Annexation dated November 17, 2008 prepared by the Village of Buffalo Grove, Division of Planning ServicesNotes:1The boundaries of the areas are based on the Prairie View Sub-area map2Methodology for density: For SFD, 2, 3, and 4 units/ acre (SFD = Single Family Detached) For SFA: 6, 8 and 10 units/ acre (SFA = Single Family Attached)For MF: 12 and 15 units/ acre (MF = Multiple Family)3For area 2, the subareas are based on the TSAS study. 4Existing units count is based in aerial photos from Lake and Cook Co. 5Areas 3 and 4 boundaries were modified for population calculations based on the Census Block geography612/9/2008, Prepared by Village of Buffalo Grove Division of Planning Services10 27Cells with shading: Populations based on the Census info for the respective blocks. Existing population is calculated by multiplying the average household size with the total housing units in that block. The rest of the existing population is derived by multiplying the persons/unit to the existing housing units
Population and Housing Unit ProjectionsUnincorporated Areas within Village of Buffalo Grove Planning JurisdictionScenario 3Area Acres80% of Acres Projected Land Use Housing TypeHousing units/ acreOverall housing unitsPersons/ UnitOverall PopulationExisting housing unitsExisting PopulationOverall minus existing population1 41.24 33.0 Residential SFD 2 66.0 3.36 222 3 10 2122 3.01 2.4 Residential SFA 6 14.4 2.11 30 4 8 223 16.29 13.0 ResidentialSFD - Infill developmentN/A 16.0 3.36 54 21 67 -134 16.5 13.2 Residential MF 15 198.0 1.76 348 3 7 3416 3.52 2.8 Residential SFA 10 28.2 2.11 59 2 4 557 0.85 0.7 Residential SFD 4 2.7 3.36 9 1 3 68 1.94 1.6 Residential SFD 4 6.2 3.36 21 2 7 149 A 62.12 49.7 Residential SFD 4 198.8 3.36 668 3349 B 16.32 13.1 Residential SFD 4 52.2 3.36 175 889 C 16.42 13.1 Residential SFD 4 52.5 3.36 177 889 D 12.32 9.9 Residential SFD 4 39.4 3.36 132 10510 43.12 34.5 Residential SFD 4 138.0 3.36 464 6 20 44311 20.08 16.1 Residential SFA 6 96.4 2.11 203 9 25 17816 10.2 8.2 Residential MF 15 122.4 1.76 215 0 0 21517 1.08 0.9 Residential SFD 4 3.5 3.36 12 1 3 818 1.95 1.6 Residential SFA 10 15.6 2.11 33 2 4 2919 14.74 11.8 Residential SFA 6 70.8 2.11 149 4 8 14120 4.4 3.5 Residential SFA 6 21.1 2.11 45 16 36 925 56.14 44.9 Residential SFD 4 179.6 3.36 604 94 254 35026 3.43 2.7 Residential SFA 10 27.4 2.11 58 3 3 551349 3679 181 488 2681Areas keyed to Map 12: Unincorporated Areas for Annexation dated November 17, 2008 prepared by the Village of Buffalo Grove, Division of Planning ServicesNotes:1The boundaries of the areas are based on the Prairie View Sub-area map2Methodology for density: For SFD, 2, 3, and 4 units/ acre (SFD = Single Family Detached) For SFA: 6, 8 and 10 units/ acre (SFA = Single Family Attached)For MF: 12 and 15 units/ acre (MF = Multiple Family)3For area 2, the subareas are based on the TSAS study. 4Existing units count is based in aerial photos from Lake and Cook Co. 5Areas 3 and 4 boundaries were modified for population calculations based on the Census Block geography612/9/2008, Prepared by Village of Buffalo Grove Division of Planning Services10 27Cells with shading: Populations based on the Census info for the respective blocks. Existing population is calculated by multiplying the average household size with the total housing units in that block. The rest of the existing population is derived by multiplying the persons/unit to the existing housing units
Population and Housing Unit ProjectionsUnincorporated Areas within Village of Buffalo Grove Planning JurisdictionScenario 4Area Acres80% of AcresProjected Land Use Housing TypeHousing units/ acreOverall housing unitsPersons/ UnitOverall PopulationExisting housing unitsExisting PopulationOverall minus existing population1 41.24 33.0 Residential SFD 2 66.0 3.36 222 3 10 2122 3.01 2.4 Residential SFA 6 14.4 2.11 30 4 8 223 16.29 13.0 ResidentialSFD - Infill developmentN/A 21.0 3.36 71 21 67 44 16.5 13.2 Residential SFA 10 132.0 1.76 232 3 7 2256 3.52 2.8 Residential SFA 6 16.9 2.11 36 2 4 317 0.85 0.7 Residential SFD 2 1.4 3.36 5 1 3 18 1.94 1.6 Residential SFD 2 3.1 3.36 10 2 7 49 C 21.75 17.4 Residential SFD 2 34.8 3.36 117 10 27 9010 B 10.05 8.0 Residential SFA 2 16.1 3.36 54 6 20 3410 C 4.66 3.7 Residential SFA10 D 13.58 10.9 Residential SFD11 A 9.22 7.4 Residential SFD 3 22.1 3.36 74 9 25 4911 B 2.58 2.1 Residential SFA11 C 6.83 5.5 Residential SFA16 10.2 8.2 Residential SFA 10 81.6 2.11 172 0 0 17217 1.08 0.9 Residential SFD 2 1.7 3.36 6 1 3 218 1.95 1.6 Residential SFA 6 9.4 2.11 20 2 4 1619 14.74 11.8 Residential SFD 3 35.4 3.36 119 4 13 10520 4.4 3.5 Residential SFD 3 10.6 3.36 35 16 36 -125 56.14 44.9 Residential SFD 2 89.8 3.36 302 94 254 4826 3.43 2.7 Residential SFA 6 16.5 2.11 35 3 3 32573 1540 181 493 1047Areas keyed to Map 12 A: Unincorporated Areas for Annexation dated December 8, 2008 prepared by the Village of Buffalo Grove, Division of Planning ServicesNotes:1The boundaries of the areas are based on the Prairie View Sub-area map2Methodology for density: For SFD, 2, 3, and 4 units/ acre (SFD = Single Family Detached) For SFA: 6, 8 and 10 units/ acre (SFA = Single Family Attached)For MF: 12 and 15 units/ acre (MF = Multiple Family)3For area 2, the subareas are based on the TSAS study. 4Existing units count is based in aerial photos from Lake and Cook Co. 5Areas 3 and 4 boundaries were modified for population calculations based on the Census Block geography612/9/2008, Prepared by Village of Buffalo Grove Division of Planning ServicesCells with shading: Populations based on the Census info for the respective blocks. Existing population is calculated by multiplying the average household size with the total housing units in that block. The rest of the existing population is derived by multiplying the persons/unit to the existing housing units
School Districts Scenario 1 Scenario 2 Scenario 3 Scenario 4 School Districts Scenario 1 Scenario 2 Scenario 3 Scenario 4High School District 125 1692 2005 2276 1002 High School District 125 682 883 1142 483High School District 214 80 242 405 80 High School District 214 106 157 207 106Elementary District 103 494 536 617 494 Elementary District 103 250 277 323 250Elementary District 102 1195 1464 1651 505 Elementary District 102 430 603 816 231Elementary District 962552Elementary District 962222Elementary District 21 80 242 405 80 Elementary District 21 106 157 207 106Library District Scenario 1 Scenario 2 Scenario 3 Scenario 4 Library District Scenario 1 Scenario 2 Scenario 3 Scenario 4Vernon Area 1555 1814 2098 999 Vernon Area 634 819 1046 481Indian Trails 216 433 583 82 Indian Trails 154 221 303 10812/9/2008, Prepared by Village of Buffalo Grove Division of Planning ServicesPopulation projectionsHousing units projectionsUnincorporated Areas within Village of Buffalo Grove Planning Jurisdiction (Areas to be considered for Annexation)
Buffalo Grove Comprehensive Plan Update 2009
APPENDIX 4: PLANNING PROCESS
Buffalo Grove Comprehensive Plan Update 2009
3/4/2009
PLANNING PROCESS – VILLAGE COMPREHENSIVE PLAN
2005: Application for grant submitted to the Regional Transportation Authority
(RTA) concerning a planning study to evaluate opportunities for “transit
oriented development” (TOD) in areas around Metra stations in Prairie
View and at Commerce Court.
RTAP (Regional Technical Assistance Program) grant is approved by RTA;
Camiros is selected by project committee as planning consultant.
Village conducts community opinions survey.
2006: Planning process for TOD study is initiated; meetings are held for review
and comment by property owners and businesses.
Public input meetings are conducted by Plan Commission and Village
staff for areas included Aptakisic Road, Milwaukee Avenue/Lake Cook
Road, Dunlo Highlands and Buffalo Highlands neighborhoods south of
Dundee Road.
Village Plan Commission conduct public hearings concerning the Transit
Station Area Plan (TOD study); Plan Commission recommends approval of
the plan.
2007: Village Board approves TOD study as Transit Station Area Study.
2008: Plan Commission and Village staff continue work on overall plan update.
2009: Plan Commission and conducts final public hearing and recommends
approval of Comprehsneive plan Update 2009.