Loading...
2008-05-21 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 05/21/2008 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION May 21, 2008 Affinity Healthcare 1450 Busch Parkway (Lots 95-99 of the Corporate Grove,west of 1500 Busch Parkway) Preliminary Plan and appearance package for a proposed medical office building in the Industrial District Chairman Ottenheimer 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 Ottenheimer read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Ottenheimer Ms. Bocek Mr. Teplinsky Mr. Stark Mr. Cohn Mr. Weinstein Commissioners absent: Mr. Smith Mr. Khan Ms. Myer Also present: Mr. Mark Tritschler, McShane Construction Dr. Susan Nelson, Affinity Healthcare Mr. Michael Hartke, Affinity Healthcare Mr. Ronald Plonka, Ives/Ryan Group, Inc. Mr. Geoff Perry, Manhard Consulting Mr. Roger Hymen, Gignilliat& Hymen, P.C. Mr. William Brimm, Village Manager Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Steve Trilling, Village Trustee Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Site Plan dated May 6, 2008 Exhibit B: Building Elevations Exhibit C: Photometric plan and lighting details dated April 10, 2008 Exhibit D: Rendering of Monument Sign Exhibit E: Trash enclosure plan Exhibit F: Preliminary Grading Plan Exhibit G: Preliminary Utility Plan Exhibit H: Tree Survey Exhibit I: Preliminary Landscape Plan dated May 7, 2008 Exhibit J: Comparative parking analysis Exhibit K: Memo from Mr. Pfeil to the Plan Commission dated May 16, 2008 Dr. Susan Nelson stated Affinity is a group of 30 primary care physicians who are currently practicing in four office locations. Each of those locations has been part of their community for more than 25 years. The current four sites of primary care are two in Arlington Heights, one in Wheeling and one in Buffalo Grove. It is their intent to relocate the Wheeling and Buffalo Grove practices into one site. The 1450 Busch Parkway facility offers them the opportunity to allow that to happen and grow. They intend to relocate about 12 primary care physicians, incorporate laboratory services, diagnostic medical imaging, physical therapy and immediate care services to this site. It is also part of their intent in the development of the building to provide sub-specialists in conjunction with Affinity Healthcare. Mr. Mark Tritschler of McShane Construction reviewed the site plan noting the access drive on the east property line which will serve this property and 1500 Busch Parkway in the Land & Lakes future development to the north. There is a pedestrian walkway through the parking lot with extensive landscaped islands throughout. They have the landscaped retaining wall along that side. They have increased the concrete curb from a 6 inch to an 18 inch high barrier curb as a safety valve. Mr. Tritschler reviewed the building elevations noting it is a precast building. He pointed out the color scheme which had been requested and stated it is now a darker color on the base. Above the windows would be the lighter stone color. The precast stays the same in all instances as is the glass and the frames around the glass. The canopy and sunscreens will be the same color as referred to in the previous meeting. The darker bronze color will be for the main entry sloped roof. The side elevations show this same theme carried through. Mr. Tritschler stated the light fixtures are either a single head or double head. Double head fixtures are along the access drive and the main parking in front with the single heads at the south and north/ Mr. Tritschler noted they have a monument sign at the main drive entry which is also made out of precast. He further noted the trash enclosure is the same plan with a dark base and a light precast on the upper portion. He stated they are putting their transformer inside this area so it has been enlarged a bit since the last meeting. Mr. Geoff Perry of Manhard Consulting reviewed the preliminary grading plan. The topography on site drains from the east to the west to the existing stormwater detention basin on the west property line. The proposed grading will follow that drainage pattern and they will send the stormwater runoff to the existing detention basin. The western portion of the site is in the Aptakisic Creek flood plain and they are encroaching that with some of the parking and the building. In order to do that they are providing the compensatory storage by expanding the stormwater detention basin. They are extending that for both the flood plain, compensatory storage and the additional stormwater detention that they will need due to the size of the development. They are planning to expand the detention basin by installing a retaining wall along the west side of the property as shown. The retaining wall varies in height and is on average 4 feet high. The retaining wall will have a vertical slope to it but it will be greater than the 5:1 slope that the ordinance allows for detention basin side slopes and therefore they will be asking for a variance for that. Mr. Perry stated the main utility extension they are putting in is a trunk line sanitary sewer and water main along the shared access drive which will stub for a future connection by the Land & Lakes property. The extensions are from the existing facilities in Busch Parkway and they plan to service this building from both of those trunk lines. He noted that with the site sanitary sewer extending through the shared access drive they are seeking a variance for the depth of the sanitary sewer, reducing it from 6 feet to 4 '/z feet of cover. Mr. Ronald Plonka of Ives/Ryan Group stated they will be saving two trees whereas originally it was one tree. They have added a second tree which will be relocated to the northwest corner of the site. In the process of revising their plans they received a letter from the Village Forester who expressed concern about moving trees of this size with tree spades. It is his opinion that there would not be a large enough spade to move trees that are 10 to 12 inches in size. At that point it necessitates hand digging, ball and burlaping and lifting the tree by way of a crane. That tree would then have to be stored on site until replanting time. All of this is extremely expensive and in addition to that if a tree is not moved with a tree spade in the correct season there is a 50 percent chance that the tree will die before it is in the whole or shortly after transplanting. Therefore, they are hoping the Plan Commission will take into consideration that they have always upsized trees at the front of the building and are all 3 '/2 to 4 inches. They have added some additional landscaping along the east side of the building and the corners. Mr. Michael Hartke of Affinity Healthcare stated that in response to the concern about the parking variance that has been requested they performed a parking analysis based on comparative facilities. The most closely related facility is the one in Arlington Heights. In that facility they actually have a lower parking ratio than the one being sought here. Because of the additional parking allowed in the 4:7 ratios they would be above with this variance they feel they have adequate parking to be able to service the customers at peak times as well as non-peak times. Commissioner Teplinsky asked if the immediate care unit will only operate during normal patient hours. Mr. Hartke stated they do plan on expanded hours for the immediate care facility of 7:00 a.m. to 7:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on Saturday and Sunday. It will not be a 24 hour facility. Commissioner Teplinsky noted the absence of lighting on the west side of the building where there is a pedestrian walkway. He asked if there are any plans for exterior lighting on the building itself or whether the lighting is sufficient for someone using the walkway path. Mr. Tritschler stated they did not take that into account with their photometrics. They are adding two wall packs to light up the sidewalk on that side. Commissioner Teplinsky asked whether the variance for the depth of the sanitary sewer makes any kind of difference. Mr. Tritschler noted the sanitary line is coming up the access drive and going into the building. As they are providing water and sewer up to the north toward Land & Lakes that is where it gets a bit shallow. It is as deep as it can go because of the invert at the street. Mr. Kuenkler stated it is a function of the outlet condition which is shallow and 4 '/z feet will be adequate. Commissioner Bocek asked about some clarification on the tree transplanting. Mr. Plonka stated they do have one tree that would be able to be tree spaded. It is their opinion that the risk to transplant the larger tree is not worth it at this point. The fact that you need to bring a crane on site and you need to store that tree and care for it through the winter would not prove successful no matter how much money was spent. They are hoping that the Village will take into consideration that they already up sized a bunch of trees up front from the 2 1/2 inch requirement to 3 '/z and some 4 inch trees. Commissioner Bocek asked for clarification on the landscaped islands in Mr. Pfeil's memo relative to the ones along the shared access drive. Mr. Pfeil suggested that the Commission discuss the addition of landscaped islands along the east and north sides of the parking areas. An additional four parking spaces would be eliminated to provide more green area. If there would be adequate parking to support peak demand, elimination of these spaces would be acceptable. Mr. Tritschler said that the petitioner is willing to add more landscaping, and there would still be adequate parking for the facility with the elimination of four more parking spaces. Commissioner Stark asked why sunscreens are not all around on the exterior of the building. Mr. Tritschler stated they thought this made the elevation look too busy. They thought they wanted to have a big pop with the main entrance and wanted the corners to be accentuated. Commissioner Stark noted the parking requirement is for 325 spaces with a variance request to allow for 309 spaces. However, Mr. Hartke's memo is asking for a variance of 13 spaces. Mr. Tritschler stated that the Village staff memo is correct. Commissioner Stark asked how many doctors would be on this site. Mr. Hartke stated the Affinity group itself would have a maximum of 12 physician at any one time, 3 immediate care physicians who would not all be there at one time and representatives from a podiatry practice. There would be other physician practices in the building at variance times. Commissioner Cohn asked if medical waste materials are also put into the trash enclosure or if there is a secured vendor. Mr. Hartke stated medical waste is not allowed to be stored in the trash enclosure. It will be inside under lock and taken away by a company that specializes and is bonded. Commissioner Cohn stated it is his view that if the parking is adequate and a variance is required in return for a more attractive property with more islands and green space he is in favor of that. Commissioner Weinstein noted the memo had talked about there being room for 20 less parking spaces. He asked if that means 20 less from the 309 or the Village requirement of 325. Mr. Hartke stated it was based on the calculation of the minimum of 325. They felt they could afford a reduction of 20 spaces from that number and still have sufficient parking to operate their space without any constraints. Commissioner Weinstein noted some comments regarding the handicapped spaces. He noted the ramps are not shown on the site plan and the striped portion should be on the passenger side of the vehicle instead of the driver's side. Mr. Raysa noted that the Commission does not approve signs. Mr. Pfeil commented that the Plan Commission does need to look at the aesthetic design elements of the signs. He noted that the petitioner has done a nice job of using design features and materials from the building on the ground sign and trash enclosure. Mr. Roger Hymen stated he is one of the attorneys for the developer and stated he would like to record clarified to reflect that the applicant is 1450 Busch Parkway LLC. He noted he filed an amendment requesting that change. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 8:15 p.m. Respectfully submitted, Fay Rubin Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 05/21/2008 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION May 21, 2008 Affinity Healthcare 1450 Busch Parkway (Lots 95-99 of the Corporate Grove,west of 1500 Busch Parkway) Preliminary Plan and appearance package for a proposed medical office building in the Industrial District Chairman Ottenheimer called the meeting to order at 8:15 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Ms. Bocek Mr. Teplinsky Mr. Stark Mr. Cohn Mr. Weinstein Commissioners absent: Mr. Smith Mr. Khan Ms. Myer Also present: Mr. Mark Tritschler, McShane Construction Dr. Susan Nelson, Affinity Healthcare Mr. Michael Hartke, Affinity Healthcare Mr. Ronald Plonka, Ives/Ryan Group, Inc Mr. Geoff Perry, Manhard Consulting Mr. William Brimm, Village Manager Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Steve Trilling, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Teplinsky, seconded by Commissioner Cohn to approve the minutes of the public hearing of April 2, 2008. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Bocek, Stark and Weinstein abstaining. Moved by Commissioner Teplinsky, seconded by Commissioner Cohn to approve the minutes of the regular meeting of April 2, 2008. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Bocek, Stark and Weinstein abstaining. Moved by Commissioner Weinstein, seconded by Commissioner Stark to approve the minutes of the regular meeting of April 16, 2008. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Teplinsky stated he attended the Village board meeting on April 21, 2008 where the El Pollo Loco plan was approved. AFFINITY HEALTHCARE, LOTS 95-99 OF THE CORPORATE GROVE (WEST OF 1500 BUSCH PARKWAY) — PRELIMINARY PLAN AND APPEARANCE PACKAGE FOR A PROPOSED MEDICAL OFFICE BUILDING IN THE INDUSTRIAL DISTRICT Moved by Commissioner Teplinsky, seconded by Commissioner Weinstein to recommend approval to the Village Board of a petition by 1450 Busch Parkway LLC for a Preliminary Plan in the Industrial District with the following variations pursuant to the proposed Preliminary Plan: ZONING ORDINANCE — Section 17.36.040.G.7. (to allow elimination of required parking spaces to provide pedestrian paths and additional landscaping in the parking areas); DEVELOPMENT ORDINANCE— Section 16.50.040.C.4 (to allow side slopes greater than 5:1 for a retaining wall to be constructed adjacent to the pond on the site to provide the required stormwater detention capacity); Section 16.50.050.D.7. —(to allow the reduction in the minimum depth of the sanitary sewer line from the required 6 feet to 4.5 feet); and other relief necessary to construct the proposed development. Trustee Trilling noted that when the parcel to the east gets developed the Commission may want to consider a requirement about putting in some kind of sidewalk for access to the north. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Bocek, Teplinsky, Stark, Cohn, Weinstein, Ottenheimer NAYS:None ABSENT: Smith, Khan, Myer ABSTAIN: None The motion passed 6 to 0. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said the next regular meeting would be scheduled for June 18 . PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Teplinsky, seconded by Commissioner Bocek and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 8:22 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair