1995-05-17 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
May 17, 1995
Wilkins Property, Prairie Road east of Carlyle Lane
Chairman Pro-tem Rosenston called the hearing to order at 7:30
p.m. in the Village Council Chambers, Buffalo Grove Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman
Pro-tem Rosenston read the Notice of Public Hearing as published
in the Buffalo Grove Daily Herald, explained the procedure for the
hearing and swore in all persons who wished to give testimony.
Commissioners present: Mr. Krug
Mr. Rosenston
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Ottenheimer
Mr. Trilling
Commissioners absent: Chairman Goldspiel
Ms. Howard
Also present: Mr. Scott Inbinder, Indevco Inc.
Mr. Richard Burton, Land Consultants Inc.
Ms. Deann Glover, Village Trustee
Mr. Richard Kuenkler, Village Engineer
Mr. Richard Skelton, Village Attorney
Mr. Robert Pfeil, Village Planner
The Following exhibits were presented by the petitioner at the
public hearing:
Exhibit A: Preliminary Plan dated April 12, 1995 by Land
Consultants, Inc.
Exhibit B: Preliminary Engineering Plan dated April 24, 1995 by
Charles Greengard Associates
Mr. Inbinder of Indevco Inc. , stated that the site is a 2.6-acre
tract which they are proposing to develop into seven single family
home lots. He stated that the Commission's suggestions concerning
improvements to the land plan have been carefully considered, and
these suggestions have been incorporated in the current plan. He
stated that a variation to allow a 50-foot wide right-of-way for
the proposed street is requested, and the need for this variation
relates directly to the north-south dimension of the property
which makes it impossible to provide all required yard setbacks on
the lots as well as the standard street right-of-way of 60 feet.
Mr. Richard Burton of Land Consultants, Inc. , noted that Prairie
Road is located along the eastern edge of the property, part of
the Woodlands at Fiore is located to the north zoned R-4 with
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 1
minimum lot sizes of 8,750 square feet, to the west and south is
Carlyle which is zoned R-2 and R-3, to the east across Prairie is
the Mirielle subdivision with R-4 zoning and plan approval for
10,000 square foot lots.
Mr. Burton stated that the proposal is for R-3 zoning. He noted
that no variations are requested for the seven proposed lots. The
smallest lot area will be 10,300 square feet with an average lot
size of 12,907 square feet. He noted that the standard 30-foot
front yard and 40-foot rear yard will be provided as well as the
standard sideyards of 10 percent of the lot widths. He noted that
the Plan Commission had asked for analysis of Lot 7 concerning the
required rear yard, and this matter has been reviewed with Village
staff.
Mr. Burton indicated that the Commission had suggested the use of
a 10-foot easement along the north side of Lot 7 to provide for
the public sidewalk, and this has been shown on the plan. He
noted that the easement allows for the standard sidewalk and
parkway dimensions and visually the street will appear to be a 60
foot right-of-way. He further noted that the street pavement will
be built to the Village standards for strength and width. He
stated that the pavement width both on the throat and turnaround
at the cul-de-sac are to Village code as is the right-of-way on
the turnaround and cul-de-sac.
Commissioner Krug asked if the Carlyle basin will be able to
handle the stormwater detention for this site.
Mr. Kuenkler stated that the Carlyle basin is sized to accommodate
this property.
Commissioner Krug asked if the sidewalk along Lot 3 is actually
six feet as marked on the plan.
Mr. Burton stated the dimension there is from the sidewalk to the
right-of-way line which makes it a five-foot walk with a one-foot
grass strip to the edge of the parkway.
There being no further comments or questions from anyone else
present, Chairman Pro-tem Rosenston closed the public hearing at
7:45 p.m.
Res tfully emitted,
Fay Rub n, Recording Secretary
APPROVED:
ALLEN ROSENSTON, Chairman Pro-tem
Buffalo Grove Plan Coma-Public Hearing-May 17, 1995-Page 2
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
May 17, 199A
Twin Rinks Ice Pavilion, Weiland Road north of the
Abbott Business Center - Annexation with Industrial
Zoning, Approval of a Special Use for an indoor ice rink
facility and Approval of a Preliminary Plan
Chairman Pro-tem Rosenston called the meeting to order at 8:00
p.m. in the Village Council Chambers, Buffalo Grove Municipal
Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman#
Pro-tem Rosenston 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
Mr. Rosenston
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Ottenheimer
Mr. Trilling
Commissioners absent: Chairman Goldspiel
Ms. Howard
Also present: Mr. Stephen Park, The Alter Group
Mr. David Cox, Spaceco, Inc.
Mr. Jerry Krewer, Krewer & Associates
Mr. Brent Coulter, Cemcon, Ltd.
Mr. Garry Benjoya, Ice Partners/Associates
Mr. Bruce Weinberg, Ice Partners
Associates
Ms. DeAnn Glover, Village Trustee
Mr. Skelton, Assistant Village Attorney
Mr. Richard Kuenkler, Village Planner
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the
public hearing:
Exhibit A: Preliminary Plan dated April 12, 1995 by the Alter
Group
Exhibit B: Architectural perspective rendering of building
Exhibit C: Landscape Plan dated April 10, 1995 by Sam Mormino
Corporation
Exhibit D: Preliminary Grading Plan dated April 6, 1995
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 1
Exhibit E: Preliminary Utility Plan dated May 8, 1995
Exhibit F: Preliminary Plan concerning striping for Weiland Road
dated April 6, 1995
Exhibit G: Operating Summary for ice rink facility dated
February 6, 1995 by Jerry Krewer Exhibit H:
Preliminary Photometric Plan for exterior lighting
Mr. Stephen Park of The Alter Group, introduced the development
team and stated the proposed project was started in response to a
demand and need in the community. He stated they have tried to
come to a good design for a good project for both the Ice
Partners/Associates and the Village of Buffalo Grove and to make
sure that it will meet all of the needs of the community without
imposing a burden on the community.
Mr. Park stated there were several primary considerations given in
the operational and physical parameters of this project. He noted
it was felt this should be a full two rink facility due to
expected demand. In order to accommodate that size it was
necessary to have sufficient parking which has been accomplished
with the primary parking for day to day needs on site as well as
an ancillary site adjacent to the primary site at the southeast
corner for overflow requirements. In addition, there is an
informal agreement with School District 102 concerning use of the
parking at Aptakisic Junior High School to the south for special
events with high parking demand.
Mr. Park further stated another primary consideration was given to
development of the loop road south on Thompson to connect to what
has been built to date by Abbott Business Park. He noted there is
dialogue with the Village Manager's office for a separate pre-
annexation agreement covering the roadway for Mr. Weiner's
property to the east of the loop road to be able to develop the
loop road as part of the ice rink development. He noted that the
primary access to the ice rink will be from Thompson Boulevard
with an entrance into the facility and the drop off area in front
of the building. He stated there are approximately 120 parking
stalls on the northeast and south side of the building in the
primary parking lot, and this parking will be more than sufficient
for the day to day activities. A loading area is located at the
south end of the building, and this area will be screened from
Weiland Road.
Mr. Park stated that the petitioners are requesting a zoning
variation to allow the northwest corner of the building to have a
setback of less than 50 feet from the right-of-way of Weiland
Road. The variation is necessary to accommodate the additional
right-of-way of 20 feet along Weiland Road required by Lake
County. Landscaped screening will be provided along Weiland Road,
Thompson Road and the loop road and some internal landscaping in
parking areas.
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 2
Mr. Park stated several of the variation requests in the public
notice are essentially to put this loop road in the same physical
configuration as what Abbott Court is now. Abbott Court now has a
37 foot pavement which will be continued, as will the sidewalk on
one side of the street.
Mr. Park noted some changes in the plan since the last workshop
meeting. He indicated that the 20 foot additional right-of-way for
Weiland Road has been added. On-site detention has been planned to
the south of the overflow parking lot since negotiations with
Abbott for use of their detention basin has been unsuccessful.
Mr. Park stated Ice Partners/Associates has held their own public
meeting to familiarize people with the proposed facility and to
address any concerns that people may have.
Mr. Park reviewed the architectural elevation of the front of the
building. He stated the construction is intended to be a
combination of split faced block as well as a preassembled metal
siding as well as dryvit along the front edge. The intention is
to have a very simple building with a pitched roof. The side
walls will have landscaped berms to blend the building with the
overall landscaping.
Mr. Park reviewed the landscape plan showing primary concentration
of berming and landscaping up against the building walls as well
as berming and landscaping along Weiland Road to screen the
building and reduce the visual impact of the structure. There is
landscaping provided throughout the parking lot and the overflow
lot as well.
Mr. David Cox of Spaceco, Inc. stated there is an extension of
Thompson Road which is a 37-foot pavement width, and this road
goes south along the east side of the site to connect to Abbott
Court. This design accomplishes the loop road as planned for the
area by the Village. An 11-foot easement on one side of the right-
of-way and a 15 foot easement on the other side of the right-of-
way will provide the land needed for the loop road. Some of the
land needed for the leg of the loop road east of the ice rink will
have to be dedicated by the owner of the Concrete Doctor property.
Basically, a 66-foot area is planned for the loop road, and along
the extension of Thompson there is a full 66 foot right-of-way,
with no easements needed.
Mr. Cox stated there are a total of 315 parking spaces that will
meet the Village standard of 18.5 feet in length, and the aisles
will be 26 feet wide. The proposed paving strength section is not
in accordance with Village standards. He stated that because this
is private property to be maintained by the Ice Partners, the
proposed paving will be sufficient. The actual parking stalls will
have a pavement strength that is not in compliance with the
Village standard, but sufficient for parking space use.
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 3
Mr. Cox stated the stormwater detention is located at the
southeast area of the site. He stated there are no wetlands or
flood plains on the site.
Mr. Cox reviewed the preliminary grading plan noting the parking
lots will have curbs and gutters. He stated there are 21 drainage
structures within the parking lot itself and 7 drainage structures
within the proposed right-of-way. He stated the detention basin
has been designed in accordance with regulations of the Lake
County Stormwater Management Commission. He stated the required ;
detention volume for this site including the area of one-half of
the right-of-way of Weiland Road is 2.9 acre-feet. Bottom upper
basin elevation is 671 with a high water level of 677.5 which is a
6 1/2 foot difference between the bottom and top for a 100 year
storm event. The side slopes are 4:1 and there is a 2 percent
slope at the bottom. Because of this bottom slope, underdrains
will not be necessary.
Mr. Cox stated that the storm sewer is designed to the Village
standard to accommodate flow from a ten-year storm event. In a
storm event greater than ten years, all the water flows overland
and the site has been designed and graded so that the water will
build up and then overflow into each smaller pocket and eventually
make its way into the detention basin. Because of this design,
the high water at some points in the south parking lot are at the
same elevation as the rim of the inlets. This is not a detriment
because during a 100 year storm event there will be localized
ponding in these areas for all the water to get into the detention
basin. The release rate is 1.37 CFS which will be discharged into
an existing sewer at the southeast corner and also into the
proposed extension of the loop road.
Mr. Cox stated there is an existing 12-inch water main on the west
side of Weiland Road which will cross Weiland Road along the north
side of Thompson Road and along the east side of the proposed loop
road. This will connect to the 12-inch water main extension which
is proposed for the Abbott Business Center. The proposed sanitary
sewer will go from the building to Thompson Road and connect to an
existing manhole at the intersection of Thompson and Weiland. He
stated they are not proposing to extend this because this is a
very shallow manhole with approximately five feet of soil cover.
Mr. Cox stated they are proposing to add a right turn lane on
Weiland Road for northbound traffic turning east into the site at
Thompson Boulevard. He stated at the north side of the
intersection of Weiland and Thompson, the pavement is sufficiently
wide to require only restriping to accommodate a left hand turn
lane for southbound Weiland Road traffic turning into the site.
He further stated there is a two-lane exit on Thompson Boulevard
for access to Weiland Road. One of these lanes will be a combined
through and left hand turn lane and the other will be an exclusive
Buffalo Grove Plan Conn-Public Hearing-May 17, 1995-Page 4
right turn lane.
Mr. Cox noted the dedication of an additional 20 feet along
Weiland Road to the Lake County Department of Transportation. He
stated they are requesting not to construct street lights along
Weiland Road because of existing street lights along the west side
of the street.
Mr. Brent Coulter of Cemcon, Ltd. , stated they prepared a parking
analysis and traffic impact study. He stated that due to the
unique nature of the site, the standard trip generation and
parking manuals do not adequately cover this use. Therefore, they
identified three comparable sites. The sites used were Center Ice
of Glen Ellyn, All Season Sports in Naperville and the Northbrook
West Park in Northbrook. All three have two rinks and very
similar activity schedules to what is proposed for this site.
Mr. Coulter stated they monitored traffic and parking in late
January which is the busiest month of the year for ice rink
facilities. He stated Saturday from mid morning to mid afternoon
during the winter months is the peak time of activity and parking
demand. There was a parking demand of approximately 190 to 200
spaces at peak times for the rinks included in his study. On
weekdays, parking demand was generally around 70 vehicles. The
Northbrook facility had about 20 special events during the year,
which used all of the 243 spaces on site, as well as a small
parking lot owned by an adjacent church. In addition, parking is
allowed on residential streets near the facility. For the 20
special events at Northbrook, about 350 to 380 parking spaces are
needed.
Mr. Coulter stated normal weekday activity for the proposed Twin
Rinks facility will generally be accommodated by the 123 spaces
near the front of the building. On Saturdays, that area will be
full and parking will start to fill in around the side and rear of
the building with perhaps some overflow into the southeast lot.
When special events utilize most of the proposed seating capacity,
the Aptakisic Junior High School parking lot or some other nearby
supplementary parking area would be needed. He stated from a
parking standpoint, the site plan as proposed is more than
adequate to meet the typical activities as well as some of the
special events at the facility.
Mr. Coulter stated traffic generation was monitored at the same
facilities that were studied for the parking analysis. He stated
that an ice rink facility is classified as a moderate trip
generator. At peak periods the proposed facility will generate
roughly the same amount of traffic as what is generated from the
residential area west of Weiland Road using the west leg Thompson
Boulevard. During the middle of the day, the ice rink traffic
volume would be roughly half what is generated from the
residential area west of Weiland Road. He stated that the proposed
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 5
facility will have no adverse impact on traffic level of service
or operations of Weiland Road.
Mr. Coulter noted they have recommended several specific site
access improvements. The left and right turn lanes from Weiland
Road are depicted on the engineering plan. He stated they had
evaluated sight distance to the north and the south at Thompson
Boulevard, and it will be more than adequate, and actually exceeds
the design standards of the Lake County Division of Transportation
He stated the warrants for a traffic signal at Weiland/Thompson
have been assessed. Using projected traffic from the ice facility
and existing traffic, there would be a period of about two hours,
in the morning peak period that meet the eight hour warrant period
normally used by the Lake County Division of Transportation to
determine if a signal is needed. The Abbott Business Center
traffic load would contribute another hour or two of warrant
activity to the intersection when the loop road is constructed.
This still leaves the warrants four or five hours short. He
indicated that Lake County will monitor use of the intersection
after the ice rink is in place and as additional development
occurs in the Abbott Business Center.
Mr. Coulter stated that he recommends crosswalk striping and
signing be considered at Thompson Boulevard to enhance safety for
pedestrians crossing Weiland Road at this intersection.
Mr. Coulter stated from a traffic impact and parking impact
standpoint, the site plan as proposed more than adequately
addresses the access needs of this facility in a safe and
efficient manner. He further noted the drop-off lane in front of
the building is an essential element of the site plan. He
indicated that the access driveway from Thompson Boulevard near
Weiland Road is designed as a right-in only access to allow use of
the drop-off area but to avoid traffic conflicts that could be
caused if vehicles were to use this driveway to turn left out of
the site onto Thompson Boulevard.
Mr. Jerry Krewer of Krewer & Associates, summarized the hours and
operations of the facility, stating the hours will be from 5:00
a.m. to 2:00 a.m. seven days a week based on experiences of the 30
or so rinks in the Chicago area. The usage will be consistent with
similar facilities. There will be a mix of hockey, figure skating,
recreational public skating, speed skating and all other
activities. He stated there will also be a full service pro shop
and a full service concession stand.
Mr. Krewer stated that should business create a demand for a 24-
hour schedule, the owners will try to meet the demand. He stated
projected participants and spectator attendance during normal
operations and special events have been assessed. The metro high
school hockey league would be a weekly event.
Mr. Park stated that the petitioners are hopeful that the facility
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 6
will be successful. He noted the use at this location is
compatible with the area and will be a positive tax generator to
the community, both in terms of property and retail sales tax. He
stated they feel this project fills a community need. This is a
private operation which really operates because of a community
demand primarily from the youth of the community. He stated they
are asking for a positive recommendation from the Plan Commission
based on the testimony provided.
Commissioner Krug asked who had determined there were no wetlands
on the property.
Mr. Cox stated Christopher Burke investigated the site and
determined there were no wetlands. He further stated a memo had
been sent to Spaceco and the Village to that effect.
Mr. Kuenkler stated Mr. Burke is qualified to make such a
determination, and a letter from Mr. Burke has been submitted to
the Village.
Commissioner Krug asked why a 25-foot landscaped setback is being
shown in the parking lot which seems to take up 3 or 4 foot of
space from the parking spaces.
Mr. Pfeil stated the landscape setback requirement of 25 feet
pertains adjacent to street right-of-way. There is no 25 foot
landscaped requirement on the north where it abuts non-residential
property. The sideyard building setback is 15 feet and there is
no landscape requirement for an industrially zoned sideyard. The
plan as proposed provides required setbacks.
Mr. Park stated that along the north property line adjacent to the
Concrete Doctor property, no setback is required for parking so
the line shown on the plan is inaccurate and will be corrected on
the drawings.
Commissioner Krug asked for a further explanation of the
stormwater situation.
Mr. Cox stated the parking lot is designed so that in the event
there is either a stormsewer failure or there is a storm event
greater than a 10 year event, there will be ponding around each of
the structures, and the maximum ponding above the structures at
the highest point is nine inches. After reaching nine inches above
the structure, it will reach the crest and move along to the next
area of parking and eventually into the southeast parking lot and
into the detention basin. He stated this is a standard engineering
practice for a project of this size whether it is within a parking
or a street.
Mr. Kuenkler stated this is correct.
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 7
Commissioner Krug asked why there is no safety shelf for the
detention area.
Mr. Cox stated the detention will be a dry basin so no safety
shelf is required.
Commissioner Krug asked why there is a variation for the
underdrains.
Mr. Cox stated there is a two percent slope at the bottom of the
detention basin. This is a slope sufficient to carry surface water
from the edges of the basin to the inlet which is in the center
areas of the basin without the use of underdrains.
Commissioner Krug asked if there is a trench down the middle of
the detention basin.
Mr. Cox stated there is no trench, rather there are three low
pockets at an elevation of 672 and the center of the area is at
671.
Commissioner Samuels asked if the parking area had been reviewed
by the Commission for Residents with Disabilities.
Mr. Pfeil indicated that the Commission had not yet been asked to
review the plan, but he would provide the plan for the
Commission's review. He noted that all of the handicapped spaces
are all in front of the building near the entrance, which is a
design encouraged by the Commission for Residents with
Disabilities.
Commissioner Samuels stated that the first driveway from Thompson
Boulevard is not shown on the site plan as a one-way, right-in
only entrance, and the plan needs to be revised to provide a
workable design to accomplish this access restriction.
Mr. Park stated both pavement markings and signs will be used to
effect the restriction on vehicle movements at this driveway.
Commissioner Samuels emphasized that the design to restrict access
at this driveway has to include more than just signage or pavement
striping if traffic is to be managed effectively.
Mr. Park stated that Mr. Cox suggests that the eastern curb line
could be designed to bend more to try to physically prevent
exiting from this driveway.
Mr. Coulter stated an option would be to add a minimal curb median
on the leg of Thompson shadowing the drive or provide a painted
median with a hard plastic bollard, which would effectively
restrict use of the driveway to only right-in turns.
Mr. Coulter commented that to a large extent the problem will be
Buffalo Grove Plan Comn-Public Hearing-May 17, 1995-Page 8
self controlling. He further noted there will be a " do not
enter" sign on the property for that area.
Commissioner Samuels stated that the record needs to reflect that
and the motion needs to be made subject to that requirement. In
addition, the access needs to be further modified on the plan.
Commissioner Samuels inquired about a lighting plan for exterior
lights.
Mr. Park stated that a plan has been prepared for review by the
Appearance Commission, but the plan is available for discussion by
the Plan Commission.
Mr. Cox reviewed the lighting plan, stating there would be three
20-foot poles with lights in front of the building, three in the
rear of the building, one pole to the west, two poles in the
parking lot to the east of the building and four poles in the
southeastern area of parking. The photometrics have been designed
to have light intensity of approximately 2 or 3 foot candles
average and the border areas are to be at a maximum of 1/2 foot
candle.
Mr. Park stated the objective is to keep the light level strong in
the parking lots for adequate vision and security but not enough
to spill over to adjacent properties.
Commissioner Samuels asked how far away the closest light would be
from the closest residences.
Mr. Park stated the closest light pole is 80 feet from the east
right-of-way line from Weiland Road for a total of 160 to 200 feet
from the closest residence.
Commissioner Samuels asked if the developer will be providing
sidewalks all along the extended portion of Thompson Road.
Mr. Park stated there will be a walk along the east edge of the
pavement of the loop road so it will be adjacent to all parking
stalls. This would then cross over to the side of the site
adjacent to the building. Additional pedestrian access is also
provided to the primary parcel in two locations from the parking
areas for people walking to the building.
Commissioner Samuels asked when the rear door would be opened for
�-/ access.
Mr. Krewer stated it would be during prime hours of 4:00 p.m. to
10:00 p.m. during weekdays and a longer period of time on
weekends. He noted that after 9:00 p.m. when use if lighter, the
rear access door would not be used in order to ensure adequate
security.
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 9
Commissioner Samuels said his main concern is that there be a rear
entrance any time the facility is busy enough to require use of
the south parking lot. He asked if berming up to the building is
permitted.
Mr. Kuenkler stated it could be a matter of foundation design, and
earth fill up to the building walls is permitted with the proper
design.
Mr. Park stated the landscaping around the building is to enhance
the appearance of the structure, and it does not affect the
construction of the foundation or the building.
Commissioner Samuels why there is a request for a variance for the
parking lot pavement standard.
Mr. Cox stated this is private property to be maintained by the
Ice Partners and they feel this pavement thickness is sufficient
to meet the intended use.
Mr. Kuenkler stated that the Village has a workable standard that
has been used by all other developers, and he does not agree that
the proposed standard by the petitioners should be allowed. He
noted that private maintenance is only part of the issue. If the
pavement is not properly maintained, it becomes a property
maintenance issue for the Village and problem for anyone using the
property.
Mr. Park stated part of the decision is based on the advice of
their engineer that the suggested standard is more than capable of
meeting the needs of this private operation. In addition, there is
also a cost issue. He stated many of the additional work which has
been suggested, including the full construction of the loop road
and other improvements are raising the price of the project to the
limits. As an alternative, the pavement strength has been designed
to fit the needs and keep costs down.
Commissioner Samuels asked why a waiver of streets lights on
Weiland is being requested.
Mr. Park stated cost is one reason and the fact is there is
already illumination at the intersection which is the primary
focus. There is not a string of street lights along Weiland.
Mr. Kuenkler stated the lighting is continuous on both sides of
the street south of this project all the way to Busch Road and
beyond. He further stated that to his knowledge this standard has
never been varied on the scale proposed for this development.
Commissioner Samuels noted the Village traffic consultant's
comments suggesting there should be three effective lanes in order
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 10
for the loop road to operate properly and asked why the request
for paving is for 37 feet instead of 47 feet.
Mr. Park stated the Village indicated 37 feet is acceptable for
the loop road pavement, and this is consistent with the portion
constructed for the Abbott Business Center.
Mr. Kuenkler stated that the 37-foot pavement is acceptable, but
it is not intended for on-street parking.
Commissioner Samuels asked about the difference between the high
water line of the stormwater facility and the level of the parking
lot which apparently do not differ by the required one foot.
Mr. Cox stated along some structures at the southeastern parking
some of the drainage structures are below the one foot above the
proposed high water elevation. The reason is that to provide
overland drainage from the northwestern part of the property all
the way to the detention basin makes it necessary for some drop in
grade and because of that they are slightly below the one foot
elevation. Another reason is as there are overland flows, there
will be water above the elevation of that drainage structure
flowing into the detention basin so there will be no problem.
Mr. Kuenkler stated that the one-foot elevation difference is a
safety factor of the design. Theoretically when a detention basin
is full, the water would be basically at the elevation of the
parking lot. He stated that the design as proposed will work,
particularly since this would be in the auxiliary lot and would
not affect a public street.
Mr. Cox stated they have a proposed release which is directed at
the eastern edge of the detention basin. If the high water level
were to exceed the 100 year water event, the water would discharge
at that point and would not impact the parking area.
Commissioner Samuels asked the reason for the variation on the
parking requirement.
II, Mr. Pfeil stated the way the notice is structured, the parking
section of the zoning ordinance is being amended to allow a
standard that reflects the parking and ratio of one space per 3.43
seats in the facility.
Commissioner Samuels asked if the 3.43 seats will become the new
ordinance standard.
Mr. Pfeil stated that is correct, and the parking proposed for the
development will meet this standard for the typical uses as
presented by the petitioner. He commented that the annexation
agreement will need to address special event parking demand when
off-site parking will be needed.
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 11
Commissioner Samuels asked if the developer plans to use their own
employees as far as assisting with traffic flow during major
events.
Mr. Krewer stated it is more important to help traffic flow out
and ensuring better and more unrestricted flow for exit. He stated
it will really be determined by what the County will allow on
Weiland. He said they may need to hire an off-duty police officer
for traffic control at the Weiland intersection. He suggested that
if a traffic signal is installed, it may adequately regulate
traffic without needing an officer to direct motorists.
Commissioner Samuels asked if Village police officers would be
involved in traffic management, and would the Village require
traffic control by the police.
Mr. Pfeil said the Village Police Department does not generally
offer long-term traffic management services for private
developments. He suggested that private security personnel with
proper training will probably need to be used by the ice rink. He
commented that the responsibility for traffic management will be
reviewed with the Police Department, and stipulations will be
included as needed in the annexation agreement.
Chairman Pro-tem Rosenston noted that if the Aptakisic Junior High
School parking lot is used for overflow, signage and direction
will be necessary.
Mr. Krewer stated there will be signage and people directing
traffic as well as information provided to the participants of the
programs.
Commissioner Berman stated the special use for an ice rink at this
location is an excellent idea and fully supports the concept of an
rink in the Village. He asked if there is a hardship, other than
financial, in seeking the variations requested.
Mr. Park stated the following:
1. The required off-street parking standard is an amendment of
the Village Zoning Ordinance;
2. The building setback variation along Weiland Road is needed
because of the east/west dimension of the property in
relation to the amount of right-of-way needed along Weiland
Road and the need to provide land along the east side of the
site for the loop road;
3. The underdrain variation in the detention basin is a function
of the design of the basin. The bottom slope of the basin
will be adequate to provide proper drainage without using
underdrains;
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 12
4. The request for the parking lot elevation to be less than one
foot above the high water line in the basin is a function of
the topography of the site and the slope to the basin and how
the parking lot is located physically adjacent to the basin;
5. The pavement strength standard is a combination of the cost
of this project and the extraordinary cost of the loop road
and Thompson Road as well as the technical advice of the
civil engineer that the proposed standard is more than
sufficient to meet the requirements of this operation;
6. The street lights along Weiland is a financial issue;
7. The standard for both street pavement width and the location
of sidewalks along one side of the street is requested as a
continuation of the standards used for the loop road built in
the Abbott Business Center.
Commissioner Berman asked about the status of discussions with the
owner of the Concrete Doctor property in relation to land needed
for the loop road, and how this affects the proposed plan for the
ice rink.
Mr. Pfeil stated the Village has not been active in actual
discussions with Ed Weiner of the Concrete Doctor for the past
several months, but conceptual issues have been identified in
conversations with Mr. Weiner. Some land dedication is needed from
the Concrete Doctor property to achieve the loop road, and the
Village intends to enter into a pre-annexation agreement to
accomplish that dedication and address the concerns of Mr. Weiner
regarding development of his property. Once the ice rink project
is scheduled for review by the Village Board, the Village will
actively try to obtain Mr. Weiner's cooperation and approval of a
pre-annexation agreement.
Mr. Park stated that if Mr. Weiner does not dedicate land for
right-of-way, the road cannot be built.
Commissioner Ottenheimer asked if agreement has been reached with
the school regarding use of the parking lot.
Mr. Park stated that a letter indicating School District 102's
intent to cooperate with the ice facility has been obtained and a
copy has been sent to the Village.
Commissioner Ottenheimer asked if there is a sidewalk from
Aptakisic Junior High School to the proposed facility.
Mr. Cox said that a sidewalk is in place along Weiland Road south
of the ice rink site, and will be completed to Thompson Boulevard
as part of the project.
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 13
Commissioner Trilling asked if curb cuts would be provided for the
Concrete Doctor property to the loop road.
Mr. Pfeil stated preliminary discussions call for one and possibly
two curb cuts to Mr. Weiner's property. He further stated the
Village acknowledges his right and need to connect to this road.
Commissioner Trilling asked if the compressive strength of the
soil will allow for the suggested pavement grading.
Mr. Cox stated the IBR standard of 3 is used and the soil has been
tested. He noted there are some areas where questionable material
will have to be removed and the soil worked on.
Commissioner Lundine asked if Thompson, the loop road and Abbott
Court will be dedicated.
Mr. Park stated yes.
Commissioner Lundine asked where snow will be placed when plowed.
Mr. Park stated a combination of additional parkway along Thompson
and a setback will be used. Parking lot snow in the north parking
lot will be pushed to the north edge and the western landscaped
area. He stated there are a variety of areas in the south parking
lot which can be used.
Commissioner Lundine asked what will be done with the building if
the ice rink facility is not financially successful.
Mr. Bruce Weinberg of Ice Partners/Associates stated that they
have a letter from Mr. Rylko of the Buffalo Grove Park District
stating the Commissioners have granted him the right to make an
offer for the building in case of a failure.
1 Commissioner Krug stated the six basic criteria needed for a
Special Use need to be addressed.
Mr. Park addressed the following Special Use criteria:
1. The special use will serve the public convenience at the
location. There is a community demand for this project and
serves a valuable public need and certainly will not be
detrimental to the public health or safety.
2. The location and size of the site shall be in harmony with
the appropriate, orderly development of the district and it
1 is this very project which allows for the extension of the
loop road that the Village has stated is a desirable effect
for the proper and orderly development of this area.
3 . The special use will not be injurious to the use and
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 14
enjoyment of other property nor substantially diminish and
impair other property values. This criterion is met because
this project will be compatible with the uses on surrounding
properties.
4. The nature, location, and size of the buildings will not
impede, hinder or discourage the development and use of
adjacent land and buildings. It is this development that
would allow for further development of the Concrete Doctor
property and would allow for the circulation pattern that
will permit the development of the land that exists to the
north of Thompson Road
5. Adequate utilities, access roads, drainage, and other
necessary facilities have been or will be provided.
6. Parking areas shall be of adequate size for the particular
special use, which shall be located and suitably screened
from residential uses, and the entrance and exit driveways
shall be designed to prevent traffic hazards and minimize
congestion in the public streets. This area will meet and
exceed the requirements shown at comparable locations for
parking and traffic. In addition screening for the parking
has been provided from adjacent neighbors. Entrance and exit
driveways have been provided for and designed properly.
Commissioner Krug asked if there have been any comments from the
Police Department and Fire Department.
Mr. Pfeil stated that the Police Department has pointed out that
exterior lighting should be provided for security reasons. The
design of this lighting will be addressed at the Appearance
Commission. The Fire Department has reviewed all the plans
through the workshop sequence and will work out fire hydrant
locations with the Village Engineer. He commented that the Fire
Department strongly recommends that the loop road be provided.
Commissioner Berman asked if there has been any further
exploration of building this project on the Busch Road Community
Park property.
li Mr. Weinberg stated that he and his partners had extensive
discussions with the Buffalo Grove Park District, but legal
constraints concerning ownership and financing issues could not
be resolved.
Commissioner Berman asked if Village ordinances require street
lighting on the loop road.
Mr. Kuenkler stated yes.
Commissioner Berman asked if the proposed loop road surface will
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 15
be sufficient for truck traffic.
Mr. Kuenkler stated yes.
Chairman Pro-tem Rosenston asked if this building will be metal
and some brick and what was meant by the fact that the internal
use would dictate the structure design.
Mr. Park stated the structure design and shape of the building is
dictated by the rinks in the core area. He stated it was felt it
would be a higher quality to use a slope roof. The building
materials will be combination of split face block, dryvit and a
metal panel which is a kind of artificial dryvit. He stated it is
easier to use the gable roof concept especially since there will
be no roof top equipment.
Commissioner Trilling asked where the compressors will be located.
Mr. Park stated the compressor will be inside at the rear of the
building, and a cooling tower will be outside at ground level.
Commissioner Trilling noted the cooling tower area should be
screened.
Mr. Park noted his agreement.
Commissioner Berman asked for clarification concerning criteria
for variation of the Development Ordinance.
Mr. Skelton stated Section 16.10.050.A of the Development
Ordinance states that the Corporate Authorities may vary and make
exceptions where there is sufficient evidence in its opinion that
these regulations, if strictly adhered to, would cause unnecessary
hardship. That hardship must be shown by the petitioner to be due
to topographical or other conditions peculiar to the site.
Dean Kelly of Abbott Land and Investment stated he is in general
support of the project as it will be an enhancement to the area.
He stated he would like some clarification on the traffic signal
and how that would be implemented if it is necessary.
Mr. Kuenkler stated there are a certain set of warrants that are
applied which would justify the signal. When required warrants are
met, the Village would work with Lake County to get the signal
installed. Generally, the Village will look to developers to
participate in some of the cost. He noted that Lake County expects
local jurisdictions to pay a substantial share of the cost for a
traffic signal. He commented that the County has a long waiting
list for intersections that need signals, and the County has a
very limited budget for construction of new signals.
Mr. Kelly asked if the obligation to share in the cost of the
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 16
traffic signal will be included in the annexation agreement for
this property.
Mr. Kuenkler stated that is correct.
Mr. Kelly stated the loop road was planned to handle the traffic
impact of the full development of the 29 acre area including the
Abbott Business Center, the ice rink site, portions of the
Concrete Doctor property and some land north of the ice rink site.
He further noted Abbott had designed its stormwater detention
facility to handle most of the 29 acres and they have excess
capacity. He stated they have had discussions with the Ice
Partners relative to buying into that detention area and noted it
would be a benefit for this project by relieving some of the
pressure on the parking demand for special events. He asked if
they could continue negotiations regarding this issue without
holding up the project.
Commissioner Samuels stated he agreed negotiations should not hold
up the process. He stated it would be a desirable solution and
should be pursued. He noted it would be a good idea to stipulate
that in the event detention is to be done offsite, it be
considered part of the Plan Commission recommendation to the
Village Board.
Commissioner Samuels stated he would like discussion on this
matter so that if onsite detention is not necessary, it would be
clear what the Plan Commission would like to be done with the
additional area.
Ira Syncheff, 1404 Madison Drive, noted his concern with the
overflow parking on Madison Drive which already has a problem with
parking during soccer games. He further noted that the abandoned
building north of the ice rink site would attract kids to get into
trouble, and children will be in the area once the rink is in
place.
Commissioner Samuels stated there had been discussion on possibly
restricting parking in certain areas as is in Highland Park during
the Ravinia season.
Mr. Pfeil stated ordinances restricting parking on streets are
done by the Village when necessary. Hopefully, a management plan
by the property owners will alleviate the need for people to park
anywhere but in designated areas. This will probably be an ongoing
management/education issue for the rink to try to get people to
park in designated areas. The Village can restrict street parking
but that carries a burden for the people who live on the street or
have to use it.
Mr. Ed Weiner, 9 Durham Court, Lincolnshire, stated the project
has his full support. He stated it is an excellent use for the
Buffalo Grove Plan Comte-Public Hearing-May 17, 1995-Page 17
site. He stated he has spoken to Mr. Balling, the Village Manager,
they have agreed that once there is a positive outcome for the ice
rink facility at the Plan Commission, there will be discussions
hopefully resulting in a pre-annexation for his property.
He noted that a pre-annexation agreement or other agreement to
allow for the conveyance of some of the land he owns is needed for
implementation of the loop road, but he has concerns about the
impact of Village regulations on his property, and wants
assurances that dedication of some of his property will not impede
future development on his property.
Mark Berkoff, 1508 Jersey Court, said that he does not think the
public and residents near the proposed site have adequate
information concerning the scale and impacts of the proposed
facility. He noted an informal polling of his neighbors reveals
they have no idea of what this project entails. He stated the Old
Farm subdivision has many children and traffic is already bad on
Weiland, Thompson, and Busch Parkway. This type of project can
only make the situation worse.
Mr. Berkoff stated that the proposed hours of operation are
outrageous for a very quiet residential area, and the facility
will negatively impact the neighborhood. He stated the congestion
in the area during games and special events will be a problem for
most of the residents in the area.
Mr. Berkoff further noted the description of the building sounds
almost like a barracks and does not appear to follow the previous
high standards set by the Village for other buildings.
Mr. Berkoff also stated that the increased traffic brought about
by this project and the long hours will bring increased accidents,
especially with kids crossing the streets. He further stated this
project will be a draw for young people just learning to drive
autos, and the facility will become a high school hangout in
addition to adding to traffic problems. He said he is also
concerned about drawing non-residents into the area and the
possibility of more criminal activity.
David Puzes, resident of Old Farm Subdivision, stated he is a part
time employee of the Northbrook ice rink and stated the area
around that rink has done very well and there has been no negative
impact to property values. He stated that close to ten percent of
the Northbrook enrollment consists of Buffalo Grove residents.
Therefore, he fully supports the proposed project and feels it
will have a tremendous beneficial economic impact on Buffalo Grove
as well as buffering some of the noise from the adjacent railroad
tracks. He further stated the Northbrook rink has no trouble with
teenagers congregating at the facility of with any gang elements.
He commented that the majority of rink use after 10:00 p.m. is by
adults.
Stephan Spector, 984 Cumberland Lane, stated he does not see
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 18
morning traffic being affected by the ice rink as there are only a
minimal number of classes early in the morning. He further noted
he got his kids involved in athletics to teach them about their
bodies and keep them away from smoking and drinking. The ice rink
is a means for kids to learn about athletics, competition and
health which usually precludes gang interest.
Gail Pervos, 27 Canterbury, stated she would like the Village to
try to work with the Ice Partners and work through any problems.
She said this project will add a great deal to the Village. She
further noted it is generally difficult to park in a number of
areas in the Village during little league games but it is a
necessity for children.
Mike Mals, 417 Caren Drive, stated he is the manager for the
varsity hockey team at Stevenson High School. He stated they play
twice a week and Metro North has a rule that two adults from each
team must wear security jackets and help out with crowd control
during the game and as the kids are leaving the rink. This should
alleviate some concerns with security.
There being no further comments or questions from anyone else
present, Chairman Pro-tem Rosenston closed the public hearing at
10:50 p.m.
Resp ctfully s tted,
Fay R n, Recording Secretary
APPROVED BY:
ALLEN ROSENSTON, Chairman Pro-tem
Buffalo Grove Plan Comm-Public Hearing-May 17, 1995-Page 19
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
May 17, 1995
Wilkins property, west side of Prairie Road
adjoining the Carlyle Subdivision - Annexation with
R-3 zoning and approval of a Preliminary Plan
Twin Rinks Ice Pavilion, Weiland Road north of the
Abbott Business Center - Annexation with Industrial
zoning, approval of a Special Use for an indoor Ice rink
facility and approval of a Preliminary Plan
Relics of Olde Buffalo Grove - Final Plat
Niminski - Porst Resubdivision (S. Betty Drive) - Final Plat
Commissioners present: Mr. Krug
Mr. Rosenston
Mr. Samuels
Mr. Berman
Mr. Lundine
Mr. Ottenheimer
Mr. Trilling
Commissioners absent: Chairman Goldspiel
Ms. Howard
Also present: Mr. Scott Inbinder, Indevco Inc.
Mr. Richard Burton, Land Consultants, Inc.
Mr. Stephen Park, The Alter Group
Mr. David Cox, Spaceco, Inc.
Mr. Jerry Krewer, Krewer & Associates
Mr. Brent Coulter, Cemcon, Ltd.
Mr. Garry Benjoya, Ice Partners
Mr. Bruce Weinberg, Ice Partners
Ms. DeAnn Glover, Village Trustee
Mr. Richard Skelton, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Krug, seconded by Commissioner Trilling to
approve the minutes of the regular meeting of May 3, 1995.
Commissioner Krug noted addition of a word to paragraph 9 on page
5. Commissioner Ottenheimer noted several corrections needed on
page 4. Chairman Pro-tem Rosenston noted several corrections
needed on page 6. All Commissioners were in favor of the motion
as amended and the motion passed unanimously with Commissioner
Berman abstaining.
Buffalo Grove Plan Comm-Regular Meeting-May 17, 1995-Page 1
COMMITTEE AND LIAISON REPORTS
Commissioner Rosenston attended the Village Board meeting on May
15, 1995 and noted the following items were discussed.
1. Referral to the Plan Commission for the parcel of land just
east of the southeast corner of Buffalo Grove Road and
Aptakisic for either B-1 or O&R zoning to construct a one and
two story office building
2. Pre-application by Shell Oil Company for a gas station on the
southwest corner of Arlington Heights Road and Route 83
WILKINS PROPERTY. WEST SIDE OF PRAIRIE ROAD ADJOINING THE CARLYLE
SUBDIVISION - ANNEXATION WITH R-3 ZONING AND APPROVAL OF A
PRELIMINARY PLAN
Moved by Commissioner Samuels, seconded by Commissioner Berman to
recommend approval to the Village Board of annexation with zoning
in the R-3 One-Family Dwelling District and approval of a
Preliminary Plan with the following variation: DEVELOPMENT
ORDINANCE - Section 16.50.070.D.2 (to allow a right-of-way width
of 50 feet instead of 60 feet for a local street) , pursuant to the
exhibits as presented and testimony by the petitioner at the
public hearing.
Commissioner Samuels stated that this plan has had considerable
input from the Plan Commission at previous workshops and has been
reworked accordingly. He commended the petitioner for their
creativity and for keeping the variations to an absolute minimum
given the fact that this was a difficult piece of property to deal
with. He stated that the use is absolutely consistent with the
surrounding uses which maintains a residential character for the
area. He stated that the development will enhance the adjoining
residences as well as the site.
Commissioner Krug concurred with Commissioner Samuels. He stated
this is a very small, tight parcel and he is pleased that only one
variance was requested .
Chairman Pro-tem Rosenston called for a vote on the motion and the
vote was as follows:
AYES: Krug, Rosenston, Samuels, Berman, Lundine, Ottenheimer,
Trilling
NAPES: None
ABSTAIN: None
ABSENT: Goldspiel, Howard
The motion passed 7 to 0.
Buffalo Grove Plan Comm-Regular Meeting-May 17, 1995-Page 2
RELICS OF OLDE BUFFALO GROVE - FINAL PLAT
Moved by Commissioner Samuels, seconded by Commissioner Krug for
approval of the Final Plat of Subdivision of Relics of Olde.
Chairman Pro-tem Rosenston asked if staff had reviewed the plat
for compliance and closure.
Mr. Kuenkler stated the plat was in compliance.
Chairman Pro-tem Rosenston called for a vote on the motion and the
vote was as follows:
AYES: Krug, Rosenston, Berman, Lundine, Ottenheimer, Trilling
NAYES: None
ABSTAIN: Samuels
ABSENT: Goldspiel, Howard
NIMINSKI - PORST RESUBDIVISION (S. BETTY DRIVE) FINAL PLAT
Moved by Commissioner Samuels, seconded by Commissioner Krug for
approval of the Final Plat of Resubdivision.
Mr. Kuenkler stated the plan had been reviewed by staff and
complies.
Chairman Pro-tem Rosenston called for a vote on the motion and the
vote was as follows:
AYES: Krug, Rosenston, Berman, Lundine, Ottenheimer, Trilling
NAYES: None
ABSTAIN: Samuels
ABSENT: Goldspiel, Howard
The motion passed 6 to 0.
TWIN RINKS ICE PAVILION. WEILAND ROAD NORTH OF THE ABBOTT BUSINESS
CENTER - ANNEXATION WITH INDUSTRIAL ZONING. APPROVAL OF A SPECIAL
USE FOR AN INDOOR ICE RINK FACILITY AND APPROVAL OF A PRELIMINARY
PLAN
Chairman Pro tem Rosenston suggested a polling on the ordinance
amendment and variations as requested in the notice of public
hearing.
With respect to the parking standard amendment to the Zoning
Ordinance, ". . .to use a standard of one off-street parking space
per 3.43 seats in an indoor ice rink facility", the polling was as
follows:
In favor: Krug, Rosenston, Samuels, Berman, Lundine, Ottenheimer,
Buffalo Grove Plan Comm-Regular Meeting-May 17, 1995-Page 3
Trilling
Not in favor: None
With respect to Section 17.48.020.F.5.a. of the Zoning Ordinance
" . . .to allow a building setback of 35 feet instead of 50 feet
along Weiland Road", the polling was as follows:
In favor: Krug, Rosenston, Samuels, Berman, Lundine, Ottenheimer,
Trilling
Not in favor: None
With respect to Development Ordinance variations:
Section 16.50.040.C. " . . .to waive the requirement for underdrains
in a stormwater basin" , the polling was as follows:
In favor: Krug, Rosenston, Samuels, Berman, Lundine, Ottenheimer,
Trilling
Not in favor: None
Section 16.50.040.D " . . .to allow a parking lot surface elevation
to be less than one foot above the high water line of a stormwater
facility" , the polling was as follows:
In favor: Krug, Rosenston, Samuels, Berman, Lundine, Ottenheimer,
Trilling
Not in favor: None
Section 16.50.150.B.3. "to allow a pavement standard not in
compliance with ordinance standards" , the polling was as follows:
In favor: None
Not in favor: Krug, Rosenston, Samuels, Berman, Lundine,
Ottenheimer, Trilling
Section 16.50.100.C. " . . .to waive the requirement for streetlights
along Weiland Road", the polling was as follows:
In favor: None
Not in favor: Krug, Rosenston, Samuels, Berman, Lundine,
Ottenheimer, Trilling
Section 16.50.070.D. ". . .to allow a street pavement width of 37
feet instead of 47 feet", the polling was as follows:
Buffalo Grove Plan Comm-Regular Meeting-May 17, 1995-Page 4
In favor: Krug, Rosenston, Samuels, Berman, Lundine, Ottenheimer,
Trilling
Not in favor: None
Section 16.50.030.F. ". . .to allow sidewalks on only one side of a
street" , the polling was as follows:
In favor: Rosenston, Samuels, Lundine, Trilling
Not in favor: Krug, Berman, Ottenheimer
Moved by Commissioner Samuels, seconded by Commissioner Berman to
recommend approval to the Village Board for the petition for
annexation with zoning in the Industrial District, a Special Use
for an indoor recreation facility, approval of a Preliminary Plan
and amendment of Section 17.36.040.H.6. of the Buffalo Grove
Zoning Ordinance to use a standard of one off-street parking space
per 3 .43 seats in an indoor ice rink facility with the following
variations: ZONING ORDINANCE - Section 17.48.020.F.5.a (to allow
a building setback of 35 feet instead of 50 feet along Weiland
Road) ; DEVELOPMENT ORDINANCE - Section 16.50.040.C. (to waive the
requirement for underdrains in a stormwater basin) ; Section
16.50.040.D. (to allow a parking lot surface elevation to be less
than one-foot above the high water line of a stormwater facility) ;
Section 16.50.070.D. (to allow a street pavement width of 37 feet
instead of 47 feet) ; Section 16.50.030.F. (to allow sidewalks on
only one side of a street) , pursuant to petitioner's exhibits and
subject to:
1. Clarification and redesign on the site plan of the western
curb cut to Thompson Lane extended as a right-in only
entrance and allowing no exit from that entrance
2. Correction to provide 26-foot wide aisles for all parking
areas
3. In event of offsite detention, additional property be
designated as overflow or secondary parking and, in that
event, parking be allowed to be done on compressed gravel
surface rather than pavement meeting Village standards
4. Review of the parking lot configuration by Village's
Commission for Residents with Disabilities
5. Proper screening of the mechanical cooling facility to be
located on ground level
Mr. Pfeil stated that a gravel surface for parking would require a
variation of the Development Ordinance. He noted that if the
petitioners want to pursue approval for a gravel surface, there
would probably be adequate time to include this variation in the
Buffalo Grove Plan Comm-Regular Meeting-May 17, 1995-Page 5
public hearing to be held by the Village Board concerning the
annexation agreement.
Mr. Park stated that the petitioners accept the provisions of the
motion as drafted by the Plan Commission.
Commissioner Krug said that he likes the project very much,
although he is disappointed that all the parking cannot be
accommodated on the site for special events. He stated that he
would nevertheless support the motion.
Commissioner Samuels noted the great support among Village
residents for such a facility. However, he noted his
disappointment with the need for so many variances. He stated he
hoped this will be a viable project and he noted that the Plan
Commission recommends that the Appearance Commission very
carefully scrutinizes the landscaping, exterior materials for the
building and outdoor lighting.
Commissioner Trilling concurred with Commissioner Samuels,
especially regarding the Appearance Commission review of the
project. He strongly recommended serious consideration be given
to shadowing and different aesthetic treatments to try to make
this building as compatible as possible to the surrounding area.
Chairman Pro-tem Rosenston stated he also supports this project
but noted his concern with the physical appearance of the
structure and, in particular, the use of metal for major portions
of the exterior of the building.
Chairman Pro-tem Rosenston called for a vote on the motion and the
vote was as follows:
AYES: Krug, Rosenston, Samuels, Berman, Lundine, Ottenheimer,
Trilling
NAYES: None
ABSENT: Goldspiel, Howard
ABSTAIN: None
CHAIRMAN'S REPORT - None
FUTURE AGENDA SCHEDULE
Mr. Pfeil said that there will be a regular meeting on June 7,
1995.
Li
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
Buffalo Grove Plan Comm-Regular Meeting-May 17, 1995-Page 6
ADJOURNMENT
Moved by Commissioner Ottenheimer, seconded by Commissioner
Lundine and carried unanimously to adjourn. Chairman Pro tem
Rosenston adjourned the meeting at 11:15 p.m.
Respectfully submitted,
Fay Rubin, Recording Secretary
APPROVED BY:
ALLEN ROSENSTON, Chairman Pro tem
Buffalo Grove Plan Comm-Regular Meeting-May 17, 1995-Page 7