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1997-02-19 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION February 19, 1997 Hotel and Banquet Facility Buffalo Grove Town Center Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grc'e 1\(, „y i.,al Buildinn 50 Ra.ipp Rou!Avrrl R»ffaln pva Tllinnic Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Lundine Mr. Trilling Mr. Ottenheimer Commissioners absent: Mr. Rosenston Also present: Mr. Marc Schwartz, Marc Schwartz& Associates Mr. Rick Roman, McHenry Development Mr. Donald O'Hara,Kenig, Lindgren, O'Hara, Aboona, Inc. Mr. John Green, Groundwork, Ltd. • Mr. Richard Vane, Groundwork, Ltd. Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. William Reed, Village Trustee Ms. Deann Glover, Village Trustee Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Aerial Photograph (undated) Exhibit 2: Site Location Map dated 9-27-96 1 -— 1 Exhibit 3: Outline of Possible Variations, Revised 2-3-97 Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 1 Exhibit 4: Preliminary Site Plan dated 1-29-97 Exhibit 5: Site and Zoning Information Sheet dated 1-29-97 Exhibit 6: Vista Aerial Photograph(undated) Exhibit 7A: Conceptual Site Plan dated 9-27-96 �./ Exhibit 7B: Preliminary Site Plan dated 11-6-96 Exhibit 7r: Preliminary Site Plan .! ted 1 1-'2-96 Exhibit 7D: Preliminary Site Plan dated 11-25-96 Exhibit 7E: Preliminary Site Plan dated 1-3-97 Exhibit 8: Hotel/Banquet Facility-First Floor dated 1-29-97 Exhibit 9: Hotel/Banquet Facility- Second Floor dated 1-29-97 Exhibit 10: Signature Rooms-Preliminary Study dated 2-14-97 Exhibit 11: Signature Rooms-Preliminary Floor Plans dated 2-14-97 Exhibit 12: Landscape Concept Plan dated 1-29-97 Exhibit 13: Vista Site Plan dated 1-29-97 Exhibit 14: Site Cross Sections dated 1-29-97 Exhibit 15: Parking Structure Concept Drawing(undated) Exhibit 16: Space Model (undated) Exhibit 17: Landauer Market Report dated 1-6-97 Exhibit 18: Parking Structure Stall Variation Sketch dated 1-29-97 Exhibit 19: KLOA, Inc. Traffic Report dated 1-29-97 Exhibit 20: Valet Parking Area Plan(undated) Exhibit 21: Preliminary Engineering Plan dated 1-29-97 Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 2 Exhibit 22: Hotel Tax Revenue Projections Letter dated 2-7-97 Mr. Marc Schwartz stated they are seeking to amend the B-5 P.U.D. at the Town Center from the Office District to the Commercial Recreational Subdistrict. They are also seeking approval of the Preliminary Plan for a hotel/banquet and business conference facility at the site. Mr. Schwartz stated the site location is approximately 6.11-acres situated north of the existing Humana Health Care Facility and south of the existing Amoco station. The east boundary is Route 83 and the west boundary is Buffalo Grove Road. It is also north of the existing Town Place condominium and townhome complex. Mr. Schwartz stated the petition seeks five variations from the zoning ordinance and two variations from the development ordinance which variations are as follows: 1. To allow parking spaces to be 18 feet in length rather than 18.5 feet in the proposed parking structure 2. To allow less off-street parking than the ordinance requirement for a hotel and banquet facility which will allow 1 space per 100 square feet of floor area for the banquet facility and 1 space for each dwelling unit plus 1 space per each employee of the hotel 3. To allow one combined loading and unloading space for both the hotel and banquet facility in lieu of separate requirements for each 4. To allow a lot area of 6.11 acres rather than 10 acres in the Commercia/Recreational Sub- district of the B-5 District 5. To allow the parking structure to have a setback of 20 feet rather than 35 feet from the right-of-way of Illinois Route 83 The two requested development ordinance variations are as follows: 1. To allow landscape walls and side slopes of 3 horizontal to 1 vertical in the proposed detention basins in lieu of side slopes of 4 horizontal to 1 vertical 2. To allow a 50-foot right-of-way instead of 54 feet on Illinois Route 83, providing a standard parkway width of 10.5 feet and an adequate easement for sidewalk maintenance Mr. John Green of Groundwork, Ltd. stated there have many changes during the five month process which have included, increases in landscaping, reductions in height, compaction and reduction of parking, increased separation distances, 20 percent reduction in banquet hall size, 10 percent reduction in hotel size, improved on site and off site traffic flow, re-direction of about 76 - percent of the traffic impact away from Town Center Parkway. Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 3 Mr. Green stated they are proposing 110,000 square feet of space, an FAR of.41, and 28 percent coverage of the site, all well below the allowable figures under the existing concept plan. They are also proposing 362 parking spaces. He further noted the project is proposed to be 160 to 250 feet from the condominiums. The traffic flows do not occur during peak rush hours on Monday through Friday. Mr. Green stated the Town Center concept was an in town feel and intended to have density. The concept is one of a total use mixed concept. The Town Center was to be a magnet and a centerpiece. A vista line was created and starts at St. Mary's church steeple. That line extends across to Deerfield Bakery then across the center of the post office and up the concourse way in Rotary Green Park to the flagpole and flower garden. The line continues to the gazebo and then up to the reflecting pond which is flanked on either side by townhomes and then extends past a pair of matched condominium buildings to the subject site. He stated this site is intended to be the north anchor. Mr. Green reviewed the various site plans and the changes wrought with each new plan. The current Preliminary Site Plan dated January 29, 1997 has full access to Route 83 with two outbound lanes which include and house over 100 feet of storage on the outbound lanes each. There is a minimum setback of 25 feet along Town Place Parkway at the split-level parking structure. There is an average of 35-45 feet of landscaping along Town Place Parkway on the north side of the road. There is also a continuous 12-foot wide fire lane along the north side. The intent is to try to integrate that area into the landscape design and site design. The parking structure is located across Route 83 from the open space which exists between Cherbourg and Concord. Route 83 will have a full left turn deceleration lane for access forming a complete intersection. There are 362 parking spaces on the plan which is in full concurrence with both the developer's traffic consultant and the Village traffic consultant's estimates of the needs. He further noted they have provided for very long on site stacking areas and they now have minimal visual impact to the west and south with the hotel structure being bent into an L-shape. He noted kitchen, loading and services have been located on the east side of the structure and will be screened by landscaping on Route 83 and Town Place Parkway. Mr. Green stated the site has been re-designed to serve the uses and the uses have been adjusted to fit the site. Mr. Green reviewed the interior of the proposed building noting the hotel extends from the north to the west. He noted only about 50 percent of the space is the banquet room. The other 50 percent is spaces which service this area. The 800 person room can be divided to handle groups down to 125 and as many as four rooms. The kitchen and receiving areas are on the east side of the banquet hall and can service the entire area without having to go out into the public spaces or out into the hallways or without having carts and servers rolling by each other in public areas. The only addition made is 2,500 square feet of space to include a kosher kitchen. Mr. Green stated the St. Mary's church vista needs to be anchored at this site. He stated they are proposing"The Signature Rooms"which consist of four floors over the lobby with one suite per -- - floor. This is the proposed north anchor for the north end of the site. From the lobby level there Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 4 is a private elevator. At the second level you have a 14 X 28 foot great room with oversized bathroom. It is a convertible unit for business or sleeping area with built in units that pull out to king size beds. There will be a private balcony,wet bar, built in TV-VCR. The other three levels have the same 14 X 28 foot great room and two full baths. The suites are approximately 850 square feet per floor. Mr. Richard Vane of Groundwork, Ltd. stated the north part of Town Center was always planned to be a part of the entire community. It has sanitary sewer already on the site that services the rest of Town Center and was sized for this development. The water main is at the west and south and has already been stubbed across Town Place Parkway so it needs only be picked up and distributed around the site . The storm sewer has already been stubbed at four locations across Town Place Parkway to connect into the storm sewer system. This was designed with the entire Town Center system in mind. The large detention area is among the residential to the south and holds a portion of the volume to be generated from the proposed project as well as other portions of the Town Center. There is some additional detention volume required which will be provided by a small basin to the north and south. The existing utilities adequately serve the site. The detention basin will be only 21/2 feet deep, gently sloped and integrated into the landscape system. The storm sewer system connects out to the west which was already planned in the early phase of Town Place. Mr. Green reviewed the landscape concept plan showing the parking structure has considerable and heavy landscaping. He noted they are 10 feet to the deck on the southwest side and 5 feet to the deck on the northeast side. He stated they intend to be berming up to the parking structure. They will develop a pedestrian vista from Buffalo Grove Road to the main entry of the building, creating a more formal approach and view. Landscaping has been integrated within the west parking lot and south parking lot. They are developing and maintaining landscaping in the detention areas as well as along Route 83. The courtyard area landscaping and fire lane area is not yet complete. Mr. Green reviewed the variations noting the following: 1. Parking is to be provided for the identified need at 362 spaces, using the restaurant standard as there is no Village standard for banquet halls. Therefore feedback was requested from the Village traffic consultant, the developer's traffic consultant and Village staff. The parking need was based on the maximum parking need and the information came back at 358 spaces. The developer has put in 362 spaces. 2. A combined loading dock for two uses has been requested as both uses are within one structure. It therefore makes sense to use one combined loading facility. There are additional opportunities for drop off for smaller delivery trucks as there is now a three- lane drop off point at the front. 3. Request is being made for 6.1-acres in lieu of 10-acres. They have scaled down the Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 5 proposal to meet the size of the site. 4. Request is being made to allow a structure 20 feet from the right-of-way along Route 83 in lieu of 35 feet. If this was parking on grade, no variation would be needed. The concern was regarding the line of site. However, the center line extends from the center of the intersection at Buffalo Grove Road and Route 83 to the center of the intersection at Pauline and Route 83. The line of sight is still to the north and east of the proposed structure and will not be compromised by this variation. 5. Request for a side slope of 3:1 instead of 4:1 and landscaped garden walls as opposed to nn lnticnanetl wa11c They will trc,to intecrrate the site design and lanr#cr•ane The 1.1 slope is already an allowable slope for berming at Town Center. The existing detention basin to service Town Center is at a side slope of vertical with 7-9 foot high walls. 6. Request for a 50 foot right-of-way in lieu of 54 feet along Route 83. This is already in place for Town Center but it was felt best to list again with this site development. There is a bikepath scheduled for the road and there are parkway distances that need to be retained and contained. This will allow for the 8 foot bikepath to go in and link up with the one on the south end. Mr. Green summarized the traffic study noting full access is provided and has preliminary approval from IDOT on Route 83. This access is located directly across from Cherbourg and makes it a full intersection. He stated there will probably be left turns leaving the site and endeavors have been made to minimize the potential for conflict. In addition, within the parking structure, there is one way circulation. This one way circulation on the main level is to the south which leads to Pauline and will help minimize any left turn concerns coming out of the intersection at Cherbourg. Mr. Green noted this facility is a destination facility with planned events which provide the opportunity for planned exiting. The exiting will not occur over the same time frame as the entry as it will occur over two hours or more. The important thing to note is that the Village traffic consultant and the developer's consultant were able to come together in agreement to make sure this would work and now agree it will do so. Mr. Green stated they originally allocated .25 cars per person for the banquet facility. The Village consultant recommended .35 and this adjustment has been made. The count and parking has been adjusted to this calculation and the Village traffic consultant's report states, "this facility should meet the maximum expected parking demand." Mr. Green reviewed the Vista Site Plan showing the distances which have been developed over time. There is 160 feet from the closest point of the banquet facility to the closest point of the townhome development in Cherbourg. There is 155 feet to the closest point of the 5 foot high -- part of the parking structure. There is a 110 foot separation to the closest point of the proposed Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 6 condominium parking structure. There is 180 feet to the closest point of the two story element of the proposed hotel/banquet facility to the nearest point of the condominium building. There is 250 feet to the closest point from the southernmost point of the 5 story hotel wing and 195 feet to the closest residential unit to the west. Mr. Green reviewed the Site Cross Sections and the Parking Structure Concept Drawing which relates to one final variation. The overall width of the parking structure was reduced. The column points on every fourth parking space on the lower levels project about 3-6 inches into the corners of one of the parking spaces or about 10 percent of the parking spaces. The variation requests an adjustment to the column points. This allows them to take out 3-4 feet of width to be .,,,+ back into iandscaping qdj cP+_t to the park ng str1!Pfilre to !`.rP?te mere Qep rgtion between the condominiums and the parking structure. Mr. Schwartz reviewed the Hotel Tax Revenue Projections Letter dated February 7, 1997. He noted the Town Center is a Tax Increment Financing District and until payment of the bonds certain sales tax revenue is returned to the district. This revenue projection notes there is a 3 percent hotel tax based on sales volume. The hotel tax is not captured through the TIF financing district, therefore, if this facility is operational and hotel taxes generated from room usage, the tax will go directly to the Village of Buffalo Grove. Using the Hilton Garden Inn as a comparison, the total tax paid to the Village of Buffalo Grove in 1996 was $92,844.11. The tax generated by the Hilton was based upon sales of approximately 3.1 million in 1996 which is predicated upon approximately 75 percent occupancy throughout the year with an average room rate of$79.00. The proposed facility will have 150 rooms and studies indicate the first year room sales volume will be approximately 3.8 million based upon a like 75 percent annual occupancy rate with an average room rate of$93.00. The anticipated tax generation is therefore anticipated to be $100,000 passing outside of the TIF district and to the Village of Buffalo Grove. If the hotel is a success, that tax will increase on an annual basis. Commissioner Krug asked for details on the operation of the Signature Rooms. Mr. Green stated the Signature Rooms are part of the hotel but with separate elevator and security access system. Commissioner Krug asked how much staff it will take to service 800 people. 1 Mr. Green stated it will take 27-30 people. Commissioner Krug noted if the entire facility is at capacity at about 1100 people, it seems there will be more cars than anticipated. Mr. Green stated the hotel staffing is maximum from 9:00 a.m. to 2:00 p.m. The banquet staffing is maximum in the evening hours. In addition to that, a number of people will be staying at the -- hotel when there are large functions at the banquet facility and will not be driving. Also the Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 7 numbers for the hotel have been examined and counted and required parking when full is .52 per room. The total number of parking spaces needed for the hotel would therefore be 75 out of the 362 provided. With maximum operation of the banquet facility, the total number of parking required is 280. Together they add up to 355 and it has been designed to hit that maximum. Commissioner Krug asked if the 50 foot right-of-way has already been accepted by IDOT. Mr. O'Hara noted the 50 foot right-of-way already exists all along Town Center so it will merely be extended. rnmmiccinner Krug asked if any imnrnvementc are nlannei for Rmite R3 along that section_. Mr. O'Hara stated no. Commissioner Howard asked how late a wedding may last at the banquet hall. Mr. Schwartz stated it is anticipated to last to 10:00 or 11:00 p.m. Commissioner Howard if the 8-10 big events per years would be spread out throughout the year. Mr. Green stated they will occur mostly during the holiday season between October and January for most of those events. Commissioner Samuels asked if there is an approved plan for the property as it exists today. Mr. Schwartz stated there is a design plan in the Commercial District for office building. Commissioner Samuels asked what that plan specifically provided for. Mr. Green stated the 1986 Concept Plan for this parcel shows 104,000 square feet of office and 325 parking spaces. Commissioner Samuels asked if the 325 parking spaces would have fit onto the grade or would a ramp still have been necessary. Mr. Green stated all of it would have fit on grade. He noted all of the parking shown for the proposed plan would also fit on grade. There has been a considerable amount of concern to make sure maximum landscaping is maintained with minimum impact. Therefore, they have chosen to minimize the impact by going to the parking structure and reducing it down as much as possible. Commissioner Samuels asked if the traffic consultants have compared the traffic and parking requirements for the proposed use versus what was previously anticipated. Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 8 Mr. O'Hara stated the trip generation for the office development was substantially higher than the proposed hotel/banquet facility. 1 Commissioner Samuels asked if there was a height restriction on the office building. Mr. Schwartz stated there was no specific height restriction on the office building as it was merely a concept plan, although the B-5 District has a height restriction of 100 feet and 75 feet for office. Commissioner Samuels asked for some information on building materials. Mr Schwartz stated the exterior finishes will be harmonious with the design elements of the existing Buffalo Grove Town Center. Commissioner Samuels asked for some comments on lighting for the parking structure. Mr. Green stated the top floor will meet all standards for surface parking in general as well as standards for cutoff lighting, photometrics for spill over onto the site, and will meet the standards within the structure for safety and protection. The lower level will be more heavily lit per police request. Commissioner Samuels asked about the police comments regarding security in the parking deck. Mr. Schwartz stated they will have security which will include video cameras. Commissioner Berman asked how the video cameras will be monitored. Mr. Schwartz stated the video monitors will most likely be at the registration desk monitored by appropriate personnel. Commissioner Berman noted the police comment regarding the access to Route 83 should be eliminated and asked for a response. Mr. Schwartz stated the initial proposal for this development did not include access to Route 83. He stated it is their belief that the ring road system will clearly handle all of the traffic to be generated by this site. The proposed commercial site generated significantly more traffic than this proposed site and did not provide for any other access. Town Center has five access points which were designed specifically and took into account the different ingress and egress locations on the other side of Route 83 and Buffalo Grove Road. The initial presentation of this proposal did not have a request for access from Route 83. It was a recommendation from the Village Board and from the Plan Commission to explore such an access even though we believe this plan can be fully satisfied by the interior ring road. Commissioner Berman asked the traffic consultant if he preferred an entrance on Route 83 or Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 9 • not. Mr. O'Hara stated their evaluation indicated that this development would operate efficiently off of the internal road system. Obviously it is always safer and quicker to make a left turn out at a signalized intersection. However, the access off of Route 83 would provide the flexibility during hours without high volumes and will work safely during non-peak hours. Commissioner Berman asked if the additional entrance on Route 83 has the potential to reduce the impact of traffic on the ring road. Mr. O'Hara stated yes, abco!utely. Mr. Schwartz noted that if the Village of Buffalo Grove were to request IDOT, they would undertake to adjust the signaling between the two traffic lights that exist on Route 83 to help widen the gap to assist in that left turn movement. Commissioner Berman asked how much of a reduction in revenue and taxes would occur at the Hilton due to the presence of this facility. Mr. Schwartz stated none because their study indicates the proposed hotel would not impact the occupancy rate at the Hilton. He stated the study shows a need for the additional hotel rooms in the Village. Commissioner Berman asked for details on the roof type structure on the parking deck. Mr. Green stated they are proposing roof like structures that are consistent with the roof structure system around Town Center itself to bring this into an aesthetic focal scale. The structures only needs to be about 6 foot 6 inches clear above the parking deck on the high side to let the vehicles pass under and it also helps to protect the ramps from the elements. Commissioner Berman asked if carriage walks are proposed along Town Place Parkway. Mr. Green stated yes. He noted carriage walks already exist along a large part of Town Place Parkway as it was set up to do. In addition to that,they are creating a pedestrian access flow through the site along the concourse up from Buffalo Grove Road, along the south side of the building and out to Route 83. One of the elements of the Town Place B-5 District is to create desirable pedestrian flow. Commissioner Berman asked if the carriage walks would create a safety hazard or condition along this area in light of the additional traffic for the facility. Mr. Pfeil noted the Village traffic consultant had not commented on this matter. Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 10 Mr. Kuenkler stated he did not feel there would be any hazards, noting a sidewalk would actually be desirable and a worthwhile improvement. Mr. O'Hara also noted a carriage walk would not create any problems. Commissioner Lundine asked how wide the Town Place Parkway road is. Mr. O'Hara stated the driveway is 27 feet. L/ Commissioner Lundine asked if there will be any problems getting limousines around the bend and into the parking area. Mr. O'Hara stated there would be no problems with normal limousines. Commissioner Lundine asked who maintains Town Place Parkway and who pays for same. Mr. Schwartz stated Town Place Parkway is a public access easement which is privately maintained and will be open at all times. He stated there are maintenance agreements within the B-5 Town Center District which share the responsibility of that roadway amongst the property owners within the B-5 Town Center District. Commissioner Trilling asked if new hotel construction within the area had been considered within the hotel revenue study. Mr. Schwartz stated their internal studies took into account the proposed new hotels in the area. Commissioner Trilling asked if there was any consideration given to a right hand turn lane on southbound Route 83. Mr. O'Hara stated everything has been studied and appears to work well expect for left turns out of Cherbourg and left turns from the subject site during pm peak hours. Based on the volumes a right turn lane is not necessary. Commissioner Trilling asked if any consideration had been given to offsetting left hand turn lanes on Town Place Parkway so through traffic would not be impeded. Mr. O'Hara stated this is a low volume roadway and no great delays will impact the residents. Commissioner Trilling asked if there is any difference in the line of site if the line is changed to the right hand lane. Mr. Green stated you can still see the signals at Pauline because signals are on both sides of the -- street. Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 11 Commissioner Trilling asked if there is any proposal for fountains or aeration at the detention basin. Mr. Green noted the detention basin will be dry. Commissioner Trilling asked why four stories are necessary for the Signature Rooms at the north vista. Mr. Green stated an important element is that it is the north anchor feature counterpointing St. Mary's church. The peaking being shown is to help bring the focus of the hotel and this structure together. Commissioner Trilling asked if there was any financial consideration in using four stories. Mr. Green stated there obviously was some financial advantage in having four stories over the lobby. However, they tried to work with the proportions, scale, setting and space to figure out what most aesthetically balanced and fit the area. Commissioner Ottenheimer asked what type of food service will the hotel be offering. Mr. Green noted it will be very similar to the type of service offered by the Marriott Courtyard or what exists at the Hilton Inn. Commissioner Ottenheimer asked if the developer plans to manage the hotel or do they intend to hire outside independent management or will this be a brand name hotel on site. Mr. Schwartz noted the developer is still reviewing all of those possibilities and is presently involved in negotiations with a number of different"brand name"hotel chains. He noted they cannot divulge any information concerning those negotiations. Commissioner Ottenheimer asked if there will be elevators in the garage. Mr. Schwartz stated no. Commissioner Ottenheimer asked if there was any consideration of integrating the bikepath system into this complex. Mr. Green stated this complex has a bikepath on the east side and the west side which converge about 200 feet north of the site and moves directly into what will ultimately be the completely developed Busch Grove Park. Commissioner Ottenheimer asked about the Fire Department's recommendation for an 18 foot - fire lane. Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 12 i i Mr. Green stated they are showing a 12 foot fire lane. He noted the Fire Department has traditionally asked for an 18 foot lane. However,they have typically provided either 8 feet or 10 feet fire lanes. They have taken the lane to 12 feet here because it creates adequate turning radius for fire trucks and maneuvering. Commissioner Krug asked that two letters from Gerald Levy and Hal Thompson be introduced into the record. Commissioner Krug asked if the banquet facility will be handling any offsite catering. Mr. Schwartz stated there will.he nn nffsitpcatering. Chairman Goldspiel asked if there will be any real benefits in coordinating lights on Route 83. Mr. O'Hara stated coordinating the lights would have a platooning effect. This would allow vehicles to platoon through the signal system instead of having them pour through. That is done by timing which means the signal cycles may go shorter rather than longer which creates the gaps for traffic to get into the system. He noted "DOT has stated they are doing a study of Route 83 in the near future and if the Village would request them to look at the timings to create the gaps for unsignalized intersections, they would do so. Chairman Goldspiel asked about restriping of Town Place Parkway in order to create a left turn and right turn lane exit. Mr. O'Hara stated it is appropriate and will be done. Chairman Goldspiel asked where parking for the conference center is located. Mr. Schwartz stated the use of the banquet facility,hotel and the conference center were all included in the traffic counts and are all included in the use of the parking lot as designed. The conference center is not a separate facility. Mr. Green stated all 25,000 square feet of the banquet/conference facility were included in the calculations of one space per 100 square feet would require 386 spaces. There will be adequate space to park. There will be those rare occasions where there will be more parking needed than available. However, because these are planned events, the planning for that parking can occur. Events would be staggered 45 minutes to 1 hour apart and at any given time you are turning over rooms and spaces and all of this has been factored into the calculations. Chairman Goldspiel asked if the entire project will be built at one time and is it possible to build the banquet facility without the hotel finalization. Mr. Green stated the entire project is being designed as one building and one facility. It will all be Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 13 started at approximately the same time. The hotel structure will take longer to complete so it is probable that the banquet end and parking structure will be in place several months before the hotel structure is completed. He commented that the banquet facility would be built even if, for some reason, the hotel were not constructed Chairman Goldspiel read the letter from Gerald Levy,President of the Town Place Midrise Condominium Association and Town Place Umbrella Association. Mr. Jim Hampton, 451 Town Place Circle, stated that increased parking ratios will increase the need for parking. The banquet facility will have a large impact on the traffic through their bookings but most traffic problems will occur at exiting rather than inconiingg traffic Mr. Hampton stated the requested striping of Town Place Parkway occurs closer to Buffalo Road and sufficient space will not be available to relieve backup. He further noted security cameras in the garage will not be sufficient to prevent crime, especially when not in use. Mr. Hampton noted that an office development would be preferable to the proposed development even if it would mean more vehicles because this vehicular traffic would not be impacting late evenings and weekends and would not create the density the proposed project will attract. Mr. Hampton noted the shared Humana entrance road to the garage will be used only as a last resort as many vehicles will be coming onto the site and will be cruising around looking for parking spaces before they return to the garage for parking. This may further cause a spillover onto the parkway which will be a great concern for the residents of the area. Mr. Hampton asked for a response to the Village traffic consultant's statement that "we do not doubt the statement about queue free time for the traffic entering the site. It is our opinion that conditions will be quite different for traffic exiting this site at the end of events. The queue time for traffic turning on Route 83 and to leave the parking garage will be much longer and traffic will be diverted to Town Place Parkway." Mr. Hampton stated the residents of Town Place do not share the enthusiasm for this project. They feel their property values will be diminished, although the taxes which are generated from the residential buildings is great. This project is larger than can be accommodated on this site. Sharon Pick, 422 Town Place Circle, asked where the parking overflow will be located for those few events that will create heavy need. She further noted the residents now maintain and repair the road system without help from anyone. Will this now be addressed? She further stated it is not a good idea to allow development of a hotel without knowing what the hotel will be as there are many hotels which would not be of a desirable quality for the area. Chairman Goldspiel stated when zoning and planning a site, it is better not to focus too much on - who the operator is because it can change hands after approval. Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 14 Hal Thompson, 187 Fox Hill Drive, stated the line of sight going southbound on Route 83, lines up at the gas station and from this point to the Cherbourg entrance is a very short distance which carries the potential for disaster with traffic created from this development Dean Moffett, Cherbourg, stated he is very glad to see this development. He noted this kind of project is needed in the Village. He noted there will be congestion, but there always has been congestion and this will not change with or without this project. Li Wanda Tyndall White, 509 Harris Drive, very much regrets the creation of this project noting the people of the community are not in favor of any such development. She noted the various pr blems and crime brought about by hotels and bangt t halls and the numerous accide is which occur on Route 83 and Buffalo Grove Road. She stated the impact on the Village by this development will be profound and mainly negative. Robert Massett, 383 Town Place Circle, stated he drives down Town Place Parkway daily. He noted if an office development was built the traffic would be inverse from that of the residents. He stated the hotel will have significant impact on his lifestyle and the safety of his child who plays in the area. He further noted the kind of events held at the banquet hall will be late evening affairs and will create noise and traffic well into the night. Sharon Esterquest, 505 Harris Drive, stated she moved to Buffalo Grove for the peace and quiet afforded. The proposed site is surrounded on three sides by residences, all of which will be affected by noise pollution from the proposed use. David Esterquest, 505 Harris Drive, stated he is opposed to the development and essentially wants to maintain the peace and serenity of the area. David Rudman, 409 Town Place Circle, noted his concern with many people strolling to the fountain area because they leave boring conferences. He noted those areas are privately insured " which may pose a safety hazard and insurance problem for the associations. He further noted he does not wish to be inconvenienced with traffic from the development as he moves in and out of his residence. Nina Heller, 137 Toulon, stated she moved to Buffalo Grove because of its excellent reputation and adherence to the codes. She stated this development will substantially lower her property value and the increase in traffic and noise will not be acceptable. Traffic from an office complex would be much less offensive and approval of this facility means a lessening in the standards the Village has maintained. Anita Bradford, 502 Windover, stated teenagers will be attracted to the hotel to gather and hang out and will not be a good influence for community children. Laurie Berkstead, 266 Cherrywood, this project will be great asset to the community in providing Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 15 III employment opportunities and social events. David Phillips, 455 Town Place, noted an office building was originally planned for the site and although it may have more inbound and outbound traffic, would create much less nuisance in the evening or weekend hours. He asked why the developer produced an exhibit this evening which was not previously on file at the Village office and therefore not available for review. Mr. Raysa stated the notice states that all documents within the Village's possession are on file `./ with the Village which is a very straight forward standard. That statement does not say that the developer or anyone present tonight can't introduce evidence for the first time tonight. Howard Smith, 451 Town Place Circle, stated this proposal has many variance requests which are usually frowned upon. He stated the hotel would bring in a variety of undesirable people. He noted his concern with security in the parking garage and opposition to the plan. Rick Drazner, 603 Drazner, 603 Harris Drive, stated he applauds this facility which should be a wonderful addition to Buffalo Grove. He noted that business support the Village's taxes which will be raised for private residences without help from such businesses. Eric Smith, Executive Vice President, Buffalo Grove Chamber of Commerce, stated there are many vacant office buildings in the surrounding area. However, a banquet facility is a definite need based on his experience with the Chamber of Commerce and Rotary. He stated it is easy to slough off revenue but such revenue is needed in the Village. He stated it is time to start supporting businesses in town instead of always being confrontational. Randy Berkstead, 266 Cherrywood, stated he is new to the community and likes where the community appears to be going. He stated this development is a step in the right direction. He noted the developer is a conscientious and reliable person. He stated the issues of lights, noise and traffic would all be a problem eventually with an office development anyway and he is in support of this development. Mr. Kaner, 81 Town Place Circle, stated he has never seen this kind of development created so close to a residential area. He stated he feels the parking space calculation is short and there will be bottleneck congestion in the area. Jerry Kelly, 11 Arbor Court, stated he is a 33 year resident of the area and is proud to see a facility such as this coming to the area and is strongly in favor of keeping the money in the Village. Mr. Untsis, 126 Toulon Drive, stated a hotel development will create many problems and the construction of only the banquet hall would be sufficient. He noted the traffic is already heavily congested on Buffalo Grove Road and needs no more additions. Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 16 Mr. Green stated the use of the .35 calculation was used in order to be as conservative as possible. This calculation represents the number of vehicles per patron in the banquet hall. .25, which was the original number, would indicate 200 parking spaces were necessary for the banquet facility at maximum occupancy of 800. .35 would make that number 280 spaces required, however, the original was over-designed and there was adequate space to cover that. Between the adjustments of.25 and .35 and the overage, they did achieve the numbers appropriate and necessary for this development using the maximum calculations. Mr. Green stated the traffic report indicates that no adjustment needs to be made to the entrance that exists at the Humana area as a result of this development. Mr. Green stated the validity of the market report is correct and provides a true projection as is necessary by the client who is taking a great risk with such a development and needs accurate information. Mr. Green stated overflow events would have staggered starting times. In addition there will be valet parking which can, and usually does, provide for additional parking on the site for an additional 30-40 cars. Mr. Green further stated the maintenance and costs of utilization of the road will be shared by the proposed development and will help lessen the burden on the residences. Mr. Green noted there were some concerns about the lack of attention paid to the public. He stated they have tried to pay as much attention as possible. They have listened to everything presented, taken notes and collected a variety of ideas. He stated they have tried to assimilate all of the information, including public comments, and create as good a plan as possible. The proof of that is in the extent of the changes which have taken place over the course of the hearing process. Mr. Green noted that office traffic going in the opposite direct had been brought up. However, although traffic may be going in the opposite direction, but it is on the same road and safety issues will still be the same. The office concept plan from 1986 had no accesses to Route 83 or Buffalo Grove Road and would create more traffic. Mr. Green stated that noise is a non-issue as the developer is concerned with keeping the noise down at a much shorter distance for their structure than the 190-250 feet away from residences. Mr. Green, in answer to the safety issue of strolling pedestrian, stated the intent of the Town Center was to create the opportunity and desire for pedestrian interaction. Mr. Green noted security is often enhanced by having people around and interacting within the community. Mr. Hampton asked for a reply to the Village traffic consultant's report that noted the traffic will-- have longer queues and will be diverted to Town Place Parkway. Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 17 Mr. O'Hara stated the biggest traffic generator was an outbound movement from the site during non-peak times when there are lower volumes on the adjacent street system. If it should occur that the facility is letting out during the 4:30-6:00 p.m. time period, people would have the flexibility to use the loop road and use Pauline as access. Chairman Goldspiel stated the question was whether the queues would bottle up Town Place Parkway. `./ Mr. O'Hara stated no. There being nn i,rther comments or q 'Petinns from anyone else present (hnirmarplrlcniel closed the public hearing at 11:10 p.m. Respectfully submitted, Fa Rub' , Re ording Secretary APP OVED BY: STEP N GOLDSPIEL, Chairman Buffalo Grove Plan Comm-Public Hearing-February 19, 1997-Page 18 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION February 19, 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 Plan Chairman Goldspiel called the meeting to order at 11:25 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. Berman Mr. Lundine Mr. Trilling Mr. Ottenheimer Commissioners absent: Mr. Rosenston Also present: Mr. Marc Schwartz,Marc Schwartz& Associates Mr. Rick Roman, McHenry Development Mr. Donald O'Hara,Kenig, Lindgren, O'Hara, Aboona, Inc. Mr. John Green, Groundwork, Ltd. Mr. Richard Vane, Groundwork, Ltd. Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. William Reed, Village Trustee Mr. Deane Glover, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Samuels, seconded by Commissioner Berman to approve the minutes of the regular meeting of February 5, 1997. Commissioner Ottenheimer noted he is listed as having seconded the motion to approve the minutes of the regular meeting of January 15, 1997 which is incorrect. Chairman Goldspiel noted a typing correction necessary on page 5 paragraph 11. He - further noted a typographical error on page 6, paragraph 9. All Commissioners were in favor of Buffalo Grove Plan Comm-Regular Meeting-February 19, 1997-Page 1 the motion as amended and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS -None 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 Moved by Commissioner Berman, seconded by Commissioner Ottenheimer to recommend approval to the Village Board of the petition for an amendment of a Planned Unit Development, redesignation from the B-5 Office Sub-district to the Commercial/Recreational Sub-district and approval of a Preliminary Plan with the following variations: ZONING ORDINANCE- Section 17.36.030.F.1 (to allow parking spaces to be 18 feet in length rather than 18.5 feet in the proposed parking structure); Section 17.36.040.F and G. (To allow less off-street parking than the Ordinance requirement for a hotel and banquet facility); Section 17.36.050.A. (To allow one combined loading and unloading space for both the hotel and banquet facility in lieu of separate loading areas for each use); Section 17.44.060.D.1.b. (To allow a lot area of 6.11 acres rather than 10 acres in the Commercial/Recreational Sub-district of the B-5 District); Section 17.44.060.D.1.j. (To allow the proposed parking structure to have setback of 20 feet rather than 35 feet from the right-of-way of Illinois Route 83 as depicted on the Preliminary Plan); DEVELOPMENT ORDINANCE- Section 16.50.040.C.3.b.3 (to allow landscape walls and side slopes of three(3) horizontal to one(1)vertical in the proposed stormwater detention basins in lieu of side slopes of four(4)horizontal to one(1)vertical); Section 16.50.070.D(to allow a 50- foot right-of-way instead of 54 feet from the centerline of Illinois Route 83, providing a standard parkway width of 10.5 feet and an adequate easement for sidewalk maintenance), in accordance with the testimony given and the exhibits provided at the public hearing. Commissioner Samuels spoke in favor of the proposal stating the Village is in need of more - business opportunity, employment opportunities and the property tax relief for residents which comes with economic development. Town Center has foundered for a long time but he sees this as the type of thing which will help make Town Center what is was intended to be,which is a combination of a downtown business district with a mix of other uses including entertainment and residential. He stated this development fits in well with the concept for Town Center and the proposed use will be a nice facility. He stated the Plan Commission must balance the concerns of adjacent residents with the need for development in the community, and this developer has gone to great lengths to address the concerns of all involved. He stated he will be voting in favor of the motion and stressed his belief that the people living in the area will come to see this facility as a good neighbor. Commissioner Krug spoke in support of the project and stated it is good to see a developer from Buffalo Grove bringing something back to the community. He stated this facility will be bringing - business back to the Town Center and will be a good neighbor for the residents. Buffalo Grove Plan Comm-Regular Meeting-February 19, 1997-Page 2 Commissioner Ottenheimer stated this presentation was one of the best he has seen. He stated he will support to project which has come a long way from the original plan. He did, however,voice his concern at springing last minute issues on the Commission and would have liked some advance notice about the Signature Rooms as well as the additional variance request concerning the Route 83 right-of-way. Mr. Schwartz stated with regard to the variance for Route 83,there was no surprise intended. He stated it was something determined with Village staff subsequent to the last workshop. He noted that the right-of-way has already been established adjoining Town Center, so the variation is acknowledging an existing condition. Commissioner Berman spoke in favor of the plan,noting it has come a long way. He stated this will be an outstanding addition to the Village. He noted that it is seldom that both the Village traffic consultant and an independent traffic firm agree so conclusively on an issue. He further noted that issues of noise and vagrancy can be addressed in other ways if they become a problem. He stated the project will be a viable and welcome addition to the Village. Commissioner Howard stated she would like to echo what has been said and is also in support of the proposal. Commissioner Trilling stated he also supports the proposal but stated some rethinking of the Signature Rooms may be in order to create something smaller. Chairman Goldspiel stated he agrees with both Commissioners Trilling and Ottenheimer. He stated he is somewhat disappointed that the Signature Rooms are not more architectural rather than commercial. However, he will support the motion as he feels this plan will work. He stated he hopes some extra effort is put into the appearance of the Vista point to make it something really special. He further stated that this is very much within the scope of the original Town Center concept. Commissioner Lundine stated he,too, will be supporting this project. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Samuels, Berman, Lundine, Trilling, Ottenheimer, Goldspiel NAYES: None ABSTAIN: None ABSENT: Rosenston The motion passed 8 to 0. CHAIRMAN'S REPORT -None Buffalo Grove Plan Comm-Regular Meeting-February 19, 1997-Page 3 FUTURE AGENDA SCHEDULE Mr. Pfeil noted there will be a public hearing on March 5, 1997 followed by a regular meeting PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT-None NEW BUSINESS -None AD.1QLIR1 .MENT Moved by Commissioner Berman, seconded by Commissioner Lundine and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 11:45 p.m. Respectfully submitted, F Ru n, ecording Secretary APPROVED BY: c N GOLDS 1EL, C Buffalo Grove Plan Comm-Regular Meeting-February 19, 1997-Page 4