1997-06-18 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
June 18, 1997
Revision of Village Comprehensive Plan-Workshop #8
Chairman Goldspiel 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 Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: Mr. Moons
Also present: John Green, Village resident
Larry Reiner, Buffalo Grove Park District
Michael Rylko, Buffalo Grove Park District
Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Ottenheimer,to approve the
minutes of the Special Meeting of May 28, 1997 with one correction on page 3. The motion
passed unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Ottenheimer said that he attended the Village Board meeting on June 2, 1997 and
no items were referred to the Plan Commission. He commented that the Board discussed the issue
of a liquor license for the Twin Rinks Ice Pavilion.
DISCUSSION OF COMPREHENSIVE PLAN-WORKSHOP#8
Mr. Pfeil reported on the Economic Development Task Force meeting held this morning, and he
Buffalo Grove Plan Comm-Regular Meeting-June 18, 1997-Page 1
noted that the Task Force is discussing and goals and strategies that link directly to issues that the
Plan Commission and community representatives are reviewing in the update of the
Comprehensive Plan. He noted that the most recent draft of the Task Force's mission statement
and goals had been distributed as part of the packet for this evening's discussion of the
Comprehensive Plan.
Mr. Pfeil noted that Chapter 1 - Goals and Policies for Future Development, Chapter 2-Current
Conditions and Chapter 3 - Transportation had been distributed for review and discussion.
Commissioner Berman commented that Goals#1 and#7 on page one are redundant, and could be
combined. He suggested that the first goal should incorporate the concept that the Village should
be an attractive community to live in and work in.
Commissioner Trilling inquired if Housing Policy#8 concerning locations for senior citizen
housing should be left unspecific or if actual sites should be identified.
Commissioner Howard noted that the Schwaben playing field on the west side of Weiland Road
north of Woodstone has been discussed as an appropriate location for senior citizen housing.
Commissioner Samuels pointed out that the current Plan identifies the site at the southeast corner
of Route 22 and Prairie Road for senior housing.
Commissioner Trilling commented that senior housing should be close to services and commercial
areas that serve the needs of senior citizens.
Commissioner Berman suggested that the development of private recreation facilities addressed in
Commercial Policy#6 on page 4 should include the concept of joint public and private projects,
and should perhaps be moved to the Recreational Policies section. He said that the Commercial
Policies should encourage innovative commercial projects. He said that the Village needs to allow
flexibility in commercial design as it has in the design of residential developments.
Commissioner Trilling noted that design flexibility would be appropriate for areas such as Prairie
View.
Commissioner Samuels commented that Goal#2 on page one seems to emphasize the concept
that Buffalo Grove should be a"bedroom community,"while Goal#8 concerning retail
development suggests"maintaining"retail and service business activity. He said there seems to be
a bias toward residential development and against commercial development. He noted that the
Village has traditionally encouraged residential development, and a large amount of residential has
been built. He suggested that more attention and encouragement be given to commercial
development.
Commissioner Berman noted that Commercial Policies on page 4 seem to emphasize the
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regulation of commercial development rather than encouraging it.
Commissioner Samuels said that one type of commercial development that the Village doesn't
have is"big box"retail. He noted that stores such as Target have been developed recently in
Palatine. He suggested that Milwaukee Avenue or Dundee Road are possible locations for this
type of retail use in Buffalo Grove.
Mr. Green agreed that the goals and policies in the Comprehensive Plan do not encourage
commercial development. He noted that the 1992 Plan actually included a reference to automotive
uses being appropriate for the southeast corner of Weiland and Aptakisic Road, but it was still
very difficult to get approval even though the use complied with the Plan's recommendation. He
noted that Village has used the B-3 District as a zoning tool to control land use, and other
regulatory approaches should be looked at to encourage a broader range of commercial
opportunities.
Chairman Goldspiel commented that in addition to regulating uses, B-3 zoning also addresses
landscaping and aesthetics, and this helps the Village achieve attractive developments.
Commissioner Berman noted that the goals being developed by the Economic Development Task
Force speak to encouraging economic development and the strengthening the Village's economic
base. He suggested that these concepts be included in the Comprehensive Plan goals and policies.
Chairman Goldspiel pointed out that the Village has to be careful to not allow overbuilding of
certain types of commercial uses, because ultimately there could be a glut of vacant space.
He noted that there has to be adequate population density to support commercial development.
He suggested that the viability of Town Center was undercut by not developing adjacent areas as
higher density residential.
Commissioner Ottenheimer commented that the planning process should analyze how much land
is available for commercial development, both sites that are undeveloped and existing areas that
may need redevelopment.
Commissioner Trilling noted that "bubble"plans for specific areas can address the situation where
parcels do not develop at the same time, but as incremental developments occur, the design of
each project has to fit into the overall plan for the area. He noted that when undeveloped pockets
of land are left over next to developed parcels, it can be very difficult to achieve compatibility in
terms of land use and coordinated access.
Chairman Goldspiel commented that historically the Village has had success with certain types of
development that were specifically targeted, such as the corporate business parks on the east side
of the Village and the Buffalo Grove Business Park along Lake Cook Road and Arlington Heights
Road.
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Commissioner Trilling said that the Plan should clarify the Village' basic goals. Is the intent to
serve residents, attract more jobs or bring in sales tax generating businesses?
Commissioner Samuels commented that the tax burden on residents needs to be addressed by
shifting away from dependence on real estate taxes for basic revenue needs. He said that the
Comprehensive Plan should have policies to encourage economic development and to increase
commercial activity.
Y
Mr. Trilling inquired if the Village is pursuing revenue sources other than property and sales
taxes.
Mr. Pfeil noted that taxes on telecommunication businesses is a fairly new revenue source for the
Village and will probably increase in the future.
Mr. Green suggested that the goals and policies should address the concept of creating
opportunities for economic development. He said that Goal#2 should include a reference to
commercial development.
Commissioner Samuels pointed out that if the Village is trying to encourage commercial
development, infra-structure needs such as road improvements need to be addressed.
Commissioner Trilling concurred, and commented that the widening of Lake Cook Road is a
critical issue.
Commissioner Samuels noted that in Schaumburg, roads such as Golf,Meacham and Higgins are
all six-lanes wide.
Chairman Goldspiel said that Lake Cook Road should not be widened through the Village, but
intersection improvements need to be done, as well improvements to cross-streets. He said that
the planned widening to Hastings Lane could be re-evaluated to determine the impact if the
improvement were extended as far west as Route 83. He suggested that"traffic calming"
measures would probably be beneficial to business along major roads by slowing traffic and
providing good access.
Commissioner Samuels said that the Comprehensive Plan should encourage road improvements.
Improving Buffalo Grove Road to a four-lane section is an example of a needed improvement.
Commissioner Trilling commented that congestion is most severe on east-west roads such as
Route 22 and Deerfield Road. He suggested that other communities have to cooperate in getting
regional road improvements done. He said that improvements to these east-west roads should be
done before extensive work is done on Lake Cook Road.
Commissioner Ottenheimer inquired if road improvements would proceed commercial
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development.
Commissioner Samuels said that if the Village's policy is to encourage commercial development,
it has to find ways to get needed improvements done in order to attract development.
Chairman Goldspiel asked for comments concerning where new commercial development is most
likely to occur, for example along Milwaukee Avenue.
Commissioner Samuels said that in addition to Milwaukee Avenue,the Dundee Road corridor
needs redevelopment for commercial uses.
Chairman Goldspiel commented that the portion of Dundee Road in Buffalo Grove does not have
a traffic congestion problem.
Commissioner Howard inquired about the types of commercial development that are being
envisioned for the Village.
Commissioner Samuels indicated that auto dealers, entertainment uses and technology uses are
areas that have potential.
Chairman Goldspiel pointed out that there are other types of uses such as mail-order operations
that can be very productive in terms of sales tax for a community,but don't have the same access
and other locational needs as retail and some service uses.
Mr. Green suggested that entrepreneurial initiatives should be encouraged.
Commissioner Berman noted that there is no longer a Lake County branch court in the Buffalo
Grove area, and this type of use adds employment and demand for commercial services. He
suggested that Goals#8 an#9 speak to"encouraging and promoting"rather than"maintaining"
economic activity.
Commissioner Trilling asked how parcels such as the site at Arlington Heights Road and Route 83
proposed for the Shell gas station and McDonald's restaurant will be handled in terms of a
recommended land use.
Commissioner Krug said that the use proposed for this site had serious traffic impact issues,
which is why the majority of the Plan Commission voted against it.
Commissioner Samuels commented that the traffic issues could have been adequately addressed,
and this site is appropriate as a commercial location.
Commissioner Berman pointed out that each proposed development has to be looked at on site
specific basis, and traffic impact will be different depending on the type of development.
Buffalo Grove Plan Comm-Regular Meeting-June 18, 1997-Page 5
Commissioner Samuels suggested that the Goals be re-ordered.
Commissioner Berman said that in order of priority, Goal#3 should be used to address the issue
of strengthening the Village's economic base.
Chairman Goldspiel commented that Economic Policy#4 talks about establishing an economic
development commission, and the Village now has an Economic Development Task Force.
Mr. Pfeil noted that the Task Force is intended to be a short-term group, and the issue as to
whether or not a permanent commission should be established would probably be addressed in the
Task Force's final recommendations to the Village Board.
Mr. Green commented that a permanent economic development commission would stifle rather
than stimulate economic activity.
Commissioner Samuels suggested that Economic Policy#4 should include the concept that the
Task Force will work on addressing economic development issues that have been identified.
Mr. Reiner said that the Goals do not include the concept of expanding and developing programs
for senior citizens through partnerships between entities such as the Village and the Park District.
He said that sources of funding other than property taxes and"sin taxes"have to be used to
provide funding for these types of programs. He commented that the Village and the Park District
should use their resources as effectively as possible by not duplicating services.
Chairman Goldspiel suggested that Goal#3 be modified to include language about the Village and
Park District working together on cultural and recreational projects.
Mr. Green commented that Goal#3 could also be modified to use"public"instead of"residents"
since the programs cover a broad community, not just residents.
Chairman Goldspiel said that Recreational Policy#8 could be expanded to include a focus on the
Des Plaines River and possible recreational development in partnership with the Buffalo Grove
Park District.
Mr. Reiner noted that Recreational Policy#5 should reflect that Busch Grove Community Park
has been identified as the location for cultural arts activities that the Park District would be
sponsoring.
Commissioner Samuels pointed out that the Park District will need funding other than property
taxes to accomplish some of the programs that it has identified.
Mr. Reiner commented that the Park District has discussed finding alternate sources of revenue
with President Mathias, and there are several types of revenue other than sales tax that the Village
Buffalo Grove Plan Comm-Regular Meeting-June 18, 1997-Page 6
could use in partnership programs with the Park District.
Commissioner Samuels said that the Goals and Policies could be re-stated to encourage all taxing
districts to cooperate in a harmonious effort to share resources and facilities.
Commissioner Berman said that a related Goal would be that all units of government should
reduce reliance on property taxes and develop other sources of revenue.
Chairman Goldspiel pointed out that the Village has been very sparing in its use of property taxes,
and language about revenue sources should be carefully worded to acknowledge that the Village
has developed sources of revenue other than the property tax.
Mr. Reiner said that the Goals and Policies in the Comprehensive Plan should be supportive of
programs for senior citizens and cultural arts.
Commissioner Trilling inquired if school buildings can be used for programs such as cultural arts.
Mr. Rylko commented that Stevenson High School is very restrictive concerning use of its
performing arts facilities, and other schools that Park District works with do not have auditoriums
that are suitable for performance productions.
Commissioner Samuels noted that part of the problem is that the Village and Park District can't
afford to build a cultural arts facility and school districts are not allowed to use their funding on
facilities that are not owned and operated by their district.
Mr. Rylko noted that school districts can lease property outside of their district boundaries.
Commissioner Krug suggested that the concept of a"cultural district"be explored to allow a joint
effort by the Village, Park District, school districts and library districts to fund and provide
expanded programs.
Commissioner Samuels noted that the Park District already has the Busch Grove site that could be
used for constructing a facility for cultural arts and other community activities, so the greatest
need would be to find funding for construction and operation.
Chairman Goldspiel inquired how the facility in Palatine is funded.
Mr. Rylko indicated that four organizations use the facility and contribute funding.
Chairman Goldspiel suggested that language be added to the Goals to"explore ways to
accomplish funding for a cultural arts facility."
Mr. Reiner noted that the Park District has previously expressed its need to make better use of
Buffalo Grove Plan Comm-Regular Meeting-June 18, 1997-Page 7
their facilities by adding outdoor lights at some locations.
Chairman Goldspiel commented that lighting may be feasible for parks that are not near residential
areas.
Commissioner Samuels said that lighting technology has improved to the point where lighted
facilities can be fairly close to residential areas without creating negative impacts.
`..� Chairman Goldspiel said he still thinks that some facilities would be better suited than others for
outdoor lighting.
Commissioner Samuels noted that adequate parking and related facilities would be needed for any
park that would serve a large number of users.
Commissioner Berman pointed out that the location and buffering from adjoining uses are very
important factors in terms of the activities that are appropriate for a particular park and the
impacts that a park creates for adjacent residential areas.
Mr. Reiner suggested that park facilities need to be proximate to residential areas in order to be
convenient for users.
Commissioner Berman commented that the Goals and Policies should include the concept of
encouraging telecommunication technologies. He noted that the Office and Industrial Policy#3
should include a reference to federal standards that affect uses such as cellular antenna towers.
Mr. Rylko suggested that the reference to having a branch library in the Village be kept in the
Community Facilities and Service Policies(#6) since the Park District is evaluating the feasibility
of a partnership for a branch library.
Mr. Green suggested that commercial uses be included in the Urban Design Policies(#1).
Chairman Goldspiel asked for comments concerning Chapter 2 -Current Conditions of the draft
Plan. He inquired if the reference to the Village's eight-foot bikepath standard should be upgraded
to ten feet.
Mr. Rylko indicated that agencies that provide funding for bikepaths now prefer that paths be
built ten feet wide,but eight feet is still acceptable.
Chairman Goldspiel noted that the reference to high schools on page 11 should note that some
students from Buffalo Grove attend Wheeling High School.
Commissioner Berman commented that the section concerning environmental features on page 11
should include a reference to the new floodplain elevations that the Army Corps has developed
Buffalo Grove Plan Comm-Regular Meeting-June 18, 1997-Page 8
for the Des Plaines River, and clarify if these draft standards will be used for regulatory purposes.
Commissioner Samuels noted that the section concerning commercial development on page 13
says that Buffalo Grove's policy has been to concentrate commercial developments at major street
intersections. He questioned if this policy would be applicable for strip commercial development
along Milwaukee Avenue.
Chairman Goldspiel commented that it is not advisable to have unbroken strips of commercial
Li uses along major roads because"windows"to other land uses are needed, and access
management is difficult to achieve with continuous strip development on thoroughfares.
Commissioner Samuels said that continuous commercial strip development would be possible on
Milwaukee Avenue between Deerfield Parkway and Aptakisic Road.
Chairman Goldspiel said that an internal circulation system linking access for adjoining properties
would be needed to serve continuous strip development.
Commissioner Berman noted that in Vernon Hills along Route 60 there is continuous commercial
development that is served by a street system at the rear of the commercial corridor.
Commissioner Krug said that Barrington Road has areas of continuous commercial development.
Chairman Goldspiel commented that Milwaukee Avenue is a special situation because individual
commercial uses probably won't be done at a large scale. To serve a number of smaller uses,an
internal circulation system with integrated access should be used. He said that larger commercial
developments should be located where traffic signalization can be provided.
Commissioner Trilling noted typographical errors on pages 12 and 16.
Chairman Goldspiel requested that the draft document be revised as discussed at tonight's
P �l 8
meeting for review at the next workshop concerning the Comprehensive Plan.
CHAIRMAN'S REPORT
Chairman Goldspiel said that he attended a meeting on June 13 held by President Mathias to
discuss drainage problems with representatives of the Dunlo Highlands area. He noted that the
Dunlo area actually has two parts, including approximately 60 homes west of Buffalo Grove Road
and 40 homes on the east side. He indicated that Village staff will be getting estimates concerning
the cost of drainage improvements for the area of Buffalo Grove Road, and an estimate for a
study assessing the costs and benefits of annexing this area to Buffalo Grove with connection to
Village water and sewer utilities. He noted that the Dunlo representatives at the meeting
emphasized that residents would want to be protected concerning zoning if they are annexed so
Buffalo Grove Plan Comm-Regular Meeting-June 18, 1997-Page 9
that incompatible uses won't be built next to existing homes. He said that it appears that there are
two basic scenarios for the Dunlo area: 1. that the homes on the current large lots will remain in
place, or 2. that redevelopment with lot splits to create new buildable lots will occur.
Chairman Goldspiel noted that he and Commissioners Howard and Samuels will be participating
in President Mathias' "People, Places and Issues"cable television program on June 26. The topic
of discussion will be the Comprehensive Plan revision process.
FUTURE AGENDA SCHEDULE
Mr. Pfeil said that there are no development projects ready for the July 2 regular agenda, and he
suggested that the Conunission have a meeting on July 9 if any projects need to be
accommodated.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT -None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Samuels, seconded by Commissioner Trilling, and carried unanimously,
to adjourn. Chairman Goldspiel adjourned the meeting at 9:45 p.m.
Respectfully submitted,
Robert E. Pfeil, Village Planner
APP VED BY:
TEP N GOLDSPIEL, Ch an
Buffalo Grove Plan Comm-Regular Meeting-June 18, 1997-Page 10