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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 LJ 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: talk, _ i 7 � S EP EN G DSPIEL, hairman Buffalo Grove Plan Comm-Regular Meeting-January 4, 1995-Page 10