2018-03-21 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
March 21, 2018 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. Consider a Rear Yard Setback Reduction for the Property at 2324 Acorn Place (Trustee
Stein) (Staff Contact: Chris Stilling)
2. Consider Approval of a Special Use for a Personal Wireless Communication Facility
(Small Cell Antenna) (Trustee Ottenheimer) (Staff Contact: Chris Stilling)
3. Consider an Amendment to Ordinance 2009-15 (Village Comprehensive Plan Update
2009) by Adopting the Lake Cook Market Study and Plan (Trustee Berman, Trustee
Weidenfeld) (Staff Contact: Nicole Woods)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Mar 7, 2018 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer considerati on of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to ob serve and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 3/16/2018 8:50 AM Page 1
Action Item : Consider a Rear Yard Setback Reduction for the
Property at 2324 Acorn Place
Recommendation of Action
Staff recommends approval, subject to the condition in the attached staff report.
The petitioner is seeking approval to construct a rear screen porch addition for the home at 2324 Acorn
Place. The proposed rear porch addition would encroach into the rear yard setback by 12 feet (40 feet is
required). As a result, a variation to Section 17.40.020 of the Zoning Ordinance is required.
ATTACHMENTS:
Staff Report (DOCX)
Plat of Survey (PDF)
Elevation (JPG)
Elevation (JPG)
Elevation (JPG)
Letter of Authorization (PDF)
Petitioners Letter (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, March 21, 2018
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: March 21, 2018
SUBJECT PROPERTY LOCATION: 2324 Acorn Place
PETITIONER: Kendra Weber of Archadeck for the property owner
(Julie Day)
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: A variation to allow a screen porch addition to
encroach 12 feet into the required rear yard setback.
EXSITING LAND USE AND ZONING: The property is improved with a single family home
and is zoned R4.
COMPREHENSIVE PLAN: The 2009 Comprehensive Plan calls for this property
to be single family detached housing.
PROJECT BACKGROUND
Kendra Weber of Archadeck, on behalf of the homeowner, is seeking approval to construct a rear
screen porch addition for the home at 2324 Acorn Place. The proposed rear porch addition would
encroach into the rear yard setback by 12 feet (40 fee is required). As a result, a variation to Section
17.40.020 of the Zoning Ordinance is required.
PLANNING & ZONING ANALYSIS
The R4 Zoning District requires a minimum 40 foot rear yard
setback.
In 2004, the property was granted a variation by the Zoning
Board of Appeals for a 1-story rear yard addition to be setback
33 feet from the rear lot line.
The homeowner is requesting a new rear yard addition for a
screened porch.
The proposed addition would extend 14 feet from the rear of the
home and be 17 feet in width.
The rear screen porch addition would encroach 12 feet
into the rear yard setback.
At its closest point, the proposed addition would be
setback 28 feet from the rear property line.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the surrounding property owners within 250’ were notified and a public
hearing sign was posted on the subject property. The posting of the public hearing sign and the
2.1.a
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mailed notifications were completed within the prescribed timeframe as required. As of the date of
this Staff Report, the Village has received one inquiry into the variance request. A neighbor called
the Village and inquired as to the purpose of the public hearing. Once the reason for the public
hearing was explained the neighbor had no comment.
DEPARTMENTAL REVIEWS
Village
Department
Comments
Engineering The petitioner has provided a grading plan for review by the Village Engineer.
The Village Engineer has reviewed the proposed improvements and does not
have any engineering concerns with the proposed improvements.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations to the regulations of the Zoning
Ordinance based upon findings of fact which are made based upon evidence presented at the
hearing that:
1. The property in question cannot yield a reasonable return if permitted to be used only
under the conditions allowed by the regulations of the zoning district in which it is located
except in the case of residential zoning districts;
2. The plight of the owner is due to unique circumstances;
3. The proposed variation will not alter the essential character of the neighborhood.
The petitioner will need to respond to the standards for variation at the public hearing.
STAFF RECOMMENDATION
Staff recommends approval of the variation, subject to the following condition:
1. The proposed addition shall substantially conform to the plans attached hereto as part of
this petition.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation. The PZC shall make a final decision on whether or not to approve the
variation.
2.1.a
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Updated: 3/16/2018 10:12 AM Page 1
Action Item : Consider Approval of a Special Use for a Personal
Wireless Communication Facility (Small Cell Antenna)
Recommendation of Action
Staff recommends approval, subject to the conditions in the attached staff report.
The petitioner, Mobilitie, is seeking to install a small cell antenna device on an existing ComEd utility pole
located in the Dundee Road right-of-way (ROW). Pursuant to the Zoning Ordinance, the antenna is
considered a personal wireless communication facility. As a result, the re quest requires a special use in
the R-1 District.
ATTACHMENTS:
Staff Report (DOCX)
Antenna Plans (PDF)
Response to Special Use (PDF)
Response to Telecommunication Standards (PDF)
ComEd Approval (PDF)
IDOT Approval (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, March 21, 2018
2.2
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: March 21, 2018
SUBJECT PROPERTY LOCATION: The existing ComEd utility pole located west of the
entrance to Buffalo Grove High School and located on
the northside of the Dundee Road right-of-way.
PETITIONER: Carrie Lindenberg on behalf of Mobilitie, LLC
PREPARED BY: Christopher Stilling, Director of Community
Development
REQUEST: Consider approval of a Special Use for a personal
wireless communication facility (small cell antenna)
in the R-1 District
EXSITING LAND USE AND ZONING: The property is improved with a ComEd utility pole in
the Dundee Road right-of-way and zoned R-1
COMPREHENSIVE PLAN: The 2009 Comprehensive Plan calls for this property
to be Public Use
PROJECT BACKGROUND
The petitioner, Mobilitie, is seeking to install a small cell antenna device on an existing ComEd utility
pole located in the Dundee Road right-of-way (ROW). Pursuant to the Zoning Ordinance, the
antenna is considered a personal wireless communication facility. As a result, the request requires a
special use in the R-1 District.
PLANNING & ZONING ANALYSIS
As noted, the petitioner is seeking to install
a small wireless antenna that would be 20.8
inches by 9.25 inches (approximately 1.3
square feet in area) on an existing 47.5’
ComEd utility pole.
The antenna would be located 15’ above
the ground on the pole that is located in the
Dundee Road ROW, which is owned by
IDOT.
The petitioner would also install an
additional 7’ high directional antenna on
top of the pole, increasing the height to
54.5’.
Before After
2.2.a
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The petitioner has indicated that the small cell is located in this area is due to the high volume
of users with the High School and commercial shopping centers.
The petitioner has provided the necessary response to the special use standards and a response
to the telecommunication standards.
The petitioner has also provided the necessary approvals and permits from both ComEd and
IDOT.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the surrounding property owners within 250’ were notified and a public
hearing sign was posted on the subject property. The posting of the public hearing sign and the
mailed notifications were completed within the prescribed timeframe as required. As of the date of
this Staff Report, the Village has received no inquiries regarding the request.
DEPARTMENTAL REVIEWS
Village
Department
Comments
Engineering No Comments
STANDARDS
In order to receive approval for a Special Use, the petitioner must address the following standards:
1. The special use will serve the public convenience at the location of the subject property; or
the establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
2. The location and size of the special use, the nature and intensity of the operation involved
in or conducted in connection with said special use, the size of the subject property in
relation to such special use, and the location of the site with respect to streets giving access
to it shall be such that it will be in harmony with the appropriate, orderly development of
the district in which it is located;
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such zoning
district, nor substantially diminish and impair other property valuations with the
neighborhood;
4. The nature, location and size of the buildings or structures involved with the establishment
of the special use will not impede, substantially hinder or discourage the development and
use of adjacent land and buildings in accord with the zoning district within which they lie;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will
be provided;
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance
2.2.a
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and exit driveways to and from these parking areas shall be designed so as to prevent traffic
hazards, eliminate nuisance and minimize traffic congestion in the public streets.
The petitioner has provided a response to the standards (attached). In addition, the petitioner
has provided a response to the Telecommunication standards outlined in Section 17.34 of the
Zoning Ordinance.
STAFF RECOMMENDATION
Staff recommends approval of the special use, subject to the following conditions:
1. The proposed antenna shall substantially conform to the plans attached hereto as part of
this petition.
2. The special use is granted solely to Mobilitie and said special use does not run with the
land. In the event that the antenna is no longer operational, it shall be removed within 6-
months after it has been deemed to be non-operational.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation. The PZC shall make a final decision on whether or not to approve the
variation.
2.2.a
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9ILB000160D/CH90XS142D
42.139232/-87.982208
LATITUDE/LONGITUDE:
CROSS STREET:
SITE ID-CANDIDATE LETTER/CASCADE ID-CANDIDATE LETTER:
N N
DUNDEE RD & ARLINGTON HEIGHTS RD
CITY, STATE, ZIP:
BUFFALO GROVE, IL 60089
T-1
TITLE SHEET
SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
2.2.b
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EXHIBIT PHOTO
1
AERIAL SITE LOCATION
2
ENLARGED SITE PLAN
N
3
N
SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
SP-1
EXHIBIT PHOTO & SITE PLAN
SCALE: NOT TO SCALE
SCALE: NOT TO SCALE SCALE: 1" = 20'-0" (1" = 10'-0" ON 24"x36" SHEET)
2.2.b
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EV-1
POLE ELEVATIONS
(E) POLE ELEVATIONS
SCALE: 1" = 5'
1
EXISTING SIDE VIEW NEW SIDE VIEW
SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
2.2.b
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EV-2
POLE ELEVATIONS
(E) POLE ELEVATIONS
SCALE: 1" = 5'
1
EXISTING BACK VIEW NEW BACK VIEW
SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
2.2.b
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
PL-1
PLUMBING & RISER DIAGRAM
RISER ORIENTATION DIAGRAM
SCALE: NOT TO SCALE
3
BILL OF MATERIALS
SCALE: NOT TO SCALE
2
PLUMBING DIAGRAM
SCALE: NOT TO SCALE
1
765
4
3
2
1 12 10
10
9
8
3 2
4 1
2.2.b
Packet Pg. 19
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
EQ-1
EQUIPMENT DETAILS
MANUFACTURER: AIRSPAN
MODEL: iR460-SPB-ST-1-P-0
(OR APPROVED EQUAL)
HEIGHT: 13 IN
DIAMETER: 7 INØ
WEIGHT: 8.8 LBS
BACK
FRONT
SIDE
TOP
DETAIL A
DETAIL B
PLAN
FRONT SIDE
ELEVATION
DETAIL A
N.T.S.
SCALE
N.T.S.
SCALE
N.T.S.
SCALEiR460 FLUSH MOUNTiR460 STAND-OFF
UE RELAY iR460-SPB-ST-1-P-0
85
4 TRANSTECTOR 1101-1207-1012
MANUFACTURER:
TRANSTECTOR
MODEL: 1101-1207-1012
HEIGHT: 12 IN
WIDTH: 12 IN
DEPTH: 4 IN
WEIGHT: 17 LBS
N.T.S.
SCALE 10
BOTTOM
FRONT SIDE
NOT USED N.T.S.
SCALE 12
NOT USED N.T.S.
SCALE 7
2
AIRSPAN RADIO MOUNT N.T.S.
SCALE
PLAN
MANUFACTURER: AIRSPAN
MODEL:TBD
(OR APPROVED EQUAL)
HEIGHT: 20.8 IN
WIDTH: 9.25 IN
DEPTH: 2.9 IN
WEIGHT: 6.6 LBS
FRONTSIDE
3
PLAN
FRONT SIDE
AIRSPAN RADIO AH4000
BOTTOM
MANUFACTURER: AIRSPAN
MODEL: AH 4000
HAR40-CN-U26M1-B06AP1 (B26)
HAR40-EFCN-U41-B06AP1 (B41)
(OR APPROVED EQUAL)
HEIGHT: 20.3 IN
WIDTH: 10.3 IN
DEPTH: 8.3 IN
WEIGHT: 42 LBS
ETH1 ETH2 OPT1
LAT-B
OPT2
CTRL
BAR
LAT-A
BAR
N.T.S.
SCALE
MANUFACTURER: FAITH
MODEL: TBD
(OR APPROVED EQUAL)
HEIGHT: 29 IN
WIDTH: 11.5 IN
DEPTH: 11 IN
WEIGHT: TBD
FRONT SIDE ISOMETRIC
PLAN SCREEN
N.T.S.
SCALE 6AIRSPAN SUN SHIELD TALLYSMAN GPS UNIT
PLANELEVATION
MANUFACTURER: TALLYSMAN
MODEL: TW3010/TW3012
HEIGHT: 0.8 IN
DIAMETER: 2.6 IN
WEIGHT: 0.3 LBS
N.T.S.
SCALE 9
NOT USED N.T.S.
SCALE 11
ALPHA AW3477-S OMNI (B41)
FRONT
PLAN
SIDE
MANUFACTURER:
ALPHA WIRELESS
MODEL: AW3477-S
HEIGHT: 30.7 IN
DIAMETER: 4.7 IN Ø
WEIGHT: 7 LBS
MOUNT WEIGHT: 4.4 LBS
N.T.S.
SCALE 1
2.2.b
Packet Pg. 20
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
EQ-2
EQUIPMENT DETAILS
SIDE VIEWTOP VIEW
CABLE MOUNTING DETAIL
SCALE: NOT TO SCALE
EQUIPMENT MOUNTING DETAIL
SCALE: NOT TO SCALE
1
2
POLE MOUNTED SIGNS
SCALE: NOT TO SCALE
3
ANTENNA SIGNAGEEMERGENCY CONTACT SIGN
SCALE: NOT TO SCALE
ANTENNA MOUNTING DETAIL
4
Radio frequency fields beyond this
point may exceed the FCC general
public exposure limit.
Contact 877-244-7889
SITE ID:_______________
Obey all posted signs and site guidelines for
working in radio frequency environments.
In accordance with Federal Communications Commission rules
on radio frequency emissions 47 CFR 1.1307(b)
Please Reference Site ID
Phone: (877) 244-7889
E-mail: MNOC@mobilitie.com
In case of Emergency Contact
Mobilitie, LLC
Site ID
FCC ID
SCALE: NOT TO SCALE
ANTENNA MOUNTING DETAIL
2.2.b
Packet Pg. 21
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
E-1
ELECTRICAL DETAILS
LOAD CALCULATIONS
SCALE: NOT TO SCALE
3
ONE-LINE DIAGRAM
SCALE: NOT TO SCALE
1
TRANSTECTOR EXPORT
AC DISTRIBUTION BOX
BREAKER SCHEDULE
SCALE: NOT TO SCALE
2
2.2.b
Packet Pg. 22
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
G-1
GROUNDING DETAILS
GROUNDING RISER DIAGRAM
SCALE: NOT TO SCALE
3
WELD CONNECTION DETAILS
SCALE: NOT TO SCALE
2
C-TAP DETAIL
SCALE: NOT TO SCALE
1
2.2.b
Packet Pg. 23
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
TC-1
VEHICULAR TRAFFIC
CONTROL PLAN
UT
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VEHICULAR TRAFFIC CONTROL PLAN -
LANE MERGE 1
2.2.b
Packet Pg. 24
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
TC-2
PEDESTRIAN SAFETY PLAN
SCALE: NOT TO SCALE
TYPICAL PEDESTRIAN / WORKER SAFETY PLAN
AH
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AHEAD
1
2.2.b
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
GN-1
GENERAL NOTES
2.2.b
Packet Pg. 26
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
GN-2
GENERAL NOTES
2.2.b
Packet Pg. 27
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SHEET NUMBER
SHEET TITLE
PROJECT NO:
DRAWN BY:
CHECKED BY:
ER600201
S. BOUNNAKHOM
JC. ASUNCION
01/31/18
CH90XS142D
9ILB000160D
DUNDEE RD &
ARLINGTON HEIGHTS RD
BUFFALO GROVE, IL 60089
UTILITY POLE
GN-3
GENERAL NOTES
2.2.b
Packet Pg. 28
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2.2.c
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2.2.c
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2.2.d
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Updated: 3/16/2018 10:37 AM Page 1
Action Item : Consider an Amendment to Ordinance 2009-15 (Village
Comprehensive Plan Update 2009) by Adopting the Lake Cook
Market Study and Plan
Recommendation of Action
Staff recommends approval of an amendment to Ordinance 2009-15 which adopted the Village
Comprehensive Plan Update 2009 by adding thereto the Lake Cook Market Study and Plan.
At the March 21, 2018 PZC meeting, staff will present the draft Lake Cook Corridor Market Study and
Plan. The draft Plan is the result of an intense community outreach and planning process which began in
2016. All aspects of the draft Plan-its scope, direction, vision, and approach was shaped by the ideas and
perspectives of the Buffalo Grove Community. During the meeting, staff will present an overview of the
draft Plan, which will include a new marketing video. Staff will also outline the next steps for public
engagement prior to the Village Board's consideration at the April 16, 2018 Village Board meeting.
ATTACHMENTS:
Staff Report (DOCX)
Final Draft 3.1.2018 (PDF)
Draft Plan Link (PDF)
Zoning_Map (PDF)
Trustee Liaison Staff Contact
Berman, Weidenfeld Nicole Woods, Community Development
Wednesday, March 21, 2018
2.3
Packet Pg. 53
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: March 21, 2018
SUBJECT PROPERTY LOCATION: Lake Cook Corridor
PETITIONER: Village of Buffalo Grove
PREPARED BY: Nicole Woods, Principal Planner
REQUEST: Petition to the Village of Buffalo Grove for an
amendment to Ordinance 2009-15 which adopted
the “Village Comprehensive Plan Update 2009” by
adding thereto the Lake Cook Market Study and Plan.
EXSITING LAND USE AND ZONING: The Lake Cook Corridor has multiple uses including
retail, residential, office and open space. It is
currently retains a variety of zones including but not
limited to R1, R4, R8, R9, O&R, B1, B2, B3, and B5.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for
this corridor to be a mix of residential (single-family
and multi-family), commercial, office, and open
space.
PLAN BACKGROUND
In 2016, the Village of Buffalo Grove kicked of the Lake Cook Corridor Market Study and Plan to
establish a long-term vision and plan for the Corridor, which would take advantage of the Corridor’s
high visibility, mix of land uses, notable landmarks, strong trade area demographics, and
opportunities for redevelopment/development. The underlying goal of the draft Plan is to examine
how the Village can best reposition the area to improve the Village’s identity, vitality, and fiscal
sustainability. The Plan looks to achieve this goal by identifying opportunities for commercial
activity, housing, enhanced accessibility and open space. The Plan is a long-term framework to
provide guidance over the next 15-20 years for the Corridor.
The Lake Cook Corridor is located in the southern half of Buffalo Grove and is generally bordered by
Arlington Heights Road, Old Checker Road, N. Buffalo Grove Road, IL-83 McHenry Road, and Lake
Cook Road. The area expands over 472 acres and is focused around Lake Cook Road, which
generally follows the jurisdictional boundary line between Cook and Lake Counties. (See map on
following page).
The Lake Cook Corridor Market Study and Plan process was divided into Five Stages (Kick -off;
Existing Conditions and Market Assessment; Future Land use and Development Planning, Draft
Recommendations; and Final Plan). This staged-approach was designed to include input from the
2.3.a
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project’s steering committee (the Corridor Planning Group “CPG)) as well as Village residents, local
officials, business owners, and other stakeholders.
On Monday, March 5, 2018 at the Village’s Committee of the Whole Meeting (COW), the
project team presented the Draft Lake Cook Corridor Market Study and Plan and the Lake
Cook Corridor Summary Video. This presentation kicked off the final steps of the plan
including the Public Comment Period, the Refinement Period, and then adoption as an
Amendment to the 2009 Comprehensive Plan.
COMMUNITY ENGAGEMENT
From the onset, Buffalo Grove wanted the vision and plan for the Lake Cook Corridor to be derived
organically by the community. Consequently, community engagement was the cornerstone of the
Lake Cook Corridor Market Study and Plan process. All aspects of the plan – its scope, direction,
vision, and approach was influenced by the ideas, concerns, and perspectives of Buffalo Grove
community members. These members include residents, businesses, property owners, local
leaders, clubs, organizations, and other stakeholders. The following summarizes the main
community engagement activities.
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Corridor Planning Group
The project team worked with the Village to establish the Corridor’s steering
committee, called the Corridor Planning Group (CPG). The CPG consists of a diverse
representation of stakeholders with various backgrounds and expertise. These leaders
include business owners, residents, property owners and other community leaders. The
CPG met seven times over the course of the project and provided meaningful guidance
as the plan progressed.
Public Meetings and Open Houses
Three Village-wide meetings and open houses were held to gather valuable input from
the community on their goals for the project as well as their concerns and aspirations
for the Corridor’s future. The total attendance count for all three meetings reached over
500. During each meeting, the project team utilized techniques such as real-time polling,
presentations, videos, posters, survey forms, and face-to face-engagement to
communicate the project’s development as well as gather feedback. These touch points
were fundamental in building consensus as the project moved towards the final plan. All
pubic open houses and meetings were advertised through several communication
outlets including the project’s e-mail list. By the end of the project, approximately 600
people had signed up for the project e-mail list.
Online Forum/Surveys
For those who were unable to attend the public meetings and open houses, the project
team hosted meeting materials, presentations, and feedback/survey forums on the
project website. The total number of participants for the all three surveys posted online
was over 350.
Small Group Sessions and Presentations
The project team also held a series of small group sessions and presentations, the first
of which were Stakeholder Listening Sessions held early on in the project. Corridor
property owners and businesses along with other stakeholders were invited to convey
ideas, issues and opportunities for the Corridor to the project team in a small group
setting. Other small group sessions were conducted with interested stakeholder groups.
SUMMARY OF THE DRAFT PLAN
An overview of the draft Plan by its chapters is presented below:
Introduction
The Introduction provides an overview of the Corridor as well as the plan’s objective,
process, and relationship to other local and regional plans and initiatives.
Part 1: Project Background
This chapter features a summary of the public engagement conducted over the course of
the project. It provides the key takeaways from the outreach activities that shape d the
direction of the draft Plan. It also includes a full summary of the Market Assessment and
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Existing Conditions Report that was drafted in April, 2017. The findings from this report
helped lay the groundwork for the vision and Plan.
Part 2: Core Principles and Goals
The project team distilled and translated the main outreach findings into meaningful
guidelines that steered the development of the Plan. This chapter highlights the core
principles and goals that led the development of the vision.
Part 3: The Vision
This chapter provides an overview of the vision, which was presented to the public on
November 16, 2017 and summarized with the Village Board at the January 8, 2018
Committee of the Whole meeting. It provides an overview of the staged dev elopment
approach that provides flexibility and prioritizes key areas that are ripe for redevelopment.
Part 4: Implementation
The Implementation Chapter provides a series of recommendations, and action steps for
the Village to undertake to achieve the vision and goals of the Plan. These
recommendations and action steps are grouped under four main categories:
1. Village Commitment
The Village of Buffalo Grove should provide its commitment and support to the Plan
by undertaking regulatory, communication, and planning initiatives. Moreover, the
Village should anticipate and support infrastructure improvements that create an
enhanced multi-modal network throughout the Corridor.
2. Market Opportunities
The Village of Buffalo Grove should leverage market opportunities to spur
development/redevelopment within the Corridor that aligns with the Plan.
3. Corridor Identity and Brand
The Village of Buffalo Grove should create a Corridor identity and brand that reflects
the uses and environment in the Corridor. The fresh identity and brand would signal
a new chapter for the Corridor.
4. Sustainability and Quality of Life
The Village of Buffalo Grove should enhance sustainability and quality of life in the
Corridor. These efforts focus on the Corridor’s natural resources and environment
along with the health, happiness and well-being of current and future Buffalo Grove
residents.
A detailed list of action steps associated with each of these categories is provided in the draft Plan.
For ease of reference, staff has provided the attached infographic which highlights the key action
steps.
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•Engage Community
•Amend Comprehensive Plan
•Amend Zoning Regulations
•Capital Improvement Planning
•Support Street Grid
•Lake Cook Road Expansion
•Enhance Connections
VILLAGE
COMMITMENT
•Market the Plan
•Facilitate Property Assembly
•Explore Incentives
•Health and Wellness District
LEVERAGE
MARKET
OPPORTUNITIES
•High-quality Open Space
•Enhance Stormwater
Management
•Traffic Calming
•Expand Walkability
•Bicycle Accessibility
ENHANCE
SUSTAINABILITY AND
QUALITY OF LIFE
•Establish a Brand
•Create unified streetscape
•Art in Public Spaces
•Update the Appearence Plan
•Wayfinding and Gateway
Signage
CREATE CORRIDOR
IDENTITY AND
BRAND
ADOPTION AS PART OF COMPREHENSIVE PLAN
Staff recommends the Lake Cook Corridor and Plan be adopted as an amendment to the 2009
Comprehensive Plan. The Comprehensive Plan is considered framework and guide for the Village
over a 15-20 year period. Comprehensive plans are to be flexible and adaptable to changing
conditions and a municipality can choose to update its plan or a part of its plan at any time to match
the local needs, interests or opportunities. Adopting the Lake Cook Corridor Plan as part of Buffalo
Draft Lake Cook Corridor Market Study and Plan - Key Action Steps for Implementation
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Grove’s Comprehensive Plan will ensure consistency and clarity amongst documents intended to
guide long-term planning and development. As the Village looks to undergo a new Comprehensive
Plan in the near future, Buffalo Grove will weave the Lake Cook Corridor Plan’s vision and
recommendations into the new plan.
FINAL STEPS OF THE PROJECT
The final steps of the project are outlined below:
Public Comment Period (March 5th- April 6th)
The public comment period stretches from March 5th to April 6th. Within this period there
are multiple opportunities for the public and Village Board to participate in viewing and
providing feedback on the Plan:
Online Viewing and Feedback. During the public comment period, the public will be
invited to view the draft plan and provide comments online via the project
webpage.
Draft Plan Open House Sessions. The public is also invited to view the plan, ask
questions, and provide any feedback in-person with Village staff during scheduled
Open House Sessions as well as by appointment. Visual aids as well as copies of the
draft Plan will be available during these sessions. All Open House Sessions and other
meetings will occur at Village Hall. Staff is proposing the following Open House
Sessions at Village Hall:
The remaining Open House Sessions are as follows:
o Monday, March 12th 4:30pm–6:30pm (already completed and we
had about 25 people attend)
o Friday, March 23rd 7:00am–9:00am
o Monday, March 26th 4:30pm–6:30pm
o Tuesday, April 3rd 7:00am–9:00am
Public Hearing. The public has also been invited to provide comments on the plan
during this public hearing forum.
Village staff will also be distributing the plan to local and regional partners for review and
feedback. These partners include but not exclusive to Lake County, Cook County, Pace, RTA,
Park District, Library Districts, and School Districts.
Plan Approval and Amendment to the Village’s Comprehensive Plan (April 16th)
Staff is proposing that final Lake Cook Corridor Market Study and Plan will be presented to
the Village Board at their meeting on April 16, 2018. This action will include an Ordinance
adopting the Lake Cook Corridor Market Study and Plan as a component and update to the
Village’s 2009 Comprehensive Plan.
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PUBLIC COMMENTS
The Village has posted notification in the newspaper. It has also advertised this public
hearing and other opportunities to participate in the Public Comment period through
various communication outlets. As of this date, staff has received multiple inquiries about
various aspects of the plan. Many have expressed general support and some have expressed
concerns regarding the latter stages of the project.
STAFF RECOMMENDATION
Staff recommends approval of an amendment to Ordinance 2009-15 which adopted the
Village Comprehensive Plan Update 2009 by adding thereto the Lake Cook Market Study
and Plan.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public
testimony. The PZC shall then make a recommendation to the Village Board.
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L AKE-COOK C ORRIDOR
THE VILLAGE OF BUFFALO GROVE
LAKE COOK CORRIDOR
MARKET STUDY AND PLAN
03/01/2018 DRAFT
DRAFT
2.3.b
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L AKE-COOK C ORRIDOR
ACKNOWLEDGMENTS
Beverly Sussman, Village President
Jeffrey Berman, Trustee
Andrew Stein, Trustee
Lester A. Ottenheimer III, Trustee
David Weidenfeld, Trustee
Joanne Johnson, Trustee
Dr. Eric Smith, Trustee
Janet Sirabian, Village Clerk
Dane Bragg, Village Manager
Jennifer Maltas, Deputy Village Manager
Christopher Stilling, Director of Community Development
Nicole Woods, Principal Planner
THE VILLAGE OF BUFFALO GROVE CONSULTANT PLANNING TEAM
THE CORRIDOR PLANNING GROUP
Domenic Salpietra, Regional Leader of Planning
Baixin Ren, Urban Planner
Gaute Grindheim, Project Manager
Tracy Morse, President
Janet Henderson, Director
Christian Beaudoin, Director of Research
David Barnett, Senior Research Analyst
Jack Trager, Senior Research Analyst
Eric Russell, Principal
Luay Aboona, Principal
William Loftus, President
Brian Kravets, IT Systems Manager
Dr. Gregg Stern
Randy Seebach
Tom Healy
Julie Schmidt
Ryan Risinger
Mike Rolfs
Matt Burdeen
Dr. Eric Smith
Gene Looft
Max Tolsky
Barbara Monson-Peterson
Jeffery Berman
David Weidenfeld
Chris Stilling
Nicole Woods
Jennifer Maltas
Dane Bragg
Frank Cesario The Village of Buffalo Grove
50 Raupp Blvd
Buffalo Grove, IL 60089
Phone: 847-459-2500
Fax: 847-459-7906
DRAFT
2.3.b
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3
24
MC
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CHECKER RD
LAKE COOK RD
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PAULINE AVE
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WEIDNER DR
View from here
Key Plan
A VISION FOR
LAKE COOK CORRIDOR
2.3.b
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CONTENTS
INTRODUCTION
1
BACKGROUNDPART 1.
PART 2.
PART 3.
PART 4.
7
CORE PRINCIPLES AND GOALS The 10 Guiding Principles
4 Key Goals31
THE VISION
RECOMMENDATIONS
37
83
A Scaled Development Approach
Stage 1-Redesigning Town Center & Chase Plaza
Stage 2-Reimagining Central Corridor
Stage 3-Future progression
Recommendations
Community Engagement Summary
Market Assessment Overview
Existing Conditions Overview
Project Overview
DRAF
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2.3.b
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1 I Lake Cook Corridor Market Study and Plan I DRAFT
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INTRODUCTIONI
PROJECT OVERVIEW
Lake Cook Corridor Market Study and Plan I 2DRAFT I
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P BLVD
Belmont
Village
Assisted Living
USPS
Walgreens
Shell
BoA
Jewel-
Osco
The Grove Symphony of
Buffalo Grove
TargetStaples
Sam’s
Club
Walmart
Town
Place
St. Mary
School
St. Mary
ChurchPolice
Dept
Public WorksGolf Club
Village Hall
Buffalo Grove
Park District
NorthShore
Medical Group
Wyndham
Garden Hotel
PNC Burdeen’s
Jewelry
BP
Turnberry
Circle Drive
Roseglen
Lexington Glen
Manchester
Greens
Performing
Arts Center
Chase
Plaza
Business
Campus
Buffalo Grove
Town Center
BUFFALO GROVE
STATION
Buffalo Grove
Strathmore
Arlington Heights
Windsor Ridge
Strathmore
The Highlands
Parkchester
Estates
Northwood
Grove
Ridgewood
Vintage
Cherbourg
GOLF COURSE
BUFFALO CREEKFOREST PRESERVE
WILLOW STREAM
PARK
MIKE RYLKO
COMMUNITYPARK
EMMERICH
EAST PARK
HIGHLANDPOINT PARK
PARKCHESTER
PARK
B
UFFALO C
R
E
E
K
Corridor Boundary
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0.1 MILE
LAKE COOK CORRIDOR
Study Area Limits
PROJECT
OVERVIEW
The Village of Buffalo Grove is located
35 miles northwest of Chicago, Illinois.
In 2016, the Village commissioned
the Lake Cook Corridor Market Study
and Plan to develop a long-term plan
for one of the Village’s key assets, the
Lake Cook Corridor. This plan includes a
vision as well as recommendations and
strategies to achieve that vision with
the underlying objective of repositioning
the Corridor. The project represents
nearly two years of consensus building,
data collection and analysis, charrettes,
and discussions amongst the Village,
its residents and businesses as well
as brokers, property owners, and other
stakeholders. The Village is proud of the
Plan and is committed to implementing
its recommendations to pave a path
for the next chapter of the Lake Cook
Corridor.
The Lake Cook Corridor is located in the southern
half of Buffalo Grove and is bordered by Arlington
Heights Road, Old Checker Road, N. Buffalo Grove
Road, IL-83 McHenry Road, and Lake Cook Road.
WHERE IS THE LAKE COOK CORRIDOR
AND WHY DOES BUFFALO GROVE NEED
A PLAN FOR IT?
The area expands over 472 acres and is focused
around Lake Cook Road, which generally follows the
jurisdictional boundary line between Cook and Lake
Counties.
3 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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2 5 Mile / 1Hr DRIVE / 1Hr TRAIN
1 2 .5 M IL E / 3 0 M in D RIVE / 1hr TRAIN
COOK
LAKE
94294
90
290
355
HIGHLAND
PARK
EVANSTON
CHICAGO
NORTHBROOK
Buffalo
Grove
Loop
ARLINGTON
HEIGHTS
WAUKEGAN / MILWAUKEE
SCHAUMBURG
BARRINGTON
DEER PARK
VERNON
HILLS
ROCKFORD/
MADISON
O’HareInternational
Airport
The Lake Cook Corridor is a significant asset to
Buffalo Grove. It is one of the larger commercial
centers in the Village with over one million square
feet of commercial space. Much of this space is
concentrated in the Town Center development
(194,000 square feet) and Chase Plaza (93,000
square feet) located on the east and west side of
the Corridor, respectively. Other smaller commercial
centers and retail and service businesses are
located in smaller plazas within the Corridor.
Office space (570,000 square feet) is also a large
component of the commercial development in the
Corridor and houses a prominent base of healthcare
providers, medical specialists, and rehabilitation
care.
In addition to its commercial core, the Corridor
is home to residential developments, religious
institutions, civic facilities, and open space
that provide local character and culture to the
community. One of the most prominent buildings
is St. Mary’s Church. St. Mary’s was built in the
late 1800s and its steeple has become an iconic
landmark for Buffalo Grove residents as well as Lake
Cook Road travelers. Another important component
of the Corridor is the 140 acres of land, which is
owned and operated by the Village of Buffalo Grove.
This land consists of an 18-hole golf course (Buffalo
Grove Golf Course) and a municipal campus that
includes the Village Hall, Police Station, and Public
Works Facility.
Although the Corridor has served as an important
source of revenue and vitality for the Village, it is
currently facing challenges. Regional and national
shifts in market, demographic, housing, lifestyle, and
travel and consumption patterns have contributed
to the Corridor’s outdated development and high
vacancy rates in both the retail and office areas.
New shopping plazas, lifestyle centers and other
downtown-type development in nearby communities
also present strong competition for the Corridor’s
commercial.
Lake Cook Road connects Buffalo Grove to local
roads as well as to a larger regional network of
expressways, highways, and roads. With more than
40,000 vehicles traveling on it per day, Lake Cook
Road is one of the most utilized roads in the region.
The county jurisdictional divide along Lake Cook
Road adds a further layer of complexity. Regionally
market and development experts have seen an influx
of development and tenants exiting Cook County
for more favorable consumer and property taxes in
collar counties including Lake County.
Consequently, Buffalo Grove has commissioned
this project to establish a long-term vision and plan
for the Corridor which would take advantage of the
Corridor’s high visibility, mix of land uses, notable
landmarks, strong trade area demographics, and
opportunities for redevelopment/development.
The project’s underlying goal is to examine how the
Village can best reposition the Lake Cook Corridor
to optimize its growth potential by examining the
corridor’s development options to improve Buffalo
Grove’s identity, vitality, and fiscal sustainability.
Located 35 miles northwest of Chicago, Illinois, Buffalo Grove is a premier,
home-rule municipality covering more than 9.25 square miles in both Cook and
Lake Counties. Through the Tri-State Tollway (I-294), Illinois 53-290 corridors,
two Metra train stations, and other transportation networks, Buffalo Grove is well
connected to other communities and regions across Illinois, and the country.
The Village currently has a population of 42,000 and almost half of all Buffalo
Grove households earn more than $100,000 per year. Village residents enjoy
nationally-ranked public schools, expansive open spaces, access to employment
centers, and other important amenities. Buffalo Grove’s high quality of life
influences the local residential real estate market. In 2015, Crain’s Chicago
Business Real Estate reported that homes in Buffalo Grove sold faster than any
other community in the Chicago metropolitan area.
Building upon these assets is Buffalo Grove’s strong financial status. The Village’s
high bond ratings along with minimal debt are a testament to the Village’s strong
fiscal management, excellent administration and capacity for future growth.
Buffalo Grove has a distinctive local economy with an employment base of
20,000 day workers and 10 million square feet of commercial and industrial
space. The Village’s advanced manufacturing centers, which include high-profile
firms such as Siemens Industry Inc. and Flex are the community’s economic
engine.
Complementing these centers are commercial corridors scattered throughout
Buffalo Grove. Some of the corridors have been recently developed while others
are well-positioned for redevelopment.
BUFFALO GROVE, IL
Lake Cook Corridor Market Study and Plan I 4DRAFT I 2.3.b
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The project’s underlying goal is to examine how the
Village can best reposition the Lake Cook Corridor
to optimize its growth potential and improve the
Village’s identity, vitality, and fiscal sustainability.
The Lake Cook Corridor Plan is not a specific
development project proposal, rather it is a vision
created through an intense public process aimed
to establish broad consensus in the community
about the Corridor’s future. It is a guide to help
Buffalo Grove take a proactive role in steering
future development and infrastructure to align
with stated values and goals. Moreover, it will
assist the Village to work with existing residential
neighborhoods and institutions in and around the
Corridor by coordinating and incorporating these
assets into other land, accessibility, and open space
enhancements. Such efforts will result in a coherent
and positive image and identity along the Corridor.
The plan should be used as framework and guide
for the Corridor. As it is a long-term plan providing
guidance over the next 15-20 years, it must not be
viewed as a static document, but instead a flexible,
dynamic, and living plan. Consequently, variations of
the plan maybe considered as the conditions of the
market and Corridor change or as the community’s
priorities change. The Village can update this plan
at any time so that it remains a relevant guide in
shaping the future of the Corridor.
To ensure compatibility with other local and regional
initiatives and optimize the opportunity for future
partnerships, the Lake Cook Corridor Market Study
and Plan builds upon relevant Village, county, and
regional plans, projects, and initiatives.
Plans and studies directly related to this Plan are
listed below:
THE PLAN'S OBJECTIVE RELATIONSHIP TO OTHER LOCAL AND
REGIONAL PLANS
•
•
•
•
•
•
•
•
•
Village of Buffalo Grove Strategic Plan 2018-2023
(2018)
Village of Buffalo Grove Economic Development
Strategic Plan (2015)
Village of Buffalo Grove Downtown Development
Hydraulic Analysis (2014)
Village of Buffalo Grove Comprehensive Plan (2009)
Village of Buffalo Grove Transit Station Area Study
(2007)
Lake County Comprehensive Economic
Development Strategy (2012)
Planning for Progress – Cook County’s Consolidated
Plan and Comprehensive Economic Development
Strategy, 2015-2019 (2015)
Homes for a Changing Region (2013)
Chicago Metropolitan Agency for Planning GOTO
2040 (2010)
5 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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JANUARY 20171
2JAN
2017
3
4
5
KICK-OFF
STAGE
STAGE
STAGE
STAGE
STAGE
EXISTING CONDITION &
MARKETING ASSESSMENT
DRAFT
RECOMMENDATIONS
FINAL PLANFUTURE LAND USE AND
DEVELOPMENT PLANNINGOCT2016
FEB2017
OCT
2016
MAR2017
JULY2017
AUG2017
NOV2017
DEC2017
MAR2018
The Lake Cook Market Study and Plan process was
divided into Five Stages. This staged-approach was
designed to include input from the project’s steering
committee (the Corridor Planning Group) as well as
Village residents, local officials, business owners,
and other stakeholders. The project stages are
shown below.
This Plan is the result of an almost two-year
intensive community outreach and planning process.
During each stage of the project, the team worked
closely with stakeholders and community members
to identify and understand their thoughts, concerns,
and perspectives. These ideas were critical in
shaping the approach, direction, and tone of the
vision and plan. A more detailed discussion of the
public outreach process and findings are outlined in
the Community Engagement Summary section of
this report.
PLANNING PROCESS PUBLIC OUTREACH
Lake Cook Corridor Market Study and Plan I 6DRAFT I 2.3.b
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7 I Lake Cook Corridor Market Study and Plan I DRAFT
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PROJECT BACKGROUNDI1PART
COMMUNITY ENGAGEMENT SUMMARY
MARKET ASSESSMENT OVERVIEW
EXISTING CONDITIONS OVERVIEW
9
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Lake Cook Corridor Market Study and Plan I 8DRAFT I
DRAF
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9 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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COMMUNITY ENGAGEMENT
OVERVIEWI
Lake Cook Corridor Market Study and Plan I 10DRAFT I 2.3.b
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1 2 3KICK-OFF EXISTING CONDITION &
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FUTURE LAND USE AND
DEVELOPMENT PLANNING
RE
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PUBLIC MEETING 1 SURVEY
FEB 8TH-FEB 15TH
COMMUNITY ENGAGEMENT SUMMARY
From the onset, Buffalo Grove wanted the vision
and plan for the Lake Cook Corridor to be derived
organically by the community. Consequently,
community engagement was the cornerstone of the
Lake Cook Corridor Market Study and Plan process.
All aspects of the plan – its scope, direction, vision,
and approach was influenced by the ideas, concerns,
and perspectives of Buffalo Grove community
members. These members include residents,
businesses, property owners, local leaders, clubs,
organizations, and other stakeholders.
THE CORRIDOR PLANNING GROUP
The project team worked with the Village to
establish the Corridor’s steering committee, called
the Corridor Planning Group (CPG). The CPG
consists of a diverse representation of stakeholders
with various backgrounds and expertise. These
leaders include business owners, residents, property
owners and other community leaders. In addition
to guiding the project, CPG members also helped
communicate project objectives, updates, and public
input opportunities to the community at large. The
CPG met seven times over the course of the project
and provided meaningful guidance as the plan
progressed.
11 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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4 5DRAFT RECOMMENDATIONS FINAL PLAN
PUBLIC MEETING 2 SURVEY
JULY 12TH-JULY 20TH
PUBLIC MEETING 3 SURVEY
NOV 17TH - DEC 6TH
PUBLIC MEETINGS AND OPEN HOUSES
Three Village-wide meetings and open houses were
held to gather valuable input from the community on
their goals for the project as well as their concerns
and aspirations for the Corridor’s future. The total
attendance count for all three meetings reached
over 500. During each meeting, the project team
utilized techniques such as real-time polling,
presentations, videos, posters, survey forms, and
face-to face-engagement to communicate the
project’s development as well as gather feedback
on goal setting, visioning, prioritization, and design
alternatives. These touch points were fundamental
in building consensus as the project moved towards
the final plan. All pubic open houses and meetings
were advertised via press releases, newspaper
articles, postcards, fliers, as well as Buffalo Grove’s
TV channel, website, social media, e-news, and
mailed newsletter. In addition, the meeting was
advertised through the communication channels of
the Village's partners including the Buffalo Grove Park
District, Buffalo Grove and Lincolnshire Chamber of
Commerce, Indian Trails Library, Vernon Area Public
Library, School District 102, School District 96 and
Buffalo Grove Rotary. Those who had signed-up for
project’s e-mail list were consistently provided project
updates including notification of upcoming meetings. By
the end of the project, approximately 600 people had
signed up for the project e-mail list.
Lake Cook Corridor Market Study and Plan I 12DRAFT I 2.3.b
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ONLINE FORUM/SURVEYS
For those who were unable to attend the public
meetings and open houses, the project team
hosted meeting materials, presentations, and
feedback/survey forums on the project website.
The availability of these materials and survey forms
were advertised through the Village e-news and
the project’s subscriber list. The total number of
participants for the all three surveys posted online
was over 350.
SMALL GROUP SESSIONS AND
PRESENTATIONS
In addition to public meetings, the project
team also held a series of small group sessions
and presentations, the first of which were two
Stakeholder Listening Sessions held early on in the
project. Corridor property owners and businesses
along with other stakeholders were invited to convey
ideas, issues and opportunities for the Corridor to
the project team in a small group setting.
Other small group sessions were conducted with
interested stakeholder groups including the Buffalo
Grove Rotary, Chamber and resident groups. During
these sessions an overview of the project was
presented and comments, ideas, and questions were
gathered.
13 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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KEY FINDINGS
Throughout the public engagement process several
underlying concepts continued to emerge. These
findings are grouped under the four major themes
of land use, development and existing assets;
accessibility; open space and natural resources;
and plan approach and scope. The project team
translated these key findings into the principles,
goals, and a plan approach that guided the Corridor’s
vision and plan. These foundational aspects are
featured in Part 2 of the Plan.
PARTICIPANTS STATED THAT
OPEN SPACE
AND NATURAL
RESOURCES
PLAN
APPROACH
AND SCOPE
LAND USE,
DEVELOPMENT
AND EXISTING
ASSETS
ACCESSIBILITY
Be a destination / central gathering place
Provide a diverse mix of uses
Developed to be sustainable
Respond to housing and retail/commercial market demand while not over-
planning in the short-to mid-term
Prioritize pedestrian and bicycle paths and connections to larger networks to
retail and entertainment centers
Look to mitigate negative traffic impacts
Be a welcoming gateway to the Village
Provide broadly accessible open spaces
Incorporate recreational and cultural amenities and open spaces
Support the flexibility of the open space options and look to utilize open
space to mitigate flood risk
Be Embraced by the broad community
Represent a unified and cohesive master plan
Recognize the importance of flooding
Provide information on how the project could be implemented
Prioritize the Redevelopment of Town Center and Chase Plaza
Provide the necessary flexibility to accommodate larger, long-term policy
decisions that could affect the Corridor. Including but not limited to:
o The future programming of the existing golf course
o The location of the municipal campus
THE FUTURE OF THE CORRIDOR SHOULD:
THE PLAN FOR THE CORRIDOR SHOULD:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Lake Cook Corridor Market Study and Plan I 14DRAFT I 2.3.b
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15 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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MARKET ASSESSMENT
SUMMARYI
Lake Cook Corridor Market Study and Plan I 16DRAFT I 2.3.b
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Young Adults: 18-34
DEMOGRAPHICS
OVERVIEW
Buffalo Grove has a population of approximately
42,000 people and an average household size
of 2.53, which is slightly lower than that of Cook
County and significantly smaller than that of Lake
County.
According to U.S. Census data, the Village has
experienced a slight decrease in population of 3.7
percent between 2000 and 2016. The decrease
contrasts with the slight population increase
observed in Cook County of 2.0 percent and the
significant population increase in Lake County of
10.2 percent.
Buffalo Grove’s age profile indicates that the Village
has an older demographic than the surrounding area.
More specifically, the Village has a relatively low
millennial (age 18-34) population and a higher baby-
boomer (age 50-70) population.
Many of today’s residents moved into Buffalo Grove
during their younger years to raise their family.
Although their children have grown and moved out,
they remain in their family home for a variety of
reasons including their affinity for the community,
lack of housing choices and/or impacts from the
housing downturn. The lack of housing turnover
is one of the contributing factors to the aging
DEMOGRAPHICS
population. However, this age profile can shift as
the market continues to recover and new housing
development projects come on line.
While currently a majority white population, Buffalo
Grove has become increasingly diverse in the past
few decades. This is especially true of the Asian
population, which has doubled since 2000 and now
represents 17.2 percent of the Village community.
Most (69 percent) of the Village’s 16,829 housing
units are single-family homes while the balance are
multi-family buildings. "Approximately 78.1 percent
of the occupied housing units are owner-occupied
while the remaining are renter-occupied units." This
owner-occupancy rate is significantly higher than
both Lake County (69.5 percent) and Cook County
(50.1 percent) and is understandable given the high
volume of single-family homes.
The housing market in the Village is fairly tight.
Approximately 4.8 percent of the housing units in
the Village are vacant, while 9.7 percent and 7.1
percent of homes are vacant in Cook and Lake
Counties, respectively. Overall housing prices remain
competitive and the inventory is generally low. This
trend has continued for the past few years and was
highlighted in a Crain’s article which ran in March,
2017, which listed Buffalo Grove as one of the ten
suburbs that have the smallest supply of homes
for sale. Another Crain’s article from 2015 named
Buffalo Grove as the community with the fastest
list-to-sell time in the Chicago region.
Factors contributing to the tight, competitive
market include excellent school districts, a strong
park district and valued public safety services, as
well as Buffalo Grove’s reputation for being a tight-
knit community. Additional factors include the pent
up demand and other impacts from the housing
recession, rising interest rates and the lack of local
housing turnover.
23.8%
22.1%37.3%
16.9%18.5%
21.6%
33.9%
26.0%16.4%
21.7%
28.8%
33.3%
Source: U.S. Census Bureau. ESRI forecasts for 2016.
ESTIMATED RESIDENT POPULATION BY AGE GROUP BY YEAR
Senior Adults: 50+
ESTIMATED RESIDENT POPULATION BY RACE BY YEAR
Source: U.S. Census Bureau. ESRI forecasts for 2016.
88.7%76.7%
16.0%
72.2%
5.8%
1.0%
17.2%
Children: 0-17
Adults: 35-49
Black or African American
White
Asian
16.9%26.0%33.3%23.8%
88.7%76.7%72.2%
17.2%16.0%
8.4%
5.8%4.9%
1.0%
1.0%3.3%0.8%
2000
18.5%16.4%
37.3%33.9%28.8%
22.1%21.6%21.7%
2010 2016
2000 2010 2016
Hispanic or Latino
HOUSING UNITS
*Includes Hispanic or Latino residents of any race.
**Includes Asian Indian, Chinese, Filipino, Japanese, Korean, Vietnamese, and Other Asian.
17 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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RESIDENTIAL
OVERVIEW
RESIDENTIAL MARKET TREND OUTLOOK
National demographic trends continue to focus on
millennials and retirees, as these two demographic
groups continue to grow in prominence. Think tanks
are currently examining and projecting how these
cohorts and their lifestyles will shape the future
economy, commercial landscape and residential
market. The increased demand for health and
lifestyle services, experiential retail and smaller
homes reflect the preferences of these two
demographics.
As baby boomers are experiencing good health
for extended periods of time, senior living facilities
across the country are designed to attract this
healthier group. For instance, more facilities across
the country are offering independent living options
to attract baby boomers that do not want assisted
living services. Currently, the two senior living
facilities in Buffalo Grove do not offer options for
independent living.
The real estate findings suggest that there is a
depth in the market for additional housing, that
could accommodate retirees as well as millennials.
Moreover, the Lake Cook Corridor is an appropriate
area to consider for such development as residential
uses are adjacent to and contained within the
corridor along with nearby health services. However,
any such developments will likely need to contain
smaller square footages, low or no maintenance and
numerous amenities such as walkability and proximity
to retail desired by such populations. In recent studies
by JLL, the most influential factor impacting young
professionals’ choice of residence is “proximity to dining
and entertainment options.”
RESIDENTIAL MARKET KEY FINDINGS:
• The Village’s population tends to be older with higher
educational attainment and lower unemployment
rates than Cook and Lake Counties. Nearly all
(97 percent) of Buffalo Grove residents have a
high school diploma and the majority (64 percent)
have a bachelor’s degree. The year-end 2016
unemployment rate was 4.5 percent.
• Buffalo Grove has an estimated median household
income of $116,579 and "approximately 61.5
percent of Buffalo Grove households earn over
$100,000 compared to households in Lake and Cook
Counties which are 25.4 percent to 39.2 percent,
respectively".
• The Village has a low housing vacancy rate of 4.8
percent, and most of the housing stock is composed
of single-family homes. In comparison to neighboring
municipalities, Buffalo Grove has a low supply of
senior housing units for its growing number of senior
residents, which can make the case for pursuing targeted
development that provides greater senior living options.
• Trends in senior living housing are geared towards
independent living as aging residents remain healthy and
are living longer than previous generations. Furthermore,
because the two existing senior living facilities do not
offer independent living options, there emerges an
opportunity in Buffalo Grove to fill a development gap to
cater to the more active adult.
ESTIMATED HOUSEHOLD INCOME (2015)
Buffalo Grove Cook County Lake County
Count Percent Percent Percent
LESS THAN $25,000 639 5.4%23.9%14.0%
$25,000 TO $49,999 1,069 9.1%21.8%17.9%
$50,000 TO $74,999 1,276 10.9%16.9%16.5%
$75,000 TO $99,999 1,536 13.1%11.9%12.5%
$100,000 TO $149,999 3,095 26.3%13.3%17.1%
$150,000 AND OVER 4,138 35.2%12.1%22.1%
TOTAL HOUSEHOLDS 11,753 100%100%100%
MEDIAN HOUSEHOLD INCOME $116,579 $55,251 $78,026
Source: U.S. Census Bureau, 2011-2015 American Community Survey 5-Year Estimates.
ESTIMATED EDUCATION LEVELS (2016)
Buffalo Grove Cook County Lake County
Count Percent Percent Percent
POPULATION, 25 YEARS AND OVER 30,158 100%100%100%
HIGH SCHOOL DIPLOMA OR HIGHER 29,313 97.2%85.9%90.0%
BACHELOR’S DEGREE OR HIGHER 19,391 64.3%36.8%44.2%
Source: U.S. Census Bureau, Census 2010 Summary File 1. ESRI estimates for 2016.
Lake Cook Corridor Market Study and Plan I 18DRAFT I 2.3.b
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OFFICE OUTLOOK
The office space in the Lake Cook Corridor is
performing at similar levels as adjacent areas.
It continues to rely on its strengths of regional
location, building condition and affordable rental
prices to occupy its spaces.
However, for the Lake Cook Corridor’s office
space to remain competitive in the market, the
weaknesses and trends that can be realistically
addressed should be explored. From a building and
development standpoint, that means adding or
redeveloping office facilities to include for loft, flex
and/or open-format office space as well as state-
of-the-art fitness facilities, modern cafeterias and
outdoor/gathering spaces and other appropriate
amenities. Moreover, it is important to enhance the
general environment of the Corridor which includes
providing more robust walkable retail and restaurant
options.
Other trends such as highway and mass transit
accessibility and corporate urban migration are
outside the control of developers, office property
owners and tenants, as well as the Village. However,
the driving forces behind these trends, such as the
importance of accessibility and attracting young
talent, should be recognized. The Corridor may not
be able to support direct access to mass transit in
the near future, but perhaps connections to mass
transit should be considered. The Corridor can never
fully compete with the young talent’s affinity for
the density and vitality of downtown Chicago, but
creating walkable lively business districts attractive
to young professionals should be considered in any
future plans for the Corridor.
OFFICE MARKET TRENDS
The regional suburban office market is currently
facing a series of emerging trends, all of which
impact the office space within the Lake Cook
Corridor.
A key trend is the growing prominence of
build-to-suit office construction, meaning that
the developments are designed to the exact
specifications of the tenants that will occupy them,
and they imply that companies are not finding the
properties or locations that meet their needs, even
in a market with high vacancy. The most recent
build-to-suit delivery was Zurich North American
Insurance’s 753,000 square-foot headquarters in
Schaumburg. This project is a perfect example of
the growing trend of companies seeking spaces and
locations that are customized to their demands.
Build-to-suit developments will continue to gain
momentum in the market and present additional
competition for existing and older office space, such
as those in the Corridor and Buffalo Grove.
Another key trend is corporate urban migration.
Since 2012, JLL Research has tracked 83
suburban companies that have either relocated
to downtown Chicago or opened satellite offices
within the city. These companies have left nearly five
million square feet in the suburbs and now occupy
nearly six million square feet downtown. Much of this
migration is due to the preferences for a younger
labor pool. Companies moving to downtown cite
convenience, local innovation and access to a large
and skilled workforce as key factors. This migration
from the suburbs to downtown has affected each
sub-market in the suburbs, including the West
and North suburbs. In order to retain and attract
skilled workforce and residents, many suburbs are
examining different strategies including improved
transportation systems, enhanced local amenities,
and diverse housing options.
A final trend facing the suburban office market is the
push towards modern office space designs as well
as building amenities. Recognizing that suburban
office properties must remain competitive beyond
price, several owners have taken measures to
update their offices in recent years. Throughout the
suburbs, office owners are working to renovate their
spaces to meet current demands for loft, flex and/or
open-format office space. In addition, office owners
are refurbishing their buildings to provide tenants
with building amenities to attract businesses.
The top amenities include state-of-the-art fitness
facilities, modern cafeterias and outdoor/gathering
spaces. Tenants frequently state that if these
amenities are not offered within their building, they
must be available within walking distance of their
office.
OFFICE OVERVIEW
19 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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OFFICE MARKET KEY FINDINGS:
Although the current market dynamics suggest that
additional net office space may not be supported,
a Corridor that offers modern office space and
amenities, walkability, and connections to road
and mass transit networks could lead to market
conditions that would support new or redeveloped
office space in the future. In the case of the Corridor,
public investment in access and amenities could
stimulate eventual private investment in the local
office sector.
• The Lake Cook Corridor has approximately
543,000 square feet of office space, which
represents roughly a quarter of office space in
the Village. The majority of the Corridor’s office
stock is evenly distributed between Class A and
Class B product.
• The office space in the Lake Cook Corridor
is performing adequately with a vacancy rate
of 19.8 percent and net absorption of 1.46
percent in 2016. The average rental rates are
approximately $22 per square foot.
• The Lake Cook Corridor’s fair performance
is heavily influenced by a variety of strengths
(regional location, proximity to talented
labor pool, affordable pricing and appealing
office space) and weaknesses (lack of direct
accessibility to the highway and mass transit
networks and lack of amenities).
• The Lake Cook Corridor and the rest of the
regional suburban office market is currently
facing a series of trends including: growing
prominence of build-to-suit office construction,
corporate urban migration and an increasing
focus on building amenities.
• Office space in the Lake Cook Corridor will
continue to rely on its strengths to occupy its
spaces. However, for the Lake Cook Corridor’s
SUBURBAN OFFICE SPACE ALLOCATION BY BUILDING CLASS (2016)
Lake Cook Corridor Buffalo Grove Chicago Suburbs U.S. Suburbs Total
TOTAL INVENTORY, IN SQUARE FEET 542,832 2,118,335 102,008,716 2,552,198,361
CLASS A INVENTORY, IN SQUARE FEET
(% OF TOTAL)260,069 (48%)1,088,963 (52%)54,540,242 (54%)1,354,153,437 (53%)
CLASS B INVENTORY, IN SQUARE FEET
(% OF TOTAL)267,763 (49%)875,878 (41%)39,573,830 (38%)1,127,261,236 (44%)
CLASS C INVENTORY, IN SQUARE FEET
(% OF TOTAL)15,000 (3%)153,494 (7%)7,894,644 (8%)70,783,688 (3%)
Source: JLL Research, CoStar.
OFFICE MARKET STATISTICS (2016)
Lake-Cook Corridor Buffalo Grove Chicago Suburban U.S. Suburban
TOTAL INVENTORY, IN SQUARE FEET 542,832 2,118,335 102,008,716 2,552,198,361
VACANCY RATE 19.80%12.60%19.10%16.00%
AVERAGE GROSS RENT
($ PER SQUARE FOOT, PER YEAR)$21.91 $23.62 $23.98 $27.23
INVENTORY UNDER CONSTRUCTION,
AS A % OF INVENTORY 0.00%0.00%0.58%2.33%
2016 ABSORPTION,
AS A % OF INVENTORY 1.46%1.28%0.75%1.25%
Source: JLL Research and CoStar.
office space to remain competitive in the
market, those weaknesses and trends that can
be realistically addressed should be explored.
Although additional net office space may not
be supported given current market dynamics, a
Corridor with modern office space and amenities,
walkability and connections to road and mass
transit networks could create market conditions
to support new or redeveloped office space.
Lake Cook Corridor Market Study and Plan I 20DRAFT I 2.3.b
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RETAIL MARKET TRENDS
While the Lake Cook Corridor looks to overcome
its challenges and fulfill its potential, it should be
cognizant of emerging national retail trends. A key
retail trend is the shift toward housing retail in lively,
mixed-use destinations. The market is generally
moving away from single-purpose developments
such as strip malls and enclosed shopping centers
and towards mixed-use destinations centers.
Such centers feature densities and a mix of uses
(residential, open space, office and commercial)
to create energy, provide critical mass and foster
an urban feel in a suburban setting. Key to these
developments is seamless integration of uses
under a unified development design which ties
into the surrounding area. Successful mixed-use
destinations create an identity for a community
and become a social gathering place and civic
hub. They are particularly favorable to millennials
who are looking to leave the city for the suburbs
but would like to maintain the convenience and
accessibility they have grown accustomed to in
urban environments.
An underlying component of the mixed-use
destination centers is walkability. Studies have
found that walkability in suburban retail centers
leads to increased retail sales, property values, and
occupancy rates. Aside from known healthy and
sustainability benefit, walkability has clear benefits
for landlords and developers.
A recent academic paper (2016) by the University of
Arizona declared that “all else being equal, the benefits of
greater walkability were capitalized into higher retail and
apartment values by up to 9 percent.”
As walkability is on the rise, parking visibility is
on the decline. Destination mixed-use and other
commercial centers are moving away from large
surface area parking lots in front of their retail
stores and commercial businesses. Today’s centers
are now accommodating parking by integrating it
into development, utilizing screening and otherwise
reducing its visibility so that developments and
centers are more pedestrian-oriented instead of
auto-oriented. Many are also utilizing on-street
parking for tenants that generate high-turnover
customers.
In addition to the external environment, the retail
market is also experiencing a shift in retail marketing
and operations. Today’s retailers are moving towards
experiential retail and focusing on the costumer’s
experience. According to Elite Wealth Management,
there were 34 billion visits to U.S. stores in 2010;
by 2015, that number was below 17 billion –
essentially reduced by half. Research is finding
that to attract customers and generate sales in-
store, the customer must now have a memorable
experience, either based on the level of customer
service, the ability to socialize with others, interact
with the products offered or the uniqueness of
the store's design. According to a 2016 survey
conducted by the National Retail Federation, the “in-
store experience” is now the single most important
factor in determining whether or not a customer will
return to a retail outlet after an
initial visit.
Starbucks has led the movement in experiential
retail. Starbucks effectively transformed a simple
coffee shop into a space where people can conduct
business meetings, socialize, or work independently
while using the store’s free wifi. Grocery stores are
also starting to follow this trend as chains such as
Whole Foods have started to include meeting areas,
alcohol and coffee bars and wifi in their layout. In
doing so, they are effectively turning their grocery
visit into places to socialize, work and relax, as well
as shop. Grocery stores are finding that integrating
multiple formats helps them stay ahead of the
competition. Other examples of retailers that focus
on their customer experience include:
• Sporting goods stores, which integrate climbing
walls or fishing demonstrations
• Outdoor outfitters, which offer classes, training
and group events or trips
• Home improvement stores, which provide do-it-
yourself project instruction or clubs
• Clothing retailers, which offer sophisticated
fittings or personal advisors
In addition to offering customers a meaningful
experience, many retailers are also offering on-
line shopping and in-store pick options for their
customers. In doing so, their stores become a crucial
link in retail supply and distribution. E-commerce
continues to grow in its share of retail sales,
however it still represents only 9.5 percent of total
retail sales. Consequently, creating a welcoming
and relevant retail environment has become more
important than ever.
RETAIL OVERVIEW
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RETAIL MARKET KEY FINDINGS:
• The Lake Cook Corridor has approximately 574,000
square feet of retail space, which represents roughly
one third of retail space in the Village. The majority of
the Corridor’s retail space is located within the two
centers of Buffalo Grove Town Center and Chase
Plaza.
• The retail space in the Lake Cook Corridor is under
performing relative to the rest of Buffalo Grove and
the surrounding competing suburbs. The vacancy rate
exceeds the local and regional suburban rates and net
absorption is negative.
• The Lake Cook Corridor’s retail performance is
negatively influenced by its outdated design, poor
connectivity, nearby competition, ownership dynamics
and accessibility issues. However, the Corridor does
have the benefits of high traffic exposure, good trade
area demographics and favorable tax conditions.
• As e-commerce still only represents 9.5 percent
of retail sales, the brick and mortar retail market
is not dead but it is evolving. There is a notable
rise of: mixed-use destination centers, walkability,
experiential retail and entertainment, and fast casual
restaurants.
• In order for the Corridor to attract enhanced retail
and become a growth engine for Buffalo Grove, new
development is necessary. This vision must show
development conducive to today’s defining trends of
the destination environment, experiential retail and
walkability. It should be sure to incorporate a mix of
uses that include residential for critical mass as well
as retail tenants that attract patrons to spend a few
hours in the area rather than a quick trip.
RETAIL OUTLOOK
The retail space in the Lake Cook Corridor is under
performing. It has high vacancy rate (17.4%)
and negative absorption, and it is at the risk of
additional decline in economic performance. In
order for the Corridor to attract enhanced retail
and become a growth engine for Buffalo Grove, new
development is necessary. This vision must show
development conducive to today’s defining trends of
the destination environment, experiential retail and
walkability. It should incorporate a mix of uses that
include residential for critical mass as well as retail
tenants that attract patrons to spend a few hours in
the area rather than a quick trip.
The vision must also focus on meeting the needs of
the robust residential and employee base in Buffalo
Grove, while being mindful of the competition that
exists in nearby corridors. This may require the
attraction of non-traditional retailers that transform
the Corridor into a destination with a unique retail
mix that is not found elsewhere in proximity.
Beyond the procurement of goods, the focus on
customer experience has extended to the realm of
services and entertainment. New cinemas and theaters
now offer in-house dining and alcoholic beverages,
along with concerts, lectures and live performances.
According to a 2015 Washington Post analysis, luxury movie
theaters have experienced a growth rate that is double that
of standard theaters.
In the realm of fitness, the fastest growing segment
of the industry is sport-specific training studios such
as spin classes, yoga studios and pilates, which offer
their clients a customized experience beyond that
of a traditional gym. This continued preference for
experiential retail is specifically important to young
professionals who are willing to spend more on fitness,
dining and entertainment, and this trend appears
poised to continue.
A final key trend impacting the retail environment is
the explosive growth of fast casual dining options. Fast
casual dining is defined as a restaurant type that does
not offer a full-service (wait-staff based) experience,
but promises higher quality and customized food
options compared to a fast food restaurant. Per the
global research firm Euromonitor International (2016),
fast casual dining was the fastest growing segment
of the entire food service industry at an annual rate of
10.4 percent, while the food service industry grew at
a rate of 5.7 percent. While this trend has been noted
nationally, it has had significant impact in the Chicago
metropolitan area. As consumers continue to increase
their likelihood to dine outside the home, and seek
quality in their food and experience beyond that of
a fast food restaurant, the growth of the fast casual
industry is expected to increase in the next several
years.
RETAIL MARKET STATISTICS (2016)
Corridor Buffalo
Grove
Chicago
Suburban U.S. Suburban
TOTAL INVENTORY,
IN SQUARE FEET 574,276 1,800,997 255,749,481
10,485,381,153
VACANCY RATE 17.4%11.9%8.0%7.9%
AVERAGE RENT ($
PER SQUARE FOOT,
PER YEAR)
$17.10 $16.33 $15.44 $16.54
2016 ABSORPTION,
AS A % OF
INVENTORY
-0.67%0.36%0.88%1.01%
Source: JLL Research and CoStar data.
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EXISTING CONDITIONS
OVERVIEWI
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25 Mile / 1Hr DRIVE / 1Hr TRAIN
1 2 .5 M IL E / 3 0 M in D RIVE / 1hr TRAIN
COOK
LAKE
94294
90
290
355
HIGHLAND
PARK
EVANSTON
CHICAGO
NORTHBROOK
Buffalo
Grove
Loop
ARLINGTON
HEIGHTS
WAUKEGAN /
MILWAUKEE
SCHAUMBURG
BARRINGTON
DEER PARK
VERNON
HILLS
ROCKFORD/MADISON
O’Hare
International
Airport
53
83
294 94
BUFFALO GROVE
STATION
LAKE COOK RD
DEERFIELD PKWY
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WHEELING
BUFFALO CREEK
FOREST PRESERVE
LAKE COUNTY
FOREST
PRESERVE
Town CenterGolf Course
Chase Plaza Business Park MunicipalCampus
TownPlace
The Grove
1 MILE
0.5 MILE
Regional Context
Corridor Context
OVERVIEW
REGIONAL POSITION
Buffalo Grove is a suburban community in
the Metropolitan Chicago area. The village is
approximately 35 miles northwest of downtown
Chicago and approximately 20 miles north of O’Hare
International Airport. Located along Lake-Cook
Road, the Village has strategic access to the main
Interstate Highway system (I-90, I-94, and I-294)
in the region and is a major thoroughfare for the
surrounding communities.
Lake-Cook Road generally follows the boundary
of two major counties of Chicago, Lake County to
the north and Cook County to the south. The road
essentially divides the Village between these two
county jurisdictions.
Buffalo Grove is along the Metra (commuter) rail
line’s North Central Service (NCS) corridor which
connects Chicago Union Station and Antioch. The
Village can be accessed by two train stations,
Buffalo Grove and Prairie View station, located along
the eastern boundary of the Village.
REGIONAL CONTEXT
CORRIDOR CONTEXT
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Belmont
Village
Assisted Living
USPS
Walgreens
Shell
BoA
Jewel-
Osco
The Grove Symphony of
Buffalo Grove
TargetStaples
Sam’s
Club
Walmart
Town
Place
St. Mary
School
St. Mary
ChurchPolice
Dept
Public WorksGolf Club
Village Hall
Buffalo Grove
Park District
NorthShore
Medical Group
Wyndham
Garden Hotel
PNC Burdeen’s
Jewelry
BP
Turnberry
Circle Drive
Roseglen
Lexington Glen
Manchester
Greens
Performing
Arts Center
Chase
Plaza
Business
Campus
Buffalo Grove
Town Center
BUFFALO GROVE
STATION
Buffalo Grove
Strathmore
Arlington Heights
Windsor Ridge
Strathmore
The Highlands
Parkchester
Estates
Northwood
Grove
Ridgewood
Vintage
Cherbourg
GOLF COURSE
BUFFALO CREEK
FOREST PRESERVE
WILLOW STREAM
PARK
MIKE RYLKO
COMMUNITYPARK
EMMERICH
EAST PARK
HIGHLAND
POINT PARK
PARKCHESTER
PARK
B
UFFALO C
R
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K
Corridor Boundary
Vi
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472 Ac
0.1 MILE
LAKE COOK CORRIDOR
The study area is bound by Arlington Heights Road,
Old Checker Road, N. Buffalo Grove Road, IL-83
McHenry Road, and Lake Cook Road.
The study area is bordered by residential
neighborhoods to the north, south, and east. Along
the western border is the Buffalo Creek Forest
Preserve that serves as a connection to the wider
stream network throughout the area. The Corridor
is approximately two miles away from the Buffalo
Grove Metra Station and three miles away from the
Prairie View Metra Station.
At approximately 472 acres, the study area is
comprised of Town Center, Buffalo Grove Golf
Club, the Village municipal campus, Buffalo Grove
Business Park, Chase Plaza, the Grove, and
residential neighborhoods. The area is a mix of
single-family and multi-family residential, municipal
institutions, educational uses, hotels, shopping
centers, offices, cultural assets, and municipal open
spaces.
There are four major single-family attached
developments within the study area, which is 37.7
acres in total with approximately 350 housing units.
Single-family detached makes up a smaller portion
at 72 units and 15.7 acres in total. The number of
multifamily homes in the Town Place, Manchester
Green, and Turnberry developments is 267 units
in total. Among these, the highest density is Town
Place at 27.9 units/acre. At the north end of the
study area, Belmont Village Assisted Living for
seniors has 158 units, with a density of 35.11 units/
acre. Buffalo Grove Town Center, Chase Plaza and
The Grove occupy 25.1 acres, 9.2 acres and 9.7
acres accordingly, which are the three major retail
developments in the area.
There is a 45.5-acre Buffalo Grove Business Park
at intersection of Arlington Heights Road and Lake
Cook Road.
LAKE COOK CORRIDOR
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Single-Family Residential
Multi-Family Residential
Retail, Entertainment, Hotel
Industrial
Office
Institutional
Hydrology
Open Space
Golf Course
Vacant Land
Transportation,Utilities and Waste
9%Single-Family Residential
5%Multi-Family Residential
19%Retail, Entertainment & Hotel
11%Office12%Institutional
1.4%Transportation, Utilities & Waste
10%Open Space
31%Golf Course
0.7%Vacant Land
0.4%Hydrology
48%Single-Family Residential
2.8%Vacant Land
5%Multi-Family Residential
5%Retail, Entertainment & Hotel
9%Industrial
3%Office
5%Institutional
4%Transportation, Utilities & Waste
1%Agriculture
10%Open Space
7%Golf Course
0.2%UnderConstruction 0.8%Hydrology
ZONING AND LAND USE
OVERVIEW
While there are numerous land uses indicated on the
existing zoning map, the current conditions generally
break down into three primary usage categories:
residential, business, and office and research districts.
The land use pattern in the Village is typical of other
Chicagoland suburban neighborhoods. Land use in
the district generally follows the zoning classification
with the exception of the open spaces being zoned as
residential.
KEY FINDINGS
1. Inconsistency of Zoning Code with Land Use
Within the study area there is an inconsistency of
the zoning designation with the current land use. For
instance, many of the open spaces and parks within
the study area, including the Buffalo Grove Golf Club
and Willow Stream Park, are zoned residential. This
inconsistency may cause confusion in setting a plan
for the Corridor that can accurately guide future
development. The study should consider better aligning
zoning designations with anticipated land uses.
2. Diverse land use components
The Corridor study area has a more diverse and
balanced land use profile compared to the Village’s
overall land use mix. Open space plays a comparatively
large role in the district, at 41%. Retail, entertainment,
and hotel, the second largest category, makes up 19%
of all land use. Residential is the next largest land use at
14% combined. The future planning of the Corridor has
the opportunity to build on this diversity by focusing on
a mix of uses, including residential mass, as identified in
the Market Analysis Report. In doing so, some elements
of the current zoning designation and land use codes
may need to be addressed in order to accommodate new
typologies of mixed use suburban development including
residential, commercial, and parking strategies.
3. Minimal vacant land, but large underutilized spaces
Only 3.1 acres, or 0.7% of the land area is vacant within
the study area. This percentage is low compared to
the overall Village and the region. However, along the
Corridor there are large commercial developments
that are significantly underutilized in terms of the
quantity and quality of retail and commercial tenants.
Furthermore, the amount of land area that these
developments occupy is large compared to the
amenities and tax base they provide to the Village. The
parking area of the three main retail developments
is at a ratio that is higher than the baseline Village
zoning requirement. Consideration should be given to
strategies that seek to reinvigorate these developments
to become better performing retail centers or promote
redevelopment of these areas with products that are
more in tune with the current and future retail and
commercial marketplace.
4. Lack of Consistent Character /Identity
The study area is comprised of various building
uses, sizes and types built at different times in
different architectural styles. The lack of an updated
comprehensive plan or design standards has made
it difficult to control the character of the district and
the relationship between properties. The plan should
facilitate development and a public realm that works
together with the adjacent properties to form a cohesive
district and a consistent identity.
EXISTING LAND USE
500 FT
Village Land Use Percentage Lake Cook Corridor Land Use Percentage
27 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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BUFFALO CREEK
BUFFALO GROVE
GOLF COURSE
BUFFALO CREEK
FOREST PRESERVE
WILLOW STREAMPARK
MIKE RYLKOCOMMUNITY
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Trails
Water features
Golf Course
Parks
Forest Preserve
Water features (River, Pond, Wetland)
Flood-way
1% Annual Chance Flood Hazard
0.2% Annual Chance Flood Hazard
ENVIRONMENTAL FEATURES
OVERVIEW
Hydrology
The major watercourse through the study area
is Buffalo Creek, which traverses the area from
northwest to southeast. Buffalo Creek runs 11.2
miles long as a tributary of the Des Plaines River
from west to east.
The creek drains through the area in an open
channel. The study area consists of both regulatory
floodplain and flood-way associated with the
creek. The creek then flows south through a bridge
under Lake Cook Road. The residential properties
located along the south side of the creek, south of
Lake Cook Road, have experienced flooding. The
structures on the properties are located above the
flood plain.
Farrington Ditch ditch enters the area from the
north under Old Checker Road and continues in a
southward direction through a pond and a series of
closed conduits before its confluence with Buffalo
Creek.
Parks and Open Spaces
A number of parks and open spaces are adjacent
to the Corridor Study Area. Being adjacent to
these important natural and recreational assets in
the area, the Corridor has a unique opportunity to
leverage this potential connectivity to complete and
enhance a publicly accessible and well-connected
open space network throughout the Village.
As the largest single land area within the study
area, the Buffalo Grove Golf Club is one of the
largest open spaces within the Village. Utilized as
a floodplain, the course serves the dual function of
municipal amenity and civil infrastructure.
South of Lake Cook Road, at the intersection with
Raupp Blvd is Emmerich Park which is home to the
Park District and serves the community through
additional sports fields and multi-purpose open
space.
KEY FINDINGS
1. Floodplain Constraints
120 acres (12.8%) of the Corridor’s land lies within
the FEMA designated flood-ways and 100-year
floodplain. A large portion of this area lies within the
Buffalo Grove Golf Club. While possible, modification
to the floodplain and retention areas will necessitate
approvals through numerous governmental and
regulatory agencies and incur costs associated
with such work. However, addressing flooding in
the Corridor in a comprehensive and appropriate
way, in balance with the other goals, objectives and
constraints of the plan, allows for the most impactful
redevelopment opportunity within the Corridor
and will reduce the impact on the downstream
properties.
2. Open Space Accessibility and Connectivity
A number of parks and open spaces are adjacent
to the Corridor Study Area. Being adjacent to
these important natural and recreational assets in
the area, the Corridor has a unique opportunity to
leverage this potential connectivity to complete and
enhance a publicly accessible and well-connected
open space network throughout the Village.
HYDROLOGY AND FLOODPLAIN
OPEN SPACE & PEDESTRIAN/BIKE TRAILS
500 FT
500 FT
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Major Street
Collector Street
Local Street
IL State Route
County Highway
Traffic Signal
Stop Sign
Yield Sign
Truck Route
Average Daily Traffic
(IDOT, 2014-2015)
TRANSPORTATION AND TRANSIT
OVERVIEW
Lake Cook Road is a major gateway into and through
Buffalo Grove as it connects the Village with the
regional highway system to the east (Tri-State
Tollway) and west (IL-53). Over the next couple of
years, Lake Cook Road is scheduled for widening
from Raupp Boulevard to Hastings Road. The
convergence of Lake Cook Road with three of the
Village’s north-south major streets, Buffalo Grove
Road, IL-83 McHenry Road, and Arlington Heights
Road forms the commercial core of the community.
More than 70,000 vehicles pass through this central
commercial area each day. An ideal transportation
system in a suburban commercial core area is a
comprehensive and multi-modal network of facilities
that provide convenient access to goods and
services, efficient vehicular circulation, safe mobility
for pedestrians and bicyclists, and adequate parking
for patrons and employees.
STREETS
Functional Classification and Jurisdiction
A. Major Streets
Major streets function as the primary travel routes
through suburban areas and serve the broader region
while connecting with the collectors and local streets.
Major streets also carry high volumes of traffic at
higher speeds, which can require design modifications
in a commercial core area to calm traffic flow and
ensure pedestrian safety.
The major streets in the Lake Cook Corridor
are all under County or State jurisdiction, which
limits the ability of the Village to unilaterally make
improvements, control access or unify street
character. Lake Cook Road, as well as Arlington
Heights Road and Buffalo Grove Road to the south
of Lake Cook Road, are controlled and maintained
by Cook County. Arlington Heights Road and Buffalo
Grove Road to the north of Lake Cook Road are
controlled and maintained by Lake County. IL-83
McHenry Road is controlled and maintained by
lDOT. These streets have a five-lane cross-section
with two travel lanes in each direction and a center
median that accommodates a left-turn lane at key
intersections. The streets carry traffic volumes
ranging from 11,400 to 39,600 vehicles per day.
B. Collector Streets
Collector streets distribute traffic between the
major streets and the local streets . The collector
streets in the Lake Cook Corridor are all controlled
and maintained by the Village of Buffalo Grove and
include Checker Road, Old Checker Road, Weidner
Road, Raupp Boulevard, and Pauline Avenue. The
collectors have limited continuity, are generally
two-lane streets with parking on one or both sides,
and carry traffic volumes ranging from 1,650 to
3,100 vehicles per day.
C. Local Streets
Local streets provide direct access to private
property and are accessed from the major streets
and collectors. All remaining streets in the Lake
Cook Corridor are classified as local streets and
are controlled and maintained by the Village. These
streets are generally two-lanes wide with parking
permitted or restricted on one or both sides.
STREETS, TRAFFIC AND SIGNAL CONTROL
500 FT
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Further, the layout of the Buffalo Grove Town Center
results in an inefficient street connection along Old
Checker Road between Buffalo Grove Road and IL-
83 McHenry Road. Any redevelopment plans within
the corridor should address these discontinuities
to pull the corridor together into a single cohesive
commercial core.
3. Access to Public Transit Service
Residents and employees in the Lake Cook
Corridor do not currently have convenient access
to scheduled (fixed-route) public transit service.
With a Metra commuter rail stations located just
two miles away, this lack of access results in
increased automobile travel and may hamper efforts
by corridor businesses to attract and/or retain
employees that reside in the City of Chicago or
other non-local areas. There is a close correlation
between development density and transit ridership,
and redevelopment plans for the Lake Cook Corridor
could be the impetus for a greater demand in public
transit service to the benefit of current and future
residents and employees.
4. Enhancing Connectivity, Closing Bicycle and
Pedestrian System Gaps, and Increasing Street
Crossing Safety
Enhancing the multi-modal infrastructure in
the Village and improving the commuter’s “last
mile” is another key action step in the Economic
Development Strategic Plan. The trail network is
not entirely comprehensive, as the northern and
southern neighborhoods divided by Lake Cook
Road still lack effective connecting trails. There are
a few gaps in the bicycle and pedestrian network
that should be closed to maintain a continuous
system throughout the Lake Cook Corridor and
accommodate comfortable off-street travel
between the Corridor’s residential subdivisions,
businesses areas, and shopping centers. These
improvements could include the construction of
new bicycle path or sidewalk segments, installation
of new on-street bikeways (e.g. combined bike/
parking lanes, paved shoulders or shared-lane
markings), or replacement of existing narrower
sidewalk with wider sidepaths or trails. The
signalized intersections within the Corridor are
the safest locations for pedestrians and bicyclists
to cross the street. Several approaches of these
intersections lack crosswalks, pedestrian signals,
and/or countdown displays. Further, many of the
crosswalks are worn or of the standard parallel line
style that is less visible to motorists. The three mid-
block pedestrian crossings on Old Checker Road
that lead into Willow Stream Park would also benefit
from supplemental safety enhancements. There is
also a need for more widespread bicycle parking
infrastructure within the major shopping centers in
the Corridor, the Buffalo Grove Business Park, and
the parks and forest preserve to encourage travel
by bicycle for short-distance trips by area residents,
employees, visitors and patrons.
KEY FINDINGS
1.Coordination with Programmed County
Transportation Capacity Projects
The current four-lane road capacity of Lake Cook
Road is inadequate to effectively accommodate
the peak hour volumes using the roadway. When
combined with the short spacing between the
signalized intersections at Buffalo Grove Road, IL-
83 McHenry Road and Weiland Road, substantial
congestion currently occurs in the corridor during
the weekday peak periods, which can impede
access and be a detriment to the success of the
existing and future commercial businesses in the
corridor. Cook County’s Lake Cook Road widening
plan will improve traffic operations and must be
incorporated into the land use/transportation plan
for the corridor. The Village should continue to be an
active participant in this project and other regional
transportation projects that impact the Lake Cook
Corridor, which is a key action step in the Village’s
Economic Development Strategic Plan.
2. Internal Street Continuity within the Corridor
There are no continuous north-south routes through
the central and western portions of the Corridor
between Arlington Heights Road and Buffalo
Grove Road, a distance of over one mile. This is
primarily due to the presence of the Buffalo Grove
Golf Course. East-west continuity is also limited
by the golf course, between Weidner Road and
Church Road, and by the Buffalo Grove Town Center
between Buffalo Grove Road and IL-83 McHenry
Road. Local traffic cannot maneuver through the
corridor without encountering traffic, especially
during rush hour.
Lake Cook Corridor Market Study and Plan I 30DRAFT I 2.3.b
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CORE PRINCIPLES AND GOALS I2PART
THE 10 GUIDING PRINCIPLES
4 KEY GOALS
33
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Office HousingRetail
Food &
Beverage
The first public meeting and early outreach activities yielded community input on the Plan’s scope, content, and general process. The project team summarized these findings into 10 Guiding
Principles. As these were established early in the planning process, they provided a strong foundation and general guidance during the Plan’s initial development. The Corridor Plan should:
The Corridor Vision and Plan
should study all the varying
elements and dynamics in the
Corridor and look to better unify
and coordinate them.
The Corridor Plan should look
to capitalize on the Corridor’s
function as a community gateway
by indicating the arrival into
Buffalo Grove as well as invoke a
sense of Buffalo Grove’s identity
and community character.
As the Corridor Plan is a long-
range plan, all development
ideas should show a high level of
sustainability. This sustainability
should extend to environmental,
social, and fiscal considerations.
The Corridor Plan should
include specific ideas and
recommendations to create a
destination/central gathering
space in the Corridor. This type
of environment would provide
a stronger sense of identity,
vibrancy, and community
character for Buffalo Grove.
The Corridor Plan should
recommend that the Corridor
retain its mix of uses and where
appropriate and feasible, look
to integrate and house a mix of
uses in a single development or
several developments (mixed-
use development). Areas with
a mix of uses and mixed-use
developments tend to increase
walkability and vitality and can
decrease traffic.
BE A UNIFIED
AND COHESIVE
MASTER PLAN
FOR THE AREA.
PROVIDE A
WELCOMING
GATEWAY TO THE
VILLAGE.
PROVIDE A
DIVERSE MIX OF
USES.
INCORPORATE
A DESTINATION
AND CENTRAL
GATHERING
SPACE FOR THE
COMMUNITY.
FEATURE
DEVELOPMENT THAT
IS SUSTAINABLE
(ENVIRONMENTALLY,
SOCIALLY, AND
FISCALLY).
1 5423
Creating a Corridor Plan with strong community engagement at its core was of utmost importance to the Village. To achieve this objective, the project team distilled and translated the
main outreach findings into the meaningful guidelines that steered the development of the Vision and the Plan. These guidelines include the 10 Guiding Principles and the 4 key Goals.
PRINCIPLES AND GOALS
THE 10 GUIDING PRINCIPLES
33 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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The Corridor Plan should look
to expand the accessibility of
the Corridor beyond vehicles to
include pedestrians and bicycles.
Such accessibility can help
increase vitality, enhance existing
pedestrian and bicycle networks
in the Village and help generate
additional foot traffic necessary
to support commercial centers.
The Corridor Plan should look
to mitigate and calm traffic
congestion in and around the
Corridor where possible and
appropriate.
Although the Corridor is currently
home to some recreational and
cultural amenities and open
space, the Plan should look
to emphasize and enhance
these assets in the Corridor.
Such assets can increase the
Corridor’s appeal and distinctive
character.
All new open spaces added to
the Corridor should be broadly
and publicly accessible for all to
enjoy.
The Plan’s process should
focus on building consensus
for a vision. Broad support from
the community is critical to its
success.
FEATURE
MULTI-MODAL
ACCESSIBILITY
FOR VEHICLES,
PEDESTRIAN, AND
BICYCLES
MITIGATE TRAFFIC
CONGESTION.
INCORPORATE
RECREATIONAL
AND CULTURAL
AMENITIES AND
OPEN SPACE.
PROVIDE BROADLY
ACCESSIBLE OPEN
SPACES.
FEATURE
CONCEPTS THAT
ARE EMBRACED BY
THE COMMUNITY.
76 8 9 10
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USPS
Walgreens
Shell
BoA
Jewel-Osco
The Grove Symphony of Buffalo Grove
TargetStaples
Sam’s Club
Walmart
TownPlace
St. Mary
School
St. MaryChurchPoliceDept
Public Works
Golf Club
Village Hall
Buffalo GrovePark District
NorthShore
Medical Group
Wyndham Garden Hotel
PNC Burdeen’sJewelry
BP
Turnberry
Circle Drive
Roseglen
Lexington Glen
ManchesterGreens
Performing Arts Center
Chase Plaza
Business Campus
Buffalo GroveTown Center
Buffalo Grove
Strathmore
Strathmore
The Highlands
Parkchester Estates
Vintage
Cherbourg
GOLF COURSE
BUFFALO CREEKFOREST PRESERVE
WILLOW STREAMPARK
MIKE RYLKOCOMMUNITYPARK
EMMERICHEAST PARK
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Belmont VillageAssisted Living
USPS
Walgreens
Shell
BoA
Jewel-Osco
The Grove Symphony of Buffalo Grove
TargetStaples
Sam’s Club
Walmart
TownPlace
St. Mary
School
St. MaryChurchPoliceDept
Public Works
Golf Club
Village Hall
Buffalo GrovePark District
NorthShore
Medical Group
Wyndham Garden Hotel
PNC Burdeen’sJewelry
BP
Turnberry
Circle Drive
Roseglen
Lexington Glen
ManchesterGreens
Performing Arts Center
Chase Plaza
Business Campus
Buffalo GroveTown Center
Buffalo Grove
Strathmore
Strathmore
The Highlands
Parkchester Estates
Vintage
Cherbourg
GOLF COURSE
BUFFALO CREEKFOREST PRESERVE
WILLOW STREAMPARK
MIKE RYLKOCOMMUNITYPARK
EMMERICHEAST PARK
B
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Corridor Boundary
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TOWN CENTER &
GROVE SHOPPING
CENTER AREACOMMERCIAL/MIXED-USE
CENTER
CENTRAL CORRIDOR
OPEN SPACE AND GOLF COURSE OPTIONS
WITH THE POTENTIAL FOR
RESIDENTIAL
& RETAIL DEVELOPMENT
OPPORTUNITIES
CHASE PLAZA +
OFFICE AREAFUTURE OFFICE/RETAILREDEVELOPMENT
MC
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During later stages of the project, the project team elicited more specific feedback from the community on the Corridor’s future. This feedback was distilled into Four Key
Goals and used to guide the development and refinement of the Corridor’s Vision. These goals are related to the following elements:
• Existing Assets
• Land Use & Development
•Accessibility
• Open Space & Natural Resources
As the 4 Key Goals was established after and built upon the 10 Guiding Principles, many concepts are re-emphasized.
Fixture
500 FT500 FT
1. EXISTING ASSETS
Integrate the Corridor’s existing assets into the future vision.
Existing Assets refers to some of the more permanent aspects of the Corridor
such as the residential areas as well as key institutions located in and around the
Corridor such as St. Mary’s Parish and the Chicago Jewish Funeral Parlor. The Plan
should look to incorporate these assets into the vision.
2. LAND USE DEVELOPMENT
Encourage a mix of land uses and development/redevelopment in the Corridor
that can be supported by the market.
To help ensure the long-term success and economic vitality of the Corridor, the
plan should identify areas for development, redevelopment and reinvestment
as well as a mix of uses. All of the land use and development recommendations
should be grounded in market realities.
4 KEY GOALS
35 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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Belmont VillageAssisted Living
USPS
Walgreens
Shell
BoA
Jewel-Osco
The Grove Symphony of Buffalo Grove
TargetStaples
Sam’s Club
Walmart
TownPlace
St. Mary
School
St. MaryChurchPoliceDept
Public Works
Golf Club
Village Hall
Buffalo GrovePark District
NorthShore
Medical Group
Wyndham Garden Hotel
PNC Burdeen’sJewelry
BP
Turnberry
Circle Drive
Roseglen
Lexington Glen
ManchesterGreens
Performing Arts Center
Chase Plaza
Business Campus
Buffalo GroveTown Center
Buffalo Grove
Strathmore
Strathmore
The Highlands
Parkchester Estates
Vintage
Cherbourg
GOLF COURSE
BUFFALO CREEKFOREST PRESERVE
WILLOW STREAMPARK
MIKE RYLKOCOMMUNITYPARK
EMMERICHEAST PARK
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Belmont VillageAssisted Living
USPS
Walgreens
Shell
BoA
Jewel-Osco
The Grove Symphony of Buffalo Grove
TargetStaples
Sam’s Club
Walmart
TownPlace
St. Mary
School
St. MaryChurchPoliceDept
Public Works
Golf Club
Village Hall
Buffalo GrovePark District
NorthShore
Medical Group
Wyndham Garden Hotel
PNC Burdeen’sJewelry
BP
Turnberry
Circle Drive
Roseglen
Lexington Glen
ManchesterGreens
Performing Arts Center
Chase Plaza
Business Campus
Buffalo GroveTown Center
Buffalo Grove
Strathmore
Strathmore
The Highlands
Parkchester Estates
Vintage
Cherbourg
GOLF COURSE
BUFFALO CREEKFOREST PRESERVE
WILLOW STREAMPARK
MIKE RYLKOCOMMUNITYPARK
EMMERICHEAST PARK
B
UFFALO C
R
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K
Corridor Boundary
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EAST WEST CONNECTION
NORTH SOUTH CONNECTION
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500 FT
500 FT
500 FT
3. ACCESSIBILITY
Create new and enhance existing connections within the Corridor.
To mitigate traffic and create multi-modal accessibility, the Plan should provide
new connections to ease bottlenecks, unlock access to new development sites,
and provide greater neighborhood accessibility for residents to get in and around
the Corridor. In addition, it needs to enhance existing connections with improved
infrastructure, particularly for pedestrian and bicycle modes.
4. OPEN SPACE AND NATURAL RESOURCES
Enhance the Corridor’s existing open spaces, create new publicly accessible open spaces, and be sensitive
to key environmental features.
Open space and natural resources refers to active and passive open spaces as well as environmental features
such as Buffalo Creek and Farrington Ditch. Future development should look to continuously balance open
space and the built environment and provide new open space options that are publicly accessible. The vision
and plan should also be sensitive to the area’s existing environmental features.
As the 4 Key Goals were integral to the Visioning process, the finalized Vision (presented in the next chapter) reflects and implements these core goals.
Lake Cook Corridor Market Study and Plan I 36DRAFT I 2.3.b
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37 I Lake Cook Corridor Market Study and Plan I DRAFT
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THE VISIONI3PART
A SCALED DEVELOPMENT APPROACH
STAGE 1: REDESIGNING TOWN CENTER & CHASE PLAZA
STAGE 2: RE-IMAGINING CENTRAL CORRIDOR
STAGE 3: FUTURE PROGRESSION
39
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Lake Cook Corridor Market Study and Plan I 38DRAFT I
DRAF
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EXISTING CONDITION
STAGE 2: RE-IMAGINING CENTRAL CORRIDOR
STAGE 1: REDESIGNING TOWN CENTER AND CHASE PLAZA
STAGE 3: FUTURE PROGRESSION
Proposed Redevelopment
Proposed New/Enhanced
Street Connections
Proposed Redevelopment
Proposed New/Enhanced
Street Connections
Proposed Redevelopment
Proposed New/Enhanced
Street Connections
500 FT
500 FT
500 FT
500 FT
39 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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A SCALED DEVELOPMENT
APPROACH
The Vision for the Lake Cook Corridor Plan has
been designed to guide the Village in making land
use and development decisions. As a long-term
vision, it needs to be specific enough to provide
a clear picture of the Corridor’s future. However,
it also needs to be flexible enough to respond to
changing market demands and needs. Consequently,
the vision presents general parameters – not the
exact specifications - of the type and character of
development that could occur.
As noted in earlier sections, community outreach
and market research led to the development of
the guiding principles and key goals which helped
to define the vision for the area. This vision results
in a plan that utilizes a scaled approach which
balances opportunities in the Corridor with market
demands, now and in the future. The vision’s initial
focus will be on key sites that are currently ripe
for redevelopment. The focus then progresses to
redevelop other areas of the Corridor as market
demand increases or changes, and as the Village’s
needs and decision making processes align with
the longer term recommendations of the plan. All
stages incorporate open space and provide options
for maintaining or redesigning the golf course and/or
exploring other open space options.
The stages of the Corridor Plan are not intended
to be associated with specific timelines, but
suggest a general order of potential development
projects based on what is known about current
market demand, the overall priorities expressed
by the community and reflected in the 4 Key
Goals. The flexibility of the Plan allows that if a
particular part of the Corridor were to be considered
for redevelopment out of sequence with the
stages outlined due to differing circumstances,
development could occur assuming the proposed
deviation and project has the support of the Village.
STAGE 1: REDESIGNING TOWN CENTER AND
CHASE PLAZA
Concentrate on redeveloping two key sites.
Highlights:
Redesign Town Center into a walkable, vibrant, city-
center for the community with a new Main Street.
Redevelop Chase Plaza into a more modern retail
plaza as well as an enhanced office park.
Retain open space flexibility by allowing for the
existing golf course, park programming, or some
combination of the two.
STAGE 2: RE-IMAGINING CENTRAL CORRIDOR
With the appropriate amount of market demand,
the focus shifts towards redeveloping other sites in the
corridor.
Highlights:
Redevelop of existing municipal campus into residential
and retail developments.
New east-west roadway connection along Church Street.
Open space flexibility: Modified golf course and/or other
open space programming.
STAGE 3: FUTURE PROGRESSION
Stage 3 looks farther into the future. When market
demand continues, the focus turns towards integrating
and balancing open space and development, improving
north-south connectivity, and unifying new development
with the existing character.
Highlights:
Future development and redevelopment may include: trail
networks, multi-family housing, retail stores, and hotel.
Open space integration and options for golf activities and/
or various open space programming.
New north-south roadway connection and improved east-
west connections.
•
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Lake Cook Corridor Market Study and Plan I 40DRAFT I 2.3.b
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41 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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THE STAGESI
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BIRD EYE VIEW
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43 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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STAGE 1:
REDESIGNING TOWN CENTER &
CHASE PLAZA
OVERVIEW
Stage 1 allows the Village to begin implementation
of the Plan with redevelopment that aligns with the
needs and priorities of the Village. It serves as a
critical catalyst that will initiate transformation by
focusing on the underutilized sites of the Corridor
and taking advantage of already improved land with
existing utilities and infrastructure in place.
Stage 1 focuses on the redevelopment of two key
areas of the Corridor: 1) Town Center and adjoining
properties and 2) Chase Plaza. The Vision is to
develop these two areas into mixed-use, pedestrian
focused commercial centers.
Improved street connectivity and a focus on
pedestrian friendly public spaces will not only
provide better access and circulation through these
mixed-use districts but also provide the framework
for what will become a vibrant Village Center and
establish a new identity for Buffalo Grove.
KEY HIGHLIGHTS/ STRATEGIES
Town Center would be a walkable, vibrant, city-center
for the community with a new Main Street.
Redesigned Town Center would be better connected
to its surroundings.
Chase Plaza would be a more modern retail plaza as
well as an enhanced office park.
Buffalo Grove Golf Club remains as golf course, park
programming or some combination of the two.
•
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Lake Cook Corridor Market Study and Plan I 44DRAFT I 2.3.b
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SITE PLAN
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Retail
Entry Plaza
Multi-family Residential
Retail Street
Piazza
Village Plaza
Entertainment+Retail
Parking Garage
Office
Retail
Office Campus
Shopping Plaza
500 FT
Proposed Redevelopment
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Street Connections
45 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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STAGE 1 BUILDING USE SUMMARY
Retail Entertainment Office Civic Multi-Family Multi-Family
(Units)Town homes Town homes
(Units)
Town Center 576,100 45,600 401,800 335
Chase Plaza 201,600
Office east of Chase Plaza 248,600
Retail south of Lake Cook and east of
Weidner 21,200
Retail east of Weidner 24,800
Summary 823,700 45,600 248,600 N/A 401,800 335 N/A N/A
Retail
Multi-family Residential
Single-family Residential
Entertainment
Office
Parking
BUILDING USES
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A VISION FOR
NEW MAIN STREET 3
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New Main Street
Retail
Multi-family Residential
Single-family Residential
Entertainment
Office
Parking 200 FT
Retail Street
Piazza
Village Plaza
Entry Plaza
Office
Multi-family Residential
Entertainment + Retail
LAND USE & DEVELOPMENT
VILLAGE CENTER: A MIXED USE &
ENTERTAINMENT CENTER
The Vision is to transform the existing shopping
center into a walkable and active mixed use center
for the community to stroll, shop and dine. The
development will be centered on a new two-way
Main Street that is pedestrian oriented and will
include a gateway to the development. The Village
Center will support existing residential development
and also include new residential opportunities to
provide an increased patron base for the retail and
commercial activity of the Center.
A NEW MAIN STREET, RETAIL ACTIVITIES &
COMMUNITY PUBLIC SPACES
The backbone of this district is the New Main Street
which stretches from Lake Cook Road northerly
to Pauline Avenue. The new Main Street serves
as the primary retail street of The Village Center.
Street-level facades are recommended to be as
transparent as possible to create an attractive
pedestrian environment.
Retail uses would also line McHenry Road (Route
83), however these buildings would be oriented
towards Route 83, and tie into the overall
development in the Village Center. Given the strong
base of health care providers in the Corridor, other
retailers revolving around health, nutrition and
wellness and fitness may occupy the space and
create a niche.
Anchoring the southern end of the street is the
Village Plaza which is the central focus of the larger
entertainment uses such as a movie theater, food
and beverage establishments, entertainment and
game venues, and possible civic or cultural uses
such as a satellite library. The Plaza will serve as
the gateway to the district and the focal point in
establishing the new identity of Buffalo Grove. This
plaza will be the active center of the Village and
serve as host to public and cultural functions such
as market days, holiday events, public art events,
etc. The New Main Street also connects smaller
public piazzas at key intersections with Church
Street and Old Checker Road.
NEW VILLAGE CENTER
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A VISION FOR
NEW VILLAGE CENTER
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BLOCK TYPOLOGIESVILLAGE CENTER TYPOLOGIES
Development in the Village Center will include
existing residential, new residential, and new
and redeveloped commercial and retail uses.
Development in this district is intended to be
street focused with active ground uses, residential
entrances balconies and roof terraces along the
street. Retail uses include quick-casual eateries,
restaurants, entertainment venues, theaters, public
uses, residential amenities, and specialty retail
establishments. Primary parking for retail venues
is to be located internal to the block and screened
from the primary pedestrian streets and public
spaces. It should be noted that future densities and
building height are subject to change as a result of
market demands, and actual development proposals
are presented.
PUBLIC PLAZA
Use:
Height:
Parking:
Parking
Ratio:
Use:
Height:
Parking:
Parking
Ratio:
Use:
Height:
Parking:
Parking
Ratio:
MULTI-FAMILY
RESIDENTIAL
Retail & Residential
1-3 Stories
Surface, Structure,
and On-Street
Multi-family: 1.7 spaces/Unit
General Retail: 1 space/250 sqft
Residential
2-5 Stories
Surface & Structure
Multi-family: 1.7 spaces/Unit
Retail & Entertainment
1-5 Stories
Structure, Surface
and On-Street
General Retail: 1 space/250 sqft
RETAIL STREET
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A VISION FOR
MODERN SHOPPING PLAZA 3
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Retail
Office
Parking
Shopping Plaza
Office Campus
BLOCK TYPOLOGIES
SHOPPING PLAZA
OFFICE CAMPUS
CHASE PLAZA
Stage 1 will also create a new gateway at the west end
of the Corridor by transforming Chase Plaza. This will
include an improved office park as well as a retail plaza.
Automobile focused retail development is also an
important part of retail demand along the Corridor
and the currently underutilized Chase Plaza site is a
prime location for improved development of this nature
accommodating opportunities for large footprint
retailers or possibly a big box store. However, the
traditional models of “strip malls” found within the
Corridor are out of date and underutilized. The new
vision of Chase plaza is to provide retail uses that
accommodate car access and visibility from Lake
Cook Road and Arlington Heights Road while creating
a welcoming environment for people to traverse the
retail area and spend time within the development.
Ample sidewalk areas with outdoor seating line the
storefronts, while a landscaped public space provides
opportunities for small events such as markets, evening
and weekend music events, food stalls, etc.
OFFICE CAMPUS
A new and improved Office Park located adjacent
and to the east of Chase Plaza will benefit from this
enhanced retail destination with better daytime
amenities for employees and visitors including
restaurants, grocery or specialty food retail, cleaners,
etc. With improved nearby amenities, additional office
development can be accommodated by consolidating
surface parking into a parking garage and opening up
new opportunities for land development within the
existing office park.
Use:
Height:
Parking:
Parking
Ratio:
Use:
Height:
Parking:
Parking
Ratio:
Retail
1-2 Stories
Surface
General Retail: 1 space/250 sqft
Office
1-4 Stories
Surface & Structure
Offices: 1 space/300 sqft
NEW CHASE PLAZA & OFFICE CAMPUS
200 FT
TYPOLOGIES
Development in Chase Plaza and the Office Park
should hold the street edges and encourage a
defined public realm and pedestrian right-of-way on
the surrounding streets. Easy access for parking
should be provided from key arterial roads such
as Arlington Heights Road and Lake Cook Road.
Development should also encourage spaces for
people with a campus-like organization around
public plazas and gardens, providing an amenity for
employees and visitors.
LAND USE & DEVELOPMENT
Lake Cook Corridor Market Study and Plan I 52DRAFT I 2.3.b
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RECONNECT
CHURCH RD
EXTENSION
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STREET NETWORK, SIGNALS AND BIKE/PED TRAILS
500 FT
EXISTING
Road
Bike/Ped Path
Traffic Signal
PROPOSED FOR STAGE I
Proposed New Roads 60' ROW
Proposed New Roads 52' ROW
Bike/Ped Path
Traffic Signal
Pedestrian Enhanced Intersection
Connection to the Neighborhoods
ACCESSIBILITY
Stage 1 aims to improve the connectivity and
accessibility of the Corridor primarily around Town
Center by breaking down the large block structure
that exists and providing alternative routes of
navigation through the Town Center district. The
extensions of Church Street and Old Checker Road
from Buffalo Grove Road. East to IL-83 McHenry
Road provides cross corridor connectivity as well as
additional access and development opportunities
through the interior of the Town Center area by
creating new development blocks and street frontage.
These smaller block sizes enhance the pedestrian
nature of the district by providing more opportunities
for retail and residential street activity on a pedestrian
scaled block structure. Central to the pedestrian
experience is the creation of a new Main Street that
runs north and south through the center of the new
Village Center.
Careful consideration has been given to street
design and Right Of Way (ROW) dimensions in order
to create a streetscape that is both adequate for
vehicular traffic while prioritizing the pedestrian
experience through ample sidewalks, street trees
and landscaping, and flexibility for on-street parking
or bicycle lanes. Accommodation of bicycle and
pedestrian circulation is important in the design of
streets through dedicated bicycle lanes, and improve
signage. These dimensions correspond with the
current Village rights of way and will help integrate the
new streets with the rest of the Buffalo Grove street
network subject to detailed engineering.
53 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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PARKING
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52’ RIGHT OF WAY STREET (NEW MAIN ST)
2 Traffic Lanes + Pedestrian
60’ RIGHT OF WAY STREET ( OLD CHECKER & CHURCH ROAD EAST EXTENSION)
2 Traffic Lanes + 1 Side Parking + Pedestrian, or
2 Traffic Lanes + On Street Dedicated Bike lane + Pedestrian
Lake Cook Corridor Market Study and Plan I 54DRAFT I 2.3.b
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OPEN SPACE
As outlined in the previous sections, Stage 1
concentrates development and redevelopment
opportunities in currently developed areas of the
Corridor. The scale and density of development
in these areas is intended to meet the market
demands and needs of the Village for the short
to mid-term. This strategy works to allow for new
development while safeguarding the existing open
space in the Corridor until demand and development
opportunities consistent with the Vision of the
Lake Cook Corridor Plan arise. This flexibility allows
the Village to evaluate the use of the Corridor’s
main open space, the Buffalo Grove Golf Club,
independently of the primary development focus of
Stage 1. The use and nature of this important open
space is currently being evaluated as a separate
topic of study within the Village. The plan allows and
encourages this flexibility. In Stage 1 of the Plan,
this area can remain an 18-hole golf course, can be
reconfigured for a combination of 9-hole golf course
and civic/ cultural park programs, or be considered
as a civic and recreational park in its entirety. Any
development or reconfiguration of this area as part
of the Buffalo Creek floodplain will need to address
flood mitigation and should be held to a standard
of not increasing flood risk to the surrounding
residential and commercial developments.
55 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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Buffalo Grove Golf Club
9-hole Golf Course & Golf-related activities Lawn/ Playgrounds
Sensory ParkSports Field
18-HOLE GOLF COURSE
9-HOLE GOLF COURSE + OPEN SPACE PROGRAMS
500 FT
500 FT
Golf Course
Golf Course
Open Space Programs
Lake Cook Corridor Market Study and Plan I 56DRAFT I 2.3.b
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Retail Space Office Space Residential
823,700 248,600 335
sqft sqft Dwelling Units
In Stage 1, residential is located entirely in the
mixed-use Village Center District. The bulk of
this development is envisioned to be multi-family
buildings of 3-5 stories, in line with the existing
residential developments of Turnberry and Town
Place. The new Village Center residential is
anticipated to be market rate condominiums,
apartments and/or active senior living, however
the specifics of market demand at the time of
development will ultimately determine what types
are feasible and the overall density. In either case,
dense, multi-story typologies are encouraged to
enhance the vibrancy and pedestrian nature of the
new development districts.
The increase in amenities through improved retail
redevelopment will increase the value the Corridor
has for businesses and employees. Additional office
demand is expected particularly for health and
medical related businesses as the development
of the Corridor proceeds and aspires to increase
physical as well as social health in the community by
promoting walkability, social interactions, and civic
and cultural experiences. The encouragement of
these businesses will add to the spirit and identity of
the Corridor.
Stage 1 plans for a critical mass of retail area
to ensure the vibrancy of the new mixed-use
Village Center. Immediate demand for retail in the
Village can be accommodated in an initial phase
of approximately 150,000 to 200,000 square
feet while allowing opportunity for growth with
additional office and residential developments.
As retail trends continue to shift, the Corridor
needs to accommodate traditional as well as new
types of retail establishments focused on lifestyle
experience including restaurant and entertainment,
civic/ cultural uses, neighborhood amenities, food
retail, etc.
STAGE METRICS & FISCAL IMPACT
57 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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Retail sales Jobs
$250 M 1,500$200 M
Market Value
New retail development and renovation of 869,300
square feet could generate an estimated $253
million in direct sales, assuming 85% occupancy
and an average of $342.48 sales per square foot.
New retail tenancy, which includes experiential retail,
quick service and full-service restaurants, food, and
entertainment, will help provide goods and services
to meet demand in the local community.
Economic models project that the new development in
Stage 1 could generate approximately 1,500 jobs.
For Stage 1, the total market value of redeveloped
properties is $200 million. The total market value
is taken from EAV of comparable properties in the
surrounding communities of Buffalo Grove. These
values were applied to the new development and
square footage proposed in each stage.
Lake Cook Corridor Market Study and Plan I 58DRAFT I 2.3.b
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BIRD EYE VIEW
N
59 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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STAGE 2:
RE-IMAGINING CENTRAL CORRIDOR
OVERVIEW
As market demand continues to grow and
opportunities arise, the municipal campus area of
the Corridor located at the intersection of Raupp
Blvd and Lake Cook Rd., could redevelop into
residential and retail development. The Village
Campus could be relocated off-site or the Village
Hall and Police operations could be integrated into
the redevelopment of Village Center. A new east-
west roadway extension would be built to further
unify the corridor and provide connectivity.
The planning and integration of new residential
development and open space maintains the
flexibility of the Buffalo Grove Golf Club function.
Improvements and renovation of the golf course
are able to be balanced with new programming and
development opportunities in accordance with the
separate decision making process surrounding the
long term function of the golf course in the Corridor.
KEY HIGHLIGHTS/ STRATEGIES
Municipal campus may move off-site and make way
for residential and retail developments.
Bridging east-west and north-south sides of the
Corridor.
The Buffalo Grove Golf Club can operate as a
modified golf course and/or other open space
programming.
•
•
•
Lake Cook Corridor Market Study and Plan I 60DRAFT I 2.3.b
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500 FT
Proposed Redevelopment
Proposed New/Enhanced
Street Connections
1
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Municipal Campus &
Police Station
Retail Plaza
Single-family Residential
Multi-family Residential
Retail
Hotel
SITE PLAN LEGEND
1
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SITE PLAN
61 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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STAGE 2 BUILDING USE SUMMARY
Retail Office Civic Multi-Family Multi-Family
(Units)Town homes Town homes
(Units)
Residential and Retail along Lake
Cook and Raupp 143,600 277,200 231 56,000 14
New Municipal Campus 60,300
Redeveloped Grove Shopping Center
(Jewel) and Hotel and Retail East of
Weidner
97,500
Summary 241,100 N/A 60,300 277,200 231 56,000 14
BUILDING USES
Retail
Multi-family Residential
Single-family Residential
Civic/Government
Hotel
Parking
Lake Cook Corridor Market Study and Plan I 62DRAFT I 2.3.b
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Retail
Multi-family Residential
Single-family Residential
Civic/Government
Hotel
Parking
Single-familyResidential
Municipal Campus + Police Station
Multi-familyResidential
Retail
Retail Plaza
Hotel
NEW CENTRAL CORRIDOR & MUNICIPAL CAMPUS
200 FT
LAND USE & DEVELOPMENT
The vision for Stage 2 builds off of Stage 1 and
concentrates on the central part of the Corridor
at the intersection of Raupp Blvd and Lake Cook
Road. Its particular focus is providing an alternative
framework if the Village should opt to locate the
municipal campus (Village Hall, Police Station,
and Public Works Facility) elsewhere. If the Village
decides to pursue campus relocation, the Vision
is to redevelop the area as a secondary gateway
and a residential neighborhood development. The
secondary gateway would be formed via a small
commercial node of retail development along Raupp
Boulevard between Church Street and Lake Cook
Road. The node would feature new retail space in
one-to-two-story buildings. Prominent retailers
and eateries that require high traffic visibility
would be located closer to Lake Cook Road and
oriented toward this arterial. The building design
would then shift to a neighborhood-retail format
on the southern side of Church Street and Raupp
Boulevard to complement housing to the north.
This type of format could include smaller signage,
wider sidewalks, outdoor seating and other plazas.
Surface parking along with strong pedestrian links
would serve as access to the developments. The
new residential neighborhood development coupled
with the existing residential neighborhoods in the
corridor would provide support for the retailers in
this secondary gateway.
The Vision for this central area also includes a
new neighborhood development that consists of
multi-family and town home units. The multi-family
developments would be located north of the Raupp
63 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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BLOCK TYPOLOGIES
SINGLE-FAMILY
RESIDENTIAL
RETAIL PLAZA
MULTI-FAMILY
RESIDENTIAL
Use:
Height:
Parking:
Parking
Ratio:
Use:
Height:
Parking:
Parking
Ratio:
Use:
Height:
Parking:
Parking
Ratio:
Use:
Height:
Parking:
Parking
Ratio:
Retail
1-2 Stories
Surface
General Retail:
1 space/250 sqft
Residential
2-5 Stories
Surface & Structure
Multi-family:
1.7 spaces/Unit
Residential
1-3 Stories
Surface & Structure
Single-family:
2 spaces/Unit
Government
1-3 Stories
Surface & Structure
Civic: 1 space/300 sqft
VILLAGE CAMPUS
Boulevard and Church Street intersection and serve as
a transition between the retail node to the south and the
open space to the north.
The neighborhood component of Stage 2 also includes
14 town homes located just east of the multi-family
developments. The town homes would be 1-3 stories tall
and bridge the new multi-family developments to the west
and the existing single-family homes in Manchester Green
and Circle Drive. Parking for the multi-family and town
home development would be provided for via surface and/
or structure parking.
The Vision outlines a potential relocation site for Village
Hall and the Police Station, which are the most visited
facilities in the municipal campus. These buildings could
be relocated in the lot just southwest of McHenry Road
and Old Checker Road near the Community Arts Center.
This would create a more robust municipal campus that
weaves civic, community, and art facilities and landmarks
and help to further establish Buffalo Grove’s identity. The
new civic campus would be feature building configurations
and designs that are modern and efficient in energy and
space. The new campus would be served by surface and
structured parking.
As Stage 2 is further in the future, the Vision also
recognizes the potential for other retail redevelopment,
including in the Grove Shopping Center. The vision
anticipates the area to be redeveloped into more modern
commercial development that would maintain but enhance
the current shopping center’s strip center format.
Lake Cook Corridor Market Study and Plan I 64DRAFT I 2.3.b
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24
CHURCH ST EXTENSION
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LAKE COOK RD
LAKE COOK RD
WE
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WEIDNER DR
500 FT
EXISTING
Road
Bike/Ped Path
Traffic Signal
PROPOSED FOR STAGE I
Proposed New Roads 60' ROW
Proposed New Roads 52' ROW
Bike/Ped Path
Pedestrian Enhanced Intersection
Connection to the Neighborhoods
ACCESSIBILITY
Stage 2 builds upon the street network that
was established in Stage 1 and further extends
connectivity to the west by extending Church Street
past Raupp Blvd to align with the intersection of
Weidner Road and Lake Cook Road. This opens
up a new connection with the neighborhoods
to the southwest of the Corridor and provides
an alternative route into the Village Center that
bypasses Lake Cook Road and the intersections
with Buffalo Grove Road and IL-83 (McHenry Road).
Consistent street Right Of Way (ROW) sections are
maintained to accommodate bicycle and pedestrian
access and safety. Improvements to pedestrian
crossings at key intersections may be necessary to
facilitate safe access to and from Village Center.
Additional pathway and trail improvements would
be made to connect east-west through the corridor
separate from Lake Cook Road.
STREET NETWORK, SIGNALS AND BIKE/PED TRAILS
65 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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R.O.W
60’
Curb to Curb
30’
PARKING
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52’
Curb to Curb
22’
52’ RIGHT OF WAY STREET (NORTH RAUPP ROAD EXTENSION)
2 Traffic Lanes + Pedestrian
60’ RIGHT OF WAY STREET (CHURCH ROAD WEST EXTENSION)
2 Traffic Lanes + 1 Side Parking + Pedestrian, or
2 Traffic Lanes + On Street Dedicated Bike lane + Pedestrian
Lake Cook Corridor Market Study and Plan I 66DRAFT I 2.3.b
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OPEN SPACE
Stage 2 looks to enhance the integration of new
development with the existing golf course/ central
open space. A clear delineation of development
area and open space area is necessary to define
and safeguard the larger open space network as a
regional amenity. This should be explored through
zoning and land use designation when proceeding
with the implementation of this future phase.
While the extension of Church Street and the
location of new development at the intersection of
Raupp Boulevard and Church Street will necessitate
re-configuration of this area of the golf course,
Stage 2 seeks to maintain flexibility as a core
tenant of its treatment of the golf course overall.
The positioning of development according to Stage
2 of the Corridor Plan a modified golf course or
a combination of golf course and civic/ cultural
park programs, or be considered as a civic and
recreational park in its entirety if at any point in the
future the function of the golf course is reevaluated.
Potential recreational options could include sensory
parks, great lawn, playgrounds or sports field, ice
rink, farmers market, and floodscape.
This is the first stage of the Corridor Plan that
anticipates development adjacent to or within
the flood plain. The rerouting of Farrington Ditch
may be necessary in order to accommodate new
development in this area. Prior to any approval for
development the Village should ensure that the
impact on the floodplain and on future flooding
within the Corridor has been thoroughly studied and
effective measures for flood control and mitigation
will be performed as part of such development.
67 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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Buffalo Grove Golf Club
Golf Course & Golf-related activities Lawn/ Playgrounds
Sensory ParkActivity Field
MODIFIED GOLF COURSE
MODIFIED GOLF COURSE + OPEN SPACE PROGRAMS
500 FT
500 FT
Golf Course
Golf Course
Open Space Programs
Lake Cook Corridor Market Study and Plan I 68DRAFT I 2.3.b
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As the majority of retail planned for the Corridor
is located in the Village Center and has been
initiated in Stage 1, Stage 2 looks only to capitalize
on the relocation of the Village Hall Campus by
repositioning the sites along Lake Cook Road at
Raupp Boulevard with automobile focused retail and/
or commercial use. Additional community amenities,
businesses, and service retail is anticipated in Stage
2 as the location provides a good connection to
south neighborhoods and high visibility on Lake
Cook Road.
Development of office space within the corridor
is anticipated to be located entirely in the mixed-
use areas planned for stage 1 of the plan. The
redevelopment of existing office space may occur
at any time during the plan timeline, but no new
office is anticipated to occur within the areas of the
Corridor anticipated to be developed during Stage 2
of the Plan. However if market forces show demand
for office in the future, it could be accommodated
along this area of Lake Cook Road.
In Stage 2, residential is located along the north
extension of Church Street at the intersection
of Raupp Blvd. Stage 2 residential is envisioned
to be a combination of multi-family buildings and
single family attached or townhouse development,
however the specifics of market demand at the
time of development will ultimately determine what
types are proposed. This residential further expands
the resident base of the Corridor from what is
anticipated in Stage 1 and begins the enhancement
of the golf course or open space edges with new
residential.
STAGE METRICS & FISCAL IMPACT
Retail Space Office Space Residential
241,100 0 245
sqft sqft Dwelling Units
69 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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The new retail development of 241,100 square feet
will generate an estimated $70 million in sales. This
amount is adjusted for 85% occupancy and sales of
$342.48 per square foot.
Using comparable EAV for retail, multi-family,
and office buildings in similar communities, the
redevelopment in Stage 2 is estimated to provide
$60 million in market value.
Retail sales Jobs
$70 M 500$60 M
Market Value
Economic models project that the new development
in Stage 2 could generate approximately 500 jobs.
Lake Cook Corridor Market Study and Plan I 70DRAFT I 2.3.b
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BIRD EYE VIEW
N
71 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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STAGE 3:
FUTURE PROGRESSION
OVERVIEW
Stage 3 aims to further interweave and balance
open space and development. As market conditions
allow and demand continues, the Vision is to
capture and manage this growth by expanding the
Corridor’s neighborhoods and residential options but
limiting the development to the far exteriors of the
existing Buffalo Grove Golf Club to concentrate the
open space and preserve the area's core hydraulic
functions. To provide necessary access to these
developments, the Vision also includes a north-
south connection in the Corridor’s central section
and reroutes and refines an east-west connection
in the Corridor’s western section. Other aspects of
Stage 3 include additional redevelopment of retail
out lots and a new hotel along Lake Cook Road.
Finally, the existing Buffalo Grove Golf Club would
be modified into golf course with park programming
or entirely with active/passive programing subject to
community goals and market factors.
This stage outlines the maximum impact of
development anticipated in the Corridor based
on future market projections as well as the
priorities and needs expressed by the community.
It fosters future resident growth and a possible
transformation of the open space to a regional
recreational and cultural amenity for the Village with
active park programming, culture, and expanded
accessibility through new and improved pathways
and trails.
KEY HIGHLIGHTS/ STRATEGIES
Managed expansion of new multi-family housing,
town homes and retail.
New north-south and east-west connections in central
corridor.
Open space options for golf activities and/or various
open space programming.
•
•
•
Lake Cook Corridor Market Study and Plan I 72DRAFT I 2.3.b
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500 FT
Proposed Redevelopment
Proposed New/Enhanced
Street Connections
1
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SITE PLAN LEGEND
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Multi-family Residential
Office+Parking Garage
Retail
Multi-family Residential
Single-family Residential
SITE PLAN
73 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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STAGE 3 BUILDING USE SUMMARY
Retail Office Civic Multi-Family Multi-Family
(Units)Town homes Town homes
(Units)
Residential along Raupp Extension 459,600 383
Residential North of Office Park 285,900 238 39,100 18
Retail east of Weidner & Office 33,200 72,000
Summary 33,200 72,000 N/A 745,500 621 39,100 18
BUILDING USES
Retail
Multi-family Residential
Single-family Residential
Office
Parking
Lake Cook Corridor Market Study and Plan I 74DRAFT I 2.3.b
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Retail
Multi-family Residential
Single-family Residential
Office
Parking
Multi-familyResidential
Single-familyResidential
Multi-familyResidential
Office+Parking Garage
Retail
NEW PARK RESIDENTIAL
200 FT
75 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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LAND USE & DEVELOPMENT
BLOCK TYPOLOGIES
The Vision for Stage 3 is to capture and manage
future growth by expanding the Corridor’s
neighborhoods and residential options but limiting
their development to the far exteriors of Buffalo
Grove Golf Club. As market demand continues, the
multi-family development presented in Stage 2
(located in the Central Corridor just north of Church
Road and Raupp Boulevard) would be expanded.
In keeping with the type and scale of the existing
multi-family developments, the units would be
housed in similar mid-rise developments that would
be well-integrated into the existing fabric. These
developments would activate the edge of the open
space and offer a one-of-a-kind recreational amenity
to the Village.
The Vision also includes additional residential
development located on the outer section of the golf
course just north of Weidner Road in the western
section of the Corridor. The residential development
would include town homes and mid-rise multi-
family developments directly north of Weidner
Road. The town homes would offer a garden-like
quality with a direct overlook to the open space.
The town homes would help build the area and
generally reflect the density and building typology
of the nearby Lexington Glen (single-family attached
development). The Visions inclusion of multi-family
development between the new town homes and the
office complexes to the south provides a necessary
buffer and transition.
SINGLE-FAMILY
RESIDENTIAL
MULTI-FAMILY
RESIDENTIAL
Use:
Height:
Parking:
Use:
Height:
Parking:
Residential
2-5 Stories
Surface &
Structure
Residential
1-3 Stories
Surface &
Structure
Similar to other stages, Stage 3 also recognizes the
potential for other smaller redevelopment projects.
The Vision for this stage anticipates new retail and
office space to be redeveloped into more modern
retail and office developments. The redeveloped
office facility could be supported by an adjacent
parking garage, opening additional land area in the
office park for development and redevelopment.
Lake Cook Corridor Market Study and Plan I 76DRAFT I 2.3.b
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3
24
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WEIDNER RD RECONNECT
MC
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LAKE COOK RD
LAKE COOK RD
WE
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PAULINE AVE
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WEIDNER DR
STREET NETWORK, SIGNALS AND BIKE/PED TRAILS
500 FT
EXISTING
Road
Bike/Ped Path
Traffic Signal
PROPOSED FOR STAGE I
Proposed New Roads 60' ROW
Proposed New Roads 52' ROW
Bike/Ped Path
Bike/Ped Bridge
Pedestrian Enhanced Intersection
Connection to the Neighborhoods
ACCESSIBILITY
The Vision for Stage 3 is to provide strong connectivity to
the new and existing neighborhoods and development by
expanding and refining the existing street network. Raupp
Boulevard would be extended north to Old Checker Road
to establish a viable north-south connection in the Corridor
between Lake Cook Road and Old Checker Road. This
connection would effectively provide necessary access to
the commercial and residential developments in the Central
Corridor. Moreover, it would connect Lake Cook Road and
its neighborhoods to the south with Willow Stream Park and
the neighborhoods north of Old Checker Road. The Vision
for the Raupp Boulevard extension includes traffic calming
measures to retain its character intent as a local access
road and not a high volume, high-speed cut-through.
In addition, Stage 3 includes rerouting the local access road
off the office campus area from Arlington Heights Road to
the extension of Church Street at the intersection of Lake
Cook Road and Weidner Road. The improved reroute would
help optimize development opportunities in Corridor, and
enhance traffic flow.
As uses change, the expansion of the pedestrian and
bicycle trails system can occur. Key connections from the
Forest Preserve to the west, Willow Stream Park to the
north, and the residential pathway networks to the east and
south can be woven together through the Central Open
Space of the Corridor. Improved signage and facilities
will encourage the use of the trail system as an alternate
means of circulation to and from the Corridor and Village
Center for nearby residents. Grade separated connections
should be explored to improve connectivity and safety over
or under the major arterial roadways, especially Lake Cook
Road to the south. Along with the general walkability of the
Corridor Plan, the emphasis on a high quality recreational
path network will work to improve the health of the
community and attract visitors and residents alike as a
regional amenity.
77 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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R.O.W
60’
Curb to Curb
30’
PARKING
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R.O.W
52’
Curb to Curb
22’
52’ RIGHT OF WAY STREET (RAUPP ROAD EXTENSION)
2 Traffic Lanes + Pedestrian
60’ RIGHT OF WAY STREET (WEIDNER ROAD EXTENSION)
2 Traffic Lanes + 1 Side Parking + Pedestrian, or
2 Traffic Lanes + On Street Dedicated Bike lane + Pedestrian
Lake Cook Corridor Market Study and Plan I 78DRAFT I 2.3.b
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OPEN SPACE
Stage 3 plans for the future demand of the Corridor
by providing a balance between future development
and valuable open space. Clear boundaries are set
for the protection of the open space network within
the Corridor while allowing necessary development
and improvements to accessibility to accommodate
future growth. Flexibility in planning for the use of
the open space is maintained by considering the use
as a golf course in the future or the transformation
to a recreational and civic park.
Additional programming actives that could be
considered include, water landscape, floodscape,
great lawn, sensory park, sculpture garden, recreational fields,
community gardens, children’s park, markets, ice skating rink or other
winter activity, etc. Active programming and the encouragement of
recreation and a connection with nature is an important component in
the future identity and value of the Corridor.
The core of this open space remains the flood plain for Buffalo Grove
Creek and careful consideration has been paid to the type, amount,
and intensity of development occurring within this area. Designing and
developing this open space as a “floodscape” can provide meaningful
and usable open space while accommodating the necessary function
of flood control and create a new benchmark for the water landscapes
of the region and make improvements to those impacted downstream.
However, more detailed studies on impact and flood mitigation
should be undertaken to determine the best approach to specific
development proposals within the open space.
Farmer's Market Active Floodscape Pond Flood Mitigation/ Rain Gardens
Flood Mitigation/ BioswalesSports Field Passive Floodscape Waterscape
FLOODSCAPE STRATEGY FOR FARRINGTON DITCH
79 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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Sensory Park
9-hole Golf Course & Golf-related activities
Sensory Park
9-HOLE GOLF COURSE
OPEN SPACE PROGRAMS Playgrounds/Ice Rink
Great Lawn
500 FT
500 FT
Golf Course
Open Space Programs
Open Space Programs
Lake Cook Corridor Market Study and Plan I 80DRAFT I 2.3.b
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Ongoing improvements to retail along Lake Cook
Road are anticipated during this phase. New retail
space is anticipated including ground floor amenity
space within residential developments as deemed
necessary at the time of development.
Ongoing improvements to office space within the
Corridor are anticipated during this phase. A small
addition of new office space is anticipated at this
stage, however anticipation of upgrades to the
office properties along Lake Cook Road have been
included.
Stage 3 is anticipated to be primarily residential,
although future market demand may vary from
what is currently anticipated based on market
assessments. Additional multi-family residential
is located along the north extension of Raupp
Boulevard expanding the residential development
of Stage 2. A combination of multi-family and single
family attached (townhouse) residential is envisioned
along the south edge of the central open space
(golf course area), extending the residential edge
of the open space. This residential completes the
expanded resident base of the Corridor and provides
a critical mass of residents to sustain active
commercial, recreational, and civic uses within the
corridor.
STAGE METRICS & FISCAL IMPACT
Retail Space Office Space Residential
33,200 72,000 639
sqft sqft Dwelling Units
81 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
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Stage 3 proposes new development of 33,200
square feet of retail space to meet demand from the
local office park and residents. Consistent with the
assumptions for occupancy and demand, new retail
development will generate an estimated $9.6 million
in sales.
Applying comparable values from neighboring
communities to the new development proposed
in Stage 3 will provide an estimated $50 million in
market value.
Retail sales Jobs
$9.6 M 350$50 M
Market Value
Economic models project that the new development
in Stage 3 could generate approximately 350 jobs.
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I4PART RECOMMENDATIONS &
IMPLEMENTATION STRATEGY
RECOMMENDATIONS 85
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RECOMMENDATIONS
RECOMMENDATIONS AND ACTION
STEPS
The Village of Buffalo Grove should provide its
commitment and support to the Plan by undertaking
regulatory, communication, and planning initiatives.
Moreover, the Village should anticipate and
support infrastructure improvements that create
an enhanced multi-modal network throughout the
Corridor.
Recommendation 1: Continue to engage with
the Buffalo Grove community about the Plan.
Buffalo Grove should continue to undergo efforts to
advertise the Plan and its content. It is important for
future investors, property owners, businesses, and
other stakeholders in the Corridor to understand
the Plan’s Vision, recommendations, and trajectory
for implementation. Moreover, it is important for
the community to see their input and contributions
culminate in a strategy and plan that effectively
incorporates their thoughts and ideas.
Action Steps:
A. Announce and advertise the Plan to
the Village of Buffalo Grove community.
The Village should utilize various
communication channels to announce the
Plan’s approval.
B. Make the plan available online and advertise
the availability and contact information of
Village staff to address questions and
comments.
C. Meet with residents, businesses, key property
owners, institutions, and others in the Corridor
to review the Plan, discuss future
improvements, and work together for a shared
future.
Recommendation 2: Integrate the Lake Cook
Market Study and Plan into the current and future
Comprehensive Plans. The Lake Cook Corridor
Plan should be considered as an amendment to
Buffalo Grove’s existing 2009 Comprehensive
Plan. This process should also include updating the
Comprehensive Plan’s Future Land Use Map to reflect
the land uses and development recommendations
in the Lake Cook Corridor Plan. Adopting this
plan as part of Buffalo Grove’s Comprehensive
Plan will ensure consistency and clarity amongst
documents intended to guide long-term planning and
development. As the Village looks to undergo a new
Comprehensive Plan in the near future, Buffalo Grove
should weave the Lake Cook Corridor Plan’s vision
and recommendations into the new plan.
Action Steps:
A. Amend Buffalo Grove’s current Comprehensive
Plan (2009) with the Lake Cook Corridor Plan.
B. Integrate the Lake Cook Corridor Plan as part
of the forthcoming Comprehensive Plan and
establish the Lake Cook Corridor as one of the
several key sub-areas in the community.
To implement the Vision set forth in the Plan, the
Village should undertake the recommendations and
action steps. These recommendations and action
steps can be grouped under four main categories:
Village Commitment
The Village of Buffalo Grove should provide its
commitment and support to the Plan by undertaking
regulatory, communication, and planning initiatives.
Moreover, the Village should anticipate and
support infrastructure improvements that create
an enhanced multi-modal network to, from and
throughout the Corridor.
Leverage Market Opportunities
The Village of Buffalo Grove should leverage market
opportunities to spur development/redevelopment
within the Corridor that aligns with the Plan.
Create Corridor Identity and Brand
The Village of Buffalo Grove should create an
identity and brand for the Corridor that reflects
the uses and environment in the Corridor. The new
identity and brand would signal a new chapter for
the Corridor.
VILLAGE COMMITMENT
Enhance Sustainability and Quality of Life
The Village of Buffalo Grove should enhance
sustainability and quality of life in the Corridor.
These efforts focus on the Corridor’s natural
resources and environment along with the health,
happiness and well-being of current and future
Buffalo Grove residents.
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Recommendation 3: Consider amending zoning and
associated building and design regulations to help
achieve the Vision. Buffalo Grove should explore
amending various regulations to help codify the
Vision for the Corridor.
Action Steps:
A. Consider amendments to the zoning
ordinance or utilize existing zoning tools to
help implement the Vision. Specific actions
may include:
• Exploring a form-based code or
form-based elements.
• Introducing overlay zones
and/or creating a better defined
Planned Unit of Development (
PUD).
B. Evaluate and potentially modify parking
requirements to align with the Plan.
C. Review and potentially modify the sign code
to ensure consistency with the Plan.
Recommendation 4: Plan and budget for capital
improvements. The Village should appropriately plan
for any capital improvements associated with the
Vision.
Action Steps:
A. Modify and update, as needed, the
Capital Improvement Plan (CIP) to reflect the
recommendations of the Plan.
B. Perform financial analysis to determine
potential options for funding improvements.
Options may include but not exclusive to pay-
as-you go, debt financing, payment-in-kind.
Recommendation 5: Support an interconnected
corridor street grid that extends to the adjoining
major streets and collectors. The Vision’s
fundamental accessibility component is its
new interconnected street grid network. This
network includes three new roads as well as three
road reconnects/extensions to provide greater
accessibility to, from and around the Corridor. As
development/redevelopment plans for the Corridor
are presented for approval, Buffalo Grove should
be sure to support a project that implements an
improved street grid network. In doing so, the Village
should explore options regarding the jurisdiction,
ownership, and maintenance of the new and
redesigned roads and work with partners in aligning
any new or improved intersections.
Action Steps:
A. Review development and redevelopment
plans for the inclusion of an improved street
grid network consistent with the Plan.
B. Explore jurisdictional options for the
ownership
C. Ensure future development provides the
necessary right-of-way (ROW) dedication
needed to accommodate for future
improvements.
D. Ensure future development provides the
necessary right-of-way (ROW) dedication
needed to accommodate for future
improvements.
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Recommendation 6. Work with transportation
partners on the Lake Cook Road expansion. The
Lake Cook Road expansion is a Cook County
transportation project. Although this project is
not under Buffalo Grove’s jurisdiction, the Village
should work with its partners in the preparation and
implementation of the expansion.
Action Steps:
A. Continue to work with the County on future
roadway projects and ensure the necessary
right-of-way (ROW) is provided.
B. Review Lake Cook Road expansion plans for
the inclusion of pedestrian of bicycle
accessibility to the Corridor, which could
include but are not exclusive to crosswalks
and traffic calming measures.
Recommendation 7: Explore opportunities to
enhance connections to the Corridor from public
transit centers. As the Corridor develops/redevelops,
the Village should collaborate with transportation
partners as well as businesses within the Corridor
to explore providing additional accessibility from
established transportation centers such as the
Buffalo Grove and Prairie View Metra Stations.
Action Steps:
A. Work with transportation partners (Pace and
the RTA) and businesses within the Corridor to
assess the demand for connections to the
Corridor from established Metra Stations.
B. Explore modified Pace routes, utilization of
Pace’s Vanpooling Programs, and/or promoting
other appropriate programs to provide
connections from established transportation
centers such as Buffalo Grove and Prairie View
Metra Stations.
C. Improve pedestrian networks and
infrastructure to enhance the “last mile,” or the
final leg of the commute from a transit/bus
stop/drop off-point to the final destination.
LEVERAGE MARKET OPPORTUNITIES
The Village of Buffalo Grove should leverage market
opportunities to spur development/redevelopment
within the Corridor that aligns with the Plan.
Recommendation 8: Engage the development
community. The Plan should be communicated
and marketed to the development community to
convey Buffalo Grove’s vision and commitment to the
Corridor’s future.
Action Steps:
A. Reach out to the development community to
present and discuss the Plan.
B. Create a “road show” to present the Plan
at broker/development offices as well as to
other interested groups.
C. Showcase the Plan at developer industry
events.
Recommendation 9: Explore ways to facilitate the
assemblage of properties, foster redevelopment of
the Corridor, and accommodate new development
and connectivity opportunities within the existing
developed areas.
Action Steps:
A. Work with key property owners to better
understand their future intentions.
B. Explore Public Private Partnership (3P)
opportunities to encourage the development/
redevelopment of key areas of the Plan.
C. Prioritize key parcels identified in Stage 1(Town
Center and Chase Plaza).
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Recommendation 10: Explore economic
development incentives. Development/
redevelopment sites may have challenges that require
economic development incentives to encourage
development based upon fiscal impact and return
on investment analyses. If appropriate, Buffalo
Grove should explore such opportunities and size
them appropriately. A list of common economic
development incentive tools includes:
Common Economic Development Incentives
•Tax-Increment Financing (TIF) District
•Special Service Area (SSA)
•Business District (BD)
•Property Tax Abatement
•Sales-Tax Sharing
Action Steps:
A. Evaluate the need and potential for economic
development incentives to facilitate projects
that implement the Vision and ensure market
competitiveness.
B. Consider conducting feasibility studies for
specific economic development tools including
but not limited to: Tax-Increment Financing
(TIF) District and/or Business District.
C. Establish a team that would include legal,
financial, and development specializations to
carry out the evaluation and development (if
needed) of incentives.
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Recommendation 13. Create a prominent unified
streetscape design. The Corridor could benefit
from a consistent streetscape design that is
provides vibrancy as well as identity to the area.
This streetscape would focus on the appearance
of buildings and their architecture as well as
associated streetscape elements such as gateway
signage, landscaping, and lighting.
Action Steps:
A. Explore developing unified design
criteria for the Corridor and incorporating
the recommendations into Buffalo Grove’s
Appearance Plan.
B. Review the future plans for the inclusion of
landscaping, lighting, benches, gateway
signage, and wayfinding signage that
provide a unified design.
Recommendation 14. Consider incorporating art
in public spaces. Visual arts can provide identity,
local culture, and color to the open spaces in the
Corridor. The Village should work with local partners
to utilize these open spaces as a platform for
public arts, which can include but are not limited to
sculptures, murals, and mosaics.
Action Steps:
A. Explore opportunities to display public
art to help activate public spaces through
collaboration with local partners.
Recommendation 11. Consider leveraging existing
healthcare base to create a health and wellness
district. The Corridor currently has an existing
base of healthcare and medical users, however the
Village should explore the creating of a more defined
district. This health and wellness district could
include a wide range of retail healthcare including
fitness, nutrition, as well as basic and specialized
healthcare and regional facilities.
Action Steps:
A. Reach out to brokers and other
representatives in the health and wellness
field to explore interest and market depth for
such a district.
CREATE CORRIDOR IDENTITY AND
BRAND
The Village of Buffalo Grove should create an identity
and brand for the Corridor that reflects the uses and
environment in the Corridor. The new identity and
brand would signal a new chapter for the Corridor.
Recommendation 12: Establish a brand for the
Lake Cook Corridor. Create a brand for the Lake
Cook Corridor that would help establish identity and
be used in the Corridor’s physical features as well as
marketing materials.
Action Steps:
A. Work to develop a brand for the Corridor
that would represent its uses and importance
to the Village.
B. Integrate this brand throughout the Corridor
especially in signage and other gateway
features as well as in marketing materials.
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Recommendation 17: Consider incorporating traffic
calming measures along new and redesigned roads.
To help minimize volume, speed, and potential use
as a cut-through, traffic calming measures should
be explored where appropriate. Such measures also
have the added benefit of creating a more pedestrian
and bicycle-friendly environment.
Action Steps:
A. Work with developers and traffic engineers to
integrate a right-of-way (ROW) consistent
with this Plan.
B. Collaborate with transportation partners to
install additional traffic lights and potential
stop signs and other measures as warranted
and/or as identified in this Plan.
C. Explore strategically placing traffic calming
measures such as chicane or roadway
narrowing as future development occurs.
Recommendation 16: Future development
should mitigate impact on floodplains, improve
stormwater capacity, and minimize flooding risk
to the surrounding residential and commercial
development.
Action Steps:
A. Ensure that all new development complies
with stormwater regulations and provide the
necessary infrastructure to improve
stromwater capacity and reduce flooding risk.
B. Encourage new development in the Corridor
that could reduce downstream flood impacts.
C. Encourage new developments to feature
green infrastructure and natural storm water
filtration strategies.
D. Incorporate flood-scape strategies to
accommodate storm water control strategies
in public spaces while accommodating usable
open space and recreation.
ENHANCE SUSTAINABILITY AND
QUALITY OF LIFE
The Village of Buffalo Grove should enhance
sustainability and quality of life in the Corridor.
These efforts focus on the Corridor’s natural
resources and environment along with the health,
happiness and well-being of current and future
Buffalo Grove residents.
Recommendation 15: Maintain flexibility in
planning, design and development of open
spaces. A key component of the Corridor’s Vision is
maintaining flexibility with the existing golf course.
The Village should continue its discussion regarding
this space and proceed accordingly.
Action Steps:
A. Continue with analyses regarding the future
operations and use of the golf course.
B. Align future development and programming
of the Corridor with the outcomes of golf
course analyses.
C. Collaborate with Park District and Lake
County Forest Preserve District regarding
ownership, programming, and connections
for existing and potential open spaces in and
around the Corridor.
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Recommendation 18: Enhance the Corridor’s
walkability. Walkability is a key component of the
Vision for the new Village Plaza as well as with the
rest of the Corridor. Enhancing the walkability of the
Corridor will result in an economic benefit as well as
an enhancement to accessibility.
Action Steps:
A. Review all future plans for an inclusion of a
comprehensive sidewalk/pedestrian
path system that connects to the surrounding
neighborhoods and the Village’s larger
sidewalk network.
B. Develop a unified streetscape treatment
within the Corridor consisting of evenly
spaced right-of-way trees, pedestrian scale
lighting, shrubbery and hedges, flower beds,
way-finding signage, and other pedestrian-
oriented improvements.
C. Strengthen and enhance crosswalks
throughout the Corridor to improve
pedestrian orientation and safety. Primary
crosswalks should be constructed with
different materials and colors than the street,
such as stamped and painted concrete, to
enhance their visibility and improve the
streetscape.
Recommendation 19: Improve bicycle accessibility
within the Corridor. To complement walkability,
the Corridor should also be a bicycle-friendly
environment.
Action Steps:
A. Ensure all proposed plans complete the
existing bicycle network in the Corridor and
connect with larger existing bicycle networks
and infrastructure. Special attention should
be paid to providing access to adjoining forest
preserves, public parks, neighborhoods,
employment centers, retail areas, and
community/ civic facilities.
B. Provide appropriate signage and maps to for
trail connections and networks.
C. Consider grade separated (bridge or tunnel)
connections for the pedestrian and bicycle
pathway system across major arterial
roadways with a primary focus on Lake Cook
Road.
D. Collaborate with the Lake County Forest
Preserve District regarding the possibility
of establishing a trailhead within the Corridor
that would connect to the Forest Preserve.
Recommendation 20: Continue to collaborate with
Park District to optimize open space opportunities
as they arise. The redevelopment/development of
the Corridor will result in opportunities to maximize
the quantity and/or quality of open space in Buffalo
Grove. The Park District has been involved in the
Lake Cook Corridor Plan and has provided valuable
input in its development. The Village should continue
to work with the Park District as opportunities for
open space optimization arise.
Action Steps:
A. As opportunities arise, discuss programming
and space utilization for East Emrich Park,
connections and programming with Willow
Stream Park, programming and trail
connections in new pocket parks or plazas, as
well as larger open spaces.
Recommendation 21. Explore fostering
recreational use and community health in the
design and development of open spaces. As open
space opportunities arise during the course of the
Corridor’s development/redevelopment, the Village
should consider potential designs and uses that
promote community health and recreational uses.
Such uses could include edible gardens, fitness
trails, and open-air markets.
Action Steps:
A. Explore fostering recreational use and
community health in the design and
development of open spaces through
partnerships with the Buffalo Grove Park
District and other partners.
Recommendation 22. Encourage civic and other
community uses within the Corridor. Civic and
other community uses can enhance Corridor’s
identity and vitality.
Action Steps:
A. Continue with the Buffalo Grove Facilities
Plan evaluation process.
B. Explore opportunities for library, public arts,
recreation or other civic uses within the
Corridor to activate public spaces and provide
community use of the district.
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•Engage Community
•Amend Comprehensive Plan
•Amend Zoning Regulations
•Capital Improvement Planning
•Support Street Grid
•Lake Cook Road Expansion
•Enhance Connections
VILLAGE
COMMITMENT
•Market the Plan
•Facilitate Property Assembly
•Explore Incentives
•Health and Wellness District
LEVERAGE
MARKET
OPPORTUNITIES
•High-quality Open Space
•Enhance Stormwater
Management
•Traffic Calming
•Expand Walkability
•Bicycle Accessibility
ENHANCE
SUSTAINABILITY AND
QUALITY OF LIFE
•Establish a Brand
•Create unified streetscape
•Art in Public Spaces
•Update the Appearence Plan
•Wayfinding and Gateway
Signage
CREATE CORRIDOR
IDENTITY AND
BRAND
Lake Cook Corridor Market Study and Plan I 92DRAFT I 2.3.b
Packet Pg. 157
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L AKE-COOK C ORRIDOR
93 I Lake Cook Corridor Market Study and Plan I DRAFT 2.3.b
Packet Pg. 158
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LINK TO THE DRAFT PLAN CAN BE FOUND BY
CLICKING BELOW:
Draft Lake Cook Corridor Market Study and Plan
(Please note that this link is being hosted on an external website. If you are having issues viewing,
please contact Community Development staff at 847-459-2530)
2.3.c
Packet Pg. 159
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IL ROUTE 22
BAR
CLAY BLVD
W DUNDEE RD
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MCHENRY RD
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N B U FFAL O G R O V E R D
W LAKE COOK RD
N PRAIRIE RD
N ARLINGTON HEIGHTS RD
N WEILAND RD
LAKE COOK RD
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R2R1
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LONG GROVE
WHEEL IN G
AR LINGTON HEIGHTS
VERN ON HILLS
LINCOL NSHIRE
RIVERWOOD S
BUFFALO GROVE METRA STATION
PRAIRIE VIEW METRA STATION
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2322212019111817101612131415
Last Updated: 2/17/2016
Zoning Legend
Residential District
RE : On e Fa mily Dwelling Dist rict
R1 : One Famil y Dwell ing Distr ict
R2 : One Famil y Dwell ing Distr ict
R3 : One Famil y Dwell ing Distr ict
""""""""""""
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""""""""""""R3 - A : One Fam ily Dwe lling Distr ict
R4 : One Famil y Dwell ing Distr ict
R4 - A : One Fam ily Dwe lling Distr ict
R5 : One Famil y Dwell ing Distr ict
R5 - A: One Fami ly Dwel ling Distr ict
R6 : One Famil y Dwell ing Distr ict
R6 - A : One F amily Dwelling Dist rict
R7 : One and Two Family Dwellin g District
R8 : Mul tiple Family Dwellin g Distr ict
R9 : Mul tiple Family Dwellin g Distr ict
R9 - A : Mu ltiple Family Dwelli ng District
Bus iness Dis tri ct
B1 : Business Dist rict, Limite d Reta il
B2 : Business Dist rict, General Reta il
B3 : Planne d Business Cen ter Di strict
B4 : Business Ser vices an d W holesale District
B5 : Town Cente r Busine ss District
Office and Industrial District
I : Indust rial Dist rict
MUPD : Mixe d Use Plann ed Unit De velopme nt District
O & R : Office and Rese arch Dist rict
Map Legend
I2 Metra Station
Vi llage Boundary
Parcel
Railroad
Roadways
Unincorporated
´Village of Buffalo Grove Zoning Map
0 0.8 1.60.4 Miles
PARKS
APPLE HILL PARK…J 15APTAKISIC PARK…G 15BICENTENNIAL PARK…H 8BISON PARK…B 9CAMBRIDGE PARK…B 13CAMELOT CORNER PARK…H 9CANTERBURY PARK…K 11CHERBOURG PARK…F 13CHILDREN'S PARK…G 7CHURCHILLPARK…I 11COOPER PARK…D 8EMMERICH EAST PARK…D 12EMMERICH PARK…D 11GREEN LAKE PARK…G 11IVY HALL PARK…F 8KILMER PARK…C 12LIONS PARK…C 9LONGFELLOW PARK…C 8MIKE RYLKO COMMUNITY PARK…G 11MILL CREEK PARK…A 8MIRIELLE PARK…I 14NICOLE PARK…F 8NORTHWOOD PARK…E 16OLD FARM PARK…G 13PARKCHESTER PARK…F 15PRAIRIE GROVE PARK…I 13ROLLING HILLS NORTH PARK…J 10ROLLING HILLS PARK…I 10TARTAN PARK…F 14TWIN CREEKS PARK…H 11WEIDNER PARK…D 9WESTCHESTER PARK…H 12WILLOW STREAM PARK…E 10WINDSOR RIDGE PARK…C 10WINFIELD PARK…C 7WOODLAND PARK…J 10
SCHOOLS
APTAKISIC JUNIOR HIGH SCHOOL…G 15BUFFALO GROVE HIGH SCHOOL…C 8BUFFALO GROVE MONTESSORI SCHOOL…B 12COOPER MIDDLE SCHOOL…D 8EARL PRITCHETT ELEMENTARY SCHOOL…E 15HENRY W. LONGFELLOW ELEMENTARY SCHOOL…C 8IVY HALL MIDDLE SCHOOL…F 8JOYCE KILMER ELEMENTARY SCHOOL…C 12MERIDIAN MIDDLE SCHOOL…I 13PRAIRIE ELEMENTARY SCHOOL…H 10SAINT MARY SCHOOL…E 12THE GROVE MONTESSORI SCHOOL…F 7TRIPP ELEMENTARY SCHOOL…F 13TWIN GROVES JUNIOR HIGH SCHOOL…J 10WILLOW GROVE ELEMENTARY SCHOOL…F 9
MUNICIPAL FACILITIESALCOTT CENTER…D 10ARBORETUM GOLF COURSE…J 12, K 10BUFFALO GROVE FIRE STATION #25…B 10BUFFALO GROVE FIRE STATION #26…G 13BUFFALO GROVE FIRE STATION #27…J 12BUFFALO GROVE GOLF COURSE…E 10BUFFALO GROVE FITNESS CENTER…G 10BUFFFALO GROVE METRA STATION…G 16RAUPP MEMORIAL MUSEUM…G 9
1ST ST…K 13AABBOTT CT…H 15ABERDEEN CT…F 13ACACIA CT N…K 9ACACIA CT S…K 9ACACIA TER…K9-10ACORN PL…J 12ALDEN LN…G 8ALSACE CIR…F 12ALSACE CT…F 12AMHERST CT…G 8ANDERSON LN…G 6ANTHONY CT…B 14ANTHONY RD…B 13-14APPLE HILL CT SOUTH…J 15APPLE HILL LN…J 14-15APPLETREE CT…E 8ARBOR CT…D 10ARBORGATE LN…E 8, F 8ARLINGTON HEIGHTS RD…G 7ARLYD RD…I 14ARMSTRONG CT N…E 16ARMSTRONG DR…E 13-17ASBURY DR…H 17-18ASHFORD CT…A 10ASHLAND CT…E 8ASPEN CT…F 8ASPEN DR…F 8, G 8AUBURN LN…E 8, F 13AUTUMN CT…G 13AVALON CT N…J 14AVALON CT S…I 14AVALON DR…I 14, J 14
BBANBURY LN…G 9BANK LN…E 13BANYAN TREE LN…J 11BARCLAY BLVD…G 18, H 18BAYBERRY DR…K 10BEACON CT…A 10BEDFORD CT…G 7BEECHWOOD CT…C 9BEECHWOOD CT W…C 8BEECHWOOD RD…C 8-9BELAIRE CT…D 9BELAIRE DR…D 9BELMAR CT…G 9BELMAR LN…G 8-9BENTLEY PL…G 14-15BERKLEY CT…H 13BERNARD CT…D 8BERNARD DR…D 7-13BEVERLY LN…I 10BIRCHWOOD CT N…J 10BIRCHWOOD CT S…I 10, J 10BIRCHWOOD LN…I 10-11, J 10BLACKTHORN DR…K 12BLOSSOM CT…E 8BLUE ASH DR…K 10-11BORDEAUX CT E…H 10-11BORDEAUX CT W…H 10BOXWOOD LN…B 9-10BRADLEY RD…C 11BRANDYWYN CT…G 10BRANDYWYN CT N…H 10BRANDYWYN LN…G 10, H 10, I 10-11, J 12-13BRENTWOOD CIR…B 11BRISTOL LN…G 6-7BRITTANY LN…F 7BRUCEWOOD DR…D 12BRUNSWICK DR…E 13BUCKINGHAM LN…E 13BUCKTHORN CT…E 15BUCKTHORN TER…E 15-16BUNESCU CT…G 6BUNESCU LN…G 6BURNT EMBER CT…E 8BURNT EMBER LN…E 8, F 8BUSCH PKWY…G 17-20BUTTERNUT DR…K 11-12
CCAMBRIDGE DR…B 14, C 14CAMDEN CT…G 6CAMERON WAY…C 7CAREN CT…H 10CAREN DR…H 10-11CARLTON PL...F 8CARLYLE CT…J 13CARLYLE LN…J 13CARMAN AVE…F 17CARRIAGEWAY DR…A 10CARRY LN…F 9CASTLEWOOD LN…E 9, F 8-9CEDAR CT N…I 11CEDAR CT S…I 11CHAMBOURD DR…J 15CHAPEL OAKS DR…K 12CHARLES CT…B 14CHASE CT…G 6CHATEAU DR…E 11CHATHAM CIR…C 9CHAUCER WAY…H 10-9CHECKER DR…E 8-9, F 9-10, G 9-10CHECKER RD…E 7CHELSEY ST…J 14, K 14CHENAULT RD…C 11-12CHERBOURG CT N…F 12CHERBOURG CT S…F 12CHERBOURG DR…F 12CHERRYWOOD RD…D 10CHESTNUT CT E…J 13CHESTNUT CT W…J 13CHESTNUT TER…J 12-13CHEVY CHASE DR…E 21CHICORY CT…E 14-15CHICORY LN…E 14-15CHURCH RD…D 11, E 12CHURCHILL CT…G 14CIRCLE DR…E 12CLARET DR…E 11CLEARVIEW CT…G 14CLOHESEY DR…F 8CLOVERDALE CT…G 8COBBLER LN…G 14-15COBBLESTONE CT…F 14COBBLESTONE LN…F 14COLUMBUS PKWY…E 21COMMERCE CT…F 16, G 16COMMON WAY…F 12COOPER CT…G 6COPPERWOOD DR…H 12-13CORPORATE GROVE DR…G 17-18COTTONWOOD RD…D 10COUNTRY LN…D 8-9COUNTRYSIDE DR…C 6COURTLAND DR…G 8COVENTRY CT…I 11COVENTRY LN…I 10-11COVINGTON TER…B 11-12CRAB APPLE TER…J 12CRESTVIEW TER…D 12CROFTON LN…B 10CROSSFIELD CT…H 13CROWN POINT CT…F 11
CROWN POINT DR…F 11CUMBERLAND CT…G 14CUMBERLAND LN…G 14CYPRESS CT…K 9
DDANNET CT…G 9DANNET RD…G 9DARTMOUTH LN…E 16DAULTON CT…K 11DAULTON DR…K 11DAYBREAK TER…J 14DAYTON CT…G 9DAYTON RD…G 9DEERFIELD PKWY…G 10-20DELLMONT CT…G 13DEVLIN RD…G 9DEVONSHIRE RD…G 9DEVONWOOD CT…H 13DIANE DR…C 12, D 12DOGWOOD TER…E 15DORNCLIFF LN…F 9DOVER CT…I 10DOWNING RD…B 13-14DUNDEE PKWY…C 11-12DUNHAM LN…G 9DUNHILL DR…F 13DUNSTAN LN…K 11
EE CANTERBURY LN…G 14E DUNDEE RD…C 13-15E FABISH DR…G 14E FOX HILL DR…F 13-14E LAKE COOK RD…D 15-22, E 12-14EASTWOOD LN…E 16EDENVALE DR…I 14EDGEMERE RD…I 9-10ELMWOOD DR…C 10, D 10ENGLISH OAK TER…I 11ESSINGTON LN…F 9, G 9ESTATE DR…C 9, D 9ESTONIAN LN…G 21ETON CT…B 13EUCLID CT…H 12EVERGREEN PL…C 10
FFABISH CT…G 14FAIRFAX LN…G 6-7FARNSWORTH LN…G 6FARRINGTON CT…F 11FARRINGTON DR…F 10-11FERNDALE CT…E 14FOREST PL…D 12-13FORESTWAY CT…C 8FORESTWAY DR…C 8FOX CT E…F 14FOX CT W…F 13FOXFORD DR…K 11FRANCES CT…C 12, D 12FRANKLIN LN…G 7FREMONT CT E…G 7FREMONT CT W…G 7FREMONT WAY…G 6-7
GGAIL DR…G 10, H 10GARDENIA LN…F 11GLENDALE RD…C 12, D 12-13GOLFVIEW TER…C 12-13GREEN KNOLLS DR…G 10, H 10GREENRIDGE RD…B 10GREENWOOD CT…D 10GREGG LN…C 12, D 12GROVE DR…C 7
HHACKBERRY CT E…J 10HACKBERRY CT W…J 10HALF DAY RD…J 10, J 14-15HAPSFIELD LN…C 10HARRIS CT…F 11HARRIS DR…F 11, G 7HARVARD LN…B 13HARVEST CIR…G 13HASTINGS DR…E 17HASTINGS LN…E 16HAWTHORN RD…C 10-12HAZELWOOD TER…E 15, F 15HEATHERDOWN WAY…H 9-10HERITAGE PL…G 7HIAWATHA DR…C 11, D 11HICKORY DR…D 10HICKS RD…H 6HIDDEN LAKE DR…G 11-12, H 12HIGHLAND GROVE CT N…G 13HIGHLAND GROVE CT S…F 13HIGHLAND GROVE DR…F 13-14, G 13-14, H 14HILL CT E…F 14HILL CT W…F 14HILLDALE LN…G 13HOBSON DR…G 13HOLLYSTONE LN…F 9HORATIO BLVD…E 15-16, F 15
IIL ROUTE 53…H 5INDIAN CREEK CT…L 13INDIAN CREEK DR…L 13INDIAN HILL DR…D 8INDIAN HILLS DR…D 8-9INDIAN SPRING LN…F 9, G 9INVERRARY LN…E 17-21IRONWOOD CT…J 12IVY HALL LN…G 8-9
JJACOBS CT…G 12JERSEY C…H 14JOEL LN…F 15JOHNSON DR…E 17-21JORDAN TER…I 13JOSEPH CT…H 14JUNIPER CT…D 10
KKATHERINE CT…C 8KENDALL CT…G 12KENT LN…H 9KINGSBRIDGE WAY…H 9-10KINGSTON DR…K 11KNIGHT HILL CT…E 8KNOLLWOOD CT E…H 9KNOLLWOOD CT N…H 9KNOLLWOOD CT S…H 9KNOLLWOOD CT W…H 8KNOLLWOOD DR…H 8-9KRAUSE DR…F 17
LLAKE BLVD…B 13-14LAKEVIEW CT…E 11LAKEVIEW DR…E 11LAMONT TER…H 11LARCHMONT DR…H 8LARRAWAY DR…G 11
LASALLE CT…H 11LASALLE LN…H 10-11LAUREN LN…C 13, D 13LAWN CT…H 14LE JARDIN CT…E 15LE PARC CIR…E 15-16LEE CT…G 6LEHIGH LN…A 9-10, B 10LEIDER LN…H 17LEXINGTON DR…E 16LILAC LN…E 16LINCOLN TER…D 11LINDEN AVE…E 21LIVE OAK LN…J 11LOCKWOOD CT E…G 11LOCKWOOD CT W…G 11LOCKWOOD DR…G 11, H 11LOGSDON LN…H 8LONDON CT…I 10LONG BEACH DR…E 22-23LONGRIDGE CT…G 13LONGWOOD CT…C 8-9LONGWOOD DR…C 8-9LUCINDA DR…G 10LYON CT…H 10LYON DR…H 11
MMACARTHUR CT…C 11MACARTHUR DR…C 11MADIERA CT…J 15MADIERA LN…J 15MADISON CT N…H 14-15MADISON CT S…H 14MADISON DR…H 14-15MAGNOLIA CT E…J 11MAGNOLIA CT W…J 11MANCHESTER CT…E 11-12MANCHESTER DR…E 11MANOR DR…E 11-12MAPLE DR…D 10MARGATE DR…H 13-14MARQUETTE PL…E 21MARSEILLES CIR…F 12MARVINS WAY…G 15MARY BELLE CIR…E 14MARYLU LN…D 11MAYFAIR CT…C 11MAYFAIR LN…C 10-11MAYFLOWER CT E…H 9MAYFLOWER CT W…H 8MELINDA LN…D 11MERIDIAN WAY…I 13MIDDLESEX CT…B 15MILL CREEK DR…A 9-10, B 9-10MILLBROOK DR…J 16MILLER LN…B 9MILWAUKEE AVE…E 21-22, G 20MIRAMAR CT…I 14MIRAMAR LN…I 14MISTY WOODS RD…K 12MOHAWK CT…C 11MOHAWK TRL…C 12-13MORNINGSIDE LN E…G 13MORNINGSIDE LN W…G 12MULBERRY CT…C 10
NN ARLINGTON HEIGHTS RD…E 7-8, F 7, G 7, H 8N BUFFALO GROVE RD…E 12, F 11-12, G 11-12, H 11-12, I 11, J10-11, K 11-12, L 13N EASTON AVE…J 12N ELIZABETH AVE …F 16N FLORENCE AVE …F 16N HORATIO BLVD …F 15N IL ROUTE 83 …F 12N MAIN ST…J 13, K 13N MCHENRY RD…E 12-13, F 11-12, G 7-10N MILWAUKEE AVE…E 22N PET LN…I 14N PRAIRIE RD…I 13, J 13N RAPHAEL AVE…F 16N RIVERWALK DR…E 22N ROADWAY LN…H 15N WEILAND RD…E 14, F 14-15, G 15, H 15N WELLINGTON CT…G 14N WILLIAM AVE…F 16NEWFIELD CT…H 12NEWFIELD DR…H 12-13NEWGATE CT…H 14-15NEWPORT CT…G 7NEWTOWN CT E…F 14NEWTOWN CT W…F 14NEWTOWN DR…F 14-15NORTHGATE PKWY…E 19
OOAK CREEK DR…C 12OLD ARLINGTON CT…B 9OLD ARLINGTON HEIGHTS RD…B 9OLD BARN CT…G 12OLD BARN RD…G 12OLD CHECKER CT…E 9-10OLD CHECKER RD…E 9-13OLD MCHENRY RD…H 6OLD OAK CT…C 12OLD OAK DR…C 12-13OLD POST DR…B 10OLD WEILAND RD…H 15OLIVE HILL DR…I 13ORCHARD LN…K 13OSAGE LN…E 15OVERVIEW DR…J 14OXFORD DR…H 8
PPALAZZO CT…J 15PALAZZO DR…J 15PALMGREN CT…B 14PARK AVE…K 13PARK VIEW TER…B 11PARKCHESTER RD...F 15PARKER LN…G 8PARKSIDE DR…G 12PATTON DR…C 11PAULINE AVE…E 12-13, F 13-16PENNY LN…F 8PINEHURST LN…F 14PINETREE CIR N…G 12PINETREE CIR S…G 12PINYON PINE CT N…K 12PINYON PINE CT S…K 13PLUM GROVE CIR…D 8-9POPLAR CT…C 10PORT CLINTON CT E…L 9PORT CLINTON CT W…L 9PORT CLINTON RD…K 10-11PRAGUE AVE…E 21PRAIRIE LN…F 14PRAIRIE RD…I 13, J 13-14, K 13-14, L 13PROVIDENCE LN…G 7
QQUAKER HOLLOW CT N…H 15QUAKER HOLLOW CT S…H 15
R
RACHEL LN…C 6RADCLIFFE RD…A 9, B 9RAINTREE CT…K 10RAINTREE RD…K 10RANCH VIEW CT…G 8RAPHAEL AVE…F 16RAUPP BLVD…C 11-12, D 11RAYMOND RD…E 14RED BUD PL…E 14-15RED OAK CT…C 10REGENT CT E…D 8REGENT CT W…D 8REGENT DR…C 8-9, D 8RIDGEFIELD LN…G 9RIDGEWOOD LN…E 15RIVER GROVE CT…L 14RIVER GROVE LN…L 14RIVER OAKS CIR E…L 14RIVERWALK DR…E 22ROBERTA CT…C 13ROLLING HILLS CT…H 12RONNIE DR…H 11ROSE BLVD…C 6-7ROSE CT E…C 7ROSE CT W…C 7ROSEWOOD AVE…D 11ROSLYN CT E…K 13ROSLYN LN E…K 13RUSSELLWOOD CT…G 15
SS ARLINGTON HEIGHTS RD…B 7, C 7, D 7S BUFFALO GROVE RD…B 12-13, C 13, D 12-13S NAVAJO TRL…C 13, D 13S WELLINGTON CT…G 14SAINT MARY'S PKWY…D 9-13SANDALWOOD CT…K 10SANDALWOOD RD…K 10SANDHURST CT…G 13SANDHURST DR…G 13SARATOGA LN…A 9, B 9-10SATINWOOD CT N…J 11SATINWOOD CT S…J 11SATINWOOD TER…I 11, J 11SAXON PL…B 14SAYBROOK LN…G 7SCOTTISH PINE CT…K 10SELWYN LN…B 13-14SHADY GROVE LN…F 10, G 10SHAMBLISS CT…G 6SHAMBLISS LN…G 6SHERIDAN CT…I 9SHERIDAN RD…I 9-10SILVER LINDEN LN…I 11SILVER ROCK LN…F 10, G 10SOMERSET LN…F 13SPRINGSIDE CT…E 9SPRINGSIDE LN…E 9, F 9-10STANFORD LN…A 10STANTON CT E…H 14STANTON CT W…H 14STANTON DR…H 14STEEPLE DR…E 13-14STILLWELL DR…C 11STONEBRIDGE LN…B 9STONEGATE CT…D 9STONEGATE RD…D 8-9STRADFORD CIR…C 9STRATHMORE CT…C 7SUMMER CT…I 9SUNRIDGE LN…F 13SUSSEX CT…B 15SYCAMORE RD…C 10
TTAYLOR CT…J 14TERRACE PL…D 8THISTLE CT…H 14THOMPSON BLVD…H 8-15THOMPSON CT…H 10, H 13THORNAPPLE CT…E 8THORNDALE CT…E 14THORNDALE DR…F 13-14THORNTON LN…B 9THORNWOOD DR…C 10THREE STATES BLVD…B 11-12TIMBERHILL RD…D 8-9, E 8TOULON DR…F 12TOWN PLACE CIR…E 12, F 12TOWN PLACE PKWY…E 12TRACE DR…C 7TREE FARM CT…I 9TRINITY CT…B 15TROTWOOD CT…G 13TWILIGHT PASS…F 10TWIN OAKS BLVD…I 10TWIN OAKS CT…I 10TWISTED OAK LN…F 8-9
UUNIVERSITY DR…B 13-14UNNAMED…E 12, F 18-19, G 18-19, G 7, J 12
VVERNON CT…C 10-11VERNON LN…C 10-11VILLA VERDE DR…B 7VILLAGE CT…H 14VINTAGE LN…E 11
WW APTAKISIC RD…H 12-14, I 10-12, I 15W ARLYD RD…I 14W BROCKMAN AVE…K 13W CANTERBURY LN…G 13W DEPOT PL…H 15W DUNDEE RD…B 9-12, C 12-13, C 7-8W EASTON AVE…K 13W FABISH DR…G 12-13W FOX HILL DR…F 12-13W HALF DAY RD…J 11-13W LAKE COOK RD…D 10-1212, D 7-9W PAULINE AVE…E 17, F 14-16W PORT CLINTON RD…K 11-12, K 9WAINWRIGHT PKWY…C 11WAKEFIELD CT…F 13WAKEFIELD LN…F 13WATERBURY LN…J 14WEDGEWOOD CT…K 9WEIDNER CT…C 10, D 9WEIDNER RD…C 9-10, D 9, E 9WEILAND RD…H 15WESTBOURNE LN…F 9WESTCHESTER CT…G 12WESTCHESTER RD…G 12, H 12WHISPERING OAKS CT…K 12WHISPERING OAKS DR…K 12-13WHITE BRANCH CT…G 14WHITE OAK LN…K 10WHITE PINE RD…C 10WHITEHALL CT…D 8WHITEHALL DR…D 8WHITNEY LN…H 12WILDFLOWER CIR…G 12WILLOW PKWY…J 11-13WILSHIRE CT…I 9WINDBROOKE DR…G 15-16
2.3.d
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03/7/2018
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, MARCH 7, 2018
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1. Consider an Amendment to Ordinance 2008-007 and Variation for an Electronic Message
Sign at 1701 Leider Lane (Trustee Ottenheimer) (Staff Contact: Chris Stilling)
Mr. James Cruz, Leider Greenhouses, 1625 Leider Lane, was present and sworn in.
Mr. Cruz reviewed the request. They are asking permission to upgrade their current sign
on the corner of Leider Lane and Aptakisic Road from a manual changeable copy sign to
an electronic message board.
Their current sign is out of style, time-consuming and labor-intensive to update, unreliable
(the individual letters often fall off), and lacking the curb appeal it once offered. The sign
is also set far away from their building so they have limited visibility from the street. The
current sign is about 20 years old. As part of their obligation to maintain the sign it is
necessary to update the style and brighten the lights.
This update would not change the location of the sign or alter its outer structure in any
way. They hope that an updated sign will attract new customers and make it easier for
existing ones to find their business.
Com. Goldspiel asked about the background colors of the electronic message board that
will be used. Mr. Cruz advised that they will use solid colors and there would not be
anything flashing on the sign. Com. Goldspiel asked about the colors that would be used.
Mr. Sheehan advised that examples are provided in the packet.
Com. Moodhe asked if only primary colors will be used on the background of the
electronic portion of the sign. There are 256 other colors. He also asked if the lettering
will be black. Mr. Cruz responded yes. Com. Moodhe noted that sometimes wind can
affect the look of the look and asked about the plan for maintenance of the sign. Mr. Cruz
noted that they will provide the maintenance for the sign and that the sign will be the
same on both sides.
Com. Weinstein asked if there will be any other changes in the size of the sign. Mr. Cruz
responded no, just the lower portion of the sign will be replaced, the overall size will
remain the same. Com. Weinstein confirmed with Mr. Cruz that the sign will remain as an
off-premise ground sign and the existing landscaping will be maintained around the sign.
Com. Au asked if there will be any animation on the electronic message board. Mr. Cruz
advised that there will be no animation or motion of the images on the sign. The sign will
just display the text and colored background. There will not be any images on the sign.
3.B.1
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Ch. Cesario stated that the proposed electronic message board will not change the
overall size of the sign and actually the bottom portion will be a little bit smaller.
Com. Moodhe asked if the sign will be utilized during the winter months when the
greenhouses are closed. Mr. Cruz responded that the sign may actually be turned off
during the off season.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated March 7, 2018 as Exhibit 1.
Mr. Cruz added that they are just looking to upgrade their current.
Mr. Raysa asked staff about the overall dimensions of the existing sign.
The public hearing was closed at 7:42 PM.
Moved by Com. Weinstein, seconded by Com. Moodhe, to recommend to the Village
Board to approve the amendment to Ordinance 2008-007 and a variation to allow an
electronic message sign subject to the following conditions:
1. The proposed sign shall substantially conform to the plans attached as part of the
petition.
2. With the exception to Section 14.20.070 D.1.c. for background colors only, the sign shall
be operated in conformance with all other standards set forth in Section 14.20.070 D of
the Village of Buffalo Grove Sign Code.
3. With the exception to the changes proposed to the sign as part of this petition, the sign
shall conform to the conditions established in Ordinance 2008-007.
Com. Moodhe stated that because this will be LED message board sign, the Village will
need to watch how the sign is utilized. However, he does not see a problem with the
request.
Ch. Cesario stated that the dimensions of the message will be smaller than the existing
manual changeable copy portion of the sign. He is supportive of the request.
3.B.1
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RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 3/19/2018 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Adam Moodhe, Commissioner
AYES: Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein, Au
ABSENT: Scott Lesser
2. Consider a Variation for a Fence in the Corner Side Yard at 2299 Avalon Drive (Trustee
Stein) (Staff Contact: Chris Stilling)
Mr. Santosh Singh, 2299 Avalon Drive, was present and sworn in.
Mr. Singh explained that he purchased the home in December 2017 and he is requesting
to install a five (5) foot high white PVC fence that is a very high quality. He is very
cognoscente of the safety of the community. He has support for the fence from his
neighbors on the south and on the east. The proposal is for his fence to meet the fence of
his immediate neighbor on the north side, which would be setback two (2) feet from the
sidewalk. In considering the safety of the community he has chosen to install light caps
on the posts of the fence so the sidewalk would be illuminated. The proposed fence is to
provide safety for his family. There is a deck in the backyard which is open and
accessible from the north side of the property. There is a four (4) foot wide sidewalk and
then the parkway and street. No neighbors will be impacted. The public hearing notice
was sent out and he does not believe that there were any objections. He is seeking
approval of the variation.
Com. Khan noted the four (4) previously granted corner lot fence variations that are listed
in the staff report and also noted that those fences were an open style. He asked the
Petitioner if he would be willing to work with the Village with a different style of fence. Mr.
Singh responded that one of the reasons why he is asking for the proposed fence is due
to the topography of his lot. The property slopes down toward the sidewalk at
approximately forty (40) to forty five (45) degrees. So if a five (5) foot high fence was to
be installed by the sidewalk, the fence would appear to be three and a half (3-1/2) feet to
four (4) feet high from the deck and inside the home. A lower fence would not allow for
privacy. The difference between a solid fence and an open picket fence comes down to
cost. He has already placed the order for the solid fence and he would have to cancel
that order to install a picket fence, which would cost him about $1,000.00. Com. Khan
stated that if the Petitioner proposes to install the solid fence, staff’s recommendation is
not in the Petitioner’s favor. In addition, the PZC has to decide what they want to allow.
Ch. Cesario stated that the Petitioner’s January 30, 2018 letter indicates that one of the
reasons for proposing the fence is to line up with, and match, the neighboring fence. Mr.
Singh responded that the neighbor’s fence is a picket fence made of wood. The fence
height along the neighbor’s north property line is four (4) feet with a two (2) foot setback
from the sidewalk. He understands that if he has to adhere to the staff recommendation,
he would still request for the fence to be located two (2) feet off the sidewalk, but he
would be willing to go with a four (4) high solid PVC fence. Ch. Cesario confirmed that the
proposed fence, with a different height and style, would line up with the neighboring
fence. He read the email received March 7, 2018 at 5:47 PM, into the record. Mr. Singh
stated that his neighbor, John, was supposed to be at the meeting but had another
engagement to attend. However, his neighbor wants the proposed fence to line up with
his existing fence. His neighbor is also aware of the topography of his backyard and
agrees that five (5) feet would be the appropriate height for the fence.
3.B.1
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Com. Moodhe advised that he took a look at the area and the neighboring fence appears
to be four (4) feet in height at the house and then slopes down towards the street to
about three (3) to three and a half (3-1/2) feet in height. Even lined up, the proposed
fence would look out of sync since the proposed fence would be almost two (2) feet
above the neighboring fence. He asked the Petitioner if he intended to install the fence
along the rear property line. Mr. Singh responded that he intends to use his neighbor’s
fence along the rear property line. His fence would be located east to west and join up
with the neighbor’s fence post. Com. Moodhe asked about where the fence would come
off the house and if the Petitioner would consider setting the fence back further. Mr.
Singh advised that he wants to shield his air conditioning unit, which is located on the
corner side of the house. Com. Moodhe asked the Petitioner if he considered a shorter
fence, more like his neighbor. Mr. Singh stated that if he had to reconsider, he would
possibly go with a four (4) foot high fence. Com. Moodhe stated that he is not oppo sed to
the setback, but the difference in height and style and what the PZC has historically
allowed is concerning.
Com. Cohn asked if it would be acceptable to the Petitioner to install the same height and
style fence as his neighbor. Mr. Singh stated that he would have to order to new fence
because that is a picket fence but he could have his fence cut down to four (4) feet along
that line. Com. Cohn asked if the Petitioner would consider a picket fence as opposed to
a solid fence. Mr. Singh stated that he could but he would have to reorder a new picket
fence similar to his neighbor’s. Com. Cohn would like to see the fence mirror the
neighbor’s fence where it tapers higher at the house. Mr. Singh would still like a solid
fence at the front of the house but he could make that work.
Com. Weinstein believes that lining the proposed fence up with the existing neighbor’s
fence closer to the sidewalk would look better aesthetically than if it were placed at the
building line. He does not have an objection to the proposed fence whether it is a solid or
picket fence.
Com. Au asked staff about the neighbor’s fence. Mr. Sheehan advised that the neighbor’s
fence was installed prior to the change in the Fence Code that allowed a three (3) fence
in the corner side yard without a variation. Com. Au agrees with Com. Weinstein. A five
(5) solid fence would look better. She has no objection to the proposed fence.
Com. Goldspiel is concerned about the proposed fence. It creates a tunnel effect and
affects the entire street. He would prefer a lower height or not solid or both.
Com. Weinstein asked staff about any objections received. Mr. Sheehan advised that
staff received one phone call objecting to the proposed fence and they wanted to remain
anonymous.
Com. Au asked if neighbors lived across street. Mr. Singh responded yes and he has
heard from the neighbors that this is the time of year the coyotes are out and he is
concerned about his pet. He is also concerned that he would lose useable land and that
people will trespass on his property.
Ch. Cesario stated that the PZC is sensitive to residents on a corner lot and on a busy
street. He agrees with Com. Weinstein. These are two different styles with emphasis
more on preference than hardship. He would prefer the fence match more closely with
3.B.1
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the neighbor at the same setback or adjust accordingly a more reasonable setback for a
higher solid fence. He is concerned and would prefer the Petitioner go one way or the
other. Mr. Singh stated he would like to line up with his neighbor’s fence. He amended his
request to a four (4) foot fence and he might match the style of a picket fence on the
north property line to look uniform with his neighbor’s fence. Ch. Cesario advised that a
definitive decision must be given in order for the PZC to consider a variation.
Com. Moodhe asked if the fence is available with a scalloped top and at a four (4) foot
height.
Ms. Katie Bashm, Fence Solutions, 545 Depot Place, Buffalo Grove, Illinois was present
and sworn in. Ms. Bashm advised that the fence is available in an arch or a scallop top. It
is possible for them to modify the fence purchased to be four (4) foot high at the posts
and scallop down to three and a half (3-1/2) feet in the center. The neighbor’s fence is a
white picket made of wood, which wood fences tend to deteriorate over time. A PVC
fence has no maintenance and a limited lifetime warranty. PVC fences are becoming
more common because of their low maintenance. There will be a lot more PVC fences
installed in the future.
Com. Moodhe would be much more amenable to a four (4) scalloped fence on the north
side of the property.
Com. Goldspiel asked if the PVC fence can be less shiny or reflective. Ms. Bashm stated
that PVC fences are shiny when they are new and become less shiny with age. They
could add a laminate to reduce the shine as well. Com. Goldspiel stated that it is not
unusual to have corner fences set back further than what is being requested.
Ch. Cesario asked if staff has any comments on the proposed PVC fence material. Mr.
Sheehan responded no. Ch. Cesario asked if the Petitioner is proposing to amend his
request to have the entire fence around the home be scalloped at a four (4) foot with a
maximum height and still be a solid privacy in the same proposed location as sho wn on
the Plat of Survey submitted with the application. That would provide continuity.
Com. Khan stated that the four (4) previous corner side yard fence variances that were
granted were not solid privacy fences, they were open fences.
Com. Moodhe believes that a scalloped fence will not have a solid wall look to it. He
asked if the change to the fence already purchased by the Petitioner will have a
significant cost. Ms. Bashm stated no. Com. Moodhe asked how staff felt about the
amended request. Mr. Stilling confirmed that the fence would be a white solid scalloped
with a maximum height of four (4) feet to line up with the neighbor’s fence and would be
consistent with all fencing on the Petitioner’s property. The only amendment is the type of
fence. Staff is still concerned because it would be a solid fence. Staff would prefer the
solid fence to be setback a minimum of five (5) feet from the sidewalk.
Com. Khan agrees with Mr. Stilling regarding the solid fence. If the PZC allows a solid
fence, then the setback should be increased from two (2) feet to a minimum of five (5)
feet from the sidewalk.
3.B.1
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Com. Goldspiel also agrees with Mr. Stilling and Com. Khan. A solid fence is still an
issue.
Ch. Cesario would prefer for the fence to be setback further off t he sidewalk. However,
with the fence to line up with the existing fence and at a lower height, it does not create
the tunnel affect and he would be okay with the current amendment.
Mr. Singh responded that a five (5) setback would make the fence not line up with his
neighbor’s fence. He has already reduced the height and style to a four (4) scalloped
fence. He would like to maintain the aesthetics by lining up with his neighbor’s fence.
There were no additional questions or comments from the Commissioners . There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated March 7, 2018 as Exhibit 1 and the email
dated March 7, 2018 from Mr. Singh as Exhibit 2.
The public hearing was closed at 8:27 PM.
Moved by Com. Weinstein, seconded by Com. Khan, to approve the amended request
for a four (4) foot solid scalloped PVC fence to be located as depicted on the Plat of
Survey submitted with the application.
Mr. Stilling advised the Petitioner of the fifteen (15) day appeal period following any
decision by the PZC.
Com. Moodhe understands staff’s concern about the setback. There are only two (2)
houses on that side of the street, which changes the wall effect that was discussed.
Ch. Cesario stated that he would not have been supportive of a five (5) foot solid fence
as originally proposed. The fence would have to have been moved back, or gotten
smaller, or be an open style fence. In this case the fence got smaller and added a
decorative element and is more consist with the neighbor’s fence. He agrees with Com.
Moodhe and is supportive.
RESULT: APPROVED [6 TO 1]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Moodhe, Cesario, Cohn, Khan, Weinstein, Au
NAYS: Stephen Goldspiel
ABSENT: Scott Lesser
Regular Meeting
Other Matters for Discussion
3.B.1
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None.
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Feb 7, 2018 7:30 PM
Moved by Com. Khan, seconded by Com. Weinstein, to approve the minutes of
the February 7, 2018 Planning & Zoning Commission regular meeting.
Com. Cohn noted a correction on page 32 of the packet, 14th line. Replace
"people get sick of it" with "people get cynical".
RESULT: ACCEPTED AS AMENDED [5 TO 0]
MOVER: Zill Khan, Commissioner
SECONDER: Mitchell Weinstein, Comm issioner
AYES: Cesario, Cohn, Goldspiel, Khan, Weinstein
ABSTAIN: Adam Moodhe
ABSENT: Scott Lesser, Amy Au
Chairman's Report
Ch. Cesario reviewed the liaison schedule. Com. Goldspiel is scheduled to attend the next Village
Board meeting.
Ch. Cesario reviewed the Planning & Zoning Commission items that were recommended for
approval to the Village Board on February 26, 2018.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Mr. Stilling reviewed the items for the next agenda. There was some discussion regarding the
small cell antennas.
Mrs. Woods provided an update on the Lake Cook Corridor project.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 8:48 PM
Chris Stilling Director of Community Development
3.B.1
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APPROVED BY ME THIS 7th DAY OF March , 2018
3.B.1
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