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1991-08-28 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION August 28, 1991 Update of Village Comprehensive Plan -- Workshop #1 Vice-Chairman Goldspiel called the meeting to order at 7 : 30 p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioner present: Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Charlette Ms. Genell Mr. Samuels Mr. Silbernik Commissioners absent: None Also present: Mr. Robert Pfeil, Village Planner Mr. John Dempsey, Associate Planner Mr. John Green, Buffalo Grove resident APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS - None UPDATE OF VILLAGE COMPREHENSIVE PLAN - WORKSHOP Al Vice-Chairman Goldspiel noted that were several videos avail- able for the Commission to view, and he asked if there was any interest in doing this at the begining of the meeting. Mr. Pfeil recommended that the Commission spend time viewing only one video; the other two videos would be available for viewing at the convenience of each Commissioner. He suggested that the Commission watch the video entitled "Why Plan ? A Primer for the Concerned Citizen, " before starting the dis- cussion part of the agenda. The Commission concurred and moved the meeting to the lower Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 1 level conference room of Village Hall to view the video. The Plan Commission then reconvened in the Village Board room. Vice-Chairman said there several comments he wished to make concerning the Comprehensive Plan and the Plan Commis- sion's approach toward the update process. First, he noted that the master plan is the legal basis of a community's zoning regulations. Second, the master plan is a guide for administrative and legal decisions concerning land use pol- icy. Third, the master plan is used to coordinate capital expenditures by various agencies and departments. Fourth, a master plan covers a defined time period. Many master plans use a period of 25 years, but a plan needs to be updated on regular basis to ensure that is adequately addressing impor- tant issues. He commented that Buffalo Grove's current updat- ing process is approximately a five-year review of the pre- vious update, and this is the outside time period that is needed for the review of a master plan for a growing suburban community. Vice-Chairman Goldspiel said the Commission faces a threshold question of determining the appropriate time period that the master plan should address. Also, the public participation component of a master plan update is critical because the Plan Commission needs to understand the community's needs and values. If a plan is developed without community input it will be of little value. Vice-Chairman Goldspiel said the Plan Commission has two basic options in how the update of the master plan is appro- ached. One approach would be to "dust off" the current com- prehensive plan and make revisions as needed. The other ap- proach would be to step back and explore alternatives for different types of development patterns and examine the con- sequences of each development scenario. Examples of develop- ment alternatives would be residential densities ranging from large-lot single family to higher density housing. Examin- ation of residential alternatives would include a look at cluster patterns, low-maintenance housing types, and afford- able housing for various types of housing consumers. He com- mented that the tax impact and public service impact of land use alternatives have to be examined. Vice-Chairman Goldspiel noted that the Commission will need to examine trends that may be very important in shaping the needs of the community. For example, commuting patterns may be afffected by changes in telecommunications, and housing Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 2 demand will be influenced by the aging of the Village's pop- ulation but this demand could be for different types of hous- ing such as high-rise structures or detached, one-level sin- gle family structures. He commented that the of housing dens- ity will have an impact on the location and number of schools that may be needed. Commissioner Rhodes commented that he was on the Plan Commis- sion when the 1986 Comprehensive Plan was developed, and the important issues at that time were an expected population ex- plosion and the appropriate ratio of single-family to multi- family housing units in the Village. He said the approach to the 1986 update was "dusting off" the previous master plan done in 1981. He noted that the Plan Commission tried to get public participation, but only four people attended a public hearing that was held at Buffalo Grove High School. Commissioner Krug commented that people tend to be interested in development issues only when a project directly affects them, such as a land use near their homes that they do not support. Commissioner Samuels said that both the Plan Commission mem- bers and Buffalo Grove citizens have a mental image of what the community is, and in general people are happy with the way the Village has developed. He said the residents under- stand that Buffalo Grove is not a regional shopping destina- tion, and they accept the Village's development pattern of residential areas with limited shopping areas. He commented that he does not think the Plan Commission has to debate land use alternatives that are not acceptable to the commun- ity, and he suggested that the Commission focus on issues that are consistent with the type of development that most residents consider to be consistent with their image of how Buffalo Grove should continue to develop. Commissioner Rosenston said he agrees with Commissioner Sam- uels. He noted that the Village does not have much land left to annex and develop, and there is probably no need to look at drastic new approaches to land use regulation. He sug- gested that the Commission focus on the available land par- cels that are left to develop, and assess the best land use for each parcel. He noted, though, that there are issues such as affordable housing need to be examined. He commented that he does not prefer large-lot single family development, and he would like to examine alternatives such as zero-lot line for future residential developments. Buffalo Grove Plan Comm-Sp ecial Meeting-August 28, 1991-Page 3 Commissioner Samuels commented that some residents who have lived in the Village for 25 years are have finished raising their families, and now they are looking for down-sized hous- ing to stay in the Village. Some of these residents may want a smaller single-family residence, not necessarily a town- house or condominium. Commissioner Silbernik said the Commission needs to look at the current Comprehensive Plan and determine what are the likely trends in development that the updated plan needs to address. He noted that in 1975 the Village had only 13 , 000 residents, and the Village's growth has been very rapid. Commissioner Samuels commented that he thinks the plan should be conceptual and should address broad land use allocations. He said he does not think it should focus on specific par- cels. Commissioner Goldspiel .said the plan does need to address specific parcels because plans for cluster housing, open space, trails, and even streets have to be designed for ap- propriate locations. Commissioner Samuels said he meant "conceptual" in the sense that the plan talks about cluster housing as an alternative, but doesn't necessarily cite specific locations for this type of housing. Commissioner Charlette commented that he is concerned about the recent zoning petitions that the Plan Commission has had to review recently. He said these petitions request zoning for small areas and the zoning is not consistent with the current Comprehensive Plan. He said that in his opinion the Schwennesen property should be residential, and it should be developed with affordable housing. He said that the Village does not need more banks and office buildings, and this type of development should not be approved on the Schwennesen property. He suggested that future commercial development should occur farther north in the Village. Commissioner Krug said the Commission should concentrate on "small area" plans that address specific areas at the perim- eter of the Village. He said this process of small area plan- ning is really a continual update of the Comprehensive Plan. Commissioner Howard said she is open to studying alternatives for both large-lot and cluster housing developments in the northern part of the Village. She commented that the impact Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 4 of residential development on the respective school districts needs to be carefully assessed by the Plan Commission. Commissioner Rosenston said that although some recent zoning petitions have not been consistent with the current Compre- hensive Plan, conditions have changed, and the plan needs to reflect this. He suggested that the Commission will need to look at specific parcels and areas in updating the plan. Commissioner Genell said the Commission needs to ask two basic questions: first, where are we now ? and second, where do we want to go ? Commissioner Samuels said the Village has a choice of either encouraging more residents in a larger geographic area or deciding that Buffalo Grove is already large enough, and will not try to expand its area beyond the current boundaries. Mr. John Green commented that development in the Chicago region has been strongly influenced by Daniel Burnham's dictum of "make no little plans" that Burnham used as the basis for Chicago's planning 100 years ago. Mr. Green said the implications of this philosophy are that planners should look a possibilities, not limitations. He encouraged the Plan Commission to examine trends and new technologies and use this information as a basis for developing a plan that will encourage creativity by developers and citizens of the Vill- age. Commissioner Krug said that he would like staff to develop maps depicting current land use, vacant parcels, and current zoning and land use planning designations for specific par- cels by adjacent communities. He commented that in general Buffalo Grove is not old enough for redevelopment, so he thinks the emphasis of the plan update focus on undeveloped areas adjacent to the Village. Commissioner Samuels commented that when Buffalo Grove is built out, the process of redevelopment will begin, and this will probably involve the re-use of older residential areas for larger, more expensive homes to replace the existing smaller homes. Commissioner Rhodes noted that the remaining undeveloped land in the Buffalo Grove area is very expensive, so it will dic- tate that it is used for fairly expensive housing. He said the term "affordable" is relative, and what is considered to be affordable housing in Buffalo Grove is not the same as Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 5 what would be affordable in other communities. Vice-Chairman Goldspiel suggested that the Plan Commission move ahead on the planned agenda by discussing the draft goals and policies for future development for the updated Comprehensive Plan. He noted that the draft goals and pol- cies were developed in a two-evening session on June 18 and 19, 1991 when the Village Board and Plan Commission had joint meetings facilitated by Camiros. Commissioner Rosenston stated that he is concerned that the June sessions didn't result in a consensus between the Vill- age Board and Plan Commission on the goal concerning housing density. Commissioner Silbernik indicated that there is nothing wrong with the housing density goal (Goal No. 2, Goals for Develop- ment) as it is stated in the draft. The goal merely states that a range of housing densities will be allowed, but the predominantly single-family character of the community shall be maintained. Vice-Chairman Goldspiel stated that since the Plan Commission concurs that Goal No. 2 concerning housing density is accept- able as drafted, the italics in the draft can be deleted, in- dicating that a consensus has been reached. Vice-Chairman requested discussion on the Housing Policy sec- tion on page three of the draft. Commissioner Silbernik said he does not agree with policy No. 8 which encourages single-family lot sizes of one acre or more. Commissioner Howard noted that in the June sessions with the Village Board, Trustee Marienthal was very clear in his opin- ion that larger. sinle-family lots should be encouraged. Commissioner Samuels said that encouraging one-acre lots doesn't necessarily discourage other densities. Commissioner Goldspiel commented that he disagrees with say- ing that no lots shall be less than 10, 000 square feet in size. He said that smaller lots have a valid purpose in pro- viding housing diversity in the community, and may have a role in development of more moderately priced housing. Commissioner Rosenston concurred that lots smaller than one- Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 6 acre are needed in the Village. Commissioner Silbernik noted that the June sessions with the Village Board involved only two evenings, and more time than that is needed to thoroughly discuss the issues involved in establishing goals and policies for development of the Vill- age. He suggested that the Plan Commission eliminate policy No. 8 concerning one-acre lots from the Commission's thought process as the review of housing density and land use pro- gresses in the Plan update. Vice-Chairman Goldspiel asked for comment concerning policy No. 1 in the Housing Policy section. He noted that this policy addresses diversity in owner and renter occupied housing units including a range of housing types and prices. The consensus of the Commission was that this policy would need more evaluation, so a detailed discussion was deferred. Vice-Chairman Goldspiel requested that the Commission comment on the Commercial Policies section on page three of the draft Goals and Policies. Commissioner Rosenston commented that the Buffalo Grove Road side of Town Center, particularly the area south of Checker Road that is not yet developed for commercial use, needs to be addressed because it will affect the existing Town Center development and it is an important central part of the Vill- age. Commissioner Goldspiel said that the existing Town Center retail center needs to be evaluated to determine if it has the potential for being a regional center, or if it will pri- marily function as a neighborhood center with a limited geo- graphic market. The Commission then proceeded to the Community Facilities and Service Policies on page six of the draft Goals and Policies. Commissioners Rhodes and Rosenston said that they do not think the Village needs to try to secure a full service li- brary as suggested by policy No. 6 on page seven of the draft. Commissioner Samuels said that it may be an acceptable policy for the Village to try to secure a library facility more cen- tral to the community, but he commented that technological changes will probably greatly influence access to informa- Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 7 tion, so the traditional type of library operation may be less important in the future. Commissioner Genell suggested that a library branch facility should be located in Town Center. Commissioner Rhodes commented that other types of cultural facilities, not just libraries, should be considered for the Village as it matures. Vice-Chairman Goldspiel said that policy No. 6 concerning library facilties should be kept in italics because the Com- mission had not reached a consensus on this issue. Concerning Urban Design policies on page seven of the draft, Commissioner Samuels questioned the policy No. 5 which en- courages the establishment of Prairie View as an historic rural village. Mr. Pfeil commented that there are a number of structures in Prairie View that appear to have historically significant architecture, and if some of these structures can be pre- served, Prairie View will provide Buffalo Grove with an at- tractive older area with a distinctive design appearance. He noted that two architects have acquired the former VFW Hall and rehabilitated the structure for offices while main- taining its historical design features. He suggested that the preservation and upgrading of certain structures that can be feasilbly rehabilitated, will set a design image for the entire Prairie View community. He commented that although it is unlikely that Prairie View could support commercial devel- opment on the scale of Long Grove's village center, some retail activity may be feasible in Prairie View. Commissioner Goldspiel commented that the structural sound- ness of buildings in Prairie View would need to be evaluated, and he suggested that small scale commercial development in a small town such as Prairie View may not be successful. Mr. Green said the Village needs to think about ways to en- courage the redevelopment of Prairie View, and he noted that the current Comprehensive Plan does not have policies regard- ing Prairie View. Commissioner Rhodes commented that Woodland Commons is being developed as the main shopping center in the northern part of the Village, and he suggested that this center may well be- come the Village's largest and most successful retail and Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 8 service area. Commissioner Goldspiel said the Village needs to develop an on-going preservation process, but a determination has to be made concerning whether or not certain structures are worth saving. Mr. Green said the Village's Commercial Policies should en- courage mixed use in commercial areas. Commissioner Samuels said it would be difficult to reverse the pattern of commercial development that has occurred over the past 25 years in the Village, and he questioned the va- lidity of mixed-use commercial areas for Buffalo Grove. Commissioner Goldspiel said that the traditional mixed-use commercial pattern where residential apartments are allowed over ground floor stores is an undesirable type of develop- ment that leads to poorly maintained properties and substand- ard neighborhoods. He noted that Town Center is a mixed-use development, but residential, retail, and office uses are spatially separated. Commissioner Samuels suggested that perhaps offices would be acceptable over stores, or second floor stores could be lo- cated over ground floor stores. Commissioner Charlette noted that Spoerlein Commons uses this design of offices over stores, and the office space has gen- erally not been marketable. Commissioner Genell commented that the Village needs to move toward a performance zoning concept similar to Lake County's new ordinance which separates different land uses through the use of site design elements such as bufferyardB. Vice-Chairman Goldspiel noted that the Commission had covered the basic draft Goals for Development, at least on a prelim- inary basis, and he asked for comments concerning how the Commission wanted to proceed at the next Plan update work- shop. The Plan Commission directed Village staff to prepare maps and related information concerning land use and zoning in the Village and adjacent areas, including information about the planning and zoning of adjoining communities. The Commission deferred scheduling a set date for the next Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 9 workshop until the September 4, 1991 meeting so that respec- tive schedules could be discussed and a date when all Commis- sioners would be available could be determined. CHAIRMAN'S REPORT Vice-Chairman Goldspiel stated that he did not have a report, but he requested that all future Commission agendas include a new item designated as "New Business. " This item would be placed before the Adjournment item on each agenda. FUTURE AGENDA SCHEDULE Mr. Pfeil reviewed his memo dated August 28, 1991 concerning agendas for September and October. He noted that a workshop has been scheduled for September 4th at the request of Abbott Contractors concerning the proposed children's daycare center and office building at Busch Road/Route 83 . He said no meetings have been scheduled for September 11th or 18th. He asked that the Commission consider a special meeting on Thursday, September 19th for the second workshop on the Comprehensive Plan update. The Commission deferred a decision concerning this date until the September 4th meeting, so that everyone could verify dates when they would be available for a workshop on the Comprehensive Plan. Mr. Pfeil said that the Rohrman auto dealership project at Dundee Road and Weidner Road is scheduled for a public hear- ing on September 25th, and a workshop concerning the annex- ation of the Concrete Doctor's parcel adjacent to the Abbott Business Center on Weiland Road is also scheduled for this date. He noted that the attorney for the Rohrman project has indicated that an alternate plan for only one auto dealership on the eastern portion of the Happ property will be presented to the Commission at the September 25th hearing. He said the developer is preparing revised plans for the auto dealership project in response to the Commission's comments at the Aug- ust 21st workshop, and the developer's attorney has assured Village staff that all issues raised by the Commission will be addressed for the public hearing. Commissioner Silbernik stated that he does not see how the Commission can hold a public hearing and review alternate plans, one of which the Commission has not yet seen. He said a public hearing should be held on a specific plan. Commissioner Samuels said that even if the Plan Commission Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 10 ultimately does not recommend approval of the Rohrman plan, it is still the Commission's responsibility to ensure that the best possible site plan is designed for consideration by the Village Board. The Commission concurred that it would give a thorough review to all alternate plans submitted by Mr. Rohrman, but it would be necessary to review these alternates at a workshop to en- sure that the plans are properly evaluated prior to a public hearing. Mr. Pfeil said that the October 2nd meeting is scheduled to be a public hearing concerning proposed improvements to Route 83 and Busch Road/Deerfield Parkway. These improvements are part of the Village's Transportation Plan, which is an ele- ment of the Comprehensive Plan. The Village Board referred this matter to the Plan Commission on August 26th. Mr. Pfeil noted that the October 9th meeting is scheduled for workshops concerning the expansion of Village Reservoir No. 2 and the proposed Winchester Estates Townhomes north of Bank Lane at Route 83. Mr. Pfeil said the October 16th meeting is reserved for a workshop concerning the Comprehensive Plan update. Mr. Pfeil said that a special meeting should probably be scheduled for October 23rd because projects such as the Abbott Contractors daycare center and office building need to proceed in the review process. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT Mr. Pfeil noted that he had written a memo dated August 22, 1991 to the Commission listing several books and videos that the Village has acquired for the Commission. These materials are available for the Commission members to borrow. ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Charlette, and unanimously carried to adjourn. Vice-Chairman Goldspiel adjourned the meeting at 10:30 p.m. Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 11 Respectfully submitted, lam. Robert E. Pfeil, Village Planner APPROVED BY: 4tep en Go dspiel, Vice-Chairman I Buffalo Grove Plan Comm-Special Meeting-August 28, 1991-Page 12 it