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
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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
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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
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