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1992-02-26 - Plan Commission - Minutes (2) PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION February 26, 1992 Amendment of Village Comprehensive Plan Chairman Silbernik called the meeting to order at 7:30 p.m. in the Aptakisic Junior High School multi-purpose room, 1231 Weiland Road, Buffalo Grove, Illinois. He explained that the Public Hearing is a continuation of the hearing begun on February 19, 1992 and continued from February 24th concerning amendment of the Village's Comprehensive Plan. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Rosenston Mr. Samuels Commissioners absent: Ms. Howard Mr. Charlette Ms. Genell Also present: Mr. Brian Rubin, Village Trustee Mr. Jeff Braiman, Village Trustee Mr. William R. Balling, Village Manager Mr. Robert Pfeil, Village Planner Mr. James Otis, Otis Company Mr. Tom Vucinic, Otis Company Mr. Carl Roscher and Mrs. Anna Roscher 16985 West Aptakisic Road, Prairie View Mr. Eric Norlin, 16738 Easton Avenue, Prairie View Mr. Glenn Weintraub, 16726 Easton Avenue, Prairie View Mr. Chris Cook, 23007 Easton Avenue, Prairie View Mr. Sam Weiss, 1346 Gail Drive, Buffalo Grove Buffalo Grove Plan Comm-Public Hearing-February 26, 1992-Page 1 Chairman Silbernik noted that this hearing is the third hearing conducted by the Plan Commission concerning the update of the Village's Comprehensive Plan, and the Commission held a number of workshops prior to the public hearings. He said the Commission would make its final revisions to the Plan in March, and recommend that the Village Board consider 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 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 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 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. Buffalo Grove Plan Comm-Public Hearing-February 26, 1992-Page 2 Mr. Pfeil explained that for the Aptakisic Road/Milwaukee Road sub-area, the Future Land Use map designates industrial land use along Aptakisic Road from west of Barclay Road 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 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 from any public agencies represented at the hearing, or from any Commissioners. Commissioner Rhodes noted that the Police Chief had responded to the Commission's questions about providing service to new areas that the Village may annex. The Chief's memo dated February 24, 1992 indicates that the Police Department can serve the areas that are designated on the Future Land Use map, but additional personnel will be needed. Commissioner Goldspiel inquired if all the areas designated on the Future Land Use map are included in the table in the Plan document that allocates land use for various categories. Mr. Pfeil indicated that the areas on the Plan map are included in the figures listed in the tables in the document concerning future land use allocations. Commissioner Samuels noted that a significant portion of the future open space acreage projected in the land use table is accounted for by the Chevy Chase Country Club golf course, and this area may never be annexed by Buffalo Grove. Buffalo Grove Plan Comm-Public Hearing-February 26, 1992-Page 3 Chairman Silbernik called for questions from the audience. Glenn Weintraub, 16726 Easton Avenue, Prairie View, inquired about the Village's annexation policy and historic preservation plans concerning properties in Prairie View. Mr. Pfeil stated that the Village does not intend to forcibly annex properties and would wait for individual property owners to petition the Village for annexation. He noted that properties must be contiguous to the Village's boundary before annexation can occur. He commented that there are annexation procedures that allow a majority of property owners in a particular area to cause the annexation of adjacent properties even if some individual landowners do not want to be annexed. Commissioner Goldspiel said that if an historic district approach were to be used in Prairie View, property owners would very restricted concerning any changes to their buildings. He noted that the Plan Commission favors the use of design guidelines for Prairie View rather than a more rigid historic district approach. He said this would give property owners more flexibility in rehabilitating their buildings. Mr. James Otis of the Otis Company stated that his company owns the Crossings site on Arlington Heights Road south of Route 83 . He said he doesn't disagree with the Plan Commission's thinking that this parcel should be some type of medium density residential development, but he said he is not certain that a density of six dwelling units per acre would be the highest and best use of the property. He said the PD-6 designation may not be adequate to permit a financially feasible residential project. He said it would be an economic hardship for him if the Village is rigid concerning the residential density that would be allowed for the site. Mr. Otis said he realizes that the opportunity for commercial development on the Crossings site may have passed. He said other uses such as office development with a residential scale may be feasible, particularly for the parcel north of Fremont Way at Arlington Heights Road. He indicated that a residential development of eight dwelling units per acre with selling prices in the $180, 000 to $200, 000 range might be a good plan for the Crossings site. Chairman Silbernik said he thinks the Village would entertain reasonable development proposals for the Crossings site even Buffalo Grove Plan Comm-Public Hearing-February 26, 1992-Page 4 !_1)/// if a plan deviates somewhat from the designation of the Future Land Use map. Commissioner Goldspiel commented that the Village's Planned Unit Development ordinance gives density bonuses for good design features and amenities. It may be possible to exceed six units per acre on the Crossings site if the site plan provides planning elements set forth in the P.U.D. ordinance. He said the density for the Crossings site is flexible in the sense that the developer could design an excellent plan that would qualify for density bonuses. Chairman Silbernik called for other questions and comments. There being no further comments, Chairman Silbernik closed the public hearing at 8:05 p.m. Respectfully submitted, 0-K-(-4/ /YU/ Robert E. Pfeil, Village Planner APPROVED MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-February 26, 1992-Page 5 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION February 26, 1992 Amendment of Village Comprehensive Plan Chairman Silbernik called the Special Meeting to order at 8 : 05 p.m. at Aptakisic Junior High School, 1231 Weiland Road, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Mr. Rosenston Mr. Samuels Commissioners absent: Ms. Howard Mr. Charlette Ms. Genell Also present: Mr. Brian Rubin, Village Trustee Mr. Jeff Braiman, Village Trustee Mr. William R. Balling, Village Manager Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Rhodes, seconded by Commissioner Rosenston, to approve the minutes of the Public Hearing of February 19, 1992 . Mr. Pfeil said that in the second paragraph on page six, the reference to a traffic signal at Thompson Boulevard and Highland Grove Drive should be changed to Thompson and Weiland Road. Commissioner Goldspiel said he had some typographical corrections he would give to the secretary. All Commissioners were in favor of the motion to approve the minutes as corrected, and the motion passed unanimously. Buffalo Grove Plan Comm-Special Meeting-February 26, 1992-Page 1 Moved by Commissioner Samuels, seconded by Commissioner Rhodes, to approve the minutes of Regular Meeting of February 19, 1992 . The motion passed unanimously. COMMITTEE AND LIAISON REPORTS - None MATTERS FOR DISCUSSION Chairman Silbernik said the Plan Commission would wait for the staff to revise the Comprehensive Plan document and bring it back to the Commission for review. CHAIRMAN'S REPORT Chairman Silbernik thanked the Plan Commission and Village staff for their efforts in developing the Comprehensive Plan. FUTURE AGENDA SCHEDULE Mr. Pfeil said that on March 4, 1992 the Commission has scheduled a public hearing concerning the Windbrooke Apartments detached garages, and a workshop concerning the nursing home on the Steepleview site. He said for March 18th Mr. Schwartz has requested that the Commission have a second workshop on his proposed Indian Creek development at Port Clinton and Prairie Roads. Mr. Pfeil said the preliminary engineering report that the Plan Commission wants to review concerning the road improvements adjacent to the Indian Creek site is not yet completed. Chairman Silbernik said the Plan Commission needs to review this engineering report before having a second workshop on the Indian Creek project. He suggested that the_ Commission use the March 18th agenda to discuss revisions to the Comprehensive Plan and to have a workshop concerning the Seigle's Home Improvement Center's gatehouse if that project is ready. The Commission concurred that the preliminary engineering report concerning Port Clinton and Prairie Roads needed to be reviewed before the Indian Creek project should be considered. PUBLIC COMMENTS AND QUESTIONS - None Buffalo Grove Plan Comm-Special Meeting-February 26, 1992-Page 2 - i STAFF REPORT Mr. Pfeil thanked the Plan Commission members for their efforts in working on the Comprehensive Plan. NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Samuels and unanimously carried to adjourn. Chairman Silbernik adjourned the meeting at 8:20 p.m. Respectfully submitted, a'1(--0Z`r 6 Robert E. Pfeil, Village Planner APPROV MARTI SILBERNIK, Chairman Buffalo Grove Plan Comm-Special Meeting-February 26, 1992-Page 3 - I