1996-08-21 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
August 21, 1996
Revision of Village Comprehensive Plan-Workshop#1
Chairman Goldspiel 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 Goldspiel
Mr. Rosenston
Mr. Samuels
Mr. Berman
Mr. Ottenheimer
Commissioners absent: Mr. Krug
Ms. Howard
Mr. Lundine
Mr. Trilling
Also present: Jeffrey Braiman, Village Trustee
Carter Burns,Buffalo Grove High School
John Green, Village resident
Larry Reiner, Buffalo Grove Park District
Eric Smith,Buffalo Grove Chamber of Commerce
Marc Spivak, School District 96
Chairman Goldspiel noted that several representatives of other governmental units and community
organizations were present, and he commented about the importance of having the input and
participation of these representatives in the Village's Comprehensive Plan revision process. He
explained that the Village has tried to maintain a five-year schedule for revising the Comprehen-
sive Plan, and the current document was approved in 1992. He noted that municipal comprehen-
sive plans often use a 20-year planning horizon because plans usually include programming for
public works improvements,which typically are planned and implemented in a 20-year cycle. He
said that the current revision process will need to address the type of plan that is responsive to the
community's needs, and whether to do fairly minor revisions to the current Plan or make
substantial changes would be one area for the group to discuss at tonight's workshop. He
commented that the Village needs a Comprehensive Plan to guide growth, even if the type of
development is shifting from large scale developments to smaller scale in-fill developments. He
noted that the Village has had some major planning successes over the years, and the recent
Buffalo Grove Plan Comm-Regular Meeting-August 21, 1996-Page 1
commencement of Metra's North Central commuter train service on the Wisconsin Central
railroad line is a prime example of successful planning that began with a concept and was
ultimately implemented after many years of effort.
Mr. Pfeil reviewed the information that was distributed in the packet for the meeting, including
a review of the Village Board's visioning sessions, a joint meeting between the Village Board and
Plan Commission, and an overview of land use,housing and population trends in the Village.
Chairman Goldspiel commented that the concept of using scenarios for discussing various
development alternatives may be useful in the Plan revision process, and he asked the community
representatives to indicate the types of planning programs that are used in their respective
organizations. He said that one of the major focuses of the evening would be to try to start
establishing goals for the revised Comprehensive Plan, and community needs and desires are the
basis for goals.
Mr. Reiner commented that the Buffalo Grove Park District undertakes a variety of planning
programs in serving its population, and he said that it is important for service providers to
coordinate programs so that services wouldn't be duplicated. He noted that the Park District does
surveys to learn about the needs of its residents, and services for senior citizens and disabled
persons have been designed after studying results of surveys. He commented that the Park District
is also continuing its planning for physical improvements to park facilities, but funding limitations
have affected the level of improvements that can be made in each fiscal year.
Mr. Burns said that School District 214 is very involved in evolving technologies related to cable,
telephone and computer applications in areas such as home schooling and interactive television.
Mr. Spivak noted that the Village will not have an appreciable amount of new development within
the boundaries of School District 96,but the trend of"re-population"of residential areas needs to
be studied. He said that elementary districts can have spikes in their enrollment numbers even
without new development if existing housing is occupied by new families with young children. He
said that District 96 has used a visioning process to look at 10 and 20 year time frames for
development of the District's facilities and programs.
Chairman Goldspiel commented that changes such as new commuter rail service can have
significant impacts on a community, and he said that areas such as Prairie View should be studied
to determine if new development patterns are likely now that a commuter station will be
established on Main Street at Route 22.
Commissioner Rosenston said the planning process needs to study areas such as the Route 22
corridor to determine what potentials the Village has for commercial development. He noted that
the opportunities for commercial development are becoming very limited with Route 22 and
Milwaukee Avenue being the areas that seem to have some potential.
Buffalo Grove Plan Comm-Regular Meeting-August 21, 1996-Page 2
Chairman Goldspiel commented that the amount of commercial use that the Village can support
also needs to be assessed. He said that a community can reach a point of saturation, when
additional commercial development can't be supported by the population base and available
income in the community.
Commissioner Samuels concurred that the Village has very limited potential for additional
commercial development, and there are few locations that are suitable for commercial use.
Chairman Goldspiel said that this situation in relation to additional commercial development
seems to point out the need for the Village to develop additional sources of revenue other than
sales tax income, and this could be considered as a goal for the Comprehensive Plan.
Mr. Reiner noted industrial and office park uses often have an impact on public park facilities, and
damage and over-use can occur at some parks. He suggested that when industrial and office
developments are reviewed, some consideration should be given to active use recreational
facilities for the employees.
Mr. Braiman said that this could be looked at for the Village's Title 19 park donation ordinance.
Chairman Goldspiel noted that assessment of recreational opportunities in industrial and office
developments could be considered as a goal for the Plan.
Commissioner Samuels suggested that companies within corporate parks could be solicited for
funds to support park facilities.
Chairman Goldspiel commented that the Des Plaines River area should be looked at for its
potential for additional recreational use, particularly because of its proximity to business parks in
the Milwaukee Avenue area.
Mr. Reiner noted that the Metropolitan Water Reclamation District has developed recreational
facilities as part of other public improvements, and these types of opportunities should be
considered.
Mr. Burns indicated that District 214 probably wouldn't be adding any more recreational facilities
at Buffalo Grove High School, but the High School is working with a developer concerning a bike
path on the High School's recreation field west of the proposed Shires condominium development
at Weidner Road and Dundee Road.
Mr. Braiman said there are other sources for funding recreational improvements such as the
Buffalo Grove Recreation Association (BGRA), which has partially funded lights at Emmerich
Park through concession stand revenues.
Mr. Reiner pointed out that the BGRA has also used its revenues to avoid the assessment of fees
Buffalo Grove Plan Comm-Regular Meeting-August 21, 1996-Page 3
by the Park District for non-resident use of the District's facilities.
Commissioner Samuels commented that concerning overall development patterns in the area,
because of land costs there will be pressure to allow smaller residential lots and greater density
even in villages such as Long Grove, and this will necessitate provision of park facilities for the
new developments.
Mr. Braiman said that in terms of overall planning, School District 102 has used the Village's
Comprehensive Plan in the District's assessment of the need for additional facilities, so unless
there are changes to the Village's Plan to allow new areas of residential development, District 102
can handle projected enrollment increases without significant new construction of additional
classrooms.
Chairman Goldspiel suggested that some time be spent on discussing transportation issues in
relation to goals for the Comprehensive Plan.
Mr. Reiner said that pars-transit for providing access to medical care and other services for
seniors and disabled citizens is an important transportation issue. He said that the current situation
can be very difficult because Townships will not cross their boundaries to provide para-transit
services, so there are barriers that prevent convenient access to services.
Mr. Burns noted that District 214 has looked at more efficient ways to provide transportation for
students, such as using the regional Pace bus system.
Chairman Goldspiel suggested that the Plan should include a goal concerning the facilitation of
transportation for the general public and persons with special needs.
Mr. Spivak said that District 96 has advised parents to look at public transportation opportunities
such as Pace if their children live less than 1.5 miles from a school, but still desire some type of
transportation service to school.
Commissioner Berman noted that it is important that the new North Central Metra line be
supported, and the Village's policies concerning land use and other improvements should
provide support for the new commuter line. He said that concerning other regional transportation
issues, the Village should foster broad regional support for improvements to Route 53, Route 22
and Deerfield Road.
Commissioner Ottenheimer noted that Lake Cook Road is also a problematic situation in peak
traffic conditions, and it is evident that improvements are needed.
Commissioner Samuels concurred that it is essential that improvements be made to Lake Cook
Road, and this should be a goal in the Comprehensive Plan.
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Commissioner Rosenston noted that currently congestion is a major problem on Lake Cook Road
in the Route 83/Buffalo Grove Road area, and violations of turning restrictions are occurring
regularly, thereby raising concerns about traffic safety.
Chairman Goldspiel pointed out that Lake Cook Road carries a large amount of traffic that is
bound for roads going north, and it would be helpful to have the Village's traffic consultant look
regional impacts of various improvement scenarios.
Mr. Braiman commented that improvements to other east-west arterials such as Route 22 should
be done before major improvements are contemplated for Lake Cook Road in the center of the
Village.
Mr. Reiner concurred that improvements on roads going through the northern portion of the
Village should be considered a priority.
Commissioner Rosenston suggested that scenarios such as creating a one-way system around the
Town Center area on Route 83 (northbound) and Buffalo Grove Road (southbound) should be
considered as part of the improvements to Lake Cook Road.
Commissioner Samuels noted that currently there are too many turn maneuvers on the Lake Cook
Road system at Route 83 and Weiland Road, and these movements have to be considered in
designing possible improvements.
Chairman Goldspiel said that it is clear that improvements to the Lake Cook Road/Route 83 area
is an important issue, and traffic improvements in this area should be addressed as a goal in the
Plan.
Chairman Goldspiel asked for discussion on other topics that the Plan needs to address.
Mr. Green suggested that the consideration should be given to how in-fill development will be
evaluated and regulated by the Village. He said that Village ordinances need to be reviewed and
changed as needed to provide appropriate flexibility for in-fill development projects.
Mr. Braiman said that uses for sites such as the parcel on Lake Cook Road that Computer
Discount Warehouse will be vacating should be evaluated. He said uses other than
office/industrial should be considered.
Chairman Goldspiel noted that significant land use changes are possible even in built out
communities, if areas such as golf courses are converted to other uses.
Commissioner Rosenston said the Commission will need more information on in-fill development
opportunities, such as what scenarios may be feasible for areas such as Prairie View.
Buffalo Grove Plan Comm-Regular Meeting-August 21, 1996-Page 5
Mr. Green noted that some communities in the region, such as Homewood, have experienced a
significant amount of in-fill development.
Commissioner Samuels suggested that planning for"small areas"may be needed as well as
evaluating possible in-fill developments, and redevelopment tools such as tax-increment financing
should be considered for some areas. He said that in the case of Prairie View, a decision would
probably be needed as to whether the Plan should assume that the area would be re-developed on
a larger scale from a"clean slate,"or if incremental development by separate landowners will be
the land use pattern.
Mr. Braiman commented that the Plan could"set the scene"with guidelines and goals for the
types of development that are appropriate for specific in-fill areas.
Mr. Reiner said there may be some good examples of development from places such as Colorado
that might be used to get some ideas.
Mr. Braiman noted that suburbs such as Highland Park and Northbrook have had a considerable
amount of new housing built in locations where older housing has been demolished.
Commissioner Berman commented that if a"Hubbard Woods"type of development is envisioned
for Prairie View, the Plan would have to articulate this goal and there would have to be
appropriate ordinances to support it.
Commissioner Berman said that the group should also be discussing issues concerning
telecommunications, because recent trends could have a bearing on physical development and
other areas of concern to the Village.
Chairman Goldspiel concurred, and he noted that cable franchises will start to reflect that more
than one entity will be able to offer various services to business and residential customers.
Mr. Reiner noted that other developments such as laws concerning persons with disabilities will
affect physical planning and other areas that concern local governments.
Chairman Goldspiel said that issues of diversity within the community should be addressed in
areas such as housing. He commented that the price of new single-family detached housing in the
Village is in the $400,000 range, and this limits the range of households that can buy new homes
in Buffalo Grove.
Commissioner Samuels noted that the price of the existing housing stock in a community defines
the base level of housing prices, so in a free-market system there isn't much that can be done to
lower the cost of new single-family housing.
Mr. Braiman commented that land cost is the main variable in pushing the residential market to
Buffalo Grove Plan Comm-Regular Meeting-August 21, 1996-Page 6
either expensive detached single-family housing or higher density designs such as townhomes.
Commissioner Samuels said that another alternative to dealing with land cost is to allow smaller
lots such as 40 or 50-foot widths, but this probably isn't the pattern of single-family development
that the Village wants to encourage.
Chairman Goldspiel said that to wrap up the evening's discussion, the group has identified some
preliminary goals for several topics such as land use and transportation, and there is a need for
additional information concerning subjects such as examples of successful in-fill development.
He indicated that more information is also needed concerning transportation issues and economic
development.
Commissioner Berman noted that examples from other communities would be very helpful.
Mr. Braiman commented that Park Ridge has recently revised its comprehensive plan, and it might
have some ideas that would be useful to Buffalo Grove's planning process.
Mr. Reiner noted that more study should be done concerning sources of revenue other than
property tax for some of the programs and projects that the Village and Park District need to
fund.
Chairman Goldspiel suggested that the next meeting date for the Comprehensive Plan discussion
be set, and the group concurred that September 25, 1996 would be the next workshop date.
ADJOURNMENT
II 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, Villag Planner
APPR VED BY:
TE GOLDSPIEL, C airman
Buffalo Grove Plan Comm-Regular Meeting-August 21, 1996-Page 7