HomeMy WebLinkAboutPLAN COMMISSION - 08/21/2002 - DEVON COMMONS REDEVELOPMENT Elk Grove Village
Plan Commission Minutes
August 21, 2002
Present: J. Glass, Chairman
F.Geinosky
P. Ayers
E.Hauser
C. Henrici
J. Meyers
D. Paliganoff
D. Sokolowski
T.Thompson
Absent: None
Staff: G. Knickerbocker,Village Attorney
A. Boffice, Dir. of Engineering&Community Development
P. Vadopalas, Assistant to the Village Manager
M. Riordan, Special Counsel
Petitioner: T. Courtney, Attorney at I.aw
M. Connelly, Corrib Construction
S. Shalvis, Shalvis Group Architecture
M. Werthmann, P.E., KLOA Transportation Consultants
S. Cirrincione, President, Suparossa
T. Cirrincione, Suparossa Restaurant Group
B. Rizzo, Suparossa Restaurant Group
Chairman Glass called the meeting to order at 8:00 p.m.
Item 1: August 7,2002 Meeting Minutes
Commissioner Henrici moved to approve the minutes of the August 7, 2002 meeting with a correction to the
meeting date shown on the minutes. Commissioner Thompson seconded the motion. Upon voting, (Geinosky,
Ayers, Hauser, Henrici,Meyers, Paliganoff, Sokolowski,Thompson, AYES,Glass, ABSTAIN)the motion
carried.
Item 2: Devon Commons Redevelopment Public Meeting
PC Docket 02-7
Chairman Glass announced that the Plan Commission is considering the co-petition of the Village of Elk Grove
and Corrib Construction for rezoning and variation for the Devon Commons Redevelopment at Rohlwing and
Devon. The variations include a reduction to required parking,permitting a three-story building that exceeds the
height restriction of 35-feet,and a reduction to required boundary landscaping areas from 10-feet to 4-feet.
T. Courtney explained that the architect had prepared a 20-minute PowerPoint presentation about the
development and several of the prospective tenants. He introduced the architect, S. Shalvis, who started the
presentation. The following is a brief summary of the presentation information:
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The site totals 10.19 acres.
A 73-room, three story Country Inn &Suites hotel is proposed for the west half of the site(Phase II). To the
west of the hotel, the developer proposes a 27,834'sq.ft. banquet/conference facility on Rohlwing Road. Phase
II will also include a 6,000 sq.ft. restaurant with outdoor seating and 4,000 sq.ft. of retail space.
The outlot(Phase III) totals 5,500 sq.ft. of proposed retail space.
A traffic study completed by KLOA based their analysis on the geographic location of the site, the
characteristics of the existing roadways, and traffic volumes. The summarized report indicated that traffic
generated by the proposed development would not create a significant impact on surrounding roadways.
The neighboring land uses were described as primarily single-family residential to the west, commercial to the
north and east, and a WGN antenna site to the south.
The number entrances to serve the site include two on Devon, three on Nerge, and two on Rohlwing.
Parking demand was calculated using a shared parking methodology and accounting for varied peak demand
times due to the varying hours of operation of businesses within the development. Reductions from the Village's
parking requirements were calculated based on operational assumptions such as a 10%parking space
reduction for the hotel, based on that proportion ofguests arriving via taxi or shuttle bus. Similarly a 20%
reduction was assumed for restaurant parking since many of the customers will be hotel guests walking to the
restaurant. A reduction of 15%for banquet facility parking was assumed based on the number ofguests who
would be staying at the hotel and walking to the banquet facility.
The peak weekday parking demand is estimated to be 8:00 p.m. with a peak demand of 654 spaces. The
weekend peak time is also 8:00 p.m. with a demand for 688 spaces. Approximately 600 spaces are provided on-
site, supplemented by 180 valet parking spaces behind(to the north) of the development. The Village calculated
a minimum parking requirement of 718 spaces.
The landscape plan was described to include two water features, areas of brick pavers, and significant numbers
of trees and shrubs and flower beds.
Stormwater detention is provided for the existing shopping center and will adequately serve the redeveloped site
which will include less impervious coverage.
G. Knickerbocker explained that the Village has been actively pursuing the redevelopment of this site for some
time. Corrib Construction has acquired the east half of the property, and the Village acquired the western half
last October. The Village is currently negotiating the acquisition of the Hall of Fame Outlot. The Village felt
that the redevelopment should include each of these areas,and the Village plans to sell the land under its control
to Corrib once a redevelopment plan is completed.
Chairman Glass questioned why the parking count discussed in the presentation differs from the count in the
public notice. S. Shalvis responded some changes to the parking layout were made since the last submittal.
Commissioner Thompson asked if the parking provided for the existing bank is included in the parking count for
the total site. T. Courtney responded a cross parking easement was recorded between the bank and the
remainder of the shopping center years ago,and the bank's lot would be available to visitors of the redeveloped
site.
Commissioner Sokolowski asked if all the valet parking spaces would be located to the north of the buildings.
Courtney responded valet parking would be located to the north of the building which will provide efficient
valet service for customers. Valet service would be provided during banquet hours. Commissioner Sokolowski
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asked if these spaces would be restricted to valet parking only. Courtney stated the valet parking spaces would
be controlled and reserved for valet use.
Commissioner Sokolowski noted that tenants of the east side of the site,fronting Nerge,have not faired well and
questioned what steps would be taken to ensure future tenants would be successful businesses. Courtney
responded the hotel and banquet facility would be a draw and would make this development a destination.
Furthermore,the renovated buildings and landscaping would make the site more enjoyable and interesting to
customers, further drawing additional customers.
Commissioner Ayers questioned the number of valet spaces provided. S. Shalvis responded 180.
Commissioner Ayers stated his count totals 137 spaces. Shalvis explained that valets can utilize the available
spaces efficiently,and would be capable of parking 180 vehicles in the spaces provided.
Commissioner Ayers stated the traffic study included recommendations for improving traffic flow,but the
presentation noted that no improvements are needed. M.Werthmann introduced himself as the traffic consultant
for this project and stated his recommendations highlighted existing problems and that the proposed
development would not add any significant burden to surrounding roadways. Werthmann stated the intersection
of Nerge and Rohlwing does not adequately handle the amount of existing traffic, and the Village is already
planning the improvements he noted in his study. A.Boffice stated the traffic signalization improvements are
scheduled for 2004.
Commissioner Ayers questioned if a right turn lane would be constructed for motorists northbound on Rohlwing
Road. After some discussion among the petitioners, Chairman Glass called for a recess at 9:00 p.m. The
hearing was reconvened at 9:05 p.m.
S. Shalvis stated that the traffic study did not support the need for a right-turn lane for northbound Rohlwing
Road traffic. Werthmann stated that the banquet events would draw the largest amount of traffic,and the hours
of such events are later than the peak periods of though traffic on Rohlwing Road.
Commissioner Paliganoff questioned if the petitioner has addressed each of Alan Boffice's review comments.
S. Shalvis responded each concern would be addressed.
Commissioner Paliganoff stated that staff questioned the adequacy of the trash enclosures to serve all of the
businesses. S. Shalvis responded sufficient trash enclosures would be made available. Chairman Glass
questioned who would be responsible for maintaining trash removal services. Courtney stated a common area
maintenance agreement would be executed to ensure the development would be properly maintained.
Commissioner Paliganoff asked for information about landscaping proposed along the western perimeter of the
site, along Rohlwing Road, S. Shalvis stated parkway trees and shrubs would be planted along this area to
soften the impact of the development on the homeowners to the west. Commissioner Paliganoff stated that
headlights would need to be screened from these homeowners. Shalvis stated that could be accomplished with a
continuous row of three-foot shrubs on a one-foot berm.
Commissioner Paliganoff asked if music would be played in the outdoor dining areas. T'Cirrincione responded
music would be played,but would be background music that will not impact neighboring property owners.
Commissioner Hauser asked for an explanation of the valet parking layout. Shalvis stated the spaces would be
located along the northern perimeter of the site, which would be to the rear of the development, and along the
northeastern portion of the site fronting Nerge Road. Chairman lass noted that the retail tenants at the east side
of the development would need those spaces for their customers. Commissioner Henrici stated the office
tenants on the east side of the site would also need convenient parking spaces. S. Shalvis stated the location of
valet parking spaces would be revisited.
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Commissioner Hauser asked where freight and delivery vehicles would access and serve the development. S.
Shalvis stated at the rear of the site, by utilizing the driveway to access a common dock area. Chairman Glass
stated that using a driveway as a loading area is a code violation and the petitioner would need to provide a 12' x
60' loading area per code.
Commissioner Hauser stated the presentation discussed a 73-room hotel, and the pro forma provided to the Plan
Commission includes data for a 102-room hotel. Courtney explained that pro forma is outdated because the size
of the hotel had been reduced.
Commissioner Hauser questioned who would be responsible for landscaping maintenance. Courtney stated
landscaping maintenance would be included in a common maintenance agreement managed through a leasing
agent along with related maintenance issues such,is snow removal, cleaning of the site, etc.
Commissioner Meyers stated that the layout of the two access driveways off Devon is confusing. Commissioner
Meyers expressed his support for the project in general,but he expressed concerns about the width of the main
east/west driveway serving the site. He stated the proposed 24' wide drive is too narrow for the volume of
traffic expected, and should be built wider for ease,of access and to create a boulevard appearance. Chairman
Glass added that most of the traffic to this development would originate from Rohlwing Road,and a wider
driveway would be justified.
Commissioner Henrici asked if the owners of the existing gas station and bank plan to improve their buildings
when the redevelopment is underway. G.Knickerbocker stated the owner of the gas station is planning for
fagade and access improvements,and no contact has been made with the bank owners.
Commissioner Henrici asked if the Zoning Ordinance permits outdoor dining areas. Boffice responded the B-2
zoning district permits outdoor dining.
Commissioner Henrici asked for clarification on the height of the hotel building. Knickerbocker responded the
actual height would be 40-feet and 3-inches.
Commissioner Geinosky questioned if eliminating some of the paver brick areas would provide areas for more
parking spaces. Shalvis responded that not enough area is planned for paver bricks to significantly improve the
number of parking spaces.
Commissioner Hauser asked for the expected room pricing for the hotel. Courtney responded from$90 to$130.
Commissioner Geinosky stated the number of employees and tables at the hotel and banquet facility would be
useful in considering this proposal.
Chairman Glass invited anyone in the audience to comment on the proposal.
Ron Pizek, owner of the Marathon gas station at Rohlwing and Devon stated he supports the redevelopment
concept and confirmed that he is working with the Marathon corporate offices to renovate his building and
parking lot.
Chairman Glass asked for information on signage. Shalvis responded two monument signs would be installed to
identify the property, and lettering on fabric canopies would identify each business tenant.
Chairman Glass stated a majority of visitors and guests of the hotel,banquet hall, and restaurants would utilize
Rohlwing Road, and he expressed his concern about related traffic problems.
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Chairman Glass expressed his concern about landscaping along the western perimeter of the site, and the need to
ensure that the residents west of Rohlwing Road will not be impacted by this development.
Chairman Glass asked the petitioner to provide more specific information about the types of retail tenants
proposed for the site,with the understanding that specific companies can not be discussed.
Chairman Glass noted the stacking spaces planned for hotel guests appears to be minimal and asked that the
entrance area be re-examined to ensure that adequate space is provided for arriving motorists.
Commissioner Hauser noted that the Zoning Ordinance requires that parking spaces be located within 200-feet
from a building,and asked if that requirement also applied to valet parking spaces. Boffice responded that
requirement does not apply to valet parking spaces.
There being no further questions or comments,Chairman Glass stated the hearing would be continued to
September 4, at 8:00 p.m.
Item 3: Adjournment
Commissioner Meyers moved to adjourn and Commissioner Paliganoff seconded the motion. Upon voting,
(Glass, Geinosky,Ayers, Hauser, Henrici, Meyers, Paliganoff, Sokolowski, Thompson, AYES)the motion
carried.
The meeting was adjourned at 10:50 p.m.
Respe ully submitted,
Peter J.Vadopalag
Assistant to the Village Manager
C: Chairman and Members of the Plan Commission,Mayor and Board of Trustees,Village Clerk,Village
Manager, Assistant Village Manager, Assistant to the Village Manager,Administrative Intern, Director
of Engineering/Community Development,Director of Public Works,Fire Chief,Deputy Fire Chief(2),
Assistant Fire Chief,Village Attorney.
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