Loading...
1992-02-24 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION February 24, 1992 Amendment of Village Comprehensive Plan Chairman Silbernik called the meeting to order at 7: 30 p.m. in the Cooper Junior High School gymnasium, 1050 Plum Grove Circle, Buffalo Grove, Illinois. He explained that the Public Hearing is a continuation of the hearing begun on February 19, 1992 concerning amendment of the Village's Comprehensive Plan. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Ms. Howard Ms. Genell Mr. Samuels Commissioners absent: Mr. Rhodes Mr. Rosenston Mr. Charlette Also present: Robert Pfeil, Village Planner Heather Rutz, Lake County Department of Planning Chairman Silbernik reviewed the Comprehensive Plan process, noting that the Plan Commission would conduct another public hearing on February 26, 1992 at Aptakisic Junior High School and then work on revisions to the Plan in March and make a recommendation to the Village Board concerning adoption of the Plan. Mr. Pfeil presented the basic elements of the draft Plan dated February 13 , 1992 and the draft Future Land Use map dated January 30, 1992. He explained that the first section of the Plan document sets forth the Village's planning goals and identifies development policies to implement these goals. He reviewed the increase in the Village's population and housing between 1980 and 1990. He reviewed tables of land use allocations for the Village's 1991 land use and the projected future land use based on the Plan' s recommendations. He noted that the 1991 land area of the Buffalo Grove Plan Comm-Public Hearing-February 24, 1991-Page 1 Village was approximately 5,285 acres, and the Plan recommends that an additional 1, 600 acres be added to the Village through annexation. He explained the major elements of the transportation section of the Plan including planned improvements for major roads in the Village. Mr. Pfeil noted that the Plan identifies several sub-areas where more detailed planning will be needed to coordinate development. He reviewed the location of the sub-areas on the Future Land Use map. He commented that the Plan recommends that the Prairie View area become part of the Village, and the Future Land Use map designates the area along the north side of Route 22 and along the west side of Main Street in Prairie View for commercial use. Most of Prairie View is designated for single-family residential use on the Plan map. He noted that the Plan describes general policies concerning the use of design guidelines to encourage redevelopment in Prairie View to maintain and enhance the architectural elements of some of the older buildings in the area. Mr. Pfeil said that in the Aptakisic Road/Prairie Road sub- area the map designates most areas for single-family residential development, with the use of R-2 and R-3 zoning and perhaps some areas of R-4 zoning. He noted that the Plan recommends a site for senior citizen housing at the southeast corner of Route 22 and Prairie Road. At the southeast corner of Aptakisic Road and Buffalo Grove Road the Plan designates a site for office development. At the southwest and southeast corners of Aptakisic Road and Weiland Road the Plan map designates commercial land use. Mr. Pfeil explained that for the Aptakisic Road/Milwaukee Avenue sub-area, the Future Land Use map designates industrial land use along Aptakisic Road from west of Barclay Boulevard east to Milwaukee Avenue. On the east side of Milwaukee Avenue at Aptakisic Road the Plan recommends mixed- use development with commercial and office land use along Milwaukee Avenue and multi-family and attached single-family development between the commercial/office area and the Des Plaines River. An open space corridor is designated along the Des Plaines River. Mr. Pfeil reviewed the Plan's recommendations for the Buffalo Grove Road/Checker Road area of Town Center. At the southwest corner of Buffalo Grove Road and Checker Road office use is designated on the Plan. The Vintage B-3/Checker Square site is designated for commercial use, but the Plan suggests that uses such as private recreation be encouraged at this Buffalo Grove Plan Comm-Public Hearing-February 24, 1991-Page 2 location rather than a strip shopping center. The east side of Buffalo Grove Road south of Checker Road is designated for commercial use. The planning concept for this area is a mix of commercial and office uses, with a coordinated design program for buildings that would create an attractive streetscape for the area. Chairman Silbernik asked for comments or questions from the audience. Mr. Tom Murray stated that he is the president of the Indian Trails Public Library Board. He inquired if the Plan Commission used focus groups in developing the Plan, and he asked if the Plan contains any specific recommendations that would affect library service in the Village. Chairman Silbernik said that focus groups were not used, but the Plan Commission held a number of workshops between August 1991 and January 1992, and several people attended these workshops and offered useful comments to the Commission. He noted the Plan identifies the provision of a full-service or branch library as a community goal for the Village, although implementation of this goal may involve other agencies such as the Buffalo Grove Park District. Commissioner Samuels noted that the Plan Commission and Village Board had several strategic planning sessions in June 1991 to discuss the goals and policies of the Plan, and the Camiros planning firm acted as the facilitator to help identify important issues in the Village's planning process. Earl Sabes, chairman of the Buffalo Grove Transportation Commission, asked if the Plan contains any changes in the Village's previous policies concerning the widening of roads or the implementation of a completed bikepath system. Commissioner Goldspiel said the draft Plan is consistent with the Village's 1986 Comprehensive Plan and Transportation Plan of 1987, but language has been added refining the Village's policies on the widening of specific roads such as Lake Cook Road and Busch Road. He noted that the Plan emphasizes bikepath planning. Commissioner Krug commented that the Commission is very concerned with pedestrian and bicyclist safety, and the Commission has formed a committee to study pedestrian safety, particularly at street intersections. Buffalo Grove Plan Comm-Public Hearing-February 24, 1991-Page 3 Mike Kollman, of Wexler/Kollman Architects, 16595 Prairie View, inquired about the status of the proposed Metra commuter service on the Wisconsin Central Railroad. Mr. Sabes said that although Metra has identified commuter service on the Wisconsin Central line as a priority, there is presently no funding allocated to implement the rail service. He noted that Buffalo Grove and other communities are working on plans to develop commuter stations, but other items such as track improvements and rolling stock will have to be handled by Metra. Mr. Kollman inquired about Lincolnshire's plans to have a Metra station in Prairie View, and he asked how Buffalo Grove could control the design of buildings constructed by another village. Chairman Silbernik said Lincolnshire has indicated interest in developing a station at Main Street in Prairie View, and if the land it acquires and develops is in Buffalo Grove, they would have to comply with Buffalo Grove standards. Mr. Sabes noted that Lincolnshire's proposed station in Prairie View is not included in the overall station planning for the Wisconsin Central line that the Northwest Municipal Conference' s transportation unit is coordinating with local communities. He said if any Federal funding is involved in local land acquisition or construction of commuter stations, the local community cannot restrict parking to use only by its own residents. Mr. Kollman asked if the proposed Plan contains a plan for the Village's bikepath system. Mr. Pfeil said the Village has a separate bikepath plan map, but the Comprehensive Plan incorporates elements of this map into the policies concerning development of the bikepath system. Commissioner Goldspiel noted that the Comprehensive Plan addresses completion of the bikepath system and recommends that safety for pedestrians and bicyclists be addressed in the Village's development policies. He commented that the Village' bikepath system will connect to the Lake County Forest Preserve Des Plaines River trail and the County's Buffalo Creek facility. Buffalo Grove Plan Comm-Public Hearing-February 24, 1991-Page 4 Mr. Kollman said that although the draft Comprehensive Plan contains language supporting design guidelines to preserve the architectural appearance of Prairie View, he thinks a stronger approach such as the establishment of an historic district is needed. Mr. Pfeil said the Plan suggests design guidelines rather than an historic district because the Plan is addressing general development policies, not an implementation program. He said that in the future the Plan Commission will probably discuss a more specific plan for the development of Prairie View, and implementation programs such as guidelines and standards would be reviewed. Commissioner Goldspiel commented that historic preservation can be done in two basic ways: with legally imposed districts or general design guidelines. He suggested that general guidelines may be more appropriate for the Prairie View area because it would give property owners more flexibility in improving their buildings. He noted that most of Prairie View is not yet in the Village, so an historic district would be premature at this time. He said that before the Plan Commission could support designation of an historic district, it would need more information concerning specific structures and the condition of these structures. He commented that in places such as Cape May, New Jersey design guidelines establishing a general theme for architecture has worked very well. Mr. Kollman said the village of Gurnee has an historic district, and this gives the village zoning control over the types of improvements that can be made to structures within the district. He said Buffalo Grove should consider this type of control for Prairie View because it is the most effective way to regulate building design and it would help Prairie View retain its architectural character. He said if Lincolnshire does proceed with a train station, it would be very important to encourage a building design that is consistent with the goal of preserving Prairie View's architectural appearance. Commissioner Goldspiel noted that the Village has an Appearance Commission, and the design features of all proposed structures in Buffalo Grove have to be approved by this commission. Mr. Pfeil commented that several Prairie View property owners have inquired about annexation to Buffalo Grove, usually Buffalo Grove Plan Comm-Public Hearing-February 24, 1991-Page 5 because they need sanitary sewer and water utilities. He said the Village will probably need to work on an overall plan for providing utilities to Prairie View. Commissioner Goldspiel said that if the Village is contemplating this type of service for Prairie View, then the annexation agreements for these properties should include standards concerning building renovation and design guidelines that the Plan Commission has been discussing. Tom Vucinic of the Otis Company said that he is concerned about the draft Plan's designation of medium density residential development for the Crossing's site on the west side of Arlington Heights Road south of Fremont Way. He noted that this site is now zoned for commercial use, and in 1988 the Village approved a site plan for a shopping center. He inquired if the Plan changes the land use designation for other properties in the Village, and he asked why the Plan Commission believes medium density residential is the most appropriate designation for the Crossings site. Commissioner Goldspiel noted that residential densities adjacent to the Crossings site are single-family and attached single-family, not multi-family. He said the site is no longer viable for commercial use because the Village cannot support additional community shopping centers now that other centers have been developed, and no new residential areas to support the Crossings commercial center are being built in the immediate area near the site. Chairman Silbernik commented that Town Center is not developing as a regional center, and this affects how much community shopping center square footage the Village can support. He noted that the Comprehensive Plan does not change the zoning of the Crossings site, it only designates it for residential use. Commissioner Samuels said that the Village is re-thinking the best use for the Crossings site, and the Comprehensive Plan doesn't foreclose the possibility that a commercial project could be developed on the site. He commented that the site is zoned B-3, and the Village would consider development proposals consistent with this zoning. Mr. Vucinic noted that the approved commercial plan for the Crossings is not a typical strip shopping center. Great care was taken to achieve compatibility with adjacent uses and to minimize impacts on adjacent residential areas. Buffalo Grove Plan Comm-Public Hearing-February 24, 1991-Page 6 Commissioner Krug commented that the approved plan does not allow a full-size supermarket, and the commercial center won't be successful without a supermarket. He noted that the Otis Company has not been able to market the site for commercial use since the site plan was approved in 1988, and this indicates that the site is not a viable commercial location. Mr. Vucinic said the Village may be reacting to current market conditions that are unfavorable to commercial development, but the designation of residential use on the Plan for the Crossings site will probably close the door on the opportunity to ever develop a commercial use on the site. Commissioner Goldspiel commented that the Plan Commission is not reacting to current market conditions; the Commission has reviewed marketing studies for several commercial projects over the past several years, and these studies indicate that the Village cannot support additional community shopping centers if Town Center does not function as a regional center. Commissioner Samuels noted that the Plan Commission's recommendation concerning the Crossings site is not binding on the Village Board, and the Board can make changes to the Plan as it deems appropriate. Commissioner Goldspiel pointed out that although the Comprehensive Plan designation for the Crossings site does not change the zoning, the Village could, in fact, use the Comprehensive Plan as the basis for changing the zoning of the property in the future. Mr. Pfeil noted that the Village's Development_ Ordinance approves a Preliminary Plan for a two-year period. If platting is not completed within this period, the Village can revoke the Preliminary Plan approval. He concurred with Commissioner Goldspiel's comment that the Village can take action to rezone property without a petition from the property owner. Mr. Vucinic inquired about the basis for the office designation on the Plan for the area at the southwest corner of Arlington Heights Road and Route 83, and he asked why the Plan designates the Crossings site for six residential units per acre instead of ten units per acre. Buffalo Grove Plan Comm-Public Hearing-February 24, 1991-Page 7 Commissioner Goldspiel said the office designation for the site north of Fremont Way at Arlington Heights Road was based partly on the fact that a small office project would not have as great a traffic impact on the area as a commercial center. He said the six unit per acre residential density designated for the Crossings site is compatible with the adjacent residential areas. He noted the area does not have ten unit per acre densities near the Crossings site. Chairman Silbernik asked for other comments or questions from the public. There being no further comments, he asked for a motion to continue the public hearing. Moved by Commissioner Krug, seconded by Commissioner Genell, and approved unanimously to continue the public hearing to Wednesday, February 26, 1992. Chairman Silbernik noted that the hearing on February 26th would be at Aptakisic Junior High School at 7: 30 p.m. Chairman Silbernik said that since there would be no business to conduct during the special meeting portion of tonight's agenda, he would entertain a motion to open and close the meeting. Moved by Commissioner Krug, seconded by Commissioner Goldspiel, to open the special meeting and adjourn the meeting. The motion carried unanimously, and Chairman Silbernik adjourned the meeting at 8:30 p.m. Respectfully submitted, /sg- U274 Robert E. Pfeil, Village Planner APPRO MART N SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-February 24, 1991-Page 8