ANNEXATION STRATEGIES PLAN

December 2016

Prepared by the Department of Community Development

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TABLE OF CONTENTS ANNEXATION STRATEGIES PLAN SUMMARY .............................................................................................. 3 INTRODUCTION ............................................................................................................................................ 4 Basics of Annexation ............................................................................................................................. 4 Methods of Annexation ........................................................................................................................ 4 Annexation Decision Making Process ................................................................................................... 5 Economic and Fiscal Benefits ................................................................................................................ 5 Boundary and Planning Agreement ...................................................................................................... 5 Methodology for Estimated Population ............................................................................................... 5 OVERVIEW OF ANNEXATION AREAS............................................................................................................ 6 Area One: Prairie View Area ................................................................................................................. 7 Area Two: Prairie Road Properties...................................................................................................... 11 Area Three: North Side Aptakisic Road (Didier/Link Farm) ................................................................ 13 Area Four: South Side of Aptakisic Road ............................................................................................ 15 Area Five: Prairie/Weiland Connector (north of Aptakisic Road) ...................................................... 17 Area Six: Industrial Drive/Depot Place Properties .............................................................................. 19 Area Seven: Mulch Center Property ................................................................................................... 21 Area Eight: Concrete Erectors Property .............................................................................................. 23 Area Nine: Route 83 Properties .......................................................................................................... 25 Area Ten: Schwaben Center ............................................................................................................... 27 Area Eleven: Horatio Gardens Subdivision ......................................................................................... 29 Area Twelve: Pekara ........................................................................................................................... 31 Area Thirteen: Milwaukee Avenue Properties ................................................................................... 33 Area Fourteen: Dunlo Highlands and Buffalo Highlands .................................................................... 35

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ANNEXATION STRATEGIES PLAN SUMMARY Several hundred acres of unincorporated land are dispersed in various locations within and adjacent to the Village of Buffalo Grove. These unincorporated properties are potential opportunities to expand our service areas and bolster the Village’s tax base. Some of the unincorporated areas have been designated to the future jurisdiction of Lincolnshire or Buffalo Grove via a Boundary and Planning Agreement adopted in 2005, while others are not bound by any agreements.

This report presents the background and methods of annexation as well as identification of fourteen distinct areas located in the Village’s statutory planning boundary (see table below). The report also provides a description of the respective properties (i.e., property acreage, current land uses, current County zoning, subject to any boundary agreement, Comprehensive Plan designation, utilities, and current estimated population) as well as recommended actions. Each year, Village staff will develop a more specific work plan to identify which recommendations and action steps will be undertaken.

AREA

1

Prairie View Area

81.20

PRIORITY (1-High; 2-Medium; 3-Low) 1

2

Prairie Road Properties

2.88

3

3

North Side Aptakisic Road Properties (Didier/Link Farm) South Side of Aptakisic Road

100.12

2

60.48

2

34.20

3

51.18

2

8.84

1

8

Prairie/Weiland Connector (north side of Aptakisic Rd.) Industrial Drive/Depot Place Properties Northern Milwaukee Avenue Properties Concrete Erectors Property

10.77

2

9

Route 83 Properties

2.98

3

10

Schwaben Center

13.51

3

11

Horatio Gardens Subdivision

110.45

3

12

Pekara

290.58

3

13

Southern Milwaukee Avenue Properties Dunlo Highlands and Buffalo Highlands

62.89

1

61.76

3

4

5 6 7

14

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TITLE

ACREAGE

STAFF COMMENTS

Preliminary review and analysis to begin in 2017 Market forces/land owners will likely drive redevelopment in these areas Pursue annexation & development.

Preliminary review and analysis to begin in 2017 Market forces/land owners will likely drive redevelopment in these areas. Preliminary review and analysis to begin in 2017 Market forces/land owners will likely drive redevelopment in these areas Requires in-depth study and analysis Preliminary review and analysis to begin in 2017 Market forces/land owners will likely drive redevelopment in these areas Market forces/land owners will likely drive redevelopment in these areas Market forces/land owners will likely drive redevelopment in these areas Improved single-family residences; not a high priority Market forces/land owners will likely drive redevelopment of properties with frontage on or in close proximity to Milwaukee Ave. Preliminary review and analysis to begin in 2017 Improved single-family residences; not a high priority

INTRODUCTION

Background of Annexation Annexation is the extension of municipal boundaries into adjacent unincorporated areas and the corresponding expansion of city services to those newly incorporated areas. In Illinois, municipal governments have the authority to determine and expand their boundaries, subject to the provisions of the Illinois Municipal Code (65 ILCS 5/ Illinois Municipal Code). Annexations in Illinois are governed by the following process:  



In most cases, municipalities have no obligation to annex land and provide municipal services without the owner of the property agreeing to annex to the municipality.

Illinois annexation process requires the land to be contiguous to the municipality at the time of annexation. Contiguity requires physical touching for at least 300 feet to the municipality, although smaller lots can be annexed if they are contiguous.

Municipalities may enter into annexation agreements with the property owners with targeted performance standards and schedules.

In most cases, annexation can be accomplished with an annexation agreement with the property owner or through a pre-annexation agreement for non-contiguous properties. Typically, annexations have been driven by the need for properties to receive Village utilities. It has been the policy of the Village not to provide utilities to properties outside our jurisdictional boundaries without annexation and/or an agreement.

Methods of Annexation The following are the most commonly used methods for annexing land to municipalities.

Voluntary: The owners of the land, with or without electors, may file a written petition with the municipality requesting annexation. If there are electors, at least 51% of the electors may file the petition, in addition to the owners of record. “Electors” means persons qualified to vote for elective officers at municipal elections.

By Court Action: When not all of the owners of the land agree to the annexation, a majority of the owners and a majority of the electors, if any, may file a petition with the circuit court clerk of the county requesting annexation.

Involuntary: Land containing 60 acres or less may be annexed without consent of property owners if it is wholly bounded by one or more municipalities, or in several other permitted configurations.

The Village of Buffalo Grove has jurisdictional priority for the fourteen distinct areas presented in this report. Areas that are subject to the boundary agreement with the Village of Lincolnshire have been identified.

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Annexation Decision Making Process The following are some key considerations in the annexation decision-making process.        

Comprehensive Plan designation about the future land use, and type and nature of development.

Any special conditions unique to the area Access to Village utilities Contiguity to key parcels Subdivision Ordinance requirements Traffic improvements Environmental consideration- wetlands, solid waste and floodplain Where market forces drive the annexation and redevelopment process, the Village should enter into annexation agreements prior to the annexation of the land

Economic and Fiscal Benefits The following are typical economic and fiscal benefits of annexation of unincorporated areas to a municipality, although a detailed economic analysis should be conducted before annexing specific properties.      

Increased municipal tax base (MFT and Income) and bonding authority Economies of scale may reduce the cost of service delivery Increased population may boost municipal ability for grants and other state and federal revenues Property values in the annexed area may increase May reduce fire insurance rates and/or utility surcharges Property maintenance/code enforcement

Boundary and Planning Agreement On May 16, 2005, the Village of Buffalo grove entered into a boundary and planning agreement with the Village of Lincolnshire to ensure the future planning and development of these areas would be consistent with the Comprehensive Plans of both communities.

The specific parcels subject to this agreement are depicted on the Area 1, Area 6, and Area 7 maps.

Based on this agreement, the Village of Buffalo Grove parcels encompass approximately 190 acres of unincorporated land. In addition, there is a provision in the agreement to disconnect a 37-acre parcel, as depicted on Area 6 map, from Lincolnshire and annexed to Buffalo Grove, as this parcel would be better served under Buffalo Grove’s zoning, planning, and municipal services.

Methodology for Estimated Population For purposes of this report, staff provided an estimate of the current population for each annexation area based on the Village’s 2012 estimated population divided by the number of households. As a result, the number of persons per household was estimated at 2.567. By multiplying this value by the number of housing units in each annexation area, staff was able to estimate the population of each annexation area that contained residential properties.

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OVERVIEW OF ANNEXATION AREAS

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AREA ONE: PRAIRIE VIEW AREA

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AREA ONE: PRAIRIE VIEW AREA Property Acreage: 81.2 Current County Zoning: E Estate, R-1 Residential, and GC General Commercial Subject to Boundary Agreement: Yes Comprehensive Plan Recommendation: A mix of residential, commercial and mixed use Utilities: Water, sanitary, and sewer lines are generally available from Prairie Road as well as Half Day Road (see Area 1 map) Current Estimated Population: 51 Annexation Priority: High Current Land Uses/Neighborhood Character This area centered around the Prairie View Metra station is transitioning from a sub-urban zone to a general urban zone. The current business services located at the intersection of Prairie Road/Half Day Road (scrap metals, nursery) are ripe for future redevelopment. The current pattern of single family detached /attached homes are expected to continue. Utilities and roadway improvements are lacking and may require significant investment.

Comprehensive Plan Designation/Recommendation As identified in the 2016 Economic Development Strategic Plan, the Prairie View area should be the focus of a future sub-area study to identify the highest and best uses. This updated sub-area plan should build upon the recommendations of the 2007 Transit Area Plan, which was not formally adopted by the Village. It is important to note that the summary of future land uses identified in the current comprehensive plan may change as a result of this updated sub-area plan.

Stancliff and adjacent properties on east side of Prairie Road The current Comprehensive Plan calls for the 40-acre Stancliff property to be single family detached at a density of approximately 2 units/acre. This density is identified as part of the 2005 Boundary Agreement with the Village of Lincolnshire. The remaining parcels adjacent to the existing Noah’s landing development are identified for single-family attached housing with a compatible density and architectural design as Noah’s landing.

Prairie View, north of Route 22, west of Main Street The current Comprehensive Plan identifies this area for a mix of uses. Areas closest to the Metra Station and directly abutting Main Street and Route 22 are shown to be mixed-use developments with retail and service uses occupying ground floor building spaces, and residential units above. The Village’s Transit Station Area Study (2007) provides some urban design concepts for Prairie View. The surrounding areas adjacent to the existing single-family homes are identified as both single family detached and attached housing, utilizing the existing street network. The Village should explore more dense housing types (small lots single family and townhomes) as properties become available for redevelopment.

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Southeast corner of Prairie Road/Half Day Road (IL Route 22) The current Comprehensive Plan identifies this area as a mix of uses with commercial along the Route 22 frontage and single family attached homes to the south. Access to the site would be provided on Prairie Road at the intersection of Willow Parkway but it should also be connected to the subdivision to the south (Villas of Chestnut Ridge).

Recommended Action As previously noted in the 2016 Economic Development Strategic Plan, the Prairie View area should be the focus of a future sub-area study to identify the highest and best uses. This updated sub-area plan should build upon the recommendations of the 2007 Transit Area Plan. As market forces may drive the redevelopment process, any future annexations should be tied to development or redevelopment proposals with the associated annexation agreements.

As utilities and roadway improvements are lacking and require significant investment, the Village should consider exploring the use of Special Service Areas as an incentive to encourage annexation.

Annexations of individual parcels with single-family residences without a redevelopment plan should be reviewed on a case-by-case basis.

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AREA TWO: PRAIRIE ROAD PROPERTIES

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AREA TWO: PRAIRIE ROAD PROPERTIES Property Acreage: 2.88 Current County Zoning: E Estate Subject to Boundary Agreement: No Comprehensive Plan Recommendation: Residential development Utilities: Water, sanitary, and sewer lines are generally available from Prairie Road and Avalon Drive (see Area 2 map) Current Estimated Population: 8 Annexation Priority: Low Current Land Uses/Neighborhood Character Area 2 has rural/estate residential properties, which are transitioning into more traditional single family, detached housing.

Comprehensive Plan Designation/Recommendation These properties are existing single family homes that were not included in the annexation and development of the Mirielle Phase 2 subdivision. The planning for Mirielle contemplated annexation and redevelopment of these properties with new single-family homes. The southern parcel of Area 2 should be re–platted and redeveloped to enable the completion of Avalon Drive.

Recommended Action As market forces may drive the redevelopment process, any future annexations should be tied to development or redevelopment proposals with the associated annexation agreements. Development should be consistent with the adjacent properties and future roadway extensions should be completed.

Annexations of individual parcels with single-family residences without a redevelopment plan should be reviewed on a case-by-case basis.

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AREA THREE: NORTH SIDE APTAKISIC ROAD (DIDIER/LINK FARM)

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AREA THREE: NORTH SIDE APTAKISIC ROAD (DIDIER/LINK FARM) Property Acreage: 100.12 Current County Zoning: AG Agriculture, E Estate, R-1 Residential Subject to Boundary Agreement: No Comprehensive Plan Recommendation: A mix of commercial and residential developments Utilities: Water, sanitary, and sewer lines are generally available from Aptakisic Road, North Buffalo Grove Road, and Brandywyn Lane (see Area 3 map) Current Estimated Population: 15 Annexation Priority: Medium Current Land Uses/Neighborhood Character Area 3 has agriculture and estate properties including Didier Farm nursery and Link farms.

Comprehensive Plan Designation/Recommendation The Comprehensive Plan designates the area on the north side of Aptakisic Road east of Buffalo Grove Road for both residential and commercial uses. A new planned residential community called Link Crossing is currently being proposed for the 50-acre parcel north of the future commercial area. The proposed subdivision will feature three distinct single-family home types including townhomes, row homes, and detached homes and have a density of approximately 4-4.5 units/acre. The remaining portion of the property to the south (Didier Farm) is identified for commercial purposes based on continuation or modification of the current nursery and farm produce business. While the Comprehensive Plan calls for this to be a “heritage� commercial use (museum or education center), future commercial development will be contingent on market demands and requires further analysis.

Recommended Action The Village should continue to pursue the annexation and development of the 50-acre parcel north of the Didier Farm (Link Farm). To ensure that the type and nature of redevelopment activity in this area meets the desired goals of the Village, annexation of large tracts of land should occur as part of a development or redevelopment plan with the associated annexation agreement. Future development should include connections to Aptakisic Road. Furthermore, as future roadway improvements occur, such as the Prairie/Weiland Connector, future land uses may change.

Annexations of smaller individual parcels with single-family residences without a redevelopment plan should be reviewed on a case-by-case basis. Staff has already been in discussions with a property owner along Prairie Road who is interested in annexing their parcel to connect to Village utilities.

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AREA FOUR: SOUTH SIDE OF APTAKISIC ROAD

Future Roadway Extension

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AREA FOUR: SOUTH SIDE OF APTAKISIC ROAD Property Acreage: 60.48 Current County Zoning: R-1 Residential Subject to Boundary Agreement: No Comprehensive Plan Recommendation: A mix of residential, commercial and mixed use Utilities: Water, sanitary, and sewer lines are generally available from Aptakisic Road as well as Commonwealth Edison right-of-way (see Area 4 map).

Current Estimated Population: 18 Annexation Priority: Medium Current Land Uses/Neighborhood Character This area is characterized by numerous residential parcels with relatively narrow frontages along Aptakisic Road with considerable lot depths.

Comprehensive Plan Designation/Recommendation The current Comprehensive Plan designates this area with multiple uses including single-family detached housing and commercial. The future land use recommendations include a commercial area adjoining the Commonwealth Edison transmission lines, a mixed-use area east of the roadway extension, and residential south of the mixed-use area. Single-family detached units are planned for the area adjoining Old Farm Village.

Recommended Action To ensure that the type and nature of redevelopment activity in this area meets the desired goals of the Village, annexation of large tracts of land should occur as part of a development or redevelopment plan with the associated annexation agreement. Careful consideration should be taken when reviewing future roadways connections ensuring that access points are well planned and meet Lake County’s requirements. Annexations of smaller individual parcels with single-family residences without a redevelopment plan should be reviewed on a case-by-case basis.

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AREA FIVE: PRAIRIE/WEILAND CONNECTOR (NORTH OF APTAKISIC RD)

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AREA FIVE: PRAIRIE/WEILAND CONNECTOR (NORTH OF APTAKISIC RD) Property Acreage: 34.2 Current County Zoning: AG Agriculture, E Estate, R-1 Residential, LI Limited Industrial Subject to Boundary Agreement: No Comprehensive Plan Recommendation: A mix of commercial/industrial and residential developments Utilities: Water, sanitary, and sewer lines are generally available from Aptakisic Road, North Prairie Road, and West Arlyd Road (see Area 5 map) Current Estimated Population: 36 Annexation Priority: Low Current Land Uses/Neighborhood Character Area 5 has a mix of uses surrounded by numerous residential parcels fronting Aptakisic Road, North Prairie Road, and West Arlyd Road.

Comprehensive Plan Designation/Recommendation While the overall area will be affected by the Weiland–Prairie connector, the Comprehensive Plan calls for a mix of land uses. Areas west of the existing Pet Lane are shown to be mixed use with either clustered single family and/or townhomes. The Best Friends Pet Resort and Rolling Hills Nursery properties will be affected by acquisition of right–of–way for the Weiland–Prairie connector. In the event the pet care facility ceases operation, the Comprehensive Plan recommends redevelopment for mix-used including commercial and residential uses compatible with the Mirielle subdivision and the Arlyd Road neighborhood.

For areas east of Pet Lane, commercial development is identified and access is to be coordinated with the Weiland Road–Prairie Road connector. While market forces will determine the type of commercial uses, these uses should focus on neighborhood retail and service businesses.

Recommended Action The Village should continue to pursue annexation options for this area by working with property owners educating them on the benefits to annexing. Annexations should be done by means of an annexation agreement. As utilities and roadway improvements are lacking and require significant investment, the Village should consider exploring the use of Special Service Areas as an incentive to encourage annexation. Annexations of individual parcels with single-family residences without a redevelopment plan should be reviewed on a case-by-case basis.

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AREA SIX: INDUSTRIAL DRIVE/DEPOT PLACE PROPERTIES

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AREA SIX: INDUSTRIAL DRIVE/DEPOT PLACE PROPERTIES Property Acreage: 51.18 Current County Zoning: LI Limited Industrial Subject to Boundary Agreement: Yes Comprehensive Plan Recommendation: A mix of commercial and industrial uses Utilities: Water, sanitary, and sewer lines are generally available from Aptakisic Road & Industrial Drive Current Estimated Population: 0 Annexation Priority: Medium Current Land Uses/Neighborhood Character Area 6 includes multiple industrial and commercial uses along both the east and west sides of the railroad tracks. Most of the properties east of the railroad tracks are currently within the Village of Lincolnshire and zoned Industrial.

Comprehensive Plan Designation/Recommendation Aptakisic Road/Industrial Drive Currently, all the industrial properties located to the west of Industrial Drive, east of the railroad tracks are within the Village of Lincolnshire. Pursuant to the 2005 Boundary and Planning Agreement, both communities agreed that the properties currently within Lincolnshire are better serviced by Buffalo Grove. Furthermore, the agreement states that these properties should be disconnected from Lincolnshire and annexed into Buffalo Grove. The primary purpose of the annexation to Buffalo Grove is to manage the future redevelopment of these properties within Buffalo Grove’s jurisdiction and to expand upon the Aptakisic Creek Corporate Center, an industrial development to the immediate east of the Industrial Drive properties.

All the properties in this area should be redeveloped with new industrial facilities, including combined office and warehouse uses. Primary access would be provided by the Industrial Drive connection to Aptakisic Road. Realignment of Industrial Drive with the signalized intersection at Bond Street on the north side of Aptakisic Road should be implemented as part of the overall redevelopment plan.

Weiland Road north of Abbott Court The Comprehensive Plan designates this area for commercial. The plan also notes that any new commercial shall be properly planned to minimize impacts to adjacent residential.

Recommended Action Over the years, staff has been engaged in discussions with the property owners east of the railroad tracks to discuss the process of disconnection from Lincolnshire and annexation into Buffalo Grove. The Village should undertake further planning and fiscal analysis prior to taking action on this area. Many of the existing property uses are non-conforming and would not be consistent with current Village Code.

Therefore, separate annexation agreements should be pursued. For the remaining property east of the railroad tracks, the Village should pursue options for annexation by means of an annexation agreement.

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AREA SEVEN: NORTHERN MILWAUKEE AVENUE PROPERTIES

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AREA SEVEN: NORTHERN MILWAUKEE AVENUE PROPERTIES Property Acreage: 8.84 Current County Zoning: E Estate, R-1 Residential, RC Recreational Commercial Subject to Boundary Agreement: Yes Comprehensive Plan Recommendation: Commercial Utilities: Not adjacent to the area. They are at the intersection of Milwaukee and Busch Parkway Current Estimated Population: 8 Annexation Priority: High Current Land Uses/Neighborhood Character This area includes multiple properties representing 8.84 acres. The site is improved with the existing Mulch Center (landscape contractor) and a single-family residence to the north.

Comprehensive Plan Designation/Recommendation The Plan contemplates phasing out of the current uses and redevelopment as an integrated commercial site with controlled access. Development should be integrated with the existing property to the south at Estonian Lane and Milwaukee and the Waste Management parcel to the north.

Recommended Action As of the date of this report, staff continues to work with the property owners regarding voluntary annexation petition and associated annexation agreement. Staff recommends pursuing annexation of these parcels as a high priority. Future development will be limited due to the existing floodplain at the rear of the parcels resulting in a linear development along Milwaukee Avenue.

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AREA EIGHT: CONCRETE ERECTORS PROPERTY

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AREA EIGHT: CONCRETE ERECTORS PROPERTY Property Acreage: 10.77 Current County Zoning: LI Limited Industrial Subject to Boundary Agreement: No Comprehensive Plan Recommendation: Multi-family residential Utilities: Water, sanitary, and sewer lines are generally available from the Commonwealth Edison right-of-way (see Area 8 map) Current Estimated Population: 0 Annexation Priority: Medium Current Land Uses/Neighborhood Character The site is improved with an existing industrial building and is occupied by a business known as Concrete Erectors.

Comprehensive Plan Designation/Recommendation The Comprehensive Plan designates this area to be multi-family residential. The Plan recommends that the redevelopment plan should build upon the benefits of the nearby Metra station and provide pedestrian and possible transportation links to Commerce Court to the east.

Recommended Action As of the date of this report, the property is under contract by a developer who is pursuing annexation and rezoning to allow townhomes on the parcel. Staff recommends that the Village continue to pursue the annexation and redevelopment of this area. Appropriate site planning will be necessary to provide multiple points of ingress and egress into the site.

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AREA NINE: ROUTE 83 PROPERTIES

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AREA NINE: ROUTE 83 PROPERTIES Property Acreage: 2.98 Current County Zoning: R-1 Residential Subject to Boundary Agreement: No Comprehensive Plan Recommendation: Single family detached and attached Utilities: Water, sanitary, and sewer lines are generally available from McHenry Road (see Area 9 map) Current Estimated Population: 8 Annexation Priority: Low Current Land Uses/Neighborhood Character This area has a mix of two parcels with residential properties expected to transition into a general urban zone with more density.

Comprehensive Plan Designation/Recommendation The parcel furthest to the north and west is a one–acre residential property at 20922 IL Route 83. The Comprehensive Plan identifies the parcel for single family that is consistent with the Insignia Point subdivision. Access is to be provided by Farrington Court.

The two-acre parcel to the east adjoins the Lexington Hills and Winchester Estates subdivisions. The Plan designates this area for residential development, six units per acre, based on assembly of the two parcels into a single development site.

Recommended Action As market forces may drive the redevelopment process, any future annexations should be tied to development or redevelopment proposals with the associated annexation agreements. Annexations of individual parcels with single-family residences without a redevelopment plan should be reviewed on a case-by-case basis.

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AREA TEN: SCHWABEN CENTER

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AREA TEN: SCHWABEN CENTER Property Acreage: 13.51 Current County Zoning: R-1 Residential Subject to Boundary Agreement: No Comprehensive Plan Recommendation: Single family detached and attached Utilities: Water, sanitary, and sewer lines are generally available from North Weiland Road, Woodstone Drive, and Buckingham Lane (see Area 10 map) Current Estimated Population: 8 Annexation Priority: Low Current Land Uses/Neighborhood Character This area includes two parcels to the east and west of Weiland Road and is improved with The Grove Banquets and Schwaben Center. The property is also used as soccer fields.

Comprehensive Plan Designation/Recommendation The property is designated for single-family attached housing (townhomes) to the west of Weiland Road and single family detached to the east of Weiland Road.

Recommended Action As market forces may drive the redevelopment process, any future annexations should be tied to development or redevelopment proposals with the associated annexation agreements.

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AREA ELEVEN: HORATIO GARDENS SUBDIVISION

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AREA ELEVEN: HORATIO GARDENS SUBDIVISION Property Acreage: 110.45 Current County Zoning: R-3 Residential Subject to Boundary Agreement: No Comprehensive Plan Recommendation: Single family detached Utilities: Lake County water and sanitary. Village water and sewer lines are generally available from N. Weiland Drive, W. Pauline Drive, and south of Newton Drive (see Area 11 map) Current Estimated Population: 770 Annexation Priority: Low Current Land Uses/Neighborhood Character This area is directly north of Pauline Avenue and the Fairview Estates subdivision and is characterized by numerous residential parcels known as the Horatio Gardens Subdivision. The local residential streets are under-improved streets, with a ditch and swale profile and lacking streetlights, sidewalks and parkway improvements.

Comprehensive Plan Designation/Recommendation The Comprehensive Plan identifies this area as single family detached.

Recommended Action Since the remainder of this area is already developed as single-family residences, large-scale redevelopment is not likely to occur in the near future. Given the lack of roadway and stormwater improvements and the fact that these properties are already improved as single-family residences, annexation of this area should not be a high priority. The Village should explore contracting its municipal services to Lake County for efficiency.

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AREA TWELVE: PEKARA

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AREA TWELVE: PEKARA Property Acreage: 290.58 Current County Zoning: R-2 & R-3 Residential, GC General Commercial, LI Limited Industrial, OS Open Space Subject to Boundary Agreement: No Comprehensive Plan Recommendation: A mix of residential and commercial Utilities: Lake County water and sanitary. Village water and sewer lines are generally available Current Estimated Population: 798 Annexation Priority: Low Current Land Uses/Neighborhood Character This area includes numerous single family detached homes and the Lake County Public Works treatment plant. For purposes of this report, the commercial properties directly abutting Milwaukee Avenue are not included in Area 12.

Comprehensive Plan Designation/Recommendation While the Comprehensive Plan calls for the majority of the area to remain as single family residential, it is possible to rezone properties closer to Milwaukee Avenue to create a larger, more functional commercial area that would complement the Berenesa Plaza property, including road and pedestrian connections.

Action Requested Since the remainder of this area is already developed as single-family residences, large-scale redevelopment is not likely to occur in the near future and annexation would likely only occur based on the need for Village utilities. Any future annexation priorities within the area should focus upon the properties with frontage on or in close proximity to Milwaukee Avenue. Additionally, the residential lots adjoining commercial properties may be consolidated with those commercial lots in order to create parcels of sufficient depth for viable commercial redevelopment. Annexation of the residential properties within Pekara should be considered in the context of whether the annexations establish contiguity to other redevelopment parcels. Furthermore, since the area will require significant roadway and drainage improvements, future annexation of the residential area should be reviewed more closely to better understand both fiscal and service level impacts. The Village should also explore contracting its municipal services to Lake County for efficiency.

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AREA THIRTEEN: SOUTHERN MILWAUKEE AVENUE PROPERTIES

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AREA THIRTEEN: SOUTHERN MILWAUKEE AVENUE PROPERTIES Property Acreage: 62.89 Current County Zoning: GC General Commercial Subject to Boundary Agreement: No Comprehensive Plan Recommendation: Redevelopment of commercial properties Utilities: Water, sanitary, and sewer lines are generally available from Riverwalk Drive (see Area 13 map) Current Estimated Population: 0 Annexation Priority: High Current Land Uses/Neighborhood Character This area includes the River Run Shopping Center, Speedway and 3-story office building on the west side of Milwaukee Avenue. On the east side of Milwaukee Avenue, this area includes the Wheeling Sale Barn, Gerber Auto property, and former landfill.

Comprehensive Plan Designation/Recommendation The Plan contemplates annexation of all the commercial properties, including possible redevelopment of the properties on the east side of Milwaukee Avenue as a unified commercial site with shared access.

Connection of North Riverwalk Drive to Milwaukee Avenue to achieve a signalized intersection at Johnson Drive is a key element of the Village’s planning for this area.

Action Requested The Village recently approved the annexation and redevelopment of the former PJ’s Restaurant and McDonalds property on the west side of Milwaukee Avenue. With the expansion of the Village’s municipal boundaries, the annexation of parcels directly abutting Milwaukee Avenue should be a high priority. The Village should consider all options to encourage annexation by means of an agreement.

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AREA FOURTEEN: DUNLO HIGHLANDS AND BUFFALO HIGHLANDS

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AREA FOURTEEN: DUNLO HIGHLANDS AND BUFFALO HIGHLANDS Property Acreage: 61.76 Current County Zoning: R-5 Single Family Residential District Subject to Boundary Agreement: No Comprehensive Plan Recommendation: Single family detached Utilities: Properties are on septic and well. Village Water, sanitary, and sewer lines are generally available from South Buffalo Grove and Betty Drive Current Estimated Population: 252 Annexation Priority: Low Current Land Uses/Neighborhood Character The Dunlo Highlands and Buffalo Highlands Subdivision consist of residential properties with a combined area of 61.46 acres. The local residential streets are under-improved streets, with a ditch and swale profile and lacking streetlights, sidewalks and parkway improvements.

Comprehensive Plan Designation The Comprehensive Plan has identified this area as single family detached.

Action Requested The Village has engaged in discussions with property owners in these subdivisions concerning annexation. At the time, property owners generally were not supportive of annexation. When redevelopment and annexation is proposed, the Village should implement plans for improved stormwater management and provision of Village water and sanitary sewer service with the costs to be assigned to property owners/developers. Since the remainder of this area is already developed as single-family residences, large-scale redevelopment is not likely to occur in the near future. Given the lack of roadway improvements and the fact that these properties are already improved as single-family residences, annexation of this area should not be a high priority.

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