1991-09-19 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
September 19, 1991
Update of Village Comprehensive Plan -- Workshop #2
Chairman Silbernik called the meeting to order at 7: 30
p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo
Grove, Illinois.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Ms. Howard
Mr. Rosenston
Ms. Genell
Mr. Samuels
Commissioners absent: Mr. Rhodes
Mr. Charlette
Also present: Mr. Bruce Kahn, Village Trustee
Mr. Jeffrey Braiman, Village Trustee
Mr. Robert Pfeil, Village Planner
Mr. John Green, Buffalo Grove resident
APPROVAL OF MINUTES
Moved by Commissioner Goldspiel, seconded by Commissioner
Rosenston, to approve the minutes of the Special Meeting of
August 14, 1991. Commissioner Goldspiel noted that his
gP
comments on page six concerning the Stone Creek annexation
should be corrected to indicate that he had said there is
"new" information rather than "more" information, and that
the new information justified reconsideration of the matter
by the Plan Commission. The motion to approve the minutes as
corrected was approved unanimously.
Moved by Commissioner Samuels, seconded by Commissioner Krug,
to approve the minutes of the Special Meeting of August 28,
1991. The motion was approved unanimously.
COMMITTEE AND LIAISON REPORTS
Buffalo Grove Plan Comm-Special Meeting-Sept. 19, 1991-Page 1
Chairman Howard said she attended the Village Board meeting
on September 16, 1991 and the Board had discussed whistle
blowing by trains on the Wisconsin Central Railroad. Some
Village residents have asked the Board to take action to ask
the Railroad not to blow whistles when trains are going
through residential areas. The Board discussed setting up a
committee of the Plan Commission and Transportation Commis-
sion to study this issue, and to hold a public hearing.
Commissioner Goldspiel said he is concerned about a joint
hearing of the two commissions, and he indicated that the
issue is really a Transportation Commission matter.
Commissioner Samuels agreed that the matter is in an area
of expertise of the Transportation Commission, but he noted
that the Plan Commission has more experience in conducting
public hearings.
Trustee Kahn commented that the Village Board is expecting a
great deal of public input on this issue, and the Board
believes the Plan Commission is the more appropriate body
to conduct a public hearing.
UPDATE OF VILLAGE COMPREHENSIVE PLAN _ Workshop La
Mr. Pfeil indicated that Phil Versten, the Village's Admin-
istrative Assistant had shot video tape of several areas of
the Village that would be discussed this evening, and he
suggested that the Plan Commission move the meeting to the
lower level conference room to view the video tape.
Mr. Pfeil noted that his memo dated September 13 , 1991 to the
Plan Commission contained maps and statistical information
about three sub-areas of the Village. These sub-areas include
the Prairie View/Port Clinton Road area, the Aptakisic Road/
Prairie Road area, and Milwaukee Avenue/Aptakisic Road area.
The Commission began its discussion by looking at the
undeveloped areas at the northwest and southeast corners of
Port Clinton Road and Prairie Road. Mr. Pfeil noted that
although these areas were not included in the Village's 1986
Comprehensive Plan, he thinks the Commission should assess
these areas as part of the present update process.
Concerning
n g the area at the northwest corner of Prairie Road
and Port Clinton Road, the Commission concurred that
Buffalo Grove Plan Comm-Special Meeting-Sept. 19, 1991-Page 2
residential land use would be appropriate, but the density
would need to be analyzed in relation to natural features
such as the floodplain of Indian Creek, and the feasibility
of serving the area with utilities.
Commissioner Goldspiel noted that the cost of sanitary sewer
could be relatively high if a sanitary sewer lift station is
needed, and he said this may justify a somewhat higher
density than the R-2 zoning that has been used by the
Village in areas near this site.
Commissioner Rosenston suggested that the staff obtain more
information concerning environmental constraints such as the
floodplain, and other factors such as utilities. He commented
that multi-family development wouldn't be compatible with
adjacent land uses, but some type of zero-lot line or P.U.D.
concept appears to be appropriate.
Commissioner Goldspiel suggested that Buffalo Grove may want
to consider a boundary agreement with Vernon Hills concerning
this area.
Commissioner Samuels commented that Buffalo Grove may not
necessarily want to annex this area, but the Village would
want to have some control over the type of future development
that occurs. He said the Village would not want to have
development in this area that would be a tax drain on the
Village.
Commissioner Genell inquired if Port Clinton Road and Prairie
Road were planned to be improved to Route 45.
Mr. Pfeil said that these roads are part of the Buffalo Grove
Road system that would ultimately be a four-lane road
extending to Route 45 and then going north to Route 60 in
Vernon Hills.
Concerning the area at the southeast corner of Port Clinton
Road and Prairie Road, the Commission concurred that single-
family residential use would be the appropriate land use, but
the Commission indicated that they would like to discuss
density concepts more thoroughly as the plan update
progresses.
Commissioners Samuels and Goldspiel concurred that R-4 zoning
should be considered for this area, with a higher density
being possible in areas closer to Route 22 .
Buffalo Grove Plan Comm-Special Meeting-Sept. 19, 1991-Page 3
Commissioner Rosenston said a blend of zoning such as R-2 and
R-3 should be considered, perhaps including even higher
density up to R-5.
Commissioner Goldspiel commented that it is important to keep
in mind that the Village has been planning and implementing a
central green belt of parks and bike paths in the Village,
and future developments should be integrated into this
planning.
The Commission then discussed the Prairie View area north of
Route 22 at Main Street. Mr. Pfeil noted that this area has
developed under Lake County zoning, and is a mix of
commercial, industrial, and residential land uses. He noted
that the Village of Lincolnshire is interested in obtaining
a site at Main Street near Route 22 for a commuter rail
station.
Commissioner Rosenston said he would like more information
on the size of the site for the Lincolnshire train station,
because the area near the Wisconsin Central line looks very
constrained.
Commissioner Goldspiel noted that Prairie View is a mixed-
used area, and the Village's planning for this area should
incorporate this concept to guide future development.
Mr. Green suggested that the Village focus on a direction
of how Prairie View should develop, but not try to develop
rigid design standards.
Chairman Silbernik commented that if the Village is going
to develop some type of design standards for Prairie View,
it would be important that the Lincolnshire train station
be compatible with these standards.
Mr. Pfeil asked for the Plan Commission's opinions concerning
the area west of Main Street on the north side of Route 22.
He noted that the Village's 1986 Comprehensive Plan
designates this area for commercial land use extending to
Easton Avenue. He said that a large pond is included in the
commercial designation, but it does not appear likely that
the pond could be relocated, so the size of the commercial
area is probably over-stated on the current master plan.
He suggested that commercial development on this segment of
Route 22 should be very sensitive to traffic management
issues and should acknowledge the range of retail opportuni-
Buffalo Grove Plan Comm-Special Meeting-Sept. 19, 1991-Page 4
ties that will be available at Woodland Commons to the west
of this area.
Commissioner Goldspiel commented that the Prairie View area
needs special treatment in terms of design, and he suggested
that the area along the north side of Route 22 could be a
mixed-use concept with some type of design treatment to
relate it to historic Prairie View.
The Commission generally concurred that a mixed-use concept
would be appropriate for the commercial area along Route 22
at Main Street. Commissioner Samuels indicated that he is
not convinced that Prairie View in overall terms has enough
historically significant structures to warrant a specific
design program or preservation program.
The Commission then discussed the area of Route 22 near
Stevenson High School. Mr. Pfeil noted that this area is not
in the planning area addressed by the 1986 Comprehensive
Plan. The Commission concurred that the large undeveloped
area on the south side of Route 22 across from Stevenson High
School and extending to Prairie Road should not be a strip
commercial area, but should focus on an office/industrial
park concept with perhaps some commercial use.
Commissioner Goldspiel suggested that private and public
recreation uses be considered for this area.
Commissioner Krug said that staff should consult with the
Buffalo Grove Park District to discuss recreational concepts
for this area.
The Commission next discussed the area south of Route 22 on
the east side of Prairie Road. Mr. Pfeil noted that this area
includes the tracts known as Billick's Acres, and he said
that the Village periodically gets inquiries concerning the
types of development that the Village might allow in this
area as an alternative to the Residential Estate zoning
designated on the 1986 Comprehensive Plan. He noted that the
area is bounded on the east by the Wisconsin Central Rail-
road, and developers indicate that this is not compatible
with large lot residential land use.
Commissioner Goldspiel commented that he thinks residential
development with R-4 and R-5 zoning could work in this area,
but he said he is concerned with road capacity in the area.
He noted that there has been discussion of re-aligning
Weiland and Prairie Roads at the south end of this area, and
Buffalo Grove Plan Comm-Special Meeting-Sept. 19, 1991-Page 5
this road design will affect the land use pattern.
Trustee Braiman commented that the tract north of Brandywyn
Lane should not be designated for single-family use.
Commissioner Samuels said that some type of commercial use
should be considered for this area, and he noted it is a
difficult area to develop because of its triangular shape,
and its problematic access to Route 22.
Trustee Braiman said Office and Research zoning on the
northern part of this area would be appropriate, perhaps for
one-story office buildings.
Commissioner Goldspiel said the O&R concept would be appropr-
iate for the northern area, with some type of modified multi-
family use south of the O&R area. The rest of the area going
south should be single-family, perhaps with an R-4 density.
The Commission concurred that the area west of Prairie Road
north of Aptakisic Road should retain a single-family
designation on the Comprehensive Plan.
Commissioner Genell suggested that the Village consider an
open space designation for the agricultural land in this
area.
Commissioner Goldspiel said a municipality has to be careful
using this type of zoning because it may be legally viewed
as taking of land without compensation. He suggested an
agricultural designation would be appropriate for the
farmland east of Buffalo Grove Road north of Aptakisic Road.
The Plan Commission next discussed the Aptakisic Road
corridor from Buffalo Grove Road to Milwaukee Avenue.
Commissioner Samuels inquired about the size of the parcel
at the northeast corner of Buffalo Grove Road and Aptakisic
Road adjacent to the Commonwealth Edison lines, and suggested
that some type of commercial development be considered for
this location.
Commissioner Goldspiel said the area is fairly small, and he
does not support commercial development in this area.
The Commission generally concurred that land use along
Aptakisic Road between Buffalo Grove Road and Weiland Road
should be single-family residential. Mr. Pfeil commented that
Buffalo Grove Plan Comm-Special Meeting-Sept. 19, 1991-Page 6
the land ownership pattern in this area is fragmented and it
makes it difficult to coordinate development. He noted that
the Village gets many inquiries from developers concerning
what land use the Village would allow other than single-
family residential, and usually the parcel under discussion
is quite small.
The Commission next reviewed the Milwaukee Avenue area at
Aptakisic Road. Mr. Pfeil noted that the area on the east
side of Milwaukee Avenue at Aptakisic is designated for
office use on the 1986 Comprehensive Plan, and the area to
the south of Aptakisic Road is designated for commercial
development. He commented that the office designation would
result in a relatively high traffic impact on adjacent roads.
Trustee Braiman suggested that the Commission look at
residential concepts for the area on the east side of
Milwaukee Avenue at Aptakisic Road.
Commissioner Samuels commented that if this area were to be
developed for residential use, developers would probably
prefer to annex it to Lincolnshire.
The Commission indicated that they wanted to consider mixed
use concepts for this area, but would need more information
concerning natural features such as the Des Plaines River
floodplain.
The Commission concurred that the area on the east side of
Milwaukee Avenue south of Aptakisic Road should continue to
be designated for commercial use, but they indicated that
more study would have to done concerning traffic access and
floodplain constraints. It was thought that the area might be
appropriate for commercial uses such as automobile
dealerships.
Mr. Green questioned the validity of looking at this area for
commercial development, and noted that it is not an integral
part of Buffalo Grove.
Commissioner Samuels said the Village needs to continue to
stabilize its economic base, and commercial development
�•./ should be encouraged in appropriate locations.
Chairman Silbernik noted that the Commission had been
discussing the plan for over three hours this evening, and it
would be appropriate to wrap up the discussion and identify
the focus for the next workshop.
Buffalo Grove Plan Comm-Special Meeting-Sept. 19, 1991-Page 7
Mr. Pfeil asked if the Commission could offer their comments
on possible uses of the former implement dealership on the
east side of Buffalo Grove Road near Checker Road. He noted
that this area is directly south of the Deerfield Bakery
site, and it is currently unincorporated.
Chairman Silbernik suggested that a quality restaurant or
some type of children's recreation facility would be possible
uses.
Commissioner Goldspiel suggested that a farm and garden
center might work well.
Commissioner Samuels said an electronics superstore or
bowling alley would be worth considering.
Commissioner Genell suggested a funeral home would be a
possible use.
For the next workshop the Commission agreed that areas south
of Aptakisic Road should be reviewed concerning future land
use.
CHAIRMAN'S REPORT
Chairman Silbernik said that Mr. Rohrman is considering
modifying the proposed plan for auto dealerships on the
Chatham B-3 and Happ properties, and a workshop is scheduled
for September 25th.
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted that the workshop for the Rohrman auto
dealerships would be on September 25th, and the Route 83 and
Busch Road/Deerfield Parkway road improvement plans would be
on the October 2nd agenda.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
Buffalo Grove Plan Comm-Special Meeting-Sept. 19, 1991-Page 8
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner
Krug, and unanimously carried to adjourn. Chairman Silbernik
adjourned the meeting at 10:55 p.m.
Respectfully submitted,
,C4e47L
Robert E. Pfeil, Village Planner
APPROVED Y:
f.,
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Special Meeting-Sept. 19, 1991-Page 9