1992-02-26 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 02/26/92
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
February 26, 1992
Amendment of Village Comprehensive Plan
Chairman Silbernik called the meeting to order at 7 : 30 p.m. in
the Aptakisic Junior High School multi-purpose room, 1231
Weiland Road, Buffalo Grove, Illinois . He explained that the
Public Hearing is a continuation of the hearing begun on February
19, 1992 and continued from February 24th concerning amendment of
the Village ' s Comprehensive Plan.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Mr. Rosenston
Mr. Samuels
Commissioners absent: Ms . Howard
Mr. Charlette
Ms . Genell
Also present: Mr. Brian Rubin, Village Trustee
Mr. Jeff Braiman, Village Trustee
Mr. William R. Balling, Village
Manager
Mr. Robert Pfeil, Village Planner
Mr. James Otis, Otis Company
Mr. Tom Vucinic, Otis Company
Mr. Carl Roscher and Mrs . Anna Roscher
16985 West Aptakisic Road, Prairie
View
Mr. Eric Norlin, 16738 Easton Avenue,
Prairie View
Mr. Glenn Weintraub, 16726 Easton
Avenue, Prairie View
Mr. Chris Cook, 23007 Easton Avenue,
Prairie View
Mr. Sam Weiss, 1346 Gail Drive,
Buffalo Grove
Chairman Silbernik noted that this hearing is the third hearing
conducted by the Plan Commission concerning the update of the
Village ' s Comprehensive Plan, and the Commission held a number of
workshops prior to the public hearings . He said the Commission
would make its final revisions to the Plan in March, and
recommend that the Village Board consider adoption of the Plan.
Mr. Pfeil presented the basic elements of the draft Plan dated
February 13, 1992 and the draft Future Land Use map dated January
30, 1992 . He explained that the first section of the Plan
document sets forth the Village ' s planning goals and identifies
development policies to implement these goals .
He reviewed the increase in the Village ' s population and housing
between 1980 and 1990 . He reviewed tables of land use allocations
for the Village ' s 1991 land use and the projected
future land use based on the Plan ' s recommendations . He noted
that the 1991 land area of the Village was approximately 5, 285
acres, and the Plan recommends that an additional 1, 600 acres be
added to the Village through annexation. He explained the major
elements of the transportation section of the Plan including
planned improvements for major roads in the Village .
Mr. Pfeil noted that the Plan identifies several sub-areas where
more detailed planning will be needed to coordinate development.
He reviewed the location of the sub-areas on the Future Land Use
map. He commented that the Plan recommends that the Prairie View
area become part of the Village, and the Future Land Use map
designates the area along the north side of Route 22 and the west
side of Main Street in Prairie View for commercial use . Most of
Prairie View is designated for single-family residential use on
the Plan map. He noted that the Plan describes general policies
concerning the use of guidelines to encourage redevelopment in
Prairie View to maintain and enhance the architectural elements
of some of the older buildings in the area.
Mr. Pfeil said that in the Aptakisic Road/Prairie Road sub- area
the map designates most areas for single-family residential
development, with the use of R-2 and R-3 zoning and perhaps some
areas of R-4 zoning. He noted that the Plan
recommends a site for senior citizen housing at the southeast
corner of Route 22 and Prairie Road. At the southeast corner of
Aptakisic Road and Buffalo Grove Road the Plan designates
a site for office development. At the southwest and southeast
corners of Aptakisic Road and Weiland Road the Plan map
designates commercial land use .
Mr. Pfeil explained that for the Aptakisic Road/Milwaukee Road
sub-area, the Future Land Use map designates industrial land use
along Aptakisic Road from west of Barclay Road east to Milwaukee
Avenue . On the east side of Milwaukee Avenue at Aptakisic Road
the Plan recommends mixed-use development with commercial and
office land use along Milwaukee Avenue and multi-family and
attached single-family development between the commercial/office
area and the Des Plaines River. An open space corridor is
designated along the Des Plaines River.
Mr. Pfeil reviewed the Plan ' s recommendations for the Buffalo
Grove Road/Checker Road area of Town Center. At the southwest
corner of Buffalo Grove Road and Checker Road office use is
designated on the Plan. The Vintage B-3/Checker Square site is
designated for commercial use, but the Plan suggests that uses
such as private recreation be encouraged at this location rather
than a strip shopping center. The east side of Buffalo Grove Road
south of Checker Road is designated for commercial use . The
planning concept for this area is a mix of commercial and office
uses, with a coordinated design program for buildings that would
create an attractive streetscape for the area.
Chairman Silbernik asked for comments from any public agencies
represented at the hearing, or from any Commissioners .
Commissioner Rhodes noted that the Police Chief had responded to
the Commission ' s questions about providing service to new areas
that the Village may annex. The Chief ' s memo dated February 24,
1992 indicates that the Police Department can serve the areas
that are designated on the Future Land Use map, but additional
personnel will be needed.
Commissioner Goldspiel inquired if all the areas designated on
the Future Land Use map are included in the table in the Plan
document that allocates land use for various categories .
Mr. Pfeil indicated that the areas on the Plan map are included
in the figures listed in the tables in the document concerning
future land use allocations .
Commissioner Samuels noted that a significant portion of the
future open space acreage projected in the land use table is
accounted for by the Chevy Chase Country Club golf course, and
this area may never be annexed by Buffalo Grove .
Chairman Silbernik called for questions from the audience .
Glenn Weintraub, 16726 Easton Avenue, Prairie View, inquired
about the Village ' s annexation policy and historic preservation
plans concerning properties in Prairie View.
Mr. Pfeil stated that the Village does not intend to forcibly
annex properties and would wait for individual property owners to
petition the Village for annexation. He noted that properties
must be contiguous to the Village ' s boundary before annexation
can occur. He commented that there are annexation procedures that
allow a majority of property owners in a particular area to cause
the annexation of adjacent properties even if some individual
landowners do not want to be annexed.
Commissioner Goldspiel said that if an historic district approach
were to be used in Prairie View, property owners would very
restricted concerning any changes to their buildings . He noted
that the Plan Commission favors the use of design guidelines for
Prairie View rather than a more rigid historic district approach.
He said this would give property owners more flexibility in
rehabilitating their buildings .
Mr. James Otis of the Otis Company stated that his company owns
the Crossings site on Arlington Heights Road south of Route 83 .
He said he doesn ' t disagree with the Plan Commission ' s thinking
that this parcel should be some type of medium density
residential development, but he said he is not certain that a
density of six dwelling units per acre would be the highest and
best use of the property. He said the PD-6 designation may not be
adequate to permit a financially feasible residential project. He
said it would be an economic hardship for him if the Village is
rigid concerning the residential density that would be allowed
for the site .
Mr. Otis said he realizes that the opportunity for commercial
development on the Crossings site may have passed. He said other
uses such as office development with a residential scale may be
feasible, particularly for the parcel north of Fremont Way at
Arlington Heights Road. He indicated that a residential
development of eight dwelling units per acre with selling prices
in the $180, 000 to $200, 000 range might be a good plan for the
Crossings site .
Chairman Silbernik said he thinks the Village would entertain
reasonable development proposals for the Crossings site even if a
plan deviates somewhat from the designation of the Future Land
Use map.
Commissioner Goldspiel commented that the Village ' s Planned Unit
Development ordinance gives density bonuses for good design
features and amenities . It may be possible to exceed six units
per acre on the Crossings site if the site plan provides planning
elements set forth in the P.U. D. ordinance .
He said the density for the Crossings site is flexible in the
sense that the developer could design an excellent plan that
would qualify for density bonuses .
Chairman Silbernik called for other questions and comments .
There being no further comments, Chairman Silbernik closed the
public hearing at 8 : 05 p.m.
Respectfully submitted,
Robert E . Pfeil, Village Planner
APPROVED BY:
MARTIN SILBERNIK, Chairman
Board or Commission: ❑ Plan Commission
Document Type: 0 A e
g nda 0 Minutes
Meeting ate: 02/26/92
Type of Meeting: ❑ Special Meeting
SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
February 26, 1992
Amendment of Village Comprehensive Plan
Chairman Silbernik called the Special Meeting to order at 8 : 05
p.m. at Aptakisic Junior High School, 1231 Weiland Road, Buffalo
Grove, Illinois .
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Mr. Rosenston
Mr. Samuels
Commissioners absent: Ms . Howard
Mr. Charlette
Ms . Genell
Also present: Mr. Brian Rubin, Village Trustee
Mr. Jeff Braiman, Village Trustee
Mr. William R. Balling, Village
Manager
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Rhodes, seconded by Commissioner Rosenston,
to approve the minutes of the Public Hearing of February 19,
1992 . Mr. Pfeil said that in the second paragraph on page six,
the reference to a traffic signal at Thompson Boulevard and
Highland Grove Drive should be changed to Thompson and Weiland
Road. Commissioner Goldspiel said he had some typographical
corrections he would give to the secretary. All Commissioners
were in favor of the motion to approve the minutes as corrected,
and the motion passed unanimously.
Moved by Commissioner Samuels, seconded by Commissioner Rhodes,
to approve the minutes of Regular Meeting of February 19, 1992 .
The motion passed unanimously.
COMMITTEE AND LIAISON REPORTS - None
MATTERS FOR DISCUSSION
Chairman Silbernik said the Plan Commission would wait for the
staff to revise the Comprehensive Plan document and bring it back
to the Commission for review.
CHAIRMAN' S REPORT
Chairman Silbernik thanked the Plan Commission and Village staff
for their efforts in developing the Comprehensive Plan.
FUTURE AGENDA SCHEDULE
Mr. Pfeil said that on March 4, 1992 the Commission has scheduled
a public hearing concerning the Windbrooke Apartments detached
garages, and a workshop concerning the nursing home on the
Steepleview site . He said for March 18th Mr. Schwartz has
requested that the Commission have a second workshop on his
proposed Indian Creek development at Port Clinton and Prairie
Roads . Mr. Pfeil said the preliminary engineering report that the
Plan Commission wants to review concerning the road improvements
adjacent to the Indian Creek site is not yet completed.
Chairman Silbernik said the Plan Commission needs to review this
engineering report before having a second workshop on the Indian
Creek project. He suggested that the Commission use the March
18th agenda to discuss revisions to the Comprehensive Plan and to
have a workshop concerning the Seigle ' s Home Improvement Center ' s
gatehouse if that project is ready. The Commission concurred that
the preliminary engineering report concerning Port Clinton and
Prairie Roads needed to be reviewed before the Indian Creek
project should be considered.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT
Mr. Pfeil thanked the Plan Commission members for their efforts
in working on the Comprehensive Plan.
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Samuels
and unanimously carried to adjourn. Chairman Silbernik adjourned
the meeting at 8 : 20 p.m.
Respectfully submitted,
Robert E . Pfeil, Village Planner
APPROVED BY:
MARTIN SILBERNIK, Chairman