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1996-10-30 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑Agenda 0 Minutes Meeting Date: 10/30/96 Type of Meeting: ❑ Special Meeting SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION October 30, 1996 Buffalo Grove Plan Comm-Special Meeting-October 30, 1996-Page Revision of Village Comprehensive Plan -Workshop #3 Chairman Goldspiel called the meeting to order at 7:30 P.M. in the Lower level conference room, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Mr. Rosenston Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Commissioners absent: Ms. Howard Mr. Ottenheimer Also present: Jeffrey Braiman, Village Trustee John Green, Village resident Elliott Hartstein, School District 125 Michael Rylko, Buffalo Grove Park District Leon Shure, Indian Trails Library District Eric Smith, Buffalo Grove Chamber of Commerce APPROVAL OF MINUTES Moved by Commissioner Rosenston, seconded by Commissioner Samuels, to approve the minutes of the Special Meeting of September 25, 1996. The motion passed unanimously, with Commissioner Krug abstaining. DISCUSSION OF COMPREHENSIVE PLAN REVISION Chairman Goldspiel noted that he and Commissioner Berman attended a Village Board workshop on October 25,1996 concerning economic development in the Village. The workshop included a review of a study done by Gruen and Gruen Associates. He noted this information was distributed to the Plan Commission and community representatives in the packet for tonight's meeting. He commented that one of the suggestions by the consultant is that the possibility of developing a retail "power center" in the Village should be considered. He noted that Jim Kaplan, who has experience in shopping center development and management, attended the workshop and suggested that the east portion of the Plaza Verde shopping center may have potential for being re-configured with a "big box"retailer. Mr. Kaplan also observed that there may not be adequate demand to support the numerous smaller strip retail centers along Dundee Road. Mr. Kaplan commented that the nature of some these centers will continue to shift away from retail and toward service and other non-retail uses. Commissioner Berman noted that the Village Board is very interested in a more structured approach to economic development in the Village, and this may involve an economic development commission or more emphasis by staff on responding to economic development opportunities. Commissioner Lundine commented that the Target store proposed south of the Wal-Mart in Wheeling is not moving ahead, and maybe Buffalo Grove should pursue finding an alternate location for Target. Trustee Braiman noted that a hotel and banquet facility is being proposed for the Buffalo Grove Town Center, and issues such as traffic will need to be resolved, but this is an example of how the Village has to consider new development possibilities when approved uses such as office don't seem to be demanded in the market. Chairman Goldspiel noted the main topic on the agenda for discussion is to review land use recommendations of the 1992 Comprehensive Plan for several sub-areas identified in the Plan. Mr. Pfeil referred to pages 46 through 60 of the 1992 Plan which identified sub-areas and land use recommendations. He reviewed the recommendations for the Prairie View area north of Route 22 east of Main Street. He noted that commercial development is recommended along the north side of Route 22 from Main Street to Easton Avenue, and along the west side of Main Street from Route 22 north to Brockman Avenue. He commented that the Village Board recently reviewed a request for a townhome development for a portion of the area on Route 22 designated for commercial use, and the Village Board determined that the Plan recommendation should be maintained. He noted that most of the Prairie View area is still unincorporated, and it is important that the Comprehensive Plan address this area so that redevelopment proposals can be properly evaluated. Chairman Goldspiel suggested that denser residential use should be considered for Prairie View since there is now a commuter station on Main Street for the new North Central Metra line. Commissioner Rosenston noted that a majority of the trains on this line are still freight trains. He commented that the Prairie View area may have some potential for specialty shops or other unique commercial uses. Commissioner Samuels said that the commuter trains run only in the morning and evening, and the economic impact of the train station in Prairie View is very limited. Commissioner Trilling observed that the Woodland Commons shopping center has never been fully leased, and this indicates that there may be very limited potential for additional retail and service uses in the Prairie View area. Commissioner Lundine concurred that the potential for commercial uses in Prairie View, even with the train station, may be very limited. Commissioner Berman commented that some types of commuter-related business would probably be successful. Mr. Hartstein commented that the area now designated on the Plan for commercial use should remain with this designation and not be shifted to residential use. Trustee Braiman noted that commercial development could be feasible along Route 22 and a portion of Main Street, particularly if access is coordinated. Mr. Smith said that it is disturbing the Village has allowed areas designated for commercial use to shift to residential use, and this trend should not be continued. He said that areas designated for commercial development should be maintained on the Plan. Commissioner Berman observed that there is already a considerable amount of residential development close to the Route 22/1\4ain Street area, and this would suggest that some types of commercial use can be supported. Commissioner Samuels said that convenience-type uses in a strip center would probably be successful in this area. Commissioner Berman said that restaurants might also be feasible. Commissioner Trilling noted that the parcels along Route 22 are not very deep, and this will limit the type of commercial development that is feasible. Commissioner Rosenston commented that the Prairie View areas has "character," and a certain uniqueness. He suggested that future development, whether commercial or residential, should maintain and build on these unique qualities. He said that the areas now designated for commercial use in Prairie View should remain commercial on the Comprehensive Plan. He commented that sales tax generating uses should be encouraged. Chairman Goldspiel said that design standards such as streetlights and pavements can be very helpful in establishing or maintaining a unique appearance for an area such as Prairie View. Commissioner Berman suggested that the Comprehensive Plan should address these types of design and development concepts. He said that there was some discussion during the 1992 Comprehensive Plan concerning historic preservation, and it would be useful to review the minutes from that discussion. Mr. Hartstein agreed that Prairie View has some historic value, and new development should be coordinated with existing uses. Mr. Green commented that the Comprehensive Plan can address elements of design, but it is important to remember that development is market driven, and there has to be adequate flexibility with design guidelines so that development won't be discouraged. He said that variations to standards for parking, yard setbacks and buffers may be needed to make some developments feasible. Commissioner Samuels suggested that some of the "neo-traditional" design elements that are now being talked about in the development community may have some applicability to Prairie View. Chairman Goldspiel commented that a"planned unit development" approach may be needed for Prairie View to allow for designs that don't meet typical ordinance standards. Mr. Hartstein noted that Town Center was handled as a P.U.D. and many unique standards were developed, but it doesn't seem to have resulted in a successful development. Commissioner Samuels commented that Prairie View is an existing development, so it presents a different situation than Town Center, which was built as a new development. He said that the Village Board would need to give some direction on what types of new standards or variations of standards would be acceptable. Trustee Braiman said that he doesn't think that the Village Board would want to micro-manage the Plan Commission's review of development projects in Prairie View, and it would be important to develop some design guidelines that could be applied when specific projects are reviewed by the Commission. Commissioner Berman said that the Village would need to inform developers that non-traditional and other unique designs will be encouraged in Prairie View. Mr. Pfeil reviewed the 1992 Comprehensive Plan recommendations concerning the Aptakisic Road/Prairie Road area. He noted that most of the area is designated for single-family residential development. Commissioner Rosenston suggested that residential use other than single-family be considered for the Didier property at the northeast corner of Buffalo Grove Road and Busch Road. Trustee Braiman said that the Village already has a substantial amount of multi-family development, and he doesn't think the Board will support this type of use for the Didier property. He suggested that uses such as industrial be considered for this area. Chairman Goldspiel commented that office and research use, rather than industrial, may have some potential for the Didier property. Commissioner Samuels said that office and research use should also be considered for the south side of Aptakisic Road between Buffalo Grove Road and Weiland Road. He noted, however, that the land values in this area are high, and this will be a constraint to development of corporate headquarters. He noted that large companies needing office space generally acquire land when it is relatively cheap and build when space is needed. In the Aptakisic Road area the land values are probably too high for this type of office development. Mr. Hartstein concurred that office and research use should be considered for these areas. He suggested that uses such as a satellite facility for the College of Lake County is a possible use for the Didier property. He commented that the parcel west of the Condell immediate care facility on Route 22 in the Woodlands commercial center should be considered for senior citizen housing. Chairman Goldspiel said that the regional road network may not serve the Aptakisic Road area in the way that would be necessary to support office and research uses. Commissioner Berman commented that the south side of Aptakisic Road between Buffalo Grove Road and Weiland Road area seems too isolated for large scale office development. Mr. Pfeil reviewed the 1992 Plan recommendations for land use in the Milwaukee Avenue/Aptakisic Road sub-area. He noted that the Aptakisic Sand property at the southwest corner of Milwaukee and Aptakisic is now in the village of Lincolnshire, but the Boznos property on the east side of Milwaukee Avenue could still be annexed to Buffalo Grove. He commented that although the properties on the east side of Milwaukee Avenue south of Aptakisic Road are designated for commercial use, the Des Plaines River floodplain boundary may be re-defined to include a larger area, and this could seriously limit the amount of land available for development. Commissioner Samuels noted that in the Lake Cook Road corridor, Computer Discount Warehouse (CDW) in the Chevy Chase Business Park will be leaving for a new location in Vernon Hills. He suggested that improvements such as a traffic signal at Hastings Lane on Lake Cook Road should be looked at as a way to increase the commercial potential for the building that CDW is vacating. Commissioner Krug said that a high-volume mail order business such as Harbor Freight may be a good replacement for CDW. Mr. Pfeil noted that land use recommendations for parcels on Weiland Road need to be reviewed. He inquired if housing for senior citizens would be an appropriate use for the vacant lot next to the La Salle Bank at Busch Parkway/Weiland Road. The Commission was generally supportive of this use, and Commissioner Samuels suggested that a child day care center would also be an appropriate use for this parcel. Mr. Pfeil noted that another area that should be re-evaluated is the Buffalo Grove Road side of Town Center. Although a Walgreens store has been approved for the northeast corner of Lake Cook Road and Buffalo Grove Road, there are other properties in the area that will probably be re-developed, and land use and access will be major planning issues. Commissioner Samuels said that the St. Mary's rectory property on the east side of Buffalo Grove Road is an important parcel in terms of assembling a feasible development site, and St. Mary's may be willing to sell this property. Chairman Goldspiel asked the group to consider a date for the next workshop concerning discussion of the Comprehensive Plan. Mr. Pfeil noted that it would be difficult to find agenda space for a workshop in November. The group agreed that December 18 would be the date for the next workshop. Concerning topics for future workshops, Commissioner Berman noted that telecommunications should be added to the list for discussion. ADJOURNMENT Moved by Commissioner Samuels, seconded by Commissioner Rosenston and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:30 P.M. Respectfully submitted, Robert E. Pfeil, Village Planner APPROVED BY: STEPHEN GOLDSPIEL, Chairman