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1979-07-09 - Village Board Committee of the Whole - Minutes Sm./ SUMMARY OF COMMITTEE OF THE WHOLE OF THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, ILLINOIS, HELD MONDAY, JULY 9, 1979, AT THE MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS. In the absence of the Village President, the Village Clerk called the meeting to order at 7:35 P.M. Roll call indicated the following present: Trustees Marienthal , Stone, O'Reilly, Hartstein, Kavitt, Gerschefske. Also present were: William Balling, Village Manager; William Raysa, Village Attorney; William Sommer, Assistant Village Manager; Gregory Boysen, Village Engineer. Moved by Stone, seconded by Hartstein, to appoint Trustee Marienthal President Pro Tem. Upon roll call , Trustees voted as follows: AYES: 5 - Stone, O'Reilly, Hartstein, Kavitt, Gerschefske NAYES: 0 - None ABSTAIN: 1 - Marienthal Motion declared carried. Northwest Community Hospital - Pre-Application President Pro Tem Marienthal stated that this is a pre-application conference by Northwest Community Hospital for the annexation and zoning to the planned business district of 8 acres located south of Lake-Cook Road between Weiland and McHenry Roads. Mr. Richard Houpt, attorney, 180 North LaSalle, Chicago, representing North- west Community Hospital introduced himself to the Board. Mr. Houpt stated that the hospital has contracted to purchase an 8 1/2 acre tract located at the intersection of Lake-Cook Road and Route 83. They are proposing to annex this property to Buffalo Grove, which is outside the Village boundaries, but contiguous to them. The annexation agreement would provide for B-3 zoning in the planned business district. The hospital proposes to develop the property in phases. Mr. Malcolm MacCoun, President of Northwest Community Hospital , introduced himself to the Board. He stated that they are proposing this ambulatory care center because of interest shown in the community for more ready access to primary care physicians. This facility will be a cross between a hospital emergency room and a physician's office. The building will be 14,000 square feet, all on one floor; 10,000 square feet would be the ambulatory care center, 3,000 square feet would be used for the corporate offices of MESA (Medical Emergency Service Associates) , and the remainder would be used as a community room for health education-type programs for the community. Since this community room would not be in constant use, it would be available for other groups in the community. Mr. MacCoun said that the types of services available would be similar to those provided in the main emergency_ room of the hospital . There will be x-ray and laboratory facilities. They would not be asking ambulances to stop at this facility. They believe the patients who are picked up by ambulance would be better served by being brought directly to the hospital . The facility will not be designed to provide out-patient follow-up service; they will refer COMMITTEE OF THE WHOLE JULY 9, 1979 `./ PAGE TWO the patient to his/her family physician for follow-up. It is not their intention to lure patients away from any physician or hospital affiliation which they have already established, but rather to provide medical care to the community at all times. The facility will be staffed 24 hours per day, and there will be a physician on duty at all times. The architect representing the hospital displayed a drawing of the facility, and explained that it will be a low-density development. Since it is a densely wooded area, they will maintain as many of the trees as possible. The location of the ambulatory care center will be at the intersection of Lake-Cook and Route 83, with entrances on both roads. The architect described the physical properties of the building. He said the site will be serviced by an existing 12" water main along the north side of Lake-Cook Road. He also read a letter from Elk Grove Engineering Company describing more specifics of the utilities. Mr. Houpt stated that the site plan indicates another one-story medical center office building, but there are no firm plans for the development of this property except for the ambulatory care center. Mr. Houpt noted that because this ambulatory care facility will be directly owned by the hospital , it will be tax-exempt. If a medical office building is built in the future, that would not apply to the tax-exempt situation , and would provide revenue to the Village. Mr. Raysa asked where the contiguity is to the Village. Mr. Houpt stated that it is along Lake-Cook Road, and is in excess of 1 ,000 feet. Trustee Stone said that he is basically in favor of the idea, but he is dis- appointed to learn that the ambulances will not be directed to this facility. Mr. MacCoun stated that the Illinois Health Department would probably preclude ambulances stopping here. He said this center will have everything that is found in the hospital emergency room; the big difference is the back-up of the hospital , and they feel it is in the best interest of a patient brought by ambulance to have this hospital back-up. If a patient comes into this facility, and they feel the injuries are beyond their capabilities , they will work out a transfer arrangement with the paramedics. Trustee Stone stated that he is specifically thinking of the heart attack victim. Mr. MacCoun stated that experience has shown that the rush to a hospital is not necessarily in the best interest of the heart attack victim. They have found that it is best to stabilize the patient at home, keeping in constant contact with the hospital , before bringing that patient to the hospital . They do not wish to upset what is working well ; they wish to add to that. Mr. MacCoun stated that approximately 10% of the emergency room cases are brought in by ambulance, and the other 90% are brought in by car. Trustee Marienthal asked if someone with a broken bone would be serviced in this facility. Mr. MacCoun said that is definitely what this facility intends to service; also, someone feeling ill in the middle of the night and not feeling able to wait until morning to contact his regular physician. COMMITTEE OF THE WHOLE JULY 9, 1979 `./ PAGE THREE President Pro Tem Marienthal asked what the procedure would be in the case of someone calling the paramedics for a broken arm or leg, which would not necessitate going to the hospital . Mr. MacCoun said those types of problems would be worked out through communication between the paramedics and the doctors at the hospital . They would not seek to have someone travel all the way to the hospital , when they could be treated at this ambulatory care center. However, they do not wish to have a seriously ill patient treated here where the emergency facilities were the same, but lacked the back-up of the full hospital . Trustee Hartstein stated that he, too, is bothered by the limitations of this facility, and asked Mr. MacCoun to expand upon what this facility can and cannot do. Mr. MacCoun stated when they refer to primary-care physicians, they are referring to the doctors that people go to directly, such as the internist and pediatrician. Mr. MacCoun also stated that they will provide a service in the community that meets the public's perception of the fact that they want availability of this type of service when they are ill , rather than waiting for an appointment. It is then the intention of the hospital to refer the patient to the family physician for follow-up. Mr. MacCoun stated that they are at the mercy of the state regarding the regulations of whether or not the ambulances would be allowed to stop at this facility. He said that there is an excellent rapport between their staff and the paramedics, and they are confidant that they can set up a program of communications whereby someone that can easily be treated at this facility will be directed there, and that someone who is too seriously ill or might require surgery will be directed to a hospital . In answer to a question by Trustee Hartstein, Mr. MacCoun stated that they do not wish to promise something which they cannot deliver, which is why this is being called an ambulatory care center rather than an emergency room. Trustee Hartstein asked if patients will actually be treated here, and not just looked at and told to see their own physician in the morning. Mr. MacCoun stated that they will definitely be treated, and will receive the same treatment which would be received in the hospital emergency room. They will be referred to their own physicians for follow-up care. The physicians who will be staffing this facility will be the same group that is working in the hospital emergency department. Trustee Kavitt stated that he concurs with Trustees Stone and Hartstein in their concerns, but he does feel that this service could be a valuable asset to the community. Mr. MacCoun stated that their intent is to provide ready access to a physician 24 hours a day. Trustee Kavitt questioned the competition between this facility and the one recently opened by a private physician in Arlington Heights . } COMMITTEE OF THE WHOLE JULY 9, 1979 L PAGE FOUR Mr. MacCoun stated that is run by just one person, and that facility is not open 24 hours a day. He stated that their facility will have greater back-up. Trustee Kavitt stated that he is in agreement that, since Northwest Community Hospital will own this building, and will provide a service to the community, they should be tax-exempt. However, since they will be renting a portion of this building to MESA, which is a profit-making organization, he feels that portion of the building should be liable for some tax. Mr. MacCoun stated that he sees no reason why that could not be worked out. Trustee Kavitt asked if there were any plans to build an addition to the hospital on this parcel of land. Mr. MacCoun replied that, at this point in time, state and federal regulations would prohibit any more hospital beds in this area. He said that he cannot predict what will happen 5 years from now; their intent is to serve the immediate needs of the community. Trustee Gerschefske asked what communities would be served by this facility. Mr. MacCoun stated they would serve the people who find it convenient. Trustee Gerschefske asked how many patients this facility would serve. Mr. MacCoun stated that this facility is only slightly smaller than the emergency room at the hospital , which sees approximately 60,000 patients per year. They anticipate servicing 15,000-20,000 patients the first year at this facility, and could easily accommodate 50,000-60,000 patients per year. Trustee Gerschefske asked if this piece of land could possibly become too small to handle the population growth. Mr. MacCoun said that it would not. He said they are only using 1/3 of the land for this facility, so that they would have plenty of room to expand if need be. He stated that, since their hospital emergency room is one of the largest in the state, they have a pretty good feel for projected use of this type of facility. Trustee O'Reilly stated that, regarding the concerns of other Board members, she feels the urge for people to immediately call the paramedics would be considerably lessened with a facility such as this so close by. She thinks this would be atremendous asset to the community. President Pro Tem Marienthal pointed out that this is a pre-application conference and deals only with the land use, and not the particulars of services to be offered. He then asked if there were any members of the audience with questions. There were none. President Pro Tem Marienthal then polled th.e Board as to the concept of this land use for this particular parcel of property: "Yes" being in favor of the proposed land use; "No" being in opposition: YES: Marienthal , Stone, O'Reilly, Hartstein, Kavitt, Gerschefske NO: None COMMITTEE OF THE WHOLE L' JULY 9, 1979 PAGE FIVE The representatives of Northwest Community Hospital will be in contact with the staff regarding the particulars of this proposed annexation. 8:30 - 9:25 - Continued Public Hearing reference Dearborn At this time the President called a continued public hearing to order to consider the annexation and annexation agreement of Dearborn Development Corporation for approximately 50 acres located along Busch Road west of the Highland Point subdivision. A summary of that public hearing is a separate document. 9:25 P.M. The Public Hearing was closed. 9:25 - 9:35 P.M. Further discussion was held reference Dearborn Development Corporation. L'lanet M. Sirabian Village Clerk SUMMARY OF CONTINUED PUBLIC HEARING HELD BY THE VILLAGE BOARD OF TRUSTEES `./ OF THE VILLAGE OF BUFFALO GROVE ON MONDAY, JULY 9, 1979, AT THE MUNICIPAL BUILDING, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS DEARBORN DEVELOPMENT CORPORATION ANNEXATION AND ANNEXATION AGREEMENT (Hidden Lakes) President Pro Tem Marienthal called the continued public hearing to order at 8:30 P.M. Those present were Trustees Marienthal , Stone, O'Reilly, Hartstein, Kavitt, Gerschefske. Also present were: William Balling, Village Manager; William Raysa, Village Attorney; William Sommer, Assistant Village Manager; Gregory Boysen, Village Engineer. President Pro Tem Marienthal stated that this is a continuation of a Public Hearing for zoning for R-9 PUD and an R-1 for 50.32 acres located at Busch Road approximately 2,600 feet east of McHenry Road. The proposal being brought before the Village by Dearborn Development Company, and the name of the project is Hidaen Lakes. Mr. Bruce Johnston, Mr. Martin Hauselman, Mr. Sonny LaBrant, who were to give testimony, were sworn in by President Pro Tem Marienthal . Mr. Balling stated that this is a continued Public Hearing to discuss the pre-annexation agreement. He then reviewed the annexation agreement concept for the Board. In answer to a question by President Pro Tem Marienthal , Mr. LaBrandt said that they would be in agreement with donations to the library and fire districts if it is found to be levied against each developer, and if it is done on an equitable basis. Trustee Hartstein said he would like the Park District to answer questions regarding the North/South bike path. Trustee Hartstein also stated that, if the Park District does not want responsibility for the lakes, he feels they should be the responsibility of the condominium association; he feels some type of trust should be set up so that money donated would be used only for maintenance of the lakes. Mr. Hauselman stated that there is no way of policing the funds given to the condominium association for maintenance of the lakes. There was then further discussion of this maintenance problem. President Pro Tem Marienthal said that this is something to be worked out between the developer and the staff and brought back in the final form of the annexation agreement. Trustee Hartstein stated that he would like to see all of Buffalo Grove. Road be a requirement of the initial annexation, as opposed to just north of the collector street. Mr. LaBrant stated that he agreed to develop that road when an agreement was reached on the 2 outlots. PUBLIC HEARING (Continued) DEARBORN DEVELOPMENT CORPORATION JULY 9, 1979 PAGE TWO Trustee O'Reilly asked Mr. Raysa if it is wise to treat these as two separate parcels. Mr. Raysa answered that as long as we cover parcel B in the annexation agreement as far as what can be put on there or what cannot be put on there; or in the alternative, who has the final say-so, which is in the Village's hands in this case, treating it as 2 parcels is satisfactory. Mr. Raysa personally feels it is more satisfactory to treat it as 2 separate parcels. Trustee O'Reilly asked why the donation went from $250/unit to $50/unit. Mr. LaBrant said the $250 was given as a donation to the Park District. He said that $50/unit is more than sufficient to cover the maintenance. Mr. William Kiddie said they have a letter stating that $250/unit will be given to the Park District for the express purpose of maintenance of the park site, and the letter is signed by Mr. LaBrandt. Mr. LaBrandt said that they are setting aside $50/unit to be given to the condominium association. He said that the amount of funds to maintain this area does not come to over $80,000, which is what the $250/unit figure amounted to. He said this was sought by the Park District to cover a period of 10 years. Mr. Hauselman said the concept is different for public and private ownership. President Pro Tem Marienthal said the staff is working on getting figures as to what it will cost to maintain this area. He asked Mr. LaBrandt if he would abide by another figure than $50 if is were so designated by the staff. Mr. LaBrandt said that he would abide by any figure that is realistic. Trustee Hartstein said that the informal polling regarding the completion of Buffalo Grove Road clearly indicated that it would go only up to the collector street. Mr. John Ayres of the Park District stated that no decision has been made by the Park District on the lagoons because they have no idea what the source of the water from these lagoons is. Mr. Ayres stated that the money given to the Park District was not strictly for maintenance; it was also to cover problems which could develop in the future. President Pro Tem Marienthal asked if it has been decided what will and what will not receive credit as open space. Mr. Ayres said they are not up to date on all changes which have been made. Mr. Ayres stated that the total of acceptable land did comply with the ordinance as outlined in the letter of February 16, 1979, but he does not know if that has changed since there was a change in plan. Mr. Heinrich stated that in the Carley development, they were using a piece of a park, and at that time, the Park District agreed to take the lake, but they also got a significant sum of cash from the developer in lieu of the poor PUBLIC HEARING (Continued) DEARBORN DEVELOPMENT CORPORATION JULY 9, 1979 PAGE THREE recreational quality of the lake. He feels the same should be done here. It was stated that the lakes are not now a part of the credit the developer is receiving for open space. Mr. Balling stated that the park agreement verbatim will be attached to the annexation agreement as Exhibit J. Mr. Heinrich stated that the front yard setback is 23' rather than the required 25' . He feels the setback should be 25' . Trustee O'Reilly also feels the rules should be followed, or else there is no point in having rules. Mr. Ayres stated that as of last November, 8.47A of recreational useage land is required. Mr. Kiddie stated that that figure was based on 360+ units, and the developer is now down to 250+ units, so the required acreage has changed. Mr. Johnston stated that we are talking about two different issues: one issue is what the Park District will take as a dedication; the second issue is the ordinance which deals with the amount of open space in a development and how much of that open space, whether it be public or private, should get credit for recreational open space. The developer's position has always been that, if you include the dedicated open space as well as what is clearly recreation open space within the plan that is under private ownership, they more than exceed the ordinance. The Park District, in its partial analysis of this plan, has also agreed with that. The area in question is the lakes , which they feel are a recreational amenity and should be given at least partial credit in terms of the requirement of the ordinance. Based on the reduced density in this plan, the requirement for open space is 4.32 acres. They feel they have 4.25 acres. Trustee Stone stated that, according to this plan, the cul-de-sacs do not meet Village requirements in terms of diameter. Mr. Johnston said they do meet the Village requirement in terms of pavement. Mr. Boysen stated that the outside diameter is 44' , which would be sufficient for a single-unit truck. Mr. Boysen stated that another concern is the aisle length required for perpen- dicular parking. He is going to check into it, but he does not think that 22' will be adequate. Trustee O'Reilly asked about the snow problems on the cul-de-sacs. Mr. Johnston outlined how the snow would be plowed. He said that they found that even in �./ last winter's record snow in a similar development, they were able to store the snow on site. The Public Hearing was closed at 9:25 P.M. , after assurance that there were no other questions from the public or other agencies. PUBLIC HEARING (Continued) DEARBORN DEVELOPMENT CORPORATION JULY 9, 1979 PAGE FOUR President Pro Tem Marienthal stated that there were 3 items to be addressed: 1 . The developer and the park district must come to complete agreement with regard to Appendix J which will be attached to the annexation agreement. An agreement should be reached no later than July 31 , 1979. 2. Buffalo Grove Road extended - should this road be extended to the southern boundary of the property at this particular time, or in the manner agreed to at the previous Village Board meeting. Trustee Kavitt does not feel it is fair to change this at this point in time. He feels an agreement has already been reached. Trustee Hartstein stated that he does not feel it is a drastic change, and he does not feel it is improper to bring up at this time. The poll of the Board indicated the following: "Yes" indicates that the road be extended to the southern most boundary of the property; "No" indicates it should stay as drafted. YES: Stone, O' Reilly, Hartstein NO: Marienthal , Kavitt, Gerschefske Mr. Balling stated that language would be drafted that either one may be considered. Mr. LaBrandt stated that the cost of this would be another $100,000, which would tax phases I and II , and would serve no purpose at this time. President Pro Tem Marienthal stated that Mr. LaBrandt would be assessed for this road if the Village had to complete the road. 3. Setback of 23' versus 25' for the housing units on this parcel. The poll of the Board indicated the following: "Yes" indicated changing the setback to 25' ; "No" would leave the setback at 23' . YES: Marienthal , Stone, O'Reilly, Hartstein, Kavitt, Gerschefske NO: None The plan will be changed to show the 25' setback. The Park District and the developer will schedule a meeting. Mr. Balling stated these consensus points: 1 . The lake reserve will be structured in a reasonable amount, and a condominium trust will be established. 2. There will be an agreement to contribute to library and fire districts provided that contribution is by ordinance and equitable to all parties. l PUBLIC HEARING (Continued) DEARBORN DEVELOPMENT CORPORATION `,►' JULY 9, 1979 PAGE FIVE 3. Paragraph 25 will be amended to provide the Buffalo Grove land conveyance at any time the Village requires it. 4. Paragraph 25 will also be expanded to include a private area maintenance, public maintenance for the interim that it is completed and not yet accepted by a public agency. Mr. Raysa and Mr. Hauserman will workout the structure of the trust. Moved by O'Reilly, seconded by Stone to adjourn the meeting. The motion was unanimously approved by voice vote. The meeting was adjourned at 9:35 P.M. avat ill l JanM. Sirabian, Village Clerk