2024-09-18 - Planning and Zoning Commission - Agenda Packet
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AGENDA
PLANNING AND ZONING
COMMISSION
Regular Meeting: September 18, 2024 at 7:30 PM
Jeffrey S. Braiman Council Chambers
Fifty Raupp Blvd, Buffalo Grove, IL 60089
1. Call to Order
2. Public Hearings/Items for Consideration
Public Comment is limited to items that are on the agenda for discussion. In accordance with
Section 2.02.070 of the Municipal Code, discussion on questions from the audience will be limited
to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to
Planning and Zoning Commission business. All members of the public addressing the Planning and
Zoning Commission shall maintain proper decorum and refrain from making disrespectful remarks
or comments relating to individuals. Speakers shall use every attempt to not be repetitive of points
that have been made by others. The Planning and Zoning Commission may refer any matter of
public comment to the Village Manager, Village staff or an appropriate agency for review.
A. Consideration of a Request for a Special Use for a Home Daycare at 11 Chevy Chase
Drive. (Trustee Weidenfeld, Andrew Binder)
3. Regular Meeting
A. Other Matters for Discussion
1. Comprehensive Plan Update
B. Approval of Minutes
1. September 4, 2024 Draft Planning & Zoning Commission Meeting Minutes
C. Chairperson's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
All comments will be limited to 5 minutes and should be limited to concerns or
comments regarding issues that are relevant to Planning and Zoning Commission
business and not on the regular agenda for discussion.
4. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 P.M. The Commission does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 P.M.
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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 847-459-2500 to allow the Village to make reasonable
accommodations for those persons.
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AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: September 18, 2024
AGENDA ITEM 2.A.
Consideration of a Request for a Special Use for a Home Daycare at 11 Chevy Chase
Drive.
Contacts
Liaison: Trustee Weidenfeld
Staff: Andrew Binder
Staff Recommendation
Staff recommends approval.
Recommended Motion
The PZC recommends approval of a Special Use Ordinance for a Child Daycare Home for up to 8
children at any one time, (including natural born or adopted children), and no more than 12
children in a 24-hour day, subject to the conditions in the attached staff report.
The Planning & Zoning Commission (PZC) shall open the public hearing and take public
testimony and the PZC shall then make a recommendation to the Village Board.
Summary
The Petitioner, Akshaya Subramani would like to open a child daycare home at 11 Chevy Chase
Drive. The subject property is her primary residence. The child daycare home would operate
from 9:00 a.m. to 4:30 p.m. and would provide care for children from 3 months to 6 years of
age.
File Attachments
1. 11 Chevy Chase Dr - Staff Report
2. 11 Chevy Chase Dr - Plan Set
3. Home Daycare Locations
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Meeting Date: September 18, 2024
Subject Property
Location: 11 Chevy Chase Drive, Buffalo Grove, IL 60089
Petitioner: Akshaya Subramani
Prepared By: Andrew Binder, Associate Planner
Request: The petitioner is seeking approval of a Special Use for a Child Daycare
Home within a Residential Zoning District.
Existing Lane Use and
Zoning:
The property is zoned R-5: One Family Dwelling District and is improved as
a single-family home.
Comprehensive Plan: The Village Comprehensive Plan calls for this property to be residential.
PROJECT BACKGROUND
The Petitioner, Akshaya Subramani, would like to open a child daycare home at 11 Chevy Chase
Drive. The subject property is her primary residence. The child daycare home, Starlight Academy,
would operate from 9:00 a.m. to 4:30 p.m., Monday through Friday and would provide care for
children from 3 months to 6 years of age. The petitioner has received an approved license from IL
DCFS. The Village Code allows up to 8 children in a home at any one time (including their own
children) and no more than 12 children within a 24-hour period. The petitioner plans to start with two
children and grow the business from there.
PROCESS
Pursuant to the Zoning Ordinance, Child Day Care Homes are required to address specific standards.
The following is a current status of the standards (list response in Bold):
1. A special use for a child day care home shall meet the Special Use requirements of Section
17.28.040. The conditions are listed below and shall be addressed during the public
hearing.
2. Verification that the day care provider is a full-time resident of the home. The petitioner has
provided proof of residency and ownership.
3. Verification that the home is licensed by the Illinois Department of Children and Family
Services, and that applicable requirements of the Illinois Department of Public Health will be
met. The petitioner has provided a copy of the State issued license.
4. Inspection by the Village Department of Building and Zoning, Health Officer and Fire
Department to determine that all life-safety, health and other applicable codes will be met.
A Fire and Building inspection was conducted on September 12, 2024. The home did not
VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
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pass the initial inspection, as minor issues were found. The Health inspection is
scheduled for Monday, September 16th. Follow-up inspections by the Building and Fire
departments, and if necessary, Health department, will be carried out in the coming
weeks. All outstanding violations must be corrected before a business license for the
home daycare can be issued.
5. That the establishment, maintenance or operation of the special use will not be detrimental
to or endanger the public health, safety, morals, comfort or general welfare. The petitioners
have agreed to adhere to this condition during their operation.
6. The following standards shall be met:
a. Provision of childcare shall be limited each day to the hours of 6:00 a.m. to 8:00 p.m.
Outdoor play shall not be allowed before 8:00 a.m. The petitioners have agreed to
adhere to this condition during their operation.
b. Adequate space shall be provided on the driveway of the property for parking while
children are being dropped off or picked up at the home. The petitioner has included
a drop-off and pick-up plan that will be shared with their clients. Their driveway
can accommodate up to 2 cars at a time, and parents will be limited to 2-3
minutes for drop-off and pick-up.
c. Traffic congestion or safety hazards shall not be created in the adjacent
neighborhood. The petitioners have agreed to adhere to this condition during their
operation.
d. A play area shall be provided in the rear yard of the property. Said area shall be
enclosed by a fence at least four feet in height to ensure the safety of the children.
The fenced play area shall be secured with self-closing and self-latching gate(s) as
approved by the Village. Said play area shall be screened from adjacent properties
with fencing or landscaping . The petitioners have stated that all outdoor play will
be occurring in the rear yard, which is surrounded by a continuous 4-foot fence.
e. The day care activities shall not create undue noise or other nuisances for adjacent
properties. There shall be no outdoor sound amplification devices which produce
distinctly and loudly audible sounds beyond the boundary of the property from which
the sound originates. The petitioners have agreed to adhere to this condition
during their operation.
f. Employees who are not residents of the day care home may be employed by the day
care provider, if it is determined by the Planning & Zoning Commission that this would
not be detrimental to the neighborhood. Parking shall be provided on the property for
any employee driving to the home. The petitioners have agreed to adhere to this
condition during their operation.
g. An approved day care home shall be subject to periodic inspection by the Village in
accordance with Village procedures for inspections concerning health, life-safety
and other applicable regulations. The petitioners have agreed to adhere to this
condition during their operation.
h. The Planning & Zoning Commission and Corporate Authorities may impose
conditions and restrictions as may be necessary or appropriate to comply with the
foregoing criteria and standards. The foregoing standards may be modified as
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deemed reasonable in specific cases. Following the testimony of the petitioner
and other interested parties, the PZC shall determine if any additional conditions
are necessary.
i. The Planning & Zoning Commission shall consider the number and location of other
child day care homes so as to avoid congestion and other negative impacts. There
are a total of 7 licensed home daycare providers in the Village. None of the other
daycare homes are located in the adjacent areas.
In addition to the above standards, Home Daycare Special Uses are valid for two years at which point
they may be administratively extended or referred back to the Planning & Zoning Commission for
review based upon performance.
Special Use Criteria
Pursuant to the Zoning Ordinance, all special uses shall meet the following criteria:
1. The special use will serve the public convenience at the location of the subject property; or
the establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
2. The location and size of the special use, the nature and intensity of the operation involved in
or conducted in connection with said special use, the size of the subject property in relation
to such special use, and the location of the site with respect to streets giving access to it
shall be such that it will be in harmony with the appropriate, orderly development of the
district in which it is located;
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such zoning
district, nor substantially diminish and impair other property valuations with the
neighborhood;
4. The nature, location and size of the buildings or structures involved with the establishment
of the special use will not impede, substantially hinder or discourage the development and
use of adjacent land and buildings in accord with the zoning district within which they lie;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or
will be provided;
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance
and exit driveways to and from these parking areas shall be designed so as to prevent traffic
hazards, eliminate nuisance and minimize traffic congestion in the public streets.
The petitioner’s response to the standards is attached.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified, and a public hearing sign was
posted on the subject property. The posting of the public hearing sign and the mailed notifications were
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completed within the prescribed timeframe as required. As of the date of this Staff Report, the Village
has had one general inquiry regarding the home daycare request.
STAFF RECOMMENDATION
Staff recommends approval of a Special Use Ordinance for a Child Daycare Home for up to 8 children at
any one time, (including natural born or adopted children), and no more than 12 children in a 24-hour
day subject to the following conditions:
1. Petitioner shall comply with the standards set forth in Section 17.12.141, Section 17.28.040 and
Section 17.28.060 of the Village Zoning Ordinance.
2. The special use shall be in effect for a period of two (2) years from the date of this Ordinance.
The Petitioner is required to apply to the Village for re-authorization of the special use pursuant
to Section 17.28.060.C of the Village Zoning Ordinance.
3. The petitioner shall maintain their DCFS license. A copy of the DCFS license shall be provided to
the Village annually prior to the issuance of a business license.
4. The special use shall be automatically revoked if the Petitioner fails, for any reason, to have a
valid license issued by the Illinois Department of Children and Family Services (IL DCFS).
5. The Petitioner shall obtain a Village business license prior to operation of the child daycare home
and shall renew the business license annually.
6. The special use does not authorize any use in violation of any covenants running with the
Property.
7. No person who has been convicted of a felony or misdemeanor involving violence against a
person shall be permitted to reside in the day care home at any time, on a temporary or
permanent basis, or otherwise be allowed to be present in the day care home at any time when
children are present. The petitioner must agree to permit the Village of Buffalo Grove to
conduct, or cause to be conducted, a criminal background check of every person residing in the
day care home.
8. Petitioner shall maintain the Property in full compliance with Village property maintenance
standards at all times, as determined by the Village in its sole discretion.
9. This special use is granted to Akshaya Subramani. Said special use does not run with the
Property and is not granted to any business entity. Said special use is not transferable to another
person or entity, and may not be used by any other person or entity.
10. All violations noted in the building, fire and health inspection report shall be corrected prior to
issuance of a business license for the home daycare.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony and the
PZC shall then make a recommendation to the Village Board.
ATTACHMENTS
a. Narrative with Traffic Plan and Photos
b. Special Use and Home Day Care
Standards Addressed
c. DCFS License
d. Map of Home Daycare Locations
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The Starlight Academy
General business description:
The starlight Academy aims to provide a secure, nurturing, loving and intellectually
stimulating environment, which promotes the holistic development, and the natural curiosity of
young children is ignited. We are a Waldorf inspired early childhood environment where there
will not be any direct instructions. However, children would be building those pre math and pre
reading skills or their early learning milestones are achieved through hearing stories, fairy tales,
enriched language, big vocabularies, doing circle games, hearing it through repetition. We are
letting kids skill unfold in time by letting their imagination unfold and not pushing it in an
academic way just as a child learns to walk without us giving them a walking lessons. we aim to
extend beyond childcare, building strong foundation for a lifetime learning. Services, number of
students and employees: The starlight Academy offers both full -time and part-time programs for
children ages 3 months to 6 years and will be staffed by trained childcare professional if
needed. We are open Monday through Friday 9.00 am to 4.30 pm.
The starlight Academy aim to provide all the foundational, life skills and an educational
experience that blends learning with play, ensuring that every child’s first educational journey is
engaged and rewarding.
Number of students: To begin with The starlight academy anticipate 2 children. We
would expand and have up to 8 children eventually. Our academy would be staffed by a trained
childcare professional if needed. in case of employment, employee would be provided with one
parking space on our residential driveway and there will not be any traffic created in the
neighborhood.
Outdoor space: we will have outdoor play before or after lunch for about 15 minutes per
day if the weather permits. Every time when kids are outdoor, we will make sure that there will
only be low noise equipment used for play. We will also be keeping open communication with
neighbors, informing them in advance of any noisy day like water play day. Safety measures:
We have all these measures in place in our in-home childcare.
* Childproofing: Childproof cabinets and other areas of the home.
* Hazardous materials: Stored dangerous chemicals and medicines out of reach of
children. Keept cleaning products and other hazardous substances secured with a childproof
lock.
* Electrical outlets: Covered all electrical outlets within reach of children.
* Heating sources: Separate fixed space heaters, fireplaces, radiators, and other heating
sources with partitions or barriers.
* Fire extinguishers and smoke detectors: We have an operable fire extinguisher and a
smoke detector.
* Entryways: We have one entryway for visitors and families, and keep all other doors
locked. Our in home childcare is secured with a RING alarm system for all doors that don't open
into a fenced area and has cameras at the entryway door as well as the back entrance.
* Outdoor play areas: Fenced all around outdoor play areas.
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* Medications: Keep medications in a locked cabinet, and only a trained staff member
would dispense them.
* All our windows and doors are secured.
* Stairs are locked up with child proof gate. Traffic and drop off and pick up procedure:
We have a parent pick up and drop off policy in place. Parents would be requested to pick up
and drop off their kids in no more than 2 -3 minutes. our residential driveway would hold up to
two cars at a time. Loading and unloading children would only be done in the driveway. We are
planning to start with no more than two children for at least a few months. When the numbers go
up, we anticipate parents would have differe nt pick up and drop off timings, so there will not be
any traffic created in the neighborhood. In case of emergency/extra parking, our neighbor is kind
enough to lend us his empty Asphalt paved side way which leads to his backyard for extra
parking which will not take more than 2-3 minutes to load and unload kids. Pictures of our
driveway.
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VILLAGE OF
BTiFFALO GROVE
During your testimony at the Public Hearing, you need to testify and present vour case for the Chilc
Home Day Care Special Use being requestd. ln doing so, you need to address the six (6) Special Use
Standards listed beiort':
CHILD DAY CARE HOME SPEC1AL USE STANDARDS
A. Provision of child care shall be limited each day to the hours of 6:00 a.m. to 8:00 p.m. Outdoor
play shall not be allowed before 8:00 a.m.
Resoonse: Yes, our hours of operation are from 9:00 AM to 4:30 PM. Outdoor play is scheduled
before lunch by 11:30 AM everyday (if weather permits)
B. Adequate space shall be provided on the driveway of the propefi for parking while children are
being dropped off or picked up at the home.
Response: Yes, our driveway could hold up to two cars at a time. Our kids have different drop off and
pick up timings.
C. Traffic congestion or safety hazards shall not be created in the adjacent neighborhood.
Resoonse: Traffic congestion (or) safety hazards shall not be created since we have adequate
driveway space.
D. A play area shall be provided in the rear yard of the property. Said area shall be enclosed by a
fence at least four feet in height to ensure the safety of the children. The fenced play area shall be
secured with self-closing and selflatching gate(s) as approved by the Village. Said play area shall
be screened from adjacent properties with fencing or landscaping.
Bel[lgi Yes, our backyard is gated and fully fenced up to four feet tall.
E. The day care activities shall not create undue noise or other nuisances for adjacent properties.
There shall be no outdoor sound amplification devices which produce distinctly and loudly audible
sounds beyond the boundary of the property from which the sound originates.
Sglpg[lgi Yes, our day care shall not create undue noise for adjacent properties.
F. Employees who are not residents of the day care home may be employed by the day care provider,
if it is determined by the Planning and Zoning Commission that this would not be detrimental to
the neighborhood. Parking shall be provided on the property for any employee driving to the
home.
Resoonse: Yes, when an employee is appointed as per the guidelines, will provide a parking space as
per the requirement.
G. An approved day care home shall be subject to periodic inspection by the Village in accordance
with Village procedures for inspections concerning health, life-safety and other applicable
regu latio n s.
Response: Yes, acknowledged.
H- The Planning and Zoning Commission and Corporate Authorities may impose conditions and
restrictions as may be necessary or appropriate to comply with the foregoing criteria and
standards. The foregoing standards may be modified as deemed reasonable in specific cases.
Response: Yes, acknowledged.
vrtlAGt 0t
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L The Planning and Zoning Commission shall consider the number and location of other child day
. care homes so as to avoid congestion and other negative impacts.
Iletl00$lYes, acknowledged.
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vILLAGE OF
BT FFALO GROVE
DurinB your testimony at the Public Hearing, you need to testify and present vour case for the Soecra.
Use being requested. ln doing so, you need to address the six (6) Soecial Use Standards listed beroo-.
.PECIAL USE STANDARDS
The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
Response: Our childcare will not endanger the public health, safety,morals, comfort or
general welfare.
2. The location and size of the special use, the nature and intensity of the operation involved in or
conducted in connection with said special use, the size of the subject propertv in relation to such
special use, and the location of the site with respect to streets giving access to it shall be such
that it will be in harmony with the appropriate, orderly development of the district in which it is
located:
BgllQDEgi Yes, our child card will be in harmony with the appropriate, orderly development
of the district in which it is located.
3. The special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity of the subject property for the purposes already permitted in such zoning district, nor
substantially diminish and impair other property valuations with the neighborhood;
EGiIOlIgLYes, Our child care will not be injurious to the use and enjoyment of other
property in the immediate vicinity of the subject property for the purposes already permitted in
such zoning district, nor substantially diminish and impair other property valuations with the
neighborhood
4. The nature, location and size ofthe buildings or structures involved with the establishment of the
special use will not impede, substantially hinder or discourage the development and use of
xijacent land and buildings in accord with the zoning district within which they lie;
BeElO0Sgi Yes our child care will not impede, substantially hinder or discourage the
development and use of adjacent land and buildings in accord with the zoning district within
which they lie.
5. Adequate utilities. access roads, drainage, and/or other necessary facilities have been orwill be
provided;
Resoons€: Yes,Idequate utilities, access roads, drainage, and/or other necessary facilities
have been or will be provided;
&olr
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6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance and exit
driveways to and from these parking areas shall be designed so as to prevent traffic hazards,
eliminate nuisance and minimize traffic congestion in the public streets.
R6oonse: Yes, we have adequate parking space and parents would drop off and pick up at
different timings.
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Page 1 of 1
AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: September 18, 2024
AGENDA ITEM 3.A.1.
Comprehensive Plan Update
Contacts
Liaison: Trustee Weidenfeld
Staff: Kelly Purvis
Staff Recommendation
Staff recommends approval.
Recommended Motion
None
Summary
Background
Staff will present the key findings of the Existing Conditions Report (ECR) and will provide an
overview of the vision for the 2050 Comprehensive Plan. We will be looking for feedback from
the Commission on both the ECR and the vision.
File Attachments
1. ECR Final Draft
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EXISTING
CONDITIONS
REPORT
2024
Drafted by:
Village of Buffalo Grove Staff
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Existing Conditions Report
Acknowledgements
Steering Committee
Trustee Andrew Stein
Village Board
Trustee David Wedenfeld
Village Board
Mitchell Winestein
Chair of Planning & Zoning Commission
Neil Worlikar
Planning & Zoning Commissioner
Sujat Saxena
Planning & Zoning Commissioner
Florin Coles
Resident, President of the Resident Board for Cambridge on the Lake
Kyle Olson
Resident
Aaron B. Zarkowsky
Resident, Vice President of the Chamber's Executive Board
Sangeetha Subramanian
Resident
Nicholas D. Panarese
Vice President, Van Vlissigen, Corporate Gove Office/Industrial Park
James J Sayegh
Principal, Elmdale Partners
Stacey Bachar
Asst. Supt. for Business Svc - School District 102
Tim Beechick
Hamilton Partners
Pete Panayiotou
Business Owner - Continental Restaurant
Erika Strojinc
Executive Director, Buffalo Grove Park District
Michael Rodriguez
Deputy Chief of Police, Buffalo Grove
Brian Spolar
Deputy Chief of Police, Buffalo Grove
Mike Baker
Fire Chief, Buffalo Grove
Tyler Grace
Management Analyst, Buffalo Grove Fire Dept
Kevin Carrier
Director of Planning and Programming, LCDOT
Dane Bragg
Village Manager, Buffalo Grove
Chris Stilling
Deputy Village Manager, Buffalo Gove
Mike Skibbe
Deputy Village Manager, Buffalo Gove
Evan Michel
Assistant to the Village Manager, Buffalo Grove
Nicole Woods
Community Development Director, Buffalo Grove
Kelly Purvis
Community Development Deputy Director,
Buffalo Grove
Andrew Binder
Associate Planner, Buffalo Grove
Maya Belorusskiy
Resident, Community Development Intern
Kyle Johnson
Deputy Public Works Director/Village Engineer
Ted Sianis
Assistant Village Engineer
Village Board
President Eric Smith
Clerk Janet Sirabian
Trustee Lester Ottenheimer
Trustee Andrew Stein
Trustee David Weidenfeld
Trustee Joanne Johnson
Trustee Frank Cesario
Trustee Denice Bocek
Planning & Zoning Commission
Mitchell Weinstein - Chair
Kevin Richards - Vice-Chair
Marc Spunt
Adam Moodhe
Amy Au
Neil Worlikar
Jason Davis
Sujat Saxen
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Table of Contents 13
Introduction 5
History, Character and Regional Context
21Community Outreach
25Demographics and Housing
39Land Use and Development
57Economic Development
65Transportation
75Infrastructure and Natural Resources
85Dundee Road and Milwaukee Avenue Corridors
95Looking Forward
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04 E x i s t i n g C o n d i t i o n s R e p o r t
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Introduction
The Village of Buffalo Grove is a thriving community in the Chicagoland region. Its nationally recognized
school system and wide variety of amenities elevate the quality of life of families and professionals living in
Buffalo Grove. This is partly due to the Village undertaking multiple planning efforts in the past to explore its
challenges and create solutions to capitalize on its opportunities. To further enhance its success and
coordinate the recommendations from past plans, the Village of Buffalo Grove is updating its 2009
Comprehensive Plan with a new plan that will outline the community’s desired development vision for its
future as well as actions needed to accomplish that vision. Having an accurate understanding of existing
issues and opportunities within the Village is the first step toward developing an appropriate and effective
plan that outlines Buffalo Grove’s vision of its desired physical environment and the process for realizing that
vision.
05Existing C o n d i t i o n s R e p o r t
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94
Introduction
E x i s t i n g C o n d i t i o n s R e p o r t
The Purpose of the Existing Conditions Report
This report on Existing Conditions is a result of extensive research, analysis, and public outreach activities. It offers an
overview of the current situation in the Buffalo Grove community and is intended to serve as a starting point for
developing a shared vision. The report is divided into various sections for easy understanding and organization.
Introduction
Section 1: History, Character, and Regional Context
Section 2: Community Outreach
Section 3: Demographics and Housing
Section 4: Land Use and Development
Section 5: Economic Development
Section 6: Transportation
Section 7: Infrastructure and Natural Resources
Section 8: Dundee Road and Milwaukee Avenue Corridors
Section 9: Looking Forward
The current Village Comprehensive Plan was formulated back in
2009 and has become outdated. As a result, it can no longer be
relied upon as a guiding document for the Village's staff and
elected or appointed officials. Therefore, a new Comprehensive
Plan is needed, that can help the Village take advantage of
upcoming development opportunities in a more effective and
efficient manner.
Why Does Buffalo Grove Need a
Comprehensive Plan?
06
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A comprehensive plan is composed of a series of distinct yet interrelated elements defined by the Illinois Local
Planning Assistance Act (Public Act 92-0768). This statute will serve as the basis for the Village of Buffalo
Grove Comprehensive Plan, primary elements of which will include:
Land Use
Economic Development
Housing
Parks and Open Space
Transportation and Circulation
Corridors
Implementation
Under the Illinois Municipal Code (65 ILCS) 5/11-12-5(1)), a municipal plan commission is responsible for
preparing and recommending a “comprehensive plan for the present and future development or redevelopment
of the municipality.” The code continues to say “that the plan may include reasonable requirements with
reference to streets, alleys, public grounds, and other improvements.”
94
A Comprehensive Plan outlines a community’s vision of its desired physical environment and the process for
realizing that vision. In addition to providing a well-defined framework for the community’s development and
investment goals, the Plan seeks to explore changing community trends, identify emerging challenges, and
promote new opportunities.
A Comprehensive Plan is a long-term document that outlines a community's vision and provides guidance for
achieving that vision over 15 to 20 years. However, the plan should also be used on a daily basis to assist in land
use and development decisions. It is important to note that the comprehensive plan should be flexible and
adaptable to change. A municipality can update its comprehensive plan at any time to meet local needs,
interests, or opportunities. It is recommended that a municipality update its comprehensive plan every five years
to ensure its accuracy.
What is a Comprehensive Plan?
Elements of a Comprehensive Plan
E x i s t i n g C o n d i t i o n s R e p o r t 07
Page 25 of 121
94
Existing Conditions
Report
Late Spring
2024
Draft Plan
Fall
2024
Visioning
Summer
2024
Final Plan
Winter
2024
The plan was originally kicked-off with a consultant,
who started and lead the project. Since March
2020, the project was put on pause due to the
Covid-19 Pandemic, changing market dynamics, and
new developments.
The project was resumed in late Summer of 2023,
however much of the information associated with
the plan was considered out-of-date. As a result,
staff restarted the project almost entirely anew and
conducted it in-house. This Existing Conditions
Report, which was completed in Spring 2024, was
drafted by staff and included new projects,
reflected the current direction of the Village, as
well as included the key information from previous
efforts prior to Covid.
Project Pause and Reboot
08 Existing Conditions Report
The planning process to create the Village of Buffalo Grove’s Comprehensive Plan includes multiple steps. The
process has been crafted by Village staff and designed to include input from residents, property owners, and
business owners and other stakeholders throughout.
Planning Process
Page 26 of 121
E x i s t i n g C o n d i t i o n s R e p o r t 09
Building upon the work that has been completed
in the Existing Conditions Report, Village Staff
will begin to create a shared vision for the future
of the community. The key elements of this vision,
including recommendations, will be shared with
the Village Board and Steering Committee for
feedback before proceeding on to the draft plan.
Next Steps
Moving BG Forward
Kicking off in 2023, Buffalo Grove embarked on a
journey to envision the future of the Village with
three major interrelated initiatives - the strategic
plan, comprehensive plan and community
branding. The key opportunities for synergy
among the three projects revolve around
outreach activities and initiatives, joint marketing
and branding, and information sharing. Through
this initiative, the community reached out to 500
unique individuals through our collective and
traditional outreach efforts to date. In addition,
there was a total of 1,000 campaign
engagements and link clicks. Information and
data gathered from these efforts have been
multilaterally shared and incorporated into each
project’s process. Outreach results from the
Moving BG Forward Initiative are further
discussed in the Outreach Section.
Page 27 of 121
10 Existing Conditions Report
Previous Plans
County
To ensure compatibility with other local and regional initiatives and optimize the opportunity for future partnerships, the
Comprehensive Plan will build off of the relevant goals and recommendations from related Village, county, and regional
plans as shown below.
A strategic plan to gather additional
resources, marshal existing funds,
and facilitate partnerships for future
housing, community, and economic
development needs.
Cook County’s Planning for
Progress (2015)
The plan aims to position the
community for economic
development opportunities now
and in the future and revolves
around themes of economic
growth, land use, development,
and quality of life.
Economic Development
Strategic Plan (2016)
A countywide comprehensive
plan for managing land use,
directing growth, and protecting
the natural environment.
Lake County Framework
Plan (2004)
CMAP On To 2050 Comprehensive
Regional Plan (2018; Updated 2022)
A road map for regional priorities on
transportation, development, the
environment, the economy, and other
key issues such as:
o Inclusive Growth
o Resilience
o Prioritized Investment
The plans identify and prioritize the
several hundred acres of
unincorporated land distributed
throughout the Village and provides
recommendations for
future development.
Annexation Strategy and
Plan (2016) And Annexation
Strategies Action Plan (2017)
Lake-Cook Road Corridor
Market Study and Plan (2018)
Outlines a vision for the corridor to
enhance the Village's identity, vitality,
and fiscal sustainability. Utilizing a
unique scaled approach, which
balances opportunities with market
demands, the Plan was approved as a
component and update to the
Comprehensive Plan!
Regional Local
Page 28 of 121
Village of Buffalo Grove
Multi-Use Path Plan (2023)
Provides an overview of
recommendations for multi-use
path maintenance and phasing of
future connectivity.
Village of Buffalo Grove
Branding Strategy (2024)
Buffalo Grove’s new brand
highlights the village's excellence
balanced with a caring,
community focus.
Buffalo Grove 2024-2028
Strategic Plan (2023)
Outlines vision, mission, values &
goals for:
Maintaining an Effective
Government
Enhancing Neighborhoods
Strengthening Community
Identity & Pride
A Vibrant & Innovative
Community
A More Livable Community
Local
Prairie View Metra Station
Area Plan (2019)
This plan provided a long-term
vision for property in and around
the Prairie View Metra Station. It
was approved as a component and
update to the Comprehensive Plan.
11Existing C o n d i t i o n s R e p o r t
Buffalo Grove Sustainability Report (2023)
The Sustainability Report is based
upon the Greenest Region Compact 2
(GRC2) framework and has specific
environmental goals and objectives
set by the Village. The report outlines
how the Village plans to achieve
these goals.
Page 29 of 121
12 Existing Conditions Report
Page 30 of 121
Section 1:
History, Character &
Regional Context
This section provides a brief history of the Village of Buffalo Grove and explores the Character of the
Village and how Buffalo Grove fits into the larger Chicago region, providing a context for the existing
conditions and future vision of the Village.
13Existing C o n d i t i o n s R e p o r t
Page 31 of 121
In the 1840s, Buffalo Grove was a dairy farming
community, supplying fresh dairy products to the
Chicagoland area. Many of the early settlers, mainly
Roman Catholics, donated money and/or land to build
the Saint Mary’s Church in 1852. Although arsonists
destroyed the church a few years after it was
constructed, the church was rebuilt in 1899. Saint
Mary’s Church remains an important landmark in the
community today.
In the early 1900s, the railroad lines connecting
Chicago and Buffalo Grove were already established.
Many farmers at that time either took their milk to the
J.B. Weidner’s cheese factory or the train stations at
Prairie View or Wheeling to transport their milk to
Chicago. These train stations eventually became the
present-day Metra stations on Metra’s North Central
Service (NCS) line, transporting commuters between
Chicago, Buffalo Grove, and the Chicagoland region.
In the 1930s, Dundee Road became the first state
concrete road in northern Illinois, improving automobile
access and creating development along the Dundee
Corridor.
The Buffalo Grove area experienced significant growth
during the 1950s as many farmers sold their land to
developers who built residential subdivisions. Young
families who moved in were returning from World War II
and relied on Veterans’ Affairs loans to secure housing.
This rapid growth and need for governance of shared
utilities and other services led to Buffalo Grove’s
incorporation in 1958. Following the Village’s
incorporation, the Village grew in population from 164
to 1,492 within two years.
Looking South on BG Road (1909).
Buffalo Grove continued to experience significant
growth through large residential subdivision
developments between 1970 and 1990, when 24,628
residents moved into the community. Most of these
developments were traditional single-family homes
and included developments such as the Woodlands at
Fiore, Windfield, and Old Farm. The next wave of
residential development occurred in late 1990s into
present day, which focused on neo-traditional housing
and mixed-use housing developments such as
Waterbury, Link Crossing, and The Clove.
History
14 Existing Conditions Report
Page 32 of 121
Buffalo Grove’s demographics have shifted and
diversified over the years. The first residents of Buffalo
Grove were German settlers. During the boom years,
particularly in the 1970s, the community saw an influx
of Jewish families. The Jewish community has been an
important part of the Village’s historical fabric with
several synagogues serving the community. The 1990s
through the 2010s saw another shift and
diversification of the population as Asians and Asian-
Americans began to come to the community. The
Asian population currently makes up approximately
20% of the Village’s population, which is significantly
higher than other suburban communities in the
Chicagoland region.
Buffalo Growth has also experienced strong growth in
its business community and industrial areas over the
past several decades. The Buffalo Grove Commerce
Center, a light industrial park, was developed in 1981
with approximately 50 acres of land at Lake-Cook
Road and the SOO Line railroad tracks. This area
continued to expand east, west, and north throughout
the mid-1980s and 1990s. Today Buffalo Grove’s
industrial corridor is regarded as a premier research,
development, and advanced manufacturing center in
the Chicago region. With national leaders such as
Siemens Industry, Inc., Flex, Business IT Source (BITS),
and Thermflo, Buffalo Grove has developed a
reputation for being home to high-technology and
innovative companies and an employment base of
over 20,000 workers.
In addition to industrial areas, Buffalo Grove has
several commercial centers that have been developed
over the past decades including Town Center,
Cambridge Commons, Chase Plaza and Plaza Verde.
Although these centers served the Village well for
years by providing key shopping and dining for
residents and visitors, many centers have been
redeveloped or are in the process of redeveloping to
provide new modern retail and commercial
experiences. Such redevelopment projects include
NCH, The Clove, and the Bison Crossing/Tesla
redevelopment site.
Today, Buffalo Grove continues to evolve, as it
strengthens its position in the Chicagoland region. In
leveraging its strengths, it looks forward towards the
next several decades by embracing its new brand
tagline: Smart. With heart.
15Existing C o n d i t i o n s R e p o r t
Page 33 of 121
As part of the 2023/2024 Branding Initiative, a brand narrative was produced that best exemplifies the overall
character of the village. Below is an expanded version of the Brand Narrative:
Nestled in the northwest Chicago suburbs, the vibrant
village of Buffalo Grove perfectly blends a commitment
to knowledge with a focus on creating the best life for
all of its residents. This thoughtful approach pervades
across the community and can best be described as
Smart. With Heart.
One of the town’s most cherished features is an
extensive network of walkable trails that connect parks
and green spaces. Residents revel in the opportunity to
explore the natural beauty of Buffalo Grove. Whether it’s
a leisurely stroll, an organized sports league, or some fun
with the family dog, there are outdoor pursuits for all
styles, ages, and abilities. Local golf enthusiasts enjoy
Buffalo Grove’s well-maintained golf courses, offering
year-round amenities such as the Golf Dome and WF
Golf at The Arboretum Club. These trails and activities
not only promote a healthy lifestyle but also serve as a
communal space for residents to connect.
The neighborhoods of Buffalo Grove embody the
qualities of a tranquil haven—quiet, safe, and
peaceful. Families thrive in this nurturing environment,
where the community’s well-being is a top priority. The
local government’s commitment to safety and
efficiency ensures that Buffalo Grove remains a place
where residents can enjoy a high quality of life.
Speaking of government efficiency, Buffalo Grove is a
place that gets things done. From responsive public
services to forward-thinking urban planning, the local
government takes pride in its ability to address the
needs of the community promptly, effectively, and
most importantly, with heart.
At the center of Buffalo Grove's educational prowess
stand school districts that are a beacon of academic
excellence. They consistently produce students who
excel academically but are also equipped with a
sense of community and global awareness. Schools
across the districts thoughtfully nurture young minds,
fostering a culture of learning that is both focused and
compassionate.
Excellence and innovation are also at the heart of the
local economy. Known for its advanced manufacturing
and technology centers, Buffalo Grove has become
one of the premier industrial and high technology
areas in the Chicagoland region and are key drives of
local employment and revenue.
Character
16 Existing Conditions Report
Page 34 of 121
Charming bison sculptures are scattered throughout the town, adding a touch of creativity to Buffalo Grove's
landscape and serving as cultural landmarks. The Raupp Museum and Community Arts Center inspire and
foster the creativity of residents and visitors alike, making Buffalo Grove a place with not only a smart
mindset but also a vibrant, artistic heart.
Buffalo Grove's tapestry is woven with diverse ethnic threads. Throughout the years, the village has evolved
into a melting pot of cultures. This cultural mosaic fosters a community that celebrates diversity and
inclusivity.
Excitement brews with the upcoming opening of the Clove development, promising further growth and
innovation for Buffalo Grove. This development represents the Village’s dedication to progress, ensuring that
Buffalo Grove remains a smart, forward-thinking community with a heart that beats in harmony with the
needs and aspirations of its residents.
Buffalo Grove is a shining example of a community that seamlessly blends intelligence with compassion. From
its exceptional schools and green spaces to its accessibility and commitment to progress, Buffalo Grove
invites you to experience the best that life has to offer, where smart decisions and heartfelt connections
thrive in unison. Where every decision and every day is
5th Best Place to
Live in Illinois
(#53 in America)
9th Best Place to
raise a Family in
Illinois
(#30 in America)
Niche.com has ranked Buffalo Grove:
3rd Best Place with the
Best Public Schools in
Illinois
(#10 in America)
Smart. With heart.
Buffalo Grove’s character, pride, and high standard of living is reflected in
numerous awards received by the Village in the recent past including:
17Existing C o n d i t i o n s R e p o r t
Page 35 of 121
Distances listed are estimated from the intersection of Buffalo Grove Road and Deerfield
Parkway (Center of the Village):
Major Interstates:
Interstate 94 – 4.67 miles
Interstate 294 – 4.58 miles
Illinois Route 53 – 3.00 miles
Regional Public Transit:
Buffalo Grove Metra Station, North Central Service (NCS) – 1.23 miles
Prairie View Metra Station, North Central Service (NCS) – 1.88 miles
Wheeling Metra Station, North Central Service (NCS) – 3.09 miles
Arlington Park Metra Station, Union Pacific Northwest (UP-NW) – 5.77 miles
Deerfield Metra Station, Milwaukee District North (MD- N) – 5.91 miles
Lake Cook Road Metra Station, Milwaukee District North (MD- N) – 6.51 miles
International Airports:
O’Hare International Airport – 13.7 miles
Midway International Airport – 29 miles
Regional Airports:
Chicago Executive Airport – 4.55 miles
Other Destinations:
City of Chicago, Downtown – 27 miles
18 Existing Conditions Report
Regional Context
The Village of Buffalo Grove is located in both Cook County and Lake County. The community is approximately
9.5 square miles and is boarded by Long Grove, Vernon Hills, and Lincolnshire to the north; Riverwoods to the
east; and Wheeling and Arlington Heights to the south. There is also unincorporated land east of the Village as
well as smaller sections of unincorporated land that the Village surrounds toward the center of the Village.
Nearby Transportation Options and Points of Interest
Page 36 of 121
19Existing C o n d i t i o n s R e p o r t
Page 37 of 121
20 Existing Conditions Report
Page 38 of 121
Stakeholders desire focal gathering points or centers that are walkable with shops,
restaurants and entertainment
Stakeholders expressed a need for more housing types at a range of price points
Art, additional bike lanes/trails and enhanced public transportation are important to BG
residents
Residents value diversity, youth and seniors and there is an overall interest in fostering an
inclusive community
Stakeholders are encouraged by the development occurring in the Village and hope that
it will continue for the remaining underutilized properties
Stakeholders are forward-thinking and value emerging technologies, modern planning
principles, and sustainability measures, all of which include: EV charging stations, solar
panels, advanced manufacturing districts, and the integration of green space in
development
Section 2:
Community Outreach
Community engagement is a critical part of the comprehensive planning process. Village staff formulated public
outreach strategies that included gathering data from residents, businesses, seniors, youth, and other community
stakeholders. Multiple methods for collecting the data were used: surveys, meetings with committees and
commissions, focus groups, workshops, etc. Staff also took advantage of the outreach efforts conducted for the
Community Branding and Strategic Planning initiatives, which included a wide range of stakeholders at several
meetings, focus groups, and one-on-one interviews, as well as an additional community survey. The combined
input expressed by these stakeholders will help inform the vision, goals, and recommendations of the final
Comprehensive Plan. A summary of each outreach activity is provided in the following pages, and key findings
from the outreach efforts are below.
E x i s t i n g C o n d i t i o n s R e p o r t 21
Key Findings
Page 39 of 121
2019 2020
Steering Committee wasintroduced to the project andasked to identify BG’s Strengths,Weaknesses, Opportunities, andThreats.
Sept 12, 2019
Steering Committee
2021
22 Existing Conditions Report
The Village andconsultant met todiscuss the projectlogistics, scope, andengagement.
Aug 23, 2019
Project Kick Off
Oct 24, 2019Listening Sessions/FocusGroup Interviews
Various groups of stakeholders were gatheredto express issues and opportunities facing theVillage. The groups included:Advanced manufacturing business ownersBusiness owners and residents alongDundee Rd and Milwaukee Ave Civic groups and organizationsLocal developers and realtorsBG High School’s administration, students,and parents
A public workshop at AptakisicJr High School was held tocollect ideas regarding theconcerns, thoughts, and visonsfor the future of BG.Approximately 46 participantsattended including residents,stakeholders, local officials, andbusiness leaders.
Nov 13, 2019
Public Workshop 1
The Online Platform was set upas a virtual way for stakeholdersto provide input into theplanning process. Participantsvoiced interest in topics ofsustainability, pedestrian andbicycle connectivity,redevelopment, housingdiversity.
Fall 2019 - Spring 2020
Idea Exchange Platform
Spring 2020 - Spring 2023
COVID Pause
Outreach
Page 40 of 121
2022 2024 20252023
Existing Conditions Report
The meeting reengaged theSteering Committee byreviewing preliminary findings,key changes since thepandemic, and the pathforward. Discussion includedBuffalo Grove’s strengths,pressing issues facing thecommunity, a vision for thefuture.
June 1, 2023
Steering Committee Meeting 2
23
Staff presented an overview ofthe Comprehensive Plan process.The PZC provided theirperspectives related to land use,development, transportation andother elements as well asMilwaukee and Dundee Corridors.
June 21, 2023
Planning & Zoning
Commission Meeting
Staff received 655 responses tothe Survey, which was promotedthrough the Village’scommunication channels.The survey posed key questionsincluding quality of life, futureideas for development, housingand transportation, as well asvisions for Milwaukee andDundee Corridors.
Summer 2023 - Fall 2023
Comp Plan Community Survey
Interactive boards weredisplayed at BG days forparticipants to writedown their vision for thefuture, pinpoint assetsand areas forimprovements and otherbig ideas.
Aug 31 - Sept 4, 2023
Vision & Big Idea Boards
BG Days
Staff engaged 15 local highschool students to participate ina Comprehensive Plan YouthSurvey, which focused on howand where students like tospend their time, preferredmode of transportation, how toimprove BG, and ideas for thefuture of the community.
Sept 28, 2023
Youth Survey
Civics Forum
The Initiative collectivelyconducted over 1,100outreach activities, whichincluded workshops, surveys,focus groups, and meetingsto determine BG's identityand future direction.
Spring 2023 - 2025
Moving BG Forward
Initiative
Page 41 of 121
24 Existing Conditions Report
Page 42 of 121
Buffalo Grove’s current population is 43,000. It is expected to increase by 27% by 2050.
The Village is becoming more diverse. While the majority of residents are white (64%), the
Asian population has nearly tripled in the last 20 years. Currently, nearly a quarter of
Buffalo Grove’s residents are of Asian decent.
Buffalo Grove has a higher median age (41.2) than Lake and Cook Counties and the
Region. Nearly half of Village residents are between 35-64 years old.
Residents maintain high levels of educational attainment as nearly 67% have a bachelor’s
degree or higher. At the same time, the Village has a high median household incomes of
$121,000.
Nearly half of all land within the Village is used for housing, with single-family detached
housing accounting for over half of the total housing stock.
Buffalo Grove has a high median home value compared to Lake and Cook Counties and
the Region as a whole.
Section 3: Demographics
and Housing
This section provides an overview of the demographics, socio-economic trends, and housing trends in Buffalo Grove
using data from the U.S. Census Bureau, the American Community Survey, CMAP, and information gathered from
the community.
Key Findings
25Existing C o n d i t i o n s R e p o r t
Page 43 of 121
As of the 2020 U.S. Census, Buffalo Grove’s population is approximately 43,212, with an average of 2.6
persons per household. The Village’s 2020 population is a 4% increase over the 2010 population of
41,496. In contrast, Cook County, Lake County and the Chicago region have seen smaller population
increases, each at around 2%. As noted, the average household size in Buffalo Grove is 2.6 persons
per household, which is comparable to Cook County, Lake County, and the Region.
The Village of Buffalo Grove has experienced significant growth over the
past 50 years and this growth is expected to continue. The community’s
population is projected to increase by 27% to 54,754 by 2050. Cook and
Lake Counties and the Region are expected to grow significantly as well
(14%, 16%, and 24% respectively) but at a lesser rate than the Village.
These models are based CMAP’s 2050 forecast for the Chicago Region,
which is based on market conditions, economic analysis, and plan
recommendations.
Population
Source: CMAP Demographic Forecast, On To 2050
Current population:
2050 population projection:
43,000
55,000
26 Existing Conditions Report
Page 44 of 121
3%
Distribution of Race & Ethnicity inBG 2010 vs 2020
Cook County CMAPRegion
63%
LakeCounty BG
24%
7%3%
3%
60%22%
7%
8%
3%3%3%
8%7%
23%
16%
23%
26%50%
42%
Race & Ethnicity
Across Geographies, 2020
Buffalo Grove is continuing to become more
diverse. Although the majority of Buffalo Grove
residents are white, the Village has a
comparatively large Asian population
(approximately 24%). In contrast, the Asian
population represents approximately 8% of the
population in Lake County, 8% in Cook County,
and 7% in the CMAP Region. Most of the
growth in the Asian population in Buffalo Grove
occurred over the past 20 years, as this
segment of the population has tripled during
that time.
Additionally, 7% of Buffalo Grove residents are
Hispanic or Latino, and 3% are Black. This is
comparatively less than the percentage of
Hispanic or Latino and Black residents in Lake
County (22%, 7%); Cook County (26%, 23%),
and the region 23%, 16%).
63%
2010 2020
Race and Ethnicity
Sources: 2010 Census, 2017-2021 AmericanCommunity Survey
Sources: CMAP, 2017-2021 American Community Survey Five-Year Estimates
27Existing C o n d i t i o n s R e p o r t
Page 45 of 121
Cook County CMAPRegion LakeCounty BG
26%
15%23%
22%
14%
27%
24%
25%
18%
22%
21%
19%
20%
20%
21%
19%
19%
14%
15%
15%
Age Distribution Across Geographies, 2020
3%
Age
The distribution of age in Buffalo Grove contrasts that
of surrounding counties and the region. Notably, it has
a smaller proportion of residents (15%) between the
ages of 20-34 years old than Lake County (18%), Cook
County (22%), and the CMAP Region (21%). At the
same time, it has a slightly greater percentage of
residents (23%) that are between the ages of 35-49
years old than the surrounding counties and region
(19%-20%).
Buffalo Grove’s underrepresentation of younger adults
and overrepresentation of middle-aged residents
contributes to the community’s median age of 41.2.,
This is higher than the surrounding counties and the
region which have median ages between 37 and 38.5.
Moreover, it creates a strong concentration (45%) of
middle to older adults who are between the ages of 35
and 64, which is larger than the surrounding counties
and region, which range from 39%-40%.
Overall, the age distribution in Buffalo Grove has not
drastically changed since 2010.
7%
45%
of BG Residents are between
35-64 yrs
Sources: CMAP, 2017-2021 American Community Survey Five-Year Estimates
28 Existing Conditions Report
Page 46 of 121
25%
Cook County
33%
CMAPRegion
50%
LakeCounty BG
24%
29%
38%
21%
12%
19%
27%24%
29%
34%
25%
17%
26%
17%
Distribution of Age
Across Geographies, 2020
Over two-thirds (67%) of the adult population in
Buffalo Grove holds a bachelor’s degree or higher,
which is higher than Lake County (51%), Cook
County (41%) and the Chicago region (41%). This
high level of educational attainment along with the
excellent schools in Buffalo Grove contribute to its
community character. Residents of Buffalo Grove
highly value education.
Less than 3.1% of Buffalo Grove residents in the labor force
were unemployed as of 2021. This is relatively lower than
both Cook and Lake County and the Chicago Region, which
had unemployment rates of 7.3%, 5.3%, and 6.4%
respectively.
Buffalo Grove residents work in a variety of industries. The
highest share of employment among Buffalo Grove workers
consists of jobs within the Professional, Scientific, and
Technical Services fields, which employ 13.2% of residents.
The next largest employment industries are Health Care and
Social Assistance, employing 10.9% of residents, and
Manufacturing employing 10.2% of Village residents.
Educational Attainment
Employment
Sources: CMAP, 2017-2021 American Community Survey Five-Year Estimates
29Existing C o n d i t i o n s R e p o r t
Page 47 of 121
63%
Cook County CMAPRegion
9%
LakeCounty BG
22%
21%
38%
25%
26%19%
30%
36%
28%
16%
20%
32%
28%
18%
23%
Income Distribution Across Geographies, 2020
Buffalo Grove has a higher household income than the
rest of the surrounding counties and region. The Village
also has a higher share of households with median
household incomes of greater than $100,000.
Buffalo Grove’s median household income is $121,212,
which is significantly higher than Cook County ($72k),
Lake County ($97k), and the Chicagoland region ($81k).
02
Buffalo Grove $121K
Chicago
Region
$81K
Lake
County
$97K
Cook
County
$72K
Household Income
Median Household Income by Area, 2020
Sources: CMAP, 2017-2021 American Community Survey Five-Year Estimates
Sources: CMAP, 2017-2021 AmericanCommunity Survey Five-Year Estimates
30 Existing Conditions Report
Page 48 of 121
Cook County CMAPRegion LakeCounty BG
78%
19%
3%
69%
25%
6%
52%
39%
9%8%
33%
60%
Median Home Values
Lake CountyCook County BuffaloGroveChicagoRegion
$267K
$278K
$287K
$353K
Sources: CMAP, 2017-2021 American Community Survey Five-Year Estimates
31Existing C o n d i t i o n s R e p o r t
Buffalo Grove has a lower housing vacancy rate
than Lake County, Cook County, or the Region with
96.9% of all housing units being occupied. A high
percentage are owner occupied (80.6%) versus
renter occupied, similar to Lake County (73.8%),
but significantly more than Cook County (57.5%)
and the Region (64.4%). At the same time, Buffalo
Grove has maintained a much higher median
home value of $353,100 compared to Lake County
($288,600), Cook County ($278,000) and the
Region ($266,600). The median home value in
Buffalo Grove has increased by 3.55% since 2011.
Housing Occupancy, Tenure & Value
Housing Occupancy & Tenure
Across Geographies, 2020
Sources: CMAP, 2017-2021 American CommunitySurvey Five-Year Estimates
Page 49 of 121
The Village’s housing developments (single-family and attached) can be organized into six primary
typologies, shown below. These typologies present a cohesive and comprehensive cross-section of
Post-War suburban residential development in the Midwestern United States.
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)
Pre-2000s Multi-Family
Contemporary Multi-Family
As shown on the Housing Typologies Map, most of the Village’s existing housing stock is Post-War
Building Boom and Late 20th Century Single-Family homes. The Pre-2000s Multifamily is concentrated
south of Lake Cook Road and near the Village’s borders. The Village’s newest housing developments
(Link Crossing, The Clove, and Bison Crossing) represent the New Urbanist Townhomes and
Contemporary Multi-family typologies.
Housing Typology
An aerial image of the Link Crossing developmentnearing completion of construction.
32 Existing Conditions Report
Page 50 of 121
Post-war Building Boom
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
Late 20th Century Single Family Home
Towards the end of the 20th 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
33 E x i s t i n g C o n d i t i o n s R e p o r t
Page 51 of 121
New Urbanist Townhome
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 appeal
appearing less dominated by the car.
Arranged to emphasize walkability, the houses are sited
closer to the street, and consistent aesthetics across
entire neighborhoods offer 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
21st Century Paired Home
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
Nesters” 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: Single-Family Attached Residential
Height: One - Two Stories
Parking: Four Cars, Attached, Front (2 per unit)
Special Features: Complex Rooflines, Dormers,
Prominent Entrance
34Existing C o n d i t i o n s R e p o r t
Page 52 of 121
Pre-2000s Multi-Family
Pre-2000 multi-family apartments are usually situated
within subdivisions of similar-looking apartments. The
architectural and site design style for this model
typically involves generous amounts of green space
around each multi-family apartment building. They are
also usually located within subdivisions, which
disconnects them from the surrounding area and
activities.
A portion of them feature gabled roofs, which
represents an architectural style from that decade.
Parking is typically located in surface parking lots.
Years Constructed: circa 1970-2000
Construction Type: Brick and Stone
Exterior Materials: Brick, Stone, Vinyl Siding, EIFS
Use: Multi-Family Residential
Height: Two - Four Stories
Parking: Surface Parking Lot
Contemporary Multi-Family
This model features the densest form of residential
uses. This model caters to empty-nesters and young
professionals who are looking to live in relatively
smaller living spaces than in townhomes or houses. This
also includes contemporary senior housing facilities,
which includes living spaces and a wide variety of
amenities. Parking is typically heated and is located at
the building’s basement.
Years Constructed: circa 2000s
Construction Type: Brick and Stone
Exterior Materials: Brick, Stone, EIFS
Use: Multi-Family Residential
Height: Five - Six Stories
Parking: Underground and heated parking lot
Special Features: Common areas may contain
shared amenities, such as a gym.
35 E x i s t i n g C o n d i t i o n s R e p o r t
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38 Existing Conditions Report
Page 56 of 121
Residential uses are the largest land use in the Village (53%) followed by open space and
parks (18%), and industrial (9%).
Buffalo Grove is a community that is organized around civic, commercial, and industrial
nodes.
The community has three key commercial nodes, (Deerfield Parkway and Milwaukee
Avenue, Buffalo Grove and Dundee Roads, and Route 83 and Arlington Heights Road) as
well as a northern and a southern industrial node centered around the Canadian National
(CN) Railroad.
Buffalo Grove also has civic nodes, which are key places of identity for the Village. The
civic nodes include Dundee Rd & Arlington Heights Rd, Prairie View Metra Station Area,
and the triad of civic nodes which include Mike Rylko Park area and the Lake Cook
Corridor. This triad represents the heart of Buffalo Grove.
Section 4:
Land Use & Development
This section describes the existing land use and development conditions in the Village of Buffalo Grove, zoning
practices and impacts, and commercial and neighborhood nodes. The information in this section has been
obtained utilizing the Village’s Geographic Information System (GIS) database and CMAP information.
39Existing C o n d i t i o n s R e p o r t
Key Findings
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E x i s t i n g C o n d i t i o n s R e p o r t
Page 58 of 121
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LAND USE
42
Land use refers to the physical use of land, such as residential, commercial, industrial uses or open space.
E x i s t i n g C o n d i t i o n s R e p o r t
Residential uses consist of single-family attached,
single-family detached, and multi-family residences
and are the dominant land use in Buffalo Grove,
comprising approximately 3,223 acres of land (53%) in
the community. Most of the residential land is single-
family (90% or 2,919 acres) while the remaining
amount is multi-family (10% or 304 acres). The Housing
Chapter of this Existing Conditions Report conducts a
deeper dive into the residential developments in the
community.
Residential
Land Use
Page 60 of 121
Multi-family residential areas include apartment
buildings or condominium buildings where units
share a common entrance or hallway. Multi-
family uses in Buffalo Grove are generally
located along major corridors such as Dundee
Road, Route 83, and Deerfield Parkway and
north of Chevy Chase Country Club. Some
examples of multi-family developments The
Wheatlands, Town Place, Riverwalk North
Apartments, and Villa Verde, Oak Creek, and
Cambridge on the Lake. Multi-family buildings
under construction (or soon to be) include The
225 building at The Clove and the residential
building in the Bison Crossing Development.
Multi-Family
Single-family detached homes are the single
largest land use category in Buffalo Grove. The
homes are organized into neighborhoods or
subdivisions that vary from less than 1 acre to
over 330 acres in size. These subdivisions include
Strathmore, Woodlands at Fiore, Old Farm
Village, The Highlands, and many others. Single-
family detached homes are distributed
throughout the Village.
Single-Family Detached
This land use consists of townhomes and
duplexes. The units are horizontally connected
but have separate entrances from the public
right-of-way and sidewalks. This land use is
mostly concentrated in subdivisions that are
accessible via some of the Village’s key
corridors Buffalo Grove Road, Route 22,
Deerfield Parkway, and Route 83. These
subdivisions range from 1 acre to over 75 acres
in size and include Hidden Lake, Chatham,
Waterbury Place townhomes, and The
Crossings.
Single-Family Attached
Link Crossing is one
of the Village’s
newest residential
developments
featuring attached
and detached
single family homes.
Link Crossing
43Existing C o n d i t i o n s R e p o r t
Page 61 of 121
One of the newest commercial centers
in the Village, The Shops at Buffalo
Grove features over 43,000 square feet
of new retail and office space. Some
key tenants include Starbucks, T-Mobile,
Mod Pizza, Chase Bank and Panera
Bread.
The Shops at Buffalo Grove
Industrial land uses represent 9% of the Village’s land
use and are generally located in industrial parks
(Corporate Grove, Chevy Chase Business Park,
Aptakisic Creek Corporate Park) on the eastern part of
the Village. This land use includes storage, warehouse,
research, light processing or assembly, and
manufacturing.
Industrial
Office uses typically include professional services,
employment offices, and medical offices. In Buffalo
Grove, office represents approximately 3% of land
use and includes standalone office and medical
office buildings. Office uses are concentrated along
Dundee Road, McHenry Road, and Milwaukee Avenue
and include NCH, Riverwalk, Waterford Point, and
Buffalo Grove Business Park.
Office
Mixed-Use refers to a compilation of blended land
uses such as commercial, residential, office, open
space that are intended to create a sense of place.
The Clove, which is approximately 22 acres, has a mix
of commercial/office (113,000 sf), residential (297
units), and open space (.8 acres).
Mixed Use
Land Use
Commercial uses, which make up approximately 5%
of the land in Buffalo Grove, include general retail,
restaurants, and services that can be tailored to
either the local or regional customer base. These uses
can be situated within smaller and individual
buildings, shopping malls, or other types of shopping
center developments. Commercial land uses are
concentrated along Lake Cook Road, Dundee Road,
and Milwaukee Avenue with smaller nodes of
commercial activity at Arlington Heights Road and
Route 83 and along Weiland Road. Some of the major
commercial centers are: Woodman’s grocery store site
(242,000 square feet), Woodland Commons (171,000
square feet), Plaza Verde (157,000 square feet), the
Plaza at Buffalo Grove (134,000 square feet) and the
Grove (120,000 square feet).
Commercial
44 E x i s t i n g C o n d i t i o n s R e p o r t
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45Existing C o n d i t i o n s R e p o r t
One of the Village’s oldest and most
recognized landmarks, St. Mary’s
Church and School spans nearly 13
Acres.
St. Mary’s Church
Institutional land uses represent around 5% of the
community’s land use and include a broad range of
public and semi-private facilities. These facilities are
considered community amenities that define and
contribute to Buffalo Grove’s quality of life and shared
service delivery. These amenities can include
government buildings/facilities, religious institutions,
and museums. The largest of these institutional uses
are Vernon Township (15.02 acres), St. Mary’s Church
and School (12.98 acres), and the Village of Buffalo
Grove Clayton Municipal Campus (14.06 acres). This
also includes the public and private educational
institutions in Buffalo Grove. Buffalo Grove’s school
system is nationally recognized and attracts many
families to the Village.
Institutional
Utilities land use designation includes public
transportation and utility facilities and makes up
approximately 4% of land use. Utilities and
transportation are necessary public infrastructure in
the Village and are critical to its function. Examples of
utilities/transportation uses include overhead utility
lines, railroad rights-of-way, the Buffalo Grove and
Prairie View Metra Stations.
Utilities and Transportation
Open Space, the second highest land use category,
accounts for almost 18% of the land area in the Village
and consists of public parks, golf courses and other
open spaces. The park system in Buffalo Grove is a
highly regarded amenity among its residents. These
spaces include a range of facilities such as multi-use
trails, athletic fields, playgrounds, neighborhood parks.
Also included in this section are the Village’s Buffalo
Grove and Arboretum Golf Courses. The “Infrastructure
and Natural Resources” section provides more details
on the parks and open spaces in Buffalo Grove.
Parks and Open Space
Vacant land use includes currently vacant buildings
and/or lots within Buffalo Grove and represents a very
small percentage of the land within the Village (3%).
The largest vacant site in the Village, The Land and
Lakes property, is 66.3-acres in area and is located at
Milwaukee Avenue and Busch Parkway.
Vacant
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48
Potential Areas of Annexation
The Village’s 2016 Annexation Strategy and Plan
and 2017 Annexation Strategy Action Plan
identified a number of areas that can be
potentially annexed into Buffalo Grove. The
existing land use map shows existing land use
patterns in these areas. Future annexation and
redevelopment occurring in these areas should
be sensitive to the surrounding areas’ current
character.
Current Zoning
E x i s t i n g C o n d i t i o n s R e p o r t
The Buffalo Grove Zoning Ordinance, which is
Chapter 17 of Buffalo Grove’s Code of
Ordinances, governs the uses, intensity, and
character of land within the Village. It is intended
to ensure the public’s safety, health, and welfare
by reducing land use incompatibilities, reducing
hazards, mitigating nuisances, protecting natural
resources and features, and promoting a visually
attractive environment within the Village.
The Zoning Ordinance follows the traditional
zoning standard of single-use districts, meaning
that only one type of land use (residential,
commercial/ business, or industrial) is generally
permitted in each district. These districts include
fourteen residential districts, five business
districts, one industrial district, and one research
and development district. The zoning ordinance
also has a mixed use planned unit development
(PUD) district. PUDs are typically large, integrated
developments that allow a mix of uses. Such
developments are required to be approved by the
Planning and Zoning Commission and Board of
Trustees.
Accessibility Code
The Village is sensitive to accessibility issues and
concerns. It currently enforces the 2018 Illinois
Accessibility Code, which is the most updated
accessibility code available. The Code is
intended to establish minimum design
requirements to ensure that the built environment
is designed, constructed, and altered to be
accessible to and usable by all, including
individuals with disabilities.
Page 66 of 121
49Existing C o n d i t i o n s R e p o r t
Page 67 of 121
50 Existing Conditions Report
Nodes
Buffalo Grove is a community that is organized around civic, commercial and industrial nodes. Nodes refer to
places of commerce, community, and/or identify. They often have more intense uses and or a mix of uses.
Commercial Nodes Industrial Nodes
Commercial nodes are largely a result of the evolution
of the commercial and retail markets. When suburban
communities such as Buffalo Grove developed in the
1970s and 1980s, commercial streets/corridors became
significant places of commerce, community, and/or
identity. This ultimately created a linear development
pattern. Decades later with the surge of e-commerce
and fast casual dining, the need for commercial space
dwindled. As a result, activity concentrated near
intersections so to benefit from optimal visibility and
accessibility. These intersections turned into
commercial nodes, or areas of significant activity.
Buffalo Grove has three key commercial nodes,
Deerfield and Milwaukee (Woodman’s and Shoppes of
Buffalo Grove), Buffalo Grove Road and Dundee (The
Plaza at Buffalo Grove, Cambridge West, Cambridge
Commons), and Route 83 and Arlington Heights Road
(Spoerlein Commons and Strathmore Center).
Complementing these commercial nodes are two
industrial nodes in the eastern part of town. These
industrial nodes are not specific to an intersection but
are centered around the rail line and represent the
cluster of industrial uses. The northern industrial node
includes Corporate Grove, Covington Corporate
Center, and Arbor Creek Business Center, while the
southern industrial node includes Chevy Chase
Business Park and Aptakisic Creek Corporate Park.
Civic Nodes
Lastly, there are the civic nodes, which are places of
identity for the Village. These nodes normally have a
mix of uses including a civic use (school, park, etc.) as
well as other key landmarks. The first civic node is at
Dundee Rd and Arlington Heights Rd and is home to
Buffalo Grove High School, Strathmore Square, Plaza
Verde, and the New Bison Crossing Development. The
second civic node is the Prairie View Metra Station
Area civic node, which includes Prairie View Metra
Station and the neighboring Prairie View
neighborhood, Stevenson High School (serves the
northern part of Buffalo Grove, but is technically in
Lincolnshire), Woodlands Shopping Center, and the
Arboretum Golf Club. The Village adopted the Prairie
View Metra Station Area Plan in 2019, which provides
a long-term vision and guidance for this area.
Lastly, is the triad of civic nodes, which includes Mike
Rylko Park area, the Lake Cook Corridor’s eastern
edge (The Clove, The Grove, St. Mary’s, NCH), and the
western edge (Chase Plaza, Buffalo Grove Golf
Course). This triad represents the heart of Buffalo
Grove, with a conflation of higher densities, taller
buildings, a mix of uses, a connective greenway, and
key Buffalo Grove landmarks/civic uses.
The Prairie View Metra Station Area is one of threecivic nodes in the Village.
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Village of Bu alo Grove, ILEXISTING NODES
0North 0.25 0.5
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Existing Parks/Open Space
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Community Nodes
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Commercial Nodes
51Existing C o n d i t i o n s R e p o r t
Page 69 of 121
Kensington Development broke ground in September 2022 to redevelop the 20-acre Town Center property.
The new development, The Clove, will be a modern central entertainment and residential district anchored by
a 43,000 square foot national grocery store, a 7-story, 297-unit luxury apartment building with 16,000 square
feet of commercial space on the ground floor, 65,000 square feet of retail and restaurants scattered
throughout the site and a .85 acre “Central Park” in the middle of the site. Construction is ongoing with
several of the commercial outlots and businesses open and operational. The grocer and residential building
are anticipated to be completed in 2024 and 2026, respectively.
52 Existing Conditions Report
The Clove, 100-268 McHenry Rd
New Development
The new Link Crossing development is located just northeast of the Aptakisic Road and Buffalo Grove Road
intersection. The development includes 68 clustered single-family detached homes and 119 two-story
townhomes.
Link Crossing
Page 70 of 121
The Ricky Rockets commercial development was completed at 700 E. Lake Cook Road. The project
includes a 5,000-square-foot multi-tenant retail building, a 9,000-square-foot gas station and a
convenience store, and a car wash.
Ricky Rockets - 700 E Lake Cook Rd
Work is underway to retrofit the new public works
facility, located at 1650 Leider Lane, a former
warehouse space that had been vacant for over two
years. The Village anticipates dedication and move-in
to the new facility will occur fall 2024.
Public Works - 1650 Leider Ln
Park Place Townhomes - 400 LaSalle Ln
Three 2-story townhome buildings with 4-units in each building (12 units total) were developd at 400
LaSalle Lane. Each unit is approximately 1,950 square feet in area and features 3 bedrooms, 2 ½
bathrooms and a 2-car garage.
53Existing C o n d i t i o n s R e p o r t
Page 71 of 121
The former Rohrman auto dealerships are redeveloping with a 50,000-square foot Tesla Dealership,
35,000-40,000 square feet of retail outlots and a 200- unit luxury residential building. This project is
located within the Village's Dundee Road TIF District. The project broke ground in spring of 2023.
54 Existing Conditions Report
Tesla/Double Eagle Site, 915-945 Dundee Rd
Lazy Dog - 51 McHenry Rd
The former IHOP property is redeveloping
into a Lazy Dog Restaurant at 51 McHenry
Road. The proposed one-story Lazy Dog
restaurant will be approximately 7,400
square feet and includes a 1,300 square
foot outdoor patio. This project is located
within the Village's Lake Cook Corridor and
Lake Cook Road TIF District. The project
broke ground in spring of 2024.
Prairie Point Townhomes -
22771-22825 Prairie Road
A new 41-unit townhome community is being
developed on an approximately 4.25-acre
site on Prairie Road. This project is located
within the Village's Prairie View Station Area
Plan.
Page 72 of 121
The Village Board has approved a
proposal for the enhancement of the 76-
acre Mike Rylko Community Park, a
collaborative venture between Buffalo
Grove Park District and the Village of
Buffalo Grove. The Village is contributing
$600,000 to the construction, which
commenced in fall 2023. Planned
improvements encompass the construction
of a new amphitheater featuring open
lawn seating, a covered pavilion for
events, renovation and expansion of the
Spray 'N Play facility, as well as the
relocation and reconstruction of the
existing playground.
Mike Rylko Park -
951 McHenry Rd
The Village Board approved plans for Buffalo
Grove Self-Storage to construct a 4-story,
112,268 square foot, climate-controlled, self-
storage facility at 105 Lexington Drive. This
site is the parcel north of the existing Ricky
Rockets Gas Station. Construction began in
spring of 2024.
Self Storage,
105 Lexington Dr
In 2022, the Village Board approved a 5,000-
square-foot carwash facility at 301 N. Milwaukee.
Construction is expected to start in 2024.
Driven Carwash,
301 Milwaukee Ave
55Existing C o n d i t i o n s R e p o r t
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56 Existing Conditions Report
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Section 5:
Economic Development
This section will delve into the economic and market factors shaping Buffalo Grove. The analysis draws from
various reliable data sources, including the Illinois Department of Security, U.S. Census Bureau Longitudinal
Employment-Household Dynamics, Illinois Department of Revenue, CoStar data and other key data and
information.
The Village's economic engine is powered by the manufacturing industry. With over 3,000
workers, the manufacturing industry is the highest share of employment in the Village.
The industrial space in the Village is competitive, office space is struggling, while the
retail market is stabilizing.
The Village continues to use economic development tools, including tax increment
financing (TIF) to help spur economic development. The Village currently has two TIF
districts: The Lake Cook Corridor TIF District and the Dundee Corridor TIF District, which
have helped spur commercial developments such as The Clove in Town Center and Bison
Crossing.
Key Findings
57Existing C o n d i t i o n s R e p o r t
Page 75 of 121
Economic Development is traditionally defined as the attraction, retention, and expansion of development and
businesses. It requires the alignment of a willing property owner, viable businesses, and a proactive village.
Since the adoption of the Economic Development Strategic Plan, the Village has looked to build upon its
foundation and optimize its role as a proactive municipality. The result is a strong economic development
environment, which focuses on advanced manufacturing and mixed-use redevelopment.
Employment
Employment estimates indicate that the Village’s 2021
employment base is approximately 17,000 workers. The
primary industries that drive employment in Buffalo
Grove are focused on five sectors:
Manufacturing;1.
Professional, Scientific, and Technical Services;2.
Wholesale Trade;3.
Retail Trade;4.
Educational Services5.
These five industries make up roughly 60% of the total
employment in Buffalo Grove, each contributing
between 7% and 19%, with Manufacturing having the
highest share at 19% or 3,120 workers.
Driving Buffalo Grove’s manufacturing base and
growth is the fairly high concentration of advanced
manufacturing in the Village. Advanced
manufacturing refers to the emergence of high-tech
products and processes in the manufacturing industry.
Unlike traditional low-skilled, labor-intensive
manufacturing jobs and processes that are vulnerable
to off-shoring or automation, advanced manufacturing
relies on highly skilled workforce and complex
techniques to create sophisticated products that are
difficult to outsource.
Almost 40% - 45% of manufacturing firms in Buffalo
Grove are classified as pharmacy/medical supply,
computer electronics, and machinery (including
transportation, electrical, and commercial/industrial
machinery), which are considered the top three
subindustries in advanced manufacturing.
Commercial Development
Buffalo Grove currently has around 11.7 million square
feet of commercial real estate. Commercial real
estate, in this market context encompasses all
properties intended for revenue generation and is
classified into three primary types: industrial, office,
and retail.
All Other
39.2%
Manufacturing
18.7%
Professional Services
16.1%
Wholesale Trade
10%Retail Trade
8.9%
Educational Services
7.1%
Overview
58 Existing Conditions Report
Page 76 of 121
Percentage of Vacancy
Industrial & Flex
The industrial sector dominates the commercial real estate market in the Village, accounting for
over 7 million square feet, or 63% of the total commercial real estate area. As of 2023, the Village
has a relatively low industrial vacancy rate at 6.4%, which is comparable to the North-Central
Submarket at 6.5%.
JLL’s Outlook & Perspective
As noted from their 2023 reports and Board presentation:
Current: The industrial market is tight and demand is
high.
Outlook: industrial market will remain strong given
larger economic factors and Chicago’s regional
status as an nationwide industrial powerhouse.
Buffalo Grove is in a good position in terms of its
product, regional location, and reputation.
Buffalo Grove
North-Central Submarket
6.5%
6.4%
Vacancy Rates
59Existing C o n d i t i o n s R e p o r t
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Office
There is approximately 2 million square feet of office space in Buffalo Grove, most of the office
space (55%) is Class B. The vacancy rate is around 41%, which is higher than the North-Central
Submarket at 38%.
JLL’s Outlook & Perspective
As noted from their 2023 reports and Board presentation:
Current: Demand is low and inventory is shrinking;
currently demand is only for the top tier of office
product, which represents about 15% of the market,
none of which is in Buffalo Grove.
Outlook: Current trend of reuses, shrinking, or
redeveloping office space is likely to continue.
Buffalo Grove: As none of BG’s office space is within
the top tier of the office product, office vacancy will
continue to climb, with many buildings being reused
and/or redeveloped.Percentage of Vacancy
Buffalo Grove
North-Central Submarket
38%
41%
Vacancy Rates
60 Existing Conditions Report
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Retail
There is approximately 2 million square feet of retail within Buffalo Grove. The retail vacancy rate is
between 6-8%, which is close the vacancy rate within the submarket at approximately 5-8%.
JLL’s Outlook & Perspective
As noted from their 2023 reports and Board presentation
Current: Pre-pandemic trends have been
exasperated. Older commercial corridors are
becoming obsolete and many are looking to
redevelop. Sit-down restaurants are struggling, while
quick service restaurants are strong.
Outlook: Experiential, niche, and/or convenience will
continue to be key drivers of the retail market. Most
redevelopment projects will include a mix of uses,
particularly multi-family, to help finance projects.
Buffalo Grove’s vacancy is slightly high but it is
steady.
Percentage of Vacancy
Buffalo Grove
North-Central Submarket
Vacancy Rates
5-8%
6-8%
61Existing C o n d i t i o n s R e p o r t
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Buffalo Grove
Lake County
Cook County
CMAP Region
0
5000
10000
15000
20000
25000
Buffalo Grove has total retail sales per capita of
approximately $23,871, which is higher than Lake
County, Cook County and the CMAP Region.The
biggest generators of Buffalo Grove’s total sales tax
are grocery stores as well as building and electrical
supplies retailers.
Retail Sales
Sales Per Capita
62 Existing Conditions Report
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Economic Development
Incentives
Under the agreement and guidance of the 2016
Economic Development Strategic Plan, the Village
continues to explore the use of incentive agreements
when warranted, to fill potential financial gaps. These
incentives have been in the form of shared sales tax
agreements and include Connexion, Hines, BITS, and
Woodman’s.
In addition, the Village currently has two TIF Districts:
Lake Cook Corridor TIF District and Dundee Corridor
TIF District. The Lake Cook Corridor TIF, created in
2020, is bounded by Arlington Heights Road, Lake
Cook Road, McHenry Road and Checker Drive. The
district includes the Grove Shopping Center and
Chase Plaza.
41%
38%
The Dundee Corridor TIF, created in 2023, is generally
located around the intersection of Dundee Road and
Arlington Heights Road and includes the Plaza Verde
Shopping Centers, Strathmore Shopping Center,
Buffalo Grove High School and the former car
dealerships.
Redevelopment Agreements with the developer of
Bison Crossing and the Clove were both structured
drawing upon the TIFs and sales tax share
agreements to fill potential financial gaps for the
acquisition of land and development of the projects.
All agreements that the Village has structured and
implemented, have been structured in a way which
did not put the Village at any financial risk or liability
for funding a project/enterprise.
Lake Cook Corridor TIF District
Dundee Corridor TIF District
63Existing C o n d i t i o n s R e p o r t
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64 Existing Conditions Report
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Buffalo Grove has a well-established system of roadways that are extensively used and
effectively connect residents within the village, neighboring communities, and the
Chicago region.
Traffic circulation and congestion mitigation in Buffalo Grove is continuing to improve.
Buffalo Grove has convenient and accessible public transit, with Buffalo Grove and
Prairie View Metra Stations being critical assets in connecting the Village to the
surrounding region.
Buffalo Grove has an extensive and well-connected network for bicycles and
pedestrians, which is continually being enhanced.
Section 6:
Transportation
This section provides an in-depth look at the transportation system currently in place within the Village of
Buffalo Grove, covering streets, freight, public transit, as well as pedestrian and bicycle infrastructure.
65Existing C o n d i t i o n s R e p o r t
Key Findings
Page 83 of 121
LAND USE
Buffalo Grove boasts a varied network of roadways
that efficiently cater to the needs of its residents and
workers. IDOT classifies these roadways based on the
type of service they are built to provide.
Roadway Network
Transportation
Major arterials serve vehicles moving at higher speeds
for regional trips. The major arterials in the Village are
generally four-lane roadways with a center median
accommodating left-turn movements at intersections,
although the eastern segment of Lake Cook Road and
the southern segment of Milwaukee Avenue are six-
lane roadways. IDOT controls all major arterials except
for Lake Cook Road, which is under Cook County
control. The major arterials carry traffic volumes
ranging from 12,000 to 29,700 vehicles per day.
Major Arterials
Minor arterials serve moderate-to-highspeed travel for
regional and local trips to and from residential
neighborhoods, commercial areas, employment
centers and recreational areas at the community level.
The minor arterials are generally controlled by IDOT,
Cook County, or Lake County, except for Prairie Road
north of Half Day Road, which is under Village control.
The minor arterials carry traffic volumes ranging from
7,450 to 26,700 vehicles per day.
Minor Arterials
The final classifications are collector roads and local
streets. Collector roads serve to connect arterials to
local streets. All the collectors in the Village have a
small or moderate amount of traffic and are
maintained by Buffalo Grove except for the portion of
Buffalo Grove Road south of Dundee which Cook
County controls. All other roads in Buffalo Grove are
classified as local streets, which are designed for
lower speed and local travel. The local streets are also
under the Village’s jurisdiction.
Collector Roads and Local Streets
66 E x i s t i n g C o n d i t i o n s R e p o r t
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67Existing C o n d i t i o n s R e p o r t
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68 E x i s t i n g C o n d i t i o n s R e p o r t
Truck Routes & Freight Rail
Truck routes are typically roadways that provide
continuous regional travel and/or are designed to
support heavy commercial traffic while avoiding
residential areas. IDOT has established a
Designated State Truck Route System that consists
of three classifications of roadways (Class I, II, and
III), each with specific design standards and
maximum legal vehicle dimensions and loaded
weights. Buffalo Grove has three Class II-
designated truck roadways: Dundee Road (IL 68),
McHenry Road (IL 83), and Milwaukee Avenue (US
45/IL 21). In addition, the Village has a local truck
route system that is concentrated in the Village’s
industrial, research, and advanced manufacturing
hub along Busch Parkway and Barclay Boulevard
and connects private industry with the State truck
route system.
Truck Routes
The Canadian National (CN) Railway passes
through Buffalo Grove and carries approximately 14
to 22 freight trains per day along the double-track
railroad which extends in a northwest-southeast
direction from north of Buffalo Grove Road to south
of Lake Cook Road. There are two rail spurs from
the railway which lead into the industrial areas.
Freight Rail
Public Transit
Residents, employees, and visitors of the Village of
Buffalo Grove have access to various
transportation options provided by Metra commuter
rail, Pace Suburban bus, Wheeling Township, and
Lake County on-call bus service.
Metra Commuter Rail
The Metra’s North Central Service (NCS) Line runs
on the CN Railway connecting from Union Station in
downtown Chicago through various stops including
Prairie View and Buffalo Grove Metra stations to
the final outbound stop in the Village of Antioch.
The NCS line offers weekday service only, which
was also the case prior to 2020. However, the
service frequency has been reduced since the
Covid-19 Pandemic. Before 2020, NCS offered 10
outbound and 9 inbound trains. During the height
of the Pandemic, Metra reduced service on various
train lines, including the NCS. Since that time, some
train lines have been restored to nearly the same
pre-pandemic service levels. At this time, the NCS
line remains at a reduced service level of 7 inbound
and 7 outbound trains offered on weekdays.
Buffalo Grove, along with other stakeholders and
communities participated in the NCS Corridor
Analysis and Implementation Study, which was
kicked off in 2017 and concluded in spring of 2020.
The study reviewed potential service improvements
along the NCS line and the financial feasibility to
fund the improvements. The study identified three
possible scenarios for potential service
improvements including a range of additional
weekend or weekday trains. However, given the
dramatic change in transportation patterns and
funding priorities, further study would be required
to revisit the study’s assumptions, determine the
current level of demand for expanded service, and
funding priorities for various parties involved.
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69Existing C o n d i t i o n s R e p o r t
Transportation
Pace Suburban Bus provides four fixed bus routes
through Buffalo Grove:
Route 234 Wheeling – Des Plaines: Weekday
service between the Buffalo Grove Metra Station
and Des Plaines Metra Station.
Route 272 Milwaukee Avenue North: Weekday
and Saturday service between Hawthorn Mall in
Vernon Hills and Golf Mills Shopping Center in Niles.
Route 604 Wheeling – Schaumburg: Weekday and
Saturday service between Pace Northwest
Transportation in Schaumburg and the intersection
of Buffalo Grove Road/Hintz Road.
Route 626 Skokie – Buffalo Grove Limited:
Weekday directional rush hour service between the
Lincolnshire Corporate Center and the Dempster-
Skokie CTA (Yellow Line) Station in Skokie.
Route 634 did provide service along Lake Cook Road but
had historically low ridership. This route was suspended
by Pace in 2020.
Pace Suburban Bus
Wheeling Township offers convenient door-to-door
transportation for senior citizens and disabled
residents with an advance reservations and a fare
collected for each round trip.
Wheeling Township
Lake County provides a reservation-based
paratransit service program called, Ride Lake
County that offers seniors age 60+ and people with
disabilities transportation to any area of Lake
County for work, shopping, medical appointments,
and more.
Lake County
Ride Lake County Bus Services
Photo Credit: RTA Chicago
Page 87 of 121
Pedestrian & Bicycle Network
Pedestrian Circulation
The pedestrian infrastructure in Buffalo Grove is anetwork of sidewalks and multi-purpose paths. Theconnectivity and the quality of this network vary byland use. With few exceptions, the residential areashave an extensive and connected network ofsidewalks. Moreover, the residential streets are almostuniformly lined with grass parkways that provide avisual and physical separation between the roadwayand sidewalk. Such streets provide connections toother streets and community facilities such as schoolsand parks.
All of the arterial and collector roadways in theVillage have a sidewalk or a bike path on one or bothsides of the road.
Des Plaines River Trail
A 31.4-mile gravel trail that follows the river’s edgeand extends nearly the entire length of Lake Countyfrom Russell Road in Wadsworth south to Lake CookRoad in Wheeling where it continues south another22.1 miles through Cook County to River Grove. Thetrail winds through 12 Lake County Forest preserves.
Bicycle Network
Buffalo Grove boasts numerous bicycle paths andtrails within its municipal limits, facilitating easybicycle access to parks, schools, regional bike trials,and other community facilities. Additional routes andenhanced conditions are planned as shown in BuffaloGrove 2024 Multi-Use Path Plan and the NorthwestMunicipal Conference 2020 MultimodalTransportation Plan.
There are two regional bicycle trails near BuffaloGrove.
Buffalo Creek Forest Preserve Trail
A 4.8-mile gravel trail that extends through the BuffaloCreek Forest Preserve.
Buffalo Creek Forest Preserve Trail
70 E x i s t i n g C o n d i t i o n s R e p o r t
Bike Trail
Legend
Bike Trail Map
Page 88 of 121
In accordance with the 2017-2021 ACS, a high
proportion (68.8%) of Buffalo Grove residents drive
alone to work and approximately 19% work from home.
As these numbers were retrieved during the Pandemic
years, it is likely that they have shifted but the majority
of residents still drive alone to work and/or work from
home. The Village-wide survey conducted as part of
the outreach efforts for the Comprehensive Plan
indicates that 25% of the 642 survey respondents
work from home and an additional 20% are hybrid
(partially work from home, partially in the office).
Ridership on public transportation fell dramatically
nationwide during the Covid-19 Pandemic. Some
reports indicate that ridership on US public transit was
at about 20% of pre-pandemic levels in April 2020. As
of spring 2024, the American Public Transportation
Association (APTA) were stating that ridership is
around 77% of pre-pandemic levels.
Mode of Travel
Pace and Metra’s current ridership are generally at
50% of pre-pandemic levels. In 2018/2019 the NCS
line had a daily weekday ridership of approximately
134,600 with Buffalo Grove and Prairie View stations
reporting to have the highest ridership of all the Metra
stations along the NCS line. The Buffalo Grove station
had between 640 and 700 boardings and Prairie View
had between 420 and 440. Reporting data show that
in 2023/2024 daily weekday ridership along the NCS
line is approximately 45,100, which is 33% of the pre-
pandemic level.
Ridership along the four Pace bus routes that circulate
the village (234, 272, 604, and 634) have fared better
with weekday ridership averaging between 55% and
77% of pre-pandemic levels. Route 634, was
suspended in 2020 and historically had low ridership
(approximately 34 average daily trips in 2018/2019).
Travel Patterns & Behavior
71Existing C o n d i t i o n s R e p o r t
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There are no Regionally Significant Projects specific to Buffalo Grove that are included in the On To 2050
Comprehensive Regional Plan as priority (fiscally-constrained) projects eligible for Federal funding and Federal
approvals. There is one fiscally-unconstrained project that will require more study before being included within the
fiscally-constrained portion of the plan.
CMAP On To 2050 Comprehensive Regional Plan
Transportation Projects
There are several transportation projects within the Village of Buffalo Grove and adjoining communities that are
either programmed (funded) for construction/implementation over the next five years or are planned (unfunded)
by the Chicago Metropolitan Agency for Planning (CMAP), Cook County Department of Transportation and
Highways, Lake County Division of Transportation, Metra and Pace. These projects consist of roadway widening
and reconstruction, roadway realignment and resurfacing, intersection capacity improvements, traffic signal
installation, public transit service enhancements, and bicycle and pedestrian system expansion.
This plan was adopted in 2023 after two years of development. Priority projects include upgrades to the RTA’s
system in general which would improve efficiencies and travel times along routes affecting Buffalo Grove and
improve rider experience and information.
Regional Transportation Authority (RTA) Invest In Transit the 2018-2023 Regional Transit Strategic Plan
Mundelein-NCS Corridor Study – Study of service/ frequency enhancements to the North Central Service Line. Part
of the RTA’s 2018 Community Planning Program and jointly funded by the FTA, RTA and Village of Mundelein. Three
service improvement scenarios were identified and are intended to be explored further.
Regional Transportation Authority Community Planning Program
Transportation releases a five-year transportation funding plan which is updated annually. Items affecting the
Buffalo Grove area and region within the plan include improvements at the intersection of Buffalo Grove Road,
parts of Dundee Road and Half Day Road (Rt 22).
IDOT FY 2025-2029 Proposed Highway Improvement Program
IDOT's Strategic Regional Arterial Studies within Buffalo Grove are as follows:
Milwaukee Avenue (IL 21): proposed road widening to three lanes in each direction with a raised median and
sidewalk, requiring reconstruction of the Aptakisic Creek bridge.
Lake Cook Road Raupp Boulevard to East: ultimate configuration is a six-lane roadway with dual left-turn
lanes and extended Weiland Road.
Lake Cook Road Raupp Boulevard to West: Phase I Engineering studies ongoing to determine if the
roadway will require widening to six lanes.
Half Day Road (IL 22): largely completed four-lane configuration, remaining intersection improvements at
Main Street and Buffalo Grove intersections.
McHenry Road (IL 83): a four-lane roadway with a raised 18-foot median, capacity improvements not yet
implemented.
IDOT Strategic Regional Arterial Studies
72 E x i s t i n g C o n d i t i o n s R e p o r t
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Lake Cook Road will undergo roadway rehabilitation and ADA improvements in 2023 between Arlington Heights
Road and Raupp Boulevard. Phase I Engineering studies for Lake Cook Road west of Raupp are underway, yet there
is no funding for Phase 2 Engineering or Construction.
Cook County Department of Transportation and Highways FY 2018-2023 Proposed Transportation
Improvement Program
Aptakisic Road – Roadway widened to 5 lanes with new 8-foot bicycle path on north side and 6-foot sidewalk
on south side. The stretch is 1.25 miles, running from IL 83 to Buffalo Grove Road.
Arlington Heights Road – Roadway reconstruction, new non-motorized accommodations; 1.4 miles from IL 83
to Lake Cook Road.
Buffalo Grove Road – Roadway reconstruction, new non-motorized accommodations; 0.6 miles from IL 83 to
Deerfield Parkway; and 1.5 miles from IL 22 to US 45.
Deerfield Road – Roadway reconstruction and widening, new non-motorized accommodations; through
Riverwoods from Milwaukee Avenue to Saunders Road.
Prairie Road – Roadway reconstruction, widening to four-lanes with median, intersection improvements, new
non-motorized accommodations; 0.9 miles from Aptakisic Road to IL 22.
Lake County Division of Transportation FY 2022- 2027 Proposed Highway Improvement Program
Lake County's 2040 Transportation Plan proposes several improvements, including widening Milwaukee Avenue,
providing bus transit service on IL 22, and adding several bikeways. The bikeways include Lake Cook Road
Bikeway, Arlington Heights Road Bikeway, Aptakisic Road Bikeway, Weiland Road Bikeway, Prairie Road Bikeway,
ComEd ROW Bikeway, Deerfield Road Bikeway, and IL 22 Bikeway.
Lake County’s 2040 Transportation Plan
Village of Buffalo Grove Infrastructure Modernization Plan
Plans are in development for the next phase of the Infrastructure Modernization Plan.
Bernard Drive – Roadway reconstruction for 1.4 miles with 8’ multi-use path on south and 5’ sidewalk on north.
Construction between 2024-2025.
Buffalo Grove Road Utilities and Drainage Improvements Project – Upgrade water, sanitary and storm
sewer infrastructure along Buffalo Grove Road from Lake Cook Road to Dundee Road.
Cambridge Court Lift Station Decommissioning Project - Abandon Cambridge Court lift station.
Lake Boulevard Sanitary Sewer Upsize Project – Replacing sewer along Lake Boulevard in the Cambridge on
the Lakes Condominiums.
OTP / Raupp / Golfview Basin and Route 22 Lift Station Improvements - Abandon current Raupp and OTP
lift stations, build new Raupp lift station with new sanitary line, modify Route 22 lift station, rehab Golfview lift
station, construct new Golfview/Raupp basin overflow, replace current Raupp and OTP force mains.
St. Mary’s / Marylu Area; White Pine Area; Mill Creek Area; Rolling Hills Area; Water Main & Street
Improvements Project – Street resurfacing, storm sewer improvements and water main replacement.
Diane Drive; Dunham Lane; Weidner Road; and MacArthur Drive: Water Main & Street Improvements
Projects – Street resurfacing, storm sewer improvements and water main replacement.
73Existing C o n d i t i o n s R e p o r t
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74 Existing Conditions Report
Page 92 of 121
Buffalo Grove is served by separate stormwater and sanitary sewer systems, that along
with water lines, total to over 600 miles of infrastructure. BG’s Infrastructure
Modernization Program (IMP), looks to coordinate the replacement and rehabilitation of
the Village’s first generation water and sanitary sewer infrastructure.
Buffalo Grove has a symbiotic relationship with natural resources and green infrastructure
and values them as key assets.
The Village features: 5 watersheds, 162 acres of wetlands and 77 acres of floodplain, and
approximately 1,100 acres of open space, which includes parks, naturalized areas,
detention areas.
BG residents enjoy greater access to parkland than most residents in the surrounding
counties and region.
Buffalo Grove is making strides in sustainability measures. BG residents and businesses
produce less emissions than their counterparts in surrounding counties and the region.
There are various initiatives taking place all over the Village to further enhance
environmental sustainability.
Section 7:
Infrastructure & Natural
Resources
This section provides information on the environmental features and systems in Buffalo Grove. This information
was obtained from CMAP, the Illinois Environmental Protection Agency (IEPA), and other national, state, regional
and local sources.
75Existing C o n d i t i o n s R e p o r t
Key Findings
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76 Existing Conditions Report
Infrastructure
Water
Sanitary
Buffalo Grove receives Lake Michigan water through
the Northwest Water Commission. The City of Evanston
is the sole supplier of finished, treated water to the
Commission.
The Commission purchases the finished water from the
Evanston water plant and then transports it through a
water transmission main to a 25-million-gallon
reservoir at the main pumping station. The
Commission’s main pumping station, in turn, pumps the
finished water out into the Commission’s distribution
system to the Village of Buffalo Grove’s four receiving
reservoirs.
Finished water is monitored at each of the four
receiving stations before it is pumped into the
Village’s distribution system. Finally, the water reaches
customers via 181 miles of water main. Buffalo Grove
owns and maintains the water mains that distribute
water throughout the Village. Like many municipalities,
Buffalo Grove is required by the United States
Environmental Protection Agency (USEPA) and the
Safe Drinking Water Act to produce an annual water
supply quality report. No violations have been reported
on the Village water system in the last 5 years.
The Village straddles the Lake and Cook County
boundaries. The 7.2 square miles of the Village north
of the Lake-Cook boundary is served by approximately
97 miles of sanitary sewers. This area is part of the
Lake County Southeast Sanitary Sewer Service Area.
The 2.1 square miles south of the Lake-Cook boundary
is served by approximately 40 miles of sanitary sewers,
and drains to the Metropolitan Water Reclamation
District of Greater Chicago (MWRDGC) sanitary sewer
system. All sanitary sewers within the Village range in
size from 6 to 33-inches in diameter.
Stormwater
The general drainage pattern of the watersheds within
the Village is from west to east, ultimately to the Des
Plaines River. Buffalo Grove is served by separate
stormwater and sanitary sewer systems. The Village’s
internal drainage consists of primarily a closed system
of storm sewers with curb and gutter, totaling over
260 miles of storm sewer mains. There are 152
stormwater outfall points that are maintained by
various entities, including the Village, IDOT, Lake &
Cook Counties, and private owners. Milwaukee
Avenue is owned and maintained by the Illinois
Department of Transportation (IDOT) and Lake-Cook
Road is owned and maintained by Cook County. All
drainage structures within the right-of-way limits are
under the jurisdiction of these respective agencies.
Infrastructure Mondernization
Program (IMP)
As the Village’s first-generation water and sanitary
sewer infrastructure readies for replacement and
rehabilitation, the Village has developed a strategic
program, the Infrastructure Modernization Program
(IMP), to ensure that infrastructure can be replaced in
a timely manner. The IMP, which kicked-off in 2020, is
the largest initiative in the Village’s history to replace
and rehabilitate core infrastructure assets. The plan
includes an investment of over $175 million in capital
projects over a five-year period and focuses on
project coordination, sequencing, and minimizing
impact to property taxes. In addition, the IMP seeks to
ensure a high-level of customer service, to maintain
property values, and to minimize disruption to
residents throughout the project.
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Floodway
Legend
100-year Flood Zone
500-year Flood Zone
Source: FEMA
77Existing C o n d i t i o n s R e p o r t
Floodway and Flood Zone Map
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78 Existing Conditions Report
Legend
Wetlands
Source: US Fish and Wildlife
Aptakisic Creek
Legend
Buffalo Creek
Des Plaines River
Indian Creek
McDonald CreekSource: USDA
Wetlands
Watersheds
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The Village’s abundance of parks and open space is a
key characteristic for the community. Parks and open
space cover approximately 1,100 acres of land in
Buffalo Grove, making it the second highest land use.
Residents and visitors have recognized this feature as
a core part of the community’s identity. Buffalo
Grove’s excellent accessibility to open space is best
illustrated in examining the accessible amount of park
acreage per 1,000 residents metric. Buffalo Grove
enjoys an outstanding 9.89 acres per 1,000 residents,
while Lake County, Cook County and the Region’s
metrics are 9.49, 3.57, and 5.78 acres respectively.
Parks & Open Space
Buffalo Grove Park District
The Buffalo Grove Park District maintains 9.04 square
miles of open space/parkland serving approximately
40,800 residents. There are 50 park sites in the
Village, which are comprised of mini parks, community
parks, neighborhood parks, facilities, special use parks
and detention/open spaces totaling over 417 acres.
The Buffalo Grove Park District Master Plan provided
recommendations for the existing parks within the
Village that include a range of improvements from
vegetation management, to increasing accessibility
for citizens of all ages, to establishing a standard
marquee sign for all parks.
Mike Rylko Community Park, located northwest of the
intersection of McHenry Road (IL Route 83) and
Buffalo Grove Road, is the largest park in the District
with an estimated 76.5 acres of land. Some of the
unique features of this park include the Spray ‘N Play,
Golf Dome, Fitness Center, skate park, and in-line
hockey rink. Recently approved park upgrades include
a new amphitheater, an expanded Spray ’N Play and
updated playground equipment, which will further
make this park a key amenity and gathering space for
the community.
Mike Rylko Park is one of the largest parks in
the Village, it is centrally located and is host to
many events throughout the year, including BG
Days.
79Existing C o n d i t i o n s R e p o r t
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Willow Stream Park is connected to Rylko Park
through a pedestrian bridge. Together, these
parks provide significant recreational amenities
in the center of the Village.
The second largest community park in the Village is
Willow Stream Park, which provides 54 acres of open
space and recreational amenities. Some of the unique
features found at Willow Stream Park include a
swimming pool, wildlife conservation, disc golf
courses, an ice-skating rink and sand volleyball courts.
Through the pedestrian bridge that crosses McHenry
Road (IL Route 83), Mike Rylko and Willow Stream Park
are connected and provide significant recreational
opportunities in the center of the Village.
Wheeling Park District
The Wheeling Park District serves a population of
42,828 residents living in the Village of Wheeling, and
small portions of Prospect Heights, Buffalo Grove, and
Arlington Heights. It encompasses an area of just over
8.5 square miles. The Park District manages 21 sites on
approximately 350 acres, which include parks,
recreation centers and fields, and the Chevy Chase
Country Club.
Golf
The Village operates two 18-hole municipal golf
courses, the Arboretum Club and the Buffalo Grove
Golf Course. The Arboretum Club in the northern part
of the Village spans over 120 acres. Buffalo Grove
Golf Course, in the southern part of the Village,
includes a driving range and other practice areas and
is approximately 122 acres.
The Villlage’s Arboretum Club Golf Coursespans over 120 acres.
80 E x i s t i n g C o n d i t i o n s R e p o r t
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Parks & Open Space
Buffalo Grove residents benefit not only from a
collection of local and centralized parks, but also from
native landscapes throughout the community. There are
112 acres of open space classified as natural areas
owned and maintained by the Village. Many of these
locations have been converted from traditionally
mowed turf to native plant species. The replacement
improves ground and surface waters, supports the local
ecosystem, promotes the mental well-being of local
users, and often costs less in long-term maintenance.
Locations noted for their particularly high Floristic
Quality Index (FQI is a measure of diversity and
indicates overall vegetative quality of a site) include
Buffalo Creek Nature Preserve, Farrington Ditch Natural
Area, and the Village Hall detention basin.
In addition to the parks and open space provided by the
Park Districts and the Village, residents also have access
to the open space systems provided by the Lake and
Cook County Forest Preserve Districts. Two of the main
regional amenities in the vicinity of Buffalo Grove include
the Buffalo Creek Nature Preserve and Des Plaines River
Trail.
The preserve is primarily intended for flood control of
Buffalo Creek, but careful stewardship by MWRD, Lake
County Forest Preserve District, and the Village of
Buffalo Grove has resulted in thriving prairies and
wetlands.
Natural Areas
Regional Open Space
The Des Plaines River Trail in Lake County extends 31
miles from just south of the Illinois-Wisconsin border to
Lake Cook Road, where it connects to the Cook
County Forest Preserve section. The trail is part of the
Des Plaines River Greenway, a chain of 10 forest
preserves along the river. The Greenway protects land
along 85 percent of the river in Lake County, providing
wildlife habitat, natural flood protection, and outdoor
recreation opportunities.
The trail is accessible from Buffalo Grove east of
Milwaukee Avenue, at Route 22/Half Day Road, at
Estonian Lane (north of Busch Parkway), and east of
the Riverwalk development (at North Riverwalk Drive).
The trail in Lake County has bridges and underpasses
to facilitate travel at road crossings.
Des Plaines River Trail
The 4 miles of trails at Buffalo Creek Nature Preserve
run through open areas, crossing several creeks,
skirting the reservoir, and traversing restored prairie.
Pedestrian and bicycle access is available at the
corner of Checker Road and Arlington Heights Road,
on Checker Road west of Schaeffer Road, and at the
corner of Lake Cook and Arlington Heights Roads.
Buffalo Creek Nature Preserve
Buffalo Creek Nature Preserve
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Prioritize redevelopment projects and infrastructure
investment for transit-served locations
Upgrade streetlight equipment and integrate smart
technologies
Enacting 2018 Illinois Energy Conservation Code
Encourage conservation design to protect natural
resources in larger development projects such as
Link Crossing
Manage public and private landscapes to optimize
ecosystem services and support biodiversity
Maintain beautiful landscapes and streetscapes by
planting trees and native flora in street medians
Identify gaps in pedestrian and bicycle networks
Reduce community water consumption per capita
Invest water revenues into sustaining water
infrastructure
Energy & Sustainability
82 E x i s t i n g C o n d i t i o n s R e p o r t
In 2019, it was estimated that the Village emits
approximately 443,000 metric tons of carbon
dioxide. Approximately a third of the total
emissions are from electric consumption, a third
from natural gas consumption, and about a third
from on-road transportation. Approximately 3% is
sourced from the waste sector. This equates to
approximately 10.25 metric tons per capita, which
is less than Lake County (12.46), Cook County
(10.54), and the CMAP Region (11.95).
Residential electricity Non-residential electricity
Residential natural gas Non-residential natural gas
On-road transportation Waste sector
0.00 2.00 4.00 6.00 8.00 10.00 12.00 14.00
Buffalo Grove
Lake County
Cook County
CMAP Region
Emissions Per Capita Across Geographies
Source: CMAP, 2019 Municipal Emissions Summary
At the same time, Buffalo Grove is looking to further
enhance environmental sustainability. Along with
over 100 other communities, the Village adopted the
Greenest Region Compact 2 (GRC2) initiative in
March of 2017. The GRC2 has provided the
framework for the Village’s Sustainability Plan.
Details of the framework are organized into 10
categories: climate, economic development, energy,
land, leadership, mobility, municipal operations,
sustainable communities, waste & recycling, and
water. Below is a list of some of the sustainability
initiatives the Village has undertaken in recent
years:
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In addition to these initiatives, other sustainable
measures are taking place all around the community.
The Community Development Department has
introduced its BG Permits and Inspection portal, which
enables all permit transactions (applications, plans
submission and inspections) to be paperless, thereby
reducing paper and trips to Village Hall. At the same
time, there has been an uptick in the number of issued
solar panel permits as the Village went from issuing 10
solar panel permits in 2021 to 89 in 2023.
The Farmers Market, which is recognized as one the
top farmers markets in Illinois, continues to offer
locally grown fruits, vegetables, and other goodies to
the community during the warmer months. Electric
charging stations are popping up around town and
are planned for newer developments such as the 250
Residential building in the Clove. In May 2024, the
Village celebrated a groundbreaking for the first plans
for an electronic vehicle (Tesla) sales, service, and
delivery center in Buffalo Grove. These initiatives and
developments illustrate the community’s dedication to
sustainability.
Buffalo Grove Farmers Market
83
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84 Existing Conditions Report
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Both the Dundee Corridor and the Milwaukee Corridor boast high daily traffic counts, are
auto-oriented corridors, and are under the jurisdiction of IDOT.
In recent years, the Dundee corridor has transitioned to development centered around nodes
or key intersections.
Through the establishment of the Dundee Road TIF District, the corridor is seeing investment
with the new Bison Crossing mixed-use development. In addition, the Buffalo Grove High
School has long-term plans to renovate their athletic fields.
Woodman’s & The Shoppes of Buffalo Grove allowed the Village to stake a greater presence
along the Milwaukee Corridor.
The Des Plaines River greatly influences the topography and hydrology of the land in and
around the Milwaukee Corridor with most of the land lying within floodways, floodplains, and
wetlands. This presents a large, and often expensive, challenge for developers interested in
developing in the corridor.
Section 8:
Dundee & Milwaukee
Corridors
This section highlights two of the Village’s key corridors. Both corridors hold historical significance, are auto-
oriented with high traffic counts and offer both opportunities and challenges for redevelopment.
Key Findings
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Dundee Corridor
Significance
The Dundee Corridor holds great historical, cultural, economic, and community significance for Buffalo Grove.
Mostly built in the 1960s and 1970s, it was the first key corridor for the community and helped establish a linear
development pattern that integrated commerce, community, and identity. Hornby’s and the Khol’s Food Store
were some of the original developments in the area and became important staples for the community. In the
1970s, Buffalo Grove High School was built at the corner of Arlington Heights and Dundee Roads creating an
important cultural and civic presence as well as a high daytime population of teachers and students.
Today the Dundee Corridor, which stretches approximately two miles, has a mix of uses, which includes
commercial, multifamily, institutional, open space, and some single family. As noted in the Land Use and
Development Section, the Corridor is centered around two key nodes:
Civic node: Dundee Rd and Arlington Heights Rd, which includes Buffalo Grove High School, Strathmore
Square, Plaza Verde, and the new Bison Crossing Development.
Commercial Node: Buffalo Grove Rd and Dundee Rd, which includes Plaza at Buffalo Grove, Cambridge
West, and Cambridge Commons.
The Corridor also has a concentration of other notable characteristics. First, it is home to some of the town’s
notable independently-owned restaurants and business that have been a part of the community’s fabric for a
long time. Second, it is the one of the few areas in town that is well served by public transportation (mainly
Pace Bus routes 604 and 234). Third, the corridor is home to a large distribution of Village’s residential rental
products.
Today, Dundee Road (IL 68) is a major east-west corridor in northern Cook County and serves Buffalo Grove and theneighboring communities of Arlington Heights and Wheeling. Designated as a Major Arterial by IDOT, the road carriesan average traffic of 22,700 - 26,400 daily. The Dundee Road Corridor stretches about two miles within the Village.
86 Existing Conditions Report
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Land within the larger Dundee Road Corridor is divided
along jagged and patchy boundary lines between
Buffalo Grove, Arlington Heights, Wheeling, and
unincorporated Cook County. The multiple and
differing municipal visons, plans, and zoning codes
regulating portions of the Corridor create an
uncoordinated development pattern. In addition, each
community is competing and facilitating tax-producing
development along the highly visible Dundee Road,
thereby creating further tension and fractured
development.
Dundee Road (IL 68) is under the jurisdiction of IDOT. In
this manner, all ideas and desires to modify and/or
enhance the road and its access points come with the
opportunities and challenges associated with IDOT
funding, planning, partnerships, and implementation.
The Dundee Corridor is also the only corridor in Buffalo
Grove that is entirely within Cook County. This can
create economic barriers, such as Cook County’s
comparatively high retail sales tax. It can also result in
redevelopment barriers. For example, Buffalo Grove is
a certified community that can administer the Lake
County Watershed Development Ordinance (WDO) on
behalf of the County. In Cook County Buffalo Grove,
developers must seek approval from the Metropolitan
Water Reclamation District (MWRD and these
regulations are comparatively stricter than Lake
County. At the same time, Cook County has a lot of
great strengths. Cook County generally has a denser
development pattern, which is beneficial for those
businesses and developments that want/need access
to a high volume of households.
Jurisdictional Challenges and
Opportunities
As noted, the Dundee Corridor was built and has been
sustained as a traditional highway commercial corridor,
and today Dundee Road is five-lanes wide. The
Corridor’s land uses, development, setbacks, ROW, and
access points are oriented around the automobile. As a
result, it has comparatively high amounts of traffic and
visibility (22,700-26,400 ADT), making it desirable for
certain types of uses reliant on accessibility and
visibility. Pedestrian and bicycle infrastructure are
present in the corridor, however, are not consistent in
condition and connectivity.
Modifying the corridor’s orientation would require full
alignment and coordination with IDOT and the varying
jurisdictions, which is difficult given each jurisdiction’s
competing priorities.
Auto-oriented Corridor
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The Dundee Corridor is currently evolving. Like similar
highway commercial corridors, Dundee Corridor helped
establish a linear development pattern when it was first
developed. However, in recent years, the linear
development pattern has transitioned to development
focused around intersections or nodes.
This creates a challenging dynamic for the properties
between the nodes. These properties tend to be mid-
block and although they are zoned for retail and
commercial development, the retail prospects are
challenging. In this sense, alternative/additional land
use possibilities should be considered for these areas.
A Corridor in Transition
The Corridor is also undergoing substantial
reinvestment. The Village established a Tax Increment
Financing (TIF) District along the Dundee Road, which
was key to redeveloping the Rohrman car dealerships
into the new Bison Crossing development (915-945
Dundee Road). Bison Crossing is a new mixed-use
development anchored by a Tesla Sales Service and
Delivery Center, new luxury apartments, and
commercial outlots.
Spring, 2024 Demolition at the Bison Crossing Site
At the same time, Buffalo Grove High School is
undergoing extensive improvements to their athletic
fields, which will improve functionality, stormwater
management, and accessibility. Future areas for
redevelopment include vacant and older, outdated
shopping centers such as Cambridge Commons,
Strathmore Square and Plaza Verde.
88 Existing Conditions Report
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Milwaukee Corridor
Significance
Milwaukee Avenue may be the most unique corridor in Buffalo Grove. It marks the eastern boundary of the
Village and is an important north-south gateway that connects to east-west arterials and provides access to
Interstates 94 and 294. Traffic along this corridor has grown over the years and certain parts of Milwaukee Ave
currently have average daily traffic counts upwards of 33,000 cars per day. The Milwaukee Corridor has held
great historical significance with known establishments, both in and out of the Village boundaries, that include
the Cubby Bear, Hans Restaurant, the Riverwalk development, and the Land and Lake site that was formerly a
landfill. Over time, there has been investment in the corridor with newer commercial developments such as
Woodman’s Market, Shoppes of Buffalo Grove, and Lincolnshire’s City Park mixed-use development. These
newer developments have reestablished its standing as a commercial corridor while maintaining its identity as
an important gateway to the industrial parks both in Buffalo Grove and Lincolnshire. An often overlooked yet
critical element of the Corridor is its proximity to the Des Plaines River. The Des Plaines River greatly influences
the topography and hydrology of the land in and around this area. In addition, the Des Plaines River Trail system
offers 56 miles of regional trails through Lake and Cook County and serves as a recreational asset to the area.
As noted in the Land Use and Development Section of this report, one of the Village’s three commercial nodes is
located in the Milwaukee Corridor at the intersection of Milwaukee Avenue and Deerfield Parkway. Woodman’s
is a strong economic anchor and draws customers from across the region in addition to serving the residents of
Buffalo Grove and surrounding communities.
Milwaukee Avenue is owned and maintained by IDOT. It is designated as a Major Arterial whichcarries between 32,700 - 33,900 vehicles daily, and is perceived as primarily a car-orientedcorridor.
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The Milwaukee Corridor is best characterized as a patchwork of land uses and developments.
Jurisdiction of the corridor is established through jagged boundary lines between Buffalo Grove,
Lincolnshire, Riverwoods, Wheeling, and unincorporated Lake County. The unincorporated areas along
Milwaukee Ave present areas of opportunity for redevelopment and create competition amongst
adjacent municipalities. The current uses along the corridor vary and include industrial, commercial,
open space, and office. At the same time, buildings range in heights, architectural styles and setbacks
from the roadway. Like the Dundee Corridor, these styles are representative of the fractured
jurisdictional pattern and competition for tax-producing development.
For Buffalo Grove specifically, the Milwaukee Corridor is narrowed to those properties within our
boundaries and those unincorporated areas that can be annexed through contiguity or an identified
path of land assembly leading to contiguity.
A Patchwork of Land Uses, Developments and Jurisdictions
Buffalo Grove
Legend
Lincolnshire
Riverwoods
Wheeling
Unincorporated
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In addition, the Woodman’s and Shoppes of Buffalo
Grove project was symbolically and financially
significant for the Village. The community cheered to
see the long-vacant parcel not only developed, but
developed with a use that is stable, (grocery uses are
known for stability in even the hardest markets), diverse
(Woodman’s operations, pricing model, and format is
unique to other grocers in the area) and is a regional
draw. Today Woodman’s remains one of the key
revenue generators for the Village and it has
stimulated further development and development
interest in the corridor.
Spanning nearly 25-acres,the Woodman’s and Shoppesof Buffalo Grovedevelopments have madeBuffalo Grove a greaterpresence in the MilwaukeeCorridor, and have helped tofacilitate additional development interest.
Recent developments, namely the Woodman’s Market
and the Shoppes of Buffalo Grove at Deerfield and
Milwaukee have marked a new chapter for the
Milwaukee Corridor. The project, which included nearly
25-acres, expanded the Village’s eastern boundary at
Deerfield Parkway out to Milwaukee Avenue. This
allowed Buffalo Grove to stake a greater presence
along the Milwaukee Corridor and has created
additional opportunities for future annexation.
Moreover, the project’s development implemented
significant improvements at the Deerfield and
Milwaukee intersection, which were formerly slated as
a longer-term Lake County Department of
Transportation project. The improvements have helped
facilitate the flow of growing traffic in the area.
Recent Development and Investment
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A stone’s throw away from the hustle and
bustle of traffic along Milwaukee Avenue is
the longest river within the Chicago region
that spans from Wisconsin to the Illinois
Waterway south of Joliet, the Des Plaines
River. As noted, the river greatly influences
the topography and hydrology of the land in
and around the Milwaukee Corridor with
most of the land lying within floodways,
floodplains, and wetlands. This presents a
large, and often expensive, challenge for
developers interested in developing in the
corridor.
Environmental Constraints and Future Land Use and
Development
92 Existing Conditions Report
In addition, some of the larger remaining
parcels such as Land and Lakes and the
Flanagan parcels have additional challenges
given their past use as landfills. Although both
properties appeared to have met regulatory
requirements, indicating no further
remediation is required, the topography and
soils can be challenging in terms of supporting
any kind of construction. All of these issues
need to be considered when envisioning
what types of development, if any, is best
suited for these properties.
The Des Plaines River is the longest river in the
Chicago region stretching from Wisconsin to
south of Joliet.
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94 E x i s t i n g C o n d i t i o n s R e p o r t
Page 112 of 121
Both the Dundee Corridor and the Milwaukee Corridor boast high daily traffic counts, are
auto-oriented corridors, and are under the jurisdiction of IDOT.
In recent years, the Dundee corridor has transitioned to development centered around nodes
or key intersections.
Through the establishment of the Dundee Road TIF District, the corridor is seeing investment
with the new Bison Crossing mixed-use development. In addition, the Buffalo Grove High
School has long-term plans to renovate athletic fields.
Woodman’s & The Shoppes of Buffalo Grove allowed the Village to stake a greater presence
along the Milwaukee Corridor.
The Des Plaines River greatly influences the topography and hydrology of the land in and
around the Milwaukee Corridor with most of the land lying within floodways, floodplains, and
wetlands. This presents a large, and often expensive, challenge for developers interested in
developing in the corridor.
Section 9:
Looking Forward
The Existing Conditions Report has identified several issues, strengths, weaknesses, and opportunities in Buffalo
Grove. This information was gathered from initial meetings with the Steering Committee, key stakeholders, the
general public, Village staff, and available records. The following section summarizes themes and outlines the
roadmap to achieve the village's 2050 vision. These themes provide a basis for goals, actions, and strategies
that will be further explored in the Comprehensive Plan.
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Vision for 2050
The vision for 2050 includes neotraditional planning
principles: welcoming neighborhoods, walkability, open and
green spaces, a mix of developments and uses, and central
gathering places. At the same time, the vision integrates
modern and progressive principles that revolve around
technology, aging-in-place, thoughtful redevelopment,
adapting to market demands, infrastructure modernization
and environmental sustainability. These dynamics
collectively paint a picture of a community that is
committed to being Smart. With Heart. so that Buffalo
Grove will continue to be a leading community where
families and businesses thrive.
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Roadmap to Achieve the VisoinRoadmap to the Vison
97Existing C o n d i t i o n s R e p o r t
Although some updates and progress has been made,
the Village’s planning and development tools should be
more holistically modernized. This includes the zoning
and building codes, appearance guidelines, and
related planning tools such as PUDs and mixed use
land use.
Modernize Our Tools
In order for the Village to fully achieve its vision, it will
need to understand and respond to two elements that
are always changing and evolving: technology and the
real estate market. Unlike other governmental entities
that seemingly ignore advancements and changes in
the real estate market, Buffalo Grove should seek to
integrate them into their own operations and strategic
planning as well as expectations for future
development and growth.
Monitor and Respond to Tech and
Real Estate Market Trends
Buffalo Grove is an attractive and appealing
community for both residents and businesses alike. Its
location and connections to the Chicago Region along
with its key assets make it stand out as a prime
community in the region. These assets include a strong
housing market, excellent schools, parks and open
spaces, safe neighborhoods, advanced manufacturing
industrial corridors, as well as modern infrastructure.
These assets should be embraced and nurtured through
strong partnerships, zoning, regulations, and strategic
planning.
Facilitate Growth and/or Transition
for Key Elements and Areas
Buffalo Grove should look to facilitate growth and
transition for certain community elements and areas.
This includes the existing housing stock, which should
be diversified to accommodate empty nesters, young
professionals, and the aging population. This could be
facilitated both through renovation of existing homes
and through new construction. At the same time, the
Village should consider transitional uses for office
market such as redevelopment or adaptive reuse.
Finally there are several key subareas within the
Village that provide significant opportunities for
growth and transition through development or
redevelopment. This includes the the Lake Cook
Corridor, the Prairie View Metra Station Area, the
Dundee Corridor, the Milwaukee Corridor and the
Aptakisic Corridor.
Nurture Our Assets
The following themes outline the roadmap to achieve the 2050 Vision. These themes provide a basis for goals, actions
and strategies that will be further explored in in the Comprehensive Plan.
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AGENDA ITEM SUMMARY
PLANNING AND ZONING COMMISSION
Regular Meeting: September 18, 2024
AGENDA ITEM 3.B.1.
September 4, 2024 Draft Planning & Zoning Commission Meeting Minutes
Contacts
Liaison: Trustee Weidenfeld
Staff: Kelly Purvis
Staff Recommendation
Staff recommends approval.
Recommended Motion
I motion to approve the draft minutes of the September 4, 2024 Planning & Zoning Commission
meeting.
Summary
None
File Attachments
1. 24-0904 Draft PZC Minutes
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