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2019-08-19 - Ordinance 2019-042 - APPROVING AN AMENDMENT TO ORDINANCE 1979-46 AND 1980-51, AS AMENDED BY ORDINANCES 1998-012, 1998-048 AND 2001-1 FOR THE amendment to the NCH Planned Development ORDINANCE NO. 2019 - 042 AN ORDINANCE APPROVING AN AMENDMENT TO ORDINANCE 1979-46 AND 1980-51, AS AMENDED BY ORDINANCES 1998-012, 1998-048 AND 2001-1 FOR THE NORTHWEST COMMUNITY HOSPITAL (NCH) PLANNED UNIT DEVELOPMENT (PUD) VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS Amendment to the NCH Planned Development 15 S McHenry Rd, 35 S. McHenry Rd and 125 E. Lake Cook Rd WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois Constitution of 1970; and, WHEREAS, 15 S McHenry Rd,35 S. McHenry Rd and 125 E. Lake Cook Rd (hereinafter referred to as the"Property") is currently improved with 2 medical offices buildings on 7.5 acres and was approved as a Planned Development in 1979; and, WHEREAS, MedProeprties Group (hereinafter referred to as"Petitioner"or"Developer"), is proposing to demolish the existing structures and construct a new 4-story medical office building to accommodate NCH. The project would also include a 4,900 square foot retail component at the northwest part of the Property; and, WHEREAS,the Petitioner has filed a petition requesting approval of: (1) an amendment to Planned Development Ordinances 1979-46 and 1980-51, as amended by Ordinances 1998- 012, 1998-048 and 2000-1; (2) a Plat of Subdivision; (3) a Preliminary Plan; and (4) variations so that a new medical office building and commercial use (collectively, the"Development') can be constructed on the Property; and, WHEREAS, the Development is being requested pursuant to the following exhibits: EXHIBIT A Complete Plan Set EXHIBIT B Minutes from the April 17, 2019 Planning & Zoning Commission Meeting WHEREAS,the Village Planning &Zoning Commission conducted a public hearing on April 17, 2019 concerning the Development; and, WHEREAS,the Planning &Zoning Commission made a finding and determined that the testimony and exhibits presented by the Petitioner at the public hearing demonstrated support for the requested Development; and, WHEREAS, the Planning & Zoning Commission made three (3) separate motions concerning their recommendation to the Village Board. The motions and recommendations are 2 as follows: Motion 1: 1. An amendment to Planned Development Ordinances 1979-46 and 1980-51, as amended by Ordinances 1998-012, 1998-048 and 2000-1; and 2. Plat of Subdivision; and 3. Preliminary Plan approval with a variation to Section 17.44.040 of the Zoning Ordinance reducing the minimum front yard setback for the Development and a Variation to Section 17.36.030 of the Zoning Ordinance reducing the minimum required number of parking spaces Recommendation: The PZC unanimously recommended approval, subject conditions. Motion 2: 1. A Variation from the provisions of Chapter 14.16.060 of the Sign Code to allow for more than four ground signs, as depicted on the Sign Plans for the Development. Recommendation: The PZC recommended approval (5-2), of the signage variation. Motion 3: 1. A Variation to Chapter 16.50.120 of the Development Ordinance regarding the replacement of trees for the Development. Recommendation: The PZC unanimously recommended denial of the variation waiving the cash-in-lieu of tree preservation. WHEREAS, subsequent to the public hearing, it was determined that the variation to Chapter 16.50.120 of the Development Ordinance regarding the replacement of trees for the Development is no longer required; and, WHEREAS, the President and Board of Trustees of the Village of Buffalo Grove have determined that the amendment of the Planned Unit Development as set forth in the exhibits hereto will allow appropriate development of the Property and will be compatible with adjacent properties. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS: Section 1. This ordinance is made pursuant to and in accordance with the Village's Zoning Ordinance and Sign Code and the Village's Home Rule powers.The preceding whereas clauses are hereby incorporated herein. Section 2. The Corporate Authorities hereby adopt a proper, valid and binding 3 ordinance approving; 1) an amendment to Planned Development Ordinances 1979-46 and 1980-51, as amended by Ordinances 1998-012, 1998-048 and 2000-1; (2) a Plat of Subdivision; (3) a Preliminary Plan; and (4) variations so that a new medical office building and commercial use, with the following conditions: 1. The development shall be developed in substantial conformance to the plans attached as Exhibit A. 2. The final engineering plans shall be submitted in a manner acceptable to the Village. 3. A final plat of subdivision shall be revised in a manner acceptable to the Village.The plat shall include a cross access easements in a manner and form acceptable to the Village. 4. The final landscape plan shall be revised in a manner acceptable to the Village. The Petitioner shall improve and maintain the existing trees and landscaping within the detention area in a manner acceptable to the Village. 5. The future development of parcel B shall be subject to the review and approval of the Village and in accordance with Village Code. 6. Future permitted and special uses on the Property shall comply with the B3 Planned Business Center District. 7. The three (3) wayfinding signs shall be no more than eight feet in height, as depicted in the May 5, 2019 email from Dan Ahlering, which is included in Exhibit A. 8. Construction shall begin within 12-months from the date of approval. This may be extended by the Village for up to an additional 12-months. Section 3. The terms and conditions of approval set forth in Village Ordinance Ordinances 1979-46 and 1980-51, as amended by Ordinances 1998-012, 1998-048 and 2000-1 remain in full force and effect unless specifically modified by this Ordinance. Section 4. This Ordinance shall be in full force and effect. This Ordinance shall not be codified. AYES: 6— Stein Ottenheimer, Weidenfeld Johnson Smith Pike NAYES: 0 - None ABSENT: 0 - None PASSED: August 19, 2019. APPROVED: August 19, 2019. APPROVED: (Z� —. lua'r�'4 Beverly S D rrfan, Village President ATTEST: Jane abian�Villa �e Clerk ' g 4 EXHIBIT A— Plan Set Amendment to the NCH Planned Development 15 S McHenry Rd, 35 S. McHenry Rd and 125 E. Lake Cook Rd 5 EXHIBIT B Minutes from the April 17, 2019 Planning & Zoning Commission Meeting Amendment to the NCH Planned Development 15 S McHenry Rd, 35 S. McHenry Rd and 125 E. Lake Cook Rd ML u000io III 0 cap u oomm 2p, Cap i uuui A ,� � � il�uuuuuuuuum M �� wmlppll�m�nouuU� IOOOOOgpO IIIIIIIIIIIIIIII � IIIIOuuuuuuu l p ,��,�. IIIIIIIIIIIIIIIIIVuuV �I�llhllomil��umIuuum0l�uuuo .,,,.... 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Z�N ~UZ Z ❑ ��N Ho N N K Q � o _ a N ( Ein 4 J U a in w o � sm E © zx a� z oy ��My6iN o k I J � � w 4 I 11 n Igo! •JJ� LL 1y 5 0 LL z d p m Lu m m o � �IMry m O � / W JC7LL � 1 Oap b � � C e a m N k n y O ad M� �o� TREE INVENTORY NORTHWEST COMMUNITY HOSPITAL BUFFALO GROVE, IL October 20, 2017 Prepared by: URBAN FOREST MANAGEMENT, INC. 960 Route 22, Suite 207 Fox River Grove, IL 60021 (847) 516-9708 Contents Item Page No. I. Background and Methodology 1 II. General Comments 1, 2 III. Tree Inventory I. Background and Methodology A tree inventory was conducted on the Northwest Community Hospital property located at McHenry Road, Lake Cook Road and Weiland Road in Buffalo Grove, IL. All trees measuring 4" in diameter at breast height (d.b.h.) and larger were inventoried. Many of the trees had been tagged in an earlier inventory conducted in 1999 and if those tag numbers were still legible, that tag number was used. If the tree was never tagged or the tag was swallowed or not legible, a new tag was nailed on the north face of the tree at eye level. All inventoried trees were measured for diameter at breast height (4.5' above the soil line) and evaluated for species, size, condition, form and any observed problems were recorded. The tag number was used to identify each tree within the inventory listing. The following is a key for interpreting the condition and form data found on the tree inventory listing: Condition General evaluation of tree vigor. Condition classes are: 1-excellent 4-fair/poor 2-good-fair 5-poor 3-fair 6-dead Form Subjective evaluation comparing tree with specimen tree of the same species. Form classes are the same as those listed above under condition, with the exception of number six, which translates to 'very poor form'. II. General Comments There were a total of 404 trees inventoried. Tree species inventoried include boxelder maple, Norway maple, silver maple, shagbark hickory, green ash, Norway spruce, eastern cottonwood, black cherry, Hill's oak, bur oak and other species in smaller quantities. The most common species inventoried was boxelder maple with 27% of all species, followed by bur oak with 16% and Hill's oak with 11%. The higher quality native oak, basswood and hickory species accounted for 34% of all trees inventoried on this property. Approximately 5% of the trees had been planted, the rest having naturally seeded on the site. The site contains two medical buildings with asphalt parking lots and turfed areas on the north 2/3 of the property. The southern 1/3 of the site contains a cellular tower, asphalt driveway and detention basin in a wooded area. The trees found in the northern 2/3 of the site are all located in turfed settings with little to no understory. The majority of the mature oaks and hickories are located in the turfed areas and the east half of the wooded area south of the cellular tower. The understory consists of primarily buckthorn with some ash, silver maple and mulberry, although there are some smaller oaks along the edge of the tree line in the detention basin. Many of the trees in or adjacent to the turf areas have been maintained in the past but most trees on this property contain varying degrees of deadwood, decay and/or structural issues. 33% of the inventoried trees are in fair/poor condition or worse at the time of the data collection, with thirty nine (39) of these being dead. Several of the mature oaks and hickories are declining or dead as a result of construction damage when this site was developed. All of the ash trees are dead or dying due to emerald ash borer. 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Y 00 -- v0 301. -- O E� 00 0� oo E u° = m m= m m m m E a L L L L L La a a 'n a s a= aa= - o.a E E E E E o `m `m w `m-f0o E E E o 0 0 o 0 0 0 0 0 o o 0 0 oo o o `o v o o 'oo 0 o E - o o ._ o o - - 0 0 0 0 o 0 0 _ ° o Z= E " E E Z E E E E E � E `v E `v E n `v `v `v-F E E E= n E E E E a n - E E a A o - _ _ o o a a o 6 6 0 0 o O' a d a O' u` a a o 0 0' a s < <a o u` a a a a o o o'o' o' o o o' a o' d z � I I I m °v� " mov Nv F N m m m M m M m m M v v v v v v v v v v v 9 E z A o c •� h h h v m 7 ao Y in v 0 N D O N O O _ 'O G 3 t t 3 3 t 3 3 3 9 O O O O O O O U O N N O C N G � E o wo - v ai v � o - cL o 'o o c 1 `o E �Oc ^ "'c v E o - � v o t-O v -t p °i vm E v - v av3 � o= - ° 3 o o a E ° o. o. o v y v N O m pp O n n O N n n n L o O'�O - O ' v t 3 o o o o o o o o o - o '^ - o 0 o m 3 0 0 s°-0 0 v o 0 o v v v o c = - m o 0 0 0 - o 0 0 0 0 o E o v °- -'� o 'o 'o v a o 'o 'o °- 3 'o -�vo 3-�vo v o 3 °- - 3 E E n n �o - o v v a -vo -vo `o o 'o y � � 'o y o o f 3 E - o o y 'O o E 3 'o 'o E E E E 3 E E E E E E o M m m m m L o M M M M M V V M M V M tD M M M M M M M M N N tD tD V M N M M M tD M M tD tD M tD M V �It M N V M M tD tD M M V V M tD tD tD M V U N E co o y o 0 o f 3 0 o v 0 3 3 3 3 A n o n n a w n n o n a n n n o o x z_ _ ___ n -n o __ __ ___ o.� x x x t c t o n E x� n o D o t o Et o Y s E 3 `w a 3 a a E a - > E - s a a E a E �a a a 3 0 E ; 3 v v v 0 0 eq eq 0 E v E v v w v v n E v v v O v v v N v v v °— —— ——— — m° —— —— —— ——— — m° m° ° m° v3i m° v— m° v m° m° n ° o o o v v_ v v v v— m N m g u V m w u m u u w w 3 m E v E E E E E E E E v E E E E E E E E - - -- > E - > > E v- "' °' -- qE E _ _ _ _ E o ._ i o ._ _ _ _ _ _ _ E o o ° ° c o -Oo 0 0 0 0 0 0 ° k k- _ k k - m° o'o''u u u a o'a LL a LL a LL a a a u a a a o''LL LL a a a u` LL m a d z wyN NNN h v v v v 9 E z A c •� h h h h h h h h h h h ao ao ao ao v ao ao ao ao ao ao v Y _ _ _ _ i7 _i7 O O O Lq O 3 .3 v 3 o `o `o `o u m 0 N N O C - O N n G O E o 0 'o u° o 0 0 0 o ai wo v � o - cL o 'o � v c o c mm. om. `o E Oc ^ tO c v d E m o o- N O N N N r a m mE a a 3 `• � E O v m V n o o w o N- '" 3 v v E E N w o c o o E c 3= m y _ v a m m t E n ° o m - c o 0 3 = o n > a E - o E 3 v n _ - o w o� E v o - _ E v m w m o = v h0 °' o o o - n- v v o 0 0 0E oE v o v v N o 0 0 0 o " o t o 0 0 o t o 0 o y v o o ° a E o C o t o Is o m= ° =o 0 0 0 0 0 0 o o o t o o o o o c o v o 0 0 0 o 0 o 0 o o c Q-O o f v o v o h0 0 o 0 0 0 0 0 0 °0 0 0 o m o o o 0 x 3-E 3 0 3 3 3 3 3 3 3 N n y N 3 3 v L 3= 0 3 0 3 3 -Oo E o 3 3 3 3 3 3 3 K a`°i o °- v - _ `o� `o `o `o `o o v� ` `o `o �� `o `o v `o s � `o� `o � `o � � `o `o � `o `o `o `o `o `o `o � `o `o `o E o E E E E 'o E E E o s o E E 3 'o E 3 'o o E o E E y = E E - E E E E E E E o 'o E'E 'E s E L M M tD M M M M M M V M M V M �It M M V V M M V M M V M V M tD V tD N M V M tD M �It M M M V V M M U o o o -- -- -- - -- o - o `o 0 0 E -- - - -- - -- -n n n n n n o o n n n � n�� o n n n n n n n n n n z" n o t o n x x x x x t o t c v `v u u s y -o c s s s s Y u Y s Y Y s s s v0 U U o E - -- -- c < `v O O - -v O 3 m v m m m O ° O O O O O < c < -- ° O O O O O o -- _- -- O°O° ° m o - > o o o o v m m m m m m m m m m m m m m u wc� �„ mxi9 a s L a E ° o o ° o oo 0 0 0 0 0o o '000'o 'o'o 0 0 0 .- - o o o o o E o 0 0 0 o o o o o n a n n a-°o o o o o o o c.o E E = E E "n E E E E E K L E -_ _- -- E uulu Z v Z Z v Z v v v v v v E E E o v v v E E v v v m° aaaaaaaaaa ao•oaaaa o'u`u" au" uu"o'•u" o'o'o'o'oo'•LLaLLaa a oo•o•o'o'o•aaa � aaa � � a o'•o'•o'• F v v v v v v v v v v v v v v v v v v v v v v v v v v v 9 E z A 0 c ° h v m O O 2 0 3 3 9 O O O U O -- N - - N O - - C O C C 0 G 'a u° o 0 0 0 0 0 v wo ai o ° =`o =`o v � o - c - - v m v a � o _ n o v o v 3 v - F t c -°o � v aai m� - o. N o �-wo o n 'o E 3 �" - o E w o. -O w E o -E 0 3 0 o o-O o 0 0 o o t o f E o -o = 0 01 - 3 - "o _ °1 0 0 o c o o o w o o m E o m w o 01 o E o o m w E - - - S o > o o v >o O 3 3 3 v 3 3 3 > 3 3 3 3 3 3 t= - = s 3 t z z-°o >O a E E v E E E -Oo o E E 7 E E o E - v E 3 3 w = v o 4 >o o E 3 3 E `ov vvv v ' v v v v v v v v v v v v v v v v v m - v v v v Inn m m v v v N m L M M V �It M M tD tD M N M V M V V M M V M M V M V M V M M M M M tD �It tD tD M V M M M M V V M M �It M M tD M M N U O E ° °01 - . -- - --- -- - - G U Q Q Q Q w w Q w s s E u u°m mmmc mmc� c� m ai� mmmmm mmmmmmm mmm mmmmmc� c� c� c� mmmmmmmmmm � mmc� m E ° o o o 'c o o o O O O O O O O O O O O O O O O O O O O o 'c o o o o o 0 0 0 0 0 o 0 o c o 0 0 E E >o 0 v v v > > u u a a a LL a a LL LL a a a a a a a a a a a a a a a a a a a a a LL LL a a a a a a a a a a ° a a LL a o 0 d o Z N A v v v v h 9 E z A 0 c 'c `o Y O 2 m 3 O 9 O O U O —— — N - - - N C o o o v Gy v ai 'o �O v � o - cL o 'o N u N N - 'o - � - m v E ° w w E vo 0 v o � om- 0 o o w 3 o m o o 3 0 -�vo o � o v v w -vo-vo -o-vo - - a `o `o Y `o `o `o `o m o v a L E 3 E E c- E E o 0 E v L O M U E - z" m - c E O O O U O D U v o o o o m m U 2 2 E o o o oo o o _ Z E E E o E o o a -- 'c m° o 0 o a o a a a a a o 0 z°O � Species Summary Northwest Community Hospital Route 83 Buffalo Grove,IL Prepared by Urban Forest Management,Inc.10/20/2017 Number of Trees Percentage of Trees Botanical Name Common Name Cond.1 Cond.2 Cond.3 Cond.4 Cond.5 Cond.6 Inventoried Inventoried Acer negundo Boxelder Maple 67 31 6 5 109 27.0% Acer platanoides Norway Maple 11 3 14 3.5% Acer saccharinum Silver Maple 3 30 3 1 37 9.2% Acer saccharum Sugar Maple 1 1 0.2% Ailanthus altissima Tree-of-Heaven 1 1 0.2% Betula nigra River Birch 2 2 0.5% Ca rya ovata Shagbark Hickory 1 15 5 21 5.2% Celtis occidentalis Common Hackberry 2 2 0.5% Crataegus phaenopyrum Washington Hawthorn 1 2 3 0.7% Crataegusspp. Hawthorn 1 2 1 4 1.0% Fraxinus pennsylvanica Green Ash 2 3 19 24 5.9% Gleditsia triacanthos Common Honeylocust 1 1 0.2% Juglans nigra Black Walnut 1 1 2 0.5% Malusspp. Crabapple 2 2 0.5% Morus spp. Mulberry 6 6 1.5% Picea abies Norway Spruce 11 11 2.7% Picea pungens Colorado Blue Spruce 1 1 2 0.5% Pinus nigra Austrian Pine 1 1 0.2% Populus deltoides Eastern Cottonwood 8 1 1 10 2.5% Prunus serotina Black Cherry 3 14 3 2 22 5.4% Pseudotsuga menziesk Douglas-fir 1 1 2 0.5% Pyrus calleryana'Bradford' Bradford Pear 1 1 0.2% Quercus alba White Oak 1 1 1 1 4 1.0% Quercus bicolor Swamp White Oak 4 4 1.0% Quercus ellipsoidalis Hill's Oak 30 7 3 4 44 10.9% Quercus macrocarpa Bur Oak 3 55 5 2 65 16.1% Salix nigra Black Willow 1 1 2 0.5% Tilia americana Basswood(American Linden) 1 1 0.2% Ulmus americana American Elm 1 1 0.2% Ulmus pumila Siberian Elm 2 2 0.5% Ulmus rubra Slippery Elm(Red Elm) 1 1 0.2% Unidentifiable Unidentifiable 2 2 0.5% 0 11 260 77 17 39 404 100.0% Memorandum 0,4�4 TO: Mr. Dan Ahlering ERIKSSON Vice President ENGI EERMS Med Properties Group ASSOCIATES,LTD. Mr. David Dastur, AIA, NCARB Jensen & Halstead, Ltd. FROM: Stephen B. Corcoran, P.E., PTOE Director of Traffic Engineering DATE: December 31, 2018 RE: Traffic Assessment Northwest Community Healthcare Medical Office Building Buffalo Grove, Illinois Eriksson Engineering Associates, Ltd. (EEA) was retained by Med Properties Group to conduct a traffic assessment for their redevelopment of Northwest Community Healthcare's medical office buildings located at 15 McHenry Road and 125 Lake Cook Road in Buffalo Grove, Illinois. The site currently contains two medical buildings. The proposed development plan replaces those buildings with a new 70,600 square foot medical building for Northwest Community Healthcare and a future commercial site to be developed by others. The purpose of this memorandum is to assess the change in traffic generated by the medical office building and its impact on the surrounding road network. Development Plan Northwest Community Healthcare has two medical buildings on its site. The eastern two-story building has medical office space totaling 30,600 square feet of floor area. The western building has a combination of immediate care (6,000 square feet) and medical office (8,300 square feet) for a total area of 14,300 square feet. Vehicular access is provided by full access drives on Lake Cook Road and McHenry Road (Route 83) and a right-in/out driveway on Weiland Road. The proposed redevelopment plan calls for the construction of a new four-story medical facility on the eastern portion of the site with a total floor area of 70,600 square feet. The majority of the space will be medical office with a small immediate care facility (4,300 square feet). A future commercial development parcel is included in the northwest corner of the site. The right-in/out driveway on Weiland Road and the full access drive on McHenry Road will remain under the new plan. The Weiland Road access will shift slightly south to align with the east-west circulation aisle on-site. Access on Lake Cook Road will be converted to a right-in/out driveway in conjunction with the Lake Cook Road improvements and be relocated 100 feet to the west from its current position. This relocation will provide better access to the future commercial parcel and to keep all the medical related parking east of this circulation road for pedestrian safety. An aerial view of the site is shown in Figure 1. Jkaag -,Nkc)ka,.wa w'ww,e a-IIII 45 Cornirneir e+ If:)ilve,Ste+ da,Grayslake, III., 60030 ,17,22 ,4801 Bufalo Grove Medical Traffic Assessemnt December 31, 2018 Page 2 Trip Generation Traffic estimates were made for the existing and proposed development plans using data provided by the Institute of Transportation Engineer's Trip Generation loth Ed. manual which contains trip generation surveys of other similar medical office and immediate care land-uses. The rate of vehicle trip generation was applied to each use and the results are shown in Table 1. Table 1 Existing and Projected Medical Traffic Volumes ITE Size Morning Weak Evening Peak Saturday Peak Use Cade (sq.tt.) In Out ' Total In I Out Total In I Out Total Existing Northwest Medical Buildings Medical Office 720 38,900 75 21 96 38 96 134 80 61 141 Immediate Care 650 6,000 4 3 7 4 5 9 4 5 9 Total 44,900 79 24 103 42 101 143 84 66 150 Proposed Northwest Medical Building Medical Office 720 66,300 121 34 155 64 163 227 117 89 206 Immediate Care 650 4,300 3 2 5 3 4 7 3 4 7 Total 70,600 124 36 160 67 167 234 120 93 213 Change +25,700 +45 +12 +57 +25 +66 +91 +36 +27 +63 The difference between the existing and proposed development plans is 57 to 91 additional vehicle trips per hour. Lake Cook Road Improvement Plans Construction will begin in 2019 on a multi-year project on Lake Cook and Weiland Roads in the Villages of Buffalo Grove and Wheeling. Improvements include additional travel and turn lanes, an extension of Weiland Road south to Buffalo Grove Road, and new bicycle, pedestrian and lighting improvements. The Weiland Road improvements are being led by the Lake County Division of Transportation while the Cook County Department of Transportation and Highways is the lead for Lake Cook Road. The Illinois Department of Transportation is also involved for the improvements along McHenry Road (Route 83). Adjacent to the site, Lake Cook Road will be widened from a five lane road (two travel lanes in each direction and a mountable center left-turn lane) to an eight/nine lane road with new traffic signals at McHenry and Wieland Roads. There will be three travel lanes in each direction, dual left-turn lanes, right- turn lanes, and a barrier median. With the barrier median, the site access on Lake Cook Road will be restricted to right-turns in/out of the site. Weiland Road will add right- and left-turn lanes southbound and dual right-turn lanes northbound at Lake Cook Road. The site access will remain right-in/out to Weiland Road. McHenry Road adjacent to the site will remain a five-lane road and the keep full access drives serving the site and the bank property to the west. Further south at Weiland Road, a new signalized intersection will be created with a northbound right-turn lane on McHenry Road. Weiland Road is improved with left-turn lanes and two travel lanes on each approach. An eastbound right-turn lane is also included. Figure 2 illustrates the existing and proposed travel lanes around the site. �, P4'traAt��wr Aivkr-rl �Ptt'n�C�� h _„ 6.. �"�/.�� .�5d^„"��S .. _. VW' ''W�O,"�+ Bufalo Grove Medical Traffic Assessemnt December 31, 2018 Page 3 Traffic Assessment Additional traffic generated by the redeveloped medical facility will add 67 to 91 additional peak-hour trips to and from the site. With three access drives, there would be 23 to 30 additional trips per driveway or one more vehicle every 2 to 4 minutes. Two of the driveways will only have right turning traffic and can easily accommodate these additional volumes. The three traffic signals by the site, including the future Weiland/McHenry signal, will see similar increases per intersection, 23 to 30 additional trips, and will have a miniscule impact on their operations. As previously mentioned, the only change to the current access system is to relocate the Lake Cook Road access 100 feet to the west. It will be 350 feet east of McHenry Road. This avoids splitting the medical office parking field and having staff or patients from crossing the internal circulation road serving both the medical office and the future commercial parcel. It also provides direct access to the commercial property from two of the three access drives without driving through the medical parking fields. �, P4'traAt��wr Aivkr-rl �Ptt'n�C� h _„ 6.. �"�/.�� .�5d^„"��S .. _. VW' ''W�O,"�+ a 3 LL a 0 a a) Q 06 O a V 0 " 0 " � N In Z L-9 o ❑ Z J 0 LO W w LO W Q Y z W EE C7 Ln 0 +� W W�'j Q •V i Q M L } M J 0) U) Z E W C o N a N ww,, N O W "R��mttttCttttVn��p�tttttttttttttttttttttttt�""` Q N 2 N 2 � x � W in w a w a 3 � N o i a cu Ile- °o :: vo �o �. o Z o 0 LO w LO W Q � z � EE C7 0 W a w Memorandum 0,4�4 TO: Mr. Dan Ahlering ERIKSSON Vice President ENGI EERMS Med Properties Group ASSOCIATES,LTD. Mr. David Dastur, AIA, NCARB Jensen & Halstead, Ltd. FROM: Stephen B. Corcoran, P.E., PTOE Director of Traffic Engineering DATE: March 7, 2019 RE: Parking Study Northwest Community Healthcare Medical Office Building Buffalo Grove, Illinois Eriksson Engineering Associates, Ltd. (EEA)was retained by Med Properties Group to conduct a parking study for the redevelopment of Northwest Community Healthcare's medical office buildings located at 15 McHenry Road and 125 Lake Cook Road in Buffalo Grove, Illinois. The site currently contains two medical buildings. The proposed development plan replaces those buildings with a new 70,600 square foot medical building with 292 parking spaces for Northwest Community Healthcare and a future commercial site to be developed by others. The purpose of this memorandum is to assess the parking needs of the medical office building. Parking for the commercial parcel will be evaluated when a specific user is identified. Medical Office Parking Requirement The parking requirement was calculated based on the Village of Buffalo Zoning Code (see Table 1) for medical and dental offices or clinics. The parking required is 353 spaces. A parking variation of 61 spaces is required from the Village code. Table 1 Zoning Code Requirements Use Size Zoning Code Requirement Required Medical and dental 70,600 sq. ft. 5 parking spaces shall be provided for every 353 clinic or office 1,000 square feet of floor area s aces National Parking Data Two national sources of medical office parking data were reviewed to estimate the parking demand for the site. The Institute of Transportation of Engineers' publication Parking Generation, 5th Edition provides parking survey data on medical offices (117 sites) and free-standing emergency rooms (i.e. immediate care) from around the country. Another study of medical office space parking needs was completed by Walker Parking Consultants for 50 sites nationwide. Copies of these studies are included in the Appendix. Both studies calculated a best fit curve parking formula, an average parking demand ratio, and an 85% parking ratio where 85% of the survey points were at or less than the 85% ratio. Table 2 summarizes the anticipated parking demand based on these sources. The ITE and the Walker data had comparable results. The ITE and Walker data showed a lower parking demand than the proposed 292 spaces at full build out. The ITE 85% data has a slightly higher demand (312 spaces) which is unlikely to occur given the programming of the building. Jkaag -,Nkc)ka,.wa w'ww,e a-IIII 45 Cornirneir e+ If:)ilve,Ste+ da,Grayslake, III., 60030 ,17,22 ,4801 Bufalo Grove Medical Parking Study March 7, 2019 Page 2 Table 2 National Parking Survey Results ITE Parking Data Walker Parking Data Use Size Formula Average 86% Formula Average 86% Medical 66,300 sq. ft. 216 214 304 206 214 279 Office Immediate 4,300 sq. ft. 60) 6 8 6(2) 6(2) 8(2) Care Totals 70,600 ct.ft. 222' 220 312 212 220 287 (1) No formula given, used average rate (2) Used ITE data,Walker did not survey ERs Proposed Use of the Building A review of the proposed building program indicated that approximately 90 doctors and staff will be in the building at one time. It also shows approximately 113 exam rooms or diagnostic stations will be in the building. These rooms/stations could accommodate 113 to 170 patients in the building (113 patients in a room or station and 57 patients waiting for a room or exiting the building). Assuming one vehicle per staff/patient at full occupancy, 203 to 260 spaces would be required. Parking Recommendation Table 3 shows the parking demand for the medical building based on the previously mentioned sources. EEA's recommendation is to provide 292 parking spaces at full build out and exceeds the parking survey results and the estimated full occupancy of the building. A parking variation of 61 spaces (17%) from 353 required spaces is supported by those surveys. Table 3 Parking Requirement Summary Source Required Parking Buffalo Grove Zoning Code 353 spaces Parking Provided 292 spaces ITE 220-312 spaces Walker Parking 212-287 spaces Proposed Building Program 260 spaces Accessible Parking After consulting with the Illinois Capital Development Board, the accessible parking requirements for physical therapy uses in the building will require that 20% of their parking be accessible. The remaining uses will follow Table 208.2 of the code (see e-mail correspondence in the Appendix). For the physical therapy use, 6.1% of total parking is 18 parking spaces of which 4 spaces (20%) must be accessible. The remaining spaces follow the accessible code or 7 spaces for the 274 remaining parking spaces. A total of 11 accessible spaces are required and 14 are shown on the site plan. �, P4'traAt��wr Aivkr-rl �Ptt'n�C� h _„ .. �"�/.22 .�5d^„"0�S � ow�k ERIKSS N �ii[FCTTES,cis; APPENDIX • Site Plan • ITE Parking Data • Walker Parking Study 45 CorTirneirce+ II)i1ve,Ste+ A,Grayslake, III., 60030 ,17,22 ,4801 Z z slOullll`OAOa�Ole4rieo I z J O CD U1 w a ad1Nd0 daHO lNdllHdino dnOHO oivdd l9 ; LU g w N z E]HVOHllVAH ),IlNf1WWOOlSE]MHIHON I F do U Qw w 1 k T W v H o 0 Zo - — g ?� _ n . CD U[n U UOJ N 6Q 6Y I _, O C)OJ N d LU - <m�o - \ !n 0- N h INY� 4 r� d 19 9? Of Z W \ e FLULU N 1 QLLILL i r a : " VUA UIUVV�\�01VA�\� / - 11t1V\VA\tU�U ' r 3/6/2019 https://www.iteparkgen.org/PriMGraph.htm?code=650&ivlabel=QFQAF&timeperiod=OAFME&x=4.3&edition=416&IocationCode=General ... Free-Standing Emergency Room (650) Peak Period Parking Demand vs: 1000 Sq. Ft. GFA On a: Weekday (Monday - Friday) Setting/Location: General Urban/Suburban Peak Period of Parking Demand: 10:00 a.m. -5:00 p.m. Number of Studies: 3 Avg, 1000 Sq. Ft, GFA: 11 Peak Period Parking Demand per 1000 Sq. Ft. GFA 33rd /85th 95% Confidence Standard Deviation Average Fate Flange of Rates Percentile Interval (Coeff,of Variation) 1.35 1.00- 1.88 1.06 / 1.88 *** 0.46 (34%) Data Plot and Equation Caution—Small Sample Size zo 15 U) m U_ L N Y 10 -- ----- ---- - a i a t 5 00 5 10 15 20 X= 1000 Sq. Ft.GFA Study Site Average Rate Fitted Curve Equation:*** W=*** Parking Generation Manual, 5th Edition o Institute of Transportation Engineers hops://www.iteparkgen.org/PrintGraph.htm?code=650&ivlabel=QFQAF&timeperiod=OAFME&x=4.3&edition=416&IocationCode=General%2OUrban/S... 1/1 3/6/2019 https://www.iteparkgen.org/PrintGraph.htm?code=720&ivlabel=QFQAF&timeperiod=OAFME&x=66.3&edition=416&IocationCode=General... Medical-Dental Office Building (720) Peak Period Parking Demand vs: 1000 Sq. Ft. GFA On a: Weekday (Monday - Friday) Setting/Location: General Urban/Suburban Peak Period of Parking Demand: 9:00 a.m. -4:00 p.m. Number of Studies: 117 Avg. 1000 Sq. Ft, GFA: 46 Peak Period Parking Demand per 1000 Sq. Ft. GFA 33rd /55th 95% Confidence Standard Deviation Average Fate Flange of Rates Percentile Interval (Coeff,of Variation) 3.23 0.96- 10.27 2.73 / 4.59 3.04-3.42 1.05 (33%) Data Plot and Equation 1,200 x 1,000 U) 800 x L N N Y a 600 i a X 400 , X fix. 16 Al 200 x 2 1A .._ h o . tt/'1 0 100 200 300 400 X= 1000 Sq. Ft.GFA Study Site Fitted Curve Average Rate Fitted Curve Equation: P=3.34(X)-5.21 R2=0.91 Parking Generation Manual, 5th Edition o Institute of Transportation Engineers hops://www.iteparkgen.org/PrintGraph.htm?code=720&ivlabel=QFQAF&timeperiod=OAFME&x=66.3&edition=416&IocationCode=General%2OUrban/... 1/1 ParkingRequirements f or Medical Office Buildings RESEARCH WAS CONDUCTED FIFTY MEDICAL OFFICE BUILDINGS STUDY PURPOSE (MOBS) located throughout the United The development of MOBS contin- WITH THE FOLLOWING States were studied to determine their park- ues in response to the aging population ing requirements. Following is a summary and consequent increases in demands KEY OBJECTIVES: COLLECT of key findings and conclusions: for health care. One particular challenge •A total of 4.5 parking spaces per 1,000 for planners is to properly determine the PRIMARY AND SECONDARY gross square feet (GSF) of building number of parking spaces needed for area should be provided for MOBS. MOBS. In response to this challenge, a DATA DESCRIBING MEDICAL This recommendation includes an ef- study was conducted to document the fective supply cushion of spaces;this parking requirements of MOBS.A major OFFICE BUILDING PARKING cushion is equal to about 10 percent component of this study included new of the supply and is necessary for a primary research. NEEDS; IDENTIFY MUNICIPAL number of reasons,including but not Most municipal zoning ordinances limited to user convenience and to base MOB parking requirements on the CODE REQUIREMENTS compensate for the temporary loss amount of GSF rather than the number of spaces due to construction,main- of physicians, employees, or patients/ FOR THOSE BUILDINGS tenance and snow removal. visitors.This study gathers data from vari- •The number of cars parked at MOBS ous MOBS, calculates parking demand SURVEYED;AND SUMMARIZE during the 11 a.m.peak hour typically ratios per 1,000 GSF and provides a data- falls short of both the parking supplies base that can be used for project planning FINDINGS BY MEAN AND and the number of parking spaces re- purposes. This research project had the quired by zoning ordinances. following objectives: 85TH-PERCENTILE VALUES. - This suggests that most zoning •To identify and reference historical ordinances require more parking MOB peak-hour parking demand PROVIDING 4.5 SPACES spaces than most MOBS need. ratios; -Ninety-two percent of this study's •To create a database ofMOB peak-hour PER 1,000 GROSS SQUARE MOBS are legally required to pro- parking demand ratios that employ the vide more parking spaces than were number of parking spaces needed per FEET OF BUILDING SPACE occupied during the peak hour. 1,000 GSF, the variable most com- - Sixty percent of this study's monly referenced by municipal codes; IS GENERALLY SUFFICIENT MOBS must comply with zoning •To compile a comparative list of mu- ordinances that exceed this study's nicipal code requirements for those TO MEET MEDICAL OFFICE recommended parking capacity. MOBS surveyed; and •The observed mean peak-hour park- •To summarize findings by mean and BUILDING PEAK-HOUR ing accumulation rate for 50 MOBs 85th-percentile values. is 3.23 spaces per 1,000 GSF of oc- NEEDS. cupied building area. This is lower Meeting these objectives provides infor- than the 3.53 spaces reported in mation useful to planners who project the Institute ofTrans- MOB parking demand. portation Engineers' (ITE)Parking Genera- METHODOLOGY tion,3rd Edition and the 4.11 spaces Prior to beginning primary research, reported in ITE's Parking Generation, secondary sources of data were researched. 2nd Edition.l,2 The second and third editions of Park- The observed 85th-percentile peak- ing Generation contained a summary of hour parking accumulation rate for 50 several MOB parking demand studies. MOBS is 4.21 parked cars per 1,000 To complete the primary research, the GSF of occupied building area. following steps were performed: 40 ITE JOURNAL/AUGUST 2007 •A sample of 50 stand-alone MOBS Tablecomparison. located throughout the United States was selected. Walker ITE Parking Generation, •The following variables were re- data collection 3rd Edition searched for each MOB: Pear period 10:00 a.m.-12:00 P.M. 10:00 a.m.-12:00 p.m. - city and state; 2:00 p.m.-5:00 p.m. - number of floors; Number of study sites 50 18 - building GSF; Average size of study sites(GFA) 62,427 43,000 - building occupancy rate; Average peak-period parking demand 3.23 spaces per 1,000 sf 3.53 spaces per 1,000 sf - number of suites; 85th-percentile parking demand 4.21 spaces per 1,000 sf 4.30 spaces per 1,000 sf -municipal code parking require- ments(number of spaces per 1,000 Range of rates 1.38—11, 0 spaces 2.34—1,0 spaces per ,000 sf per ,000 sf GSF); and -parking space supply. Note:Pear occurred mid-week. •The number of parking spaces required by zoning ordinance was calculated. 10 •The supply of parking spaces was 9 inventoried and the number of 3 7 7 7 spaces provided per 1,000 GSF was 6 calculated. S 4 s` �1' s •The number of parked vehicles dur- 4 � in the peak time of the daywas 3 �� 2 2 counted 2 •The number of spaces per 1,000 GSF 0 was determined based on the occu- 10,000 120,000 230000 340000 g50,000 60,000 670,000 780,000 890,,000 Flo"o000 1oQool 200,001 300001 pied building GSF and the numbers 200,000 300,000 of vehicles counted at the peak ac- Building square footage cumulation or occupancy. •The mean and 85th percentile, by Figure 1.Number of MOBS by size. spaces per 1,000 GSF of occupied building space,were summarized for on geographic proximity of individuals shown in Figure 1, about three-fourths the following: collecting the data to the MOBS.Twenty of the buildings surveyed were 70,000 - code requirements; of the MOBS surveyed were located in GSF or less. -parking space supply;and Illinois.The remaining 30 properties sur- - observed peak-hour parking veyed were located in the following states: Municipal Code Requirements occupancy. California (6), Florida (3), Georgia (3), Thirty-one locations, or 62 percent Indiana (9), Massachusetts (3), Minne- of those MOBS surveyed were required ITE PARKING GENERATION RATES sota(3) and Pennsylvania(3). by code to provide 4.01 or more parking ITE updated its Parking Generation pub- The average number of parking spaces spaces per 1,000 GSE Table 2 illustrates lication in 2004.Table 1 provides a com- per 1,000 GSF ranged from 2.78 for the the number of parking spaces required by parison between these published data and three Georgia MOBS studied to 5.60 for municipal zoning ordinances. the primary data collected for this study the three Pennsylvania MOBS surveyed. Following is the supply of parking spaces Parking Supply DATA COLLECTION RESULTS per 1,000 GSF, by state: Each individual MOB's parking sup- Number of Buildings by State •Illinois:4.47 ply was inventoried.Out of the 50 MOBs Fifty free-standing MBOs were sur- •Florida: 5.24 surveyed, 27 facilities, or approximately veyed on Mondays and Wednesdays from •Indiana: 5.36 54 percent,supplied 4.01 or more parking March through August, during what was •Minnesota:4.39 spaces(rounded to nearest whole number) believed to represent typical activity lev- •California: 3.20 per 1,000 GSE els for MOBS. Suburban locations were •Pennsylvania: 5.60 Figure 2 illustrates the number of selected to allow a clean computation of •Georgia:2.78 parking spaces supplied per 1,000 GSE the parking demand ratio, without the •Massachusetts:4.69 Most of the facilities surveyed provided influence of adjacent land uses present in or nearly provided the number of code- an urban environment and without the Number of Buildings by Size required spaces. In some cases, the park- influence of mass transit. The MOBS identified then were com- ing space supply fell short of the code A convenience sample was drawn based pared on the basis of occupied GSE As requirement. ITE JOURNAL/AUGUST 2007 41 Parking Demand peak hour.These counts were compared studies over the last 30 years.A majority Parking occupancy counts were taken to the occupied GSF of the building.The of the facilities surveyed had peak-hour for the MOB parking spaces to determine peak hour was determined based on the parking occupancies of 4.0 or fewer spaces parking utilization during the 11 a.m. consultants'experience with hundreds of per 1,000 GSF.This statistic fell signifi- cantly below both the legally required Table 2. Municipal . requirements for MOBs. number of parking spaces and the ob- served parking supplies. Number of parking spaces required by code Number of facilities The following shows the total number 1.00 to 2.00/ 1,000 sf 1 2 percent of parking facilities surveyed(at the peak 2.01 to 3.00/ 1,000 sf 6 12 percent hour)by range of occupied parking spaces 3.01 to 4.00/ 1,000 sf 12 24 percent per 1,000 GSF: 4.01 to 5.00/ 1,000 sf 20 40 percent 5.01 to 6.00/ 1,000 sf 6 12 percent Spaces per Number of 6.01 to 7.00/ 1,000 sf 1 2 percent 1,000 GSF Facilities 7.01 to 8.00/ 1,000 sf 2 4 percent 1.00 to 2.00 7 8.01 to 9.00/ 1,000 sf 1 2 percent 2.01 to 3.00 18 9.01 to 10.00/ 1,000 sf 1 2 percent 3.01 to 4.00 14 50 1 100 percent 4.01 to 5.00 9 5.01 to 6.00 0 1H]toll.o0/1,0004 9.01 to10.00/1,000Sf o 6.01 t0 7.00 1 3.01 to9.00/1,000sf 111\1 11 7.01 to 8.00 0 7.01 to 3.00/1,000 sf 8.01 to 9.00 1 6.01 to zoo/1,000 sf 11\1\1111111\1111�11\ 5.01 to 6.00/1,000 sf 4.01 to s.00/1,000 sf 111\1 111\111 Figure 3 shows each parking facility's 3.01 to4.00/1,000sf II11\11111\1 W11 parking demand in descending order.Ob- 2.01 to 3.00/1,000 sf served peak-hour parking demand for the 1.00 to 2.00/1,000 sf sample ranged from 1.38 to 8.90 spaces per 0 2 4 6 3 10 12 14 16 1,000 GSE The observed mean and median Number of parking facilities peak-hour parking demand rates were 3.23 and 3.03,respectively.The 85th-percentile Figure 2.Parking supply provided by MOBS. rate was 4.21 spaces per 1,000 GSE so a IilI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3I3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3o IOI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3I3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�o IOI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI I3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3o IOI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3I3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3o IOI3�oI3�oI3�oI3�oI3�oI3�oI3�oI3I�n3�olp 90 49 CONCLUSIONS 48 II 111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111101111111111111111111111111111111111111111111111C 412 ��IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3I3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIIIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3I3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIIIIII3IIII3IIII3IIII3IIII3IIII3IIII39464 Fifty MOBS were surveyed as art of 46 II IIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIII 11AIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIRIM)I AIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIII 11AIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAII AIIIIAIIIIAIIIIAIIIIAIIIIAOIIIpM 4 60 J J P 45 RIM) 450 � this research. Following is a summary of 4 4844AD428 42 a oln�on�on�on�on�on�on�on�on�on�on n�on�on�on�on�on�on�on�on�on�ono Ion�on�on�on�on�on�on�on�on�on�on n�on�on�on�on�on�on�on�on�on�on�o In 406 findings: 4I a muoolooloolooloolooloolooloolool uooloolooloolooloolooloolooloolo ooloolooloolooloolooloolooloolool uooloolooloolooloololuoolooloolm ov 4: 40 a muoolooloolooloolooloolooloolool uooloolooloolooloolooloolooloolo ooloolooloolooloolooloolooloolool uooloolooloolooloolooloolooloolof 401 39��IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIOIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIItl3.5 .The most common code requirement 3' a muoolooloolooloolooloolooloolool uooloolooloolooloolooloolooRIM a6 0 31 5 36 for the MOBS surveyed was 5.0 park- 35 II 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111III�3 43 34 II 111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111110IIC 3 43 33 II 01@0@0@0@0@0@0@0@0@0@OII@0@0@0@0@0@0@0@0@0@0@IIO@0@0@0@0@0@0@0@0@0@OII@0@0@0@OP339 ing spaces per 1,000 GSE Nineteen 32 a muoolooloolooloolooloolooloolool uoolooloolooloolooloolooloolRIMo oolooloolooloolooloolooloollouool uooloolol¢a3o IOIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIII,32'390 III MOBs,or 38 percent of the sample, le, 2 uIM) I11uI11uI11uI11uI11uI11uI11uI11uI11uI11uI11u uI11uV 3.I1 20 a oll3on3on3on3on3on3on3on3on3on3on3l3on3on3on3on3on3on3on3on3on3on3o on3on3on3on3on3on3on3on3on3on3on3l3�o slo v were required to provide 5.0 parking 26 a oll3on3on3on3on3on3on3on3on3on3on3l3on3on3on3on3on3on3on3on3on3on3o on3on3on3on3on3on3on3on3on3on3on3lu am 24 oiiii��iii��iii��iii��iii��iii��iii��iii��iii��iii��iii�i��iii��iii��iii��iii��iii��iii��iii��iii��iii�RIM�i 2.99 S per 1,000 GSF. 23��IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3��297 Paces 22��413I43I43I43I43I43I43I43I43I43I433I43I43I43I43I43I43I43I43I43I43II I43I43I43I43I43I43I43I43I43I43I4�94 .The mean and median number of 21 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111!i2 9 20 II II111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111p2 9 9uoln�on�on�on�on�on�on�on�on�on�onn�on�on�on�on�on�on�on�on�on�onolon�on�on�on�on�on�on�on�onv23 parking spaces provided per 1,000 11 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111Y 23 11 IIIUI11uI11uI11uI11uI11uI11uI11uI11uI11uI11u uI11uI11uI11uI11uI11uI11uI11uI11uI11uI11uI1 I11uI11uI11uI11uI11uI11uI11uI11uIu v 6 II IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIOIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 220 GSF was 4.50 and 4.39,respectively. 15 II 11111\IIII\IIII\IIII\IIII\1111\IIII\IIII\IIII\IIII\IIII 11\IIII\IIII\IIII\IIII\IIII\IIII\IIII\IIII\IIIIRIM)I\IIII\IIII\1111\IIII\IIII\IIII\IIII\IIY 268 4��IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3I3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIII3IIIIII3IIII3IIII3IIII3IIII3IIII3IIII34262 •ITE calculated a mean demand of 3 II Ill@0@0@0@0@0@0@0@0@0@OII @0@0@0@0@0@0@0@0@0@0@�10@0@0@0@0@ON 255 IOIIIOIIIOIIIOIIII1239 3.53 parking spaces per 1,000 GSF 11��11111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111119233 o ii 413I43I43I43I43I43I43I43I43I43I43 3I43I43I43I43I43I43I43I43I43I43II I43I43I43I9 23o P g P P 2II 11111AIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIII 11AIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIAIIIIRIM)IAIIIIAIIIIAC 1IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIOIIIIIIIIIIII924� (Parking Generation, 3rd Edition) 7 II 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111191 89 6 II III@0@0@0@0@0@0@0@0@0@OII @0@0@0@0@0@0@0@0@ON.3 N'1 a 4 69 compared to 3.23 parking spaces per II 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111i 3 II 2Iu IlInIW 115 3 1,000 GSF found in this study. u muoolooloolooloolooloolooloolool uoolooloololl a 1.00 zoo 3.00 4.0o s.00 6.0o zoo HO 9.00 •ITE's 85th-percentile demand of 4.30 Observed parking demand(spaces per 1,000 sf) parking spaces per 1,000 GSF(Park- ing Generation,3rd Edition)is compa- Figure 3.Observed peak-hour parking demand by MOB. rable to the 85th-percentile peak-hour 42 ITE JOURNAL/AUGUST 2007 MEDICAL OFFICE Peak-hour parking spaces occupied vs. 1,000 GSF f I h�, Occupied building area on a weekday between 10 a.m.and 12 noon PARKING GENERATION RATES Standard Average 1,000 GSF Average rate Range of rates deviation Number of studies occupied building area 1 i % 3.23 1.38-8.90 1.27 50 62,427 , 1,400 ��. -a 1,200 =3.1859x—5.4443 o. R�=0.9379 t .lay�n., �, Y 7w rr x 0 1,000 N V O. 600 N Advertise Your `a 6Through ITE O 400 To Advertise a Position in N � 200 ITE Joumal or on the Web 6 0 m Visit the ITE Web site at •• - 0.0 50.0 100.0 150.0 200.0 250.0 300.0 350.0 400.0 You can easily post an ad in the Journal or on -Web click of with the 1,000 GSF occupied building area your mouse. m The deadline to post an ad in ITE Figure 4.Data plot and statistical summary. Journal is the 8th of the month before publication date example, observation of 4.21 parking spaces per The magazine is 1,000 GSF found in this study. mailed the first week of the month, with subscribers receiving - - •Based on these findings, designing JOHN W.DORSETT, in - second parking facilities to accommodate AXP,is a senior vice m Web ads run for 30 days and begin as 4.5 spaces per 1,000 GSF of build- / president and share soon as payment is ve d. Web ing space should be sufficient to meet % holder of Walker Parking ads can be modified, deleted or the peak-hour parking demands Consultants.He directs the renewed at any - of most medical office buildings. 7 �f firm' Consulting Resources m For details on pricing,discounts,post- This recommendation is an 85th- Croup,which specializes ing and more, please percentile recommendation,which is in parking-related engagements including access Christina Garneski, Marketing Sales consistent with other recognized and and revenue control systems,airport landside ' published industry standards,includ- planning financial,functional design planning or cgarneski@ite.org,or visit the Web ing the landmark November 2005 operations and traffic engineering. site today! Shared Parking publication issued by the Urban Land Institute and the MARK J.LUKASICK International Council of Shopping is a parking consultant r, lrr©piaaaii�iii r Centers. Sixty percent, or 30 of the /�� with Walker Parking �� } 50 MOBs,are located in municipals- Consultants.He has more ties that now require moreparking „ than 20 ears ofexPerience , % / than the recommended 4.5 spaces in hands-on parking ; per 1,000 GSE 0 operations andparking 1 consulting.He may be contacted at mark.lukasickC@ References walkerparking,com with any questions pertaining �i � I. P"`• � l t; 1. Parking Generation, 3rd Edition. Wash- to this article. ington, DC, USA: Institute of Transportation J Engineers(ITE),2004. *Note: Opinions expressed herein are those 2.Parking Generation,2ndEdition.Washing- of the authors and do not reflect official ITE ton,DC:ITE,1987. journal policy unless so stated. ITE JOURNAL/AUGUST 2007 43 Q _T E - M ice, w 0 d U v cu Q U a°i o a) " smeE zx a-10- z a ... ... p 0 l n r t fa. 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La z ❑ a vv ❑ � � is C] waa" c`a a aoa ""^v6k c a F �crimwo a m o0 N�'onm Dp - zamz�N u - ,,,, La La 0 il m i 1 i i w a � im r/ � r 1 r • �1 B8 fl� � •Q � r fry" r g e�a�a o y . IQ c s v�oib 04/17/2019 MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS ON WEDNESDAY, APRIL 17, 2019 Call to Order The meeting was called to order at 7:30 PM by Chairman Frank Cesario Public Hearings/Items For Consideration 4. Consider an Amendment to Ordinance 1979-46 and 1980-51, as Amended by Ordinances 1998-012, 1998-048 and 2000-1 for a New Medical Office Building and Commercial Use in the B3 Planned Business District with Variations to the Buffalo Grove Zoning Ordinance, Development Ordinance and Sign Code for the Property Located at 15 S McHenry Rd, 35 S. McHenry Rd and 125 E. Lake Cook Rd (Trustee Stein) (Staff Contact: Chris Stilling) Mr. Matt Campbell, MedProperties Group, 40 Skokie Boulevard, Northbrook, Illinois, was present and sworn in. Also present were Mr. David Dastur, Jensen & Halstead, Ltd., 820 W. Jackson Blvd., Suite 850, Chicago, IL 60607,Mr. Stephen Corcoran, Eriksson Engineering Associates, Ltd., 145 Commerce Drive, Suite A, Grayslake, IL 60030,Mr. Michael Trippiedi, Trippiedi Design, 920 Sundew Court, Aurora, IL 60504;and Attorney Harold Francke, Meltzer, Purtill& Stelle, LLC, 1515 East Woodfield Road, Schaumburg, IL 60173 were present and sworn in. Mr. Campbell reviewed the proposed project as detailed in the packet. He described the phasing of the project, approximately 15 months from start to finish. He reviewed the site development, project background and current status. They are proceeding with the alternative plan. They are seeking four variations. He referred to Mr. Dastur for more details. Mr. Dastur reviewed the existing site. Some land was taken per eminent domain as part of the Lake Cook Road improvement project. They will maintain the existing driveways along Weiland Road and McHenry Road. The driveway on Lake Cook Road will be moved west to accommodate the site improvements. He reviewed the proposed renderings of the medical office building. This is the new look for all NCH outpatient buildings. There are tall trees on the south of the property. The rendering has those trees removed so you can see the proposed south elevation. He reviewed the services that will be provided at the new medical outpatient building. He reviewed the requested variation pertaining to setback, signs, parking counts and the tree replacement. They are seeking a 46 foot setback in lieu of the required 64 foot. They are seeking a variation to allow 5 ground signs. The signs are needed for wayfinding. Three of the proposed NCH signs are smaller than what is allowed by Code and the signs will be nicely landscaped. Mr. Corcoran reviewed the requested variation for the parking. They are requesting 292 spaces in lieu of the required 353 spaces. He explained the reasoning for the request and advised that the studies used to determine the proposed number is consistent with today's medical building occupancies. 04/17/2019 Mr. Trippiedi reviewed the proposed tree replacement variation request to waive the fee. He reviewed the proposed landscaping plan. The developer is proposing an approximate $350,000.00 investment in the landscaping. He reviewed the tree preservation plan. He stated that the Village Forrester has given affirmation that their situation is unprecedented and understands that the tree removal is logical. Based on the site, they cannot replace the removed trees. Mr. Francke reviewed the standards and how the standards have been met in order for the Planning &Zoning Commission (PZC) to grant relief. The property has unique circumstances. It is surrounded on three sides by roadways and they lost some land. The proposed project will not be detrimental to the public health, safety and welfare. The proposed project is not contrary to the purposes of the Zoning Ordinance and Sign Code. The proposed project will not alter the essential character of the neighborhood. Lastly, the property cannot yield a reasonable return without allowing the proposed project. Details of these can be found in the packet. They are also seeking to amend the PUD, for which the standards have been met to amend. He stated that the standards to grant the Sign Code variations have been met. He reviewed the request to waive the tree replacement fee as required by Title 16 and presented 5 justifications. Com. Au asked about the type of groundcover that will be used in the landscaping. Mr. Trippiedi responded that perennials will be used since they come back every spring. Ch. Cesario asked staff if approval will be subject to final engineering approval. Mr. Stilling responded yes. Com. Goldspiel asked about the current condition of the trees from the previous work on the site. Mr. Trippiedi explained that the existing site was originally built in the 1970's. Com. Goldspiel asked if the existing trees will be protected if the project moves forward. Mr. Trippiedi responded yes and described the techniques that would be used to protect the existing trees. Com. Goldspiel wants to ensure the protection of the existing trees. Mr. Trippiedi explained that they cannot protect the trees on the surplus lot. Com. Goldspiel asked if the surplus lot is expected to be built on. Mr. Trippiedi responded that there is no intent to develop the surplus lot. Mr. Campbell added that it is economically unfeasible to build on that lot. Com. Goldspiel asked if there is any way to save more key trees. Mr. Trippiedi explained that they are saving the majority of high-value trees. He described the areas. Com. Goldspiel asked if the increased pavement will have an adverse effect on the trees. Mr. Trippiedi responded no. Com. Goldspiel stated that the proposed retail building is not the final footprint and asked if it is possible to save more trees. Mr. Trippiedi explained that it is possible. The retail building will only require the removal of 4 trees. Mr. Campbell added that any retailer for the out lot will need to go through the Village review and approval process. Com. Goldspiel asked about the parking analysis under Table 3 on page 95. Mr. Corcoran explained that different studies were looked at that takes into account different staff and patient numbers. They performed a secondary check of the numbers. Com. Goldspiel advised that he has looked at this petition and recalled his experience with parking for this type of use in the past and found that usually the parking numbers fell short. He asked about the studies used for parking at the Busse Center. Mr. Corcoran is not familiar with that building. He has completed studies for other buildings with similar uses and the numbers are consistent. Mr. Dastur responded that the Busse Center is actually on the hospital campus. The propped parking ratio is consistent with the new outpatient building under construction in Kildeer and with the existing outpatient building in Mount Prospect. He described the theory of a larger building with less staff. Mr. Corcoran added that the immediate care portion of the building needs less parking and utilizes more space with diagnostic equipment. Com. 04/17/2019 Goldspiel asked what experience NCH has to ensure that the proposed parking numbers are accurate. Mr. Corcoran described the method used to calculate the number of required spaces. This is the same method used to calculate the proposed number of parking stalls at the new outpatient building on Rand Road and the anticipated parking turnover. Mr. Stilling added that the proposed parking is similar to the total number of parking on the current site. Com. Weinstein asked staff if the Petitioner is requesting a full waiver of the cash-in-lieu of replacement. Mr. Stilling advised that staff is looking for the thoughts and comments from the PZC. The Village Board will have the ultimate approval. Mr. Francke understands staffs concerns with setting a precedent. However, he had identified a full list of unique circumstances. Mr. Stilling added that the proposed landscaping plan is above and beyond what is required. Replacement of the removed trees is not feasible. Staff will continue to work the Petitioner to address staffs concerns. Mr. Francke responded that the Petitioner has responded and addressed the hardship to replace the trees removed. He referred to justification#4 in the packet. Com. Cohn asked staff about the formula to monetize the loss of trees. Mr. Stilling advised the Village Forrester determines the calculated cost and described the process. Staff is hesitant to waive the fee. Com. Cohn asked about the value of the proposed site work compared to what is being lost. Mr. Stilling responded that staff is looking for thoughts from the PZC. Com. Cohn is not prepared to come up with a dollar amount. The Village Forrester should determine the cost. Com. Moodhe agrees with Com. Cohn. He also believes that the Lake Cook Road expansion should be considered. He does not want to eliminate payment-in-lieu of replacement. He confirmed with the Petitioner that the main proposed ground sign will be 12-112 feet tall. He asked the Petitioner to consider reducing the height of the additional ground signs. He does not want the Petitioner to use the Lake Cook Corridor plan against the Village. Mr. Dastur responded that the 10 foot tall ground signs were already considerably reduced in height. Com. Moodhe does not see the need for a 10 foot tall ground sign off Weiland Road and asked for a further reduction in height. Mr. Stilling noted that the total number of ground signs being requested is partially due to the out lot. If you take away the out lot, the Petitioner would still be allowed 3 ground signs. Com. Moodhe understands but still would like to see the Petitioner reduce the height of the signs. Com. Cohn asked if there would be any special events that would take place that would cause the parking to exceed the number of spaces. Mr. Dastur responded that the proposed building will not have assembly or conference space. Com. Cohn asked if there are any foreseeable issues with too little parking being provided. Mr. Corcoran responded they do not anticipate any issues. Ch. Cesario referred to Packet page 45. He believes that this is a nice proposal and an improvement to the existing site. He is supportive of the request. The proposed setback is similar to the existing building. The proposed landscaping and building elevations sell it and create a buffer. He believes the setback would be sufficient. He also believes that the proposed parking is adequate. He confirmed with the Petitioner that the numbers do not include any parking for the proposed retail out lot building. He struggles with the three proposed ground signs along Lake Cook Road. Five signs are a significant number of 04/17/2019 signs. He asked what staffs recommendation is. Mr. Stilling advised that staff would limit the number to no more than 4 signs. Ch. Cesario advised the Petitioner to consider allowing the PZC to vote for 4 signs. He commented that the Petitioner did a good job on the proposed landscaping. The Development Ordinance, as written, makes sense. He looked at the hardship presented. He is supportive of the project but recommends that cash-in-lieu of replacement be retained. He asked the Petitioner what direction they would like to take relative to the signs. Mr. Francke advised that he responded to the comments and stated that the PZC is only a recommending body. He feels the Petitioner has met the hardship requirements. He wants to proceed with the sign variation request as presented. There has to be a balance between the requirements of the Development Ordinance and the replacement cost of the lost trees. The Petitioner is trying to accommodate the Village's goals concerning the Lake Cook Road Corridor Plan. The estimated cost to replace the trees is$176,000.00. The value of the proposed landscaping is 3 times the normal cost at$359,000.00. He welcomes the PZC's recommendation but it is the Village Board that would ultimately approve the project. Ch. Cesario advised that this project is a positive economic value to the Petitioner. Mr. Francke responded that they had found an alternative way to achieve the storm water management without having to remove additional trees within the surplus lot. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. Ch. Cesario entered the Staff Report dated April 15, 2019 as Exhibit 1. The public hearing was closed at 9:56 PM. Moved by Com. Weinstein, seconded by Com. Cohn, to recommend to the Village Board approval of the amendment to Ordinance 1979-46 and 1980-51, as amended by Ordinances 1998-012, 1998-048 and 2000-1 for a new medical office building and commercial use in the B3 Planned Business District with variations to the Buffalo Grove Zoning Ordinance, subject to the following conditions: 1. The proposed development shall be developed in substantial conformance to the plans attached as part of the petition. 2. The final engineering plans shall be submitted in a manner acceptable to the Village. 3. A final plat of subdivision shall be revised in a manner acceptable to the Village. The plat shall include a cross access easements in a manner and form acceptable to the Village. 4. The final landscape plan shall be revised in a manner acceptable to the Village. 5. The future development of parcel B shall be subject to the review and approval of the Village and in accordance with Village Code. 6. Future permitted and special uses on the Property shall comply with the B3 Planned Business Center District. Com. Weinstein believes that the Petitioner has met the standards for the recommended variations. Ch. Cesario is support of the motion. 04/17/2019 AYES: 7-Au, Moodhe, Cohn, Goldspiel, Khan, Weinstein, Cesario NAYS: 0-None ABSENT. 0-None Motion passed. Moved by Com. Weinstein, seconded by Com. Cohn, to recommend approval of a variation to Chapter 14.16.060 of the Sign Code to allow for more than four ground signs, as depicted on the Sign Plans for the Development. Com. Cohn has no concerns regarding a fifth ground sign. The property is unique and he is okay with it. Com. Au has a bit of a concern. The fifth sign is logical. With the number of signs proposed, the signs could be made smaller and shortened in height. The main sign is proposed to be 12-112 feet tall, the other proposed signs are 10 feet. This could be confusing to motorists trying to locate the property entrance. Com. Moodhe agrees with Com. Au. The wayfinding signs could be smaller. He is okay with the number of proposed signs. Ch. Cesario agrees with both. If the signs are smaller, he would be okay with the number of signs. AYES: 5-Au, Moodhe, Cohn, Khan, Weinstein NAYS: 2- Goldspiel, Cesario ABSENT. 0-None Motion passed. Moved by Com. Weinstein, seconded by Com. Moodhe, to recommend approval of a variation to Chapter 16.50.120 of the Development Ordinance regarding the replacement of trees for the Development. Com. Cohn does not support this request. Although he is not sure $359,000 is the correct dollar amount, this is a natural resource issue. He does not support striking "cash-in-lieu of". Staff should determine an appropriate dollar figure. Com. Khan is also not supportive. He agrees that staff should determine the right dollar amount. The Village has lost a lot of trees in the last several years. AYES: 0-None NAYS: 7-Au, Moodhe, Cohn, Goldspiel, Khan, Weinstein, Cesario 04/17/2019 ABSENT. 0-None Motion defeated. Regular Meeting Public Comments and Questions None. Adjournment The meeting was adjourned at 10:12 PM Chris Stilling APPROVED BY ME THIS 17th DAY OF April 2019