Loading...
1996-11-15 - Plan Commission - Minutes 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 Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 1 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 NAYES: None ABSTAIN: None ABSENT: Berman The motion passed 8 to 0. Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 2 Ili 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 accesspoint to the Town Center complex on Buffalo Grove Road. The original cone t plan PP 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 Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 3 II 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 Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 4 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 loadingand receivinghas beenplaced 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. Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 5 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 DOT 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 Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 6 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 Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 7 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. Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 8 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 Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 9 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 $120,000-$150,000 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 Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 10 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 Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 11 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. Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 12 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. ofparkingstructure or hotel from his Mr. Lieberman stated he is not thrilled with seeingthe topa 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 Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 13 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 su 'tted, Fa Ru n, ecording Secretary APPROVED BY: P N DSP L, hairman Buffalo Grove Plan Comm-Regular Meeting-November 20, 1996-Page 14