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1997-10-22 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION October 22, 1997 Buffalo Grove Park District, Proposed Wellness and Fitness Center, Northwest area of Busch Grove Community Park `./ Amendment of Special Use concerning overall park development plan and Approval of a Preliminary Plan —Workshop#1 Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Mr. Krug Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Mr. Viehman Commissioners absent: None Also present: Mr. Michael Rylko,Director, Buffalo Grove Park District Mr. Dan Schimmel, Superintendent of Recreation, Buffalo Grove Park District Mr. Richard Kepshire, Lindley& Sons, Inc. Mr. Tom Seymour,Phillips Swager Associates Mr. Mark Lusson,Northwest Community Healthcare Mr. William Reid, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Ottenheimer, seconded by Commissioner Howard to approve the minutes of the public hearing and regular meeting of September 17, 1997. All Commissioners were in favor of the motion and the motion passed unanimously. Moved by Commissioner Berman, seconded by Commissioner Ottenheimer to approve the minutes of the public hearing and special meeting of October 8, 1997. Commissioner Trilling Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 1 noted a typographical error on page 8 of the public hearing. All Commissioners were in favor of the amended motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Howard stated she attended the Village Board meeting on October 20, 1997 at which approval was given to the Missner Development Corporation for annexation with zoning in the Industrial District and approval of a Preliminary Plan on Hastings Drive north of the Chevy Chase Business Park-West. She further stated there was a general discussion of the proposed animal ordinance which was then postponed to November 3, 1997. BUFFALO GROVE PARK DISTRICT. PROPOSED WELLNESS AND FITNESS CENTER, NORTHWEST AREA OF BUSCH GROVE COMMUNITY PARK, AMENDMENT OF SPECIAL USE CONCERNING OVERALL PARK DEVELOPMENT PLAN AND APPROVAL OF A PRELIMINARY PLAN --WORKSHOP#1 Mr. Rylko, Director of the Buffalo Grove Park District, stated that on October 5, 1997 the Park District dedicated the northeast corner of the Busch Grove Community Park as the first phase of development. The second phase now being presented is a proposal by the Park District to construct and operate with Northwest Community Hospital, a community wellness and fitness center facility of approximately 70,000 square feet in Busch Grove Community Park. The primary focus of this facility will be to enhance the general fitness of the residents. The facility will generate its income through membership fees and activity charges. The Park District and Northwest Community Hospital have developed a joint lease and management agreement for the operation of this facility. Mr. Rylko stated the facility will be built and operated through user fees and will provide employment opportunities for area residents and is designed to generate income above and beyond debt service and operating income which can be invested in other park district programs and facilities. He stated the proposed hours of operation are Monday through Friday, 5:30 a.m. to 10:00 p.m. Saturdays and Sundays the hours will be 7:00 a.m. to 7:00 p.m. Rentals may stay open to 11:00 p.m. for private parties. Mr. Richard Kepshire of Lindley& Sons, Inc. stated Busch Grove Park is presently down to about 75 acres from the original 79 acres as a result of various right-of-way dedications along Buffalo Grove Road and Route 83. He noted the Park District acquired a grant for a bikepath project and goes from Busch Road down to Route 83 and then there is a crossing at the creek with the bikepath swinging around the south end of the northeast site improvements up to Busch Road. The bikepath itself has utilized about 3.2 acres, the northeast site improvements takes up another 10.5 acres. There are existing wetlands and an IDOT mitigation site within the site and this leaves about 36.8 acres to develop the western half of the park site. Mr. Kepshire reviewed the future plans for the site which include the domed driving range, future Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 2 baseball fields, aquatic center, community center and the proposed fitness and wellness center. The proposed complex will require approximately 10.8 acres of the northeast portion of the site. That includes a drive off of Route 83 across from the Relics of Old subdivision. That drive will connect to Busch Road at Green Knolls Drive. The main parking facility for the development will be provided to the west of the building and accounts for approximately 328 spaces. Another 22 spaces will be provided on the north side of the building basically for staff parking. Twelve handicapped parking would be provided that will be located opposite the front entrance. He further stated they anticipate detention for the north end will require about 6.6 acre feet of storage potential. They expect detention to occur at the western northwest corner of the property in a triangular area west of the parking lot, about 3.1 acre feet of storage will be provided at another area and one more small detention area northeast of the building will be provided to accommodate runoff from part of the site. He noted there will also be some detention that will be utilized at this time somewhat southeast of the fitness center. The remaining storage to provide for the 6.6 acres required will be accommodated in a future main detention basin for the central area of the west side development improvements. Mr. Kepshire noted the parkinglot and walks will beprovided with lighting which he anticipates P g g P to be about nine parking lot poles. These will be a 30 foot mounting height for the fixtures as well as along the driveway and walks. Mr. Kepshire stated they are anticipating about 4.2 acres of actual landscaped area that would be provided with shade trees, ornamental trees and evergreens. That would be provided along the perimeter of the detention area. There is some good existing vegetation which will be augmented by additional plantings for extra screening. There will be planting provided between the parking lot and Busch Road. There will be landscaped islands in the parking lot with shade trees and ornamental trees as well as foundation planting and screening planting. He noted they propose 55 shade trees be installed, 64 ornamental trees and 17 evergreen trees within the 4.2 acres of landscape development. Mr. Tom Seymour of Phillips Swager reviewed the floor plan of the facility noting there will be a covered canopy at the drop off area. He noted the floor plan of the building is about 61,100 square feet. He further noted there is approximately 7,300 square feet on the elevated running li track and then about 3,000-8,000square feet for the basement level. He noted if they build only 3,000 square feet in the basement, the building will then be 70,000 square feet. He indicated they would prefer to build more storage if the budget allows which would then take the square footage up to 75,000 square feet. Mr. Seymour reviewed some proposed elevations of the building noting they intend to have a lot of glass for an open and airy feeling. He noted they intend to use a variety of building materials so that it is not uniform in appearance or too monolithic. There will be different heights for the building to bring the scale of the building down in certain places and make it taller in other parts. One of the features of the building is the oval shape of the running track which will be carried through on the outside of the building to become an identifiable feature of the facility. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 3 Commissioner Krug inquired if any of the parking area would have detention. Mr. Rylko stated the parking lot will not be used for detention at all. Commissioner Krug asked if all the mechanicals will be indoors. Mr. Seymour noted part of the mechanicals will be indoors and part will be outdoors. He noted the mechanicals for the pool will be located underneath the locker rooms on the lower level and `./ then there will be mechanicals outside which will be screened in the same materials as will be used on the building so that no mechanicals will be visible. He noted there will be electrical transformers on the ground which will be screened with landscaping materials. Commissioner Krug asked if the transformers will be fenced. Mr. Seymour replied affirmatively to fencing for both the transformers and trash receptacles. Commissioner Krug asked if there would be any bio-hazardous waste materials. Mr. Mark Lusson of Northwest Community Healthcare stated hazardous waste materials are controlled and collected by the hospital and disposed of by the hospital according to State regulations. Commissioner Krug asked how the facility will be operated. Mr. Lusson stated the clinical space will be combination of physical medicine and rehab. There will also be cardiac and pulmonary rehabilitation. Currently cardiac rehabilitation is taking place in the treatment center in Buffalo Grove. This would probably move to the proposed facility. The physical medicine and rehab are mostly ambulatory outpatients. Mr. Lusson stated there will be an executive director and facilitators for the people working in the fitness, aerobics and aquatic areas. He stated mainly masters and bachelor degreed individuals are hired for the fitness floor with backgrounds in either physical education, athletic training, or masters in exercise physiology. These individuals will all be employees of Northwest Community Healthcare. Commissioner Krug inquired if the proposed glass on the east side of the building will be plain glass. Mr. Seymour stated he envisions the glass will be an insulated, low E glass which will probably not be too tinted. Commissioner Krug asked if there will be any connection between the proposed site and the future community center. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 4 Mr. Seymour stated the community center is primarily planned on the south side of the building and there has been discussion of a connection, although the actual type of connection has not as yet been determined. Commissioner Ottenheimer inquired how long the project will require for completion. Mr. Rylko stated their goal is to go out for bid in January, 1998 with an opening date of spring, 1999. Commissioner Ottenheimer inquired if there had been any marketing studies conducted and if there is enough of a need for two centers in the community in such close proximity. Mr. Rylko stated their feasibility study was conducted by John Green from Hospital Health& Fitness in Evanston. The study incorporated, Forest Grove, the Odyssey, and Highland Park Hospital. Basically the study was done on travel time, subtracting out the numbers that would go there and those that would come to the proposed facility and it is still felt the proposed development will be successful. He noted the proposed site is expected to have a more Buffalo Grove residential type market whereas the Highland Park facility will have more of the corporate singles type market. Commissioner Ottenheimer asked about anticipated costs for use of the facility. Mr. Rylko stated they anticipate fees of$49.00-$52.00 with a $10.00 per month difference for non-residents. Commissioner Ottenheimer asked if there were any plans for a restaurant or juice bar or some such thing. Mr. Rylko stated there will be some sort of juice bar and vending machines, although they do not wish to have a cafe or full fledged restaurant. Commissioner Ottenheimer asked who would actually be running what parts of the facility. Mr. Rylko stated the whole facility will be operated by Northwest Community Healthcare with a management services agreement. The hospital portion will run the clinical space. He noted the Park District will have a management service contract with Northwest Healthcare. That management firm will report directly to Mr. Rylko and the park board. The Park District will have the final say so as far as the pricing structure goes and policies. Commissioner Ottenheimer asked if there will be Park District employees at the facility. Mr. Rylko noted they will become employees of Northwest Healthcare. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 5 Commissioner Ottenheimer then asked what role the Park District would then have in making sure the facility is running smoothly. Mr. Rylko stated the Park District role is to oversee the whole operation as that facility director and the management firm will report to the Park District. Commissioner Howard asked what the hours of the center would be. `./ Mr. Rylko stated the facility will be open Monday through Friday from 5:30 a.m. to 10:00 p.m. Saturdays and Sundays the facility will be open from 7:00 a.m. to 7:00 p.m. Commissioner Howard what the peak traffic times will be for the facility. Mr. Rylko stated there will be peak times between 5:30 a.m. and 7:00 a.m. and then again at about 5:30 in the evening. Commissioner Howard asked if the children's recreation area would be supervised and when this area would be maxed out. Mr. Rylko stated there will be supervisory help in the area. Mr.Lusson stated this is not a licensed day so the state does not regulate and no size is really specified. He noted they are hoping there will be lots of movement from room to room and possibly into the pools and basketball gyms and other spaces. Commissioner Howard asked for more details about the landscaping and screening along Busch Road. Mr. Kepshire noted the parking lot and side walk along the east end are in a position that allows for a transition to have a berm of some kind to assist in screening of parking. There will be landscaping in conjunction with the berm. This landscaping will consist of a vegetative improvement which provides partial screening of the parking area. Together with the berm and the landscaping, most of the views of the parking lot will be obscured. Another portion of the parking lot is pitched towards the south and southeast away from the curb. There will be slight rise and then there is a transition of about 4-5 feet down to the sidewalk. The planting called for along his north side of the parking lot is fairly dense using a combination of trees, evergreens and shrubs to provide more screening from the ground up. This part of the parking would probably have a very limited use because of its proximity to the building. The west side of the parking lot presently has an existing berm because there is a transition down to the parking lot with a lot of existing pines and trees. There will also be some minor berming between the sidewalk and the detention basin and on that berm there will be ornamental trees and shade trees and evergreen trees. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 6 Commissioner Howard asked what age group can go into this facility unsupervised. Mr. Lusson stated the facility is designed as an adult only facility. Therefore, only 17 years and up would be able to be members of the facility. He stated the aspects being added to integrate the family unit is to have the boys and girls locker room which will be used during non peak times such as Sundays for family days, kids swim days. In addition they will do teen fit classes and such. Mr. Lusson stated they will be staffing the babysitting area with bachelor degreed early childhood or elementary education personnel. He also stated they try to keep the ratio at 5 kids to 1 instructor. He further noted they try to do a lot of health education in the children's area. Commissioner Moons noted a negative aspect to a hospital organization running the Park District programs. He asked what kind of contract term was being proposed. Mr. Rylko stated the present contract is a five year term with a renewal 5 year clause. Commissioner Moons asked who would face the losses if they should occur. He also asked if the members coming to the center from other servicing areas would be required to be members of the proposed facility. Mr. Rylko stated the clinical space is a separate entity. He noted 5,000 square feet of space is leased separately and the hospital will be a rental fee for the space. He noted the management agreement accounts for debt service to be covered first, operation second and the management fee to be paid third. The fee to management will not be paid until the other two obligations are handled. The rental fee is a completely separate fee to the Park District. Commissioner Moons noted he is concerned about the additional income. Commissioner Berman asked who is actually constructing the facility. Mr. Rylko stated the facility is going on Park District property and the Park District is doing the installment note and the building will belong to the Park District. There is a joint project team in charge of planning the facility with in-house architects of the hospital as well as architect generally employed by the Park District. Commissioner Berman asked how the Park District is financing construction. Mr. Rylko stated the Park District is financing the construction through an installment note and through membership fees and charges over a 20 year schedule. Commissioner Berman asked if the hospital is underwriting the debt. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 7 Mr. Rylko stated no. He stated the Park District is totally at risk for the debt although the hospital is making a cash donation up front for the start up costs of the project and have agreed to split any losses for the first few years of operation. Commissioner Berman asked if the hospital is loaning the money to the Park District to build the facility. Mr. Rylko stated no. Commissioner Berman asked if there will be actual Park District programming taking place in the facility. Mr. Rylko stated the Park District will have programs in the facility in non-prime time. Commissioner Berman noted he would like to know what exactly the Park District will be doing here that is independent from the management team's operation of a health club and clinic. He asked what else the Park District will have happen at this facility. Mr. Rylko this facility will offer more children's activities in non-prime time that other facilities such as the Highland Park club. Commissioner Berman noted he was not limiting his question to children only. He asked if there would be any senior citizen programming. Mr. Rylko stated programming will have programs offered through the wellness/fitness center. Commissioner Berman asked if that programming will be in addition to or instead of things that are now being offered by the Park District. Mr. Rylko stated the programming would be in addition to current programs. Mr. Lusson noted the programming at the facility is geared toward the members of the facility. He noted they consulted the Arlington Heights Park District when they were opening their facility in Arlington Heights and there was absolutely no disagreement about what the mission of the two entities was and what would happen in the wellness center versus what will happen in the Park District. None of the programs will be in conflict with anything the Park District is doing. What happens inside the wellness center will be in addition to or enhancements for the members that decided to join this facility. Commissioner Berman asked if there will some kind of initial joining fee in addition to the monthly rate. Mr. Rylko stated yes and noted there will be different marketing approaches for the initiation fee Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 8 which basically covers testing. Mr. Lusson stated the initial fee includes a complete exercise test physical on every member. That includes some minor blood work, cholesterol testing,bike test, etc. Then the exercise specialist will give the member an exercise prescription. This is then repeated every six months if the member would like at no additional charge. The cost of this fee would be approximately$200.00 for an individual membership, a couple would be approximately $300.00 and a family would run about $350.00. Pre-opening costs will probably be cut in half. Mr. Lusson stated they do cap membership off at about 3200 members so that they can give members the kind of attention and medical focus to the workouts versus a commercial club that continue to sign people up as long as there are willing new members. Commissioner Berman asked how many membership will be required to reach the break even point for debt service and operating costs. Mr. Lusson stated they would need about 1800-2000 memberships or 2000-3000 people. Commissioner Berman asked how long it may take to get membership up to the 2000-3000 level. Mr. Lusson stated the Northwest Community facility got to 2200 memberships and 2800 members in 12 months. Commissioner Berman asked what would happen in the event debt service and operating costs are not covered by membership. He asked if the Park District would then subsidize that with taxpayer funds. Mr. Rylko stated they have three alternative backup plans for that. The first one is to come back to the Commission with the indoor driving range facility which will be used as a revenue producer to offset any losses. Secondly, reserve balances in the recreation fund would be used. Thirdly, the Park District would use its limited bonding authority. In addition Northwest will cover 50 percent of all losses. Commissioner Berman asked if there are any tax advantages for Northwest by placing this facility on Park District property as opposed to private property. Mr. Rylko stated the only thing is that the installment note is tax exempt. Commissioner Berman asked if any entertainment or amusement tax would apply to memberships in this facility if there is such a tax on other health club facilities. Mr. Rylko stated they would ask that such a tax be exempt for their facility. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 9 Commissioner Berman asked if this facility is replacing any programmed facility which was originally on the plan for the park. Mr. Rylko stated no. He noted the community center is still proposed to be constructed either through referendum or by the year 2002 when the Park District is debt free. He further noted they still plan to have a field house type of multi-purpose gymnasium, and classroom space. In addition, seniors would have a wing as would the performing arts. `./ Commissioner Viehman asked how large a group would be taking part in the physical therapy programs on an ongoing basis. Mr. Lusson stated they will be moving the cardiac rehab from its current location in Buffalo Grove to the proposed facility. However, the 5,000 square foot proposed space is not necessarily based on space. Most of the physical, occupational and speech therapy to be provided is mostly one on one therapy. There would probably be 4-5 segregated areas for one on one work with patients as well as a small gym. At any given time there will probably be 10 patients there at any one time. Commissioner Viehman noted there would be approximately 500-600 people using the clinic only on a weekly basis. Mr. Lusson stated that would be about correct. Commissioner Viehman asked for a further explanation of the purpose of the boys and girls locker room in an admittedly adult facility. Mr. Lusson noted that since this facility will be in a highly residential area and because it is a Park District project, they felt they should have some amenities for children. This way staff can take the kids through a separate locker room for programs in the pool. On Sundays for family days, it will be more convenient for the children accompanying adult members. Commissioner Viehman noted the boys and girls locker rooms are therefore very limited usage areas. Mr. Lusson stated that would be correct. Commissioner Krug asked if the children in child care would only be there when parents are using the facilities. Mr. Rylko stated yes. Commissioner Krug asked if there will be any transportation service for people from their homes. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 10 Mr. Rylko stated no. Mr. Lusson noted Northwest Community Healthcare operates a van service with a nominal fee in the area for any patient who is coming to the clinic and has a need for transportation. Commissioner Krug asked if Buffalo Grove residents will have preference over non-residents. Mr. Rylko noted Buffalo Grove residents will have a lesser fee. Commissioner Krug noted this appears to be a private health club which is indirectly financed by tax dollars. Commissioner Krug asked if there are any variations being requested. Mr. Rylko stated he may look for a 3 foot variance for roof height. The requirement is 35 feet and the proposed roof line may be 38 feet. 1 Commissioner Krug asked if that will affect any setbacks. I Mr. Pfeil said that the building will be setback farther from Busch Road than the ordinance requirement and the setback would greater than the height of the building. Commissioner Trilling asked for a description of the equipment used in the workout area. Mr. Rylko stated it will be exercise and cardia-vascular equipment, treadmills, free weights, etc. Commissioner Trilling asked what was the sundeck. Mr. Rylko stated it is available for people doing lap swimming and workouts and want to relax in a patio area. Commissioner Trilling asked how much the cost would be for child care. Mr. Lusson stated they currently charge $1.00 for kids dropped off at their Arlington Heights facility. Commissioner Trilling asked if there will be water fountains. He also inquired about towel service. Mr. Lusson stated there will be fountains throughout the facility. He further noted there is a laundry at the entrance to the locker rooms. You pick up a towel at the entrance to the locker rooms. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 11 Commissioner Trilling noted that community support will be stronger if the facility is considered to be a Park District operation rather than Northwest Community's. Having an advocate available to represent the residents interests and needs would make this facility more viable in the community. Chairman Goldspiel asked how high the berms will be. Mr. Kepshire stated the elevation on the northeast side is 685 and the top of berm elevation is �./ 688. He noted the parking lot would be at about 685. Therefore, it is approximately a 3 foot berm. He noted that as you move to the west side of the parking lot you have only about an 18 inch differential between the pavement and the top of berm. But between the top of berm and the sidewalk there is approximately 4-6 feet differential. Chairman Goldspiel asked what was the entity with which the Park District will be contracting. Mr. Rylko stated they are contracting with Northwest Community Healthcare. Mr. Lusson stated Northwest CommunityHealthcare is a not forprofit 501 C3 organization. He g noted Northwest Community Healthcare is the parent organization of all their facilities. Its main purpose is to hold a lot of their long term assets. The wellness center became the first group of employees that were employed by Northwest Community Healthcare. The reason was the fact that people in the fitness business have a different set of wages and benefits than is typically offered a hospital employee. By putting it into a department of healthcare, they are able to offer competitive wages and benefits in the fitness industry instead of expending additional dollars that would not be needed by giving hospital benefits. Chairman Goldspiel asked if this facility would need state board approval like a new hospital would. Mr. Lusson stated this facility would not fall under the Certificate of Need application with the state as they are not the owner of the facility. Chairman Goldspiel asked what medical personnel would be in the facility either as employees or using deskspace or such. Mr. Lusson noted within the clinic there will be physical therapists, occupational therapists, speech therapists, some clerical positions, and some technical positions. These people will be employees of the hospital. The same would hold true for the cardiac rehab which will have registered nurses and master degreed exercise physiologists. The patients using those facilities will get a hospital bill. The fitness side of the facility will have employees of Northwest Community Healthcare and those employees will not be hospital employees but will be employees of the parent corporation. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 12 1 Chairman Goldspiel noted there would be no doctors on site. Mr. Lusson explained that for cardiac rehab you need a physician on site whenever there is a cardiac rehab class going on. He stated they pay a stipend to a cardiologist that would be on site whenever there is an ongoing class. Chairman Goldspiel stated he was confused regarding what programs would be different at this facility than are presently offered at the Park District. Mr. Lusson stated the idea of a medically based facility is that the members get access to the exercise equipment and the majority of the facility. In the conference rooms, they will be doing different types of health education. This education is open to the community. He noted they would like to build so kind of community involvement in the center so there will be educational sessions that would be open to the entire community. Mr. Rylko noted they would probably have nutrition classes and other forms of lifestyle classes. Chairman Goldspiel inquired if the success of the proposed plan is dependent on the passage of the future golf driving range improvements planned by the Park District. Mr. Rylko stated it was not. Chairman Goldspiel asked if the detention areas are to be wet or dry. Mr. Kepshire stated the detention areas are dry bottom detention basins. Those to the south on the site will probably become part of the wetland complex that presently exist on the site. The ones at the northern end are dry bottom. Chairman Goldspiel asked if there will be any hazard to the existing child care facility on the corner from the detention basin at that location. Mr. Kepshire stated there is an existing berm between the property line and the vegetation on that berm will be retained. The grading operation for the new proposed site will occur south of that area. The view due south from the day care center will continue to look the same. Chairman Goldspiel asked what the transition is between the proposed parking lot and the child care center on the eastern side. Mr. Kepshire noted that once again there is the presence of a berm that exists along that property line with existing trees. Those trees and vegetation will remain intact with the exception of one ornamental tree which will be removed and replanted. Additional planting s will be provided within this corridor to further screen the day care from the parking facility. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 13 Chairman Goldspiel asked how many employees will be on duty at both the health facility and the clinic facility at maximum and how many employee parking spaces are needed. Mr. Lusson stated the wellness side there will be between 15-20 employees and on the clinical side there will be about 8-10 employees for physical therapy and another 4-5 employees for the cardiac rehab. Chairman Goldspiel sp el noted there will be more employees than spaces provided for them. Mr. Seymour stated it is not intended for that section of the parking lot to be only for employees. Because it is off to the side it is a logical place for that but employees could park throughout the lot. Chairman Goldspiel asked how the parking relates to the number of people who will be in the facility at maximum. Mr. Seymour stated the peak hour usage will be very early in the morning or around dinnertime and there could be 200 people in the facility at such peak times. Chairman Goldspiel asked if there is too much parking here if 200 people is the maximum. Mr. Seymour stated no. He further noted they would like to account for any special occasions that could happen as well as higher membership expectations. He stated they would be comfortable in the 300 space range which means there is an opportunity to reduce the parking by 40 spaces. Chairman Goldspiel noted his concern that this plan and the future community center seems to be creating a pedestrian/vehicle conflict by producing the need to cross the drive to get to the proposed building and the future community center. Mr. Kepshire stated in dealing with the constraints of the site and the existing streets and points of access to Route 83, the configuration does not allow for a more idealistic situation where the property could be circumvented with the drive. Chairman Goldspiel asked if it would help if the future community center and the future proposed parking lot were swapped. Mr. Kepshire stated he did not think there would be enough space to accommodate a community center as they would have to deal with setback requirements and the configuration of the parking lot in its triangular shape. Mr. Rylko noted the reason the community center is located as it is on the master plan is to be in close proximity to the future aquatic center. Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 14 Chairman Goldspiel asked about swapping the parking lot with the wellness center. Mr. Kepshire stated part of the problem is the size of the building which would not allow the building to be oriented in a desirable position. The other issue is that it eliminates the potential for the connection of the wellness center with the proposed community center or making it into a single flowing structure ultimately. Chairman Goldspiel asked that some thought be given to some way of alleviating the pedestrian/vehicle conflict. Commissioner Trilling noted he does not see how people using the community center will have access to the fitness center considering you need to pay a fee to join the fitness center in the first place. Mr. Rylko stated they thought some adults may be dropping off children in the community center while they go over to the fitness center. Commissioner Moons asked if the monies collected from the wellness program and the clinical program will go towards debt payment or will the clinical program and its agreement with the hospital be a separate entity apart from any Park District financial arrangements. Mr. Rylko stated the clinical component is separate from the Park District as they are leasing that space from the Park District. Commissioner Krug stated he would like to have some idea of what the facility will look like from the other side of Busch Road and would welcome some line of sight drawings for the public hearing. He further would like to have an idea of how to prevent cut through traffic from Route 83 to Busch Road. Mr. Rylko stated he does not feel there would be much cut through traffic as the signalized intersection would be a better bet in rush hour. Commissioner Berman stated he would like some input from the Village traffic consultants. P g Commissioner Trilling noted he would like some consideration given for a drop off lane on the right hand side so that they can then continue to go straight south on the private drive. Commissioner Howard stated she would also like to hear from the traffic consultant relative to peak hours. Chairman Goldspiel summarized the requirements for the next workshop: 1. Traffic study Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 15 2. Sight line study 3. Give thought to drive issue 4. Clarification of wetland creation and compensation 5. Information on proposed lighting 6. Flow chart of the parent company and all of its relationships CHAIRMAN'S REPORT -None FUTURE AGENDA SCHEDULE - Mr. Pfeil stated the next meeting will be November 5, 1997 and November 12, 1997 will be Comprehensive Plan public hearing. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT Mr. Pfeil stated that Mr. Kuenider had indicated that DOT is having a public hearing on the Illinois Route 22 improvement. The public hearing is scheduled for Tuesday, December 9, 1997 between 3:00 p.m. and 9:00 p.m. at the Lincolnshire Marriott. NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Howard, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 9:40 p.m. Reg(' dully sub ted, , Fa Rubi , R cording Secretary APP OVED BY: S P N GOLDSPIEL, C airman Buffalo Grove Plan Commission-Special Meeting-October 22, 1997-Page 16