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1979-08-29 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Northwest Community Hospital Ambulatory Care Center AUGUST 29, 1979 Chairman Shields called the meeting to order at 9:45 P.M. in the Municipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Button Mr. Davis Mr. Shifrin Mr. Glover Commissioners Absent: Mr. Harris Also Present: Mr. Richard Houpt, counsel, N. W. Comm. Hospital Mr. Carl Hundreiser, N. W. Comm. Hospital Mr. Richard Johnson, N. W. Comm. Hospital Mr. Michael Loughlin, N. W. Comm. Hospital Mr. Joseph Lake, N. W. Comm. Hospital Dr. McCoune, Pres. N. W. Comm. Hospital Mr. Elber Maiden, N. W. Comm. Hospital Mrs. Bobbie O'Reilly, Trustee Mr. Richard Kuenkler, Village Engineer Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner Mrs. Mary Jo Reid, Prospective Member APPROVAL OF MINUTES Commissioner Goldspiel made the motion the minutes of August 22 be approved with corrections. Commissioner Davis seconded the motion. Corrections are as follows: Page 4, paragraph 6, line 1: the word "if" should be "is". Page 5, paragraph 1: the word "viable" should be"valuable". Commissioner Davis stated he had asked what if the property could not be removed from the Government listing. Upon voice vote, the motion carried with 4 "ayes" and 2 "abstain". NORTHWEST COMM. HOSPITAL - AMBULATORY CARE CENTER Commissioner Goldspiel made the motion that further consideration of this matter Buffalo Grove Plan Commission Special Meeting August 29, 1979 -2- be deferred until we have staff review and the advantages be weighed for B&O instead of B-3 zoning, by the next meeting on September 5. Commissioner Shifrin seconded the motion. Commissioner Davis said he would like the concept to be approved and the ques- tions answered at a future meeting. Commissioner Shifrin said the Board approves the concept and it is our job to protect the Village. Commissioner Goldspiel stated that everytime they have made a recommendation without the input, there have been problems and he feels it would not delay anything to wait for this input. Commissioner Sheldon stated Mr. Hruby has requested answers to his questions, which the Plan Commission has received this evening in the form of a letter which answered these questions. It was determined that all documents needed to make an intelligent recommenda- tion would be ready by next Wednesday. Dr. McCoune said this delay would cause a problem in setting a Public Hearing with the Village Board for September 17. Upon voice vote, the motion was defeated 1-4 with 1 abstaining. Commissioner Button made the motion the Plan Commission recommend approval of the annexation agreement and zoning request of the Northwest Community Hospital Ambulatory Care Center subject to the approval of engineering plans by the Village Engineer, resolution of the alignment of Lake-Cook Rd. entrances, sub- ject to further comment of the staff, the tree survey, topographical survey, and to further recommend that the zoning on this parcel be B&O Special Use. This is conditional upon the fulfillment of the requirements stated above by the next Plan Commission meeting on September 5. Commissioner Davis seconded the motion. Commissioner Goldspiel stated the Commission is not fulfilling its duty to re- view these things and is tying the hands of the staff in making suggestions. We have gotten into a lot of trouble doing this before. Commissioner Button stated he felt the petitioner has demonstrated a willing- ness to meet requirements. The motion provides us with the opportunity for further review and provides us with the opportunity to stop this from going further if these are not met. Mr. Delaney said he does not support this motion. He stated he had just remem- bered that Monday is a holiday and this would put terrific time constrictions on the staff and would suggest they make this for another meeting in the future. Buffalo Grove Plan Commission Special Meeting August 29, 1979 -3- I Commissioner Davis said the meeting with the Village Board and staff was to move these projects along more efficiently. Upon voice vote, the motion carried 5-1. Commissioner Sheldon stated that the school districts are going through some changes. Most of the growth is in District 96, whereas District 21 is closing some schools. She said it might be time for the Plan Commission to address it- self to this problem. Commissioner Davis stated he had asked the Village Board to hold up the water and sewer for the new school planned for District 96 because if the Fiore pro- perty is developed, this might not be the best location for this school, but was told it was already in the ground. Commissioner Sheldon said she was talking about all agencies. The Park Dist. always says they don't have enough room and the School Dist. says they don't need this building, and the library wants to build a new building. There should be liaison between us and other agencies because this seems to be a planning problem. Commissioner Goldspiel suggested the schools notify the Plan Commission when they are going to have a vacant building and we could recommend a use for it. Commissioner Davis stated that Checker Rd. and Rte. 83 has a great deal of ped- estrian traffic across 83 there and at Arlington Hts. Rd. . He said he would like to see a pedestrian/bicycle overpass there. FUTURE AGENDAS Mr. Delaney stated there will be a meeting next week with the Happ Farm, the Hospital, and the introduction of the second phase of the Comprehensive Plan review. On September 19, there are two Public Hearings for zoning amendments. Mr. Delaney stated that, regarding Datsun, the Park Board made a motion to allow them to use their curb cut subject to release by the State. He said that two Buffalo Grove Plan Commission Special Meeting August 29, 1979 people he talked to in Springfield said if the Park Dist. is in favor of it, they saw no problem. Mr. Delaney announced that Mr. Greg Boysen is now the Director of Public Works and Dick Kuenkler is the new Village Engineer. ADJOURNMENT 1 Commissioner Davis made the motion the meeting be adjourned. Commissioner Sheldon seconded the motion. The motion passed unanimously and the meeting was adjourned at 10:4.0 P.M. Respectfully submitted, Astrid L. Hasley Recording Secretary APPROVED BY: 1 1 Patrick Shields, Chairman Buffalo Grove Plan Commission Special Meeting August 29, 1979 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION Northwest Community Hospital Ambulatory Care Center AUGUST 29, 1979 Chairman Shields called the Public Hearing to order at 7:40 P.M. in the Muni- cipal Building, 50 Raupp Boulevard. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Button Mr. Davis Mr. Shifrin - arrived at 8:05 Mr. Glover Commissioners Absent: Mr. Harris Also Present: Mr. Richard Houpt, Northwest Community Hospital Mr. Carl Hundreiser, Northwest Community Hospital Mr. Richard Johnson, Northwest Community Hospital Mr. Michael Laughlin, Northwest Community Hospital Mr. Joseph Lake, Northwest Community Hospital Dr. McCoune, Pres. Northwest Community Hospital Dr. Stanley Zydlo, Pres. M.E.S.A. Mr. Elber Maiden, Northwest Community Hospital Mrs. Bobbie O 'Reilly, Trustee Mr. Richard Kuenkler, Village Engineer Mr. Bart Delaney, Planning Coordinator Mr. Jim Truesdell, Staff Planner Mrs. Mary Jo Reid, Prospective Member Chairman Shields stated that Northwest Community Hospital is petitioning for an Ambulatory Care Center on a parcel surrounded by Lake-Cook Rd., Weiland Rd., and Route 83. Mr. Houpt stated the Hospital has purchased 8.5 acres of land which it wants to annex to Buffalo Grove and be zoned B-3 Planned Business District, and which they would like permission to develop in more than one phase. Phase One will be an Ambulatory Care Center. In the revised annexation agreement, the pro- vision has been added that they contemplate using the remaining property for a medical facility or some related use. They would like to begin construction by October 1 so they could be under roof by bad weather and could open around May 1. Dr. McCoune stated they propose to build a 14,147 sq. ft. one-story building which will house a care center and office facilities. It is designed so it Buffalo Grove Plan Commission Public Hearing August 29, 1979 -2- could be expanded on one floor, but they do not plan to do this. Mr. Hundreiser stated they have parking for 44 cars, with 30,600 sq. ft. paved area, which leaves 22,000 sq. ft. in wooded land. The building will be of masonary construction, steel frame, one story. He has a tree survey which spots the major trees which they will endeavor to save all that they can. It is 7.5 acres. Upon a question from Chairman Shields, it was determined that the difference in acreage is approximately 1 acre of roadway dedication. Mr. Hundreiser passed around a topographical survey for the Commissioners to view. Mr. Houpt stated the building will be located where the present buildings are now. Commissioner Goldspiel stated that, since the front of the building faces south, what is the elevation of the part of the building that faces Lake-Cook Rd. Mr. Hundreiser said it would be the same. Mr. Laughlin stated the Engineering drawings will be submitted to the Village this Friday. The sanitary sewer is located approximately 214 ft. north of Lake- Cook Rd., and can be extended. A 12" water main exists on the north side of Lake-Cook Rd. They will provide the necessary catch basins and channel the rain water retention pond on the south end of the property, which will run into Buffalo Creek. Mr. Joseph Lake distributed a revised traffic report. He went over the revisions with the Commission. He anticipates 46 trips per day - 14,000 per year. He said their entrance on Lake-Cook Rd. does not line up with the proposed commercial to the north, which will have to be resolved. Commissioner Goldspiel asked what if people used the access on Route 83 to exit and turn left at the light? Mr. Lake said they can do that. Commissioner Davis asked if it would be feasible to post a "N0 LEFT TURN" sign at the Lake-Cook Rd. exit? Mr. Lake stated it may be advisable when the other phase of the project is completed, but didn't think there would be any problem right now. Mr. Lake said they would like a minimum of 24' driveway. Commissioner Glover stated that the staff is recommending they be wider than shown. Upon questioning from Commissioner Sheldon, Mr. Kuenkler stated he feels the pro- posed driveway for phase two is in a bad place and would recommend some type of internal road system to eliminate the curb cuts. Commissioner Davis asked why the staff recommended 30 - 35 ft. driveway. Mr. Buffalo Grove Plan Commission Public Hearing August 29, 1979 -3- this service would probablybe under Delaney said they felt people utilizing hi i a stress situation and not drive in an everyday fashion. Mr. Truesdell said the Police Department was concerned about this because they may come in at a speed faster than normal. Mr. Houpt stated they would agree to the maximum allowed on Lake-Cook Rd. Mr. Elber Maiden, a city planner, stated that the surrounding zoning is in 3 different categories - B-3 in Wheeling, B-1 and B-2 in Buffalo Grove. The site `./ is presently zoned R-5 in Lake County and R-2 in Cook County. He feels B-3 is the most appropriate use for this site. Commissioner Goldspiel stated B&O might be more appropriate, and wondered how the proposed office building and nursing home would fit B-3 classification. Mr. Houpt stated that dental and doctor offices are allowed under B-1 and B-2, which are incorporated in the B-3 zoning. If the nursing home became a viable possibility, they could come back and request the appropriate zoning. Chairman Shields stated he had a letter from the Long Grove Fire Department, which feels this will be a benefit to the community. Commissioner Button asked if the retention basin emptying into Buffalo Creek would change the flow. Mr. Loughlin stated it will comply with the ordinance. Commissioner Sheldon stated if the Commission were to consider B&O zoning, it would give them the flexibility for any further building and give us the control we would like and eliminate any commercial. Mr. Houpt said there could be a pharmacy, Commissioner Shifrin asked about the possibility of decelleration lanes. Mr. Lake said during discussions on another project, they had a decelleration lane and they had to take it off because the village didn't want the additional main- tenance and snow plowing. Commissioner Shifrin asked how medication would be dispensed. Dr. McCoune said a limited amount would be kept on hand to get the patient through the night or weekend until he could get to a drugstore. that the shown was 6' deep.Commissioner Glover noted p and Mr. Hund- reiser said that is because they made it to handle all future building on this site and it will have a gentle slope. Commissioner Sheldon asked about landscaping. Mr. Hundreiser stated they are thinking of a ground landscaping of small trees, shrubs, and flowers around the building. He said they will have to remove the poison ivy. I `J Commissioner Sheldon asked what category this falls in for taxing. Dr. McCoune said they intend to request the ambulatory be provided on a tax exempt basis. Buffalo Grove Plan Commission Public Hearing August 29, 1979 L -4- The commercial part of the building, they are willing to talk with the Village about. Commissioner Goldspiel stated that if this is going to be surrounded by resi- dential, a buffer should be considered. Commissioner Goldspiel said he is con- cerned about making the wall facing Lake-Cook Rd. more attractive. He also said he could not understand why the clinic portion should be tax exempt when almost the same thing has been opened up by a private doctor and assume he pays taxes. Dr. McCoune said in Illinois, their services have always been tax exempt. Mr. Delaney itemized the staff's concerns: they would like to see a 30-35' driveway, they feel the parking is adequate and have been assured if there is not enough parking, more could be added. He said the Police Dept. wants the retention area visible from a paved area. The Fire Dept. requested the area at the drop-off be posted "No Parking". He stated there is an 85' difference between their curb cut and the one across Lake-Cook Rd. and this will have to be resolved prior to a recommendation. He said they would prefer the access to Route 83 be a temporary access and be closed eventually when the southern portion is completed. They would like the interior road to be 27' instead of 25'. They still need some information before the staff can make an adequate report. Chairman Shields closed the Public Hearing at 9:27 P.M. Respectfully submitted, Astrid L. Hasley 7` Recording Secretary APPROVF'f) BY: Patrick Shields Chairman