1996-11-20 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 11/20/96
Type of Meeting: ❑ Regular Meeting
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
November 20, 1996
Powernail Company, south side of Illinois Route 22, east of the
Wisconsin Central Railroad line,Approval of rezoning from
the Residential Estate District to the Industrial District
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 #1
Chairman Goldspiel called the meeting to order at 8:00 p.m. in the Village Council Chamber,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Rosenston
Mr. Samuels
Mr. Lundine
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: Mr. Berman
Also present: Mr. Steven Elrod, Burke, Weaver& Prell
Mr. Ron Domkowski, Powernail Co.
Mr. John P. Green, Groundwork, Ltd.
Mr. Richard F. Vane, Groundwork, Ltd.
Mr. Donald O'Hara, Kenig, Lindgren, O'Hara, Aboona, Inc.
Mr. Mark Schwartz, Marc K. Schwartz & Associates
Mr. Nick Pyknis, The Signature Room
Mr. Rick Roman, The Signature Room
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES -None
COMMITTEE AND LIAISON REPORTS
Commissioner Howard stated she attended the Village Board meeting on November 18, 1996
which reviewed the five year capital improvements plan for the Village which will be approved
on December 3, 1996.
POWERNAIL COMPANY, SOUTH SIDE OF ILLINOIS ROUTE 22, EAST OF THE
WISCONSIN CENTRAL RAILROAD LINE, APPROVAL OF REZONING FROM THE
RESIDENTIAL ESTATE DISTRICT TO THE INDUSTRIAL DISTRICT
Moved by Commissioner Samuels, seconded by Commissioner Krug to recommend to the
Village Board approval of the petition of a rezoning from the Residential Estate District to the
Industrial District with the following variations: Zoning Ordinance - Section 17.48.020.F.5.a.
(To allow the as-built parking area, driveway and fire lane pavement to encroach in the required
50-foot wide landscaped yard along Route 22); Section 17.48.020.F.7. (To allow a building
height of 70 feet for the middle portion of the existing building instead of 50 feet), pursuant to
the Notice of Public Hearing and Petition as filed with the Village and pursuant to the testimony
and exhibits presented at the public hearing, subject to appropriate sewer and water agreements
as discussed with the Village Board.
Commissioner Trilling stated that in light of the fact that Town & Country has already erected a
five foot high fence which they consider sufficient screening for their residential property, it
would appear this fence should be sufficient and no additional cost should be borne by this
petitioner to construct any additional fencing at this time.
Commissioner Samuels noted he agrees with Commissioner Trilling and further stated this
petition is merely asking to maintain what is essentially a status quo and to give legal sanction to
the actual use on the property and to bring it into conformance. Under the circumstances it
would be inappropriate to start putting expensive or onerous conditions on a petition such as this.
The petitioner has acted reasonably and has now willingly come to the Village to ask for
rezoning.
Chairman Goldspiel stated he agrees that it is desirable to rezone the industrial use from the
Residential Estate into the Industrial District.
Chairman Goldspiel called for a vote on the motion and the vote was as follows:
AYES:Krug, Howard, Rosenston, Samuels, Lundine, Trilling, Ottenheimer, Goldspiel
NAPES: None
ABSTAIN: None
ABSENT: Berman
The motion passed 8 to 0.
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#1
Commissioner Rosenston stated that due to a possible conflict of interest, he will step down from
the discussions and will not vote on this issue.
Mr. Schwartz of Marc K. Schwartz & Associates, stated he represents McHenry Development as
the petitioner. He stated they are here pursuant to a referral which was passed unanimously by
the Village Board on October 21, 1996. The petition seeks an amendment to the existing B-5
Town Center P.U.D. This is a change in the existing sub-district to allow commercial use in an
office use designation as well as the approval of a Preliminary Plan. The site in question is a
6.1-acre parcel within the B-5 Town Center District.
Mr. Schwartz stated a number of issues were addressed at the pre-application conference and the
referral hearing which centered around the height and separation of the proposed facility and the
existing structures, the traffic flow both in the interior loop roadway and on Route 83 and
Buffalo Grove Road, and the issue of the proposed facility and its location on the development
site. Mr. Schwartz noted the plan has been modified extensively since it was submitted to the
pre-application conference.
Mr. John Green of Groundwork, Ltd. stated the site is the northernmost anchor of the Town
Center B-5 District and it is also the very northernmost vista which was created over the years
starting from St. Mary's steeple extending along a common center line. The site wraps around
the northern portion of Town Center from the Humana office building over to the northernmost
access point to the Town Center complex on Buffalo Grove Road. The original concept plan
consisted of a proposal to include a 1,000 person dividable banquet facility of about 11,000
square feet, business conference space of about 3,000 square, 150 room 6-story hotel, 2-story
parking structure along the east portion of the site and no new accesses along Buffalo Grove
Road or Route 83 which was consistent with the original intent of the Town Center development.
Mr. Green stated the Trustees at the referral asked the developers to look first at the access. In
addition they asked that the following items be addressed:
1. Traffic flow to and from the site and its impact on the existing residences from the loop
road
2. Review the traffic impact, especially with reference to the times of impact
3. Impact of the parking structure to adjacent residential
4. Impact of the hotel structure to the surrounding community especially as it relates to
height and/or separations
5. To maximize the landscape enhancement and the potential of landscaping between the
uses on this site and the adjacent multi-family
6. The placement of the buildings and the elements with regards to distances and
relationships to adjacent uses
Mr. Green state this first workshop focuses on the traffic and on the flow to and from the site.
He noted development on the site for the past 10 years has been focused on the center line from
the steeple to the park, from the park to the flagpole, from the flagpole to the gazebo and from
the gazebo up to the pond, from the pond up to the access drive between the two condominiums
and up to the south end of the site. He stated this is intended to be the north anchor of this vista.
Mr. Green stated the uses immediately to the site is B-5 with an existing condominium building
immediately adjacent as well as the proposed condominium building. Also to the southeast is
the Humana office building. The access driveway to the Humana parking lot is actually on this
subject site. Immediately to the east is Cherbourg and to the east and south is the Concord
development. Directly to the north is the gas station which includes a car wash. The car wash is
immediately adjacent to the site. Immediately to the west is single family residences. With the
exception of the single-family, all of the other development came in after the creation of the
Town Center zone.
Mr. Green stated they have obtained preliminary approval from IDOT for full access onto Route
83. They indicate that connection should be done directly opposite Cherbourg Drive. Because
of this the traffic pattern has shifted. Buffalo Grove Road is under the control of Lake County
Department of Transportation. Any further access here will be difficult, if at all possible. To
accent the access onto Route 83 and to de-emphasize the access to and from Town Place
Parkway a number of items have been shifted. The access onto Route 83 is designed to have one
lane in and two lanes out with 100 feet stacking in each of the lanes out. The detention has been
shifted to the north end of the site. This responds also to the opportunity to maximize the
landscaping and softness of the building as it faces to the south. He noted they have worked to
maintain the center line. He stated they have straightened out the main roadway so that it now
comes directly through the site and added a full drop off lane. He noted they have relocated one
of the access points on the loop road to the very south west end. He stated they have also
reduced both of the access points from two lanes out and one in to one lane out and one lane in
on each.
He noted there has been reference made to a 1986 Concept Plan done for about 104,000 square
fee of office space. He stated the office plan had six entrances onto the loop road and no
entrances or access onto Buffalo Grove Road or Route 83 with 324 parking proposed parking
spaces. He further stated they have redesigned the parking structure to be straight. That will
help aesthetically. In addition, by shifting the detention to the north, they are averaging about 35
feet of landscaping in front of the structure adjacent to the future condominium building. He
stated they have reshaped the west parking so that they can allow for circular flow and allow for
the secondary access point as close as possible to the Buffalo Grove Road intersection and
minimize the need to utilize the existing loop road system.
Mr. Green reviewed the building noting the banquet room which is the center piece of the
structure is dividable into up to three rooms. It is designed for up to 1,000 guests and is 11,000
square feet of space. There is 5,000 square feet of kitchen space to service this facility. The
parking shown includes all of this space as it is based on the gross area. There will also be three
business conference rooms of about 30 x 30 feet each on a mezzanine level. It will all be
serviced by a series of public ways that will allow for a nice ambience in the facility with the
ability to go directly to and from the hotel structure or directly to the banquet facility.
Everything is done off of one central entrance which will work well in relation to both the west
parking and the east parking structure.
Mr. Green stated loading and receiving has been placed on the east side and designed so that it
does not face either residential direction and can be screened. There are 160 rooms in the hotel
which has now been moved 22 feet further north from the original plan. It is now 172 feet from
the nearest point on any of the condominium buildings. There is a full drop off lane so the
opportunity now exists to do a complete drop and a complete turnaround in either direction so
that all of the traffic can stay on the site without going out on the loop road to make a
turnaround.
Mr. Green stated they have chosen to take the most conservative interpretation of the Village
ordinances for compiling parking requirements. They have taken the gross area of the banquet
facility, including the kitchen, storage, hallways and calculated it at one space per 100 square
feet of floor area. With 23,000 square feet of space that requires 230 parking spaces. Hotel
requirements are one parking space per room plus parking for employees. Employee accounts
have been compiled from similar sized facilities and the average employee account comes to 15.
They have therefore provided 20 parking spaces for that purpose, for an additional 180 parking
spaces or a total of 410 spaces. Traffic studies indicate somewhere between 338-390 spaces is
necessary for the size and scale and uses of this space.
Mr. Green stated the parking structure to the east is shown as 20 feet tall. It is actually 10-11
feet in height on one half of the parking structure above adjacent grade as a split level structure.
This way they can minimize the impact. On one side the structure will be 5-6 feet high and on
the other it will be 10-11 feet high with a perimeter guard wall around the structure of another 3
feet in height. The hotel is 65 feet tall and 270 feet from the corner of the nearest house. The
hotel is 172 feet from the nearest point on the condominium building. The banquet/conference
facility is 30 feet high and is greater than 200 feet from the closest point on the condominium
building. The banquet hall is also a minimum of 180 feet from the nearest of the Cherbourg
buildings. The parking structure is 110 feet from the closest point of the proposed condominium
building.
Mr. Green stated they are at 32 percent of allowable coverage for principal and accessory
structures. Allowable heights for non-residential uses is 75 feet and they are proposing 65 feet
on the hotel and 30 feet on the banquet facility. Along the arterial roads they have provided
about 40 feet of setback along the banquet hall. The hotel separation is 132 feet toward the
single-family residential. The parking structure is basically 20 feet from Buffalo Grove Road
and on average about 35 feet from the loop road. Detention for the site has been basically
provided. All of the detention for the Town Center development was provided as part of the
basic development. There is some supplemental detention provided due to the differential which
has occurred over time.
Mr. Donald O'Hara of Kenig, Lindgren, O'Hara, Aboona, Inc. stated they have looked basically
at the land use, the number of trips which would be generated by the land use, the parking
requirements and the access and circulation of vehicle traffic on the site. He stated the original
site plan showed a left turn into the development would conflict with left turns going into the
hotel facility and those going to the condominium units. Another area studied was the drop off
which showed a vehicle dropping off a passenger would be pointed in the direction where the
least amount of parking would be and to get to the parking deck required going back out onto the
ring road and then back into the parking deck. With the new site plan this has now been
improved. With the loop road coming in, the access is now aligned with the condominium
driveway so that left turns could occur at the same location with out vehicle conflicts for either
the hotel or condominium buildings. Now that IDOT is allowing full access into the site from
Route 83, signage can be used for identification. He noted The Lake County Department of
Transportation is not keen on an access off of Buffalo Grove Road. However, they have said
that if the Village were to push the issue, they would consider such an access. This would mean
a right turn deceleration lane would need to be added.
Mr. O'Hara stated they now have a drop off area where you can now get to the parking garage
internally as well as the surface lot. Additionally, there will be valet parking with the banquet
facility. Numerous studies indicate that hotel facilities similar to this, demands approximately
.81 spaces per room. Parking requirements for banquet facilities is based on the number of seats
available and amounts to approximately .25 spaces per seat. For every four seats in the banquet
facility one parking space will be required.
Mr. O'Hara stated the banquet facility normally generates very little, if any, traffic in the
morning hours or during the 4-6:00 p.m. rush on a weekday. The hotel is significantly higher
with about 130 vehicles during peak hour and about the same in the morning. There would be a
high inbound during the evening and a high outbound in the morning. The highest peak hour for
this facility will be approximately 155 vehicles in and out during the pm peak hours. Banquet
facilities will normally generate their highest volume of traffic and parking needs in the evening
on Fridays, Saturdays and Sundays. Mr. O'Hara stated the amount of traffic that will be using
the Route 83 entrance versus Buffalo Grove Road will be a significant number well in excess of
50 percent.
Mr. Schwartz stated the plan presented is substantially different than the plan which was
submitted to the pre-application conference. It is different in the following manner:
1. There is now full access to Route 83 which is a critical element in the traffic issue
2. The facility has been moved 22 feet to the north
3. Provided a major landscape buffer on the south end
4. The parking structure is stepped in height so that it is at its lowest point it is 5-6 feet and
about 14 feet at its highest point
5. All turnarounds are now on site within the confines of the site itself
Mr. Schwartz stated this design element in Town Center is a permitted use within the B-5 Town
Center District. This is a pedestrian oriented center with mixed uses. Mixed use was always a
key element and brings together the site on the north end and actually closes off the most
northerly undeveloped area in Town Center.
Chairman Goldspiel asked for a small presentation on the particular uses proposed with a
description of the hotel , banquet facility and so on.
Mr. Schwartz stated the proposed hotel is a 160 room facility. The banquet center is an 11,000
square foot facility seating up to 1,000 guests and dividable into three separate rooms. There
would also be business conference rooms.
Commissioner Howard asked if there would be a restaurant in the hotel.
Mr. Green stated there would not be a restaurant as this is intended to be a facility that is
complimentary to the rest of the Town Center. There are several restaurants already in the Town
Center area. There may be some limited seating for a buffet type breakfast or lunch which
would be limited to hotel guests. This is a hotel that works in conjunction with the banquet
facility.
Commissioner Samuels asked if the Fire Department had a chance to review the circulation on
site and if their equipment would be able to maneuver the turnaround.
Mr. Green stated they have not tried as yet to focus on the access around the facility. The space
is provided so that access can be provided and they will ensure proper radii.
Commissioner Samuels asked if the parking ramp will have interior staircases.
Mr. Green stated there will be two totally enclosed interior staircases.
Commissioner Samuels asked if this hotel would be anything like the proposed Extended Stay
hotel in the Corporate Grove.
Mr. Schwartz noted this hotel would be similar in style to an existing hotel in Buffalo Grove,
albeit more elaborate.
Commissioner Samuels asked if the hotel would have any pools or other amenities.
Mr. Schwartz stated yes.
Commissioner Lundine noted there many be many people who are unfamiliar with the area
coming in off of Route 83 where there will only be one lane in with a lot of cars trying to get in
at one time.. He asked how that would be handled.
Mr. O'Hara stated the problem or backup would not occur at the one lane facility but more likely
at the turnaround, if at all. He further stated they will have better figures at future meetings.
Commissioner Lundine asked for a count of stacked cars from the entranceway on Route 83 to
the loop for the next meeting.
Commissioner Trilling asked what kind of room charges would be used.
Mr. Green stated the market analysis is still being conducted. He noted it is to be the next level
up from the existing hotel in Buffalo Grove which is about $60-$70 per night.
Mr. Schwartz stated they are presently negotiating with a number of hotel operators. The
intention is to be one or two levels above the existing facility in the Village.
Commissioner Trilling asked what the banquet hours would be.
Mr. Green stated they anticipate having that information at the next meeting.
Commissioner Trilling asked if the canopy at the front entrance will extend over the drive area to
the landscaped island.
Mr. Schwartz stated yes.
Commissioner Ottenheimer asked if the intent is for this to be a privately run hotel with a hired
management company or will it be a franchise type of hotel.
Mr. Schwartz stated they are presently discussing different options with different operators. He
noted this will be a nationally recognized hotel. Some of these nationally recognized operators
also use services at times of private management companies to manage their facilities.
Commissioner Ottenheimer asked if there will be any kind of walkway provided when walking
out of the parking structure toward the banquet facility.
Mr. Schwartz stated there is no walkway planned.
Commissioner Ottenheimer noted pedestrians will then have to cross the street and use the
sidewalk.
Mr. Schwartz noted the signage and striping will be as required.
Chairman Goldspiel asked what objective the developer is looking for at this meeting.
Mr. Schwartz stated this is a general orientation with a request for comments concerning the
location of the structures, type of use and all of the different elements presented this evening.
Chairman Goldspiel asked how this development at the north end will effect the commercial
areas of Town Center, if at all.
Mr. Schwartz stated it is anticipated that it will improve the commercial areas at the south end of
the Town Center by bringing more people to Town Center, by bringing more shoppers and
customers. There are a series of mixed use facilities throughout the country where shopping
centers and hotels share common walkways and boundaries and are located in very close
proximity. It is anticipated it will certainly bring more traffic and more recognition to the Town
Center.
Chairman Goldspiel noted the difference here is that there is a residential area separating this
from the commercial area of the Town Center.
Mr. Schwartz stated this is a destination driven development and if the destination is Town
Center, people will become more familiar with what Town Center has to offer. The separation
of the residential component is not something of great concern. The developer of Town Center
is very much in favor of this use and discussion with some of the tenants in Town Center has
shown support for this use because it will bring people to the destination.
Chairman Goldspiel asked for an elaboration of the St. Mary steeple focal point.
Mr. Green stated with the layout as designed they have created two structure points, one of them
directly on the center vista line. He stated their intent is that this also provides an access point
into the facility and that would be a secondary lobby right in the facility off of the banquet hall.
This is a pre-function area where you can have some general seating for people coming in. This
can then be used to create a vertical element through the dramatic feel of the height.
Chairman Goldspiel noted he hopes something dramatic is created and not just a shaft with a
roof on it.
Chairman Goldspiel noted there needs to be more attention paid to internal pedestrian
circulation.
Chairman Goldspiel stated he is concerned with the location and design of the parking structure.
He noted an enormous conflict at the entrance/exit from the structure to the internal banquet
facility/hotel drive. He noted there is minimum space there and someone may have trouble
coming out of that space and seeing around the wall of the parking structure and that would tie
up the circulation road and would tie up the entrance/exit from the parking structure. He further
noted concern with the 11 parking spaces entering so close to the drive to Route 83. He also
noted concern with the northwest corner of the parking structure which again has a visibility
issue for the drive that curves away, with particular concern with the small row of parking spaces
that are there.
Chairman Goldspiel stated he is uneasy with the 15 foot setback from the loop road and the 10
foot setback from Route 83. Setbacks are required for visibility and safety purposes and he does
not like to see those compromised. He further noted this parking deck will buffer the road
sounds from the condominiums but may impact noise on to adjacent homes on the other side of
the street. He asked that some thought be given to how some of the noise echo might be
mitigated.
Chairman Goldspiel asked how the tax impact of this proposal might differ from an office
development.
Mr. Schwartz stated there is a hotel tax in existence in the Village of Buffalo Grove and that tax
is anticipated to generate between $120,0004150,000 of additional revenue based upon the
number of proposed rooms and utilizing the existing facility as a model.
Chairman Goldspiel asked if there would be sales tax out of the banquet facility.
Mr. Schwartz stated yes. He further noted that the hotel tax passes outside of the TIF District
whereas any other tax would be within the confines of the TIF District.
Chairman Goldspiel asked if this development is meant for long term use.
Mr. Schwartz stated the events that would be anticipated would be business conferences,
weddings/bar-bat mitzvahs, and any other type of party one would anticipate at a banquet
facility. He stated there is a serious need for this type of facility within the Village as evidenced
by the marketing study as there is for a hotel.
Chairman Goldspiel stated he is willing to accept there is a need for this type of facility in the
Village.
Mr. Schwartz stated they have paid careful attention to the details although they have not
presented certain of those details this evening so as not to confuse any of the major issues being
addressed.
Commissioner Krug suggested rounding of the corners on the parking structure which might add
some footage to the 10 foot setback. He asked if there would be facilities for any trade shows.
Mr. Schwartz stated the banquet facilities were being designed more for conferences of 50-100
people.
Commissioner Ottenheimer asked if any consideration had been made for a two-story parking
facility with one of the levels underground.
Mr. Schwartz stated they have studied that issue and they have been advised by the engineer that
it is not feasible.
Commissioner Samuels asked if any conversations had been had with the developer of the
second condominium project. He noted the letter sent by the condominium developer objects to
the two story parking structure and the private road access to same.
Mr. Schwartz stated they will initiate conversations with the developer as they had no knowledge
of the party until the arrival of the letter dated November 18, 1996 to the Village. He further
noted the loop road is a public access easement. It is privately maintained as it has maintenance
agreements with the developer of Town Center as well as certain entities that have purchased
within Town Center who are responsible for a portion of the maintenance of that roadway.
Commissioner Trilling asked if this project, as a part of Town Center, would also assume its
pro-rata share of maintaining the loop road.
Mr. Schwartz stated yes. He further noted the entrance to the Humana parking lot is on the
parcel that would be the developer's parcel as part of this development. He noted they have
attempted contact with Humana to discuss some shared arrangements with regard to their
parking lot and the right-of-way between the properties.
Commissioner Trilling asked for details on snow removal and where it will go for the next
meeting.
Mr. Green recapped the list of items to be addressed for the next workshop:
1. Begin to look at some interior space uses and how they flow internally
2. Hotel placement and impact
3. Internal traffic flow
4. Parking structure
5. Quantify tax impacts
6. Look at turnarounds, specifically on-site traffic conflicts
7. Vista anchor element
8. Tie in to Town Center
Mr. Jerry Levy, president of Town Center Condominium association, stated they are here to see
if everyone can work together to create a better community for everyone. He noted the loop road
is a residential street with 150 families living in this area who can only use this road to get to
their homes.
Mr. Levy noted the loop road is only 26 feet wide, which is not standard size. He further noted
the congestion of cars lined up coming in on this road to attend whatever kind of affair is being
held at the banquet facility will create extreme traffic complications for the residents. He further
noted it will create an extreme hazard for any kind of emergency vehicles which may be required
at the same time. He stressed the condominium owners bought their homes in good faith and
have developed their homes, all of which will be for naught if traffic becomes such a nightmare
and parking structures obstruct views. In addition, he questioned the statement that the hotel
would be a support for the banquet hall. He noted no business could remain viable based on
weekend trade at the banquet hall only. He stated if there was more room on the property, the
concept is wonderful but as it is the project is being squeezed onto a site which is too small.
Chairman Goldspiel noted everyone is concerned with emergency access, however there is a
road off of Buffalo Grove road behind the post office that is available.
Mr. Levy stated the road which leads past the post office is a service road behind the stores and
is not a true thoroughfare and would end up by Humana.
Chairman Goldspiel noted the presentation also pointed out there would be considerably less
daily traffic at rush hour from this type of development than from an office development.
Mr. Levy stated that is debatable. The proposed project is a high intensity development which
will be booked as much and as often as possible for economic reasons. Offices are theoretically
9-5 businesses.
Mr. Levy asked that if the project goes forward, the Village insist on an entrance off of Buffalo
Grove Road. This would create a better flow of internal traffic for the proposed project. He
stated the proposed plan and traffic flow will isolate the residents of the condominiums and
townhomes and this would be unfair to those residents.
Ms. Jody Pachenek, 166 Toulon, stated she is shocked that Buffalo Grove would even consider
building such a structure as this which is an inappropriate use for this area. Such an
development would foster crime, transients, alcohol abuse and prostitution. An office building
would also increase Village revenue without all the problems associated with a hotel. She
further noted the noise and increase in traffic would create a safety concern for all the children in
the immediate area.
Mr. Bruce Lieberman, 593 Marseilles Circle, stated the Concord Glen association is not in favor
of this plan. He stated this particular intersection will become a big problem. Cherbourg Drive
serves as access to most of Cherbourg, the Highland developments and Concord Glen. There is
a great deal of traffic here already without another 250 vehicles all entering and exiting at one
time. He asked if there are provisions for traffic signals and double turn lanes if this
development happens. He noted they will have the same traffic problem on their side of the road
as has been described by the Town Center condominiums. In addition there are many children in
this area who are crossing the street to get to the theaters and this facility will create serious
safety issues. There is also a serious issue of emergency vehicles getting to the hotel or banquet
hall quickly if there are many cars coming in and going out at the same time.
Mr. Lieberman stated he is not thrilled with seeing the top of a parking structure or hotel from
his home. It will be even worse for those people in Cherbourg. In addition, Mr. Lieberman
noted this parcel is not the most suitable spot for this type of facility. This development is too
large for such a small area. A smaller scale project many be better for this site.
Ms. Wanda Tyndell White, 509 Harris Drive, stated she is very concerned with this project and
does not wish to see same. She noted she moved to Buffalo Grove with the idea of having a well
structured community. She stated she does not understand why a hotel is needed or why it is
being put in this small area or so close to high rises and single family residences. She noted
there are many cars going to and from St. Mary's church for both services and schools. Many
children go to the movie theaters. Putting this facility in is asking for trouble. She asked the
Commission to consider the impact this development will have on Buffalo Grove in general.
CHAIRMAN'S REPORT -None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next meeting will be December 4, 1996 as well as a special meeting on
December 11, 1996.
PUBLIC COMMENTS AND QUESTIONS-None
STAFF REPORT -None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Goldspiel, seconded by Commissioner Krug and carried unanimously
to adjourn. Chairman Goldspiel adjourned the meeting at 10:35 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
STEPHEN GOLDSPIEL, Chairman
Board or Commission: ❑ Plan Commission
Document Type: ❑A e
g nda 0 Minutes
Meeting ate: 11/20/96
Type of Meeting:
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
November 20, 1996
The Powernail Company, 201-301 Half Day Road, Buffalo Grove, Illinois
Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. 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. Rosenston
Mr. Samuels
Mr. Lundine
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: Mr. Berman
Also present: Mr. Steven Elrod, Burke, Weaver& Prell
Mr. Ron Domkowski, Powernail Co.
Mr. William Raysa, Village Attorney
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Aerial photograph of property site
Exhibit 2: Photographs of existing building and site
Exhibit 3: Plat of survey dated April 4, 1995 by Hylton E. Donaldson
Mr. Steven Elrod of Burke, Weaver& Press, stated the property is a 31-acre parcel of land with
four buildings currently located on the land. The remainder of the property is vacant. The
business has been in operation for over 50 years and at this location for 39 years. The property
was first developed in 1957 in unincorporated Lake County. Several additions were made to the
main building since that time. At all times the property was in complete conformance with all
applicable county codes.
Mr. Elrod further stated the property was involuntarily annexed in 1994 into the Village of
Buffalo Grove. That annexation was done in order to annex the adjacent residential property.
Because this was an involuntary annexation, the property was automatically zoned into the
highest district which is the Residential Estate District. This district is hardly compatible with
this property. However, the Comprehensive Plan designates this property as Industrial. Based
on correspondence and communication from staff there appears to be a desire by the Village
Board to rezone this property into the Industrial District. Therefore, they are here today to
comply and to acquiesce to those desires and are therefore presenting a petition for rezoning into
the Industrial District. He further noted there have been numerous inspections by the building
and fire departments and the building is in full compliance with all of the fire safety codes. The
building and property complies in almost every respect with the Industrial District. The only
requirements not satisfied are the height requirement in a small portion of the property. One of
the buildings exceeds the 50 foot height requirement. In addition the landscape setback of 50
feet from Half Day Road is not entirely in compliance and they seek relief from this requirement.
Mr. Elrod stated there are no current intentions to do anything to the property other than to
continue to occupy it. They would like to lease part of the building out to uses that are fully in
compliance with the Industrial District and are similar and compatible to the uses that are being
conducted on the property now.
Commissioner Ottenheimer asked if Powernail is any closer to picking a new tenant or received
any new inquiries about leasing.
Mr. Elrod stated they had told their broker to hold off until after the first of the year.
Chairman Goldspiel asked for clarification of the right-of-way issue.
Mr. Raysa stated this property is pre-existing use and pre-existing building and therefore is not a
new development that would be creating any new traffic that would require any donation or
dedication of right-of-way.
Mr. Elrod stated they would be happy to sell right-of-way land to the state for its fair market
value.
Chairman Goldspiel asked about Powernail's position on connection to Village water and sewer.
Mr. Elrod stated they have already drafted a deferral of connection agreement and the Village
Manager is aware of same as is a utility deferral agreement.
Mr. Pfeil stated that he has not seen the agreement, but he would check with the Village
Manager.
Chairman Goldspiel asked if there is any problem with the restriction to Apple Hill Lane.
Mr. Elrod noted that the Village does not need Powernail's approval and they have no objection
if the Village wishes to close the stub.
Chairman Goldspiel asked for a recommendation regarding the residential property on the site.
Mr. Pfeil stated it is his opinion that future industrial use on the property can be adequately
controlled by Village codes and ordinances.
Mr. Raysa stated he agrees with Mr. Pfeil and noted the Village has enough authority in its
zoning ordinance to control any industrial use in that residential area. There is however, no
permitted residential use in an Industrial District and therefore the house will be a
non-conforming use. That non-conforming use can be expanded but it can only be expanded for
residential use and not to a different use.
Chairman Goldspiel asked if there is anything further which needs to be discussed regarding
screening.
Mr. Pfeil stated the Village position is that screening is a requirement of the Industrial District.
Chairman Goldspiel noted the issue is that there is currently a five foot fence around the property
and the ordinance requirement is for a six foot fence. In addition the current five foot fence does
not cover the entire property.
Mr. Elrod provided photos of the fence showing a small portion at the very northern end of the
property where the fence stops but the fence does go pretty close to the end of the property line.
The fence was built by the Town & Country development..
Commissioner Rosenston stated the only concern he has is regarding parking striping and asked
if striping would be added if employment figures should increase and increased parking is
required.
Mr. Elrod stated if anything occurs to bring more parking requirements, they will certainly stripe
as needed.
Commissioner Rosenston asked how something like this can be monitored.
Mr. Pfeil stated if it is a situation where a sub-lease is being entered into, it is likely that a
building permit as well as the business license would be needed, and the parking requirement
would be reviewed as part of the approval process.
Commissioner Trilling asked the photographs shows some chain link fencing with barbed wire
on top and wondered if this was permitted in the Village.
Mr. Pfeil stated barbed wire is not allowed at all in the Village.
Mr. Elrod stated they will go out and evaluate the situation. The barbed wire fencing however,
does surround an existing pond on the property and there is a concern about safety. The other
area is a swimming pool on the residence. The areas other than these two which have barded
wire will be removed.
There being no further comments or questions from anyone else present, Chairman Goldspiel
closed the public hearing at 8:00 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
STEPHEN GOLDSPIEL, Chairman