1992-01-27 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
January 27, 1992
Li
Discussion of Update of the Village Comprehensive Plan
Chairman Silbernik called the meeting to order at 8:50 p.m.
in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Ms. Howard
Ms. Genell
Mr. Samuels
Commissioner absent: Mr. Rhodes
Mr. Rosenston
Mr. Charlette
Village Board members
present: President Mathias
Mr. Marienthal
Mr. Reid
Mr. Kahn
Mr. Braiman
Mr. Hendricks
Village Board members
absent: Mr. Rubin
Buffalo Grove Park
District members
present: President Reiner
Martha Weiss
Karen Larson
Donald Hedlund
Also present: William R. Balling, Village Manager
Lee Szymborski, Assistant Village
Manager
Buffalo Grove Plan Comm-Special Meeting-January 27, 1992-Page 1
William Raysa, Village Attorney
Michael Rylko, Director, Buffalo Grove
Park District
Robert Pfeil, Village Planner
Chairman Silbernik noted that the Plan Commission has had a
number of workshops concerning the Comprehensive Plan, and a
draft document and map are now ready for review. He said the
Commission wanted to review the draft Plan with the Village
Board and the Park District before formal public hearings are
held in February.
Mr. Pfeil reviewed the main elements of the Plan and
discussed the key recommendations depicted on the Future Land
Use map.
Trustee Marienthal noted that Map 4 should be revised to
include St. Mary's School.
Commissioner Goldspiel commented that Longfellow School is
not listed in the text concerning schools within District 21.
Trustee Kahn inquired why the Plan indicates office and
residential land use for the Schwind property at the
northeast corner of Lake Cook Road and Weiland Road.
Mr. Balling indicated that the designations of the 1986
Comprehensive Plan are being maintained as the Village
continues its discussions with Wheeling concerning
development of this area.
Commissioner Samuels indicated that the southeast corner of
Buffalo Grove Road and Aptakisic Road should be designated
for commercial or office use.
Mr. Reiner noted that the goals and policies of the Plan do
not address the requirements of the Americans with
Disabilities Act.
Chairman Silbernik said that the ADA Act is now the law, and
it does not need to be explicitly included in the
Comprehensive Plan.
President Mathias noted that Community Facilities and Service
Policy #1 on page 1-7 makes reference to having facilities be
accessible to all citizens.
Buffalo Grove Plan Comm-Special Meeting-January 27, 1992-Page 2
Mr. Szymborski commented that Goal #6 on page 1-1 states that
persons with disabilities are included in the language that
states that the community's values will not be prejudiced
concerning the characteristics of individuals.
Trustee Braiman suggested that the land use recommendations
for the area east of Milwaukee Avenue at Aptakisic Road be
addressed with Planned Unit Development controls instead of
color land use patterns on the map.
Commissioner Goldspiel said the Plan should show at least a
conceptual land use plan on the Future Land Use map. He said
the Plan Commission has discussed concepts of residential use
toward the Des Plaines River area, with lower density
adjacent to Lincolnshire. He noted that commercial and office
areas are appropriate for the Milwaukee Avenue frontage, and
an open space corridor should be designated along the river.
Chairman Silbernik said he agrees that the Plan needs to show
at least a conceptual land use plan.
Trustee Braiman commented that Boznos area east of Milwaukee
Avenue should be planned in a way that gives developers
flexibility, and creative development plans are needed for
this area.
Trustee Marienthal noted that on page 4-2 of the Plan
recommendation is to maintain the commercial designation for
the Crossings site on Arlington Heights Road and the Vintage
site at Buffalo Grove Road and Checker Road.
Commissioner Goldspiel said the Plan Commission recommends
that the Crossings site be designated for residential use in
the range of six dwelling units per acre.
President Mathias asked that Village Attorney for his opinion
concerning a residential designation on the Plan for a parcel
that is zoned for commercial use.
Mr. Raysa said the Comprehensive Plan under Illinois statute
is an advisory document intended to guide development. The
Plan by itself does not regulate the use of property. He said
it is acceptable to have an inconsistency between the
Comprehensive Plan designation and the actual zoning of a
property. He noted that a comprehensive plan is one of the
criteria used in the LaSalle factors when courts of law have
to determine if governmental regulation of a property is
valid. He said a comprehensive plan shows the courts that a
Buffalo Grove Plan Comm-Special Meeting-January 27, 1992-Page 3
community has planned its land use and development, which
indicates that its land use regulations are not capricious
and arbitrary.
Trustee Kahn suggested that the Crossings site be designated
on the Plan for residential use.
Mr. Balling said Jim Otis, the owner of the Crossings site,
has indicated recently that he is trying to market the
property, and he may have some interest from residential
developers.
Commissioner Samuels commented that the Village needs to have
some areas for future commercial use if a stable fiscal base
is to be maintained.
Chairman Silbernik suggested that the Crossings site could be
split between residential and commercial uses.
Commissioner Goldspiel said that site is not large enough to
accommodate two disparate land uses, and major street
improvements would be needed to support commercial use.
He said the Village is now overbuilt with neighborhood
shopping centers, and Town Center is more of a neighborhood
center than a regional draw. He noted that Woodland Commons
is now open, and this further reduces the market area
available to support a commercial center at the Crossings
site.
Trustee Reid commented that School District 96 has very
little commercial land in its tax base, and the Crossings
site is one of the few locations within the district where
commercial use could occur.
Commissioner Goldspiel said a good multi-family development
will produce property tax revenue for a school district
without producing a lot students.
Trustee Reid said his experience indicates that multi-family
developments don't generate net tax income for a school
district.
Commissioner Genell said she does not agree with the Plan
concerning the single-family designation for the area east of
Prairie Road along the Wisconsin Central Railroad tracks.
She said this area should be industrial or perhaps multi-
family. She commented that the Village is planning too much
single-family land use, when more industrial and commercial
Buffalo Grove Plan Comm-Special Meeting-January 27, -1992Pa e 4
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land is needed for fiscal stability.
Commissioner Goldspiel said the traffic impact of industrial
land use in the Prairie Road area would be a problem, and
access in the area is better for residential land use than
industrial or commercial land uses. He said that the area
east of Prairie Road is a transitional area between the
industrial uses in Lincolnshire to the east and the existing
and planned single-family areas west of Prairie Road.
Trustee Braiman commented that the Roslyn Woods single-family
subdivision is almost sold out, and some of the lots are
located adjacent to the Wisconsin Central tracks.
Commissioner Samuels suggested that the area north of
Brandywyn Lane on the east side of Prairie Road should be
shown as a density greater than single-family.
Commissioner Howard said she does think multi-family should
be located at the southeast corner of Prairie Road and Route
22 , and the current office designation is appropriate.
Chairman Silbernik said the office use would be a transition
between the commercial areas on Route 22 and the residential
areas to the south along Prairie Road.
Commissioner Samuels noted that Housing Policy #9 on page 1-3
states that the Plan will designate locations for senior
citizen housing.
Trustee Kahn suggested that the office area at the southeast
corner of Route 22 and Buffalo Grove Road be shifted from
office use to a location for senior citizen housing.
Chairman Silbernik commented that Housing Policy #8 on page
1-3 concerning one-acre residential zoning needs further
discussion.
Commissioner Samuels noted that the policy was more relevant
in the 1986 Plan when the Village had no large-lot single
family developments.
Trustee Marienthal said in his opinion the Village should
encourage developments with Residential Estate one-acre
zoning, and some areas for this type of zoning should be
designated on the Plan.
Commissioner Goldspiel said that Residential Estate zoning
Buffalo Grove Plan Comm-Special Meeting-January 27, 1992-Page 5
might work adjacent to park areas on the Didier tract south
of Brandywyn Lane east of Buffalo Grove Road.
Chairman Silbernik suggested that the policy concerning one-
acre zoning be modified to put less emphasis on the
importance of large lots and instead introduce the concept of
compatible densities among residential areas and the use of
transitional densities where appropriate.
Trustee Braiman commented that Housing Policy #10 on page 1-4
uses the phrase "actively pursue" concerning certain types of
housing, and he suggested that this phrase be deleted.
Trustee Kahn said that Housing Policy #1 on page 1-3 should
be amended to state that housing in the community would be
provided without regard to race, creed or color.
Chairman Silbernik noted that Recreational Policy #6 on page
1-6 should be changed to acknowledge that the land for Busch
Grove Park has been acquired and the focus is now on
development of the park.
Chairman Silbernik said the Plan's recommendations concerning
improvements to Busch Road/Deerfield Parkway and Lake Cook
Road need to be made consistent with the Village Board's
stated policies.
Commissioner Goldspiel said the Board's resolution concerning
a three lane cross-section for Busch Road west of Weiland
Road is a short-term decision and ultimately a full five lane
improvement will be needed.
President Mathias suggested that the Plan could indicate that
the current planning for Busch Road west of Weiland Road is a
three lane section, but improvements will be evaluated on a
five year basis and recommendations will be modified as
needed. He said the concept of a phased improvement to Busch
Road widening it from three lanes to five lanes when needed
could be outlined in the Plan.
Commissioner Goldspiel said it is very important to preserve
the right-of-way for future improvements that will be needed
for streets such as Busch Road. He said the Comprehensive
Plan needs to look 20 years into the future, and it is
evident that improvements will be needed in several areas.
President Mathias said the Village's current policy
Buffalo Grove Plan Comm-Special Meeting-January 27, 1992-Page 6
concerning Lake Cook Road is that the six lane section should
extend only as far west as Hastings Lane.
Commissioner Goldspiel said the logical limit to the six lane
section is Route 83.
Trustee Reid said he would like an explanation of what is
being planned concerning improvements to Buffalo Grove Road
north of Route 22 .
Commissioner Goldspiel said Midwest Engineering is doing a
study of Buffalo Grove Road from the Prairie Road/Port
Clinton Road intersection north to Route 45, and this
information should be evaluated when improvements to Buffalo
Grove Road are discussed.
Trustee Kahn said Recreational Policy #5 on page 1-5 appears
to endorse the concept that a site should be designated for a
multi-use cultural arts center. He said if this is not the
Village's intent, the policy should be reworded or perhaps be
included only as a goal.
Trustee Kahn said he thinks Economic Policy #4 on page 1-7
concerning the establishment of an economic development
commission should be pursued.
Commissioner Samuels noted that Community Facilities and
Service Policy #6 on page 1-8 concerning a full-service
library has been discussed by the Plan Commission, and he
thinks the consensus is that a branch library would be more
feasible.
Chairman Silbernik concurred and said the policy should
include a branch library as an alternative.
Commissioner Howard said that although the Village has good
recreational policies and a developing bikepath system, major
street intersections are very unsafe for pedestrians and
bicyclists to cross.
Commissioner Samuels agreed that this is a serious problem,
and he said it should be addressed when development plans are
�./ drafted for Busch Grove Park. He suggested that a pedestrian
overpass be considered.
Mr. Reiner said the draft Plan should show more park areas
north of Aptakisic Road.
Buffalo Grove Plan Comm-Special Meeting-January 27, 1992-Page 7
Commissioner Goldspiel noted that the Plan Commission has
commented that more green areas need to be shown,
particularly to link existing greenbelts and pathways.
Ms. Larson said that park areas need to be large enough to
provide active recreation, not just stormwater detention.
She said although the Prairie Road area may be difficult to
coordinate concerning the park donations of numerous
developers, a plan was developed for coordination of park
donations for the Green Lakes park and it worked out quite
well.
Mr. Pfeil agreed that the Prairie Road area needs coordinated
planning to guide the individual developments that apparently
will be proposed. He said drainage, parks and streets are key
elements that have to be planned on a sub-regional basis.
Chairman Silbernik noted that most major items had been
covered in the discussion concerning the Comprehensive Plan,
and he thanked the Village Board and the Park Board for their
participation.
Moved by Commissioner Goldspiel, seconded by Commissioner
Samuels to adjourn. The motion carried unanimously, and
Chairman Silbernik adjourned the meeting at 11: 00 p.m.
Respectfully submitted,
Robert E. Pfeil, Village Planner
APPROVED
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Special Meeting-January 27, 1992-Page 8