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1997-01-15 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION January 15, 1997 Buffalo Grove Town Center, Proposed hotel and banquet facility, 6.11-acre site north of Town Place, change of B-5 Sub-district designation from Office to Commercial, amendment of a Planned Unit Development and approval of a Preliminary wq.. Wor! he p#z Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Lundine Mr. Trilling Commissioners absent: Mr. Rosenston Mr. Berman Mr. Ottenheimer Also present: Mr. Marc Schwartz, Marc K. Schwartz& Associates Mr. John Green, Groundwork Ltd. Mr. Donald O'Hara, Kenig, Lindgren, O'Hara, Aboona, Inc. Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of the Public Hearing of December 4, 1996. Chairman Goldspiel noted that a spelling correction is needed on page 8 for the word"cafe."All Commissioners were in favor of the motion to approve the minutes as corrected, and the motion passed unanimously with Commissioners Howard and Lundine abstaining. Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of the Regular Meeting of December 4, 1996. Chairman Goldspiel noted that a spelling correction is - - needed on page 5 for"Holtz"Road. Commissioner Samuels noted that the word"effect"needs to Buffalo Grove Plan Comm-Regular Meeting-January 15, 1997-Page 1 be changed to"affect" in the second paragraph on page 14. All Commissioners were in favor of the motion to approve the minutes as corrected, and the motion passed unanimously with Commissioners Howard and Lundine abstaining. Moved by Commissioner Samuels, seconded by Commissioner Krug to approve the minutes of the Special Meeting of December 11, 1996. Chairman Goldspiel noted that a revision is needed on page 7 concerning the question that Commission Trilling asked relating to the high water level. All Commissioners were in favor of the motion to approve the minutes as corrected, and the motion passed unanimously. CONLMTTTEE AND LIAISON REPORTS Mr. Pfeil noted that on January 6, 1997 the Village Board approved the ordinance for the Highland Park Health and Fitness Center and the Extended Stay America hotel in the Corporate Grove, and a pre-application conference was held concerning a proposed 13-lot subdivision by Aspen Homes at the northwest corner of Farrington Drive and Route 83. BUFFALO GROVE TOWN CENTER, PROPOSED HOTEL AND BANQUET FACILITY, 6.11-ACRE SITE NORTH OF TOWN PLACE, CHANGE OF B-5 SUB-DISTRICT DESIGNATION FROM OFFICE TO COMMERCIAL AMENDMENT OF A PLANNED UNIT DEVELOPMENT AND APPROVAL OF A PRELIMINARY PLAN--WORKSHOP#2 Mr. John Green of Groundwork Ltd. reviewed the original approval for office use on this site, noting that approximately 104,000 square feet of office was approved, and using the B-5 floor area ratio (F.A.R.) standard, 266,000 square feet of building would be possible on the site. He said that on the revised plan for the hotel and banquet facility,the hotel has been reduced from 162 rooms to 150 rooms, and the capacity of the banquet facility has been decreased from 1,000 persons to 800. The area of the banquet room space has been reduced from 10,000 square feet to 9,000 square feet. He noted that the site plan now shows 357 parking spaces. He pointed out that the hotel is 250 feet from the closest point of the condo building at Town Place. Mr. Green stated that the Lake County Division of Transportation has written a letter to the Village Manager explaining that no curb cut into the site will be permitted from Buffalo Grove Road because any turning movements at this location would conflict with traffic on Buffalo Grove Road and turning movements at Common Way. Mr. Green noted that the site plan has been improved with more pedestrian walkways, and a concourse has been designed to connect to the sidewalk along Buffalo Grove Road. He pointed out that pedestrians can move through the site between Buffalo Grove Road and Route 83 because of enhancements to the walkway system. He said that the internal traffic circulation has been improved by the addition of more lanes at the entrance to the hotel. This change will allow better drop-off circulation and valet service. Buffalo Grove Plan Comm-Regular Meeting-January 15, 1997-Page 2 Mr. Green noted that a marketing report by Landauer Hospitality Group dated January 6, 1997 was submitted for the workshop packet, and the report concludes that there is strong demand for a hotel and banquet facility in Buffalo Grove. He commented that the hotel will have fewer rooms than originally proposed, and this will result in a higher quality facility,with room rates of approximately $90.00 per night. He said that the hotel will be able to attract the leisure segment of the market. He noted that the hotel would pay approximately $100,000 to $120,000 per year to the Village in hotel taxes. He pointed out that hotel patrons would also spend dollars in the community during their stay. Mr. Green reviewed modifications to the parking structure, noting that setbacks from Route 83 and the internal ring road have been increased. He pointed out the stricture will meet the 25-foot setback required from the ring road, and a minimum 20-foot setback is now provided along Route 83. He said that a variation will be requested to allow a parking stall length of 18 feet rather than 18.5 feet in the parking structure. He noted that landscaping and berming will be used to soften the visual impact of the structure. Mr. Green noted that the proposed 357 parking spaces for the site are 35 fewer spaces than the Zoning Ordinance requires for the hotel and banquet facility based on the number of hotel rooms and the size of the banquet floor area. He emphasized that his development team has been studying parking demand for similar facilities at other locations, and they are confident that the proposed amount of parking will be adequate to support uses at the site. He commented that the parking structure will have an 8 to 9-foot elevation above ground level due to the way berming will be used. He said that a gazebo roof will be used over the ramp areas. Mr. Green reviewed the lobby and hotel floor plans. He explained that a lounge for 80 people is part of the hotel lobby plan, and this lounge will primarily serve hotel guests. He said that conference rooms are planned around the lounge and lobby area. Mr. Green said that the plan proposes less building square footage than the B-5 District standard: He indicated that variations will be requested for the slope of the walls in the stormwater basins, for the parking stall length in the parking structure, for the amount of parking if the restaurant standard is used for the banquet facility, to provide one loading area for both the hotel and banquet facility, to have a setback of less than 35-feet for the parking structure from the right-of- way of Route 83 and to have a lot area of less than 10 acres. Mr. Green commented that the driveway to Route 83 will have a 36-foot width without a median island, and this design has been discussed with the Village Engineer, who prefers that an island not be used. Mr. Don O'Hara of KLOA reviewed the traffic analysis report for the site. He noted that Lake County will not permit an access to Buffalo Grove Road because of the proximity to the turn lanes at Common Way and the impact on traffic movements at the Route 83/Buffalo Grove Road intersection. He explained that a ratio of 0.25 parking spaces per person is the standard that has been used in establishing the amount of parking needed to serve the banquet facility. This ratio means that on average, it is expected that vehicles coming to the facility would have 4 persons per Buffalo Grove Plan Comm-Regular Meeting-January 15, 1997-Page 3 car. He noted that James Benes and Associates, the Village's traffic consultant, is concerned that the 0.25 ratio is too low, and that the standard for a"quality"restaurant, one space per 100 square feet of floor area, may be better for this facility to ensure that parking will be adequate. Mr. O'Hara said that he does not think the restaurant standard is correct for the banquet facility since there will not be the aspect of patrons waiting for seating that occurs at restaurants. Mr. O'Hara stated that the banquet facility would rarely be at the full design capacity of 800 persons, and the 0.25 ratio appears to be adequate. He said that a banquet facility in Willowbrook has been analyzed as part of his research, and out of 590 functions in one year, the facility was usually being used at less than the design capacity. Mr. O'Hara indicated that the 1TE parking generation standard for a hotel is 0.52 spaces per room. He explained that he used a ratio of 0.81 in his projection of parking demand, and although this is less than the Village's standard of one space per room,the 0.81 ratio is adequate for the proposed hotel. Chairman Goldspiel inquired if coordination of the timing of the traffic signals at Pauline/Route 83 and Buffalo Grove Road/Route 83 has been investigated. Mr. O'Hara said that he has not looked at signal timing, but he will do so. Commissioner Samuels asked when the peak traffic will occur at the site, and how this affects demand for parking on the site. Mr. O'Hara stated that the peak time for the banquet facility is 7:00 P.M. Mr. O'Hara said that with limousine service and valet parking, the parking demand even in the peak time for the banquet facility will be manageable. Commissioner Samuels commented that the convention center aspect of the facility, and the • various shows that may be staged in the banquet facility on days and weekends, raises a concern about parking adequacy. He asked what the 800-person maximum capacity number for the banquet facility is based on. Mr. Schwartz said that the banquet facility is being designed for 800 persons based on applicable fire and building codes. Commissioner Lundine asked about possible traffic congestion at the driveway intersecting with Town Place Parkway, and he inquired how the parking structure will be lighted. Mr. O'Hara said the intersection at Town Place Parkway will function well, and most of the movements in and out of the site will be at the driveway to Route 83. Mr. Green said that exterior lighting is necessary on the parking structure for security and safety, Buffalo Grove Plan Comm-Regular Meeting-January 15, 1997-Page 4 and the lighting fixtures will be in compliance with applicable standards. Commissioner Lundine asked for an explanation of how the hotel will have access to the dumpster, which is on the east side of the banquet facility. Mr. Green indicated that there is a second level service corridor that will give employees serving the hotel access to the dumpster. Commissioner Howard inquired how many events such as weddings would be possible at one time. Mr. Schwartz indicated that 3 separate events could occur at one time. Commissioner Howard asked if music and noise will be heard outside of the building. Mr. Green said that the banquet facility is designed to minimize any impact on adjacent properties. He explained that the kitchen is on the east side of the building, and this will block sound. There are also building buffers adjoining the banquet facility on the south and west, so the only exposed wall is to the north. The adjoining use to the north is a gas station and car wash. He said that the banquet facility will not create a noise nuisance for adjacent residential areas. Commissioner Howard asked if the sidewalk could be connected through the site between Route 83 and Buffalo Grove Road. Mr. Green said that there will be hotel rooms on the first floor, and he does not want to put the sidewalk near these rooms. Commissioner Howard said that the proposed connection from the pedestrian concourse coming from the hotel to Route 83 should be re-evaluated to see if a better connection could be designed to the Route 83 sidewalk. Mr. Green said that he would look at this sidewalk connection. Commissioner Trilling commented that events such as car shows or similar exhibit activities may have a greater parking demand than typical evening social gatherings at the banquet facility. He noted that exhibit type activities would probably have a more spread out parking demand as people enter and leave at different times. He asked about the type of lighting being considered for the top of the parking structure. Mr. Schwartz said that the lights for the parking structure have not yet been designed. Commissioner Trilling commented that a water feature would be an enhancement to the plan. -- - Buffalo Grove Plan Comm-Regular Meeting-January 15, 1997-Page 5 Chairman Goldspiel asked if there will be off-site catering. Mr. Schwartz indicated that there would not be off-site catering. Chairman Goldspiel said that he is concerned with the line-of-sight for vehicle movements out of the parking structure. Mr. Pfeil said that he had reviewed the line-of-sight issues with the Village Engineer, and no problem areas were identified, although landscaping will need to be placed carefully in some locations. Chairman Goldspiel noted concern with the amount of traffic flow from Route 83 into the site, particularly in terms of safe access into the parking structure, and he said that he shares Commissioner Lundine's concern about possible congestion at the driveway intersecting with Town Place Parkway. Mr. O'Hara indicated that he has studied the traffic movements at these locations on the site, and he does not foresee problems with congestion. Mr. Pfeil noted that the Police Department has expressed concern with the left turn movement of vehicles exiting the site to northbound Route 83. The Police Department commented that this left- turn movement will be very difficult during peak traffic periods. Mr. O'Hara said that the majority of left turns to northbound Route 83 will occur in the evening after the peak traffic period on Route 83. Chairman Goldspiel noted that the Police Department has compiled statistics on crime at hotels and banquet facilities in adjacent communities, and it appears that the incidence of crime is low at these other locations. He noted that the marketing report by the Landauer group assumes a restaurant of 80 to 90 seats. Mr. Green said the hotel will not have a restaurant, it will have an area for hotel guests to have a light breakfast or lunch. The rest of the day, this space will be used for activities related to conferences at the facility. Chairman Goldspiel asked if anyone else in attendance had comments or questions concerning the proposed plan. Jim Hampton, 451 Town Place Circle, said that he has a concern with the left turn from Town Place Circle to southbound Route 83. He commented that this turn is already difficult, and increased movements because of the hotel/banquet facility will make exiting onto Buffalo Grove Road more difficult. He said that unless a separate lane for southbound left turns is provided, traffic will back up on Town Place Circle. Buffalo Grove Plan Comm-Regular Meeting-January 15, 1997-Page 6 Chairman Goldspiel commented that the petitioner could evaluate whether or not a separate lane for southbound turns from Town Place Circle to Buffalo Grove Road can be added at this intersection. Mr. Hampton said that the ratio of 0.25 parking spaces per seat in the banquet facility seems too low to provide an adequate amount of parking. He noted that there will also need to be parking for employees and band members and other entertainers. He commented that there are 151 residential units in the Town Place condos and townhomes, and Town Place Circle is the only access for these residents. He said that if traffic congestion is created on Town Place Circle by the proposed facility, it will be a great burden for Town Place residents and emergency response into Town Place could be affected by the congestion. He noted that Town Place Circle is a private road owned and maintained by the Town Place homeowners associations. He asked if the proposed facility would share in maintenance costs for the private road. Mr. Schwartz stated that Town Place Circle and Parkway are on a public access easement, which means that any vehicle has the right to travel on the street. He said that an aliquot share of maintenance costs for the street will be paid by the owner of the hotel and banquet property. He noted that on-street parking is not allowed on Town Place Circle and Parkway, so it appears unlikely that congestion or emergency response problems would be experienced when the site is developed with the proposed facility. He noted that an additional access to Town Place Circle was closed on the west side of Town Place near Buffalo Grove Road, and this was done by the residents of Town Place. Mr. Green said that employee parking will be provided in compliance with the Zoning Ordinance, and he noted that the hotel will have its largest number of employees in the morning, while the banquet facility will have its peak number of employees in the afternoon and evening. Mr. O'Hara commented that the 0.25 parking ratio for the banquet facility is based on historical data from other facilities, and it seems to work. He noted that hotel patrons are part of the demand for the banquet facility, and with limousines and valet parking,there will not be a parking shortage on the site. Sabrina Stern, 142 Toulon, said that she is concerned with the safety of teenagers driving on Route 83 at night in relation to the traffic generated on Route 83 by the proposed facility. She said that there is great potential for increased traffic accidents on Route 83 because of the hotel/banquet use. Chairman Goldspiel said that coordination of the timing of the traffic signals on Route 83 could be helpful in creating safe gaps for traffic to leave the hotel/banquet property. Ms. Stern asked about the occupancy rate of the existing Hilton Garden Inn in Buffalo Grove. Chairman Goldspiel commented that the petitioner's marketing study indicates that there is more Buffalo Grove Plan Comm-Regular Meeting-January 15, 1997-Page 7 demand for hotel rooms in the Village than can be met by the Hilton Garden Inn. John Jakubco, 154 Toulon Drive, said that Town Center was designed to be a community center, but residents of Town Place will have no reason to use the proposed hotel. He said that the availability of liquor at the hotel and banquet facility will lead to over-indulgence, and this could affect the safety of residents near the facility. He said that he is particularly concerned with the safety of his children. Chairman Goldspiel noted that there is currently no banquet facility in the Village, and the facility would definitely be used by residents in the community. He noted that Town Center is evolving into an entertainment center, and the proposed use fits into this pattern. Commissioner Samuels commented that Town Center was intended to be a central business district, and hotel and banquet facilities are appropriate for the central business district of a community. Venimain Dontass, 126 Toulon, said that the area around the site is residential, and entertainment uses are not appropriate for the site. He commented that traffic in the area is already bad, even at the signalized intersection at Pauline and Route 83. He said that music from the banquet facility will be heard by the closest residents to the site. He said that the proposed development will decrease property values of the adjacent residences. Mr. Schwartz stated that the development team has worked hard to improve the plan, and the petitioner believes that the facility will enhance the community. He requested that the Plan Commission allow the project to proceed to a public hearing. Chairman Goldspiel polled the Commission, and the consensus was to allow a public hearing to be scheduled. Commissioner Trilling requested that the exhibits submitted for the hearing include a perspective view of the banquet facility from the adjacent condo building. Chairman Goldspiel said that a view of the parking structure from Route 83 should also be included. CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next meeting is a discussion of the Village Comprehensive Plan on January 22. PUBLIC COMMENTS AND QUESTIONS - None Buffalo Grove Plan Comm-Regular Meeting-January 15, 1997-Page 8 STAFF REPORT -None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Lundine, seconded by Commissioner Krug and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:45 p.m. Respectfully submitted, e_41( Robert E. Pfeil, Village i anne APPROVED BY: P GOLDSP L, Cha' an Buffalo Grove Plan Comm-Regular Meeting-January 15, 1997-Page 9