2019-03-20 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
March 20, 2019 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 an Amendment to Ordinance 2009-15, Which Adopted the “Village
Comprehensive Plan Update 2009” as Amended by Ordinance 2018-24 by Adding
Thereto the Prairie View Metra Station Area Plan (Trustee Smith) (Staff Contact: Chris
Stilling)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Special Meeting - Feb 13, 2019 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 consideration 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 observe 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: 3/15/2019 9:21 AM Page 1
Action Item : Consider an Amendment to Ordinance 2009-15, Which
Adopted the “Village Comprehensive Plan Update 2009” as
Amended by Ordinance 2018-24 by Adding Thereto the Prairie View
Metra Station Area Plan
Recommendation of Action
Staff recommends approval of an amendment to Ordinance 2009-15, which adopted the Village
Comprehensive Plan Update 2009 as amended by Ordinance 2018-24 by adding thereto the Prairie View
Metra Station Area Plan.
Over the last several years, the Prairie View Metra Station Area has experienced growth, including new
developments such as Easton Station, and Prairie Landing Townhomes, as well as a variety of properties
that are being marketed for sale. This growth prompted the Village to recognize that a plan may be
necessary to help guide future growth and development in this area. Consequently, in 2018 the Village of
Buffalo Grove kicked of the Prairie View Metra Station Area to establish a long-term (15-20 year) vision
and plan for the Metra Area. The Plan includes market, real estate, environmental, land use,
transportation, and community engagement elements. Additional information can be found in the attached
staff report.
ATTACHMENTS:
Staff Report (DOCX)
Draft Plan (PDF)
Link to Draft Plan (DOCX)
Zoning Map (PDF)
Trustee Liaison Staff Contact
Smith Chris Stilling, Community Development
Wednesday, March 20, 2019
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: March 20, 2019
SUBJECT PROPERTY LOCATION: Prairie View Metra Station Area
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” as amended
by Ordinance 2018-24 by adding thereto the Prairie
View Metra Station Area Plan.
EXSITING LAND USE AND ZONING: The Prairie View Metra Station Area has multiple land
uses including residential, commercial, office, light
industrial, vacant, and government. It currently retains
a variety of zones including but not limited to B3, R2,
R8, R9, and I. Land within the Prairie View Metra
Station Area includes parcels that are unincorporated
Lake County.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
corridor to be a variety of uses including mixed-use,
residential planned development (6 units an acre) and
single family detached, and commercial.
PLAN BACKGROUND
Over the last several years, the Prairie View Metra Station Area has experienced growth, including new
developments such as Easton Station, and Prairie Landing Townhomes, as well as a variety of properties
that are being marketed for sale. This growth prompted the Village to recognize that a plan may be
necessary to help guide future growth and development in this area. Consequently, in 2018 the Village
of Buffalo Grove kicked of the Prairie View Metra Station Area to establish a long-term (15-20 year)
vision and plan for the Metra Area. The Plan includes market, real estate, environmental, land use,
transportation, and community engagement elements.
The Prairie View Metra Station Area roughly covers 128 acres and is centered around the Prairie View
Metra Station. This encompasses land on both the east and west sides of Main Street that includes
Noah’s Landing, Prairie Landing, Easton Station residential developments; and other businesses, and
homes in the unincorporated Vernon Township. A vacant 40 acre parcel just southeast of Port Clinton
and Prairie Roads marks the northern edges of the study area while the vacant triangle parcel southeast
of Half Day and Prairie Roads denotes the southern edge.
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The Prairie View Metra Station Area Plan process was
divided into Four Stages (Project Initiation; Data
Collection, Land Use and Market Assessment; Draft Station
Area Plan; and Final Station Area Plan). This phased-
approach was designed to include input from the project’s
steering committee as well as Village residents, local
officials, business owners, and other stakeholders.
On March 4, 2019 at the Village’s Committee of the Whole
Meeting (COW), the project team presented the Draft
Prairie View Metra Station Area Plan and the Prairie View
Metra Station Area Summary Video. This presentation
kicked-off the final steps of the 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 Prairie View Metra Station Area to be
derived by the community. Public engagement was important part of the plan’s development and over
250 members of the community participated in the process. The following summarizes the main
community engagement activities.
Steering Committee- The project team worked with the Village to establish the
plan’s steering committee, which consisted of a diverse representation of
stakeholders with various backgrounds and expertise. These leaders include
business owners, residents, property owners, community leaders as well as
representatives Vernon Township, Lincolnshire Prairie View School District #103,
and Metra. The steering committee met several times over the course of the project
and provided meaningful guidance as the plan progressed.
Public Open Houses- Two Village-wide open houses were held to gather valuable input from
the community on their issues, ideas, and future vision for the Prairie View Metra Station
Area. During both meetings, the project team utilized videos, posters, survey forms, and
face-to face-engagement to communicate the project’s progress, vision, as well as gather
feedback. 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 325 people had signed up for the project e-mail list.
Online Forum/Surveys- For those who were unable to attend the open houses, the
project team hosted meeting materials, presentations, and feedback/survey forums
on the project website.
Key Person Interviews- The project team also held a series of key person interviews early on
in the project. These key person interviews included property owners and businesses along
with other stakeholders in the area including but not exclusive to: Michael Kollman from
Wexler/Kollman Architecture, Stevenson High School, and the Fiore family.
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SUMMARY OF THE DRAFT PLAN
This draft plan is intended to provide a cohesive vision and plan for the neighborhood that will
guide the future development in this area.
Chapter 1: Introduction
An overview of the Prairie View Area including the history of the area, the local context, project
schedule and public engagement activities conducted over the course of the project.
Chapter 2: Principles and Concepts
The project team distilled and translated the main outreach findings into meaningful principles
that steered the development of the Plan. This chapter also highlights the concepts that
contribute to the vision.
Chapter 3: Land Use and Development
The Land Use and Development chapter looks at the overall vision in terms of Land Use and
Development. It lays out a future land use for the entire corridor, examines existing typologies
and character, and density, and also discusses character and identity. The chapter also
highlights the three key sub-areas or redevelopment sites: North Subarea (residential), Central
Subarea (neighborhood core – mixed use), and South Subarea (some mixed use with
residential).
Chapter 4: Transportation and Infrastructure
This chapter presents the overall vision in terms of Transportation and Infrastructure. It looks at
improving the existing street networks, building new streets, as well as applying best practices in
terms of shared parking, and parking requirements. The plan also outlines ideas to enhance
bicycle and pedestrian connectivity and key intersections.
Chapter 5: Open Space and Sustainability
This chapter presents the overall vision in terms of Open Space and Sustainability. It focuses on
integrating landscaping and open space into streetscape and site design. The chapter also
outlines green infrastructure tools that provide an alternative to traditional “grey” stormwater
management methods.
Chapter 6: 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 as well as anticipate and
support infrastructure improvements that create an enhanced network throughout the
Prairie View Metra Station Area.
2. Leverage Market Opportunities
The Village of Buffalo Grove should leverage market opportunities to spur
development/redevelopment within the Station Area Plan that aligns with the Plan.
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•Engage Community and
Property Owners
•Amend Comprehensive Plan
and Boundary Agreeement
•Support Future Annexation
•Amend Zoning Regulations
•Improve Road Network
•Capital Improvement Planning
VILLAGE
COMMITMENT
•Market the Plan
•Explore Incentives
•Target Compatible Businesses
LEVERAGE MARKET
OPPORTUNITIES
•Expand Walkability
•Improve Bicycle Accessibility
•Collaborate to Improve Metra
Train's Ridership and Service
•Optimize Open Space
•Encourage Sustainable
Practices
ENHANCE
SUSTAINABILITY AND
QUALITY OF LIFE
•Create Unified Streetscape
Design
•Incorporate Civic, Community,
and Art users
•Establish a Brand
CREATE CORRIDOR
IDENTITY AND BRAND
3. Create Neighborhood Identify and Brand
Create an authentic identity and brand for the area that reflects the history, character and
uses in the area.
4. Enhance Sustainability and Quality of Life
The Village of Buffalo Grove should look to promote sustainability and quality of life in the
Prairie View Area.
A detailed list of action steps associated with each of these categories is provided in the
attached draft Plan. Staff has provided the below infographic, which highlights the key action
steps.
ADOPTION AS PART OF COMPREHENSIVE PLAN
Staff recommends the Prairie View Metra Station Area Plan be adopted as an amendment to the 2009
Comprehensive Plan. The Comprehensive Plan is considered framework and guide for the Village over a
Draft Prairie View Metra Station Area Plan - Key Action Steps for Implementation
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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 Prairie View Metra Station Area 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 will weave the Prairie View Metra Station Area Plan’s vision and recommendations
into the new plan.
NEXT STEPS
The final steps of the project are outlined below:
Public Comment Period (March 5th- April 4th)
The public comment period stretches from March 5th to April 4th. 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 Open House Sessions are as follows:
o Wednesday, March 13th 7:00 am – 9:00 am(already completed)
o Monday, March 25th 4:00 pm – 6:00 pm
Public Hearing. The public has also been invited to provide comments on the plan during
this public hearing forum.
Refinement Period (April 4th- April 10th)
After the Public Comment Period, the project team will look to review and incorporate the
feedback into the plan. This refinement period will stretch from April 4th until April 10th.
Plan Approval and Amendment to the Village’s Comprehensive Plan (April 15th)
Staff is proposing that final Prairie View Metra Station Area Plan will be presented to the Village
Board at their meeting on April 15, 2019. This action will include an Ordinance adopting the
Prairie View Metra Station Area Plan as a component and update to the Village’s 2009
Comprehensive Plan.
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 some inquiries about various aspects
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of the plan. Many have expressed general support and some have questions regarding the plan’s
timeframe.
STAFF RECOMMENDATION
Staff recommends approval of an amendment to Ordinance 2009-15, which adopted the
“Village Comprehensive Plan Update 2009” as amended by Ordinance 2018-24 by adding
thereto the Prairie View Metra Station Area 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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Draft Plan
Village of Buffalo Grove Prairie View Metra Station Area Plan
February 2019
DRAFT
For Review
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01 Introduction 4
02 Principles & Concepts 20
03 Land Use & Development 28
04 Transportation & Infrastructure Plan 48
05 Open Space & Sustainability 62
06 Implementation 66
A Appendix 74
Table of Contents
DRAFT
For Review
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Steering Committee
Eric Smith, Trustee, Village of Buffalo Grove Board
Daniel Didech/Jonathan Altenberg, Supervisor, Vernon Township
Patrick Palbicke, Assistant Superintendent for Business at
Lincolnshire Prairie View District #103
Allison Buchwach, Senior Planner, Metra
Kyle Olson, Resident, Village of Buffalo Grove
Frank Cesario, Chair, Village of Buffalo Grove
Planning and Zoning Commission
Bill Hoffman, Resident and business owner,
Village of Buffalo Grove
Jim Kedroski, Local builder and resident,
Village of Buffalo Grove
Village of Buffalo Grove
Dane Bragg, Village Manager
Jenny Maltas, Deputy Village Manager
Chris Stilling, Community Development Director
Nicole Woods, Principal Planner
Rati Akash, Village Planner
Darren Monico, Village Engineer
Consultant Team
Acknowledgments
DRAFT
For Review
2.1.b
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Introduction
The Prairie View Metra Station Area is an asset to the Village of
Buffalo Grove. A cohesive vision for this area can unlock its potential
by providing a framework for future development. The Station Area is
primarily made up of residential, commercial, retail, and institutional
uses. There are underutilized parcels and unincorporated land that
have both economic development and quality of life potential.
A diversity of tenancies ranging from scrap metal to landscape
supplies, from healthcare to residential, from school and church
facilities to an active retail center. The immediate station area is
surrounded by residential development made up of primarily single-
family homes with adjacent local small businesses. An historic
mixed-use hamlet adds character and context to the study area.
Improving connectivity between the Prairie View Metra Station,
businesses along Half Day Road, adjacent residential properties and
commercial businesses that make up the Station Area can attract
more investment.
The planning process focused on making an authentic destination
in Buffalo Grove by defining the critical elements that make up
the Station Area and then drawing upon those elements to make
a cohesive and legible environment that is attractive to investors
and developers. By leveraging the strengths of the Station Area
– proximity to regional transportation and roadway systems,
connectivity to regional trail systems, access to natural resource
amenities such as the nearby Forest Preserve District lands,
established neighborhoods with historical characters, and a variety
of retail, civic, commercial, religious and institutional businesses –
the Prairie View Metra Station Area can fulfill its potential.
1
4 Prairie View Metra Station Area PlanDRAFT
For Review
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Local and regional plans served as a framework and guidance to
the development of the Prairie View Station Area Plan. These plans
include:
•Buffalo Grove Lake Cook Corridor Market Study and Plan (2018)
•Buffalo Grove Economic Development Strategic Plan (2015)
•Buffalo Grove Annexation Strategy and Plan (2016)
•Buffalo Grove 2018-2023 Strategic Plan (2018)
•Buffalo Grove Homes for a Changing Region (2013)
•Buffalo Grove Comprehensive Plan (2009)
•Buffalo Grove Transit Station Areas Plan(2007)
•Lake County Strategic Plan (2017)
•Lake County Comprehensive Economic Development Strategy (2013)
•CMAP Go To 2040 (2010)/On To 2050 (2018)
The vision and planning framework for the Prairie View Station
Area integrate future land use, economic development and
multimodal transportation planning strategies. This plan serves as
the Village’s official policy and development guide for the area and
will assist the Village in making informed decisions that best serve
residents needs in the community over the next 15 to 20 years.
The Plan was created to achieve the following objectives:
•Objective 1: Provide a Framework for the Community’s
Aspirations
•Objective 2: Integrate Previous Plans to Strengthen
Community Identity
•Objective 3: Support Activation of the Station Area
•Objective 4: Build Consensus through Outreach with Key
Stakeholders
HOW TO USE THIS PLAN
The Prairie View Metra Station Area Plan establishes policies that
will guide the physical development of the Prairie View Metra Station
Area. These policies are vital in supporting the Village’s staff, elected
and appointed officials, and the public in their ability to review and
evaluate future projects, development, and land annexation. The Plan
can serve as a marketing tool to highlight the Village and the Prairie
View Metra Station Area’s unique assets and economic advantages
within the Chicagoland region. It can also be used to support
applications for grants and to demonstrate that future projects align
with the Village’s larger, holistic strategy and developmental vision
rather than stand-alone efforts.
Introduction 5DRAFT
For Review
2.1.b
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HISTORY OF PRAIRIE VIEW
The original homes of Prairie View were mostly established in a
piecemeal fashion along Easton Avenue during the late 19th century and
early 1980s. At that time, Prairie View had an old train station that was
named after the “Soo Line,” a passenger rail line that served Prairie View
residents but was discontinued in the early 1960s. This structure was
torn down and was replaced with the present Prairie View Metra Station
in 1996. At that time, the Prairie View Metra Station did not look “new,”
as its architecture was intended to have the same architectural style as
the residences in the Prairie View community.
Prairie View was also home to the Vernon American Legion Post
1247 (presently at 16595 Easton Avenue). However, aging veterans
and declining membership prompted the relocation of this service.
Instead of leaving this historic building to neglect, local architects
rehabilitated the building into a modern office building.
Over time, the area in and around Prairie View was slowly annexed
by adjacent municipalities, including the Village of Buffalo Grove
and Lincolnshire. This trend has resulted in northern Prairie View
being landlocked by incorporated lands. As a result, newer and more
contemporary residential developments are being developed. There is
also a boundary agreement between the Village of Buffalo Grove and
Lincolnshire that affects 40 acres of land near Prairie Road.
Past news article showing the current and previous train station in Prairie View.
Past news article showing a rendering of the rehabilitated Vernon Legion Post 1247
building, which currently houses office and wellness uses.
A map showing Prairie View’s parcels and development in the 19th Century.
6 Prairie View Metra Station Area PlanDRAFT
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2.1.b
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Aerial view of Prairie View area in 1994. | Credit: Google Earth
Introduction 7DRAFT
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2.1.b
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STUDY AREA & LOCAL CONTEXT
The Prairie View Metra Station Area roughly covers 128 acres
and is located in the northern part of Buffalo Grove, centered
around the Prairie View Metra Station. This encompasses land on
both east and west sides of Main Street that includes of Noah’s
Landing, Prairie Landing, Easton Station residential developments;
Woodlands Shopping Center; Sunrise Retirement facility; and other
businesses, and homes in the unincorporated Vernon Township. The
Stancliff property, a vacant 40 acre parcel just southeast of Port
Clinton and Prairie Roads, marks the northern edges of the study
area while the vacant triangle parcel southeast of Half Day and
Prairie Roads denotes the southern edge.
The Prairie View Metra Station area is one of two Metra stations
that is located within the Village of Buffalo Grove. It has access to
Half Day Road, which is a critical east-west roadway that connects
residents to the regional transportation network. Buffalo Grove
Road is located one-half mile west of the station, which provides
residents access Interstate 94, Milwaukee Avenue (US Highway
45), and County Highway 83.
The Station Area is located near prominent destinations and
community facilities. These include the Arboretum Club, the Adlai
E. Stevenson High School to the east, and Sullivan Woods and
Peterson Woods to the north.
LAKECOUNTY
COOKCOUNTY
L
A
K
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M
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H
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Palatine
NorthbrookWheeling
Inverness
Arlington
Heights
Glencoe
Winnetka
Northfield
Barrington
Prospect
Heights
Palatine
Lake
Forest
Long Grove Highland
Park
Lake
Zurich
Mettawa
Deerfield
Mundelein
Lincolnshire
Deer Park
Riverwoods
Vernon HillsHawthorn
Woods
Kildeer
North
Barrington
Wauconda
94
94294
83
21
22
68
43
43
60
68
83
53
53
59
176
12
12
41
41
14
PRAIRIE VIEW
METRA STATION AREA
VILLAGE OF BUFFALO GROVE
N
A
P
P
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I
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N
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O
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R
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PARK AVE
P
R
A
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W HALF DAY RD
W PORT CLINTON RD
N
M
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N
S
T
N
P
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A
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I
E
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W EASTON AVE
W BROCKMAN AVE
22
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
STUDY AREA
8 Prairie View Metra Station Area PlanDRAFT
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1
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APR - MAY 2018Project Initiation
MAY - JUL 2018Data Collection, Land Use &Market Assessment
FEB- APRIL 2019Final Station Area Plan
AUG- FEB 2019Draft Station Area Plan
At the onset of the project, logistics regarding schedule, milestones, data source availability, and
critical issues affecting the project were established. Additionally, the consultant team, along with the
Village Staff, hosted the first public workshop and an online survey to gain input from residents and
stakeholders regarding the Prairie View Metra Station Area Plan. Interviews were also conducted with
key stakeholders.
During this stage, the consultant team assessed and evaluated physical conditions of the Prairie View
Metra Station Area context. Land use and zoning, current and ongoing planning activities, open space,
key urban design features, utilities, strategic properties, area assets, and environmental considerations
as well as vehicular, bicycle, and pedestrian systems, and traffic patterns were investigated.
In this phase, specific recommendations and strategies for the Prairie View Metra Station are devel-
oped that incorporate best practices for transit supportive development including mixed use, increased
densities, and balanced parking requirements to create an economical and vibrant environment. The
Draft Plan “tests” the proposed location of recommended development sites identified in the market
assessment with the vision and character goals of Buffalo Grove.
The Final Plan illustrates the refinement of the project vision, development goals, transportation, market
analysis, and implementation. The information gathered in Stages 1-3 is compiled and used in the Final
Prairie View Station Area Plan.
PROJECT SCHEDULE
The planning process had four stages that created a station area plan for Prairie View.
Introduction 9DRAFT
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2.1.b
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20192018
MAY JUN JUL AUG SEP - DEC FEBJAN MAR APRAPR
Interactions with the Public
Steering Committee &
Village Meetings
Online Survey
Project Website
20192018
April 12Kick-Off Meeting
The project Steering Committee met to kick-off the planning process.
The project Steering Committee is composed of long-time Prairie View
residents, business owners, property owners, transportation agencies,
Buffalo Grove staff, school representatives, and adjacent community
appointed officials. During the kick-off meeting, the Steering Committee
was given a presentation to orient them to the planning process, project
goals and objectives, and was asked to share their vision and
experience for the project area.
August 2Steering Committee Meeting
The project Steering Committee met
with the consultant team to review the
findings of the Existing Conditions
Report. The meeting also included
discussion in formulating a vision and
goals for the Prairie View Metra
Station Area Plan.
January 30Steering Committee Meeting
This meeting focused on reviewing the draft Prairie
View Metra Station Area Plan and formulated
implementation strategies.
FEB 21 - MAR 4Online Survey
An online survey was parovided for those that
could not attend Workshop #2. The survey asked
respondents for their feedback regarding the
vision presented.
February 20Public Workshop #2
The consultant team and Village staff
facilitated the second public
workshop to present the vision and
the draft Prairie View Metra Station
Area Plan to the public.
OngoingProject Website
A project website was created for the
project to extend the in-person public
engagement and allow project
stakeholders to participate in the planning
process at their convenience. The website
provides information on upcoming and past
project events, communicates the goals
and objectives of the Plan, and updates
visitors on progress towards project
implementation.
May 29 & June 29Village-led Key Person Interviews
The Village of Buffalo Grove facilitated a series of key person
interviews with local residents, developers, business owners,
and representatives of the Lincolnshire-Prairie View School
District 103 and Stevenson District 125.
May 15 - 25Online Survey
An online survey was provided for those that could not
attend the Workshop #1. The online survey asked
participants similar questions to those discussed in the
in-person workshop.
May 10Public Workshop #1
On May 10th, 2018, the Village of Buffalo Grove kicked-off its 7-month process to create the
Prairie View Metra Station Area Plan with a public workshop held at the Arboretum Club on
Half Day Road. The workshop had over 150 community members attend who had an
opportunity to shape the future of the Station Area. The workshop was organized into five
stations in which participants could share their vision, development preferences, and defining
characteristics of the Station Area.
MAR 4 - APR 5Public Comment Period
The public comment period
included various opportunities for
the public and the Board to provide
any comments on the Draft Plan.
These opportunities included the
Committee of the Whole, public
hearing with the Planning and
Zoning Commission, and other
open houses.
APR 15Presentation & Approval of Final Plan
PUBLIC ENGAGEMENT
To create the Prairie View Station Area Plan, the voices of the community needed to be heard. The
public engagement process provided a variety of methods to solicit input into the planning process by
understanding the public’s needs, preferences, priorities, and vision for the Prairie View Metra Station
Area.
10 Prairie View Metra Station Area PlanDRAFT
For Review
2.1.b
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20192018
MAYJUNJUL AUG SEP - DEC FEBJAN MAR APRAPR
Interactions with the Public
Steering Committee &
Village Meetings
Online Survey
Project Website
20192018
April 12Kick-Off Meeting
The project Steering Committee met to kick-off the planning process.
The project Steering Committee is composed of long-time Prairie View
residents, business owners, property owners, transportation agencies,
Buffalo Grove staff, school representatives, and adjacent community
appointed officials. During the kick-off meeting, the Steering Committee
was given a presentation to orient them to the planning process, project
goals and objectives, and was asked to share their vision and
experience for the project area.
August 2Steering Committee Meeting
The project Steering Committee met
with the consultant team to review the
findings of the Existing Conditions
Report. The meeting also included
discussion in formulating a vision and
goals for the Prairie View Metra
Station Area Plan.
January 30Steering Committee Meeting
This meeting focused on reviewing the draft Prairie
View Metra Station Area Plan and formulated
implementation strategies.
FEB 21 - MAR 4Online Survey
An online survey was parovided for those that
could not attend Workshop #2. The survey asked
respondents for their feedback regarding the
vision presented.
February 20Public Workshop #2
The consultant team and Village staff
facilitated the second public
workshop to present the vision and
the draft Prairie View Metra Station
Area Plan to the public.
OngoingProject Website
A project website was created for the
project to extend the in-person public
engagement and allow project
stakeholders to participate in the planning
process at their convenience. The website
provides information on upcoming and past
project events, communicates the goals
and objectives of the Plan, and updates
visitors on progress towards project
implementation.
May 29 & June 29Village-led Key Person Interviews
The Village of Buffalo Grove facilitated a series of key person
interviews with local residents, developers, business owners,
and representatives of the Lincolnshire-Prairie View School
District 103 and Stevenson District 125.
May 15 - 25Online Survey
An online survey was provided for those that could not
attend the Workshop #1. The online survey asked
participants similar questions to those discussed in the
in-person workshop.
May 10Public Workshop #1
On May 10th, 2018, the Village of Buffalo Grove kicked-off its 7-month process to create the
Prairie View Metra Station Area Plan with a public workshop held at the Arboretum Club on
Half Day Road. The workshop had over 150 community members attend who had an
opportunity to shape the future of the Station Area. The workshop was organized into five
stations in which participants could share their vision, development preferences, and defining
characteristics of the Station Area.
MAR 4 - APR 5Public Comment Period
The public comment period
included various opportunities for
the public and the Board to provide
any comments on the Draft Plan.
These opportunities included the
Committee of the Whole, public
hearing with the Planning and
Zoning Commission, and other
open houses.
APR 15Presentation & Approval of Final Plan
Introduction 11DRAFT
For Review
2.1.b
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SUMMARY OF
EXISTING CONDITIONS
Land Use Patterns
The Prairie View Metra Station can be characterized by three
distinct zones. Land uses within these areas vary slightly, however,
there are notable spatial patterns.
Zone 1
Zone 1 is the area fronting W Half Day Road and west of N Main
Street, in addition to the site at the southeast corner of W Half
Day Road and N Prairie Road. The portion west of W Easton Ave
consists of: a fire station, a medical office building, and a senior-
living facility are within the Village limits. The rest of Zone 1 is
within unincorporated Lake County. This area includes: a plant
nursery, a scrap metal business, and single-family detached
housing, which is in the southeastern portion of Zone 1. This area is
currently unincorporated and is not connected to the Village’s utility
infrastructure and public services.
Zone 2
The second zone primarily consists of residential development east
of Prairie Road and north of W Half Day Road. There is a residential
subdivision that consists of townhomes. Prairie Landing Townhomes,
which consists of the lots at the northeast corner of W Half Day Road
and Prairie Road, is to be constructed as townhomes.
12 Prairie View Metra Station Area PlanDRAFT
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2.1.b
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Zone 3
The third zone consists of parcels on both sides of the
Metra rail tracks and north of Zone 1 and 2. The west
side of the tracks contains small-scale businesses
along N Main Street, in addition to pockets of vacant
lots. These businesses provide services and limited
commercial offerings. Further west are mostly single-
family detached homes within unincorporated Lake
County. The Easton Station Townhomes, within the
Village limits, are recent examples of more modern
housing typologies coming into the community. They
offer different housing types and amenities and are
geared towards the changing Village demographic,
in contrast to older and more suburban-style housing
subdivisions, such as Noah’s Landing.
To the east of the rail tracks, the land use is mostly
comprised of single-family detached housing. Some of
these parcels are within unincorporated Lake County.
To the north, the 40-acre Stancliff Property remains
mostly agricultural. This property is under a boundary
agreement between the Village of Buffalo Grove and
the Village of Lincolnshire.
N
A
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PR
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PARK AVE
P
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A
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1S
T
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2N
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W HALF DAY RD
W PORT CLINTON RD
N
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N
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A
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W EASTON AVE
W BROCKMAN AVE
22
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
Zone 1
Zone 2
Zone 3
CHARACTER ZONE
Introduction 13DRAFT
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2.1.b
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Land Jurisdiction
Land within the Prairie View Metra Station Area includes parcels
that are incorporated into the Village of Buffalo Grove as well as
unincorporated parcels. Incorporated parcels are serviced by the
Village’s utility infrastructure and public service departments. The
remaining parcels, including the Stancliff Property are unincorporated
and are under the jurisdictional authority of Lake County. There
are observable physical differences between unincorporated and
incorporated areas including lack of sidewalks, lack of utility
infrastructure, and fewer streetlights.
Some of the unincorporated area within the Prairie View Metra
Station Area, including the 40-acre Stancliff Property, is subject to
the 2005 boundary agreement between the Village of Buffalo Grove
and the Village of Lincolnshire. This agreement identifies future
boundary lines as well as future land uses.
14 Prairie View Metra Station Area PlanDRAFT
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2.1.b
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Lincolnshire
Vernon Hills
Long
Grove
Peterson
Park
Adlai E. Stevenson H.S.
School Yard
The Arboretum Club
India
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BRANDYWYN LN
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Legend
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
Future annexation into Village of
Buffalo Grove via Boundary
Agreement
Stancliff Farm (40 acres)
Village of Buffalo Grove
Village of Vernon Hills
Village of Lincolnshire
Unincorporated Lake County
Prairie View Metra Station
JURISDICTIONAL BOUNDARY
Introduction 15DRAFT
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Architectural Typologies & Character
The overall development of the Prairie View Metra Station Area
presents a cohesive and comprehensive cross section of Post-War
suburban residential development in the Midwestern United States.
Five Primary Typologies were observed within the six area zones
defined on the adjacent map:
•The American Foursquare (Early 1900s)
•The Post-War Building Boom (1940s - 1970s)
•The Late 20th Century Single Family Home (1980s-2000s)
•The 21st Century Paired Home (1990s-2000s)
•The New Urbanist Townhome (2010s)The American Foursquare
@ Zone 5
The Post-War Building
Boom @ Zone 4
The Late 20th Century Single
Family Home @ Zone 1 & 3
The 21st Century
Paired Home @ Zone 6
The New Urbanist
Townhome @ Zone 2
16 Prairie View Metra Station Area PlanDRAFT
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Lincolnshire
Vernon Hills
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Zone 4
Zone 3
Zone 2
Zone 6
Zone 5
Zone 1
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ARCHITECTURAL TYPOLOGY ZONES
Legend
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
Proposed Roadway Alignment
Prairie View Metra Station
North Subarea
Central Subarea
South Subarea
Parks/Open Space
Introduction 17DRAFT
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Transportation
Roadways and Vehicular Traffic
The Prairie View Metra station is located approximately 3.5
miles west of Interstate 94. East-west access to the study area is
provided by Half Day Road (IL Route 22). Located approximately
one mile east of the study area, Milwaukee Avenue (IL Route 21)
provides north-south access to the study area.
Throughout the study area, the street system is predominantly a
network of local and collector roadways with arterial roadways
around the perimeter.
Transit
The Prairie View station serves as a key activity center for the
study area. Located along the Metra North Central Service (NCS)
Line, commuter rail service is provided on track owned by Canadian
National Railway Company (CN). The tracks also support active
freight. According to data provided by the Illinois Commerce
Commission, an average of 42 daily trains, including 22 passenger
trains, is reported at the at-grade crossing on Buffalo Grove Road.
In addition to the Buffalo Grove Road crossing, an additional at-
grade crossing is located within the study area at Half Day Road. A
dedicated pedestrian crossing is also provided near the Prairie View
station building.
The NCS Line provides north-south commuter access between
Chicago Union Station and the Village of Antioch. Monday through
Friday, Metra operates a total of nine inbound trains from Prairie
View to Union Station, and a total of ten outbound trains from
Union Station to Prairie View. These trains also provide access
between Prairie View and the O’Hare Transfer station. Weekend
Metra service is not provided along the NCS Line.
Prairie View is the second busiest station on the NCS Line with a
total of 388 boardings (all trains). With a total of 590 boardings
(all trains), Buffalo Grove is the busiest station along the NCS
Line. The Prairie View Metra Station’s parking lot has a capacity
for 431 spaces and it has an observed utilization of approximately
73%. A good portion of the commuter parking space are utilized by
Stevenson High School students.
Approximately 20 percent of commuters are dropped-off at the
station. Vehicle pick-up/drop-off activity currently occurs in the
commuter parking lots on both the east and west sides of the train
tracks. The Prairie View station also has a significant portion of the
commuters who walk to/from the station. It is important to note
that approximately 20 percent of commuters using the Prairie View
station walk, which is about double the percentage of commuters
walking to both the Vernon Hills and Buffalo Grove stations.
Fixed route bus service to the Prairie View Metra station is not
currently provided.
Pedestrian and Bicycle Network
In general, pedestrian connectivity in the study area is
discontinuous with sidewalk provided along some segments.
Although the study area maintains a pedestrian-scale development
pattern, infrastructure to support pedestrian activity is limited and
in some cases, the built environment discourages pedestrians.
The existing bicycle network provides connectivity between
adjacent residential subdivisions, commercial areas (e.g.,
Woodland Commons), Prairie View Metra Station, area parks and
recreational and institutional uses such as local parks, schools,
religious facilities, and township offices.
18 Prairie View Metra Station Area PlanDRAFT
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Market and Economic Assessment
The Prairie View Metra Station Area has a significant demographic
and market base. The population approximately a quarter of a mile
from the Prairie View Metra Station, which encompasses the study
area, has approximately 504 people and 200 households in 2018.
The Prairie View Metra Station Area’s residential market is strong
as families with children are attracted to the area’s high quality
public school district. Single-family homes, condominiums, and
townhomes are being quickly absorbed into the market. The Prairie
View Metra Station Area’s is positioned well to offer housing
typologies that are appealing to the empty-nester and millennial
demographics. These demographics value walkability (especially
near commercial options), open space, condominium/townhome
housing products that offer little to no maintenance. Access to the
Metra train station will also be one of the greatest amenities the
Prairie View Metra Station area offers.
The Prairie View submarket is positioned between two relatively
strong retail areas. To the west of Prairie View is the Woodland
Commons shopping center and to the east is the Milwaukee Road
Corridor. There are also other numerous retail and shopping choices
within a few miles of the Prairie View station.
Based on market analyses, the area may be able to support
approximately 40,000 to 50,000 square feet of retail oriented
towards commuter and residential needs as well as destination
businesses.
With the local resident household’s higher proclivity for health
and fitness activities, personal health focused businesses may
find a strong niche serving highly educated commuters and
nearby residents. Personal health care services such as: hair/
nail salon, day spa, fitness center, and specialty fitness. Specialty
foods represent another potential retail market. Drinking/food
establishments that complement other health and wellness
businesses are also viable. All retail should contribute to the
identity and character of the area.
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2
Principles & Concepts
Developing a community-driven vision was a fundamental objective of the Plan. Consequently, the
project team gathered the main findings from all the project’s outreach activities and distilled them into
the plan’s principles. These principles guided the vision’s direction and development.
7 Principles
Principle 1
Preservation and celebration of area’s historical character, charm and small
town feel. The Prairie View area’s buildings and architecture provide a distinctive
character and charm. The Plan should look to enhance and celebrate this character.
Principle 2
Create a Destination and establish an identity. The Plan should look to establish
the Prairie View Area as a destination and help it achieve a sense of identity. The
place-making elements should be authentic and unique to the area, but support and
complement the area’s context and strengths.
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Principle 3
Incorporate and leverage the area’s greatest assets. The neighborhood has
access to various amenities, assets, and resources including the Prairie View Train
Station, Vernon Township, and Stevenson High School. The plan should look to build
off these assets as they provide additional means of vibrancy and character.
Principle 4
Provide residential options that accommodate the changing demographics.
The Plan should look to provide residential options that can accommodate the needs
of the area’s emerging demographics which include millennials, young families, baby
boomers, and empty nesters.
Principle 5
Look to add neighborhood and convenience commercial establishments. The
Plan should include neighborhood and convenience commercial development that can
be supported in todays’ retail market as well and leverage the area’s pedestrian traffic.
Principle 6
Enhance the connectivity of the area – roads, train, bike paths, and
pedestrian. Emphasis on walkability. The Plan should look to expand the
neighborhood’s connectivity to, from, and within the neighborhood. This accessibility
should be examined for all modes of transportation but there should be an emphasis on
walkability.
Principle 7
Incorporate open space and environmental sustainability. The Plan should look
to preserve and celebrate the natural environment in the area by incorporating open
space and other sustainability initiatives.
Principles & Concepts 21DRAFT
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KEY PLAN CONCEPTS
The following highlights potential concepts the Village of Buffalo
Grove may consider in implementing the goals and strategies of
the Prairie View Metra Station Area Plan. They can also serve as
discussion points between the Village and stakeholders in regards
to the Plan’s goals and strategies.
Unique Businesses in Prairie View
Changing Trends and Retailers’ Health Clinics
Consumer’s behavior in approaching their health and wellness has
shifted over the years. In the past, this mostly involved people having
regularly scheduled doctor’s visit and exercise and a mindful diet.
With the proliferation of easily accessible information, consumers are
beginning to engage more in “self-care” to meet their health goals
in a more personal and meaningful ways, in addition to avoiding
chronic diseases, that annual check-ups could not. Additionally, the
growth of sales and manufacturing has been sluggish at best over
the past few years. According to Neilsen’s Health and Wellness 2020
Report, the sales are forecasted to grow by only 0.9 percent. These
trends present an opportunity for retailers to impact consumers’ lives
by supporting consumer’s medical needs. The Prairie View Metra
Station Area currently has an underutilized medical office space,
which presents an opportunity to attract contemporary medical and
wellness-focused tenants.
In recent years, many retailers have prioritized healthy foods in
the center of their store to emphasize the notion of healthy eating
and established health clinics to provide consumers’ guidance at
a more personal level. In fact, Accenture projected there would be
an increase of at least 2,800 in-store retail clinics in the U.S. by the
end of 2017. This would equate to about 47 percent increase from
2014. This demonstrates that there is a growing acceptance among
consumers in regard to the clinics’ ease of access and convenience.
Source: https://www.nielsen.com/us/en/insights/reports/2017/capitalizing-on-
health-and-wellness-trends.html
Local food Incubator
The concept of food incubator began in the 1960s as a mean to
spur economic development in the U.S. Food incubator take in
specialty food entrepreneurs and provide them a shared and low-
cost commercial kitchen space, in addition to education, for them
to make a profit in producing, selling, packaging, and marketing
their food products. These spaces provide a stepping stone for
food entrepreneurs in establishing and selling their brand and food
to the larger market. They also provide a supportive environment
where each entrepreneur learns the business insight they need on
accounting, sales, and marketing.
Source: https://www.eater.com/2016/2/26/11110808/food-incubator-accelerator-
small-business
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Shop Local
In many cities, success and vitality are integrally linked to the
economic health of local businesses which are the foundation of
the local economy and serve the needs of residents and visitors
alike. Because local owners live in the community they do business
in, they are free to make decisions based on local needs rather than
corporate policies handed down from decision-makers far removed.
Additionally, studies have shown that independent, local owners
spend more money at other local businesses creating a “multiplier
effect”- money recirculates within the community rather than
“leaking out” to remote corporate headquarters or a centralized
purchasing department. Listed below are reasons why locally-
owned businesses are good for a city’s long-term viability.
Buy Local - Support Yourself: Several studies have shown
that when you buy from an independent, locally owned business,
rather than a nationally owned businesses, significantly more of
your money is used to make purchases from other local businesses
and service providers, and farms. “For every $100 spent in locally
owned independent stores, $68 returns to the community through
taxes, payroll, and other expenditures. If you spend that in a
national chain, only $43 stays here. Spend it online and nothing
comes home.”
Support Community Groups: Non-profit organizations receive an
average 250% more support from smaller locally owned businesses
than they do from national businesses.
Keep The Community Unique: Where you shop, where you eat
and have fun - all of it makes your community home. The one-of-a-
kind businesses are an integral part of the distinctive character of
Burlington. Tourism also increases as visitors seek out destinations
that offer them the sense of being someplace, not just anyplace.
Reduce Environmental Impact: Locally-owned businesses
can make more local purchases requiring less transportation and
contributing less to sprawl, congestion, habitat loss and pollution.
Create More Good Jobs: Small locally-owned businesses are the
largest employers nationally offering jobs to residents.
Get Better Service: Locally-owned businesses often hire people
with a better understanding of the products they are selling and
take more time to get to know customers.
Invest In Community: Locally-owned businesses have owners and
employees who live in the community, are less likely to leave, and
are vested in the community’s future.
Put Your Taxes To Good Use: Local businesses in town centers
require comparatively little infrastructure investment and make
more efficient use of public services as compared to nationally
owned stores entering the community.
Buy What You Want, Not What Someone Wants You To Buy:
A multitude of small businesses, each selecting products based not
on a national sales plan but on their own interests and the needs of
their local customers, guarantees a much broader range of product
choices.
Encourage Local Prosperity: A growing body of economic
research shows that in an increasingly homogenized world,
entrepreneurs and skilled workers are more likely to invest and
settle in communities that preserve their one-of-a-kind businesses
and distinctive character.
Source: http://www.sbnportland.org/
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Example of an in-law unit that is above a detached garage.
Source: https://www.theplancollection.com/garage-apartments-house-plans
Non-Traditional Housing
Aging In Place
The US Census estimates that between 2005 and 2020:
•Population aged between 50 and 64 will increase by 21 percent.
•Population aged 65 or older will increase by 33 percent.
•Population aged under 50 will increase by only 4 percent.
This can be attributed to the 72 million baby boomers going through
their life cycle in conjunction with a profound increase in life
expectancies. In Buffalo Grove, about 23 percent of the Village’s
population is aged between 50 and 64 years old in 2016. This
indicates that there would be a significant increase in population
aged 65 and above in the coming years. These trends demonstrate
that aging in place is becoming a more critical issue for the Village
to tackle as its population ages. It is important for the Village
to allow innovative land uses to allow its elderly population to
independently live in their homes and community safely and
comfortably, regardless of their socio-economic background.
Multi-Generational Housing
The US Census showed that 18.1% of the U.S. population (57 million
Americans) lived in multi-generational households in 2012. This is
double the number of such household in 1980. This growth spiked
during the Great Recession of 2007-2009 and continued to grow,
despite at a slower pace, during the post-recession period. Racial and
ethnic minorities are more likely to live in a multi-generational family,
which has been increasing since the 1970s. The Pew Research Center
founded that Asians are most likely of all minority groups to live in
multi-generational arrangements. In2016, the Asian population consists
of 19 percent of the total population in the Village of Buffalo Grove.
There are various reasons for this phenomenon. Young adults are
marrying in later stages and staying in school longer. This contributes
to an increasing share of young adults living with their parents.
Declining employment and wages may also undermine adults’ ability
to live independently. Many existing residential units in the Village of
Buffalo Grove are designed for single-generation living, and this issue
came up in previous Steering Committee meetings and the public
workshop. There is an interest to promote new housing types that are
conducive to multi-generational living. The following are design and
housing examples that promote such concepts.
Source: Pew Research Center | http://www.pewsocialtrends.org/2014/07/17/in-
post-recession-era-young-adults-drive-continuing-rise-in-multi-generational-living/
Design Features of a Multi-Generational Housing
•Multiple Masters: Multi-generational homes may require a
second master bedroom, preferably on the first-floor, to provide
better access and privacy for older parents. This also give
them a sense of privacy in a shared home.
•Suite Addition: One of the best ways to make multi-
generational housing work is to construct an in-law suite/
apartment with a separate kitchenette and entrance (see
In-Law Units / Carriage House for greater detail). The
feasibility this feature will depend on zoning restrictions.
•Versatile Living Room: Multi-generational housing can
either feature segregated living room or a large space with
appropriate amenities to enable different generations to
coexist. An example is to install shelving/storage units in the
living room to help keep the space free from toys and clutter,
which can pose a safety issue to seniors.
•Flex Space: Rooms should be designed to be adaptable for
various uses. For example, an underutilized living room can
be repurposed into a home office, then an in-law suite, then a
space for a young adult who decided to move home, and then
an entertainment space.
•Universal Design / Open Access: This works in tandem
with flexible spaces to create environment that all persons
can use. Examples of universal design include wide-enough
hallways to accommodate a wheelchair and zero-entry
threshold to accommodate people with physical disabilities.
Source: https://www.bsbdesign.com/five-essentials-multigenerational-home-design-
interior-designer-cook/ & http://www.morseconstructions.com/blog/key-features-of-
multi-generational-homes
24 Prairie View Metra Station Area PlanDRAFT
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In-law units can be designed to conform to existing development’s character.
Source: http://www.verseksmsek.com/
In-Law Units / Carriage Housing
Also known as granny flats, in-law units are apartments that are
an accessory to a primary residence. They have their own entrance,
kitchen, bedroom, and living area. In-law units are typically situated
above the garage of the primary residence or an as a separate
structure in the primary residence’s rear lawn. The unit is not
rented out. Rather, it is occupied by the primary residence’s guest
or relative.
In-Law units could provide benefits to the community, homeowners,
families, and elderly alike. Having in-law units increases the
number of persons per households in existing residential
neighborhoods. This reduces the need for municipalities to extend
utilities and services. This option helps municipalities increase their
diversity of housing options at moderate pricing points without
requiring local funding. Having in-law units enables the elderly
population to independently remain in the community and to have
continued to access to nearby community amenities.
Currently, municipalities may have regulations pertaining to
what certain relatives and guests can live there and whether
rents may be charged. The Village of Buffalo Grove’s Zoning
Ordinance currently does not permit residential uses on accessory
dwelling units (see 17.12.005 - Accessory building or structure
in the Village’s Municipal Code). The Village should evaluate its
permitting and regulatory process to see how its neighborhoods can
accommodate in-law units in a fashion that they would contribute
to the neighborhood’s sense of place.
Temporary Art Installations
Pilot art installation programs enhance the public realm, create
interim uses for vacant lots and underutilized space, and transform
urban space into art. Temporary installations may include parklets
and plazas, window clings in vacant storefronts, public sculpture,
or community-led and built gardens. The act of improvising and
proactively reinvigorating the public realm, is also known as a
Pop-up or Tactical Urbanism. These DIY sessions are intended to be
place-based and neighborhood specific. Temporary art installations
are relatively low-budget and are not generally capital intensive.
They are opportunities for community members to participate in the
improvement of their neighborhood. Based on the character of Prairie
View, events and programs can be created in coordination with
property and business owners to ensure they gain greater exposure
from the events. Opportunities for these urban interventions include:
•Window decals/window clings
•Temporary stages
•Urban gardens
•Parklets/Plazas
•Food Trucks
•Music
•Art Walk
•Temporary art installations
An example photo of a parklet.
Source: Flickr / Steve Chou
An example photo of a pop-up gathering space.
Source: Flickr / Kent State University
Principles & Concepts 25DRAFT
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Source: http://api.ning.com
Urban Tree Canopy
Urban Tree Canopy (UTC) is defined as the layer of leaves,
branches, and stems of trees that cover an area when viewed from
above. It is useful in absorbing rainfall that would otherwise run
off on a paved surface, picking up pollutants along the way, and be
transported to the local storm drainage system. UTC provides many
benefits to the Prairie View community. This includes: reducing
urban heat island effect, increasing property values and energy
savings, reducing air pollution, and promoting aesthetic benefits.
Enhancing UTC in a community, such as street tree planting, is a
crucial first step in seeking improvements to green infrastructure.
A concentration of street trees can contribute to a greater
concentration of UTC in Prairie View. Street trees are often thought
of as a liability to maintenance. However, a Modesto, California
study revealed that the asphalt on streets shaded by large
canopy tree lasts longer than that on unshaded streets, reducing
maintenance costs by sixty percent over thirty years.1
1 McPherson, E. Gregory, and Jules Muchnick. (2005). Effects of Street Tree Shade on
Asphalt Concrete Pavement Performance. Journal of Arboriculture, 31(6), 303-310.
Energy Savings for Homeowners
Illinois Homeowner Performance (IHP)
with ENERGY STAR
This program aims to assist Illinois homeowners and property
owners to reduce their energy costs and improve their homes’
comfort, safety, durability, and property value. This is achieved
when homeowners work with IHP-qualified contractors to adopt
a “whole-home” approach when improving the home’s energy
efficiency. A “whole-home” approach is defined as accounting
for the entire home and all its systems when evaluating their
performance and prescribing remedies.
After completing the improvements, the homeowner receives
a Certification of Completion that documents the improvement
and investment the homeowner has made. Illinois’s multiple
listing services (MLS) and the Midwest Real Estate Data (MRED)
recognize this program, which enables homeowners to display
their certification when they list their home on the market.
Similar certification programs in other regions have shown that
homeowners with similar certifications were able to sell their
homes faster and/or an increased price point.
Eligibility
•Single-family home, townhome, or individual condo in a
building of 4 or fewer units with heating and/or cooling
equipment specific to the individual unit
•A building of 4 or fewer units with shared heating and/
or cooling equipment may also be eligible if the upgrade
addresses the building as a whole*
•The building’s original construction must be completed prior to
audit (that is, IHP is only applicable to existing homes, not new
construction)
•The home must be located within ComEd, Nicor Gas, Peoples
Gas, and North Shore Gas utilities.
Source: http://www.illinoishomeperformance.org/what-is-ihp
26 Prairie View Metra Station Area PlanDRAFT
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Land Use & Development
LAND USE
The Land Use and Development Chapter is intended to guide the
Village’s land use and development decisions to be consistent with
the Village’s long-term vision and strategic goals. The land use
plan will designate desired land uses within the Prairie View Metra
Station Area, including the three subareas. These subareas are
situated within unincorporated Lake County parcels, including the
40-acre Stancliff Property.
To promote cohesive and legible development of the Prairie View
Metra Station Area these parcels will require incorporation into
municipal boundaries. This is critical to ensure redevelopment
within the subareas and the Station Area fall under a
comprehensive vision and have similar access to the Village’
infrastructure and services. The following describes the three
subareas the Plan has designated.
3
28 Prairie View Metra Station Area PlanDRAFT
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North Subarea
The North Subarea consists of the 40-acre Stancliff Property. It
is envisioned that future development in this area accommodate
compact single-family detached and attached housing and
incorporate sustainable strategies.
Central Subarea
This subarea contains unincorporated Lake County Parcels west of
the Prairie View Metra Station and north of Half Day Rd. There will
be a variety of housing choices within this subarea, and commerical
activiities are hosted within mixed-use buildings fronting N Main
Street. Streetscpe improvements, with corner plazas at Easton Ave.
and N Main St. will welcome Metra Commuters into the Station Area.
South Subarea
The South Subarea will accommodate a corner mixed-use building
with gateway signage and plaza at the southwest of Half Day Rd.
and N Prairie Rd. Stacked townhomes and stormwater detention
areas are located throughout this subarea. The roadway entryway
into the South Subarea will align with the existing Willow Parkway.
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Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
North Subarea
Central Subarea
South Subarea
REDEVELOPMENT
OPPORTUNITY SITES
Land Use & Development 29DRAFT
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Land Use Designations
Single-Family Detached
This land use designation consists of single-family detached
homes. This is the predominant existing land use surrounding the
Prairie View Metra Station Area. The Plan calls for this use to be
concentrated at Brockman Avenue and at the North Subarea. The
character of single-family detached neighborhoods includes a
variety of architectural style, including the American Foursquare
and the Late 20th Century Single-Family Homes, on suburban street
networks.
Single-Family Attached
Single-family attached residential typically consists of townhomes.
These units are horizontally connected but have separate entrances
from the public street and sidewalk. This land use is prevalent
within and around the North (including Stancliff Property), Central
(including Brockman Avenue), and South Subarea. The Plan calls
for a planned expansion of the newly-constructed Easton Station
townhomes on Easton Avenue. The existing townhomes at
Waterbury Place is a good model for future single-family attached
developments.
Multi-Family Residential
Multi-family residential areas include apartment/condominium
buildings where units share a common entrance or hallway. The
future land use plan envisions an additional multi-family building
along W Half Day Road and mixed-use buildings with upper-floor
multifamily units along N Main Street.
Commercial
Commercial includes general retail, dining, and services that are
tailored to the local customer base. The plan suggests incorporating
all future commercial space within mixed-use buildings.
Office
The office building at 150 W Half Day Road currently houses medical uses.
To help bolster occupancy, the building should look into accommodating
non-traditional medical uses, such as wellness and health businesses.
Mixed-Use
The intersection of W Half Day Road and N Main Street and N
Main Street across the Prairie View Metra Station are intended to
be an attractive, pedestrian-scaled, and mixed-use environment.
Desired ground-floor land uses include retail, restaurants, personal
services, offices, and wellness and health establishments. Upper-
floor uses can consist of multi-family units. A 4-acre mixed-use
building is located at the northwest corner of N Main Street and W
Half Day Road.
Education
Stevenson High School is located east of the Prairie View
Metra Station and can be accessed from W Half Day Road and
Stevenson Drive. Being a reputable high school, it has attracted
many families to move into the Village of Buffalo Grove. There are
also opportunities to improve and increase connections between
neighborhoods around the Prairie View Metra Station Area and the
Stevenson High School.
Religious
The Westminster Reformed Presbyterian Church (16670 W Easton
Avenue) is the only religious land use within the Prairie View Metra
Station Area. It provides important functions that serve nearby
residents and features a distinct architectural character that is
desired in future developments in Prairie View.
Government
The Village’s Fire Station 27 is a government land use located at
the northwest corner of W Half Day Road and Easton Avenue. The
fire station is shown to remain.
Parks / Open Space
This land use designation includes an athletic field operated by
the Vernon Township and future open space, which accommodate
both active and passive recreation. These spaces also include
tot lots, central green space with year-round programming, and
stormwater detention area. Where possible, connections to parks
and open space should be strengthened through the development
of pedestrian and bike trails that provide safe passage into the
surrounding neighborhoods and commercial areas.
30 Prairie View Metra Station Area PlanDRAFT
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0 500 1,000250
FeetNorth
Legend
Study Area Boundary
Village of Buffalo Grove
Municipal Boundary
Proposed Roadway Alignment
Prairie View Metra Station
North Subarea
Central Subarea
South Subarea
Single-Family Detached
Single-Family Attached
(ex: townhomes/rowhomes)
Multi-Family (ex: condominiums)
Commercial
Mixed-use
Office
Education
Governmnet
Religious
Parks/Open Space
Transportation
FUTURE LAND USE
Land Use & Development 31DRAFT
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NEW STREET
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0 100 400300200 feet
North
SUBAREASOVERVIEW
The Prairie View Metra Station vision has been designed to guide
the Village in making land use and development decisions. As a
long-term vision, it is specific enough to provide a clear picture of
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 of character of development that could occur. The vision
includes three subareas: North Subarea, Central Subarea, and
South Subarea.
Prairie View
Metra Station
Land Use & Development 33DRAFT
For Review
2.1.b
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ALLEY
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ALLEY
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NEW STREET
NEW STREET
NE
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W PORT CLINTON RD
0 10050 200 feet
North
The 40-acre former Stancliff property is located in the north section
of the Prairie View Station Area. Residential units are clustered
around green space which is connected throughout the whole
development. The detention pond in the north east corner of the
site is an amenity and includes native plantings and a walking trail.
The development is organized around a large, central park that can
be programmed with seasonal events for residents.
NORTH SUBAREASITE PLAN
Total Housing Units: 131 units
Townhome/Rowhome: 58 units
Single-Family Detached: 73 units
Parks/Open Space: 554,853 SF
(12.7 acres)
Nature-based
public open
space with
stormwater
detention
Single-family
detached
housing with
detached
garage
Public open
space /
neighborhood
park
Rear alley
Townhomes/
Rowhomes
Public open space
Access point
Access point
Access point
Townhomes/
Rowhomes
34 Prairie View Metra Station Area PlanDRAFT
For Review
2.1.b
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W PORT CLINTON RD
NEW STREET
NEW STREET
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0 10050 200 feet
North
Legend
Single-Family Detached
Single-Family Attached
(Townhome/Rowhome)
Parks/Open Space
NORTH SUBAREALAND USE PLAN
The primary land use is residential. Single family attached
residential units are located along Prairie Road and are buffered
by a planted parkway. The remainder of the residential units on the
interior of the site are single family detached units.
Land Use & Development 35DRAFT
For Review
2.1.b
Packet Pg. 43
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NORTH SUBAREACENTRAL PUBLIC OPEN SPACE PERSPECTIVE
The north subarea is organized around a central green space that
can be used for community programming. This gathering space
adds amenity to the development and captures the identity of
the community through integration of naturalized landscapes
and diverse plantings. Residential units in the north subarea are
clustered around shared open space. A variety of residential units
including townhomes, single family home and attached rowhomes
are located in the development. Higher density development
along Prairie Road and Port Clinton Road is buffered by parkway
plantings. A continuous trail system through the development
encourages recreational walking and biking.
36 Prairie View Metra Station Area PlanDRAFT
For Review
2.1.b
Packet Pg. 44
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NORTH SUBAREACROSS SECTIONS
60’ ROW
52’ ROW
1
2
1
2
Land Use & Development 37DRAFT
For Review
2.1.b
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W HALF DAY RD
NEW STREET
NEW STREET
1S
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22
0 10050 200 feet
North
The Central Subarea Plan is the gateway to the Prairie
View Station Area. The intersection of Main Street
and Half Day Road includes a large mixed-use building
and gateway elements that identify the entry into
the development. Character defining elements of the
development include public plazas adjacent to the Prairie
View Metra Station that are flexible spaces for seasonal
programming. Smaller scale residential development on
the west side of the site acts as a transition and buffer
from more intense residential and mixed uses along
Main Street.
CENTRAL SUBAREASITE PLAN
Total Housing Units: 434 units
Townhome/Rowhome: 87 units
Single-Family Detached: 15 units
Multi-Family Units: 332 units
Commercial: 35,000 SF
Parks/Open Space: 106,118 SF
(2.4 acres)
Existing Easton
Station Townhomes
4-story multi-family
building
Public open space
Parking &
amenity deck
Townhome/
Rowhome
Stormwater
detention
Access to
existing road
New sidewalk
Extend 1st St to
access W Half Day Rd
Existing Church
Single-family
detached housing with
detached garages
Townhome/
Rowhome
Mixed-use
building
4-story mixed
use building
Ground-
floor retail
Corner gateway
signage
Public plaza
Mixed-use
building
Prairie View
Metra Station
Gateway plaza
Vernon Legion
Post 1247 building
Townhome/Rowhome
38 Prairie View Metra Station Area PlanDRAFT
For Review
2.1.b
Packet Pg. 46
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W HALF DAY RD
W EASTON AVE
W BROCKMAN AVE
NEW STREET
NEW STREET
1S
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0 10050 200 feet
North
Legend
Single-Family Detached
Single-Family Attached
(Townhome/Rowhome)
Multi-Family
Mixed-Use
(Ground-floor Commercial with
Multi-Family)
Parks/Open Space
Religious
Existing Buildings
CENTRAL SUBAREALAND USE PLAN
Retail development is located in high visibility
areas along major arterials. Residential land uses
become less dense towards the western portion
of the site and act as a transition to existing
neighborhoods. A variety of open space types
and locations encourages recreation and offers
additional potential for public gatherings throughout
the subarea.
Land Use & Development 39DRAFT
For Review
2.1.b
Packet Pg. 47
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CENTRAL SUBAREAEASTON STREET ENTRYWAY PERSPECTIVE
The Easton Street gateway is framed by two public plazas that can
be programmed with seasonal events. Gateway elements identify
this public gathering space as one of importance in the community.
An enhanced streetscape along Main Street and Easton provide a
highly amenitized public realm and encourage walking or cycling in
the development. The landscape buffer along Main Street provides
protection for pedestrians from car traffic. Gateway elements identify
entry into the Prairie View development, add to its unique character,
and create a sense of arrival for residents and visitors to the area.
40 Prairie View Metra Station Area PlanDRAFT
For Review
2.1.b
Packet Pg. 48
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CENTRAL SUBAREAN HALF DAY RD GATEWAY PERSPECTIVE
The corner of North Main Street and Half Day Road is an important
intersection and gateway into the Prairie View Station Area. The
intersection marks a transition of character between the major
arterial of Half Day Road and the Station Area district. Discovery
of Prairie View’s unique character can be experienced at this
intersection and movement along North Main Street. This also
provides opportunities for native habitat for pollinators and green
infrastructure elements to facilitate development. The sidewalk
network is extended along Half Day Road to ensure continuity of
the pedestrian framework.
Half
D
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Land Use & Development 41DRAFT
For Review
2.1.b
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CENTRAL SUBAREACROSS SECTIONS
60’ ROW
60’ ROW
50’ ROW
1
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1
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42 Prairie View Metra Station Area PlanDRAFT
For Review
2.1.b
Packet Pg. 50
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W HALF DAY RD
NEW STREETWILLOW PKWY
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0 10050 200 feet
North
SOUTH SUBAREASITE PLAN
The South Subarea is made up of primarily
townhomes. The roadway framework and
composition of the buildings takes its cues from
adjacent developments of similar building typology.
A main entrance off of Prairie Road leads to a
central traffic island and access to the residential
portion of the site. The north corner of the site
including the intersection of Prairie Road and Half
Day Road is occupied by a mixed use building with
retail on the first floor. A public plaza is located
in the northwest corner of the site and provides
outdoor cafe seating and event space for seasonal
programming.
Total Housing Units: 103 units
Townhome/Rowhome: 64 units
Multi-Family Units: 39 unit
Commercial: 16,000 SF
Parks/Open Space: 17,681 SF
(0.4 acres)
Townhome/
Rowhome
Access is aligned
with Willow Pkwy
Stormwater
detention basin
Access to adjacent
subdivision
Rear alley
Traffic circle
Mixed-use
building
Stormwater
detention basin
Loading /
drop-off area
Public open
space
Corner plaza with
gateway signage
Land Use & Development 43DRAFT
For Review
2.1.b
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W HALF DAY RD
NEW STREET
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0 10050 200 feet
North
Legend
Single-Family Attached
(Townhome/Rowhome)
Mixed-Use
(Ground-floor Commercial with
Multi-Family)
Parks/Open Space
SOUTH SUBAREALAND USE PLAN
Land uses for the South Subarea are primarily
single-family residential with the exception of
the north corner of the site which is occupied by
mixed-use. Open space is distributed throughout
the site and offers amenity and pubic open space to
residents.
44 Prairie View Metra Station Area PlanDRAFT
For Review
2.1.b
Packet Pg. 52
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SOUTH SUBAREAENTRY GATEWAY PERSPECTIVE
The traffic circle that intersects the new streets is the focal point
in the South Subarea. Diverse planting and a gateway signage
are planted on the traffic circle to give signify entry into the South
Subarea Townhomes and are oriented towards the traffic circle with
ample front yard. Street trees are planted throughout the roadways
to provide residents a sense of enclosure and act as buffer between
pedestrians and vehicles.
Land Use & Development 45DRAFT
For Review
2.1.b
Packet Pg. 53
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SOUTH SUBAREACROSS SECTION
1
1
46 Prairie View Metra Station Area PlanDRAFT
For Review
2.1.b
Packet Pg. 54
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SUBAREASSUMMARYSite Data & Estimated Fiscal Impact
North Subarea
Central Subarea
South Subarea
Total
Commercial Space
N/A
Commercial Space
35,000 SF
Commercial Space
16,000 SF
Commercial Space
51,000 SF
Residential
131 units
Residential
434 units
Residential
103 units
Residential
668 units
Retail Sales
N/A
Retail Sales
$10.1 M
Retail Sales
$4.6 M
Retail Sales
$14.7 M
Market Value
$60 M
Market Value
$70 M
Market Value
$20 M
Market Value
$150 M
Land Use & Development 47DRAFT
For Review
2.1.b
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Transportation &
Infrastructure Plan
4
CIRCULATION AND MOBILITY
As part of the implementation of the Prairie View Station Area
Plan, opportunities to enhance the multimodal transportation
network have been identified. These improvements enhance access
and circulation options for vehicles, pedestrians, and bicycles
throughout the station area through a more interconnected network
of streets, sidewalks, and trails that link homes, businesses,
recreation/open space, the Metra station, and nearby institutional
uses. Furthermore, the multimodal transportation improvements
seek to support the overall redevelopment goals, preserve the
character and scale of the neighborhood, create a sustainable
network, and enhance resident’s quality of life.
Street Network Improvements
The Prairie View Station Area Plan provides for an interconnected
grid street network. The future streets would be designed to
Village standards and would include pedestrian accommodations. A
summary of the future street network is outlined below.
Easton Avenue
This existing east-west street would be improved to Village
standards with a 60-foot right-of-way. The recommended cross-
section includes a single travel lane in each direction, on-street
parking on one side of the street, curb, gutter, and a 15-foot
pedestrian zone to include sidewalks and parkway landscaping.
Because of its role in connecting the residential area to the Prairie
View Metra Station, Easton Avenue should be a priority street for
pedestrian improvements.
48 Prairie View Metra Station Area PlanDRAFT
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Main Street
This street will continue to serve as a primary north-south route
through the study area. The redevelopment concept introduces curb
and gutter on the west side of the street and creates a continuous
sidewalk in order to enhance pedestrian safety and comfort.
Commuter parking would continue to be provided on the east side of
the street. On the west side of the street, the existing perpendicular
parking would be removed and and the street would be aligned with
commercial buildings.
Half Day Road
This street would continue to be the primary east-west arterial
with two travel lanes in each direction and exclusive left-turn lanes
provided at key intersections. Based on the existing cross-section,
limited improvements were identified for Half Day Road; however,
as the roadway is under IDOT jurisdiction, right-of-way permits
will be required for any work within the right-of-way, including
access modifications and new crosswalks/sidewalks. The future
intersection of Half Day Road/1st Street will be subject to IDOT
review and approval.
Prairie Road
The concept plan identified for the North Subarea will be connected
to the Prairie View Metra Station via Prairie Road; therefore,
pedestrian improvements along this street should be prioritized.
Continuous sidewalk should be provided on both sides of Prairie
Road between Port Clinton Road and Half Day Road. With the
development concept identified for the North Subarea, access is
contemplated via a new roadway aligned opposite Roslyn Lane,
and an additional site access approximately 450 feet to the south.
In addition, connectivity would also be provided via Port Clinton
Road. Based on the average daily traffic (ADT) volume of 6,400 on
Prairie Road, a new southbound left-turn lane is anticipated on
Prairie Road at Roslyn Lane/Future Site Access. The existing striped
median would be restriped to accommodate the left-turn lane.
Transportation & Infrastructure Plan 49DRAFT
For Review
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New Streets
Future completion of the grid street network would provide for an
intuitive circulation pattern, distribute traffic volumes, and create
an efficient development layout. Pedestrian-scaled design should
be incorporated in order to promote a walkable character and
support active transportation as a viable option for residents. A
summary of the new streets planned for the Prairie View study area
is outlined below.
1st Street
Within the Central Subarea, 1st Street would be relocated to the
east in order to create a redevelopment opportunity site on the
northwest quadrant of Main Street/Easton Avenue. Relocated 1st
Street would align with the existing stub street on the south side
of Easton Avenue and provide connectivity between Brockman
Avenue and Half Day Road. 1st Street would be improved to
Village standards with a 60-foot right-of-way and a recommended
cross-section including a single travel lane in each direction,
on-street parking on one side of the street, curb, gutter, and a
12-foot pedestrian zone to accommodate sidewalks and parkway
landscaping. South of the Central Subarea’s New Street, 1st
Street’s drive lanes will become narrower, resulting in a 50-foot-
right-of-way.
New Street
A new east-west street is recommended south of Easton Avenue
(referred to as “New Street” for purposes of this study). A reduced
cross-section should be considered in order to optimize the Central
Subarea for redevelopment. Based on the Central Subarea plan,
the street should be designed to prioritize pedestrians with an
approximately 15-foot pedestrian zone to include sidewalks and
parkway landscaping. On-street parking is recommended on one
side of the street in order to provide short-term parking and loading
zones supporting the adjacent residential and commercial uses.
Site Design Considerations
In addition to the improvements identified for the public right-
of-way, site design should consider opportunities to support the
transportation network and facilitate on-site access and circulation.
Key site design considerations for the study area are outlined below.
Access Management
Where feasible, commercial driveways should be consolidated to
reduce vehicle conflicts with pedestrians and bicyclists, particularly
along Main Street. As redevelopment occurs in the Central
Subarea, opportunities to provide cross-access between properties
and facilitate internal site circulation should be explored. Provision
of shared parking that serves multiple uses, in combination with
cross-access, should also be considered.
Loading Activity
As commercial and mixed-use (re)development occurs within the
Central Subarea and South Subarea, consideration should be given
to the access and circulation for service/delivery truck loading
activity. To the extent possible, consolidated delivery truck loading
areas and dumpsters should be provided. Consolidated dumpsters
should be provided in order to minimize the number of collection
sites and reduce truck activity.
50 Prairie View Metra Station Area PlanDRAFT
For Review
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FUTURE ROADWAY NETWORK
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Metra Train Station
Transportation & Infrastructure Plan 51DRAFT
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Parking
In order to support existing and future commercial uses in the Prairie
View study area, and to continue to support commuters at the Metra
Station, the Village should continue to work with property owners
and developers to identify site-specific parking solutions. To the
extent possible and where appropriate, the Village should work
with property owners and developers to identify opportunities for
consolidated, shared parking. A summary of future parking conditions
in the Prairie View Station Area is outlined below.
Commuter Parking
Commuter parking should continue to be provided for the Prairie View
Metra Station. Based on the 2016 Origin-Destination Survey completed
by Metra, approximately 55 percent of commuters at the Prairie View
Metra Station drive alone. While existing parking utilization data
suggests approximately 74 percent of the spaces are occupied, this
data reflects shared use of the daily fee spaces by Stevenson High
School students. As (re)development occurs in the Prairie View Station
Area and with any future changes to Metra ridership, commuter
parking utilization should continue to be monitored and rebalanced in
partnership with Metra and Vernon Township.
During off-peak commute periods, commuter parking should
serve overflow parking needs for Prairie View Station Area
businesses, such as restaurants, shopping, and entertainment
uses, that experience peak parking demand that is complementary
to commuter parking patterns. During evenings and weekends,
opportunities to utilize the commuter parking lots for community
programming and special events (e.g., farmer’s market) should be
explored. The Village should continue to coordinate with Vernon
Township in order to optimize the existing commuter parking supply
and existing infrastructure.
(Re)development Parking Requirements
The parking supply provided for future mixed-use and residential
developments should reflect the (re)development’s proximity to the
Prairie View Metra Station and the multimodal nature of resident
commuting patterns.
While the proposed parking supply should reflect the unique
characteristics of the proposed (re)development, data from
the Regional Transportation Authority (RTA) Access & Parking
Strategies for Transit-Oriented Development should be consulted
as a resource for Village review and approval of proposed parking
conditions. According to the RTA, a reduced parking ratio of 0.5 to
1.5 spaces per dwelling unit may be appropriate for multi-family
residential developments in TOD areas. For any duplex, townhome,
or multi-family residential development, consideration should be
given to the supply and location of guest parking. Residential guest
parking may be accommodated on-site or alternatively designated
on-street parking spaces may be provided.
Due to the proximity to the Metra Station and the future pedestrian
and bicycle network, future residents are anticipated to rely on
active transportation (e.g., walk, bike) and transit; and therefore,
parking requirements for future (re)development should be adjusted
to reflect the transit-supportive and walkable nature of the Prairie
View Station Area.
52 Prairie View Metra Station Area PlanDRAFT
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On-Street Parking
On-street parking should be provided adjacent to commercial
and mixed-use developments. These parking spaces should be
time restricted in order to promote healthy turnover of spaces for
customer and visitor convenience. Employee parking should be
prohibited on-street unless otherwise permitted by the Village
while customer/visitor parking availability is prioritized. As (re)
development occurs in the Central Subarea, the Village should
explore opportunities to create short-term parking opportunities
(e.g., 15-minute parking spaces for pick-up/drop-off activity)
and loading zones in order to provide parking options for quick
convenience-oriented trips and curbside loading activities for
transportation network companies (TNCs), such as Uber and Lyft.
Pedestrian Improvements
In general, pedestrian connectivity in the study area is
discontinuous with sidewalk provided along some segments. The
Village should prioritize continuous sidewalk through the study area
as part of future (re)development. As property is (re)developed, the
Village should require installation of continuous sidewalk across
the property frontage, and as appropriate, to complete nearby gaps
or connections. Alternatively, a fee-in-lieu contribution should be
provided as part of the (re)development in order to allow the Village
to install the sidewalk at a later date as part of a comprehensive
roadway improvement project.
A continuous sidewalk network will improve access and overall
connectivity for pedestrians. Sidewalk gaps should be filled with
a minimum five-foot wide sidewalk. A landscaped parkway should
be provided in order to buffer pedestrians from the adjacent street.
In order to prioritize pedestrians in the study area, sidewalks
should be delineated through access driveways. Redevelopment
should incorporate new sidewalk installation at gap locations. In
addition to new sidewalk, site design should consider opportunities
for pedestrian accommodations, including sidewalk connections
between the public sidewalk and the commercial or mixed-use
development and outdoor seating areas or amenitized public
places (e.g., parks, open spaces, plazas, courtyards, streetscape,
etc.). Buildings should be positioned to define the street edge and
incorporate pedestrian-scaled architectural details in order to
enhance pedestrian safety and comfort.
Pedestrian improvements should also be provided at key
intersections within the study area in order to enhance mobility,
safety, and comfort. A summary of the pedestrian improvements
identified for intersections within the study area are summarized in
the following sections:
Transportation & Infrastructure Plan 53DRAFT
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Main Street / Easton Avenue
This intersection will continue to serve as a key gateway to the Prairie View area. Based on its
adjacency to the Metra Station and close proximity to the residential and commercial uses planned in
the area, striped crosswalks should be provided on both the north and south legs of Main Street at its
intersection with Easton Avenue. In tandem with the crosswalks, a curb bump-out should be provided
on the eastside of the street in order to reduce the crossing distance and improve visibility between
pedestrians and motorists. The curb bump-out introduces an opportunity to provide a landscaped
area further enhancing this intersection as a gateway. Additional intersection improvements include
raising the intersection to slow traffic and emphasize the pedestrian environment and to incorporate
an enhanced intersection paving treatment that improves the character, differentiates the intersections
as a focal point, and contributes to the gateway opportunity. A summary of the recommended
improvements is highlighted in the adjacent graphic.
()
54 Prairie View Metra Station Area PlanDRAFT
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Prairie Road / Port Clinton Road
A striped crosswalk is recommended on Prairie Road at its intersection with Port Clinton Road. With
the shared-use path on the south side of Port Clinton Road, the crosswalk would enhance connectivity
and increase motorist awareness of pedestrian and bicyclist activity. Existing utilities on the southwest
corner of Prairie Road/Port Clinton Road would require relocation in order to accommodate the
sidewalk connection to the crosswalk. Additional crosswalks have been identified for the vicinity of
the intersection in order to increase mobility and connectivity for existing and future area residents. A
summary of the recommended crosswalk enhancements is depicted in the adjacent graphic.
Transportation & Infrastructure Plan 55DRAFT
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2.1.b
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Half Day Road / Main Street / Prairie Road
The southeast quadrant has been identified as a redevelopment
opportunity site. In order to facilitate pedestrian connectivity
between North Prairie Road and the Prairie View Metra Station
and Central Subarea, adding a striped crosswalk is recommended
on the east leg of Half Day Road/Main Street/Prairie Road. High-
visibility crosswalks are recommended on all four legs of this
intersection. Based on the size of this intersection, a channelized
island is recommended for the northbound right-turn movement in
order to reduce new crosswalk distances and provide a pedestrian
refuge area to/from the southeast corner of the intersection.
Bicycle Improvements
The Village of Buffalo Grove has an extensive bicycle path network.
In the vicinity of the study area, existing bicycle paths are provided
on Port Clinton Road, Half Day Road, Buffalo Grove Road, Main
Street, and Prairie Road. The existing bicycle paths will remain with
the proposed improvements to the area. As part of the planned
improvements the existing shared-use path on the north segment
of Main Street should be extended south to Half Day Road. In
addition, a shared-use path should be provided on the south side of
Port Clinton Road across the Stancliff Property frontage.
In order to facilitate bicycle connectivity to the future redevelopment
areas, site design should consider connections to the bicycle network
and provide for convenient on-site bicycle parking.
56 Prairie View Metra Station Area PlanDRAFT
For Review
2.1.b
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FUTURE BICYCLE PATH NETWORK
Study Area Boundary
Municipal Boundary
Proposed Roadway
Alignment
Prairie View Metra Station
N Prairie Road
Existing Bicycle Path
Planned Bicycle Path
Planned Shared-Use Path
Transportation & Infrastructure Plan 57DRAFT
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ENTRY NODES & GATEWAY
Gateways into the Prairie View Station Area communicate to
visitors that they have arrived in an environment that values
pedestrians and supports a high-quality multi-modal environment.
The proposed gateways at the Prairie View Station area are at the
following intersections:
• W Half Day Road and N Main Street
• N Main Street and N Buffalo Grove Road
• W Half Day Road Willow Parkway
These intersections are considered entry points into Prairie View.
Smaller, neighborhood-scale retail/commercial development
is proposed along N Main Street with a transition into more
residential land uses at W Easton Avenue and W Brockman
Avenue. Gateway signage should be designed to provide a sense of
arrival and sense of place.
WAYFINDING
A legible environment helps orient travelers and communicates
organization and structure in Prairie View. Wayfinding includes
environmental signage and cues in the physical design of the public
realm that support users comfortable navigation of a specific place.
In addition, the road design helps travelers navigate through the
different land uses to support ease of circulation. Public art can be
installed at key locations to give residents and visitors orientation
and educational information about their location relative to the
Prairie View Station Area. Wayfinding signage can be installed at
appropriate locations within and around Prairie View, in coordination
with gateway signage, to communicate major destinations to
travelers, parking lots, bicycle routes, and trails nearby.
The wayfinding signage should conform to a uniform design
standard. Wayfinding best practices include:
•Provide a minimum amount of information on a sign.
•Mapping on the sign should be simplified.
•Present information logically.
•Use fonts and graphic elements that are easy to read. Bold
colors and simple text are encouraged.
•Place so the view of the sign is not obstructed by other
elements.
•Be sure that signs are mounted, they have font sizes and
information that are appropriate to the mounting height.
•Locate signs ahead of where turns need to be made.
•The overall system must be cohesive.
Source: City of Madras &
brewpublic.com
Source: Flickr | Jimmy Emerson, DVM
Source: https://bestoklahomahomes.com Source: Flickr / Robb Edge
Source: Flickr / Amy Smith
Source: Corbin Designs
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Study Area Boundary
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Municipal Boundary
Prairie View Metra Station
North Subarea
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Gateway Signage
Wayfinding
GATEWAY & WAYFINDING
Transportation & Infrastructure Plan 59DRAFT
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INFRASTRUCTURE
The Village currently operates and maintains a vast network of
public infrastructure, including stormwater, utilities, roadways, and
sidewalks. In order to accommodate the future (re)development
opportunities identified for the Prairie View Station Area, the
existing infrastructure network will be expanded. A comprehensive
plan to address future infrastructure construction, operation,
and maintenance is recommended. A comprehensive plan will 1)
provide for a connected system; 2) minimize disruptions to existing
residents and commuters; and 3) optimize use of Village funds for
capital improvements, operations, and maintenance.
Stormwater
Future (re)development in the Prairie View Station Area will be
subject to the Village of Buffalo Grove Development Ordinance and
the Lake County Watershed Development Ordinance. Based on a
review of topographical data available from Lake County, potential
areas to be allocated for stormwater management have been
incorporated into the concept plans for the Central Subarea, North
Subarea, and South Subarea. The specific dimensions and design
details for the stormwater management facilities will be subject to
Village review as part of the (re)development plan.
Maintenance of the future public stormwater infrastructure is
anticipated to be managed through the Village’s Stormwater
Management System. Under the Stormwater Management System
(effective January 1, 2016), the Village would collect a bi-monthly
Stormwater Utility Fee. The fee is based on the parcel size, land
use, impervious area, and the funds required to maintain and
update the stormwater infrastructure. Through this system, the
Village would operate and maintain existing and future stormwater
infrastructure including, but not limited to, storm drains, pipes,
ditches, curbs, gutters, culverts and open stream channels.
Public Utilities
The Village of Buffalo Grove currently operates and maintains the
following water and sanitary systems:
•136 miles of sanitary sewer pipe, force mains, manholes, catch
basins, and inlets
•12 sanitary lift stations
•Water supply from Lake Michigan, purchased from Evanston
and delivered through the Northwest Water Commission
•4 emergency back-up aquifer wells
As (re)development is proposed within the Prairie View Station
Area, the Village will require abatement of existing well(s) and
septic systems (as applicable) and connection to the Village’s water
and sanitary system.
Under the Village’s current practice, the developer would be
obligated to extend the water and sanitary mains and provide a
service connection(s) to the subject (re)development site. Based
on the infrastructure currently available in the Prairie View Station
Area, extension of existing water and sanitary mains may be
extensive. Phased (re)development may provide for reduced utility
extension costs and minimize disturbance to area residents.
In order to plan for future (re)development in the Prairie View
Station Area, a comprehensive assessment of existing and future
water and sanitary sewer capacity is recommended in order to
determine future system needs. The analysis of future conditions
should reflect the anticipated residential and commercial densities
shown on the concept plans prepared for the Central Subarea,
North Subarea, and South Subarea.
Based on a previous analysis completed in 2006 by Hancock
Engineering, sanitary sewer extension is anticipated as follows:
•Central Subarea – Extend sanitary sewer on Easton Lane
north of Half Day Road and/or the sewer at the intersection of
Half Day Road/Willow Parkway
•North Subarea – Extend existing sanitary sewer from Roslyn
Lane
•South Subarea – Extend sanitary sewer from intersection of
Prairie Road/Willow Parkway
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Private Utilities
As (re)development plans are reviewed for the Prairie View Station
Area, the Village should work in coordination with property owners,
developers, and utility companies to bury existing overhead
utility lines. The Village should continue to review the placement
of transformers and switch boxes in order to minimize their
appearance.
Transportation
The existing and future multimodal transportation network will be
designed to support the needs of residents, businesses, commuters,
and visitors within the Prairie View Station Area. Multimodal
improvements identified for the study area are defined earlier in
this chapter. Dedication of right-of-way will be required in order to
accommodate the future roadways, including but not limited to 1st
Avenue and New Street. As (re)development proposals are submitted
to the Village, right-of-way dedication should be required in order to
complete the 60-foot cross-section where applicable. Installation of the
streets, sidewalk, and parkway should be designed and constructed in
coordination with public utilities.
Implementation
Several options exist for infrastructure investments in the Prairie
View Station Area. Based on the significant infrastructure needs
in the study area, a comprehensive approach to design and
construction should be considered as properties are assembled.
In order to provide for a comprehensive approach to infrastructure
implementation, the following financing options could be
considered by the Village:
•Impact Fees – An impact fee is a charge assessed by a public
agency against new (re)development that generates revenue to
fund the master improvements or recover capital costs.
•Bonds – A bond may be assessed for future public
improvements. Note that the assessment of an impact fee
is one way to repay the bond. A bond could also be repaid
through implementation of an increased utility fee on a
monthly utility bill or through a utility rate increase.
•Special Service Area (SSA) – A special service area is
a taxing mechanism that can be used to fund a range of
infrastructure improvements and services (e.g., storm sewers,
sanitary sewers, roadway improvements, sidewalks, curbs,
lighting, etc.) in a defined geographic area.
•Tax Increment Financing (TIF) – This financing tool
allocates future increases in property taxes within a defined
area to pay for local capital improvements. All property within
the TIF district is subject to the tax based on a common rate.
Establishment of a TIF district does not increase property
taxes; this tool reallocates how taxes are used. TIF funds
may be allocated to public improvements (e.g., roadways,
streetscape) and development activity (e.g., property assembly
or land acquisition).
•Recapture Agreements – Through the use of recapture
agreements, the Village could require a developer to pay for
the extension of public infrastructure necessary to support
the proposed (re)development. If the infrastructure serves
additional users associated with the future (re)development
of adjacent property, a recapture agreement is executed.
Based on the recapture agreement, the developer would be
reimbursed for a pro rata portion of the improvement cost.
Recapture agreements are an effective tool to manage the
overall cost of public infrastructure; however, the upfront
cost to the developer may be an obstacle to initiating (re)
development within the Prairie View Station Area.
Transportation & Infrastructure Plan 61DRAFT
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Open Space &
Sustainability
5
Sustainable strategies are incorporated in each subarea and project
theme to ensure the longevity, health and wellness of Prairie
View and its residents. Strategies include social, economic and
physical opportunities to lower costs, create value and maintain a
high quality of life for residents. Efficient utilization of the area’s
resources contributes to the character and identity of Prairie View.
Open space is prioritized in greenfield areas, utilized as functional
green infrastructure where detention is required, and incorporated
into developments as a public space amenity.
LANDSCAPE & STREETSCAPE
DESIGN STRATEGY
Based on the input received throughout the planning process, there
is a strong desire to incorporate the natural elements of Prairie
View and promote the concept of a conservation community. The
landscape and streetscape strategy responds to this desire with
the incorporation of landscaped parkways on existing and proposed
streets within the Prairie View Metra Station Area. The reduction
of curb-cuts provides longer stretches of uninterrupted and planted
parkway without impeding vision or safety of travelers.
62 Prairie View Metra Station Area PlanDRAFT
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Additional street trees can be planted to
increase Prairie View’s existing tree canopy
and will include both ornamental and shade
trees. Integration of green infrastructure
projects, such as rain gardens and
stormwater planters, can be accommodated
as part of the Village’s larger environmental
and green infrastructure strategy. Areas of
proposed stormwater detention can include
additional green infrastructure elements
to mitigate runoff and flooding problems
as well as incorporating special planting
palettes to differentiate these places.
Open Space & Sustainable Strategies 63DRAFT
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Raingardens
Rain gardens, also known as bioretention
or bioinfiltration, are designed to divert a
portion of the initial runoff from the storm
sewer system and allow it to reenter the
system through an underdrain or leave the
system at a designed infiltration rate. They
are shallow depressions with engineered
soils and various deep-rooted plantings and
usually include an overflow to the storm
sewer system.
Bioswales
Bioswales serve a combination of
infiltration and conveyance functions.
Unlike traditional drainage swales or
ditches, they include significant vegetation
as well as engineering soils to slow
the conveyance rate of runoff so that
some of the runoff can be infiltrated or
removed through evapotranspiration
prior to entering the storm sewer system.
Bioswales fit well in longer, linear spaces.
Stormwater Planters
Stormwater planters are considered
urban rain gardens by the EPA. They
include engineered soils and overflow
piping systems, but they are designed as
streetscape elements. The soil level is
lower than the sidewalk and street curb so
that runoff can be collected and detained in
the planter.
GREEN INFRASTRUCTURE TOOLS
Green infrastructure tools assist with stormwater management by slowing the rate of runoff into the
stormwater sewer system as well as contributing to improved water quality through natural filtration
of runoff. Rain gardens, bioswales, stormwater planters, water harvesting, and permeable pavement
are the possible green infrastructure tools identified in this Plan. Other tools may be selected in the
future as conditions and needs change. The tools vary in their purpose, design, requirements, and costs.
Parameters that need to be considered when choosing the appropriate tool include:
Source: Flickr/Center for Neighborhood TechnologySource: Flickr/cara ruppertSource: Flickr/MSU Infrastructure Planning and
Facilities Facility Information Services
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Permeable Pavers
Permeable pavement allows infiltration
of rainwater through the pavement.
This lowers the amount of runoff that
is delivered to the storm sewer system.
Permeable pavement can include paver
systems, porous asphalt, or pervious
concrete.
Water Harvesting
Water harvesting practices promote
productive reuse of rainwater by
capturing and storing rainwater on-
site for a variety of uses, such as toilet
flushing and irrigation. Water harvesting
can be achieved by either downspout
disconnection or installing rain barrels.
The former involves diverting runoff from
the roof to on to the property’s yard for
irrigation. The latter involves capturing and
storing rainwater
Tree Planting
Tree planting provides a multitude of
benefits, in terms of both a tree-by-tree
basis and of larger scale like an urban tree
forest. Trees assist in reducing stormwater
runoff by intercepting rainfall and help soil
better store rainwater. It also can assist
in groundwater recharge. When trees are
properly placed, they can provide shade,
which helps reduce energy consumption to
cool a home, and they can block winds that
increase the need for indoor heating. Trees
are vital carbon sinks, absorbing carbon
dioxide and air pollutants.
Source: Flickr/Stanley ZimnySource: Flickr/Craig TSource: Flickr/Philadelphia Water Department
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Implementation
6
To implement the Vision set forth in the Plan, the Village should
undertake the following recommendations and action steps. These
recommendations and action steps can be grouped under four main
categories:
•Village Commitment
•Leverage Market Opportunities
•Create a Neighborhood Identity and Brand
•Enhance Sustainability and Quality of Life
VILLAGE COMMITMENT
The Village of Buffalo Grove should provide its commitment and
support to the Plan by undertaking regulatory, communication, and
planning initiatives as well as anticipate and support infrastructure
improvements that create an enhanced network throughout the
Prairie View Metra Station Area.
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Recommendation 1:
Continue to engage with the Buffalo Grove
community, property owners, and other
stakeholders about the Plan.
Action Steps:
A. Make the plan available online and advertise the availability
and contact information of Village staff to address questions
and comments.
B. Meet with residents, businesses, key property owners,
Vernon Township, Metra, Lake County, institutions, and others
in the Prairie View Area to review the Plan, discuss future
improvements, considerations, and work together for a shared
future.
Recommendation 2:
Integrate the Prairie View Metra Station
Area Plan into long-term planning
documents including the comprehensive
plan and the Lincolnshire/Buffalo Grove
Boundary Agreement.
Action Steps:
A. Amend Buffalo Grove’s current Comprehensive Plan (2009)
with the Prairie View Metra Station Area Plan.
B. Integrate the Prairie View Metra Station Area Plan as part of
the forthcoming Comprehensive Plan and establish the Prairie
View Metra Station Area as one of the several key sub-areas
in the community.
C. Revisit the Lincolnshire/Buffalo Grove Boundary Agreement
with the Village of Lincolnshire and update the agreement to
reflect the vision set forth in the Plan.
Recommendation 3:
Explore policies to support and advance
future annexation opportunities.
Action Steps:
A. Identify and prioritize development sites that can encourage
the extension of utilities to help reduce the utility connections
for existing residential parcels.
B. Promote the expansion of Village utilities to encourage
annexation into the Village. Explore tools such as special
service areas to help offset the costs of extending utilities into
the unincorporated areas.
C. Determine alternate sites for existing businesses that may
want to relocate to other locations in the nearby area
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Recommendation 4:
Explore amending zoning and associated
building and design regulations to help
achieve the vision.
Action Steps:
A. Consider amendments to the zoning ordinance or utilize
existing zoning tools to help implement the Vision. Specific
actions may include:
A1. Considering a form-based code or form-based
elements.
A2. Introducing overlay zones and/or creating a better
defined Planned Unit of Development (PUD).
A3. Incorporating multi-generational housing elements such
as accessory dwelling units as well as aging in place.
B. Align vision with current parking standards. Specific actions
may include:
B1. Evaluate and potentially modify parking minimum
requirements to align with the Plan.
B2. Partner with Vernon Township to explore potential
shared parking opportunities the Prairie View Metra
Station.
B3. Identify opportunities for complementary or alternate
uses of the commuter parking lots during non-peak
commuter periods (e.g., farmer’s market, neighborhood
festival, shared parking for nearby restaurants and
businesses).
C. Review and potentially modify the sign code to ensure
consistency with the Plan.
Recommendation 5:
Support an improved road network.
Action Steps:
A. Review development and redevelopment plans for the
inclusion of an improved road 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. Monitor changes in emerging technology, policy, and
requirements related to autonomous vehicles and use of
shared mobility options to inform design of (re)development
and both public and private infrastructure.
Recommendation 6:
Plan and Budget for Capital Improvements.
Action Steps:
A. Modify and update, as needed, the Capital Improvement Plan
(CIP) to reflect infrastructure needs as outlined in 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.
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LEVERAGE MARKET
OPPORTUNITIES
The Village of Buffalo Grove should leverage market opportunities
to spur development/redevelopment within the Station Area Plan
that aligns with the Plan.
Recommendation 7:
Communicate and market the Plan to the
development community to convey Buffalo
Grove’s vision and commitment to the
area’s future.
Action Steps:
A. Continue to meet with those interested in selling and
redeveloping the properties in the area and present and
discuss the Plan.
B. Target brokers and other representatives who could best
understand and deliver the character and residential and retail
needs unique to this area. Look to attract neighborhood-scaled
commercial and retail uses.
C. Showcase the Plan at developer industry events.
Recommendation 8:
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.
Recommendation 9:
Target retail and restaurant businesses
and other services that are compatible
with the vision for Prairie View Area and
are suitable for its market.
Action Steps:
A. Target retail and restaurant neighborhood businesses that
are oriented towards commuter and residential needs as well
as destination businesses. Potential niches could be towards
health and fitness – particularly women-focused wellness,
specialty foods, local food incubators, as well as other drinks
and food establishments.
B. Work collaboratively with neighborhood businesses on
leveraging existing assets such as nearby Stevenson High
School, which allows open campus during lunch hours for
upper grades and is an employment center.
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CREATE NEIGHBORHOOD
IDENTITY AND BRAND
Create an authentic identity and brand for the area that reflects the
history, character and uses in the area.
Recommendation 10:
Draw upon the area’s history to help
establish an identity and “sense of place.”
Action Steps:
A. Explore retaining existing buildings such as the Westminster
Reformed Presbyterian Church and former Vernon Legion Post
1247 Building.
B. Utilize the historical architecture as an inspiration for
design and character for future buildings and development,
wayfinding, and branding.
C. Consider providing an indoor or outdoor dedicated space that
would be devoted to showcasing the Prairie View’s history.
Recommendation 11:
Create a Prominent Unified Streetscape
and Design.
Action Steps:
A. Explore developing unified design criteria for the area and
incorporating the recommendations into Buffalo Grove’s
Appearance Plan. This should include design guidelines
illustrating the Village’s desired architectural characteristics of
non-residential and residential buildings which can be inspired
by the area’s historical buildings.
B. Review the future plans for the inclusion of landscaping,
lighting, benches, gateway signage, and wayfinding signage
that provide a unified design.
Recommendation 12:
Incorporate civic, community, institutional
and art in spaces that can enhance the
identity and local culture of the Prairie
View Metra Station Area.
Action Steps:
A. Work with Stevenson High School on utilizing space in
the Prairie View Area for academic, extracurricular, and/or
administrative purposes.
B. Collaborate with Buffalo Grove Park District and Vernon
Township to program and activate open spaces and plazas.
C. Explore opportunities to display public art to help activate
public spaces through collaboration with local partners.
Recommendation 13:
Establish a Brand for the Prairie View
Metra Station Area.
Action Steps:
A. 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 a well as in marketing
materials.
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ENHANCE SUSTAINABILITY AND
QUALITY OF LIFE
The Village of Buffalo Grove should look to promote sustainability
and quality of life in the Prairie View Area.
Recommendation 14:
Enhance the Area’s Walkability.
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 area to
improve pedestrian orientation and safety.
D. Emphasize active transportation and transit-supportive design
as part of Village review of future (re)development concept
plans (e.g., curbside designations, pedestrian-scale character.)
Recommendation 15:
Improve Bicycle Accessibility.
Action Steps:
A. Ensure all proposed plans complete the existing bicycle
network in the Prairie View Metra Station Area and connect
with larger existing bicycle networks, parking, and other
infrastructure.
B. Provide appropriate signage and maps to for trail connections
and networks.
Recommendation 16:
Collaborate with partners on improving the
Metra North Central Service (NCS) line’s
ridership and frequency of service.
Action Steps:
A. Continue to serve on the Steering Committee for the RTA
Community Planning Program North Central Service Corridor
Analysis and Implementation Plan. This Plan, which is
guided by a steering committee of municipalities along the
NCS line, aims to identify the major investments needed to
accommodate more service along the NCS line.
B. Educate businesses and residents about transportation
connections from the Prairie View Metra Train to places of
residence or employment, which includes shuttle services
such as Transportation Management Association of Lake-Cook
Shuttle Bug, Chariot Shuttle as well as carpooling options such
as SPLT and Pace Vanpool.
Recommendation 17:
Optimize open space opportunities as they
arise.
Action Steps:
A. As redevelopment and development occurs, look for
development plans to provide open space, in large open parks,
tot lots, small plazas, and/or other types of open space.
B. Work collaboratively with partners such as Vernon Township,
Buffalo Grove Park District, and Stevenson High School, on
ideas for shared open spaces and programming.
Recommendation 18:
Encourage sustainable development,
stormwater management and other best
practices.
Action Steps:
A. Promote energy efficiency programs such as Illinois
Homeowner Performance with ENERGY STAR and Come Ed’s
Net Metering.
B. Encourage green infrastructure as a strategy for stormwater
management with a focus on detention areas, parks, and right
of way plantings.
C. Select a landscaping and planting palette that is
representative of plant types that thrive in the Midwest and
are low-maintenance.
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VILLAGE
COMMITMENT
ENHANCE
SUSTAINABILITY AND
QUALITY OF LIFE
LEVERAGE MARKET
OPPORTUNITIES
CREATE A
NEIGHBORHOOD
IDENTITY AND BRAND
•Engage Community and Property Owners
•Amend Comprehensive Plan and Boundary
Agreement
•Support Future Annexation
•Amend Zoning Regulations
•Improve Road Network
•Capital Improvement Planning
•Enhance Street Grid
•Market Plan
•Explore Incentives
•Target compatible businesses
•Expand Walkability
•Improve Bicycle Accessibility
•Collaborate to improve Metra Train Service
•Optimize open space
•Encourage sustainable practices
•Create Unified Streetscape and Building Design
•Incorporate Civic, Community, and Art Uses
•Establish Brand
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Appendices
A
Architectural Typology Analysis 71
Steering Committee (August 2, 2018) Meeting Summary 77
Workshop 1 Summary 83
Steering Committee / Kick-Off (April 12, 2018) Meeting Summary 89
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TYPOLOGY #1:
THE AMERICAN FOURSQUARE
Location: Zone 5
Uses: Residential, Commercial
FEATURES
The American Foursquare is one of the most dominant styles of home
from the early 20th century. These homes feature a compact, square
plan, are two-and-a-half stories in height, and topped with a simple
roof accentuated by a central dormer.
These houses developed in reaction to the overly ornate Victorian
homes of the late 1800s and escew excess detail in favor of
handcrafted “craftsman” woodwork.
Years Constructed: circa 1890 - 1930
Construction Type: Wood Framed or Brick
Exterior Materials: Wood Siding, Brick or Stucco
Use: Single Family Residential, later Commercial
Height: Two and a half Stories
Parking: One-Two Cars, Detached, in rear (potentially added later)
Special Features: Front Porch (potentially enclosed for addition)
Hip Roof
Punched
Windows
Center Dormer
Front Porch
Raised Entry
Wood Siding,
Brick or Stucco
4 Prairie View Metra Station Area PlanDRAFT
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Architectural Typology Analysis
Appendices 75DRAFT
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TYPOLOGY #2:
POST-WAR BUILDING BOOM
Location: Zone 4
Uses: Residential
FEATURES
The suburban building boom following World War II established the
ranch-style house, and its variants the Raised Ranch and Split-Level
as the dominant housing styles of the latter half of the 20th century.
Its long, low profile reflected American desires for wide-open spaces,
with an open layout that embraces a more informal living style. The
“model home” design method allowed for rapid construction to suit
soaring demand.
Years Constructed: circa 1940s - 1970s
Construction Type: Wood Framed
Exterior Materials: Limited Brick, Wood or Aluminum Siding
Use: Single Family Residential
Height: One Story, One-and-a Half Stories
Parking: One-Two Cars, Attached, in Front / Detached, in Rear
Special Features: Raised Ranch / Split Level allowed for large
windows into basement levels, Bay Windows, Picture Windows
Gabled Roof
Attached Garage
Picture Window
Level Entry
One-and-a-Half Stories
Punched Windows
with Faux Shutters
Limited Brick
Wood or
Alum Siding
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TYPOLOGY #2:
POST-WAR BUILDING BOOM
Location: Zone 4
Uses: Residential
FEATURES
The suburban building boom following World War II established the
ranch-style house, and its variants the Raised Ranch and Split-Level
as the dominant housing styles of the latter half of the 20th century.
Its long, low profile reflected American desires for wide-open spaces,
with an open layout that embraces a more informal living style. The
“model home” design method allowed for rapid construction to suit
soaring demand.
Years Constructed: circa 1940s - 1970s
Construction Type: Wood Framed
Exterior Materials: Limited Brick, Wood or Aluminum Siding
Use: Single Family Residential
Height: One Story, One-and-a Half Stories
Parking: One-Two Cars, Attached, in Front / Detached, in Rear
Special Features: Raised Ranch / Split Level allowed for large
windows into basement levels, Bay Windows, Picture Windows
Gabled Roof
Attached Garage
Picture Window
Level Entry
One-and-a-Half Stories
Punched Windows
with Faux Shutters
Limited Brick
Wood or
Alum Siding
Architectural Typologies Report 5DRAFT
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Appendices 77DRAFT
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TYPOLOGY #3:
LATE 20TH CENTURY SINGLE FAMILY HOME
Locations: Zone 1. Zone 3
Uses: Residential
FEATURES
Towards the end of the 20st century and into the 21st century,
residential construction turned toward a contemporary version of
American Revivalism known as Neo-Eclecticism. These homes
combine a wide array of decorative techniques from an assortment
of traditional styles, resulting in a more complex aesthetic than the
simple post-war residence.
Much of the revivalist elements are exclusively decorative, while the
informal, casual interiors and construction methods of the American
Ranch remain. Highly pitched, complex roofs often combine a variety
of styles and features including gables, hips, dormers, and special
accents.
Years Constructed: circa 1980s - 2000s
Construction Type: Wood Framed
Exterior Materials: Brick, Stone, Vinyl Siding, EIFS
Use: Single Family Residential
Height: One - Two Stories
Parking: Two-Three Cars, Attached, Front or Side
Special Features: Complex Rooflines, Dormers, Prominent Entrance
Multi-Gabled Roof
Front-loaded
Multi-Story Entry
Bay Window
Faux Shutters
Large Windows
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TYPOLOGY #4:
21ST CENTURY PAIRED HOME
Locations: Zone 6
Uses: Residential
FEATURES
The 21st Century has seen a revision on the Neo-Eclectic
Single Family Home that focuses on smaller living and reduced
maintenance, popular with both “Empty Nest”-ers and young families
with fewer children.
Many of the styles and features of the larger sibling remain, but with
two units combined into a single structure, separated by a party wall.
Smaller lot sizes over increased density and walkability, with less
lawn area to maintain. Often part of a larger planned development,
greater aesthetic harmony exists across several homes
Years Constructed: circa 2000s
Construction Type: Wood Framed
Exterior Materials: Brick, Stone, Vinyl Siding, EIFS
Use: Multi-Family Residential
Height: One - Two Stories
Parking: Four Cars, Attached, Front (2 per unit)
Special Features: Complex Rooflines, Dormers, Prominent Entrance
Complex
Rooflines
Defined Entrance
Large Windows
Hip Roof
Cross
Gable
Front-loaded
Architectural Typologies Report 7DRAFT
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Appendices 79DRAFT
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2.1.b
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TYPOLOGY #5:
NEW URBANIST TOWNHOME
Locations: Zone 2
Uses: Residential
FEATURES
Continuing the trend towards denser living and less emphasis on
the automobile, this model crafts a next iteration of the 21st century
duplex, combining 5-6 units into a single structure. Parking is moved
to the rear of the house, offering a more traditional curb appear less
dominated by the car.
Arranged to emphasis walkability, the houses are sited closer to the
street, and consistent aesthetics across entire neighborhoods offers
a picturesque, traditional scene.
Years Constructed: circa 2010s
Construction Type: Wood Framed
Exterior Materials: Brick, Stone, Vinyl Siding, EIFS
Use: Multi-Family Residential
Height: One - Two Stories
Parking: Two Cars, Attached, Rear
Special Features: Rear patio framed by attached garages, visual
consistency.
Complex
Rooflines
Defined Entrance
with Front Porch
Large Windows
Rear-loaded
8 Prairie View Metra Station Area PlanDRAFT
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80 Prairie View Metra Station Area PlanDRAFT
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Steering Committee (August 2, 2018)
Meeting Summary
Appendices 81DRAFT
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Appendices 83DRAFT
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MEETING SUMMARY
Architecture
Preservation
Interior Design
Landscape Architecture
Urban Planning & Design
RATIO Architects, Inc.
RATIOdesign.com
30 West Monroe Street, Suite 500 Chicago, Illinois 60603 312.465.2359
Chicago, IL Indianapolis, IN Champaign, IL Raleigh, NC
To: Project Team, Village of Buffalo Grove
RATIO Project No.: 18021
Date: May 30, 2018
Subject: Prairie View Metra Station Plan – Public Workshop #1 Outreach Summary
On May 10, 2018, the RATIO team and Village of Buffalo Grove planning staff hosted a workshop to solicit public input
on the strengths, weaknesses, opportunities, and threats of the area surrounding the Prairie View Metra Station. This is
the first public workshop for the Prairie View Metra Station Plan and was held at the Arboretum Club (401 Half Day Rd,
Buffalo Grove, IL 60089). Over 90 participants attended, including: residents, stakeholders, business leaders, Steering
Committee members, Village staff, and elected and appointed Village officials. The workshop was structured as an
informal interactive event. The workshop consisted of five stations where participants shared their thoughts and
opinions during the 2-hour workshop. These stations were designed to optimize input from the public, while gaining
meaningful input into preferences and address concerns. The five stations included:
•Station 1 – Welcome
•Station 2 – Visioning
•Station 3 – Be the Planner
•Station 4 – Area Destinations
•Station 5 – What Makes A Great Place?
The results and input gathered from the public pertaining to each station are summarized in the following sections.
Station 1 - Welcome
The first station included a staffed sign-in and welcome table. Participants then proceeded to watch a brief
presentation that was displayed on a monitor. The presentation provided an overview of the planning process and the
public workshop, in addition to the purpose of the Prairie View Metra Station Plan. Snacks and refreshments for
participants to enjoy were provided.
Workshop 1 Meeting Summary
Appendices 85DRAFTFor Review
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Prairie View Metra Station Plan - Workshop 1 Summary
Page 2
May 30, 2018
Station 2 – Visioning
The second station was a topical visioning exercise that was designed to create a vision statement for the Station Plan.
Participants were engaged in an activity where a series of cards with various images were available at the station for
review. Participants picked a card that symbolizes their vision for the Prairie View Metra Station area. After selecting
the card, each participant spoke with the facilitator and other participants about their vision for the Prairie View Metra
Station area. The consultant staff facilitated this exercise and recorded the results on a flipchart. The bullet points
below are the participant’s vision for the Prairie View Metra Station area that were recorded on the flipchart (the
numbers next to each vision indicates how many times a vision was repeated by multiple participants):
3 Votes
Restaurant
Café/Bakery
Quaint/charming
2 Votes
Smaller scale development / keep area density
Add sidewalks
Natural landscapes
More shops – boutiques (unique)
Better train service
1 Vote
Add weekend train service
Walkable
Unique homes
Improved streetscape
Shopping
School capacity
Reuse of homes
Preserve Prairie View
No parking (students)
No noxious (industrial) uses
No junkyard
No condos
More parks and gardens
1 Vote, cont.
More homeowners
More compact
Main St. needs traffic-calming
Complete the last mile -> train to home
Keep SFH in boundary agreement
Keep historic homes
Inclusive of township
Improve traffic flow (Eastbound on Rte 22)
Ice cream shop
Higher home values
Greenery
Future focused development
Farm to table
Family
Evaluate historic significance
Downtown needed
Dark skies
Cultural heritage center
Creative space
Country feel
Connect bike paths
Capitalize on train commuters
Bucolic
Best practices
Affordable housing ($200k-$300k)
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Prairie View Metra Station Plan - Workshop 1 Summary
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May 30, 2018
Station 3 – Be the Planner
The third station invited participants to ‘Be the Planner’ for the Prairie View Metra Station area. A board was provided
that showed the study area’s existing conditions. Participants were given foam blocks, which represented potential
building massing, and were asked to place the blocks on the board to create their ‘vision’ of what the Prairie View
Metra Station area should look like in the future. During the workshop, there were many discussions among
participants regarding future (re)development within the study area. The following summarizes the main points
gathered from the discussions:
•Most of the participants were very vocal about opposition to development around Prairie View. Many pointed
out previous plans that didn’t meet with the community’s expectations and ultimately weren’t implemented.
•Prairie View has a strong identity within the community however, some participants asked the question “why
do we need development or additional amenities here if I can get it in neighboring communities such as Long
Grove/Lincolnshire, etc.”
•Participants voiced concerns about the impact of additional development on Stevenson school. Over-
crowding is perceived to be a problem at Stevenson. New development could increase pressure on this
desirable resource.
Existing conditions in the Prairie View Station Area
•Existing traffic patterns, specifically turning movements, are problematic, particularly during rush hour.
•Student traffic in and out of Stevenson creates congestion twice a day.
•Neighbors have observed increased cut-through traffic in their neighborhoods from travelers wishing to avoid
congestion along major arterials.
•Strategies to mitigate traffic around Prairie View have created additional challenges. For example, there is no
left turn permitted from Prairie Road to eastbound Half Day Road.
•Current parking is a challenge at certain times of day around the Prairie House. Metra Parking is by permit,
not available after hours, and participants wondered if this can be improved.
What would a future Prairie View look like?
•The community’s historic and unique character should remain. However, there were contradicting viewpoints.
o Some participants expressed a preference for narrow roads with overhanging trees, without
sidewalks.
o Some participants believed there could be higher-density development around the rail line.
•Main Street has potential to be a more robust commercial corridor with the following elements:
o Community amenities
o Experiential retail
o No chain or franchise establishments
o Multi-story mixed-use (not family-residential)
o Walkable
o Low rise, mixed use
o Arts District
o Restaurants (some participants asked how many the community and the market can support)
o Boutique-scale retail
o Experiential retail
o Incubator-type commercial
o Lower-scale
o More affordable than luxury Appendices 87DRAFTFor Review
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Prairie View Metra Station Plan - Workshop 1 Summary
Page 4
May 30, 2018
•Easton Road could be repositioned as a historic downtown, Long Grove type development.
•Farmland should be preserved as open space, not developed.
o Community asset
Parkland
Play fields (can never have too many)
•Participants were concerned about potential for increased crime if area becomes more developed.
•Need for convenience retail along Prairie Road, south of Half Day Road.
•Infill is desired on existing vacant lots however, a substantial increase in density should be avoided.
o Intimate scale is preferred
o “Norman Rockwell”
•Increased rail traffic would be a long-term win, but there are concerns about safety of the rail line.
o A grade separation would be ideal
o The line is a barrier between west and east Prairie View
What are elements that would be positive additions to Prairie View?
•An integrated neighborhood-scale park
•Walking trails / pedestrian pathways
•Skate park
•Convenience retail, flower shop,dry cleaners, etc
•Hospital or medical office
•Larger scale development should be focused along Half Day Road
o Scrap yard site could be a site for higher density development with parking to support the Main
Street corridor
88 Prairie View Metra Station Area PlanDRAFT
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Page 5
May 30, 2018
Station 4 – Area Destinations
This station involved two maps where participants used colored stickers to identify destinations, gateways, and other
important design features on the map. Participants were also asked to identify their homes and places they regularly
frequented in the 1-mile radius. One map illustrated a ¼ mile (5-minute walking distance) and the other illustrated a
½ mile (10-minute walking distance) circle around the station area. Both map boundaries reached 1-mile from the
station area. Each color sticker represented a theme, as follows:
•Yellow: Home
•Red: Commercial
•Green: Recreational
•Light Blue: Institutional
The station facilitator asked the participants to write on the maps any other ideas they had that were not necessarily
site-specific or represented by the colored stickers. The following graphics show the features the participants
identified.
Appendices 89DRAFTFor Review
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90 Prairie View Metra Station Area PlanDRAFT
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Appendices 91DRAFT
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May 30, 2018
Station 5 – What Makes A Great Place?
At this station, participants selected words they felt answered the question ‘What Makes a Great Place?’. The station
facilitator documented each participant’s selection. Participants were encouraged to write new words if those provided
did not capture their vision. The following summary shows the descriptive words that participants selected. The
number next to the words indicate the number of times a word was re-selected among different participants. Words
with stars (*) are descriptive words written by participants. It should be noted that some of the words participants
wrote occurred throughout public workshop. Some participants who completed the exercise earlier may not have seen
some of these words.
20 Votes
Walkable
15 Votes
Family Friendly
Dining Options
14 Votes
Bike Lanes
10 Votes
Festival/Events
Accessible
9 Votes
Safe/Protected
7 Votes
Streetscape
Residential Neighborhood
Nature Based
6 Votes
Recreation
Destination
5 Votes
Heart of Community
Entertainment
Diverse
4 Votes
Retail District
*Rural
3 Votes
Multi-Generational
Cultural Heritage
Celebrate History
2 Votes
*Was Affordable
*Separated
*Quaint
*More Metra Service
*Lower Taxes
*It Was A Community with Roots
*Better infrastructure (roadways)
1 Vote
*Downsizing in the area
Vibrant
Public Art
Convenient
*Quiet
*Park
*Less Rules
*Housing for Senior
*Dark Skies
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Steering Committee / Kick-Off Meeting
(April 12, 2018) Meeting Summary
Appendices 93DRAFT
For Review
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2.1.c
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CROWN POINT DR
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O L D A R L I N G T O N C T
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W H I S P E R I N G OAKS CT
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WHITEB R A N C H C T
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CT
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THOMPSON CT
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CT S
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S H AMBLISS
LN
MISTY WOODS RD
THOMPSONBLVD
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N
IL
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O
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83
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BARCLAY BLVD
JOHNSON DR
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JOHNSON DR
CARRIAGEWAY DR
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JOHNSON DR
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LOCKWOOD DR
D U N H ILL DR
L A K E C O O K R D
V
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R
N
O
N
L
N
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RD
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SATINW OOD T E R
MILL CREEK DR MILL CREEK D R
D E E R F I ELD PKWY
KNOLLWOOD DR
N BUFFALO GROVE RD
BERNARD DR
W APTAKISIC RD
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BURGESS CIR
THOMPSON BLVD
N ARLINGTON HEIGHTS RD
JOHNSON
D
R
JOHNSON DR
N PRA
IRIE RD
N BUF
FALO GROVE RD
S
T
A
N
T
O
N D
R
JOHNSON
DR
N BUF
FALO GROVE RD
N
B
U
F
F
A
L
O
G
R
O
V
E
R
D
TWISTED OAK LN
A
C
A
C
I
A
T
E
R
COPPERWOODDR
PATTON DR
PARKCHESTER RD
6
B
R
I
S
T
O
L
L
N
INVERRARY LNCHECKER DR
RAUPP B
LVD
W LAKE COOK RD
N PRAIRIE RD
CORPORATE GROVE DR
R
A
D
C
L
I
F
F
E
R
D
B
R
ANDY
W
Y
N
L
N
JOHNSON DR
WOODHOLLOW LN
N ARLINGTON HEIGHTS RD
I
N
V
E
R
R
ARYLN
BUTTERNUT DR
AVALON DR
D
E
E
R
FIE
LD
PKWY
BRANDYWYN LN
BURGESSCIR
DEERFIELD PKWY
INVERRARY
LN
DUNHILL
D
R
GOLFVIEW TER
HAWTHORNRD
N
B
U
F
FA
LO
G
R
O
V
E
R
D
B R A N D Y W Y N L N
N WEILAND RD
C A R RIA GEWAY
DR
E
FOXHILL DR
M
A
D
I
S
O
N
D
R
OSAGE LN
L A K EBLVD
HORATIO
B
LVD
MAYFAIR LN
S
N
A
V
A
J
O
T
R
L
WINDSOR DR
BURGESS CIR
JOHNSO N D R
WEIDNER RD
C H A T EAU DR
BERNARD DR
PRAGUEAV E
AVALON DR
JOHNS ON DR
BIR C H W O O D L N
B
U
F
F
A
L
O
G
R
O
V
E
R
D
NE
W
TO
W
N DR
D E VONSHIRE
RD
TOWN PLACE CIR
W PORT CLINTON RD
DUNDEE PKWY
D A ULT O N D R
TRAC E D R
LAKE COOK RD
WHISPERINGOAK
S
D
R
BRISTOL LN
OLD
OAK
DR
O L D W E I L A N D
R D
MA
DIERA LN
CHAMBOURD DR
PALA Z Z O C T
M
ADIE
R
A
C
T
C T N
C T S
PAL A Z Z O D R
A
P
P
L
E
H
ILL
LN
OVERVIEW DR
C
T
MA
DIERA LN
W APTAKISIC RD
THOMPSON BLVD
ROLLINGHILLS CT
1
7
8
LOCKWOOD DR
10
11
CT N
ASPEN DR
TWISTED OAK LN
12
13
C H E C K E R D R
CT
HASTINGS DR
WOODSTONE CIR
AUBURN LN
LAKE COOK RD
SAINT MARY'S PKWY
LA K E C O O K R D
BERNARD DR
16
17
CT
CT
19
MAYFAIR LN
HAWTHORN RDWHITE PINE RD
VERNON LN
CT
W DUNDEE RDW DUNDEE RD
BEECHWOOD RD
TRACE DR
GROVE DR
GROVE DR
STRATHMORE CT
VILLA VERDE DR
W BOEGER DR
ARLINGTON HTS
RD
23
BRENTWOOD CIR
UNIVERSITY DR
N BETTY DR
APTAKISI C R D
N
M
I
L
W
A
U
K
E
E
A
V
E
DEERFIELD RD
LAKE COOK RD
ILRT83
HALF DAY RD
APTAKISIC RD
N
BUF
F
A
L
O
G
RO
V
E
RD
IL ROUTE 53
MCHENRY RD
M
C
H
E
N
RYRD
HALF DAY RD
H A L F D A Y R D
S BUFFALO GROVE RD
N
M
I
L
W
A
U
K
E
E
A
V
E
NWEILANDRD
IL
RT
83
CH
EC
K
E
R
D
R
N
B
U
F
FALO
GROVE
RD
W DUNDEE RD
N ARLINGTON HEIGHTS RD
N PRAIRIE RD
DEERFIELD RD
S B
U
F
F
A
L
O G
R
O
V
E R
D
N
ARLINGTON
HEIGHTS
RD
LAKE COOK RD
DEERFIELD RD
N
M
I
L
W
A
U
K
E
E
A
V
E
I
I
R4A
R4
R5A
R8
R2R1
I
R6A
R5
I
R4
R9
R6A
R5A
RE
B5
R3
R5A
R4
R9A
R7
B3
R3
R8
R5
R8
R5
R2
R9
R3
R4
R9
B3
R3
R4
R9
R1
R9
R4
R4
R9
R9
R5A
R9
R4
RE
R9
R4
R6A
B3
B3
R3
R1
R9
B3O&R
R9
B3
R9
R9
R5
B3
I
R4
R9A R9
R7
R3
R9
I
R9
B4
R4
I
R1
R3A
R9
B3
R1
R9
R9
R9
R4
R4
R2
R6
O&R
R3A
R5
R2
R1
R5
R3
R7
R6
R8
R2
R5
B2
B2
R1
R4
R9
RE
R9
R8
R7
R5
R1 B1
RE
R5
B1
R5
R9
R4
B3
R8
R5
MUPD
R5
B3
B2
B3
R4
R5
R9
R8
O&R
R3
R6
R4
I
O&R
R1 B3
B1
B4
B1
B4
B3
R5
R4
B2
B3
R6
RE
R3
RE
B1
B3
R5A
B1
R4A
R4
B1
O&R
R5
R3
B3
RE
R8
B1
B1
RE
B2
B4
R1
R3
R9
B3
R8
B1
RE
B3
B1
O&R
RE
RE
B1
R9
R1
R2
R9
B3
B1
RE
RE
B1
RE
RE
R3
B3
R5
RE
RE
R4A
R5
R3
RE
RE
R8 R2
R2
R9
R6A
LONG GROVE
WHEELING
ARLINGTON HEIGHTS
VERNON HILLS
LINCOLNSHIRE
RIVERWOODS
BUFFALO GROVE METRA STATION
PRAIRIE VIEW METRA STATION
Last Updated: 1/31/2018
Zoning Legend
VBG_PRD.dbo.vw_DRV_Transportation_LINE
Parcel_Overlay_POLY
Residential District
RE : One Family Dwelling District
R1 : One Family Dwelling District
R2 : One Family Dwelling District
R3 : One Family Dwelling District
""""""""""""
""""""""""""
""""""""""""
""""""""""""
""""""""""""
""""""""""""R3 - A : One Family Dwelling District
R4 : One Family Dwelling District
R4 - A : One Family Dwelling District
R5 : One Family Dwelling District
R5 - A: One Family Dwelling District
R6 : One Family Dwelling District
R6 - A : One Family Dwelling District
R7 : One and Two Family Dwelling District
R8 : Multiple Family Dwelling District
R9 : Multiple Family Dwelling District
R9 - A : Multiple Family Dwelling District
Business District
B1 : Business District, Limited Retail
B2 : Business District, General Retail
B3 : Planned Business Center District
B4 : Business Services and Wholesale District
B5 : Town Center Business District
Office and Industrial District
I : Industrial District
MUPD : Mixed Use Planned Unit Development District
O & R : Office and Research District
Map Legend
Railroad
I2 Metra Station
Village Boundary
Parcel
Parcel_Overlay_POLY
´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
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02/13/2019
MINUTES OF THE SPECIAL 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, FEBRUARY 13, 2019
Call to Order
The meeting was called to order at 7:31 PM by Chairman Frank Cesario
Public Hearing
1.Consider a Variation for a 6' High Fence in the Side and Rear Yard at 466 Raphael
Avenue (Trustee Ottenheimer) (Staff Contact: Chris Stilling)
Mr. Pawel Niedzwiedzki and his son Peter Niedzwiedzki, 466 Raphael Avenue, were
present and sworn in.
Mr. Niedzwiedzki explained they he and his family moved to Buffalo Grove from Texas
eight years ago. His young son, Adam, has down syndrome and does not understand
things they way most people do. He is requesting the variation to protect his son. His son
throws toys and other things so he wants to provide safety for both his son and his
neighbors. Adam loves to be outside. The proposed fence will help keep Adam's toys in
the yard. The current fence is only four foot high. Adam can climb that fence and get out
of the yard. Due to Adam's condition, Adam cannot communicate if he were to get out of
the yard and become lost. He works as a truck driver and travels a lot. He is only home
once or twice a month. His wife takes care of Adam. Adam has a difficult time
understanding most things. When they take Adam out in public, they have to restrict him.
They usually use a child leash. Inside the home, they have turned one if the rooms into a
safe room for Adam to play in. They love their son and want him to be happy and safe.
Peter added that his brother does not understand the dangers of traffic. Adam is strong
and fast. The fence will be to provide safety for Adam.
Com. Goldspiel asked the Petitioner why he is requesting a six foot high fence rather
than a five foot high fence. Mr. Niedzwiedzki advised that Adam is eight years and
growing. They moved here to provide Adam with the best schools and they plan to be
here for a long time. They are investing approximately $10,000.00 to build the fence. He
does not want to have to spend more money on a higher fence later. Com. Goldspiel
asked why the Petitioner was requesting a vinyl fence. Mr. Niedzwiedzki explained that
the current fence is a wood fence and Adam wood splinters as he would climb the fence.
He would rather not have his son hurt himself.
Ch. Cesario asked the Petitioner if he had spoken to his neighbors about the proposed
fence. Mr. Niedzwiedzki advised that he had spoken with his neighbors and they did not
have any issues. Ch. Cesario asked staff if any inquires or comments were received. Ms.
Akash responded that staff received one call and one inquiry in person, neither had a
concern.
Com. Goldspiel asked if there will be any space located in between the proposed fence
and existing fence that will remain. Mr. Niedzwiedzki responded that he hopes the
neighbors on both sides decide to allow him to remove the existing fencing so there
would not be fence upon fence. He will talk to his one neighbor again. He believes in the
end the neighbor will agreed to have the existing fence removed.
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Com. Weinstein asked the Petitioner if Adam could climb the existing four foot fence. Mr.
Niedzwiedzki responded yes, the existing four foot fence is chain link and easy to climb.
Com. Weinstein asked if Adam could climb the five foot located along the rear of the
property. Mr. Niedzwiedzki responded yes. That fence is in bad condition but Adam
climbs it. Adam is strong and will climb the fence if given the chance. The proposed vinyl
fence is smooth and Adam will not be able to climb it.
Ch. Cesario asked Peter Niedzwiedzki how tall he currently is. Peter responded that he is
six foot one inch tall.
Ch. Cesario entered the Staff Report dated February 13, 2019 as Exhibit 1.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
The public hearing was closed at 7:47 PM.
Moved by Com. Weinstein, seconded by Com. Khan, to approve the variation for the
installation of a six foot solid white vinyl fence for the property at 466 Raphael Avenue,
subject to the following condition:
1.The fence shall be installed in accordance with the documents and plans submitted as
part of this petition.
Com. Weinstein stated that the request must meet the standards, which are very clear. In
this case, the hardship is unique to the owner, not the property. He inquired if a condition
should be placed that the variance does not run with the land.
Ch. Cesario is supportive of the request but also thinks that the variation should be
limited to the owner, not the property.
Com. Goldspiel asked if vinyl material is allowed pursuant to the Code. Ms. Akash
responded that a variance is required due to the requested fence being a solid, six foot
high fence. Vinyl material is allowed.
Mr. Niedzwiedzki added that they bought this house specifically for Adam’s benefit and
they anticipate that his children will continue to owner this property in the future.
Mr. Brankin advised that the discussed condition may run into an enforceability issue. If
the petition meets the standards, the variance should be approved subject to the petition
and materials.
Ch. Cesario is supportive of the request as presented.
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RESULT:APPROVED [UNANIMOUS]
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Cesario, Cohn, Goldspiel, Khan, Weinstein, Au
ABSENT:Adam Moodhe, Scott Lesser
III Regular Meeting
Other Matters for Discussion
1.Workshop-Amendment to the Northwest Community Healthcare Site at 15
McHenry Rd and 125 E Lake Cook Road (Trustee Stein) (Staff Contact: Chris
Stilling)
Mr. Matt Campbell, MedProperties Group, 40 Skokie Boulevard, Northbrook,
Illinois, was present and sworn in. Also present was Mr. David Dastur, Jensen &
Halstead, Ltd., 820 W. Jackson Blvd., Suite 850, Chicago, IL 60607; Mr. Stephen
Corcoran, Eriksson Engineering Associates, Ltd., 145 Commerce Drive, Suite A,
Grayslake, IL 60030; and Mr. Michael Trippiedi, Trippiedi Design, 920 Sundew
Court, Aurora, IL 60504.
Mr. Campbell provided a general description of the proposed redevelopment, as
detailed in the Staff Report dated February 8, 2019. Mr. Dastur reviewed the
details of the proposed development, including the alternative plan. Mr. Corcoran
reviewed the parking study and parking variations that would be need to be
requested. Mr. Trippiedi reviewed the proposed landscaping plan.
Com. Goldspiel asked if additional detention will be required on the property. Mr.
Campbell responded yes, additional underground detention would be provided
under the parking lot. That underground detention would then tie into the existing
detention basin in the wooded area. Com. Goldspiel asked if the barrel-vaulted
roof would be decorative in nature. Mr. Campbell responded yes. Com. Goldspiel
asked which development plan would lose the most significant trees. Mr.
Campbell responded that both plans would require approximately the same
amount of trees to be removed. Com. Goldspiel asked if the traffic study
considered the traffic impact from the proposed retail outlot site. Mr. Stilling
advised that the retail outlot site is self-contained and served by the adjacent
major roadways. Staff does not have any concerns that the retail outlot will have
an impact. Mr. Corcoran advised that the traffic study did not include the retail
outlot. With the Lake Cook Road widening project, the entrance/exit off Lake
Cook Road would be a right in/right out and would not impact traffic. Com.
Goldspiel asked if that would impact the internal circulation of the site. Mr.
Corcoran responded no, the retail and office building are separated to minimize
impact. Com. Goldspiel asked if ambulances will be using the site. Mr. Dastur
responded that an ambulance would only be called to the site if transport from
the immediate care office to a hospital is needed. Ambulances would access the
building at the main entrance. Com. Goldspiel asked about the number of
proposed accessible parking spaces. Mr. Dastur advised that more accessible
parking spaces will be provided than are required by Code.
Com. Au asked if parking spaces removed pursuant to the alternative plan could
be relocated along Lake Cook Road in lieu of landscaping. Mr. Dastur advised
that they looked at locating parking along Lake Cook Road and found that they
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would lose green space. Com. Au asked if they considered angled parking
spaces. Mr. Corcoran stated that there is a twenty five foot required setback for
landscaping along Lake Cook Road. Adding parking along Lake Cook would
reduce that landscape setback to ten feet. Com. Cohn added that the Village
Board was concerned with safety along Lake Cook Road and wanted to maintain
it as green space.
Com. Khan asked Mr. Corcoran which agency is the lead agency for the Lake
Cook Road widening project. Mr. Corcoran responded that the lead agency is
Cook County with input from other agencies. Com. Khan asked if the Lake Cook
Road right-of-way has been acquired for the expansion project. Mr. Corcoran
responded yes and described the property line location and setback. Com. Khan
asked about the existing storm water management for the site. Mr. Corcoran
advised that the existing storm water management system is located in the basin
along McHenry Road. The proposed underground storage would be located
under the parking lot and tie into the basin. Com. Khan asked if the underground
storage was due to a change in the amount of impervious surface on the site or
the new regulations. Mr. Corcoran explained that it was due to both. Com. Khan
confirmed with Mr. Corcoran that no underground storm water storage would be
located under the building.
Com. Cohn asked the Petitioner to explain what will happen with the NCH
building at 1450 Busch Parkway with the proposed development. Mr. Stilling
responded to Com. Cohn’s question.
Ch. Cesario stated that the Village Board also had a concern with the proposed
height of the office building. He prefers the alternative plan with the further
setback. He asked staff about the proposed parking. Mr. Stilling advised that staff
is comfortable with the proposed parking plan. They have room to expand, if
necessary. They also want to maintain as many trees as possible within the
development. Lake Cook Road is a gateway into the community and this would
be the first redevelopment along Lake Cook Road. Landscaping is preferred over
any parking along Lake Cook Road. Ch. Cesario noted that the retail used was
not included in the parking study. Mr. Stilling explained the parking requirements
for a restaurant use. Ch. Cesario believes the proposed development is visually
appealing. The developer has addressed the questions concerning the trees and
has done a good job of preserving and adding trees to the site.
Com. Weinstein agrees with Ch. Cesario regarding the setback of the proposed
building. He does not have an issue with the proposed height of the building. The
proposed signs will be reviewed at a later time. He asked Mr. Corcoran if the two
studies used to determine the proper parking were the proper studies to use. Mr.
Corcoran responded to Com. Weinstein’s question. Mr. Stilling added that the
ratio used is pretty high compared to other studies and discussed the frontage
requirements for signs and the proposed sign package. Com. Weinstein asked
about timing for the retail building. Mr. Corcoran explained that they are working
with a national retail food provider on the proposed site plan and would not
anticipate any movement on that site until the end of 2020. This is due to the fact
that the immediate care has to remain in operation until the new office building
and immediate care office is up and running.
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Ch. Cesario asked staff if there were any issues that the Planning & Zoning
Commission (PZC) did not address. Mr. Stilling advised that staff would like to
see the following items addressed; cash in lieu of trees and cleanup of the
detention basin.
Com. Goldspiel asked about the adjoining property to the southeast. Mr. Stilling
explained that property was acquired by the Cook County Highway Department
and will be used for storm water detention for Lake Cook Road.
There were no additional questions or comments from the Commissioners.
Mr. Campbell thanked the PZC and will work toward preparing for the public
hearing.
2.Review the 2019 Zoning Map (Trustee Ottenheimer) (Staff Contact: Chris
Stilling)
Mr. Stilling presented the Zoning Map to the Planning & Zoning Commission
(PZC).
Com. Goldspiel confirmed with Mr. Stilling that there have been no zoning
actions to necessitate changes to the zoning map. Mr. Stilling advised this is for
informational purposes only.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Jan 16, 2019 7:30 PM
Moved by Com. Weinstein, seconded by Com. Khan, to approve the minutes of
the January 16,2 019 Planning & Zoning Commission meeting as submitted.
RESULT:ACCEPTED [UNANIMOUS]
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Cesario, Cohn, Goldspiel, Khan, Weinstein, Au
ABSENT:Adam Moodhe, Scott Lesser
Chairman's Report
None.
Committee and Liason Reports
Com. Cohn stated that he attended the January 22, 2019 Village Board meeting. The Board
referred the NCH proposal to the PZC; approved the driveway variation for 964 Cooper Court;
and approved the final plat for Link Crossing.
Staff Report and Future Agenda
Mr. Stilling advised that on February 19, 2019, the Village Board will hear an appeal of the RV
variation denial for 156 Ironwood Court. Ch. Cesario will attend that meeting.
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There are no agenda items for the March 6, 2019 PZC meeting at this time and the meeting will
most likely be cancelled.
The Volunteer Reception is scheduled for February 24, 2019 at 1:00 PM at the Wild Buffalo.
The Prairie View Area Plan Open House is scheduled for February 20, 2019 at the Arboretum.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 8:54 PM
Chris Stilling
APPROVED BY ME THIS 13th DAY OF February , 2019
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