2004-05-19 - Plan Commission - Minutes Board or Commission: ❑ Plan commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 05/19/2004
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
May 19, 2004
Review of Village Comprehensive Plan -Workshop #1
Chairman Ottenheimer called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Ottenheimer
Mr. Smith
Ms. Bocek
Mr. Khan
Mr. Stark
Mr. Cohn
Commissioners absent: Mr. Samuels
Ms. Kenski-Sroka
Mr. Teplinsky
Also present: Mr. Bruce Kahn, Village Trustee
Mr. Robert Pfeil, Village Planner
Mr. Greg Summers, Associate Village Planner
APPROVAL OF MINUTES—None
COMMITTEE AND LIAISON REPORTS
Commissioner Bocek reported on the May 17th Village Board meeting:
1. The Insignia townhomes plan proposed on Prairie Road was reviewed as part of the
annexation agreement public hearing. The Board heard input from residents concerning the
connection of Avalon Drive. The Board polling indicated that 4 Trustees do not favor the
currently proposed plan for the property and 2 Trustees support the plan. The hearing was
continued to June 21 st.
2. The Board approved a resolution objecting the proposed Timber Court Condominiums in
Arlington Heights on the west side of Old Arlington Heights Road across from the Williamsburg
Estates and Mill Creek neighborhoods in Buffalo Grove. The Board indicated that the proposed
density and large size of the buildings is not compatible with adjacent properties in Buffalo
Grove.
3. The proposed plan for a parking lot expansion on the St. Mary campus was referred to the
Plan Commission.
4. A plan for a Family Video store and some residential units at the northeast corner
of Buffalo Grove Road and Deerfield Parkway received unfavorable comments
from the Board.
5. The petition by the Buffalo Grove Park District to amend the Zoning Ordinance
concerning cellular towers on public property was referred to the Plan
Commission. The Park District will apply for special use approval on three sites:
Busch Grove, Bison Park and Rolling Hills North Park.
Trustee Kahn noted that the Zoning Ordinance text amendments would need to be put in place
and then the Park District would have to petition for a special use for each location.
REVIEW OF VILLAGE COMPREHENSIVE PLAN—Workshop #1
Mr. Pfeil noted that Ghida Neukirch, Assistant Village Manager, presented a proposed work plan
to the Village Board on May 3rd. He requested comment from the Plan Commission concerning
the program. He noted that his memo dated May 14, 2004 outlines four general areas to guide the
discussion:
1. The basic planning process— discuss the proposed Comprehensive Plan Committee.
2. Identify the measures that should be taken to encourage productive public input in the
planning process.
3. Discuss the general issues that should be addressed in the planning process.
4. Review the Work Plan's list of Corridors and Specific Sites.
Chairman Ottenheimer commented that the Comprehensive Plan Committee is a good approach,
but the composition of the Committee will have to be determined.
Commissioner Stark noted that meetings prior to regular Plan Commission meetings are difficult
for some Commissioners to attend, so it might be better to have the Committee meetings at the
end of regular meetings.
Chairman Ottenheimer noted that to solicit public input, various resources such as cable
television, the newspapers and the Village newsletter could be used. He pointed out that the
school districts should be invited to participate in the process.
Commissioner Smith suggested that interested persons or organizations could receive mailings
about the planning program.
Commissioner Cohn said that a community survey should be pursued, using resources such as
the Village newsletter and the Village website.
Trustee Kahn noted that the Village's e-mail newslist and newsletter, as well as public
information notes sent out as inserts with water bills could be effective in informing residents
about the planning process and the survey.
Mr. Pfeil commented that planning for some of the corridors identified in the Work Program may
benefit by having focus groups of residents living near the areas planned for new development.
Trustee Kahn noted that locations close to neighborhood areas, such as the Arboretum and
various schools could be used for neighborhood meetings.
Chairman Ottenheimer commented that in terms of general community-wide issues,
transportation improvements such as Deerfield Parkway and Weiland Road are important to
residents.
Commissioner Cohn said that he is very interested in having the planning process address issues
such as commercial development, zoning for recreational uses and the types of residential units
that will be encouraged. He noted that residents would benefit by having more diverse
commercial opportunities such as specialty grocers, bookstores, clothing stores and restaurants.
Chairman Ottenheimer noted that in previous discussions with commercial developers and
analysts, it has been pointed out the Buffalo Grove is between larger shopping centers such as
Hawthorn in Vernon Hills and Woodfield Mall.
Trustee Kahn concurred that developers have commented about Buffalo Grove's geographic
location as a factor that affects the location of retail businesses. He noted that now Deer Park is
another large center that influences Buffalo Grove's market area.
Commissioner Cohn commented that Town Center could be a more powerful center and offer
more diverse shopping opportunities. He said the areas proximate to Town Center should be
evaluated for the potential of adding more residential to support the commercial uses. He
suggested that Town Center could be made more "pedestrian friendly." He asked if public
investment could stimulate redevelopment of Town Center.
Trustee Kahn noted that the Village has several commercial centers, including Cambridge
Commons that present redevelopment opportunities. The Village, however, has to be very
careful in using its financial resources to support commercial development. The risks and
possible implications for the taxpayers has to be a primary concern for the Village Board in
assessing development programs.
Commissioner Bocek noted that developments such as the Turnberry condominiums adjacent to
Town Center should help create a stronger base for the shopping center.
Chairman Ottenheimer suggested that corridors such as Milwaukee Avenue could be very
important in terms of new development or redevelopment. Concepts such as auto dealers should
be evaluated.
Commissioner Bocek agreed that the planning process should address the types of uses that
should be encouraged in the Milwaukee Avenue corridor and other locations.
Commissioner Cohn commented that the corridor along Deerfield Parkway from the Metra
station to Milwaukee Avenue may have the potential for redevelopment. Redevelopment
including higher density residential such as condominiums may be appropriate for the areas near
the train station. He suggested that the Village's housing mix should concentrate on condos in
appropriate locations and single-family detached in certain areas rather than townhomes. He
suggested that transit-oriented developments should be considered near both the Commerce
Court and Prairie View train stations.
Commissioner Stark concurred that transit-oriented concepts should be considered for the train
station areas.
Commissioner Bocek pointed out that Arlington Heights has been successful in achieving
high-quality condominiums in its downtown area, with a lot of attention to building materials
and overall design.
Chairman Ottenheimer noted that the available areas for additional residential development
include the Didier property on Aptakisic Road and the Stancliff property on Port Clinton Road.
He commented that another issue is the level of residential teardowns that may occur.
Commissioner Bocek commented that the pattern for residential upgrades in Buffalo Grove so
far has been expansions and renovations of existing homes instead of teardowns.
Trustee Kahn concurred and noted that this is happening in several newer areas of the Village as
well as in the older neighborhoods.
Mr. Pfeil noted that identifying the appropriate mix for the Village's residential stock will be a
challenge because other issues such as State mandates for affordable housing have to be
considered.
Commissioner Cohn suggested that another area to review is recreational uses in industrial areas.
He noted that the Village has recently received several petitions for recreational uses in
industrial buildings, and these are spread out in various locations. He commented that using
appropriate zoning techniques such as an overlay district (instead of requiring special uses) to
cluster recreational uses may have some merit.
Chairman Ottenheimer noted that the evening's discussion had been a positive start for the
planning process and he directed Village staff to continue with defining the work plan and
review schedule.
CHAIRMAN'S REPORT -None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next meeting is scheduled for June 2, 2004. The St. Mary parking lot
expansion will be scheduled for a workshop.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT—None
NEW BUSINESS—None
ADJOURNMENT
Moved by Commissioner Stark, seconded by Commissioner Smith and carried unanimously to
adjourn. Chairman Ottenheimer adj ourned the meeting at 8:43 P.M.
Respectfully submitted,
Robert E. Pfeil, Village Planner
APPROVED BY:
LESTER OTTENHEIMER, Chair