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1997-07-23 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION July 23, 1997 Revision of Village Comprehensive Plan -Workshop#10 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 Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Commissioners absent: Mr. Krug Mr. Moons Also present: Robert Pfeil, Village Planner COMMITTEE AND LIAISON REPORTS Commissioner Howard reported on the Village Board meeting on July 21, 1997. The draft ordinance concerning revisions to the Village's animal control regulations was discussed, but additional changes will be needed before the Board will vote on the ordinance. A pre-application conference was held concerning a proposal by Sunrise Assisted Living to construct a residential facility for senior citizens on the parcel in Woodland Commons on Route 22 west of the Condell Medical Center immediate care facility. The Board noted concerns with adequate parking, but the land use appears to be acceptable. A request for annexation with industrial zoning for a nine-acre parcel on Hastings Drive north of the Chevy Chase Business Park-West was referred to the Plan Commission. Ordinances concerning annexation of the B'nai Shalom property were deferred to the August 18 meeting. DISCUSSION OF COMPREHENSIVE PLAN-WORKSHOP #10 Chairman Goldspiel noted that this evening's discussion is a continuation of the workshop on July 16 when the Commission began discussing the land use analysis areas as depicted on the map and Buffalo Grove Plan Comm-Special Meeting-July 23, 1997 -Page 1 table distributed in the meeting packet. Mr. Pfeil indicated that the Buffalo Grove Park District has offered some comments concerning several of the Goals and Policies in Chapter 1 of the Comprehensive Plan, and he asked the Commission to review his memo dated July 23, 1997 explaining the suggested revisions. Commissioner Trilling noted that the Park District is asking that Recreational Policy#5 be revised to include a statement that Busch Grove Community Park is the preferred location for a wellness and fitness center in the Village. He questioned if it is appropriate to put a specific reference such as this in the Comprehensive Plan. Trustee Reid pointed out that similar uses could be done by private entities such as Condell or Northwest Community, and the Plan would not specifically identify locations for their facilities. Commissioner Samuels noted that the reference to a wellness and fitness center is out of place in Recreational Policy#5, which addresses cultural arts facilities. He noted that the Park District is suggesting a revision to Commercial Policy#6 by adding the word public to state that"public and private recreation facilities shall be encouraged..."He said that the reference to a wellness and fitness center could be placed with this commercial policy, and the concept of finding alternative funding for a public/private facility would be acceptable. Commissioner Berman concurred that Commercial Policy#6 covers the concept of public and private recreation facilities. Chairman Goldspiel noted that the Park District is suggesting a revision to Village Government Policy#4 to delete the reference to "merging"government agencies, and instead refer to "cooperation among agencies." Commissioner Berman commented that in a situation where the fiscal impact would be positive, it might be feasible to actual"merge"government agencies. He suggested that the language refer to "merging and/or cooperation." Trustee Reid said the"merging"concept is probably a holdover from previous Village plans when the establishment of municipal fire service was a primary goal. He noted that some people might also have the idea that library service could be merged. ill Commissioner Ottenheimer suggested that the language should express what the Village wants in terms of"merging"or"cooperation"among government agencies. Commissioner Samuels said the Village's main goal in this regard is to achieve economies in the provision of services. He suggested that the language refer to "pursuing or undertaking"rather than"addressing"economies. Buffalo Grove Plan Comm-Special Meeting-July 23, 1997-Page 2 Chairman Goldspiel pointed out that in Illinois there is a multiplicity of local units of government providing various services, and the Village's main focus should be to foster cooperation and reduce the number of agencies providing similar services. Commissioner Ottenheimer suggested language that incorporates the concept of providing various services "including but not limited to fire protection, parks and recreation, and education..."to clarify the point that the Village is not targeting any specific service for merger with the Village. Chairman Goldspiel noted that at last week's meeting, the discussion concerning land use analysis areas stopped at area#10 at the southeast corner of Route 22 and Prairie Road. He suggested that the planning for this area include a road connection to Prairie Road aligning with Willow Parkway and the land use for the north parcel of area#10 could be some combination of commercial and office use. Commissioner Samuels said that the parcel is constrained by its shape and size, so the road would need to be located to minimize the taking of usable land, and applicable building setbacks would need to be taken into consideration in laying out a site plan. Chairman Goldspiel commented that the 620-foot dimension of the north parcel coming south from Route 22 would provide adequate room for road improvements on Prairie Road and to design the intersection at Willow Parkway. Commissioner Samuels said that he thinks commercial use for all of area#10 would be appropriate. Chairman Goldspiel indicated that medium density multi-family at 6 to 8 units per acre seems appropriate for the south portion of the area. Commissioner Samuels said that four-story residential may be appropriate. He commented that a frontage road for access to Prairie Road may be a feasible design to minimize loss of usable portions of the site. Commissioner Berman noted that the south end of area#10 can be connected with a street to Mirielle Phase 2 if the land uses are compatible. Commissioner Trilling said that it is his understanding that the asking price for the north parcel in area#10 is $1,000,000 and the prices for the next two parcels to the south are $200,000 and $400,000. He said that this means the property will be very expensive to acquire for assembling a larger development site. Commissioner Samuels suggested that the Plan"encourage combined and/or coordinated development"of the parcels in area#10, and the Village's planning should treat area#10 as a unified development parcel. Buffalo Grove Plan Comm-Special Meeting-July 23, 1997-Page 3 Commissioner Trilling inquired if a self-storage facility would be considered an acceptable use for area#10. Chairman Goldspiel commented that a higher quality use could be achieved. Commissioner Samuels said that the cost of the land is probably too high for a self-storage use to be feasible. Commissioner Berman pointed out that the color put on the Comprehensive Plan to indicate the Village's recommended land use will greatly affect the value of the land. Chairman Goldspiel suggested designating the area north of Willow Parkway as commercial, and the area to the south as multi-family at a 6 to 8 unit per acre density, with no access to Route 22. Mr. Pfeil noted that the Comprehensive Plan would probably address area#10 as part of the Prairie View sub-area, and some text would be developed to discuss acceptable types of commercial development for the area. Commissioner Samuels indicated that one or two-story commercial would be appropriate. Chairman Goldspiel said commercial uses for area#10 should be neighborhood service types of businesses. The Commission concurred that area#11 adjoining Mirielle Phase 2 should be designated for single-family use. Commissioner Samuels suggested that commercial/office use be considered for area#15 on the north side of Aptakisic Road south of Arlyd Lane at Prairie Road. He said that this location might also be feasible for neighborhood convenience commercial use. Commissioner Trilling said that he doesn't see the need to change this area from a single-family designation. The Commission concurred that area#15 should be designated for single-family use. Commissioner Samuels suggested designating the north portion of area#16 at the southeast corner of Buffalo Grove Road/Aptakisic Road as commercial, and the south portion as open space. The Commission concurred with this designation for area#16. Chairman Goldspiel inquired if area#17, which is property south of Aptakisic Road, east of Buffalo Grove Road owned by Commonwealth Edison, should be designated as some type of Buffalo Grove Plan Comm-Special Meeting-July 23, 1997 -Page 4 public or semi-public land use. Mr. Pfeil said that this area is designated for open space on the current plan, and Commonwealth Edison has indicated that it does not intend to sell any of the property to developers. It may be better to leave the open space designation so that if an expanded utility use is proposed, the Village would be better able to review the proposed use in terms of compatibility with adjacent uses. The Commission concurred that areas#18, 19 and 20 on the south side of Aptakisic Road should be designated for single-family development. Commissioner Berman noted that parcels similar to area#20 (adjacent to Old Farm Village) are being developed for single-family use in some older communities. Chairman Goldspiel commented that these areas are fairly small, and designs such as clustering will probably be needed to make single-family development feasible. Mr. Pfeil said that concepts concerning site design for these areas could be incorporated into the text of the Plan. Commissioner Samuels said that the small triangle of land at the northeast corner of Buffalo Grove Road and Aptakisic Road (Didier property, part of area#12) should be designated for commercial use such as a gas station. He said that the remainder of area#12 should be designated for single-family use, but the land cost may dictate that some townhouses be part of the development. He commented that area#13 south of the Prairie Grove subdivision west of Prairie Road could accommodate approximately 30 single-family homes, assuming R-3 zoning. He indicated that area#14 at the northwest corner of Aptakisic Road and Prairie Road has some wetland areas,but single-family would be an appropriate land use designation. Chairman Goldspiel inquired if the Plan should show some residential development at six units per acre for the north portion of area#12 (Didier) near Brandywyn Lane east of Buffalo Grove Road. Commissioner Samuels said that some of this area would probably be used for stormwater detention, and it might be better to designate all of area#12 as single-family on the Plan. Commissioner Samuels commented that area#23 on the south side of Aptakisic Road east of the Wisconsin Central rail line should be designated as commercial. Commissioner Trilling suggested that area#22 on the east side of Weiland Road north of the Twin Rinks Ice Pavilion should be upgraded from industrial to commercial. Commissioner Samuels commented that commercial development would be better for the area than industrial development. He said that uses such as the Northwest Building Materials operation Buffalo Grove Plan Comm-Special Meeting-July 23, 1997-Page 5 use large semi-tractors for deliveries, and the truck traffic congests the streets in the area. Commissioner Trilling said that uses such as a car care center and office/warehouse are appropriate for the area. Trustee Reid noted that Northwest Building Materials would need B-4 zoning if it were within the Village. He pointed out that the Village would need to be able to properly control commercial development in area#22, and he suggested that B-3 zoning offers the most control for the Village. Chairman Goldspiel asked for comments concerning areas#27, 28, 39, 30, 31 and 32 along Milwaukee Avenue between Aptakisic Road and Estonian Lane. Commissioner Berman commented that coordinated development is needed for these parcels, particularly in terms of access to Milwaukee Avenue. Commissioner Samuels concurred that access to Milwaukee Avenue has to be limited in this area. Mr. Pfeil noted that the Lake County Forest Preserve District will be acquiring property on the east side of areas#27, 28, 29 and 30 for extension of the Des Plaines River Trail. He said that floodplain constraints will affect the amount of land available to develop on the parcels within these areas. He noted that area#30 is developed for single-family use. Commissioner Samuels suggested designating areas#27, 28, 29, and 31 for commercial use, and area#32 on the west side of Milwaukee Avenue south of the Aptakisic Sand property for commercial and industrial use. The Commission concurred with these designations. The Commission concurred that area#33 on the west side of Milwaukee Avenue at Deerfield Parkway should retain the commercial and office designations shown on the current plan. Commissioner Samuels suggested that area#34 on the east side of Milwaukee Avenue south of the Riverwood Inn at Deerfield Road should be designated as commercial even though it is not contiguous to the Village. The Commission concurred with this designation. Commissioner Samuels suggested that area#49 (Schwaben field) on the west side of Weiland Road, north of the Woodstone townhomes be designated for senior citizen residential. Commissioner Samuels inquired concerning the current use of the parcels within area#50 on the Buffalo Grove Plan Comm-Special Meeting-July 23, 1997-Page 6 east side of Weiland Road across from Woodstone. Trustee Reid indicated that these properties are developed for single-family use. Commissioner Samuels said that area#53 on the east side of Buffalo Grove Road across from Church Road should be specifically addressed in the Plan with a statement of intent indicating that the Village intends for these properties to be consolidated to create a development parcel, and that the Village will work with property owners such as St. Mary's to accomplish consolidation. He suggested that St. Mary's should be encouraged to swap the rectory property for other land in the area. Commissioner Howard noted that the rectory property on the east side of Buffalo Grove Road is owned by the Archdiocese of Chicago rather than St. Mary's. She indicated that the main need of St. Mary's if the property is swapped is to find housing for the priests. Chairman Goldspiel said he questions the Village's role in being involved in acquiring land to effectuate a land swap. He commented that language"encouraging"land assembly on the east side of Buffalo Grove Road and for consolidating the St. Mary's"campus" on the west side would be appropriate for the Comprehensive Plan in addressing development in this area along Buffalo Grove Road. He suggested that St. Mary's should consider ideas such as a parking deck to more fully utilize its property on the west side of Buffalo Grove Road. Trustee Reid concurred that there would be a concern about the Village getting involved owning and swapping property. He said that there would need to be a strong indication that the consolidated property would be marketable in order for the Village to justify acquisition of property. The Commission concurred that the St. Mary's rectory on the east side of Buffalo Grove Road should be designated as commercial on the Plan. Commissioner Samuels said that the commercial policies in the Plan should address this area of Buffalo Grove Road. The Commission concurred that area#57 on the north side of Route 83 west of the La Salle Bank at Arlington Heights Road should be designated for office use. Trustee Reid commented that the special use for a child daycare center that was previously approved for the parcel comprising area#57 should be voided. Chairman Goldspiel commented that the Dunlo Highlands development is designated as areas#60 and 61. The portion of Dunlo west of Buffalo Grove Road(area#60) has two basic development scenarios: 1. That the existing large lot arrangement will be kept in place, or 2. That the area could be redeveloped with lot splits to allow more residential units. Buffalo Grove Plan Comm-Special Meeting-July 23, 1997-Page 7 Trustee Reid commented that the large lots in Dunlo are very developable, and this may be preferable to encouraging lot splits. Chairman Goldspiel indicated that the Commssion had covered the land use analysis areas, and he asked Mr. Pfeil to continue working on a draft of the Plan for review. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil noted that the next meeting would be on August 6 and a regular meeting is also scheduled for August 20. 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 OVED BY: 4 n 1 S N GOL S IEL, C ' an Li Buffalo Grove Plan Comm-Special Meeting-July 23, 1997 -Page 8