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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 `.,