2000-02-02 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
February 2,2000
Village of Buffalo Grove,Arboretum Golf Course,Proposed maintenance
facility and site improvements,401 Half Day Road,Amendment of a
Special Use and Preliminary Plan in the R-8 District--Workshop#3
Belmont Village,Proposed senior citizen assisted living facility,Buffalo
Grove Town Center,4.51-acre site north of Town Place,adjacent to
Buffalo Grove Road and IL Route 83,Amendment of a Planned Unit
Development(P.U.D.)And Preliminary Plan and change of B-5 sub-district
designation from Commercial to Residential—Workshop#2
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. Samuels
Mr. Trilling
Mr. Ottenheimer
Ms. Dunn
Mr. Feldgreber
Mr. Johnson
Mr. Panitch
Mr. Smith
Commissioners absent: None
Also present: Mr. William Brimm, Director of Finance
Ms. Carol Sente, Sente&Rubel
Mr. Skip Lindberg,Sente&Rubel
Mr. Kenneth Lattanzi,MTI Construction Services
Mr. Andy Jones, MTI Construction Services
Mr. Rick Read,Buffalo Grove Golf Course
Mr. Carmen Molinaro,Buffalo Grove Golf Course
Mr. Harold Francke,Piper Marbury Rudnick& Wolf
Mr. Steven Hovany, Strategy Planning Associates
Mr. Michael Werthmann, Kenig, Lindgren, O'Hara,Aboona, Inc.
Mr. Timothy Nelson,Allen L.Kracower&Associates, Inc.
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 1
Mr. Stephen Brollier,Belmont Corp
Ms. Kathy Farr,Belmont Corp.
Ms. DeAnn Glover,Village Trustee
Mr. Richard Kuenkler,Village Engineer
Mr. Robert Pfeil,Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Samuels, seconded by Commissioner Trilling to approve the minutes
of the regular meeting of December 1, 1999. Chairman Goldspiel noted several corrections
necessary on pages 4, 7, 8 and 11. All Commissioners were in favor of the amended motion and
the motion passed unanimously with Commissioner Dunn abstaining.
Moved by Commissioner Smith, seconded by Commissioner Johnson to approve the minutes of
the public hearing and regular meeting of December 15, 1999. Chairman Goldspiel noted some
required corrections on pages 3 and 6. All Commissioners were in favor of the amended motion
and the motion passed unanimously.
Moved by Commissioner Johnson, seconded by Commissioner Ottenheimer to approve the
minutes of the public hearing and regular meeting of November 17, 1999. All Commissioners
were in favor of the motion and the motion passed unanimously with Commissioner Dunn
abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Dunn attended the Village Board meeting on January 24,2000 at which meeting
the Board approved the Praedium Development on Buffalo Grove Road north of Lake Cook
Road adjacent to Walgreens. After much discussion,the Board gave its reluctant approval to the
project. She further noted the Board decided not to refer the rezoning of 1001 Johnson Drive to
the Plan Commission since there were no substantive policy issues and the rezoning matter could
be handled directly by the Village Board.
Commissioner Johnson attended the Village Board meeting on January 10, 2000. President
Hartstein enunciated his goals for the millennium,including the development of new buildings
for the Village, including the golf course facilities,and to improve and emphasize internal
development involving commissions and committees,including seminars and training sessions.
The Village Manager gave an in depth proposal for the Arboretum facility development
feasibility study which determined the size for the new clubhouse facility should be in the range
of 225 for seating capacity. That will be presented to the Plan Commission at a future date. A
public hearing was held on the Northwest Community Hospital proposal that had previously been
approved by the Plan Commission. There was a change from the recommended plan which was
as a result of an error on the part of the developer. The communication tower was to be 140 feet
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 2
instead of 120 feet. He noted he was questioned as to whether that would cause any difference in
the Plan Commission's approval and stated he did not think it would. Therefore,they approved
the plan. He also noted the recipient of the Golden Bison Award was the Panitch family.
VILLAGE OF BUFFALO GROVE,ARBORETUM GOLF COURSE, PROPOSED
MAINTENANCE FACILITY AND SITE IMPROVEMENTS,401 HALF DAY ROAD,
AMENDMENT OF A SPECIAL USE AND PRELIMINARY PLAN IN THE R-8 DISTRICT--
WORKSHOP#3
Mr. Brimm summarized the questions which remained outstanding since the last meeting on
December 1, 1999. He noted the masonry exteriors for the wall and fence pillars needed to be
discussed. The objective was to find materials more complimentary rather than contrasting
which would also be compatible to the surrounding residential materials. In that regard,the golf
staff actually took all the samples and walked through the yards in the residential area and came
up with two masonry colors that were compatible that would be integrated into the building and
the fence pillars.
Mr. Brimm stated the roof line and materials follows the prairie style which was the consensus of
the Commission. The height of the roof has been lowered to approximately 30 feet and the eave
and soffit has been extended out well over the wall as was requested. The metal roof which was
originally proposed is continued in the color as originally proposed.
Mr. Brimm stated one of the items also discussed and suggested was that the footprint of the
building be moved away from the south property line from the residential homes in the
Woodlands. He noted it is now 37 feet from the south lot line and exceeds the recommended
setback of 35 feet.
Mr. Brimm noted the stormwater management item will be discussed by the Village Engineer
who has recommended a fee in lieu of ordinance.
Mr. Lindberg reviewed the masonry samples and the two colors used in the pier and panel
approach. He noted there is a decorative cement band that goes across the entire building above
the windows and a second one that happens underneath the windows for most of the perimeter of
the building. This is in a effort to refer to the clubhouse building which will have a series of
piers and open glazing in set panels. The roof has been reduced to two and twelve which is
possible with the standing seam roof. They attempted to do this with a shingle roof but the
resulting appearance was a much higher roof which was not as appealing.
Mr. Lindberg also reviewed the landscape plan noting the building has been shifted so that the
distances are exactly halfway on the south and north lot lines at 37 %2 feet. Moving this building,
means that two additional trees will be lost, one of which is of questionable value. The storage
tanks for the fuel have been moved to the furthest corner of the yard.
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 3
Chairman Goldspiel asked about the 8 foot high fence which is noted to appear to be 9 feet in
height when the 6 inch base and 9 inch stone cap are included. A variation of the Village's fence
code will be needed.
Mr. Lindberg stated they can reduce the overall height of the fence to 8 feet. He noted the fence
gets over that height at the piers with the decorative cap and they will reduce the entire fence
down to 8 feet at that point.
Commissioner Trilling stated he would leave it to the discretion of the architects as to the height
of the fence and he would have no objections to having the pier somewhat taller for a smaller
portion of the fence.
Chairman Goldspiel noted the variation will be needed anyway if the fence is over 6 feet.
Commissioner Samuels stated he does not see a problem with an 8 foot fence here which is
trying to hide a maintenance yard. This fence was brought down from 12 feet which definitely
was too high, but 8 feet seems reasonable for this development. It is not harmful as far as
aesthetics is concerned and it is functional as it does hide what goes on inside. He further noted
that all the comments made by the Plan Commission about the aesthetics of this building have
been taken to heart and the building looks very nice now.
Commissioner Samuels asked about the lighting and especially about lighting in the maintenance
yard.
Mr. Lindberg stated there are luminaries on the inside of the piers and there are some lighting
fixtures over the doors for those areas
Commissioner Samuels asked if there is any cutoff on the timing of the lights.
Mr. Lindberg noted they can certainly do that.
Mr. Molinaro stated they could have one half of the lights shut off at night.
Commissioner Trilling asked if the split face stone would possibly give more texture to the
building and be more suitable.
Mr. Lindberg stated there is the possibility of using the split face on the piers for the fence and
\./ using it on the piers below the accent band on the top.
Commissioner Trilling stated he personally feels the split face might lend some architectural
detail and change in texture.
Commissioner Trillingasked about the colors for o the overhead doors.
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 4
Mr. Lindberg stated they will be in a matching standard beige color.
Commissioner Trilling asked what the gate entrance to the yard will be constructed of.
Mr. Lindberg stated it will be constructed of basically the same material as the fence but rolling,
noting there is a steel frame in the fence itself.
Commissioner Trilling asked if there is any need for exhaust fans or any such systems.
Mr. Lindberg noted there will be a number of small exhaust mushrooms on the west side of the
building.
Commissioner Smith stated he would like to hear a summary on stormwater management.
Mr. Kuenkler stated that with the redevelopment of the golf course,including the clubhouse, it
appears there will be a slight additional detention requirement created. He stated they are
suggesting they come up with a fee in lieu of detention ordinance for small incremental detention
requirements which is permitted under the Lake County ordinance. Once doing that,they would
recommend that be applied to this project.
Commissioner Ottenheimer asked for an explanation of fee in lieu.
Mr. Kuenkler noted there would be a scale determined for every acre foot of detention bond that
would be calculable for any development and that rate would be applied and accumulated by the
Village and used for drainage type improvements somewhere within the Village.
Chairman Goldspiel asked if the increased amount of water runoff would have any effect if no
detention is provided for it.
Mr. Kuenkler stated no.
Commissioner Trilling asked why it is even necessary to collect any fees in lieu of detention
since the Village is the developer of the site and the beneficiary of any monies that are collected.
Mr. Kuenkler noted it would be a provision that is allowed under Lake County and it is a Village
ordinance, which he is in the process of drafting. The Village would be custodian of the funds
but the theory is that those funds need to also be expended within the watershed for some type of
benefit.
Commissioner Johnson stated that since the incremental increase in stormwater detention need is
so small here,rather than building a very small pond or adding to a nearby pond for detention,
they would pay the money to themselves and then that money would be used somewhere else
within the watershed to create additional detention at another site or somewhere offsite to keep
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 5
the overall amount of detention roughly equivalent.
The Commissioners all agreed this project was ready for a public hearing.
BELMONT VILLAGE, PROPOSED SENIOR CITIZEN ASSISTED LIVING FACILITY,
BUFFALO GROVE TOWN CENTER 4.51-ACRE SITE NORTH OF TOWN PLACE,
ADJACENT TO BUFFALO GROVE ROAD AND IL ROUTE 83,AMENDMENT OF A
PLANNED UNIT DEVELOPMENT(P.U.D.)AND PRELIMINARY PLAN AND CHANGE
OF B-5 SUB-DISTRICT DESIGNATION FROM COMMERCIAL TO RESIDENTIAL--
WORKSHOP#2
Mr. Harold Francke stated this is the second workshop to consider this proposal for the northern
end of the Town Center. He noted they want to focus on five areas relative to the last workshop
meeting. First is more specific information on need and analysis of more local market demand
for this proposal. He noted the submittal of a lengthy report relative to this information. Second,
they would like to discuss the issues of parking. Then they would like to walk through some of
the site plan revisions made pursuant to Plan Commission comments and discussions with the
Fire Department and also some of the land use issues. He noted they will address the
architectural concerns expressed by the Commission at the last meeting. Finally,they will
answer questions with regard to the outlot.
Mr. Francke noted they have had ongoing discussions with the Village administrator and Village
attorney and feel comfortable that they will get to the point where the Village board and the
Village is comfortable as to where they are proceeding with respect to the outlot,even though
they do not as yet have a specific use and specific user. They have gone through some concepts
and ideas with staff about how to get over this hurdle. It appears the Village board, at least
informally, is amenable to this development moving forward with the assisted living component
of this proposal.
Mr. Hovany stated assisted living is for seniors who cannot live independently for any number of
reasons, but are not sick enough to require a nursing home. Just by reviewing the age and
demographic statistics of the area,they can make estimates of the probable demand. Within five
miles there is currently about 601 demands for assisted living beds. About 80 percent of the
people will come from five miles. People who go to assisted living are very locally based, and
the 20 percent remainder are generally moving in to be near a child. A five mile radius has a
demand for about 721 beds. Within that five mile radius from the site there is currently in place
and planned 256 units. The project is therefore quite feasible from a demand perspective. It is
\./ also a very good site from a marketing perspective. The closest competitor to this parcel is the
Sunrise Assisted Living facility and they are almost 90 percent full.
Chairman Goldspiel asked what the difference is between a nursing home and an assisted living
facility.
Buffalo Grove Plan Commission-Regular Meeting-February egu g ebruary 2,2000-Page 6
JI
Mr. Hovany stated it is purely in the level of care. Assisted living really does not provide
medical services to the residents. Everyone who is frail and cannot get out of bed does not
necessarily need a nursing home.
Mr. Francke noted that the 1998 Comprehensive Plan identifies that persons in the Village from
age 60 and over increased from 1068 in 1980 to 3700 in 1994. The demand obviously comes as
parents become older and people want their family close by.
Mr. Werthmann noted the main issue is the parking demand and parking supply. He stated there
will be 158 units and Belmont Corp. is committed to providing 79 parking spaces plus 8
landbanked parking spaces for a total of 87 spaces. The 79 spaces will give a parking ratio of
0.50 or 1 parking space for every two units. The 87 spaces will give a parking ratio of.55. The
surveys done by national companies indicates assisted living has a peak parking demand between
0.22 to 0.35 parking spaces which is well below the 0.5 parking ratio being provided.
Mr. Werthmann stated they surveyed the Sunrise facility on Half Day Road which currently
provides a total of 78 units and 41 parking spaces which is a parking ratio of 0.525. This is very
similar to that proposed by Belmont Corp. The Sunrise facility was surveyed on a peak Sunday
from noon to 4:00 p.m. and on a weekday from 7:00 a.m. to 10:00 a.m. as well as the afternoon
period. The peak demand there was 24 parked vehicles which is a parking ratio of.32 which is
in the range found in all the surveys of national publications. As such they feel the 0.50 parking
ratio is more than sufficient to accommodate the parking demands of Belmont Village.
Mr. Werthmann further noted a second issue was the likelihood of obtaining access onto Illinois
83. In the previous application for the banquet facility and the hotel,they had gotten preliminary
approval from IDOT for access at that location. They have not as yet spoken to them about this
project but feel IDOT will still honor that access drive.
Commissioner Ottenheimer asked what the peak times are for facilities such as this.
Mr. Werthmann noted there are several different peaks. One is during the day when employees
are there and the other is on weekends when there are more visitors. The nice thing about
assisted living facilities is that there is some shared parking between the employees and visitors.
Commissioner Ottenheimer asked how many employees there would be during the week versus
the weekend.
Li Mr. Werthmann noted the peak in employees is 32 which is during the weekdays and on
weekends there are approximately 25 employees.
Commissioner asked if even three fourths of the residents had visitors on the weekends and with
the number of employees on weekends there could possibly be a problem and he asked if there
were any other type of parking arrangements with the rest of Town Center for additional parking.
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 7
Mr. Werthmann noted he believes they do not have other arrangements and that is because they
strongly believe that this parking is sufficient. There just are not that many visitors at any one
time. Secondly,many visitors come to pick up the elderly residents and take them off site. The
surveys have shown that are virtually no occasions when the number of vehicles, including
visitors, exceeds the available parking. Sunrise has had no problem at its Buffalo Grove facility,
and a comparable amount of parking will be provided for the Belmont development.
Chairman Goldspiel noted that Sunrise did make an arrangement for overflow parking with the
medical facility next door.
Commissioner Ottenheimer asked if Sunrise has ever needed to utilize that extra parking.
Mr. Pfeil noted the petitioner has stated that 24 vehicles is the peak number observed at Sunrise
Assisted Living on Route 22.
Commissioner Ottenheimer asked about traffic at the facility.
Mr. Werthmann stated the traffic from the assisted living facility is very low. During peak
periods they expect approximately 35 vehicles in the morning peak hour and approximately 35 in
the evening split relatively evenly between inbound and outbound. Assisted living facilities are a
good addition to the community because they do not generate a lot of traffic.
Commissioner Ottenheimer asked what kind of shifts the employees work.
Ms. Farr stated they work from 6:30 a.m. to 2:30 p.m.,2:30 p.m.to 8:30 p.m. and 8:30 p.m. to
6:30 which are roughly eight hour shifts. She stated they try to have the shifts come and go
during non peak hours so that they are not creating traffic flows.
Chairman Goldspiel asked if the traffic consultant had looked at the entrance to the principal
parking lot and how close it is to Route 83.
Mr. Werthmann stated it is about 80-100 feet from Route 83. He noted they do not see a
problem with that exit for several reasons. The volume of traffic entering and exiting the facility
is low and the traffic along the new road is also low volume so the access should not present a
safety or operational problem.
Chairman Goldspiel noted the designation of fire lanes in the middle of the parking lot on the
plan in several places. He asked what that means from a traffic viewpoint.
Mr. Brollier stated that at the last workshop meeting there was a question raised as to whether the
Fire Department had reviewed the plan. He noted he discussed the plan with the Deputy Fire
Marshall and located fire hydrants on the plan and where the fire lanes should be located. The
plan is a reflection of the Fire Marshall's comments and where he would like to see the fire lanes.
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 8
He further noted the Fire Marshall's main concern was with accessibility to all sides of the
building and location of fire hydrants. He also realizes the Fire Department will be reviewing
plans further and this plan is not completely final.
Chairman Goldspiel asked about access closer to the building and if any vacant spaces would be
needed there for the Fire Department.
Mr. Brollier stated the Fire Department felt they would be able to access the building from ladder
trucks and was not a concern.
Mr. Nelson stated they designed the site and noted the fire lane designations in the middle of the
fire lane need signage and such signage would indicate this was a fire lane and no parking
allowed in the aisle ways.
Mr.Nelson reviewed the design with respect to the comments noted in Mr. Pfeil's memo of
January 28, 2000. He stated this property is located at the north point of Town Center. He noted
there is residential to the north and west in primarily 2-story townhome and single family homes.
The adjacent buildings to the south are 5-story residential complexes. The Belmont proposal
falls between those two and is a mixture of architecture and is of a residential character. In
height it falls right between the 5-story residential complex to the south that is part of Town
Center and the 2-story residential to the north and across Route 83 and Buffalo Grove Road. He
noted they feel this complex will make a nice transition into Town Center. The mass of the site
and the mass of the building is very similar in nature to an office building at the northeast corner
of Buffalo Grove Road and Route 83.
Mr. Nelson noted there is a question of the density of the site utilizing the 4.5 acres. He stated
the density of the site is calculated on the total site area of 6.1 acres. With the entire 6.1-acre site
they have 26 dwelling units per acre plus a restaurant, 17 percent lot coverage, and an FAR of
.41. If you go to the 4.5-acre site, they have 35 dwelling units per acre without the restaurant site
to the south which is 19 percent lot coverage and an FAR of.52. He noted that the density
calculation can be adjusted depending on how the size of the site area is delineated.
Mr.Nelson stated they show 78 parking spaces on the plan but they could easily accommodate
79 spaces with some minor changes as well as using the landbanked parking In addition,with
relation to the landbanked parking,there is a 20 foot setback off the gas station property and
Route 83 per ordinance. The landbanked parking is currently not shown as a 20 foot setback off
the internal roadway. This is really an internal access roadway and this is one of the items they
�./ will work out with staff.
Mr. Nelson noted the memo also states the south side of the building appears to encroach into the
25 foot yard along Town Place Pkwy/Circle. He stated they have a setback dashed line on the
plan which is the limit of the building and they will be able to achieve the 25 foot setback.
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 9
Mr. Brollier stated the Belmont architecture is a traditional design which is intended to blend
with surrounding residential areas and provide a transition into the Town Center area and the
condominium project. In response to Plan Commission comments,they have increased the
percentage of brick on the building to reach up to 57 percent,with the first two floors reaching up
to 70 percent. This serves two issues: there was a concern with the visibility or view from the
Buffalo Grove Road side. They have added the brick in that area so that would be as attractive as
the other three sides of the building. There is a variation of roof pitches and lines to
accommodate a hierarchy of roof design. The building is a nice transition from the surrounding
residential areas into the Town Center and condo project.
Commissioner Ottenheimer asked how a development like this benefits the Village of Buffalo
Grove.
Mr. Brollier stated the proximity of this kind of development is good for business at the Town
Center. He noted they have a van which takes the seniors out to various functions or shopping or
any type of community activity. Many relatives come by and take them out into the community
for shopping and restaurant visits. He noted they feel that since the majority of the seniors will
be coming from the Buffalo Grove community,they will continue to stay in the community and
go to areas in the community.
Commissioner Ottenheimer stated he is uncomfortable with the lack of any specifics for the
commercial development and how it would impact parking,traffic and what type of commercial
development is envisioned.
Mr. Brollier stated they are continuing their search for a user for that parcel and they continue to
get phone calls from interested parties. He noted they are trying to find the right party as they are
interested in a successful entity for that location. It has become more difficult than they realized
in the beginning. They believe that it will eventually turn up.
Commissioner Ottenheimer asked if Belmont would continue with their plans despite not having
a commercial entity.
Mr. Brollier stated that was correct.
Commissioner Ottenheimer asked what happens if no user is found for the commercial property.
Mr. Francke stated that is an issue they would like to find out how the Village feels. He noted
they will continue to try and they have indicated the original suggestion from the Village was
their desire for a restaurant there. He noted they have shared a detailed list of the restaurants they
have contacted with staff. At the last meeting a number of commissioners noted this may not be
a great site for a restaurant and they had started talking about other commercial,sales tax
generating uses. There has been an expression of interest from some types of uses, some which
are commercial uses,but not necessarily a sales tax generating use for the site. He stated they are
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 10
prepared to not move forward with the development of this parcel until the Village is
comfortable with how that issue is being handled. Until the Village is comfortable with what is
happening with the site and is assured that Belmont Corp will continue to vigorously try to get
the site utilized for commercial use,they will not move forward.
Mr. Francke stated this area of the Town Center was originally designated for residential use. In
1986 the redevelopment project area was established pursuant to the TIF ordinances which were
adopted. It was at that time that this part of the Town Center was designated for office use and a
large area designated for residential use. Within that residential area,a portion of the area
became the post office. There was always the concept that there would be residential and it
specifically identified an area within this residential for senior housing. In 1997 the Village
approved a rezoning for a hotel and banquet facility. In 1998 the Village adopted a new
comprehensive plan which designated this area as commercial office. He noted they feel the
proposed development is a very appropriate use because of the trend of development. Whether it
was zoned or targeted for residential use under the original ordinance and has been redesignated
for office use or hotel and banquet facility,the fact of the matter is this parcel has remained
vacant for over 20 years after its initial zoning.
Mr. Francke stated this project meets a need in the Village. There are very limited facilities
around and the ones that are virtually full. The population is aging and people want to be in a
place close by to family. He noted that the Village is counting on increment from the TIF and for
20 years there has been no increment for this parcel. This proposed use will generate
approximately$250,000 in annual property taxes just to the school districts. There has also been
evidence of support from surrounding neighbors so that there is a use that is compatible and
supported by surrounding neighbors.
In summary, Mr. Francke noted they realize they must deal with the outlot issue and understand
the concerns. He stated they feel there are many benefits in this proposal for the Village and in
the final analysis it would be a great addition to the Town Center.
Commissioner Ottenheimer asked what assure there is that if this project goes forward, the
petitioner will continue to vigorously look for commercial tenants.
Mr. Francke stated that is what they want to discuss with staff,although they are prepared to
make the Village comfortable with that fact. He noted they have had some discussion with the
Village Manager and Village Attorney on some different concepts. Everyone has agreed that
they need not pursue the concepts further until the developer knows the commission is more
`./ comfortable with the bigger part of the puzzle.
Commissioner Ottenheimer asked if those issues involve the Plan Commission.
Mr. Francke stated if the Plan Commission agrees in terms of getting a greater comfort level, it
affects the Commission in the sense that should they get to the point that the project can be
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 11
moved on to the Village Board with a recommendation,it would not be inappropriate for the
Commission to make, as one of the conditions,that the outlot issue be tied up.
Commissioner Panitch asked Trustee Glover if she was involved in whatever terms would make
the Village comfortable.
Trustee Glover stated she would not personally vote to send this development out to be built until
there was a user the Village was satisfied with on the second site to be built simultaneously.
Commissioner Panitch asked if the use needs to be a tax generator of some substance.
Trustee Glover stated that was basically the concern of the Board.
Commissioner Panitch asked the developer if they were pursuing the tax generating angle more
vigorously than non-tax generating users.
The developer stated yes.
Commissioner Trilling stated he feels this would be a wonderful use for this site which will
blend with the neighborhood and will provide a need within the Village. However,it is the
compatibility of the second site that is a concern and he urged the developer to continue to seek
such a user. He further noted he is uncomfortable with the design of the building. He noted
there may be additional ways to use the brick to provide for relief to try to detail the building
more.
Commissioner Samuels stated he would like to see more in the way of detailing as far as the
building is concerned. He further stated he would like to see something more binding on the
second parcel before this development continues further. He noted this is a good use for the site
and does not feel it should have to await development until the second site is ready. However,he
would also like to be sure the second user is restricted in the proper uses.
Commissioner Smith stated this is the commercial site in Buffalo Grove and there should be
more traffic in the area rather than less. Without firming up the commercial site there is no way
he will vote for this development.
Ms. Kathy Farr stated they currently have four projects open and operating. There is one project
under construction in Carol Stream. They hope to start construction on a second project here in
Glenview in the summer. They have projects under construction in southern California and one
in Hollywood Heights, California and in San Jose. She noted they have one project in Houston
which has been in operation for a little over one year and another project in Louisville which has
been open for three months. They also have a project in Nashville which has been open for six
months and there is a project in Memphis which just opened.
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 12
1
Commissioner Smith asked how full the Houston project is.
Ms. Farr stated it is approximately 75 percent leased now and is the same sized project as the one
proposed here.
Chairman Goldspiel noted his agreement with Chairman Smith's points. He noted this
development would change the balance of Town Center. The significance of trying to pin down
a reality based use on the second parcel is that building up this section of the parcel, it reduces
what can be done with the second parcel. If this is a larger piece of vacant land,there are many
more options of what can be done with it.
Chairman Goldspiel noted the whole concept of the Town Center is to have an integrated
pedestrian access and uses. It is very important to tie this part of the center to the rest of the
sidewalk system.
Chairman Goldspiel asked what the square footage of each type of room would be.
Mr. Brollier stated there are three different room sizes such as studio, large and deluxe which
range from 420 square feet to 780 square feet.
Ms. Farr stated they have three sizes of studios such as 350 square feet,410 square feet and 498
square feet.
Chairman Goldspiel asked how those sizes compare to a typical hotel room.
Ms. Farr stated these rooms are about 60 square feet larger than the average assisted living unit
nationwide. She further noted these units can be combined. She stated they have a flexible
architecture where they can take small studios and turn them into larger units.
Ms. Farr stated these units have been designed so that there is the ability to cut a door through the
walls and actually have one unit be a living room,bath and kitchenette while the other unit serves
as the bedroom once a closet is installed.
Mr. Francke stated he understands the opinions of those who are not found of this idea.
However,the point is that despite the economic boom in recent years,this site has remained
vacant. The Village has waited for 20 years for this site to contribute something to the Town
Center in particular and the community in general. He noted they would like to get a greater
`./ sense for the client of the whole commission as to whether they should keep trying or if this is a
waste of time.
Chairman Goldspiel noted that the Plan Commission is a recommending body only and he would
certainly not give up based on negative feedback from the Commission.
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 13
Commissioner Trilling noted the uncertainty lies with the second site and if the developer were to
come with more information on that second site,they would be in a better position.
Commissioner Ottenheimer noted his feeling are that he is not sure he can support the project
unless he knows there is a good commercial use there or some arrangement that is satisfactory.
Chairman Goldspiel asked how this project affects the TIF.
Mr. Pfeil stated he will get an assessment on that issue from the Village finance director. He
stated he does not believe the financial structure of the TIF is affected by the land use on this site.
He noted concern,however,with the issues expressed by the Commission about the balance of
land use in the Town Center.
Chairman Goldspiel stated he feels an office use would be a far better use here in terms of
providing opportunities and balance within the community that are lacking. He noted the Village
has a relatively small inventory of high-quality office space. However,if he could be convinced
that the residents of this facility would use the Town Center,the park,etc.he would probably feel
better about the development. The problem with this development as far as he can see is that the
residents would not be using the Town Center,participating in the center or adding to it and it is
just another piece of slicing away of the planning support for what the original Town Center
concept is.
Mr. Francke noted that until the ordinance approving the hotel and banquet facility was adopted
in 1997,this site had been designated for 104,000 square feet of office use. That would generate
significantly less in real estate taxes than what this development is proposing. In addition,the
Belmont facility would have residents,so there would be income tax allotments and motor fuel
tax on a per capita basis.A commercial use of the property may reduce real estate tax dollars for
11 the school districts while generating sales tax dollars for the Village.
i
Chairman Goldspiel noted he was speaking about the viability of the Town Center and creating
enough population usage and activity.
Commissioner Samuels stated that this 4 to 6 acre area is not going to have a significant impact
on the overall development and viability of the Town Center. What has happened at Town Center
is the result of previous decisions and larger scale developments such as the theaters and the
grocery store. Commercial districts need adequate size to develop properly,and Town Center
hasn't achieved this size or established a viable mix of commercial uses. To think that the
Belmont site will materially affect the character and viability of Town Center is a mistake. The
proposed residential use is very compatible with the existing residential at the north end of the
Town Center. To preserve the smaller Belmont parcel for commercial development is fine, and
eventually a use will occupy the site.
The consensus of the Commission was to hold another workshop meeting.
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 14
Commissioner Johnson suggested the next meeting concentrate on the architecture,the
pedestrian traffic pattern and the outlot issue.
CHAIRMAN'S REPORT-None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting will be held on February 16,2000.
STAFF REPORT
Mr. Pfeil noted he has distributed information about the annual report that the Plan Commission
and other volunteer boards are being asked to prepare for review by the Village President and
Trustees. He indicated that he would prepare a draft report for the Commission to consider.
Chairman Goldspiel noted the following items to be addressed in such a report:
1. How many meetings have been held
2. How many developments have been recommended
3. Zoning Map Amendments
4. Number of Commissioners who have joined and/or left the Commission during the year
NEW BUSINESS -None
Commissioner Panitch noted that two new office buildings on Hastings Drive have created a
tremendous problem with the number of employees and the lack of parking. There is now
parking on the street which is now creating a hazard to a lot of other elements around that area.
In addition, there is a camp and school supply store next door with many children coming into
the area.
ADJOURNMENT
Moved by Commissioner Johnson, seconded by Commissioner Feldgreber and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:50 p.m.
Respectfully submitted,
Fay Rubin,Recording Secretary
APPROVED BY:
STEPHEN GOLDSPIEL, Chair
Buffalo Grove Plan Commission-Regular Meeting-February 2,2000-Page 15
{