1995-01-04 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
January 4, 1995
Indeck Office Building and Bank Facility
Buffalo Grove Road/Route 83
Chairman Goldspiel called the meeting to order at 7:40 p.m. in the
Village Council Chambers, Buffalo Grove Municipal Building, 50
Raupp Boulevard, Buffalo Grove, Illinois, explained the procedure
for the hearing and swore in those giving testimony.
Commissioners present: Chairman Goldspiel
Ms. Howard
Mr. Rosenston
Mr. Samuels
Mr. Berman
Mr. Moons
Commissioners absent: Mr. Krug
Also present: Mr. Tim McParlan, Indeck Energy Services
Mr. Donald Jorgenson, The Brickman Group
Mr. Mark Hopkins, Otis Associates, Inc.
Ms. Frances Fazio, Manhard Consulting
Mr. Douglas Mosser, Otis Associates, Inc.
Mr. B. Gregory Trapani, Trapani
Construction Company
Mr. Ken Carmignani, James Benes &
Associates
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the
public hearing:
Exhibit A: Rendered perspective
Exhibit B: Preliminary Site Plan dated December 28, 1994 by Otis
Associates, Inc.
Exhibit C: Temporary Bank Site Plan dated December 28, 1994 by
Otis Associates, Inc.
Exhibit D: Temporary Bank facility elevation dated December 1,
1994 by Otis Associates, Inc.
Exhibit E: First Floor Plan dated December 28, 1994 by Otis
Associates, Inc.
Buffalo Grove Plan Comm-Public Hearing-January 4, 1995-Page 1
Exhibit F: Second Floor Plan dated December 28, 1994 by Otis
Associates, Inc.
Exhibit G: Third Floor Plan dated December 28, 1994 by Otis
Associates, Inc.
Exhibit H: Preliminary Engineering Plan dated December 15, 1994
by Donald Manhard Associates
Exhibit I: Model of proposed building
The following items were also included in the materials provided
to the Plan Commission:
1. Preliminary Landscape Development Plan dated December 1, 1994
by The Brickman Group
2 . Line of Site Plan dated December 1, 1994 by The Brickman Group
3. North, east and southwest elevations dated December 28, 1994
by Otis Associates, Inc.
Mr. Mark Hopkins of Otis Associates Inc. stated the petitioner is
seeking approval for a preliminary plan for an office building as
corporate headquarters for Indeck as well as other associated
tenants which include Indeck Energy, Indeck operations, Indeck
capital, American Enterprises Bank, Boston Insurance, a title
company and legal offices.
Mr. Hopkins noted specific changes to the site plan, specifically
a right in only access at the south driveway on Route 83. There
will be sidewalks along Buffalo Grove Road on the entire length of
the property. The landscape plan has been modified as a result of
conversations with the Cherbourg Homeowner's Association; the plan
now includes berming to screen headlights from cars at the drive
up banking facility. There will be additional landscaping
provided on the Cherbourg property to screen headlights from cars
leaving this property. In addition sharp cut off light fixtures
will be used for outdoor lighting on the property.
Mr. Hopkins stated the site is four acres with the proposed
building located in the center of the site and ringed by the
parking areas. There will be an entrance to the building on the
Route 83 side as well as the Buffalo Grove Road side. The three
story building has a center atrium extending up through the third
floor. The petitioner is requesting a variation of the Zoning
Ordinance to exclude the second and third floor atrium areas from
the gross floor area used to calculate the parking requirement.
He noted the gross square footage of the building is 71,750 square
feet. Removing the atrium area leaves 64,000 square feet, the
ordinance parking requirement for this square footage will be
Buffalo Grove Plan Comm-Public Hearing-January 4, 1995-Page 2
provided. He noted that the bank requires 40 parking spaces and
the office area requires 180 spaces for a total of 220 spaces,
which is the amount of parking shown on the plan.
Mr. Hopkins noted there will be one loading dock on the northwest
side of the building and handicapped parking at both entries to
the building. He pointed out the area for stacking to serve the
drive up lanes for the bank. He noted the right-in only driveway
on Route 83 is intended to provided efficient access to the drive
up bank area.
Mr. Hopkins stated the temporary banking facility will be located
at the point of the property. Thirteen parking spaces have been
provided for the temporary facility. There is a temporary
driveway to Buffalo Grove Road in addition to the right-in
driveway on Route 83. The temporary bank is a double modular
unit. On the northwest side of the building there will be enough
room to stack six cars for the single drive up lane. These cars
will then exit the site on Buffalo Grove Road.
Mr. Hopkins stated the exterior of the three story building will
have glass and stone, and these materials will also be used in the
interior of the building. Glass backed elevators, skylight areas
and planted areas will be part of the interior building design.
Chairman Goldspiel asked Mr. Carmignani to present his traffic
impact report.
Mr. Carmignani noted that he has reviewed several versions of the
site plan and some revisions have been made to the driveway access
plan and the location of the temporary bank. He stated all
driveways have now been designed to meet applicable design
parameters and provide sufficient distances for the left turn
storage lanes on Route 83 and left turn storage lanes, back to
back, on Buffalo Grove Road. The final design on Route 83 will be
subject to IDOT review.
Mr. Carmignani stated internal traffic circulation will be
acceptable, and although there are some tight turns at the banking
facility, the layout of travel lanes is workable.
Mr. Carmignani stated the right-in only access from Route 83
should be re-designed with a "slip ramp" curving into the site to
create a deceleration lane. He noted that this design would allow
vehicles to enter the site with minimum deceleration so that the
flow of through traffic on Route 83 is not impeded. He
recommended that the site plan be revised to incorporate this
design "slip ramp" design.
Mr. Carmignani commented that one negative aspect of the right-in
driveway from Route 83 is the potential for cars entering the site
to have conflicts with movements of cars being backed out of some
Buffalo Grove Plan Comm-Public Hearing-January 4, 1995-Page 3
of the adjacent parking spaces. He suggested this be controlled
with stop signs so that traffic movements will be slower and more
controlled.
Mr. Carmignani further stated the temporary driveway to Buffalo
Grove Road has been modified for the temporary bank facility. He
noted that this driveway can't have left turns from northbound
Buffalo Grove Road because there is no median turn lane, and cars
stopped on Buffalo Grove Road to make the left turn will block
through traffic.
Commissioner Rosenston noted concern with traffic flow on the
site. He further noted concern with vehicles backing out of
parking spaces and traffic circulating at that point. He also
noted concern with cars in the parking spaces at the tip of the
property which will be vying with vehicles coming in the right in
only entrance to the site.
Mr. Carmignani stated this tip is a very congested area but the
only way to fix the problem is to eliminate 10 to 11 spaces.
However, he noted that these spaces are the furthest from the
building and are bound to be used last and only if the parking is
at capacity.
Commissioner Rosenston stated he would not be averse to
landbanking this area if the developer did not think all of this
parking would be absolutely necessary.
Mr. Hopkins stated they feel the parking is adequate for the type
of uses to be housed in the building and the number of people
present. However, since there is no other parking available, it
was decided to provide the full amount of required parking spaces
to avoid any kind of problems.
Commissioner Howard asked if there would be a cash station at the
bank.
Mr. Hopkins stated there will be one cash station at the drive up
and another inside the building.
Commissioner Howard asked if there were other issues still to be
resolved with the Cherbourg residents.
Mr. Hopkins stated they are continuing to work with the Cherbourg
Association on landscape details and any other issues which may
arise.
Ms. Frances Fazio of Donald Manhard Consulting gave a brief review
of the engineering plan stating there is water on Route 83 and
Buffalo Grove Road which will be linked to the mains by an 8 inch
pipe. Sanitary and sewer is present on Route 83 which flows in a
southerly direction and this plan will tap into that sewer to
Buffalo Grove Plan Comm-Public Hearing-January 4, 1995-Page 4
service the building. The stormwater runoff will be directed
through storm sewers on the property which will be released into
the creek on the Park District site where the proposed detention
will be on stream and a part of the Park District development of
the site according to the master plan.
Ms. Fazio further stated the plan shows left turn lane
improvements on Route 83 and the full two lane additional
improvement to Buffalo Grove Road with the intersection and the
appropriate left turn tapers into the site.
Commissioner Samuels asked about the widening details of Buffalo
Grove Road.
Ms. Fazio stated the front of the property will have the full two
lane addition which is two lanes southbound and two lanes
northbound with a landscaped median. This will continue to where
it will taper into the existing two lanes plus left turn lane
movement at Busch Road.
Mr. Kuenkler stated that Buffalo Grove Road will ultimately be a
four-lane section up to Busch Road, but an interim design is to
add a third through lane up to the intersection with Hidden Lake
Drive.
Commissioner Samuels asked if the proposed building would be built
for a single user.
Mr. Hopkins stated it is not proposed as a single user building
but noted most of the tenants are connected to Indeck.
Commissioner Samuels noted concern with this situation. He stated
if the building was for a single user, there would be no problem
with the parking lot. However, if other tenants come in with more
intense uses the lot may not be sufficient.
Commissioner Samuels asked if the types of businesses that can
rent in this building could be restricted as this is under a
Special Use.
Mr. Pfeil stated that the office and bank are not special uses,
and the parking calculation assumes general office use, not more
parking intensive uses such as medical and dental offices. He
noted that there is an annexation agreement for the property which
will need to be amended by the Village Board to allow the
increased height and additional floor area for the building. He
stated that the parking could be addressed in annexation agreement
by stipulating that uses requiring more parking than the general
office standard will not be allowed unless specifically approved
by the Village.
Commissioner Samuels stated he does not agree with landbanking in
Buffalo Grove Plan Comm-Public Hearing-January 4, 1995-Page 5
this situation because the site would then have less than the
minimum amount of parking required by ordinance.
Commissioner Berman asked for a recap on the rationale for a
temporary bank facility.
Mr. Hopkins stated there are certain timing demands for chartering
a bank under which the permanent facility could not be built.
Mr. McParlan stated the timing would allow the temporary bank to
build up a clientele under lower operating costs which would make
the construction of the permanent facility possible and profitable
and would establish a needs demonstration for the chartering
process of the bank at this particular location. No other site
can be used for establishing this needs demonstration.
Commissioner Berman asked what the height of the building will be.
Mr. Hopkins stated the central part of the building is the highest
point at 49 feet 8 inches whereas the perimeter is at 42 feet 8
inches high.
Commissioner Berman asked for an explanation of the reference to
the temporary bank facility location in the traffic consultant's
memo of December 22, 1994.
Mr. Carmignani said it is his opinion that it would be best to
locate the temporary bank so that the two main permanent accesses
could be used. The facility as proposed is located so that the
three-story building can be constructed without interruption of
banking services, but this is not necessarily the best layout in
terms of access from adjacent streets.
Commissioner Moons asked if there will be a deceleration lane on
southbound Buffalo Grove Road.
Ms. Fazio stated there will be a large amount of transition
between the two eventual southbound lanes.
Mr. Carmignani said his understanding is that there will be four
lanes with a center median with a left turn lane into the property
along Buffalo Grove Road. He said the transition from a four lane
cross section to a three lane cross section occurs further north
from the site. A right turn decel lane is not required with the
amount of volume to be generated.
Mr. Kuenkler stated a right turn decel lane into the property will
be required on southbound Buffalo Grove Road.
Mr. Hopkins stated that the taper between the four lane and two
lane cross sections will function as the deceleration lane.
Buffalo Grove Plan Comm-Public Hearing-January 4, 1995-Page 6
Commissioner Rosenston stated a detailed sketch of this cross
section should be included for presentation to the Village Board.
Commissioner Moons asked when the temporary bank could be
dismantled.
Mr. Hopkins stated the temporary facility could start as early as
March or April of this year and dismantled as early as 13 or 14
months thereafter.
Mr. McParlan stated they feel that a temporary facility is planned
to be used for only a year. It would actually be a detriment to
the bank to use a temporary facility for a longer period.
Commissioner Moons asked when the Indeck corporate headquarters
would move into the building.
Mr. McParlan stated they are looking for a one year buildout for
the project.
Commissioner Moons asked how the meetings with the residents of
Cherbourg were publicized.
Mr. McParlan stated they met with the president of the townhome
association and were asked to open the meeting to the entire
subdivision by the townhome association board.
There being no further comments or questions, Chairman Goldspiel
closed the public hearing at 8:55 p.m.
Resp tfully su 'tted,
Fay Rubi , Recording Secretary
AP ROVED BY:
-/S,e,\ r0
TE HEN GOLDSPIEL, hairman
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Buffalo Grove Plan Comm-Public Searing-January 4, 1995-Page 7
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
January 4, 1995
Indeck Office Building and Bank Facility, Stone Creek
Parcel, Buffalo Grove Road/Route 83 - Approval
of a Preliminary Plan in the Office and Research District
Ice Associates, Proposed Buffalo Grove Ice Rink
Weiland Road north of Abbott Business Center
Annexation with Industrial Zoning, Approval of a
Special Use for an Indoor Ice Skating Rink and
Approval of a Preliminary Plan
Chairman Goldspiel called the meeting to order at 9:00 p.m.
in the Village Council Chambers, Buffalo Grove Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Ms. Howard
Mr. Rosenston
Mr. Samuels
Mr. Berman
Mr. Moons
Commissioners absent: Mr. Krug
Also present: Mr. Tim McParlan, Indeck Energy
Services
Mr. Donald Jorgenson, The Brickman
Group
Mr. Mark Hopkins, Otis Associates
Ms. Frances Fazio Manhard Consulting
Mr. Douglas Mosser, Otis Associates
Mr. B. Gregory Trapani, Trapani
Construction Company
Mr. Ken Carmignani, James Benes &
Associates
Mr. Gary Benjoya, Ice Associates
Mr. Bruce Weinberg, Ice Associates
Mr. Gary Pivar, Ice Associates
Mr. Jerry Krewer, Niles Park District
Mr. Stephen Park, The Alter Group
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village
Engineer
Mr. Robert Pfeil, Village Planner
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 1
APPROVAL OF MINUTES
Moved by Commissioner Rosenston, seconded by Commissioner
Howard to approve the minutes of the public hearings and
special meeting of November 30, 1994. Chairman Goldspiel
asked that page four of the special meeting include his
reason for voting against Binny's Beverage Depot due to the
shopping cart issue. All Commissioners were in favor of the
motion as amended and the motion passed unanimously.
Moved by Commissioner Samuels, seconded by Commissioner
Howard to approve the minutes of the public hearing and
regular meeting of December 7, 1994. Commissioner Samuels
noted a required correction on page six, paragraph ten of the
regular meeting. Commissioner Berman noted a required
correction on page six, paragraph eight of the regular
meeting. All Commissioners were in favor of the motion as
amended and the motion passed unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Rosenston attended the Village Board meeting on
December 19, 1994 and stated that several property tax
abatement ordinances were passed and the Ice Partners ice
rink was referred to the Plan Commission.
INDECK OFFICE BUILDING AND BANK FACILITY, STONE CREEK PARCEL,
BUFFALO GROVE ROAD/ROUTE 83 - APPROVAL OF A PRELIMINARY PLAN
IN THE OFFICE AND RESEARCH DISTRICT
Moved by Commissioner Samuels, seconded by Commissioner
Rosenston to recommend approval to the Village Board of the
petitioner for approval of a Preliminary Plan in the Office
and Research District with the following variation: ZONING
ORDINANCE - Section 17.36.040.B. and 17.36.040.G. 1. (to allow
interior atrium space to be deducted from the gross building
floor area used to determine required off-street parking for
an office use) . The Preliminary Plan proposes a temporary
one-story bank facility and a permanent three-story building
of approximately 72,500 gross square feet including office
space and a banking facility with a drive-in operation,
pursuant to the exhibits presented by the petitioner and
subject to petitioner modifying the plan in accordance with
Mr. Carmignani's geometrics regarding the right in only
entrance on Route 83.
Chairman Goldspiel asked if there is any erosion control
necessary in the Park District parcel due to stormwater
runoff.
Ms. Fazio stated the storm sewer runoff will be handled in
accordance with the stormwater practices of the State of
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 2
Illinois and the Lake County Stormwater Management
Commission.
Chairman Goldspiel asked if there is some way to link the
site with the internal sidewalk system in the park.
Mr. Hopkins stated that the creek is between Buffalo Grove
Road and the planned bike path along the creek. They would
need to build a bridge across the creek, and this would be
very expensive. He stated they may be able to connect to the
proposed parking lot area to the bike path via a culvert that
crosses the creek.
Chairman Goldspiel asked how much bike path would need to be
built to make the creek crossing.
Mr. Kuenkler stated approximately 300 to 400 feet of pavement
and a bridge would be needed.
Chairman Goldspiel said based on Mr. Kuenkler's information,
it does seem excessive to ask the developer to provide the
bikepath connection.
Commissioner Rosenston proposed that the developer prepare
all the paving on site but not use the parking in the
southern tip of the property at this time rather than
landbank.
Mr. Hopkins stated they would prefer to landbank the area
rather than have it stick out as an eyesore.
Commissioner Samuels stated he would prefer landbanking if it
does not create a variance which has not been requested. He
said the petitioner has designed the site plan, and the
petitioner will have to accept responsibility for any traffic
problems that occur on site. He noted that Mr. Carmignani
has stated the internal circulation is tight but workable and
he would therefore prefer that all parking spaces be built
out in the initial construction. He commented that the
proposed building will be very attractive, and overall, this
is a good development for the site. He also noted that it is
remarkable that there are no adverse comments from adjacent
homeowners despite the fact that the building is 14 feet
higher than the height allowed in the original annexation
agreement.
Commissioner Rosenston stated that since landbanking will
call for a variation of required parking, he withdraws his
suggestion.
Commissioner Berman stated the southern tip of the site is a
problem but has been handled as well as possible given the
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 3
constraints of the site. He noted some concern with the size
of the building and the massing on the parcel and its impact
on the neighbors. However, he is surprised at the lack of
public dissent and urged that the build out of the permanent
bank be completed as quickly as possible.
Commissioner Moons stated he questions placing a corporate
headquarters in a residential area. He further noted the
height of the building is well in excess of the annexation
agreement, and he has concerns with all of these issues.
However, he will reluctantly accept the plan.
Commissioner Howard echoed Commissioner Samuels' comments.
She stated this was a very nice project and the location is
acceptable to her.
Mr. Raysa asked that all the documents received by the Plan
Commission in the meeting packet be listed in the minutes.
Chairman Goldspiel called for a vote on the motion and the
vote was as follows:
AYES: Howard, Rosenston, Samuels, Berman, Moons, Goldspiel
NAYES: None
ABSENT: Krug
ABSTAIN: None
The motion carried 6 to 0.
ICE ASSOCIATES, PROPOSED BUFFALO GROVE ICE RINK, WEILAND ROAD
NORTH OF ABBOTT BUSINESS CENTER - ANNEXATION WITH INDUSTRIAL
ZONING, APPROVAL OF A SPECIAL USE FOR AN INDOOR ICE SKATING
RINK AND APPROVAL OF A PRELIMINARY PLAN
Mr. Gary Benjoya of Ice Associates stated the proposed
project has been in the works for the past sixteen months.
He stated they have worked with the Park District and various
schools and their goal is to bring a recreational facility to
Buffalo Grove for an enjoyable and safe activity based on a
definite need in the community.
Mr. Stephen Park of The Alter Group stated this 65,000 square
foot recreational facility would be under private ownership.
He stated the rink is simple to build as an industrial
building. It would contain two NHL level rinks joined by a
common core of skate rental, concession stands, pro shop and
locker rooms. There will also be play rooms for parties and
such.
Mr. Park stated the property is actually made up of two
sites. The first site is commonly known as the greenhouse
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 4
property and the second site is adjacent to the Concrete
Doctor immediately north of the Abbott Business Park and the
two sites comprise approximately 8.25 acres. This project
would have access to Weiland Road via a road aligning with
Thompson Boulevard. He noted that the Village has plans for a
loop road connecting to Abbott Court.
Mr. Park stated the site plan shows the best location for the
building and the circulation within the facility. Access
would be from two driveways to the Thompson Boulevard
extension. The primary area of parking would be to the north
and east of the facility, and the 120 spaces in these areas
will be sufficient for the day to day operation. The service
area would be located to the southeast of the building so it
is screened by the building itself from the residences west
across Weiland. The concept is to put the building along
Weiland Road. Circulation will allow for dropoff and
handicapped parking. The secondary overflow parking for
larger attendance would be handled by an additional 186
spaces located on the 3-acre parcel southeast of the
building. There is a total of approximately 300 parking
spaces.
Mr. Park stated they have done an initial analysis of other
ice rink facilities around metro Chicago and noted this
project has 150 percent greater parking than the dozen
facilities checked. He further noted they have had
discussions with the Dr. Parks of School District 102
concerning use of the parking lot at Aptakisic Junior High
School, and Dr. Parks indicated that the District will try to
make their parking lot available for excess parking when
needed.
Mr. Park stated that the proposed site plan allows for the
loop road. Part of the right-of-way is on the Abbott
property. The proposed project extends this right-of-way
along the east side of the ice rink site and then west to
connect to Weiland Road at Thompson Boulevard. He noted that
some of the right-of-way east of the ice rink site would be
on property owned by the Concrete Doctor. He noted that the
cul-de-sac shown on the ice rink plan would be reconfigured
when the right-of-way is available, and the loop road can be
constructed.
Chairman Goldspiel stated that the loop road would need to be
built as part of the ice rink project, not at some future
time when adjacent properties are being developed.
Mr. Park said it is his understanding that the loop road
could not be completely built out because some of the
necessary land for the right-of-way is on property owned by
the Concrete Doctor.
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 5
Chairman Goldspiel stated a way needs to be found to solve
the right-of-way issue so that the road can be built as part
of the ice rink project.
Mr. Park further stated they are working under the
presumption that the ice rink site can be served by the
stormwater detention facility in the Abbott Business Center.
This facility was oversized to handle more stormwater than
just the Abbott property. He stated that Ice Partners will
verify that using the Abbott facility is feasible.
Mr. Park also stated water and sewer utilities are primarily
located at Thompson and Weiland and would be easy to extend.
Chairman Goldspiel asked for a more complete look at the type
of ice rink facility, activities and times are involved in
project as well as peak periods and special events.
Mr. Benjoya stated this will be a full service facility for
hockey, figure skating programs, public skating programs,
learn to skate programs as well as parties. He further
stated the high schools are very interested in using the
facility for games. He noted a peak period may be when
Stevenson plays a home game. Another peak period which would
be from 7:00 p.m. to 10:00 p.m. during which organized
activities would take place. There would be a steady flow of
traffic coming into the facility. There would also be a once
a year type of event. Weekends would have a constant flow in
and out during the day.
Mr. Jerry Krewer of the Niles Park District stated typical
hours of operation are 5:00 a.m. to 1:00 a.m. in the morning.
He stated there are very few rinks which operate 24 hours a
day. He stated the day time hours are predominantly filled
with figure skating and toddler skate programs which are very
low uses. At about 4:00 p.m. school children begin to arrive
and peak hockey use starts at 7:00 p.m. to 10:00 p.m. and
adult hockey goes from 10:30 p.m. to 12 :00 midnight.
Mr. Krewer stated true peak times that would occur no more
than twice a week are high school hockey games with average
attendance of about 150 to 200 people. Otherwise there is
usually approximately 20 to 40 people on each ice surface.
He stated a peak rivalry attendance game could fill the
bleacher area which would mean about 800 to 1,000 people. He
commented that there is a certain amount of carpooling that
occurs, so not every person at the facility would drive a
separate vehicle. He noted all other facilities have had
these kinds of activities. He stated Northbrook has hosted
these kinds of activities on both sheets of ice and has
hosted five games in a row on a Saturday, never filling up
its parking lot. Only once a year for the large ice shows
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 6
has the parking lot been full. The Northbrook ice rink has
290 parking spaces available.
Commissioner Berman noted his deep concern with the parking.
He further noted that a half circle should be provided to
allow for dropoffs in front of the main door. He asked what
the general operating hours would be.
Mr. Krewer stated hours are generally 5:00 a.m. to midnight.
Commissioner Berman asked if there would be ice rental time
outside of standard hours.
Mr. Krewer stated probably not although it would be great if
it did happen.
Commissioner Berman asked if a smaller rink facility might
not be better.
Mr. Benjoya stated economics demands the larger facility.
Commissioner Berman asked what kind of staff would be
necessary.
Mr. Benjoya stated that during standard operating times there
are normally two people. One person spends about half an
hour resurfacing the ice and is unable to supervise the
building. Therefore two people are necessary.
Commissioner Samuels asked if there would be any liquor or
alcohol.
Mr. Benjoya stated there would not be any alcohol.
Commissioner Samuels asked why there is such a parking
discrepancy between the ordinance and the industry standards.
Mr. Pfeil commented that the Village's standard is fairly
conservative, and some ordinances require less parking for
this type of use. He noted that the parking standard is
probably based on the assumption that spectator use would be
the primary demand for parking. If, in fact, peak spectator
use occurs only occasionally, the parking demand on a day to
day basis may be considerably less than the ordinance
requirement. He indicated that he would obtain more
information concerning parking standards for indoor
recreational uses, and provide it to the Plan Commission for
review. He noted, however, that it is very important for Ice
Partners to accurately project peak demand periods, and
indicate how these periods will be accommodated if more than
300 spaces are needed.
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 7
Commissioner Samuels noted concern with Weiland Road becoming
a parking lot if there are various events going on at
adjacent sites at the same time. He asked if there is any
chance of Weiland Road being widened.
Mr. Pfeil stated Weiland Road is a Lake County road that is
planned to be improved to four lanes. At this time no funding
has been allocated for this improvement.
Commissioner Samuels asked if there has been any discussion
regarding a traffic signal at Thompson.
Mr. Park said it is his understanding that property owners in
the industrial area on the east side of Weiland Road are
expected to make cash contributions for a share of the
traffic signal. He said Ice Associates will make an escrow
contribution to be used when the signal is warranted.
Commissioner Samuels stated he agrees with the need for a
reconfiguration of the dropoff road for the project as well
as Chairman Goldspiel's comments on the loop road. He
further stated it may be difficult to manage traffic if there
is only one access off of Thompson on those days when large
events are held and the secondary lot is needed.
Mr. Park stated it is anticipated they will have a secondary
access to Abbott Court, but this connection is not yet in
place.
Commissioner Samuels suggested the road should at least be
completed from Abbott Court up to the edge of the Concrete
Doctor property.
Commissioner Rosenston asked if there will be lighting in the
parking lots.
Mr. Park stated yes.
Commissioner Rosenston stated some rear access from the
building to the parking lot needs to be provided. He also
noted concern with the parking and dropoff area but stated in
general this would be a great facility for residents of the
Village.
Commissioner Moons asked if there would be any disturbances
of adjacent neighbors if the facility is used late at night
or goes to a 24-hour schedule.
Mr. Benjoya stated that security personnel would be hired if
necessary to ensure orderly use of the facility and parking
areas.
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 8
Commissioner Rosenston asked if the outdoor rink could be
used around the clock.
Mr. Weinberg stated the outdoor rink is a just an idea at
this time, and they will have to develop a plan for use and
scheduling prior to construction of the facility.
Chairman Goldspiel stated the future parking area
calculations need to be discussed and considered as to
parking space requirements. He further noted that room will
need to be provided for school buses.
Mr. Weinberg stated this would not be a school sponsored
activity and participants would all come privately.
Chairman Goldspiel stated he is very concerned with the
parking for this type of facility.
Mr. Ed Weiner of the Concrete Doctor stated his business is
well established and of a very low usage nature and therefore
the road access they have is sufficient for their purposes.
He noted they have questioned the need for a loop road in the
past. However, for an ice rink, the road would be needed.
He noted that if Abbott builds the section of the road going
north, he would be willing to consider part of his property
as a donation for the road.
Commissioner Berman stated this will be a high demand rink as
it is apparently the only in the Lake County area. Therefore
it is very important to pay attention to the parking
requirements and needs and noted he would like to see some
kind of traffic counts.
Commissioner Rosenston noted he would feel more comfortable
if the future indoor/outdoor parking area was used for
overflow parking.
Commissioner Samuels stated he would like to see something on
similarly zoned facilities in order to ascertain how parking
is affected.
Chairman Goldspiel noted the following items to be addressed:
1. Parking requirements and when checking out the
requirements, be sure to separate out once a year events
from the usual monthly activities
2 . Explore the loop road issue further concerning
acquisition of necessary right-of-way
3. Address the appearance of the building
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 9
4. Indicate and address the size and seating and parking
capacity of other ice rinks
Chairman Goldspiel noted it may be necessary to put limits on
other types of uses for this facility for the future.
Commissioner Samuels noted this entire project is contingent
on off-site stormwater detention.
Mr. Park stated they have a contingency plan for detention on
the extra acre.
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said the next meeting will on January 18, 1995 when
the public hearing for the residential development on Relics
of Olde property will be held.
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Moons, seconded by Commissioner Berman
and carried unanimously to adjourn. Chairman Goldspiel
adjourned the meeting at 10:45 p.m.
I
I
Res tfully mitted,
1
Fa Rub? Recording
g Secretary
AP OVED BY:
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� S EP EN G DSPIEL, hairman
Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 10