1991-10-23 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
October 23, 1991
Update of Village Comprehensive Plan -- Workshop #3
Chairman Silbernik called the meeting to order at 7: 30 p.m.
in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois.
Commissioner present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Charlette
• Ms. Genell
Mr. Samuels
Commissioners absent: Mr. Rosenston
Also present: Mr. Jeffrey Braiman, Village Trustee
Mr. Robert Pfeil, Village Planner
Mr. John Green, Buffalo Grove resident
Mr. George Sperber
APPROVAL OF MINUTES
Moved by Commissioner Rhodes, seconded by Commissioner Genell
to approve the minutes of the Special Meeting of September
19 , 1991. Commissioner Goldspiel noted that his comment
concerning zoning for land being used for agricultural
purposes should be revised to indicate that he suggested that
an agricultural classification would be an appropriate zoning
designation for the area north of Aptakisic Road, east of
Buffalo Grove Road. The motion to approve the minutes as
corrected was approved unanimously, with Commissioners Rhodes
and Charlette abstaining.
Moved by Commissioner Goldspiel, seconded by Commissioner
Rhodes to approve the minutes of the Public Hearing of
October 2 , 1991. The motion was approved unanimously.
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 1
Moved by Commissioner Goldspiel, seconded by Commissioner
Rhodes to approve the minutes of the Regular Meeting of Octo-
ber 2 , 1991. The motion was approved unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Samuels said he attended the Village Board
meeting on October 21, 1991 when the Route 83 and Busch Road/
Deerfield Parkway matters were considered. He indicated that
the resolution concerning the proposed Route 83 improvements
was approved by the Board, with the stipulations that all
right-of-way takings from residential properties would be
eliminated, and that the dual left and dual right turns at
the Route 83 and Busch Road intersection would be eliminated.
Commissioner Samuels said that the resolution was passed and
the people in attendance seemed to accept the Board's
decision.
Commissioner Samuels said that the Board favored a three-lane
section for Busch Road between Route 83 and Weiland Road,
and a five-lane section east of Weiland. The staff was
directed to redraft the resolution to reflect the Board's
position. He noted that Mr. Balling, the Village Manager,
told the Board that the five-lane design for all of Busch
Road will still need to be addressed because the Village
wants to convey Busch Road to Lake County. The project can be
phased, and the resolution would be drafted to include a
phasing concept.
Commissioner Samuels said that the Board reviewed the public
address system proposed for Emmerich Park East by the Buffalo
Bills. The Bills are in the playoffs this year, and the Board
decided to allow use of the speaker system for two weekends
in November, but no play-by-play announcing would be
permitted.
Commissioner Rhodes inquired what would happen after the two
weekend test is completed.
Trustee Braiman indicated that the Board would consider
approving a special use, but this would probably be tied to
an improvement to the current speaker system used by the
Buffalo Grove Recreation Association (BGRA) in Emmerich West.
Commissioner Goldspiel inquired about how the monitoring
would be conducted on the two test weekends.
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 2
Chairman Silbernik indicated that the Village Board directed
the staff to do the monitoring.
UPDATE OF VILLAGE COMPREHENSIVE PLAN -- WORKSHOP #3
Mr. Pfeil noted that in the previous workshop on September
19, 1991 the Commission had begun a review of land use and
planning issues for sub-areas in the areas to the north and
east of the Village. He suggested that the Commission should
begin this evening's workshop with a review of land use in
the Aptakisic Road and Milwaukee Avenue areas, and also
address the Weiland Road and Buffalo Grove Road areas. He
noted that in his memo dated October 21, 1991 sub-areas are
identified, and thematic maps concerning current land use and
zoning are attached. He indicated that staff had taken some
slides of land use in these areas, and the Commission's
discussion could use the slides of each area as background
information.
Trustee Braiman commented that he thinks it would be
advisable for the Plan Commission and Village Board to have
a joint session to discuss some of the preliminary findings
of the Commission concerning land use and policy issues so
that the Board's ultimate recommendations concerning the Plan
will be consistent with the direction the Plan Commission is
taking on key issues. He said the Board does not want to be
in a vacuum concerning development of the Plan, and the Board
does not want to duplicate the work being done by the Plan
Commission.
Commissioner Goldspiel said he is concerned with micro-
management by the Board, and the Plan Commission is supposed
to have the expertise to develop a plan that will be
acceptable to the Board and the community. He commented that
the Plan Commission needs latitude to develop recommenda-
tions.
Chairman Silbernik said the Plan Commission needs autonomy in
developing the Plan, but he can understand the Board's
position that the Plan should not be put in final form
without some joint review to discuss important issues and
recommendations. He suggested that a future workshop could be
used to bring the Board up to date on the Plan and request
the Board's comments.
Mr. Sperber said that he was not at the previous workshop,
and he would like to know what the Commission is recommending
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 3
concerning land use on the east side of Prairie Road south of
Route 22 . He indicated that he owns land across from
Brandywyn Lane on the east side of Prairie Road, and he
thinks single-family residential development is the best land
use for this area.
Commissioner Charlette noted that the triangular area on the
south side of Route 22 east of Prairie Road and west of the
Wisconsin Central Railroad line would be difficult to develop
for residential use.
Commissioner Samuels explained that the Commission thinks a
non-residential use such as office could work in this small
area at Route 22, with residential use to the south. He noted
that the entire area east of Prairie Road south of Route 22
has development constraints due to the proximity of the
railroad tracks, and the Commission thinks smaller single-
family lots with smaller setbacks could work acceptably in
this area.
Chairman Silbernik said that any land use proposed by
developers would be reviewed by the Village, and land use
compatibility would be required by the Village. He noted that
if current owners of property in this area don't want to sell
their land, they can maintain their current use of their
properties.
Commissioner Samuels said it is important for the Village to
have control of future land use in this area, and if low-
density single family use is Buffalo Grove's stated land use
policy for this area, developers may seek other alternatives
for use of their properties. He indicated that developers are
probably willing to pay industrial land prices for property
in this area, and this indicates that residential land use is
not going to be financially feasible for some of the land in
this area.
Commissioner Goldspiel commented that land in the area of
Prairie Road near Mr. Sperber's property is not well-suited
for industrial development because the acreage is not large
enough and it does not orient well to the major road systems
in the area.
Commissioner Genell said that the Commission should be
looking at affordable housing for the community, and some
areas designated for residential use in the comprehensive
planning process may be appropriate for densities and
setbacks that would lessen the cost of each unit of housing.
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 4
Chairman Silbernik asked the Commission to begin its
discussion of the Aptakisic Road corridor between Buffalo
Grove Road and Milwaukee Avenue.
Mr. Pfeil showed slides of Aptakisic Road beginning at
Buffalo Grove Road and going eastward.
The Commission concurred that single-family development would
be the most appropriate land use for Aptakisic Road between
Buffalo Grove Road and Weiland Road.
Commissioner Samuels suggested that the Commission consider
expanding the Old Farm Village commercial area designated at
the southwest corner of Aptakisic Road and Weiland Road.
Commissioner Rhodes concurred that this concept should be
explored.
Commissioner Goldspiel said the property west of the Old Farm
Village commercial site is not suitable for commercial use,
and would create too large of a commercial parcel if it were
added to the existing B-1 parcel. He suggested that some
residential uses might be appropriate, but strip commercial
should not be expanded on the Comprehensive Plan in this
area.
Chairman Silbernik noted that designating this area for some
types of non-residential special uses may be a good approach.
Mr. Green suggested that the Comprehensive Plan should
continue to designate the area on the south side of Aptakisic
Road west or the Old Farm Village commercial parcel as
residential, but the Village should be receptive to a devel-
oper's request if he had a good idea for some non-residential
use.
Commissioners Goldspiel and Genell said specialized housing
such as for senior citizens should be considered for parcels
such as the property adjacent to the Old Farm commercial
site.
Mr. Pfeil asked the Commission to indicate if the commercial
designation for the area on the south side of Aptakisic Road
across from Bond Street in Lincolnshire should continue to be
designated for commercial use.
The Commission concurred that commercial land use would be
appropriate for this area.
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 5
1
The Commission concurred that the segment of Aptakisic Road
from west of Barclay Road to Milwaukee Avenue should continue
to be designated for industrial development.
Mr. Pfeil showed slides of the Milwaukee Avenue area near
Aptakisic Road, including the large tract on the east side of
Milwaukee Avenue known as the Boznos property.
Commissioner Goldspiel indicated that the portion of the
Boznos property that is nearest to the Des Plaines River
could be developed as a residential area. He asked for
information concerning plans to improve Milwaukee Avenue in
this area. He said he has previously heard that a six-lane
road section including frontage road have been discussed by
road planning agencies.
Mr. Green said he has been thinking about appropriate land
uses for the area east of Milwaukee Avenue near Aptakisic
Road, and he presented a list of uses to the Commission.
The list included commercial, office, office/research, light
industrial, limited business, recreation, and residential.
Commissioner Samuels noted that a hotel is proposed for the
Santucci property on Milwaukee Avenue in Buffalo Grove
farther to the south at Deerfield Parkway.
Chairman Silbernik commented that uses other than office
would be a good idea for the Milwaukee Avenue corridor since
there is already a substantial amount of office development
in the area.
Commissioner Goldspiel said the Boznos property has two
separate areas, one oriented to Milwaukee Avenue where more
intense uses such as commercial and office are appropriate,
and the second area that is oriented toward the Des Plaines
River. The second area could be used for developing a
residential area.
Commissioner Samuels said he doubts that a Buffalo Grove
residential project would be developed in this area. The area
is contiguous to Lincolnshire, and developers would consider
annexation to Lincolnshire to be more desirable for a
residential development.
Commissioner Goldspiel said he would like more information
concerningthe
h ability of Lincolnshire to serve this area
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 6
with utilities.
Commissioner Samuels said he agrees with the mixed use
concept for land development in this area along Milwaukee
Avenue, but he would like to have more specific examples
of what types of uses are being proposed.
Commissioner Goldspiel said highway commercial uses could
be developed in this area.
Commissioner Howard noted that a golf learning center has
been developed in Vernon Hills, and this may be a type of
commercial recreational use that could work in this location.
Mr. Green said that the Commission should keep in mind that
no one foresaw the development of the Marriott complex to the
north near Route 22, and the Commission needs to be open to
creative development ideas.
Commissioner Goldspiel commented that the Commission needs to
develop an overall balance in land uses; the total land use
mix in the Village needs to be balanced in terms of impacts
and service demands.
Commissioner Rhodes suggested that the Boznos property could
be a good location for a discount store type of use.
Chairman Silbernik concurred that a large store could work
well at this location.
Commissioner Goldspiel noted that the Des Plaines River is a
barrier to the trade area, and retailers do not want
geographic or other types of barriers to restrict a store's
trade area.
Mr. Pfeil asked the Commission if the area at the northwest
corner of Milwaukee Avenue and Aptakisic Road should be added
to the Comprehensive Plan area.
Commissioner Goldspiel said that if the Boznos property is in
the planning area, the area directly across Milwaukee Avenue
should be included to encourage coordinated planning and
development. The Commission concurred that this area should
be included in the planning area.
Concerning the Weiland Road corridor, the Commission
concurred that single-family residential land use should be
maintained as the Plan designation for the areas shown as
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 7
single-family on the 1986 Plan. Commissioner Goldspiel noted
that Pauline Avenue should be widened east of Weiland Road.
Concerning other areas of Weiland Road, the Commission
determined that the Steepleview site should be designated as
a multi-family property even though it was zoned to R-1 in
1990. This site is between the Steepleview Condominiums and
the Woodstone Townhomes, and multi-family is an appropriate
land use.
The Commission discussed the parcel at the southeast corner
of Weiland Road and Busch Road. Commissioner Samuels said an
office and research designation would be better than
commercial land use at this site. The Plan Commission
concurred that office and related uses rather than commercial
uses would be the preferred land use at this location.
Commissioner Goldspiel said the unincorporated parcels to the
south and east of the Busch/Weiland corner should also be
designated for office and research land use.
Concerning the unincorporated properties on the north side of
Busch Road east of the Westchester Estates retention pond,
the Commission agreed that single-family development is the
most appropriate land use.
The property known as the Otis Triangle, which is adjacent to
the LaSalle Bank site at Arlington Heights Road and Route 83 ,
was discussed, and the Commission agreed that an office and
research designation would be a good land use.
Concerning the undeveloped Crossings site at Arlington
Heights Road south of Route 83, the Commission decided that
alternate land uses such as multi-family residential should
be explored in view of the fact that the site has not yet
been developed with the approved shopping center.
The Commission next discussed properties along Buffalo Grove
Road near Lake Cook Road. Concerning the property on the east
side of Buffalo Grove Road south of the Malnati 's restaurant,
the Plan Commission agreed that an R-7 or multi-family
designation would be appropriate.
The Commission discussed land uses along the east side of
Buffalo Grove north of Lake Cook Road. Commissioner Samuels
commented that this area should be developed for retail uses
because this would tend to strengthen the existing Town
Center retail center. Chairman Silbernik suggested that
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 8
automotive uses be explored for this area because the
community appears to be underserved with some types of
automotive services.
Commissioner Goldspiel commented that the Town Center area
is intended to be retail, and he does not think that
automotive uses in the area just north of Lake Cook Road
would be consistent with this retail planning concept.
Commissioner Howard indicated that the existing automotive
use on Buffalo Grove Road across from St. Mary's is not an
appropriate use for this area, and she would not support
expanding this type of use at this location.
The Commission generally agreed that parcels farther to the
north on the east side of Buffalo Grove Road, such as the
Firnbach property, could be suited for certain types of
automotive services. Commissioner Genell noted that adjacent
land uses such as the St. Mary's rectory would need to be
considered when the compatibility of uses such as automotive
services is examined.
Commissioner Krug said the Firnbach area needs some detailed
planning to work out an access and road circulation system
that would tie into the Deerfield Bakery site, Town Center,
and Buffalo Grove Road.
The Commission reviewed land use concepts for the property
at the southwest corner of Buffalo Grove Road and Checker
Road. Commissioner Charlette indicated that office use seems
more appropriate than commercial at this location.
Commissioner Goldspiel noted that some of the existing
buildings in this area may have historical significance, and
the possibility of preservation or renovation _should be
considered.
Mr. Green commented that the existing buildings in this area
would be difficult to renovate because the Federal
Disabilities Act has standards that would need to be met, and
this would be very costly for older buildings.
Concerning the Vintage B-3/Checker Square site, Commissioner
Goldspiel stated that he has always thought this parcel
should be developed for residential use, and R-9 zoning
would be appropriate.
The Commission discussed the area on the west side of Route
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 9
83 north of Farrington Drive. Commissioner Goldspiel
indicated that this property should be integrated into the
existing single-family area to the west, with access from
Farrington Drive. Commissioner Rhodes suggested an R-4
density for this property.
The final property discussed was the parcel on the east side
of Buffalo Grove Road south of Cambridge Commons adjoining
Cambridge Park. Commissioner Goldspiel commented that
although this property has been approved for limited B-3
uses, it should be open space.
The Commission next discussed the issue of affordable
housing. Trustee Braiman commented that the Plan Commission
needs to define what is meant when "affordable" housing is
cited as a planning policy for the Village. He noted that
affordable housing is an issue that affects a diverse range
of people, including senior citizens on fixed incomes and low
and moderate income individuals and families. He said
affordable housing is a broader concept than just "starter"
homes for families.
Commissioner Genell noted that Lake County has formed a task
force to study ways to provide more affordable housing, and a
report will be issued soon by the task force.
Commissioners Goldspiel and Charlette concurred that the need
for affordable housing affects many people in addition to
families trying to purchase their first home.
Commissioner Goldspiel suggested that one way to address the
issue would be to require a certain number of dwelling units
in each development to be allocated for lower-income
families.
Commissioner Samuels said that the high cost of land in the
Buffalo Grove area makes it difficult to build "starter"
homes. He said the term "affordable" is relative, and Buffalo
Grove has a range of housing prices, including some very
moderately priced condominiums.
Commissioner Goldspiel commented that the Village has
established standards such as minimum lot areas and minimum
floor areas that tend to make housing more expensive. He
suggested that the Village should adopt standards that allow
some smaller lots in a subdivision to be mixed in with larger
lots. This would permit the construction of some smaller
homes within the development. He also noted that governmental
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 10
assistance was used to develop Town Center, and perhaps
programs could be developed concerning the provision of
housing. He said that in some states such as New Jersey,
municipalities have to take measures to ensure that a certain
number housing units will be provided for low-income
residents.
Chairman Silbernik noted that in the Strathmore subdivision
smaller homes are mixed in with larger homes.
Commissioner Goldspiel said this has been a very successful
subdivision design, and it results in one-story homes being
placed next to two-story homes. This creates an attractive
appearance for the neighborhood and provides a range of
housing prices. He said the Village has gotten away from
this concept of mixing of lot sizes in subdivisions, and it
would be a good idea to re-institute it.
Chairman Silbernik indicated that the Commission would have
its next workshop concerning the Comprehensive Plan on
December 4th, and another workshop on December 18th.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Chairman Silbernik said that a third workshop would be
conducted for the Rohrman auto dealership project on October
30th, and on November 6th, the Commission would hold public
hearings for the Abbott development at Route 83 and Busch
Road and the Village's Reservoir No. 2 expansion on Arlington
Heights Road.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rhodes, seconded by Commissioner
Charlette, and unanimously carried to adjourn. Chairman
Silbernik adjourned the meeting at 11:05 p.m.
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 11
Robert E. Pfeil, tillage Planner
APPROVE •
RTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Special Meeting-October 23, 1991 Page 12
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