1996-12-11 - Plan Commission - Minutes SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
December 11, 1996
Buffalo Grove Town Center,Proposed hotel and banquet facility,
6.11-acre site north of Town Place,change of B-5 Sub-district
designation from Office to Commercial,amendment of a
Planned Unit Development and approval of a Preliminary
Plan—Workshop#2
Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard,Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Trilling
Mr. Ottenheimer
Commissioners absent: Mr. Rosenston
Also present: Mr. Marc Schwartz,Marc K. Schwartz&Associates
Mr. John Green, Groundwork Ltd.
Mr. Donald O'Hara,Kenig, Lindgren, O'Hara,Aboona,Inc.
Mr. William Reid,Village Trustee
Mr. Robert Pfeil,Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Ottenheimer, seconded by Commissioner Krug to approve the minutes
of the special meeting of November 13, 1996. Chairman Goldspiel noted the need for an
additional word on page 2, paragraph 6. In addition,he noted the need for word correction on
page 10,paragraph 7. Commissioner Samuels asked for word addition on page 11,paragraph 6.
All Commissioners were in favor of the amended motion and the motion passed unanimously.
COMMITTEE AND LIAISON REPORTS -None
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 1
BUFFALO GROVE TOWN CENTER. PROPOSED HOTEL AND BANQUET FACILITY,
6.11-ACRE SITE NORTH OF TOWN PLACE.CHANGE OF B-5 SUB-DISTRICT
DESIGNATION FROM OFFICE TO COMMERCIAL AMENDMENT OF A PLANNED UNIT
DEVELOPMENT AND APPROVAL OF A PRELIMINARY PLAN-- WORKSHOP#2
Mr. John Green of Groundwork Ltd. reviewed the original plans submitted to the Village Board
and the Plan Commission to date. He noted they were asked to look at eight issues; interior
space flow and uses, hotel placement and impact, internal traffic flow, parking structure,tax and
market needs and impact, onsite turnarounds and onsite conflicts,vista anchor element, and tie in
to Town Center. A report was also received from the Fire Department asking that fire access
around the building be looked at.
Mr. Green stated there are now revisions to the plan("Plan F")which contain; a reconfigured
hotel which is only six stories along the north wing and five stories on the wing that extends to
the south, bigger distance separations form the condominiums,onsite and offsite site line
improvements, possibility of a right in from Buffalo Grove Road, greater setbacks and more
landscaping at the south portion of the site along the Town Place Parkway Road, increase in
landscaping within the parking areas, fire lane access along the north side,reduced footprint for
the building, reduced program for the building with the banquet facility now designed for 800
persons instead of 1000, less Town Place Parkway impact,improved onsite flow,improved
onsite stacking, improved turnarounds and improved pedestrian opportunities around the site and
through the site.
Mr. Green reviewed all the different issues and ideas which were worked on to help reach the
design as depicted on Plan F. The current plan now has landscaped islands throughout the
parking areas. The capacity of the banquet room is still down to 800. It is possible that the plan
is now over parked. Utilities and detention will work according to the engineers. They have
been able to shift the fire lane away from the corner of the building. They have maintained the
maximum collective distances and the minimum overall impact. He stated they are now 190 feet
from the west residential, 245 feet from the closest point to the condominium, 160 feet from the
east. He noted they have maintained the vista line,provided for an additional requested access
with a right in off of Buffalo Grove Road with the cooperation of the Village. This further
reduces the impact to the Town Place Parkway Road. He stated they have lowered the
north/south wing of the hotel so that is now five stories which is the same as the condominiums.
Only the east/west wing of the hotel is now six stories.
Mr. Richard Vane of Groundwork Ltd. reviewed the conceptual engineering plan,noting there
were stubs placed across Town Place Parkway for water which will be connected to the proposed
facility. There is also an existing water main at Buffalo Grove Road which will provide hydrants
for fire purposes. The existing sanitary sewer traverses the site diagonally through the parking
structure. They will need to reroute that around the parking structure and tie it back into the
existing sewer that flows to the north. The storm sewer system and Town Center in general is
one large development. The existing pond which is utilized by the condominiums and the
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 2
townhomes is a regional pond for the Town Center development. Most of the required detention
is already planned for in that pond. There is some additional detention that is not yet provided
for. When all the areas were added up and volumes calculated,they were '/z acre short and they
will need to add this small amount of additional detention on the site. He stated there about five
storm sewer stubs that are coming across Town Place Parkway into the proposed site which will
be utilized and the additional ponds will be interconnected to those so that it is really one
regional stormsewer system. All the ponds will be hydraulically connected with the stormsewer
system so that it works as an integrated whole. All the stormsewers are then regulated with the
restrictor that is existing and allows slow release downstream.
Mr. Donald O'Hara stated they have now gathred significant data on both vehicle and
pedestrian movements. The count on the weekday was taken from 4:00 p.m. until 7:30 p.m. The
banquet facility will not generate a great deal of traffic during the pm peak hour. The banquet
facility usually generates traffic slightly later in the evenings. The counts were conducted at the
access drive of Town Parkway Place and Buffalo Grove Road,Route 83 and Cherbourg as well
as Route 83 and Pauline. At each one of those intersections they have counted the vehicles in 15
minute increments as well as every pedestrian walking within the intersections. During the 3 %z
hour survey they had a total of 12 pedestrians within those five intersections. The highest
volumes were on Buffalo Grove Road and Route 83. There was a total of approximately 45
vehicles on the loop road. That was the volume entering and exiting the intersection as well as
beyond the two access drives. The volumes going into the condominium area were much lower.
With these volumes, it is the period that becomes important to evaluate the external roadways.
He stated they generated traffic for the site. The volumes were low for the pm peak hours. He
stated he took the volumes for the pm peak hour on the external street system and the peak hour
of the generator,the banquet facility,which occurs between 6:30-8:00 p.m. and evaluated the
queued vehicles and each of the intersections going into the facilities. They also looked at the
banquet facility with a factor of.25 parking spaces per seat for a vehicle or a maximum of 200
vehicles and used that 200 vehicle figure for their analysis. The 200 vehicles would normally be
spread over a 60 minute period. With banquet facilities that is usually a much shorter time
period. He then doubled that volume to 400 vehicles entering this development so that they can
measure it for the hour period which is the normal evaluation but the actual result would be for
the half hour period.
Mr. O'Hara noted the unsignalized intersection capacity analysis would show what percentage of
the hour would be queue free. The evaluation with 400 vehicles spread over the access drive
showed it would be queue free 87 percent of the time. That is a significant evaluation.
Obviously there will be queues. There is an impact to the left turns coming out of the residential
street onto Route 83. However,the queues will not create a safety hazard within that
intersection.
Mr. O'Hara stated they evaluated internal traffic and basically the valet service is going to have
to look someplace close by for parking to the tune of approximately 40-45 spaces. The valet
service will need to operate approximately a vehicle and a half per minute dispersion into the
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 3
parking area. If parking is to be further away,they will need to have more personnel on so that
they have more vehicles moving on site.
Mr. O'Hara evaluated pedestrian movement across the parking lot. Free flow would obviously
be best for vehicles but would be the least safe for pedestrian. A three way stop in the area
would create an on site problem with unacceptable backup. However, a three way yield sign
would be the most feasible relative to the safe movement of traffic on site.
Mr. O'Hara next looked at internal circulation which has been cleaned up significantly relative to
the conflicts. Vehicle conflicts will be minimized with this new plan.
Commissioner Samuels asked why only a right in only is allocated at Buffalo Grove Road.
Mr. Schwartz stated they explored right in, right out, full access and right in only. He stated they
do not believe the county or the state will sanction anything other than a right in based upon the
site lines and the left turn lane at the corner of Route 83 and Buffalo Grove Road. It would not
be possible to design a full access interchange nor a right in,right out. The only support they
feel they will receive will be for a right in which is what they have studied with the Lake County
Department of Transportation as well as Richard Kuenkler,the Village Engineer who has also
made the same recommendation.
Commissioner Samuels asked how tall the banquet facility will be.
Mr. Schwartz stated it will be 30 feet.
Commissioner Samuels asked if the courtyard exists in order to have windows on that side of the
hotel.
Mr. Green stated the courtyard exists for a number of reasons. Yes, windows are necessary on
that side of the hotel as well to make sure there is access as you want to be able to ensure there is
some way to reach up and down there. Also it helps to create some separation between the
spaces.
Commissioner Samuels asked what type of views those windows will have.
Mr. Green stated the courtyard will have 60 feet in width.
Commissioner Samuels asked if you could pull the whole hotel building over 60 feet to the east
if the courtyard is eliminated.
Mr. Green stated all of the area would be over a building and it would be difficult to reach that in
an emergency situation.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 4
Commissioner Samuels asked if the parking structure was still 1 /2 stories.
Mr. Green stated yes. He noted they have been able to increase the amount of green space on
either side by pivoting the structure. He further noted they can now berm up against the structure
by 3-5 feet without interfering with site lines.
Commissioner Samuels asked if the parking structure could be submerged at all.
Mr. Green stated no. He stated just the ramping itself would make that impossible to do. He
also noted an aversion for sinking something deeply into the ground and creating the possibility
of flooding problems because the parking could be significantly below the level of the high water
line of the detention.
Commissioner Samuels asked how often the parking ramp would have significant use.
Mr. O'Hara stated heavy use of a parking deck would probably occur on a Friday, Saturday and
Sunday as well as holidays and occasionally during the week.
Commissioner Samuels noted it is troubling to have to build such a large structure for relatively
infrequent use and noted that perhaps parking could be dispersed within Town Center.
Mr. Schwartz noted there is one vacant lot left of 60,000 square feet. When that is developed,
there will not be an excess of parking available and therefore this site must stand on its own.
Commissioner Samuels asked if the structure could be landbanked until further need is indicated.
Mr. Schwartz stated this developer does not have the wherewithal to reach that type of agreement
with the owner of the property because plans are ongoing for development of the 60,000 square
foot lot.
Commissioner Samuels urged some more thought be given to that idea.
Commissioner Lundine asked how wide the driveway on Route 83 is.
Mr. O'Hara stated it is about 11-12 feet in width.
Commissioner Lundine asked how 200 vehicles can be put through that access.
Mr. O'Hara stated there would be 112 vehicles turning into that driveway in the single lane
during that '/2 hour period or a little over 3 vehicles per minute.
Commissioner Lundine asked what is done with the cars after the valet takes them.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 5
Mr. O'Hara stated you are looking at 3-4 individuals valeting vehicles in a relatively close
parking lot.
Commissioner Lundine asked why there are two lanes out and only one lane in.
Mr. O'Hara stated you will almost never see a left turn vehicle turning at the same time a right
turn vehicle is going whether it is one or two lanes. The right turn goes and the left turn yields to
that. Therefore,you only need one lane as it will be the only one used. One lane will actually
`./ function as two lanes when you only have a single lane coming in from either direction.
Outbound separates the left from right turns so that you are not hindering right turn movements.
Commissioner Lundine noted concern with 200 vehicles coming in and creating a backup on
Route 83.
Mr. O'Hara noted only about 15-20 percent of the vehicles will use the valet which comes to
only about 40-45 vehicles which is not a significant number. He stated he has never seen that
problem occur except perhaps downtown Chicago. Valet parking must,however,be located so
that it is run efficiently.
Y
Commissioner Trilling asked if there is any way to line up the entrance on Buffalo Grove Road
to the banquet facility so that there is a straight approach to the parking garage.
Mr. O'Hara stated Lake County has ordinances and specific design criteria which preclude such
an approach.
Commissioner Trilling stated he would be in favor of eliminating or reducing or reshaping the
island and changing the parking configuration to facilitate a straighter approach with less conflict
areas.
Commissioner Trilling noted the far southwest corner of the proposed parking lot is basically a
dead end which has the potential for cars pulling down that lane and then trying to back out of
the area. If it is strictly valet parking, it will not be a problem but otherwise it might be a
problem.
Mr. O'Hara stated he believes that when the banquet facility is not in operation,the hotel is but a
hotel is almost always under.8 vehicles per room because of the numbers arriving by cab and
other means. Therefore, when the banquet facility is not functioning, parking should not ever be
a problem with the spaces in the southwest corner of the lot being the last ones ever utilized.
Commissioner Trilling asked about the Fire Department memo stating they need access around
the rear of the banquet facility.
Mr. Green stated they have no problem meeting their request. He noted they are suggesting the
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 6
fire road extend behind the banquet facility. He stated they would like to have it tied in to the
landscaping element to appear as an amenity more so than just a fire lane.
Commissioner Trilling asked if any consideration had been made yet as to signage on the
property.
Mr. Green stated they have just begun to look at that issue.
`./ Commissioner Trilling asked about the clock tower.
Mr. Green stated they have been working on the clock tower to design something that is apropos
to this facility and is useful and will be spectacular.
Commissioner Trillingasked where the hotel lobbyis located.
Mr. Green stated the lobby is immediately to the left or north as you come in off of the entry.
There is a lounge area and general seating area. The registration desk is immediately to the north
of that. All of the hotel office functions would be on the west side of the hotel.
Commissioner Trilling asked where dumpster would be located.
Mr. Green stated they have no put the loading in partially under the building. There will be
space for all receiving on the southeast corner and there will be space for the dumpsters there
also. The loading berth will be flared so that it comes in perpendicular to the entrance road.
That way trucks will be able to maneuver in and out easily.
Commissioner Trilling asked if the dumpster will be inside the building.
Mr. Green stated he would not recommend the dumpsters inside the building. They will be
screened.
Commissioner Otteneheimer asked if valet parking will be complimentary or for a fee.
Mr. Green stated they have not given this any thought as yet.
Commissioner Lundine asked if only one loading dock will be sufficient and how the materials
will get over to the hotel.
Mr. Green stated the hotel does not have any restaurant. The hotel will have its own laundry and
therefore its own linen so no other items will need to be brought in. In addition,he noted there is
a service way all the way through on the mezzanine level.
Commissioner Trilling asked about the high water level on the site for stormwater drainage.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 7
Mr. Vane stated there is already a high water level for the existing pond in Town Place and they
will need to use that. As storm sewers fill up,all the ponds fill up and they will all discharge
together. He stated just one restrictor controls outflow from the whole area.
Commissioner Trilling asked if the site elevation changes as you head north.
Mr. Vane stated the loop road is at 685',Route 83 goes from 684'to 683' so there is about 1-2
feet difference. Buffalo Grove Road is between 683'to 682 'A'. All these elevations are very
interdependent and closely matched so there is no significant grade change from Town Place to
Route 83 to Buffalo Grove Road.
Commissioner Trilling noted a sump pump will still be necessary in the lowest level of the
parking garage.
Mr. Vane stated that was correct. He expects this to be about two feet below the high water
elevation.
Commissioner Trilling asked if there will be a generator for the hotel/banquet facility.
Mr. Green stated there will be a generator for the facility,probably more for the banquet facility
than the hotel. The hotel will probably be on battery backup.
Commissioner Krug asked if any variations will be requested.
Mr. Green stated they have identified four variation requests:
1. The requirement for hotels is one loading dock per 40,000 square feet and the
requirement for a restaurant is one per 150,000 square feet. They are seeking a variation for
one loading dock as that will be sufficient for the hotel which will have no restaurant.
2. To allow Commercial/Recreational sub-district use.
3. For the parking structure to be a minimum setback of 15 feet in lieu of 35 feet.
4. For the landscaped setback along the paved roadway to be 15 feet in some locations in
lieu of 20 feet.
Commissioner Krug asked if the banquet facility will be doing any offsite catering.
Mr. Green stated that has never been discussed.
Commissioner Krugnoted offsite cateringwould
upset off peak hour traffic and one or more
vehicles would need to be stored on the premises.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 8
Chairman Goldspiel noted this should be discussed at the next workshop.
Chairman Goldspiel asked if the detention basins located at the parking deck and at the north end
of the property would be wet or dry.
Mr. Vane stated they will be dry.
Chairman Goldspiel asked what would be the level of the bottom of those detention basins
relative to the pond.
Mr. Vane stated those basins would be elevations of 681 which is about 1 '/z feet above the
normal water level of the existing pond so that in general the pond would need to fill up with 1 '/2
feet of water before they would need to be used and would generally remain dry.
Chairman Goldspiel asked how much of a depression below the surface of the surrounding
ground would those detention areas be.
Mr. Vane stated the high water will be 683 %2 so there would be 2 'A feet of water put into the
pond. The ground around the pond would probably be around 685 so that would be 4 feet.
Chairman Goldspiel asked if there is adequate room for slopes there.
Mr. Vane stated they will probably be looking for a variation for the walls so that they can do
some terracing or things like that.
Chairman Goldspiel asked if the basins will be underdrained.
1
Mr. Vane stated yes.
Chairman Goldspiel asked if there will be a variation for detention basin proximity to the parking
structure.
Mr. Vane stated there is none required.
Chairman Goldspiel asked if the existing detention pond would function any differently than it
does now once this system is in place.
Mr. Vane stated no. He noted the pond is designed for the whole area. At most there may be an
inch more water in the middle of a storm than there is now but it will all function exactly as it
functions now.
Chairman Goldspiel asked if there is any change in the number of rooms proposed for the hotel.
1
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 9
Mr. Green stated no.
Chairman Goldspiel asked if the developer is planning any reduction in parking due to the
reduced banquet hall capacity.
Mr. Green stated they would prefer to leave the parking numbers as is at 400 spaces. He noted
there is no specific ordinance with regard to banquet facilities so they have based it on the one
space per 100 square feet of restaurant area because it is the most restrictive ordinance. That
`./ brings the count on the gross area up to about 400 parking spaces. He stated they have designed
it to meet that ratio. The parking analysis indicated that a banquet facility sized at 800 people
requires about 330-335 spaces. He noted they want to ensure that there will be no concern of
parking spilling over anywhere else.
Chairman Goldspiel asked if anything has as yet materialized regarding shared parking with the
neighbors to the southeast.
Mr. Green stated they are awaiting a meeting with them.
Chairman Goldspiel stated he is concerned with the parking location as it will be very
unattractive to banquet facility users trying to get there as it is a long way for most people to park
a car.
Mr. O'Hara stated hotels are not running at peak efficient on the weekends. The actual demand
for parking for hotels of this nature are normally during the week. Most banquet facility key
days are Fridays, Saturdays and Sundays so that parking will balance out. He noted it is difficult
to understand split level parking decks. He noted a similar deck at Higgins and River Roads
which may give an understanding of what this deck would look like.
Commissioner Berman noted it might be a good idea for the development team to take
photographs of a similar parking deck for the next workshop.
Chairman Goldspiel noted concern with the loss of the setback from Route 83 with this parking
deck and also concern with the setbacks within the Town Place development regarding the noise
created by cars resonating off masonry.
Chairman Goldspiel asked if staff could look at this configuration and see if there are any
visibility problems.
Mr. Pfeil stated he will have the Village Engineer evaluate that problem.
Chairman Goldspiel noted some parking may be improved by reconfiguring the very southwest
piece of the parking lot. There are about 20 spaces there that could be improved.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 10
Chairman Goldspiel asked for further details on improved pedestrian access.
Mr. Green noted one of the things they have endeavored to do is to make sure that pedestrian
access flows all the way through the site. They have now created the opportunity for pedestrians
to go across in conjunction with the right in on Buffalo Grove Road by eliminating some of the
miscellaneous driveways,they have also extended it through now and created a pedestrian way
out now directly to Route 83, and they have maintained a pedestrian access to Town Place
Parkway which interconnects with the walkway going through the loop road system. He further
�./ noted they would like to integrate some of the design elements with the landscaping to create that
access along the north end. He noted they hope they never use the fire lane which they would
like to be desirable for use as a walking space.
Mr. Green noted he has begun to speak with staff about the total parking requirement versus the
total parking demand and it is something they will look at. He noted they are hesitant to give up
parking spaces unless they know they won't be needed.
Chairman Goldspiel noted grave concern with a parking deck which will be empty five days a
week. If something could be worked out so that employees could be encouraged to use the
structure during the week and at the same time scale it down or move it back from the road it
would be better.
Commissioner Trilling stated he would not like to see an open sea of empty parking spaces and
noted a parking deck would actually be less obtrusive. He stated 13 feet is a very reasonable
height considering the surrounding area. However,he noted concern with parking space width
and suggested sufficient width.
Mr. Green noted Buffalo Grove has one of the largest space width requirements at 9 feet. He
noted they had looked at compact spaces and felt it would probably be more or a disservice than
service because of the use of the structure and they have therefore kept all spaces as standard
sizes.
Commissioner Trilling noted the first level, second story of the condominium buildings will be
looking at the top of the garage which will be no different than if it was on grade and looking
across at those parking spaces. In actuality there are no apartments which will be looking into a
parking deck level.
Chairman Goldspiel noted he has no problem with the length of the parking structure but rather
the width. He noted if there was some way to narrow the structure, it would solve some of the
setback issues.
Commissioner Berman asked if there is any way to eliminate one of the sets of front to front
spaces in the center,thereby reducing the width of the structure.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 11
Mr. Green stated they may yet request a technical variation based on further parking need
analysis. However,they only want to request such a variation if they are sure it will not create
other problems.
Commissioner Berman stated it would eliminate 23 spaces on each level for a total of 46 spaces
and suggested considering this proposal. He asked if it would indeed be possible to eliminate
that row of spaces from a conceptual point of view.
Mr. Green stated conceptually yes.
Mr. O'Hara stated that if one row on each level is eliminated,there is a problem with the ramp
working well. However,you can possibly move each level in 2 feet by reducing the length of
each bay and thereby reduce some of the width.
Commissioner Berman noted the developer needs to come to a determination on the number of
parking spaces actually needed before the Plan Commission decides if any tradeoffs are
necessary.
Mr. Schwartz stated they are comfortable with the parking needs at about 400 cars. He noted
they would rather be overparked so they are not in a position that is detrimental to the facility or
the site. They do not have a shared parking arrangement throughout the site and they will need
to park on site only which is why they would rather have more than less.
Commissioner Samuels asked if you could effect the width of the parking structure without
seriously effecting the amount of cars.
Mr. Schwartz noted there may be some ways to look at this which may allow them to shave a
number of feet off the structure and is something they will investigate.
Commissioner Samuels noted the issue he has with the deck is not its width. Rather he questions
the need for a deck at all and suggested looking at other alternatives.
Mr. Schwartz noted they have studied the issue well and there must be a deck. The question is
only how to make that deck satisfy all the requirements and all the aesthetic needs of the
community.
Commissioner Trilling stated he would always rather have more spaces that may never be used
than be short and have people parking in driveways or elsewhere. He further stated it is
inefficient to expect people to park elsewhere in the Town Center and walk over to the proposed
facility. He suggested the possible use of diagonal parking in the deck by moving the ramps to
the perimeter of the facility both at the north and south end and bringing the staircase to the
outside of the facility.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 12
Al Thompson, 187 Fox Hill Drive,noted angled parking spaces would seem more appropriate for
ease of parking. He further noted the traffic flow on Route 83 is now in blocks due to the
installation of the lights at Pauline which means that making a left hand turn out of the proposed
facility will be impossible.
Chairman Goldspiel asked if there is anything that can be done in terms of coordinating the lights
at Buffalo Grove and at Pauline in order to give people a better shot at getting in and out of the
development safely.
Mr. O'Hara noted he had expressed the difficulty associated with a left turn out of Cherbourg
during peak hours. Looking at coordinating the lights is a possibility which will have to be
discussed with IDOT.
Jim Hampton,451 Town Place Circle, asked if there will be a basement in the hotel or banquet
hall.
Mr. Green stated no.
Mr. Hampton noted concern with a backup on the access roads caused by cars coming in to the
drop off area. In addition he noted grave concerns with the impact this development will have on
existing property values. He noted the new condominium will have 25 units facing the proposed
parking structure which will be a hindrance to their sale.
Al Blackman, 603 Marseilles,noted concern with the question of sufficient parking spaces if
both the hotel and banquet hall were filled at the same time. In addition he noted concern with
the noise generated by the parking structure as well as the traffic coming out of Cherbourg
southbound on Route 83 which will now compete with traffic leaving this facility.
Jackie Mack noted the water level has gone over the pipes and up to the top level during a storm
and it would seem the retention basin will be different. She further noted concern with the fact
that she pays for plowing of the road which is considered a public access road but is in fact a
private road which will now be used by this facility.
Chairman Goldspiel noted they will help pay for plowing of the road.
Mr. Schwartz stated there are written agreements already in place for the shared maintenance of
the road.
`./ Chairman Goldspiel asked that this matter be checked out for the next workshop meeting.
Commissioner Krug stated water collects in the ponds almost to the top(high water level) which
is exactly what it is supposed to do. The engineer has stated that the high water level will not go
any higher and will remain the same as the system is designed to handle the whole Town Center.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 13
}
Sabrina Stern, 142 Toulon, stated she sold her former home below market value due to various
developments built adjacent to her. This home she now occupies at Concord will also lose value
due to the proposed development. It would appear the Village of Buffalo Grove cares more for
revenue than its residents. She stated it seems that since CDW is moving out of Buffalo Grove,
the proposed hotel/banquet hall is desired to replace some of the lost revenue.
Chairman Goldspiel stated the Village made effort it could to try and retain that company and
find space for them. He further noted the whole concept of the Town Center is to make this the
most densely developed part of the Village.
Larry Rudnick, 375 Town Place Circle,noted that most of the traffic will use Town Place
Parkway which will bear the brunt of this development.
Pedro Portella,451 Town Place Circle noted his concern with the noise this facility will create so
close to his home. He is further concerned that the hotel will be more of a motel with nefarious
activities going on.
CHAIRMAN'S REPORT
Chairman Goldspiel noted the administration is changing the permitting process on wetlands so
that in the future it will be considerably more difficult to get approval to fill wetlands. The 10-
acre requirement is being changed to a 3-acre requirement and there will be a more intensive
investigation of some of the proposals.
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there will be a public hearing on December 18, 1996.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT-
Mr. Pfeil noted the Village Board will have the Twin Rinks Ice Pavilion on the agenda next week
because there has been an Appearance Commission recommendation concerning the cooling
tower and the elimination of some landscaped islands in the parking areas. There will be a staff
review of those requests for consideration by the Village Board.
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Ottenheimer, seconded by Commissioner Krug and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:25 p.m.
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 14
Respectfully submitted,
Fay Rubin,Recording Secretary
APPROVED BY:
STEPHEN GOLDSPIEL, Chairman
Buffalo Grove Plan Comm-Special Meeting-December 11, 1996-Page 15