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