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1995-03-01 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION March 1, 1995 Niminiski - Porst Resubdivision, Lot 71 and 72 Dun-Lo Highlands, Betty Drive - Rezoning from the B-1 District to the R-4A District Chairman Pro-tem Samuels 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, read the notice of public hearing as published in the Buffalo Grove Daily Herald, explained the procedure for the hearing and swore in those giving testimony. Commissioners present: Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Commissioners absent: Chairman Goldspiel Mr. Rosenston Also present: Mr. John Aiello Mr. John T. Clery, John T. Clery, P.C. Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. John Marienthal, Village Trustee Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Photographs of lot and surrounding homes Exhibit B: Plat of Survey, lots 71 and 72 Exhibit C: Proposed home elevation Mr. Aiello stated he proposes to build a single family residence on a lot which is 88 X 100 feet, with zoning in the R-4A District. He stated that the home would fit in with the residential character of the neighborhood. He stated there are pine trees across the back of the lot which will remain in place as will the trees located on the front of the lot. He presented photographs of the parcel and adjacent properties noting the parcel is clear of any existing trees in the center. Mr. Aiello stated the home will be similar in size to the home directly across the street from the vacant lot. He stated that a Buffalo Grove Plan Comm-Public Hearing-March 1, 1995-Page 1 Village water main can be extended to the front of the lot and Village sanitary sewer is adjacent to the rear of the lot. The sewer line will be brought across the rear past the house at 936 S. Betty Drive which is owned by Mr. Niminiski who is a partner in the proposed resubdivision. Chairman Pro-tem Samuels requested that Mr. Aiello discuss the request for a variance of the B-1 buffer yard width on the lot north of the site. II Mr. Aiello stated the house on the north is zoned business, with an 11 foot, 3-inch side yard and an 11 foot, 6 inch side yard for the existing structure instead of the required 12 foot sideyard. Therefore, the new home could be moved over easily several inches to the south so that the proper sideyards can be maintained. It would also be possible to deed the few inches necessary to Mr. Niminiski. However, it would be much easier and he would prefer to move the proposed home over rather than deed the extra space to Mr. Niminiski. This is the reason for the requested variance. Mr. Pfeil added the lot would become narrower and get very close to the R-4A minimum lot area requirement of 8,750 square feet. The lot is only about 50 square feet greater than the R-4A minimum which is why it is difficult to make the lot any narrower than the proposed width of 88 feet. Chairman Pro-tem Samuels noted that a variance for the lot area of the proposed residential lot may be needed if the B-1 side yard standard of 12 feet is required on the adjoining lot. Mr. Pfeil stated that is correct. Mr. Clery stated if there are any problems with a neighbor it would be with Mr. Aiello's partner, Mr. Niminiski whose house is the structure affected by this variation. Commissioner Krug asked if the home at 936 S. Betty now has Village water and sewer. Mr. Aiello stated it does not have Village water and sewer. He further stated the home is on septic and well. He also stated that this structure can be hooked up to Village water and sewer at time that he extends the sanitary sewer line for his proposed house. Commissioner Krug stated there is a line on the plat of survey on the south line of lot 71 and the north line of lot 72 and asked for a clarification. Mr. Aiello stated the home adjacent to the vacant property is used as a business. He noted the home has seen many additions and in doing so it was actually built over the lot line of lot 71 and Buffalo Grove Plan Comm-Public Hearing-March 1, 1995-Page 2 went into lot 72. In order to create a proper sideyard for the B- 1 lot adjoining the proposed residential lot, an extra 12 feet was taken from lot 72 and added to lot 71. Commissioner Krug stated there should be some notation on the survey. Mr. Aiello stated this will be property notated. Mr. Kuenkler stated there will be only one common lot line between the new lot 1 and 2 once the resubdivision is done and the line on the plat of survey will be eliminated. Mr. Clery stated the owner of lot 71 owns all of lot 71 and 12 feet of lot 72 so the extra line on the survey will remain. Mr. Kuenkler stated once the resubdivision is recorded, the extra line will disappear because new legal descriptions will be created for the new lots 1 and 2 of the resubdivision. Commissioner Berman asked if the building box or north sideyard is to be moved over in order to accommodate the proper sideyard setback. Mr. Aiello stated that he proposes to build the new house six inches farther south to in effect create the full 12-foot side yard for the B-1 lot. He further noted there will be no problem with moving the foundation over a foot or so. The variation is being requested for the north lot so that the residential lot does not have to be reduced to a width of 87.5 feet. Chairman Pro-tem Samuels asked if there is an elevation or floor plan of the proposed home. Mr. Aiello presented several drawings and stated the home would be 43 feet in width and 33 feet in depth with an area of approximately 2,000 square feet. Chairman Pro-tem Samuels if the proposed home will be consistent in size and appearance with other homes on the block. Mr. Aiello stated the home would definitely be consistent with existing residences. Chairman Pro-tem Samuels asked who owned the western portion of lots 71 and 72 and if any attempt had been made to contact the owner about acquiring addition property so that a standard R-4 lot could be platted. Mr. Aiello stated he did contact the owner, Jack Kemmerly, who also owns the house on Dundee Road that is used as a dental office. However, Mr. Kemmerly stated he is definitely not interested in selling any property. Buffalo Grove Plan Comm-Public Hearing-March 1, 1995-Page 3 Ii Mr. Figley, 3344 S. Betty, stated he was delighted to see the vacant property being developed but noted some concern with drainage and standing water. He noted that his property receives drainage from the proposed home site and standing water is sometimes created. He requested that the Village take this into consideration in approving the new house. Chairman Pro-tem Samuels noted there is no required on-site detention for a single-family residence on a single vacant lot. Mr. Aiello stated he will work with the Village Engineer and Mr. Figley to ensure proper swales are maintained so there will be no problems. He further stated an 88-foot wide lot is a nice width and a great deal can be done to maintain proper drainage. Mr. Figley asked if it would be possible to direct gutter water to the drainage ditch at the front of the property. Mr. Kuenkler stated gutter water should not affect the side drainage. Mr. Aiello stated if the property is properly developed it will be able to drain to the front and not on the sides. He again stated there is so much width available on the property that diverting water to the front of the house should not be any problem. There being no further comments or questions from anyone present, Chairman Pro-tem Samuels closed the public hearing at 8: 10 p.m. Respectfully sub itted, Fay Rub' , Recording Secretary APPR BY (‘1 MICHAEL SAMUELS, Chairman Pro-tem Buffalo Grove Plan Comm-Public Hearing-March 1, 1995-Page 4 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 1, 1995 Niminiski - Porst Resubdivision, Lot 71 and 72, Dun-Lo Highlands, Betty Drive - Rezoning from the B-1 District to the R-4A District Olson/Jespersen properties, northeast corner of Prairie Road/Illinois Route 22 - Annexation with Residential Zoning -- Workshop #1 Kingswood United Methodist Church 401 W. Dundee Road, Amendment of a Special Use in the R-1 District and approval of a Preliminary Plan -- Workshop #1 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 -- Workshop #3 Chairman Pro-tem Samuels called the meeting to order at 8: 11 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Commissioners absent: Chairman Goldspiel Mr. Rosenston Also present: Mr. John Aiello Mr. John Clery, John T. Clery, P.C. Mr. Larry Olson Mr. Bruce Hoffman, Kingswood United Methodist Church Mr. Dick Stone, Kingswood United Methodist Church Ms. Betty Strickland, Kingswood United Methodist Church Mr. Steven Park, Alter Group Mr. Bruce Weinberg, Ice Partners Mr. Garry Benjoya, Ice Partners Mr. Jerry Krewer, Niles Park District Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 1 Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Krug, seconded by Commissioner Howard to approve the minutes of the regular meeting of February 15, 1995. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Howard attended the Village Board meeting on February 21, 1995 and stated the following items were discussed: 1. Passage of bike helmet resolution, ordinance to be revisited 2 . Approval of the Town Center TIF Bond refinancing 3. Approval of ordinance 95-21, rezoning to the R-4A District and Preliminary Plan, Relics of Olde property 4. Referral to Plan Commission of Olson/Jespersen properties NIMINISKI - PORST RESUBDIVISION. LOT 71 AND 72, DUN-LO HIGHLANDS, BETTY DRIVE - REZONING FROM THE B-1 DISTRICT TO THE R-4A DISTRICT Moved by Commissioner Howard, seconded by Commissioner Krug, to recommend approval to the Village Board of the petition for rezoning of Lot 72 (part) described from the B-1 Limited Retail District to the R-4A One Family Dwelling District and a variation of Section 17.44.020.H. 1. to allow a side yard of 11.30 feet instead of 12 feet for Lot 71 (part) . Commissioner Krug stated he is speaking in favor of the motion on the basis of Mr. Kuenkler's testimony that drainage problems can be solved for the proposed development. Commissioner Krug inquired how the water flows now on Betty Drive. Mr. Kuenkler stated the new home would drain south and the existing home probably drains north. Commissioner Krug stated he hopes the Niminiski house connects to Village sewer and water, so that the septic field can be abandoned. Commissioner Howard stated she is in favor of the motion and further stated the petitioner has shown just cause for the variation request. She further noted this will be an improvement for the area. Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 2 Commissioner Berman stated that the variation of the side yard for the B-1 lot is acceptable since a large side yard can be provided on the residential lot. He noted concern with the drainage issue but did not see very much that the Village can do. He further noted that Mr. Aiello should do everything possible to ensure that no drainage problems are created for adjacent properties. Chairman Pro-tem Samuels stated he accepts the variation due to the hardship described. He stated the development is in character with the remainder of the neighborhood and noted that the drainage can be adequately handled. Chairman Pro-tem Samuels called for a vote on the motion and the vote was as follows: AYES: Krug, Howard, Samuels, Berman NAYES: None ABSTAIN: None ABSENT: Goldspiel, Rosenston The motion passed 4 to 0. OLSON/JESPERSEN PROPERTIES, NORTHEAST CORNER OF PRAIRIE ROAD/ ILLINOIS ROUTE 22 - ANNEXATION WITH RESIDENTIAL ZONING WORKSHOP Mr. Olson stated the property consists of three parcels, two of which are single family residences, separated by a vacant lot. He stated he and Mr. Jespersen are requesting annexation to the Village. Chairman Pro-tem Samuels asked the reasons for the request. Mr. Olson stated that water is provided to the properties by private wells, and the quality of this water is not good. He noted that with the construction of the Town & Country development, they now have a chance to hook up to Village water. He stated they would also like to hook up to Village sewer but the cost would be prohibitive because of the distance to the closest point of connection. He stated that their intention is to maintain all three parcels as residential. Chairman Pro-tem Samuels asked what the present zoning is. Mr. Olson stated the property is presently zoned residential in unincorporated Lake County. Chairman Pro-tem Samuels asked what would be an appropriate zoning classification for this property. Mr. Pfeil stated the Olson property could meet the R-3 District Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 3 and the vacant lot could meet R-2 and the other lot on the corner could meet the R-1 as far as lot dimensions in the area. He stated the two existing homes do not meet the applicable front yard setbacks, and no matter what residential zoning district is used, the two houses will have non-conforming front yard setbacks. He stated his recommendation is Residential Estate zoning for all three of the parcels since this is the most conservative approach, and would require Village approval of a rezoning in the future if more dense residential or some non-residential use is proposed. Commissioner Berman asked if it is theoretically possible for this property to be subdivided to create more than three lots. Mr. Pfeil stated if one of the existing structures was removed and the lot replatted, it would be possible to get more than two residences on the property. Chairman Pro-tem Samuels asked if preservation or dedication of right-of-way from the properties is required. Mr. Kuenkler stated there may be some right-of-way preservation necessary especially at the corner but same would be a condition of the annexation. Chairman Pro-tem Samuels asked if this right-of-way would also be sufficient for any expansion. Mr. Pfeil stated by the time this matter gets to a public hearing these issues will be identified and identified in the annexation agreement. Mr. Olson stated they have already been requested to provide right-of-way and are prepared to make same available. Mr. Olson further stated it is not their intention to subdivide their properties for denser residential or non-residential uses. Chairman Pro-tem Samuels asked for more information concerning connection to Village sanitary sewer. Mr. Olson stated they would like to tie in, but the closest sewer is located at Apple Hill Lane on the south side of Route 22. The distance makes the cost prohibitive to serve three single-family parcels. He stated that when sanitary sewer is closer to their properties they would want to tie in. Chairman Pro-tem Samuels asked if the lots as zoned will have enough area for the septic fields. Mr. Pfeil stated septic fields exist in Lake County and the Lake County Health Department probably does periodic inspections. Historically the Village has had situations where properties have Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 4 continued using septic fields until Village sanitary sewer was close enough to allow connection. Commissioner Berman asked if this proposal affects the status of the Powernail lawsuit in any way. Mr. Raysa stated that Powernail is considered to be annexed to the Village of Buffalo Grove until ruled otherwise by the courts. Therefore the property requesting annexation is contiguous to the Village. Chairman Pro-tem Samuels asked if Mr. Olson has any specific zoning request. Mr. Olson stated they just want to keep the property as is. Chairman Pro-tem Samuels noted the Residential Estate district is probably best as it is the most conservative district and all Commissioners agreed. KINGSWOOD UNITED METHODIST CHURCH, 401 W. DUNDEE ROAD, AMENDMENT OF A SPECIAL USE IN THE R-1 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN -- WORKSHOP #1 Mr. Bruce Hoffman, Chairman of the Administrative Council of Kingswood United Methodist Church, stated that the church is asking for approval of a Preliminary Plan to increase space at the existing facility from 16,040 square feet to 26,900 square feet. He stated the expansion is sorely needed and will not generate additional people at the site, it will simply provide more room for church members. Mr. Hoffman stated the sanctuary seating area will be expanded from its existing 367 seats to 511 seats with parking expansion from 133 spaces to 219 spaces. He noted the square footage inside the building will be modified to accommodate 4,550 square feet for the sanctuary which will not affect the exterior of the building. The classroom space will increase from 2,400 square feet to 5,360 square feet and the office area will be expanded from 620 square feet to 1,500 square feet. Mr. Hoffman said the property is presently zoned R-1, Special Use. The request is for modification of the Special Use to permit the proposed building expansion and new parking areas. He noted that the plan also proposes two driveway connections for access to Park View Terrace on the south side of the site. Mr. Hoffman reviewed the stormwater detention areas stating that there is a detention area on the northwest corner of the property which can hold 12,920 cubic feet. He stated the new detention area would be in the southeast corner of the site. Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 5 Commissioner Krug asked if the detention plan would be sufficient for the site. Mr. Kuenkler stated the detention areas appear to be properly located on the site, but an engineering plan has not yet been submitted. Commissioner Krug noted the plans show future expansion for parking, and the detention areas should be sized to account for all of the planned development on the site. Mr. Hoffman stated that the church has no plans to construct the Phase 2 parking, and no funding is allocated for Phase 2. He said that the church is just trying to look ahead to the ultimate demand for facilities on the site. Commissioner Krug asked if there is only one curb cut on Dundee Road. Mr. Hoffman stated that there are two curb cuts on Dundee Road, however only one is used. The second curb cut has a light covering of asphalt which is used only as a safety access road. This access could not be hooked up to the parking lot because the drainage of the site goes through the area and there are a number of underground pipe drains located there. Commissioner Krug asked if the church would encourage use of the Park View Terrace driveways for exiting from the property. Mr. Hoffman stated that exiting from the Dundee Road driveway is very difficult for anyone who wants to turn left. In fact, the church has posted "no left turn" at the driveway to discourage this movement. He noted that the Park View Terrace driveways would provide access to the traffic signal at Golfview Terrace and Dundee Road, and this will be much safer for traffic. Commissioner Krug inquired if a sidewalk would be required on Park View Terrace. Mr. Kuenkler stated that a sidewalk was not required for the Covington Office site or the Coves townhomes. Commissioner Krug noted that if a sidewalk is not provided along Park View Terrace, then a variation of the Development Ordinance will be required. Commissioner Krug stated that he likes the idea of having traffic exit onto Park View Terrace to use the signal at Golfview Terrace to enter Dundee Road. Commissioner Howard noted concern with the proposed southeast corner detention which would drain into the Covington Manor detention facility. Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 6 Mr. Hoffman stated that stormwater would be detained on the church' s property as required by Village ordinance; it would not take up capacity from the Covington facility. He further noted that only be a very small area which would drain into the Covington facility. Commissioner Howard said she likes the proposed traffic circula- tion pattern using Park View Terrace for exiting, and she suggested that "one way" designations be considered for the two Park View Terrace driveways. Mr. Hoffman said the church could consider this suggestion. Commissioner Berman asked if the existing parking is adequate for current uses at the site. Mr. Hoffman stated that on Sundays the existing lot is filled and there are a number of people parking across the street on Dundee and in the winter months the grass area is plowed to provide some additional parking. Commissioner Berman asked how many paved spaces are on site. Mr. Hoffman stated there are 133 on site paved spaces. Commissioner Berman noted the addition will provide for approximately 100 additional people in the sanctuary. He asked if this goal puts the parking under ordinance. Mr. Pfeil stated that technically the existing and proposed parking will exceed the ordinance minimum, although practically there may be peak times when the parking demand exceeds the number of available spaces. Mr. Hoffman stated that the adjoining Covington Office parking lot is now used, but this is based only a gentleman' s agreement which could be ended at any time. Commissioner Berman stated the parking issue will need to be addressed relating to the possible impact on the Covington Manor area, because the Covington residents will probably indicate that church parking is taking up needed spaces on the residential streets. Chairman Pro-tem Samuels stated he would like to get verification of the adequacy of the stormwater detention. He asked if the setback and overhang issues for the parking area had been reviewed. Mr. Pfeil stated the plans had been reviewed and it appears that a 15-foot landscaped area will be provided along Park View Terrace, and this exceeds the 12-foot buffer yard requirement for Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 7 commercial developments. Commissioner Krug asked if the parking lot would have exterior lighting. Mr. Hoffman stated the lot would have lights, and he reviewed the photometrics showing 20 foot poles with sharp cut offs at the property line. Commissioner Krug asked that the photometrics be shown all the way across on Park View Terrace. 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 -- WORKSHOP #3 Mr. Steve Park of the Alter Group stated they have tried to address the issues identified at the last workshop meeting. One item was the orientation of the loop road and the certainty of the loop road being constructed at the time of the ice rink installation. The Ice Partners have had a meeting with Mr. Weiner of the Concrete Doctor as well as members of the Village staff, including Mr. Balling and the Mayor. Mr. Park stated the mechanism to accomplish the loop road will likely be a separate pre-annexation agreement with the Concrete Doctor which Mr. Balling is working on. Several issues are being discussed which are not relevant to the Ice Partners but to Mr. Weiner exclusively. Issues of setback were raised, issues of pavement width, access to Mr. Weiner's roadway, and sharing in cost will all be addressed as part of the pre-annexation agreement that is being contemplated with the Concrete Doctor. Mr. Park stated if all this moves along successfully the roadway would be dedicated and the pavement would be constructed concurrently with the construction of the ice rink. The primary access would be Thompson Road, although there are two entrances on the north/south segment of the loop road. Mr. Park stated the building has been shifted to maximize the parking on the primary lot. A separate entrance at the rear of the building has been provided for people coming from the overflow lot. Sidewalks will be provided along the back edge of the building as well as along the edge of the loop road to carry pedestrians to either the front or rear of the building. In order to accommodate the additional parking the building has been shifted slightly west so that the northwest corner of the building has a slight encroachment in the required 50 setback from Weiland Road and creating a 40-foot setback for that corner of the building. Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 8 Mr. Park stated another issue they have addressed is the drop off area. He stated the flow of traffic across the front of the facility will be one-way eastbound so that cars can move easily through. There will be 57 parking spaces in front of the building so a secondary exit has been provided on Thompson Road, although the bulk of the traffic will be exiting onto the loop road. Mr. Park stated they have also dealt with the orientation of the rear of the structure. He noted the building has been pulled north but still allows for the drop off area at the entrance and also allows for some increased parking along the south side of the building. He noted the primary lot at the building will meet normal demand, there will be overflow parking at the secondary lot at the southeast and extraordinary event parking facilities at either the Abbott facility parking and/or the Aptakisic Junior High School. Mr. Jerry Krewer reviewed his organizational schedule of events showing hours of operation projected participant and spectator attendance and peak periods. He stated parked automobile totals are based on a 3: 1 ratio of persons per car. Commissioner Berman asked if the Metro High School Hockey shown on Saturdays from 5:30 p.m. to 10:00 p.m. was an average attendance. Mr. Krewer stated it was more of a peak period. In reality he stated the average attendance is 150 paying customers per night at Northbrook. He further stated there are additional pass holders allowed in which will add approximately 100 people so there would be a capacity of about 250 people on an average. There may be one or two games during the year which will reach higher than that. Commissioner Berman noted that Metro Hockey is being called a special event but it is scheduled for roughly half the weeks of the year. Mr. Krewer stated that is correct but noted only one or two of those games will be a capacity situation and on the average there would be approximately 300 people present, which at a 3: 1 ratio come out to 100 cars and the other rink will use 30 to 60 cars which is way under the capacity of on site parking. Commissioner Howard stated that as long as Abbott is informed well in advance and there is a prior agreement with the junior high school, it would seem that the parking issue has been well addressed. Commissioner Krug asked if any accommodations have been made for bus parking for high school games. Mr. Krewer stated there are no buses and all kids come with their Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 9 parents. Mr. Weinberg stated these are not school sanctioned activities but rather private hockey clubs. Mr. Morrow of Deerfield High School Hockey Association stated there is essentially tacit approval to carry the name, color and symbols of the high school but they remain private clubs. Commissioner Berman asked if the specifications and projections for attendance at school hockey games had been reviewed. Mr. Morrow of Deerfield High School stated the first game at Deerfield had about 700 to 800 people which was the highest turnout for the season due to the rivalry of the schools. Commissioner Berman asked what the standard turnout for games would be. Mr. Morrow stated the figures presented by Mr. Brewer were very accurate. Commissioner Berman asked if the developer had considered changing the orientation of the building to the east. Mr. Park stated they had checked into rotating the building ninety degrees so that the entrance would be facing the east and the other was to request a variance on the presently proposed option. He stated they felt the proposed orientation would be best due to the parking issue and they also felt it was important to have the front of the building face Weiland Road and Thompson for operational reasons. Commissioner Berman noted that the Village's traffic consultant has recommended the building be oriented to the east in part because he is concerned with the driveway on Thompson being so close to Weiland and its impact on the storage capacity on Thompson and the impact on Weiland where a large crowd would be entering the site. He asked if any consideration had been given to eliminating the driveway if the orientation is maintained to the north and placed elsewhere. Mr. Park stated shifting the driveway with this kind of orientation means the drop off area will not function as needed as it would, in effect, reverse the flow of traffic across the building from east to west creating more of a problem to exit. Commissioner Berman asked if there would be pedestrian access sidewalks on site. Mr. Park stated there would be a pedestrian sidewalk across the front of the building for people coming from the east parking area Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 10 on the side of the building. There is another sidewalk along the north/south side of the building to serve people from the overflow lot to the front of the building and there is another sidewalk linking to the north/south sidewalk to serve the rear entrance. Commissioner Berman stated it is necessary to look at Mr. Carmignani's report particularly on the circulation and driveway issue. He stated it may be his choice to have a separate drop off area. Commissioner Berman asked if a preliminary engineering plan has been prepared for the site. Mr. Park stated an engineering plan has not yet been drawn, although it has been discussed with Mr. Kuenkler and the Village Manager. He noted the utilities and engineering are the simplest part of the project as they are primarily already in place. He stated the sanitary sewer which services Abbott would be extended to the proposed facility. The water would be extended as part of the loop road. He further stated Mr. Kelly of Abbott has stated it is his expectation that there is sufficient capacity in the existing pond to handle all of the detention for this site and are now in the process of verifying that fact. Mr. Park further stated they have checked with Lake County on Weiland Road and the only possibility is the need for a right turn deceleration lane south of Thompson. He stated there would be sufficient room for such an improvement. Mr. Kuenkler noted that the storage capacity of the Abbott stormwater facility is being reviewed. Commissioner Berman asked how many additional spots would become available if the vacant property is not needed for detention. Mr. Park stated there would be approximately 100 extra parking spaces. Commissioner Berman asked how much of that vacant space would be used if an outdoor rink were to be built. Mr. Park stated essential one-half to two-thirds of the space would be needed for an outdoor rink which would be used on an organized basis. Mr. Krewer stated nothing definite has been planned for that area as yet. Commissioner Berman noted if an extra 50 spaces were to be accommodated on the vacant property, it would facilitate even peak times as well as maintain sufficient space to build an outdoor rink. This, in addition, to Mr. Carmignani's change in Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 11 orientation which would add an additional 15 to 18 spaces in the primary lot would eliminate any overflow parking problems. Mr. Park stated they had looked at rotating the building and they lost parking spaces. Commissioner Berman noted the Metro Hockey is a concern to him as there is a possibility that peak time could easily broaden for this event and it should not be considered a special event. Mr. Krewer stated capacity would only be reached three times a season based on his experience. Chairman Pro-tem Samuels asked for clarification on Mr. Pfeil's memo regarding the possibility of an additional 20 feet of right- of-way becoming necessary on Weiland Road. Mr. Park stated that Lake County has so far not indicated any need for additional right-of-way. The only improvement they are talking about at this time is the possibility of requiring a deceleration lane at Thompson for which more than sufficient right-of-way exists. Mr. Kuenkler stated an additional 20 feet of right-of-way will be required on Weiland Road because this is a written standard used by the Lake County Division of Transportation for all developments along this type of County road. Chairman Pro-tem Samuels noted this means instead of a 40 foot building setback there will only be a 20 foot setback from Weiland Road right-of-way for the northwest corner of the building. Chairman Pro-tem Samuels asked how the rear entrance will function, particularly during peak times. Mr. Park stated the rear entrance leads to the rear court which is adjacent to the main rink area and will be manned as necessary. Chairman Pro-tem Samuels asked if the door would typically be locked at other than peak times. Mr. Krewer stated the majority of the time business will be handled at the front entrance. Chairman Pro-tem Samuels asked how money would be collected at the rear entrance. Mr. Krewer stated a card table would be set up with an employee to collect fees. Chairman Pro-tem Samuels noted the proposed drop off is much superior to the original proposal or the one suggested by Mr. Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 12 Carmignani. He would suggest, however, that the western most entrance on Thompson be made a right-in only turn with the exit onto the loop road at the driveway to the east of the building. Chairman Pro-tem Samuels said he understands the desire for some portion of the building to be visible from Weiland road. However, the building will need to be shifted to accommodate the setback requirement and that means the loss of approximately 20 to 25 parking spaces on the east side of the building. Therefore, the vacant land will need paving to provide extra parking for this loss. He asked what would be done with the vacant land if it is not needed for parking. Mr. Park stated the vacant land would be left as grass since it was assumed stone was not allowed by the ordinance. Chairman Pro-tem Samuels stated he would go with a variance to allow for stone in order to provide for overflow parking. This would be preferable to parking on off-site property or parking on any of the streets. Commissioner Howard asked if this vacant lot would be plowable if covered with stone. Mr. Park stated the stone would have to be compacted. Mr. Weiner of the Concrete Doctor stated that as he is donating some of his property for the loop road for the public good and access he feels it is only right for some adjustments of Village requirements be made for some of the problems he will be facing concerning building setbacks and similar items. He stated that if the Village wants to ensure dedication of his property for the loop road, the Village needs to move on the matter and schedule a discussion to resolve his problems. Chairman Pro-tem Samuels suggested Mr. Weiner discuss these issues with Village staff. He further stated there is no necessity to have both projects move simultaneously. He noted that the Ice Partners have accommodated the requests made by the Plan Commission and are therefore entitled to proceed with the plan. If they do not get the road, they may simply not be able to build the project. VILLAGE ZONING MAP - ANNUAL REVIEW Mr. Pfeil presented the Village ZoningMapfor r review. g view. Moved by Commissioner Krug, seconded by Commissioner Howard to recommend to the Village Board adoption of the Village Zoning Map dated February 24, 1995. All Commissioners were in favor of the motion which passed unanimously. Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 13 CHAIRMAN'S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there would be a regular meeting on March 15, 1995. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS - None ADJOURNMENT Moved by Commissioner Berman, seconded by Commissioner Howard and carried unanimously to adjourn. Chairman Pro-tem Samuels adjourned the meeting at 10: 15 p.m. Respec ully submi ed, Fay Rubin, ecording Secretary APPRO BY: U MICHAEL SAMUELS, Chairman Pro-tem Buffalo Grove Plan Comm-Regular Meeting-March 1, 1995-Page 14