Maine-Northfield Unincorporated Area Plan
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community logo Maine-Northfield (if applicable) goes here Unincorporated Area Plan Accepted June 21, 2019 Acknowledgements Project Steering Committee Consultants Susan Campbell, Cook County Ranadip Bose, SB Friedman Development Advisors James Wilson, Cook County Caitlin Amos, SB Friedman Development Advisors Carol Teschky, Maine Township Ryan Schmitt, SB Friedman Development Advisors Doriene Prorak, Maine Township Jeff Wickencamp, Hey and Associates, Inc. Jill Brickman, Northfield Township Anna Culcasi, Hey and Associates, Inc. Mike McMahon, City of Des Plaines Wendy Vachet, Michael Baker International Jeff Brady, Village of Glenview William C. Grieve, Gewalt Hamilton Associates, Inc. Nancy Radzevich, Village of Morton Grove David Marquardt, Gewalt Hamilton Associates, Inc. Bruce Sylvester, Village of Niles Jeffrey Opitz, Gewalt Hamilton Associates, Inc. Jon Branham, City of Park Ridge David S. Silverman - Ancel, Glink, Diamond, Bush, DiCianni & Krafthefer, P.C. Terri Graham, Cook County Commissioner Gregg Goslin’s Office Diane Viverito, Cook County Commissioner Peter N. Silvestri’s Office Christopher Provenzano, Cook County Commissioner Sean M. Morrison’s Office Sharon McLaughlin North Maine Fire Protection District Dagmar Rutzen, North Maine Fire Protection District Walter Kazmierczak, Maine Township Highway Department Bob Brzezinski, Maine Township Highway Department Funding Acknowledgement Wally Kehr, Northfield Township Road Department This project was supported through the Chicago Metropolitan Agency Tim Rueckert, Northfield Township Road Department for Planning’s (CMAP) Local Technical Assistance (LTA) program, which is funded by the Federal Highway Administration (FHWA), King Harris, Metropolitan Planning Council Federal Transit Administration (FTA), U.S. Department of Housing Nancy Firfer, Metropolitan Planning Council and Urban Development (HUD), Illinois Department of Transportation Holly Sauter, Metropolitan Water Reclamation District (IDOT), and the Chicago Community Trust. The Metropolitan Mayors Caucus (MMC) and CMAP would like to thank these funders for their support for this project. Unless otherwise specified, all photos are by CMAP staff. Table of Contents Chapter 1: Introduction 4 Appendix 100 Chapter 2: Land Use and Development 12 A.1 Supplementary Reports 101 Chapter 3: Stormwater Management 28 A.2 Definitions 102 Chapter 4: Transportation 56 A.3 Funding Source Glossary 104 Chapter 5: Housing 74 Chapter 6: Coordination and Capacity 86 3 Chapter 1 Introduction Cook County’s Department of Planning and Unincoporated areas require a different set of partners to implement Development, part of the Bureau of Economic community objectives than incorporated areas so this plan considers this framework within its recommendations, implementation approaches, and Development, has partnered with the Chicago funding sources. As part of its process, this plan includes a preliminary Metropolitan Agency for Planning (CMAP) to study of the long-term viability of annexation or incorporation, as lead the process to develop the Maine-Northfield discussed in the Fiscal Impact of Annexation Report (see Appendix A.1 Unincorporated Area Plan. The plan is part of CMAP’s Supplementary Reports). Local Technical Assistance (LTA) program, which This plan is written to provide guidance to the community as it works utilizes CMAP staff and resources to create local towards its vision over the next 10 years, with some recommendations expected to require at least 10 years to be implemented. Although the and neighborhood plans. The plan will allow elected plan has a long-term focus, it should be regularly consulted by project officials, County staff, residents, business owners, stakeholders to guide policy decisions. The plan should also be considered potential investors, and other stakeholders to make flexible so that it can adapt with change. At any time, the County or informed decisions on land use, transportation, approved partners can update this plan to match local needs, interests, or opportunities. It is recommended that the plan be updated every five years infrastructure, and capital improvements throughout to accurately reflect community desires and market conditions. the study area. The Maine-Northfield Unincorporated Area consists of developed and What is included in the Unincorporated Area Plan? populated areas of unincorporated land in both Maine and Northfield Townships, omitting some cemeteries and open space managed by Similar to a comprehensive plan, the Maine-Northfield Unincorporated the Forest Preserve of Cook County (FPCC). The study area spans Area Plan outlines the vision of a community’s desired physical approximately three square miles and has an estimated population of environment and the process that will allow it to realize that vision. In 36,646. Though there are also developed unincorporated areas in Northfield addition to establishing community development and investment goals, Township that are farther to the north, the project team focused on a mostly the plan considers market trends in development across the region and contiguous area to ensure that the project remained cohesive. The study the unique factors of the study area, such as its access to transportation area includes the most densely populated portion of unincorporated Cook or environmental constraints, that make it well-suited for some County, making it a significant priority for the County. development and less appropriate for other types. The plan also dives into infrastructure issues through discussions of stormwater management, transportation, housing, and coordination and capacity. Introduction 5 Where is the Study Area? Figure 1.1 Regional Context The Maine-Northfield Unincorporated Area consists of developed and populated areas of unincorporated land in both Maine and Northfield Townships, omitting some cemeteries and open space managed by the Forest Preserve of Cook County (FPCC). The study areas spans approximately three square miles and has an estimated population of 36,646. Though there are also developed unincorporated areas in Northfield Township that are farther to the north, the project team focused on a mostly contiguous area to ensure that the project remained cohesive. The study area includes the most densely populated portion of unincorporated Cook County, making it a significant priority for the County. For the purposes of this project, this community is called Maine- Northfield to reflect the names and identities of both Maine and Northfield Townships. Located 17 miles northwest of downtown Chicago, Maine- Northfield is bordered by Des Plaines, Glenview, Morton Grove, Niles, and Park Ridge. In general, the study area is made up of three clusters of land: • A large, mostly contiguous area stretching from Dempster Street on the south to past Lake Avenue on the north • A separate area north of Golf Road roughly between Harrison Street, Crescent Drive, and Stacy Court that is bisected by Washington Street • Three separate residential areas in close proximity near Milwaukee Avenue, Sanders Road, Lake Avenue, and Landwehr Road. 6 Maine-Northfield Unincorporated Area Plan Why does Maine-Northfield need an Unincorporated Area Plan? Several areas exist throughout Cook County that are developed but have Fiscal Impact of Annexation Report never been annexed into an existing munciipality or incorporated as The Fiscal Impact of Annexation Report describes the many factors their own independent municipality. In 2016, the Civic Federation and the affecting neighboring municipalities’ decisions about annexation. The Cook County Unincorporated Task Force studied these areas. However, report presents a snapshot of fiscal impact findings, which vary based the Maine-Northfield Unincorporated Area stands out for being densely both on the subarea and municipality studied. Ten net fiscal impact populated and developed, warranting further study into ways to improve calculations are presented. A positive net fiscal impact indicates that, quality of life for its diverse group of residents. based on estimates of new tax revenue versus infrastructure and service costs inherited, a municipality would benefit from annexation. Conversely, In addition, unincorporated areas may have additional challenges in a negative net fiscal impact means that the costs exceed the benefits. In bringing external resources such as grants and private investment to their all 10 calculations, the net fiscal calculation is negative, however there is communities, whereas municipalities are often better equipped. This plan variability in the degree to which the calculation is negative. In addition, and the Existing Conditions Report should serve as tools to facilitate the there are qualitative considerations such as external funding elgibility and recruitment of resources for grant proposals. future development opportunities that factor in to annexation decision- making. The report discusses these factors by subarea and municipality. Subareas The Maine-Northfield study area is diverse not only in the demographics The study area, which is predominantly residential in character, has of its people but also in the character of its neighborhoods. For ease of remained unincorporated while nearly all of the surrounding commercial use, the study area is divided into five subareas (Figure 1.2). The subareas and industrial areas have been annexed by nearby municipalities. In are separated by major roads or other logical barriers, and are referred general, commercial and industrial