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