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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