2019-02-13 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Special Meeting
February 13, 2019 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearing
1. Consider a Variation for a 6' High Fence in the Side and Rear Yard at 466 Raphael
Avenue (Trustee Ottenheimer) (Staff Contact: Chris Stilling)
III. III Regular Meeting
A. Other Matters for Discussion
1. Workshop-Amendment to the Northwest Community Healthcare Site at 15
McHenry Rd and 125 E Lake Cook Road (Trustee Stein) (Staff Contact: Chris
Stilling)
2. Review the 2019 Zoning Map (Trustee Ottenheimer) (Staff Contact: Chris
Stilling)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Jan 16, 2019 7:30 PM
C. Chairman's Report
D. Committee and Liason Reports
E. Staff Report and Future Agenda
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 2/8/2019 10:55 AM Page 1
Action Item : Consider a Variation for a 6' High Fence in the Side
and Rear Yard at 466 Raphael Avenue
Recommendation of Action
Staff recommends approval, subject to the conditions in the staff report.
The Petitioner is requesting to have a six (6) f oot solid white vinyl fence installed on three sides enclosing
the rear yard. Pursuant to fence code any fence greater than five (5) feet must be of an open design. As
the Petitioner is proposing a solid fence greater than five (5) feet, a variation is required.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, February 13,
2019
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: February 13, 2019
SUBJECT PROPERTY LOCATION: 466 Raphael Ave
PETITIONER: Pawel Niedzwiedzki
PREPARED BY: Rati Akash, Planner
REQUEST: A variation to install a six (6) foot solid fence in the side and rear
yard
EXSITING LAND USE AND ZONING: The property is improved with a single-family home currently
zoned R5.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be single family detached.
PROJECT BACKGROUND
The Petitioner is requesting to have a six (6) foot solid white vinyl fence installed on three sides
enclosing the rear yard. Pursuant to fence code any fence greater than five (5) feet must be of an open
design. As the Petitioner is proposing a solid fence greater than five (5) feet, a variation is required.
PLANNING & ZONING ANALYSIS
The Petitioner is proposing a have a six
(6) solid white vinyl fence installed on
three sides enclosing the rear yard.
There is an existing five (5) foot tall
shadow box fence located on the west
side of the site abutting the property in
the rear. The Petitioner owns this fence
and is responsible for this fence. This
fence is not in a good condtion, and the
Petitioner is proposing to replace this
existing fence with the proposed six (6)
foot solid fence.
There is an existing four (4) foot tall
fence located on the south side of the
site abutting the property at 464
Raphael Ave. The Petitioner has spoken
to the neighbor at 464 Raphael Ave and they want to keep their fence. The Petitioner will install the
proposed six (6) foot tall fence next to the existing fence.
2.1.a
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There is also an existing four (4) foot tall chain-link fence located on the north side of the site
abutting the property at 468 Raphael Ave. The Petitioner has spoken to the neighbor at 468 Raphael
Ave and they want to keep their fence. The Petitioner will install the proposed six (6) foot tall fence
next to this existing fence.
The Petitioner is requesting this six (6) foot solid fence to provide safety and privacy for his Child
who requires special needs.
Other than the variation for the height, the proposed fence meets all outlined fence code
requirements.
VARIATIONS REQUESTED
A fence height variation from Section 15.20.090.C from the Buffalo Grove fence code states that fencing
material that is over five feet in height shall be of a design that is open so as to allow visibility.
The following is a list of approved fence height variations in the rear yard:
Address Year Approved Approved Fence Height Material and Type
23 Columbus Pkwy 2018 6' Solid wood fence
5 Cambridge Ct 2016 6' Solid vinyl fence
6 Strathmore 2015 6' Solid wood fence
7 Strathmore Ct 2015 6' Solid fence
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the proposed fence location and
does not have any engineering or line of sight concerns or objections
with the proposed location of this fence.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was
posted on the subject property. The posting of the public hearing sign and the mailed notifications were
completed within the prescribed timeframe as required. As of the date of this Staff Report, the Village
has received one call inquiring about the proposed fence, however no objections were expressed.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations of the Fence Code based on the
following criteria:
1. The plight of the owner is due to unique circumstances;
2. The proposed variation will not alter the essential character of the neighborhood;
2.1.a
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3. There are practical difficulties or particular hardships in carrying out the strict letter of this
Chapter which difficulties or hardships have not been created by the person presently having an
interest in the property; and,
4. The proposed variation will not be detrimental to the public health safety and welfare.
The petitioner has provided a written response to the standards for a variation which are included in
this packet.
STAFF RECOMMENDATION
Village staff recommends approval of a variation for the installation of a six (6) foot solid white vinyl
fence for the property at 466 Raphael Avenue, subject to the following condition:
1) The fence shall be installed in accordance with the documents and plans submitted as part of
this petition.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation. The PZC shall make a final decision on whether or not to approve the variation.
2.1.a
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Updated: 2/8/2019 11:03 AM Page 1
Information Item : Workshop-Amendment to the Northwest
Community Healthcare Site at 15 McHenry Rd and 125 E Lake Cook
Road
Recommendation of Action
Both staff and the Developer are seeking the PZC's thoughts and comments concerning the plan
Staff has recently received a petition from MedProperties Group (Developer) to redevelop the existing
Northwest Community Healthcare (NCH) property at 15 S McHenry Road and 125 E Lake Cook Road.
The site is currently improved with 2 medical offices buildings on 7.5 acres and was approved as a
Planned Development in 1979. The developer is seeking to demolish both structures and construct a new
4-story medical office building to accommodate NCH. The project would also include a 4,900 square foot
retail component at the northwest part of the site. As a result of the amendment and prior to the required
public hearing, the developer is seeking comments from the PZC regarding their plans. This item was
referred by the Village Board.
ATTACHMENTS:
Staff Memo (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, February 13,
2019
3.A.1
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Page 1 of 3
VILLAGE OF
BUFFALO GROVE
MEMORANDUM
DATE: February 8, 2019
TO: Planning & Zoning Commission
FROM: Christopher Stilling, Director of Community Development
SUBJECT: Workshop- Proposed Amendment to the Northwest Community Healthcare Planned
Development
BACKGROUND
Staff has recently received a petition from MedProperties Group (Developer) to redevelop the existing
Northwest Community Healthcare (NCH) property at 15 S McHenry Road and 125 E Lake Cook Road. The
site is currently improved with 2 medical offices buildings on 7.5 acres and was approved as a Planned
Development in 1979. The developer is seeking to demolish both structures and construct a new 4-story
medical office building to accommodate NCH. The project would also include a 4,900 square foot retail
component at the northwest part of the site. As a result of the amendment and prior to the required
public hearing, the developer is seeking comments from the PZC regarding their plans. This item was
referred by the Village Board. The following memorandum provides a brief summary of their project.
PROPOSED PLAN
Zoning History
The existing property is zoned B3 Planned
Business Center and was approved as a
planned development in 1979. The property is
currently improved with a 14,300 square foot
one-story immediate care center and a 30,600
square foot 2-story medical/doctor’s office
building. The property also has an existing cell
tower which would remain unchanged. In
2000, the Village Board approved an
amendment to the Planned Development for a
large building addition, however that project
did not move forward.
Proposed Plan
The Developer is seeking to demolish both structures and construct a new 4-story 70,600 square foot
medical office building to accommodate NCH’s operations. NCH’s goals are to consolidate all their
services, including immediate care and doctor’s offices into one facility. The proposed new office
building would generally be located in the same area as the existing 2-story building. The proposed new
building would be 54’ in height, although there would be a barrel-vaulted roof element in the middle of
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the building that adds an additional 10’ in height for a total height of 64’. At its closest point, the
building would be setback 33’ from the Lake Cook Road ROW. As part of the upcoming Lake Cook Road
widening project, the Cook County Highway Department has already acquired an additional 13’ of Lake
Cook Road frontage from NCH. This additional ROW acquisition has been accounted for in the setback.
Pursuant to the Zoning Ordinance, the building is to be setback the same distance as the height of the
building (64’). The Developer will be requesting a variation for the project.
As part of the project, the Developer is looking to create a retail outlot (Parcel B) for a future
development. While a specific user has not been identified, it is anticipated that is will likely be a food
establishment with a drive-through. As part of their request and to accommodate a future user, the
developer will be requesting a special use for a drive-through. Any future user for Parcel B would have
to come back to the Village for final approval. Based on our initial review, the drive-through would meet
the required vehicle stacking.
The Developer has also provided a concept plan showing the elevations of the proposed new medical
office building. Specific building signage details have not been provided, however they appear to be
requesting a total of 4 wall signs (each elevation). Furthermore, they are requesting up to 5 freestanding
signs. This matter should be reviewed more closely as staff believes the total amount of signage being
proposed is excessive. Several of the proposed monument signs are for wayfinding and should be
reduced in size to be in closer compliance with code.
Village Board Comments
During the Village Board referral meeting, a few Trustees noted that the setback issue should be
reviewed more closely by the PZC. In response to the issue, the developer has provided an alternate site
plan increasing the setback by an additional 13’ for a total setback of 46’ from the property line. To
accommodate the setback, the developer would have to remove 12 additional parking spaces, requiring
an even further parking variation. Staff and the developer are seeking feedback from the PZC regarding
these alternatives. It should be noted that should the building be pushed even further back to meet
Village Code, they would be allowed to have parking along Lake Cook as close as 12’ to the property line.
Staff believes have the green space between 30’-40’ is preferred.
Lake Cook Corridor Plan
In April, 2018, the Village Board adopted the Lake Cook Corridor Plan as an amendment to the existing
Comprehensive Plan. The Lake Cook Plan identified this site for redevelopment with a new medical
office building. Staff finds that the proposed plan is consistent with the recommendations of the Lake
Cook Corridor Plan.
Phasing
As shown, the development will consist of 2 parcels. Parcel A (Phase 1) will accommodate NCH’s new
office building and Parcel B (Phase 2) would be for a future retail development. The Developer has
indicated that the existing immediate care center building at the northwest corner of the site would
remain open until the new 4-story office building is ready for occupancy. Therefore, the demolition of
the immediate care center and development on Parcel B may not occur until Fall, 2020.
Parking
The Developer is proposing 303 parking spaces for the 70,600 square foot office building (4.29
spaces/1000 square feet). Pursuant to Village Code, a total of 353 spaces are required (5 spaces/1000
square feet). The Developer has provided a parking study which indicates that the amount of parking to
3.A.1.a
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be provided will be sufficient based on similar facilities as well as other industry standards. The existing
site, which includes a total of 44,900 square feet of space, has 190 parking spaces. This equates to a
parking ratio of 4.23 spaces/1000 square feet, which is slightly less than what they are proposing.
Parking for the retail development (Parcel B) is not included in the calculations of the office site. At this
time, it is the Developer’s intent to have Parcel B meet the Village’s parking requirements. Once the user
for Parcel B has been identified, staff will review the parking requirements to determine compliance
with Code.
Tree Preservation
The existing site has several key and significant trees, as defined by the Village’s tree preservation
ordinance. The Developer is proposing to remove several key and significant trees on the property to
accommodate the new project. Pursuant to Village Code, if the Developer is unable to replace the
required number of trees onsite, the Developer may pay cash-in-lieu to the Village. At this time, we are
unable to calculate that amount as the final landscape plan has not been completed. The Developer
may be requesting a waiver of this requirement as part of the approval process. Staff does have some
concerns with waiving this requirement and will work closely with the Developer to find ways to meet
Code.
It should be noted that several trees have recently been removed by the Cook County Highway
Department, in anticipation of the Lake Cook Road widening project.
PROCESS
Based on the current configuration, the following approvals will be required:
Amendment to the existing Planned Development Ordinance
Preliminary plan approval
Variations for setbacks and the required number of parking spaces
Special Use for the drive-through
Signage variations
ACTION REQUESTED
Both staff and the Developer are seeking the PZC’s thoughts and comments concerning the plan.
3.A.1.a
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Village of Buffalo Grove
Planning & Zoning
Northwest Community Healthcare
Medical Office Development Proposal
February 13, 2019
3.A.1.b
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PROJECT OVERVIEW
•MedProperties Group (“MPG”) is proposing a state-of-the-art 70,600-square-foot medical office building to be
located on an eight-acre site in Buffalo Grove.
•Existing site improvements include an approximately 30,600-square-foot medical office building occupied by
several physician practices and a 14,300-square-foot immediate care center (“ICC”).
•In an effort to continue to provide exceptional healthcare to the community, Northwest Community Healthcare
(“NCH”) and MPG have partnered to modernize the Buffalo Grove facility.
•MPG is anticipating roughly a 15-month development schedule from receipt of building permit and is targeting
to break ground in the summer of 2019.
•The development will be phased given that the existing ICC will remain operational during construction of the
new medical office building. Once completed, the ICC will move into the new medical office building and demo
of the existing ICC will commence.
3.A.1.b
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PROJECT OVERVIEW (CONTINUED)
The proposed medical office building and associated parking will encompass Development Parcel A. NCH will
retain ownership of Development Parcel B and MPG will provide a pad-ready retail site. When a selected user is
identified, Development Parcel B will undergo a separate entitlement process. The Surplus Land Parcel will remain
unimproved land and the Cell Tower will remain as-is.
Development Parcel ADevelopment Parcel B
Cell TowerSurplus Land Parcel
3.A.1.b
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BACKGROUND
•MPG presented the proposed development at the January 22nd Village Board meeting.
•Overall, the development was well-received by the Village Board; however, board members raised concern
regarding the proposed building setback (33’) from the new Lake Cook right-of-way.
•Since the January 22nd Village Board meeting, MPG has held multiple conference calls with Village staff
members to discuss site modifications to alleviate safety and setback concern.
•In addition to the “Proposed” site plan presented on January 22nd, MPG has designed an “Alternate” site plan
for staff consideration and review.
•The Alternate site plan increases the building setback from the property line and Lake Cook Road by 13 feet,
resulting in additional landscaping north of the building with a minimal reduction in the overall parking count.
•Differences between the Proposed site plan and the Alternate site plan are outlined below:
PROPOSED ALTERNATE
to ROW to Curb to ROW to Curb
Building Setback
(Closest Point)33’46’46’59’
Building Setback
(Average Point)36’49’49’62’
Parking 303 spaces 292 spaces
Cars per 1,000 SF 4.29x 4.14x
3.A.1.b
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SEEKING 4 VARIATIONS
1.Building Height Variation (Ordinance 17.44.040 –D.4)
•Code: Building must be a distance from the right-of-way no less than the building’s height (64’).
•Variance: Proposed building is planned to be 33’ from Lake Cook Road property line.
2.Parking Count Variation (Ordinance 17.36.040 –G.7)
•Code: Medical Clinic 5.0 spaces per 1,000 SF.
•Variance: Due to the amount of parking required being surplus to the actual requirements based on a parking
study.
3.Tree Replacement Variation (Ordinance 16.50.120 –C.6)
•Code: In lieu of installing replacement trees, the developer, with the Village Forester’s approval, may
compensate the Village of Buffalo Grove with a cash payment at the required replacement value.
•Variance: In lieu of the required tree replacement cost, estimated at approximately $445K, MPG is proposing a
significant landscape budget allocation of approximately $300K to achieve its goal of creating a unique and
spectacular visual aesthetic.
4.Signage Variation (Ordinance 14-16-030; 14-16-060; 14-16-070)
•Code: One Ground Sign is permitted for each developed parcel.One additional ground sign may be erected
for each five hundred feet of street frontage in excess of the first three hundred feet of street frontage abutting
the developed portion of said parcel.Given a total frontage 1,885 Lineal Feet with a developed frontage of
1,473 Lineal Feet, 3 signs would be allowed.
•Variance: Request is for 2 large signs and 3 smaller signs (5 total) due to the entrances being off of three
different roads, with each entrance ranging from 200’ to 330’ from the edge of the adjacent intersection.
3.A.1.b
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PROPOSED SITE PLAN &
RENDERING
3.A.1.b
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PROPOSED
MEDICAL OFFICE
BUILDING
70,600 S.F.
PROPOSED
RETAIL
BUILDING
4,900 S.F.
DEVELOPMENT
PARCEL B
DEVELOPMENT
PARCEL A
SURPLUS LAND PARCEL
Proposed Shade Tree
Proposed Evergreen Shrubs
Proposed Dwarf Flowering Shrubs
Proposed Evergreen Trees
Legend
Proposed Intermediate Tree
Proposed Flowering Perennials and Ornamental
Grasses
Existing Tree To Be Preserved
Proposed Groundcover
Proposed Flowering Perennials and Ornamental
Grasses
Expanded Lake Cook Road R.O.W.
Project No.
Checked By
Sheet Title
Project Name
No.Date Issue DescriptionNo.Date Issue Description
Copyright
Client
C Trippiedi Design, P.C.
Lake Cook Rd. & Old McHenry Rd. (IL Route 83)
Buffalo Grove, IL
L-1
Preliminary
Landscape Plan
1812A
Northwest Community
Healthcare
2018
40'160'0'80'20'
Preliminary Landscape Plan
Project
North
LANDSCAPE ARCHITECTURE
902 Sundew Court, Aurora, IL 60504
630.375.9400
michael@trippiedidesign.com
MRT
1 11/28/2018 Issued for Client Review
MedProperties Group
2 12/19/2018 Issued for Client Review
3 1/2/2019 Issued for Village Submittal
Site Data:
Parking Breakdown
Medical Office Building (70,600 S.F.)
289 Spaces
14 ADA Spaces
303 Spaces
Total Required Parking: 353 Spaces
3.A.1.b
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3.A.1.b
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3.A.1.b
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ALTERNATE SITE PLAN &
RENDERING
3.A.1.b
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PROPOSED
MEDICAL OFFICE
BUILDING
70,600 S.F.
PROPOSED
RETAIL
BUILDING
4,900 S.F.
DEVELOPMENT
PARCEL A
SURPLUS LAND PARCEL
DEVELOPMENT
PARCEL B
Proposed Shade Tree
Proposed Evergreen Shrubs
Proposed Dwarf Flowering Shrubs
Proposed Evergreen Trees
Legend
Proposed Intermediate Tree
Proposed Flowering Perennials and Ornamental
Grasses
Existing Tree To Be Preserved
Proposed Groundcover
Proposed Flowering Perennials and Ornamental
Grasses
Expanded Lake Cook Road R.O.W.
Project No.
Checked By
Sheet Title
Project Name
No.Date Issue DescriptionNo.Date Issue Description
Copyright
Client
C Trippiedi Design, P.C.
Lake Cook Rd. & Old McHenry Rd. (IL Route 83)
Buffalo Grove, IL
L-3
Alternate Site Plan /
Preliminary Landscape
Plan
1812A
Northwest Community
Healthcare
2018
40'160'0'80'20'
Alternate Site Plan / Preliminary Landscape Plan
Project
North
LANDSCAPE ARCHITECTURE
902 Sundew Court, Aurora, IL 60504
630.375.9400
michael@trippiedidesign.com
MRT
1 11/28/2018 Issued for Client Review
MedProperties Group
2 12/19/2018 Issued for Client Review
3 1/2/2019 Issued for Village Submittal
Site Data:
Parking Breakdown
Medical Office Building (70,600 S.F.)
278 Spaces
14 ADA Spaces
292 Spaces
Total Required Parking: 353 Spaces
4 2/5/2019 Issued for Client Review
5 2/6/2019 Issued for Village Submittal
3.A.1.b
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EXISTING BUILDINGS
Immediate Care Center Doctor’s Office Building
Year Built:1988 Year Built:1982
3.A.1.b
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EXISTING SITE CONDITION
Lake Cook Road
Immediate Care
Center
Doctor’s Office
Building
Cook County
Lake County
Cell Tower
3.A.1.b
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INTERIOR PROGRAMMING DETAIL
The 70,600-square-foot medical office building will replace the existing,outdated facilities and will allow for better patient
care in a more modern,comfortable environment.The facility will be 100%utilized by NCH for the following purposes:
•Immediate Care Center (ICC)
•Diagnostic Radiology –MRI,CT,X-Ray,Ultrasound
•Women’s Center –Mammography,Ultrasound,Dexa Scan
•Lab
•Internal Medicine
•Specialty Clinics
•Physical Therapy
The building will consolidate the functions of the existing Lake Cook Road facility with those in and around the surrounding
area,it will also bring physicians from other areas to provide a more comprehensive care model in a state-of-the-art
building that allows for more efficient delivery of care.The building will include a new Diagnostic Radiology Department
which will have not only an x-ray machine,but will also have an MRI and CT Scanner to allow for more complicated
diagnosis on-site for patients being treated throughout the facility.There will also be a separate Women’s Center with its
own discrete waiting area and lounge in a spa-like environment.In addition to the Primary Care Physicians,there will also
be Specialty Clinics on-site for easier patient access and physician collaboration.
BUILDING DESIGN AND FAÇADE DETAIL
The building design follows the branding language of the new Northwest Community Healthcare Outpatient Facility
Standard.The four-story structure incorporates three material elements that tie back to the branding elements of both the
NCH Hospital Campus as well as the new Signage Standard.The red brick base gives a warm sense of scale at the entry
level.Bands of smooth,white architectural concrete at the second and third floors bring a crisp,modern look to the center
of the building.The fourth floor caps the building with a sleek glass wall system.A barrel-vaulted roof adorns the entry
portal,which continues the language of the curtain wall down to the ground to define the building entrance.
3.A.1.b
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NCH STACKING PLAN &FLOOR PLANS
Floor 1 Floor 2
3.A.1.b
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LANDSCAPING CASE STUDIES 3.A.1.b
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EXHIBITS
Signage Site Plan
Sign Renderings
Building Elevations
Tree Preservation Plan
Tree Recap Summary
Tree Inventory
Traffic Assessment
Parking Study
3.A.1.b
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3
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15' Side Yard Parking Setback
50' ROW Setback (PD - Office Park)
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501.41' S 00°12'01" E
100.35'S 89°55'01" E
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2 SIDED,
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115 S.F. 14'-0" TALL
2 SIDED,
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MAXIMUM 120 S.F.
MAXIMUM 15'-0" TALL
2 SIDED, ILLUMINATED
WAY FINDING SIGN
65 S.F. 10'-0" TALL
2 SIDED,
ILLUMINATED WAY
FINDING SIGN 65 S.F.
10'-0" TALL
2 SIDED,
ILLUMINATED WAY
FINDING SIGN 65 S.F.
10'-0" TALL
185'-2" x 95'-3"
TOTAL FRONTAGE = 1,885 L.F
3.A.1.b
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FULL SIZE OPTION FOR MAIN CORNERS QTY 2 SIGNS 65 SQ FT OF COPY SCALED DOWN OPTION FOR ENTRANCES QTY 3 SIGNS 47 SQ FT OF COPY
IMMEDIATE CARE
MEDICAL OFFICES IMMEDIATE CARE
MEDICAL OFFICES
3.A.1.b
Packet Pg. 33
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FIRST FLOOR
0"
02_SECOND
FLOOR PLAN
13' -6"
03_THIRD FLOOR
PLAN
27' -0"
1234567
04_FOURTH
FLOOR PLAN
40' -6"
ROOF PLAN
54' -0"
TOP OF ROOF
64' -0"
WHITE ARCHITECTURAL
CONCRETE
WINDOW WALL SYSTEM
SIGNAGE
RED BRICK
SUN SHADES
WINDOW WALL SYSTEM
FIRST FLOOR
0"
02_SECOND
FLOOR PLAN
13' -6"
03_THIRD FLOOR
PLAN
27' -0"
1 2 3 4 5 6 7
04_FOURTH
FLOOR PLAN
40' -6"
ROOF PLAN
54' -0"
TOP OF ROOF
64' -0"
WHITE ARCHITECTURAL
CONCRETE
WINDOW WALL SYSTEM
SIGNAGE
RED BRICK
SUN SHADES
ENTRANCE CANOPY WINDOW WALL SYSTEM
CONSULTANTS:
Date:
Project No.
Drawn by:
Checked by:
Approved by:Sheet of Sheets
Sheet Title
Sheet Number
Key Plan:
Seal:
JENSEN & HALSTEAD, LTD.
A
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ARCHITECTURAL CORPORATION
LICENSE NO. 184-000279
820 WEST JACKSON BOULEVARD. SUITE 850
CHICAGO, ILLINOIS 60607
TEL. 312.664.7557 WWW.JANDHLTD.COM
Issuances:
Project:
ARCHITECTURE PLANNING INTERIORS
12
/
2
1
/
2
0
1
8
1
0
:
2
5
:
1
4
A
M
A8.00
EXTERIOR ELEVATIONS
GS/DD
OH
12.21.2018
MPR 18008
GS
NCH BUFFALO GROVE
NORTHWEST COMMUNITY HOSPITAL
1/8" = 1'-0"1 NORTH ELEVATION
1/8" = 1'-0"2 SOUTH ELEVATION
No. Date Description
3.A.1.b
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FIRST FLOOR
0"
02_SECOND
FLOOR PLAN
13' -6"
03_THIRD FLOOR
PLAN
27' -0"
D C B A
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FLOOR PLAN
40' -6"
ROOF PLAN
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WHITE
ARCHITECTURAL
CONCRETE
WINDOW
WALL
SYSTEM
RED BRICK
SUN SHADES
SIGNAGE
FIRST FLOOR
0"
02_SECOND
FLOOR PLAN
13' -6"
03_THIRD FLOOR
PLAN
27' -0"
DCBA
04_FOURTH
FLOOR PLAN
40' -6"
ROOF PLAN
54' -0"
WHITE
ARCHITECTURAL
CONCRETE
WINDOW
WALL
SYSTEM
RED BRICK
SUN SHADES
SIGNAGE
CONSULTANTS:
Date:
Project No.
Drawn by:
Checked by:
Approved by: Sheet of Sheets
Sheet Title
Sheet Number
Key Plan:
Seal:
JENSEN & HALSTEAD, LTD.
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ARCHITECTURAL CORPORATION
LICENSE NO. 184-000279
820 WEST JACKSON BOULEVARD. SUITE 850
CHICAGO, ILLINOIS 60607
TEL. 312.664.7557 WWW.JANDHLTD.COM
Issuances:
Project:
ARCHITECTURE PLANNING INTERIORS
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A8.10
EXTERIOR ELEVATIONS
GS/DD
OH
12.21.2018
MPR 18008
GS
NCH BUFFALO GROVE
NORTHWEST COMMUNITY HOSPITAL
1/8" = 1'-0"1 EAST ELEVATION
1/8" = 1'-0"2 WEST ELEVATION
No. Date Description
3.A.1.b
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DEVELOPMENT PARCEL B
PROPOSED MEDICAL
OFFICE BUILDING
70,600 S.F.
PROPOSED
RETAIL
BUILDING
4,900 S.F.
SURPLUS LAND PARCEL
Legend
"Key" Tree To Be Preserved (8) of (12)
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"Significant" Tree To Be Preserved (49) of (80)
"Key" Tree To Be Removed (4)
"Significant" Tree To Be Removed (31)
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DEVELOPMENT PARCEL A
Lower Rated Tree To Be Preserved
Lower Rated Tree To Be Removed
R
C Trippiedi Design, P.C.
Lake Cook Rd. & Old McHenry Rd. (IL Route 83)
Buffalo Grove, IL
L-2
Tree Preservation Plan
1812A
Northwest Community
Healthcare
2018
40'160'0'80'20'
Tree Preservation Plan
Scale: 1"=40'
Project
North
LANDSCAPE ARCHITECTURE
902 Sundew Court, Aurora, IL 60504
630.375.9400
michael@trippiedidesign.com
MRT
1 11/28/2018 Issued for Client Review
MedProperties Group
Project No.
Checked By
Sheet Title
Project Name
No.Date Issue DescriptionNo.Date Issue Description
Copyright
Client
2 12/10/2018 Issued for Client Review
3 12/19/2018 Issued for Forester Review
4 1/2/2019 Issued for Village Submittal
3.A.1.b
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Re
Northwest Community Healthcare Trippiedi Design, P.C.
Lake Cook Road & Old McHenry Road, Buffalo Grove, IL
1/18/2019
Tree Recap
A. Removed Trees
Key Trees: 4 of 12 (33%)
Significant Trees: 31 of 80 (39%)
Low Rated Trees: 74 of 303 (24%)
Total:109
B. Preserved Trees
Key Trees: 8 of 12 (67%)
Significant Trees: 49 of 80 (61%)
Low Rated Trees: 229 of 303 (76%)
Total:286
C. Proposed New Trees
Canopy Trees: 14 at 3" caliper
Intermediate Trees:18 at 8' high/2" caliper
Total:32
D. New South Parking Lot - Removed Trees*
Key Trees: 1 of 12 (8%)
Significant Trees: 16 of 80 (20%)
Low Rated Trees: 37 of 303 (12%)
Total:54 of 109 (50%) Total Trees to be Removed
* Subset of tree removals included in section A. Removed Trees
3.A.1.b
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TREE INVENTORY
NORTHWEST COMMUNITY HOSPITAL
BUFFALO GROVE, IL
October 20, 2017
Prepared by:
URBAN FOREST MANAGEMENT, INC.
960 Route 22, Suite 207
Fox River Grove, IL 60021
(847) 516-9708
3.A.1.b
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Contents
Item Page No.
I. Background and Methodology 1
II. General Comments 1, 2
III. Tree Inventory
3.A.1.b
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I. Background and Methodology
A tree inventory was conducted on the Northwest Community Hospital property located at
McHenry Road, Lake Cook Road and Weiland Road in Buffalo Grove, IL. All trees measuring 4”
in diameter at breast height (d.b.h.) and larger were inventoried. Many of the trees had been
tagged in an earlier inventory conducted in 1999 and if those tag numbers were still legible,
that tag number was used. If the tree was never tagged or the tag was swallowed or not
legible, a new tag was nailed on the north face of the tree at eye level .
All inventoried trees were measured for diameter at breast height (4.5’ above the soil line) and
evaluated for species, size, condition, form and any observed problems were recorded. The tag
number was used to identify each tree within the inventory listing. The following is a key for
interpreting the condition and form data found on the tree inventory listing:
Condition General evaluation of tree vigor. Condition classes are:
1-excellent 4-fair/poor
2-good-fair 5-poor
3-fair 6-dead
Form Subjective evaluation comparing tree with specimen tree of the
same species. Form classes are the same as those listed above
under condition, with the exception of number six, which
translates to ‘very poor form’.
II. General Comments
There were a total of 404 trees inventoried. Tree species inventoried include boxelder maple,
Norway maple, silver maple, shagbark hickory, green ash, Norway spruce, eastern cottonwood,
black cherry, Hill’s oak, bur oak and other species in smaller quantities. The most common
species inventoried was boxelder maple with 27% of all species, followed by bur oak with 16%
and Hill’s oak with 11%. The higher quality native oak, basswood and hickory species
accounted for 34% of all trees inventoried on this property. Approximately 5% of the trees had
been planted, the rest having naturally seeded on the site.
The site contains two medical buildings with asphalt parking lots and turfed areas on the north
2/3 of the property. The southern 1/3 of the site contains a cellular tower, asphalt driveway
and detention basin in a wooded area. The trees found in the northern 2/3 of the site are all
located in turfed settings with little to no understory. The majority of the mature oaks and
hickories are located in the turfed areas and the east half of the wooded area south of the
cellular tower. The understory consists of primarily buckthorn with some ash, silver maple and
mulberry, although there are some smaller oaks along the edge of the tree line in the detention
basin.
3.A.1.b
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Many of the trees in or adjacent to the turf areas have been maintained in the past but most
trees on this property contain varying degrees of deadwood, decay and/or structural issues.
33% of the inventoried trees are in fair/poor condition or worse at the time of the data
collection, with thirty nine (39) of these being dead. Several of the mature oaks and hickories
are declining or dead as a result of construction damage when this site was developed. All of
the ash trees are dead or dying due to emerald ash borer. No other significant disease or insect
issues were observed.
3.A.1.b
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Tree Inventory Listing
Northwest Community Healthcare
Old McHenry Rd Weiland Road, Buffalo Grove, IL
Prepared by Urban Forest Management, Inc. 10/20/2017 (tree removals updated by Trippiedi Design 12/28/2018)
Tag No.Botanical Name Common Name Size Cond.Form Problems Insect/Disease Comments Co-Leaders at DBH Key or Significant Tree Trees to be Removed
157 Pinus nigra Austrian Pine 17 4 4 minor deadwood, sparse foliage, slight lean Diplodia tip blight Removed 12-20-18, R.O.W. Exp.
159 Quercus ellipsoidalis Hill's Oak 20 5 4 minor deadwood, trunk scar, decay, damaged leader, epicormics Removed 12-20-18, R.O.W. Exp.
160 Carya ovata Shagbark Hickory 20 3 4 minor deadwood, weak crotch, trunk scar, thin crown, pruned
for side wires, double leader
Removed 12-20-18, R.O.W. Exp.Significant Tree
165 Carya ovata Shagbark Hickory 26 3 3 basal scar, basal swell, multiple leaders Removed 12-20-18, R.O.W. Exp.Significant Tree
208 Quercus ellipsoidalis Hill's Oak 16 3 4 minor deadwood, one sided, over-topped Removed 12-20-18, R.O.W. Exp.Significant Tree
209 Crataegus phaenopyrum Washington Hawthorn 17 4 4 minor deadwood, weak crotch, trunk scar, one sided, decay Removed 12-20-18, R.O.W. Exp.Forked at 2' with a 10" co-leader.
210 Quercus ellipsoidalis Hill's Oak 19 3 4 minor deadwood, one sided, pruned for side wires Removed 12-20-18, R.O.W. Exp.Significant Tree
211 Morus spp.Mulberry 26 3 4 weak crotch, suckering, pruned for side wires, double leader Removed 12-20-18, R.O.W. Exp.
246 Betula nigra River Birch 15 3 3 weak crotch, suckering Removed 12-20-18, R.O.W. Exp.Forked at .5' with an 11" co-leader.Significant Tree
153 Quercus macrocarpa Bur Oak 21 3 3 minor deadwood, epicormics Forked at 3.5' with a 20" co-leader.Significant Tree 1
155 Malus spp.Crabapple 12 3 3 minor deadwood, slight lean Forked at 3.5' with 8", 5" co-leaders.Significant Tree 1
156 Malus spp.Crabapple 9 3 3 minor deadwood Forked at 3' with a 7" co-leader.1
201 Quercus ellipsoidalis Hill's Oak 35 3 3 minor deadwood, slight lean Significant Tree 1
203 Quercus ellipsoidalis Hill's Oak 18 3 3 epicormics Significant Tree 1
204 Ulmus pumila Siberian Elm 26 3 3 minor deadwood, weak crotch, pruned for side wires, multiple
leaders
1
205 Quercus ellipsoidalis Hill's Oak 18 4 4 heavy deadwood, one sided, epicormics, dieback 1
212 Quercus ellipsoidalis Hill's Oak 21 5 3 heavy deadwood, sparse foliage, decay, dieback Forked at 2' with an 18" co-leader.1
213 Acer negundo Boxelder Maple 5 4 4 one sided, sweep, over-topped 1
214 Quercus macrocarpa Bur Oak 5 2 4 one sided, sweep, over-topped 1
215 Quercus ellipsoidalis Hill's Oak 11 3 4 minor deadwood, one sided, metal in trunk 1
216 Quercus ellipsoidalis Hill's Oak 4.75 3 4 minor deadwood, one sided, thin crown 1
217 Quercus ellipsoidalis Hill's Oak 4.75 3 4 thin crown, epicormics 1
218 Acer negundo Boxelder Maple 10 3 4 minor deadwood, sweep, over-topped 1
219 Quercus ellipsoidalis Hill's Oak 24 4 4 minor deadwood, damaged leader, dieback 1
220-A Quercus macrocarpa Bur Oak 14 3 4 one sided, over-topped, slight lean Significant Tree 1
220-B Prunus serotina Black Cherry 1
221 Acer negundo Boxelder Maple 12 3 4 sweep, metal in trunk Forked at 1.5' with a 5" co-leader.1
223 Acer negundo Boxelder Maple 6 4 4 sparse foliage, over-topped, twist in trunk 1
224 Acer saccharinum Silver Maple 6.75 3 4 basal scar, sweep, metal in trunk 1
225 Acer saccharinum Silver Maple 8 3 4 minor deadwood, sweep, one sided, over-topped 1
226 Crataegus spp.Hawthorn 8 6 4 Dead.1
227 Acer saccharinum Silver Maple 18 3 4 twist in trunk 1
228 Acer negundo Boxelder Maple 7 3 4 minor deadwood, sweep, over-topped 1
229 Acer saccharinum Silver Maple 11 3 4 sweep, double leader 1
231 Acer saccharinum Silver Maple 6 3 4 excessive lean, over-topped, multiple leaders 1
232 Quercus bicolor Swamp White Oak 27 3 3 minor deadwood, slight lean, twist in trunk, multiple leaders Key Tree 1
233 Carya ovata Shagbark Hickory 15 2 3 minor deadwood, weak crotch, double leader Significant Tree 1
234 Quercus alba White Oak 22 3 4 one sided, over-topped, slight sweep Significant Tree 1
235 Pseudotsuga menziesii Douglas-fir 10 2 3 minor deadwood, over-topped, slight sweep 1
236 Carya ovata Shagbark Hickory 15 3 4 one sided, slight sweep Significant Tree 1
237 Quercus macrocarpa Bur Oak 35 4 4 minor deadwood, epicormics, metal in trunk, dieback, slight
sweep
1
238 Quercus ellipsoidalis Hill's Oak 16 3 4 minor deadwood, one sided, over-topped, slight sweep Significant Tree 1
239 Quercus ellipsoidalis Hill's Oak 22 3 3 minor deadwood, double leader Significant Tree 1
240 Pseudotsuga menziesii Douglas-fir 8 3 4 minor deadwood, over-topped, slight lean 1
241 Quercus ellipsoidalis Hill's Oak 23 3 3 heavy deadwood, weak crotch, epicormics, multiple leaders Significant Tree 1
242 Picea pungens Colorado Blue Spruce 14 3 4 minor deadwood, one sided, over-topped 1
243 Pyrus calleryana 'Bradford'Bradford Pear 7 3 4 weak crotch, one sided, double leader 1
259 Quercus macrocarpa Bur Oak 10 3 4 one sided, epicormics 1
264 Acer negundo Boxelder Maple 13 4 4 excessive lean, trunk scar, damaged leader, double leader 1
274 Quercus ellipsoidalis Hill's Oak 25 3 3 heavy deadwood, weak crotch, multiple leaders Forked at 1' with a 25" co-leader.Significant Tree 1
470 Quercus ellipsoidalis Hill's Oak 14 3 4 minor deadwood, over-topped, epicormics, slight sweep Significant Tree 1
471 Quercus ellipsoidalis Hill's Oak 18 4 4 minor deadwood, over-topped, epicormics, dieback, slight
sweep
1
Page 1 of 9
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Tree Inventory Listing
Northwest Community Healthcare
Old McHenry Rd Weiland Road, Buffalo Grove, IL
Prepared by Urban Forest Management, Inc. 10/20/2017 (tree removals updated by Trippiedi Design 12/28/2018)
Tag No.Botanical Name Common Name Size Cond.Form Problems Insect/Disease Comments Co-Leaders at DBH Key or Significant Tree Trees to be Removed
537 Picea abies Norway Spruce 13 3 4 one sided, limbed up Significant Tree 1
543 Picea abies Norway Spruce 13 3 4 minor deadwood, limbed up Significant Tree 1
544 Picea abies Norway Spruce 18 3 4 minor deadwood, limbed up Significant Tree 1
549 Picea abies Norway Spruce 16 3 4 one sided, limbed up Significant Tree 1
553 Fraxinus pennsylvanica Green Ash 9 6 5 6' stump.1
555 Picea abies Norway Spruce 21 3 3 minor deadwood, lower branches shaded out Significant Tree 1
556 Picea abies Norway Spruce 17 3 4 minor deadwood, one sided Significant Tree 1
557 Picea abies Norway Spruce 17 3 4 minor deadwood, thin crown, limbed up Significant Tree 1
558 Picea abies Norway Spruce 17 3 3 thin crown, limbed up Significant Tree 1
559 Carya ovata Shagbark Hickory 24 4 5 sparse foliage, top broken off, basal swell 1
727 Acer negundo Boxelder Maple 7.5 4 5 split trunk, sweep, growing horizontally 1
730 Prunus serotina Black Cherry 17 6 6 Dead.1
731 Acer negundo Boxelder Maple 13 3 4 sweep, suckering 1
758 Acer saccharinum Silver Maple 14 3 4 one sided, sweep, over-topped, metal in trunk 1
777 Fraxinus pennsylvanica Green Ash 8 6 4 Dead.1
804 Carya ovata Shagbark Hickory 21 4 3 upper cavity, trunk scar, decay 1
805 Carya ovata Shagbark Hickory 19 4 3 upper cavity, trunk scar, decay 1
808 Quercus alba White Oak 38 5 3 heavy deadwood, damaged leader, dieback, basal swell 1
815 Quercus macrocarpa Bur Oak 6 3 3 over-topped, slight sweep 1
819 Quercus macrocarpa Bur Oak 5.75 3 4 over-topped, twist in trunk 1
820 Quercus macrocarpa Bur Oak 33 4 2 minor deadwood, epicormics, dieback 1
821 Quercus ellipsoidalis Hill's Oak 22 3 4 minor deadwood, one sided, slight lean Significant Tree 1
822 Quercus ellipsoidalis Hill's Oak 17 3 4 minor deadwood, epicormics, slight sweep Significant Tree 1
825 Quercus macrocarpa Bur Oak 10 3 3 minor deadwood, over-topped, epicormics 1
829 Carya ovata Shagbark Hickory 18 3 3 weak crotch, multiple leaders Significant Tree 1
831 Picea abies Norway Spruce 24 3 4 minor deadwood, one sided, over-topped Significant Tree 1
833 Tilia americana Basswood (American Linden)19 3 4 damaged leader, multiple leaders Significant Tree 1
834 Quercus macrocarpa Bur Oak 29 3 3 minor deadwood, epicormics, slight lean Key Tree 1
837 Quercus macrocarpa Bur Oak 27 3 4 minor deadwood, one sided, over-topped, epicormics Key Tree 1
838 Quercus macrocarpa Bur Oak 26 3 4 trunk scar, one sided, epicormics, slight sweep, basal swell Key Tree 1
860 Prunus serotina Black Cherry 16 4 3 suckering, damaged leader, twist in trunk 1
2348 Carya ovata Shagbark Hickory 15 4 3 trunk scar, decay 1
2349 Quercus ellipsoidalis Hill's Oak 24 6 6 Dead. 6' stump.1
2356 Quercus ellipsoidalis Hill's Oak 24 3 4 heavy deadwood, twist in trunk, multiple leaders Significant Tree 1
2357 Acer negundo Boxelder Maple 7 5 4 broken limbs, sparse foliage, excessive lean, twist in trunk 1
2358 Acer negundo Boxelder Maple 4 6 5 Dead.1
2359 Quercus macrocarpa Bur Oak 10 3 4 one sided, over-topped, epicormics, metal in trunk 1
2363 Quercus ellipsoidalis Hill's Oak 37 5 3 heavy deadwood, sparse foliage, decay, epicormics, dieback 1
2369 Acer negundo Boxelder Maple 6 4 4 minor deadwood, excessive lean, one sided 1
2361 Quercus ellipsoidalis Hill's Oak 13 3 4 minor deadwood, weak crotch, one sided, metal in trunk Forked with a 6" co-leader.Significant Tree 1
4201 Acer negundo Boxelder Maple 12 3 4 slight lean, multiple leaders 1
4202 Acer negundo Boxelder Maple 19 3 4 minor deadwood, sweep, over-topped, multiple leaders 1
4203 Acer negundo Boxelder Maple 5.75 3 4 over-topped, slight sweep, multiple leaders 1
4204 Acer negundo Boxelder Maple 8 3 4 suckering, over-topped, slight sweep, multiple leaders 1
4205 Ulmus americana American Elm 13 3 3 over-topped, vine infested 1
4206 Acer negundo Boxelder Maple 4.5 4 5 minor deadwood, sweep, suckering, decay 1
4207 Ailanthus altissima Tree-of-Heaven 6 3 4 one sided, over-topped, slight sweep 1
4208 Acer negundo Boxelder Maple 9 3 5 minor deadwood, sweep, over-topped 1
4209 Acer negundo Boxelder Maple 7 3 5 one sided, over-topped, twist in trunk 1
4210 Acer saccharinum Silver Maple 23 3 4 one sided, twist in trunk, multiple leaders 1
4211 Acer negundo Boxelder Maple 9 3 4 minor deadwood, over-topped, slight lean, twist in trunk 1
4212 Quercus ellipsoidalis Hill's Oak 24 3 3 heavy deadwood Significant Tree 1
4213 Acer negundo Boxelder Maple 6.75 3 4 minor deadwood, one sided, suckering, over-topped 1
4214 Prunus serotina Black Cherry 7 3 4 over-topped, slight sweep 1
4215 Acer negundo Boxelder Maple 4 4 5 excessive lean, suckering, growing horizontally 1
4216 Acer negundo Boxelder Maple 7 3 5 excessive lean, suckering, over-topped, growing horizontally 1
4217 Picea abies Norway Spruce 18 3 4 minor deadwood, one sided, limbed up Significant Tree 1
4218 Morus spp.Mulberry 9 3 4 minor deadwood, excessive lean, one sided, dead tree caught in
crown
1
Page 2 of 9
3.A.1.b
Packet Pg. 43
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Tree Inventory Listing
Northwest Community Healthcare
Old McHenry Rd Weiland Road, Buffalo Grove, IL
Prepared by Urban Forest Management, Inc. 10/20/2017 (tree removals updated by Trippiedi Design 12/28/2018)
Tag No.Botanical Name Common Name Size Cond.Form Problems Insect/Disease Comments Co-Leaders at DBH Key or Significant Tree Trees to be Removed
4220 Picea abies Norway Spruce 23 3 4 minor deadwood, one sided Significant Tree 1
4221 Acer negundo Boxelder Maple 19 5 4 heavy deadwood, excessive lean, trunk scar, dieback 1
4223 Acer saccharinum Silver Maple 13 3 4 weak crotch, one sided, sweep, over-topped 1
4224 Acer saccharinum Silver Maple 5.5 3 5 sweep, over-topped 1
4225 Prunus serotina Black Cherry 6 4 5 suckering, over-topped, damaged leader, twist in trunk 1
4226 Fraxinus pennsylvanica Green Ash 5 6 4 Dead.1
4227 Acer negundo Boxelder Maple 11 3 4 excessive lean, one sided, suckering 1
4240 Acer negundo Boxelder Maple 12 4 5 excessive lean, one sided, damaged leader 1
112 Acer platanoides Norway Maple 20 3 4 one sided, over-topped, slight lean, twist in trunk Forked at base with a 15" co-leader.Significant Tree
113 Prunus serotina Black Cherry 17 4 4 minor deadwood, suckering, thin crown, damaged leader Forked at 2.5' with a 16" co-leader.
117 Acer platanoides Norway Maple 17 3 4 one sided, pruned for side wires, multiple leaders Significant Tree
121 Acer platanoides Norway Maple 16 3 4 one sided, slight lean, pruned for side wires Significant Tree
123 Acer platanoides Norway Maple 11 4 4 decay, damaged leader, pruned for side wires, double leader
125 Acer platanoides Norway Maple 10 3 4 one sided, suckering, pruned for side wires
126 Prunus serotina Black Cherry 12 4 4 basal decay, one sided, suckering, pruned for side wires
127 Acer platanoides Norway Maple 7 3 4 one sided, over-topped, slight sweep
128 Acer platanoides Norway Maple 10 3 4 one sided, slight lean, pruned for side wires
130 Acer platanoides Norway Maple 14 4 5 damaged leader, pruned for side wires, multiple leaders
132 Prunus serotina Black Cherry 9 5 5 sparse foliage, suckering, top broken off
133 Carya ovata Shagbark Hickory 26 3 3 weak crotch, trunk scar, basal swell, double leader Significant Tree
135 Acer negundo Boxelder Maple 9 3 5 sweep, suckering, over-topped, pruned for overhead wires
136 Quercus macrocarpa Bur Oak 10 3 4 one sided, over-topped, epicormics, pruned for side wires
139 Prunus serotina Black Cherry 17 4 4 minor deadwood, one sided, suckering, dieback, pruned for side
wires
140 Acer platanoides Norway Maple 18 3 4 basal scar, excessive lean, girdling root Significant Tree
141 Prunus serotina Black Cherry 11 4 4 minor deadwood, trunk scar, suckering, decay, damaged leader
143 Acer negundo Boxelder Maple 7 3 5 minor deadwood, excessive lean, over-topped
202 Quercus ellipsoidalis Hill's Oak 27 3 4 minor deadwood, trunk scar, slight lean Significant Tree
206 Quercus ellipsoidalis Hill's Oak 23 3 2 minor deadwood Significant Tree
207 Quercus macrocarpa Bur Oak 22 3 2 minor deadwood, epicormics Significant Tree
222 Acer saccharinum Silver Maple 15 2 3 one sided
230 Acer saccharinum Silver Maple 6 3 4 over-topped, multiple leaders
244 Gleditsia triacanthos Common Honeylocust 22 3 3 witches-broom, weak crotch, suckering Significant Tree
245 Betula nigra River Birch 17 3 4 minor deadwood, slight sweep Significant Tree
247 Acer platanoides Norway Maple 16 3 4 slight lean, twist in trunk Significant Tree
248 Acer platanoides Norway Maple 11 4 4 minor deadwood, one sided, damaged leader, twist in trunk
249 Acer platanoides Norway Maple 20 3 3 slight sweep, multiple leaders Significant Tree
250 Acer platanoides Norway Maple 13 3 4 minor deadwood, one sided, twist in trunk Significant Tree
251 Prunus serotina Black Cherry 15 4 5 one sided, suckering, damaged leader, pruned for side wires
252 Quercus macrocarpa Bur Oak 16 3 4 one sided, epicormics, pruned for side wires Significant Tree
253 Acer platanoides Norway Maple 14 3 4 one sided, pruned for side wires Significant Tree
254 Quercus macrocarpa Bur Oak 19 3 4 one sided, epicormics Significant Tree
255 Quercus macrocarpa Bur Oak 15 3 4 one sided, epicormics, pruned for side wires Significant Tree
256 Quercus ellipsoidalis Hill's Oak 19 3 3 minor deadwood, epicormics, pruned for side wires Significant Tree
257 Prunus serotina Black Cherry 8 4 4 minor deadwood, one sided, damaged leader, slight lean
258 Quercus macrocarpa Bur Oak 23 3 4 minor deadwood, one sided, epicormics, multiple leaders Significant Tree
260 Quercus macrocarpa Bur Oak 15 3 4 minor deadwood, one sided, slight lean Significant Tree
261 Quercus ellipsoidalis Hill's Oak 16 3 4 minor deadwood, one sided, epicormics, slight lean Significant Tree
262 Quercus ellipsoidalis Hill's Oak 22 3 3 minor deadwood, weak crotch, double leader Significant Tree
263 Quercus ellipsoidalis Hill's Oak 16 3 4 minor deadwood, over-topped, epicormics, slight sweep Significant Tree
265 Ulmus pumila Siberian Elm 17 3 3 multiple leaders
266 Acer negundo Boxelder Maple 4.75 4 4 trunk scar, over-topped, twist in trunk Canker
267 Acer saccharinum Silver Maple 10 3 4 over-topped, twist in trunk
268 Acer saccharinum Silver Maple 7 3 4 one sided, over-topped
269 Acer negundo Boxelder Maple 4.5 4 4 minor deadwood, sparse foliage, over-topped, slight lean
270 Acer saccharinum Silver Maple 5.5 3 3 over-topped, thin crown, twist in trunk
271 Acer saccharinum Silver Maple 6 3 4 suckering, over-topped, twist in trunk
Page 3 of 9
3.A.1.b
Packet Pg. 44
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Tree Inventory Listing
Northwest Community Healthcare
Old McHenry Rd Weiland Road, Buffalo Grove, IL
Prepared by Urban Forest Management, Inc. 10/20/2017 (tree removals updated by Trippiedi Design 12/28/2018)
Tag No.Botanical Name Common Name Size Cond.Form Problems Insect/Disease Comments Co-Leaders at DBH Key or Significant Tree Trees to be Removed
272 Acer negundo Boxelder Maple 6 3 4 suckering, over-topped, slight sweep Forked at 1' with a 5" co-leader.
273 Acer saccharinum Silver Maple 12 3 4 suckering, over-topped, slight sweep, double leader
338 Quercus macrocarpa Bur Oak 29 3 3 minor deadwood, epicormics, multiple leaders Key Tree
346 Carya ovata Shagbark Hickory 13 3 4 trunk scar, over-topped, slight sweep Significant Tree
360 Quercus macrocarpa Bur Oak 7 3 3 minor deadwood, thin crown
361 Quercus macrocarpa Bur Oak 7.5 3 4 one sided, epicormics
362 Populus deltoides Eastern Cottonwood 14 3 4 suckering, slight lean, multiple leaders
364 Salix nigra Black Willow 10 6 5 Dead.Forked at 1.5' with 7", 6" co-leaders.
366 Acer negundo Boxelder Maple 11 3 4 minor deadwood, suckering, double leader
367 Quercus macrocarpa Bur Oak 7 3 4 minor deadwood, epicormics, slight sweep
368 Quercus macrocarpa Bur Oak 9 3 4 one sided, over-topped, slight sweep
370 Quercus macrocarpa Bur Oak 11 3 3 epicormics, double leader
371 Quercus macrocarpa Bur Oak 10 3 4 over-topped, slight sweep, pruned for side wires
372 Quercus macrocarpa Bur Oak 8 3 4 one sided, over-topped
373 Quercus alba White Oak 30 4 4 heavy deadwood, epicormics, dieback, pruned for side wires,
multiple leaders
375 Quercus macrocarpa Bur Oak 24 3 3 minor deadwood, one sided, epicormics, dieback Key Tree
377 Prunus serotina Black Cherry 7 4 5 suckering, damaged leader, pruned for overhead wires
378 Quercus macrocarpa Bur Oak 23 3 4 one sided, epicormics, pruned for side wires Significant Tree
379 Prunus serotina Black Cherry 9 4 4 minor deadwood, suckering, over-topped, damaged leader,
slight lean
380 Quercus macrocarpa Bur Oak 17 3 5 one sided, sweep, decay, epicormics, pruned for side wires Significant Tree
381 Crataegus phaenopyrum Washington Hawthorn 6 4 4 minor deadwood, over-topped, slight sweep
383 Prunus serotina Black Cherry 10 3 3 minor deadwood, trunk scar, suckering, double leader
384 Prunus serotina Black Cherry 12 4 4 basal decay, slight lean, twist in trunk
385 Prunus serotina Black Cherry 7 6 5 Dead.
386 Quercus alba White Oak 25 6 5 Dead.
387 Quercus macrocarpa Bur Oak 8 3 4 thin crown, slight sweep
388 Quercus macrocarpa Bur Oak 21 3 4 minor deadwood, weak crotch, one sided, epicormics, multiple
leaders
Significant Tree
391 Populus deltoides Eastern Cottonwood 14 3 4 one sided, thin crown, twist in trunk
394 Acer negundo Boxelder Maple 11 3 4 suckering, slight lean, twist in trunk
396 Acer negundo Boxelder Maple 11 5 5 sparse foliage, excessive lean, top broken off
398 Acer negundo Boxelder Maple 14 3 5 one sided, sweep, multiple leaders
403 Quercus macrocarpa Bur Oak 25 3 3 minor deadwood, weak crotch, multiple leaders Key Tree
449 Quercus ellipsoidalis Hill's Oak 8.5 6 4 Dead.
453 Crataegus spp.Hawthorn 9 3 4 one sided, slight lean Forked at 1' with an 8" co-leader.
454 Quercus macrocarpa Bur Oak 24 6 4 Dead.
458 Acer negundo Boxelder Maple 8 4 4 broken limbs, minor deadwood, excessive lean, one sided
459 Acer negundo Boxelder Maple 9 4 4 minor deadwood, excessive lean, one sided, thin crown
460 Acer negundo Boxelder Maple 10 3 4 minor deadwood, excessive lean, one sided, dead tree caught in
crown
462 Quercus macrocarpa Bur Oak 10 3 4 sweep, over-topped, epicormics, dead tree caught in crown
464 Quercus bicolor Swamp White Oak 9 3 3 thin crown, epicormics
466 Unidentifiable Unidentifiable 12 6 6 Fallen.
468 Quercus macrocarpa Bur Oak 17 3 3 minor deadwood, epicormics Significant Tree
469 Quercus macrocarpa Bur Oak 20 3 3 minor deadwood Significant Tree
473 Quercus ellipsoidalis Hill's Oak 21 3 4 minor deadwood, excessive lean, epicormics Significant Tree
474 Quercus ellipsoidalis Hill's Oak 11 3 4 minor deadwood, over-topped, epicormics
476 Unidentifiable Unidentifiable 12 6 6 Fallen.
478 Quercus macrocarpa Bur Oak 9 3 4 one sided, over-topped, epicormics
481 Quercus macrocarpa Bur Oak 37 3 3 heavy deadwood, weak crotch Key Tree
482 Acer saccharum Sugar Maple 17 3 3 minor deadwood, one sided, over-topped Significant Tree
484 Quercus bicolor Swamp White Oak 13 3 4 one sided, thin crown Significant Tree
485 Acer saccharinum Silver Maple 10 3 3 one sided, thin crown, twist in trunk
486 Crataegus spp.Hawthorn 12 4 5 sparse foliage, suckering, top broken off
527 Prunus serotina Black Cherry 19 4 4 heavy deadwood, one sided, damaged leader, multiple leaders
564 Carya ovata Shagbark Hickory 17 3 3 one sided, twist in trunk Significant Tree
701 Acer saccharinum Silver Maple 9 3 4 over-topped, slight sweep
Page 4 of 9
3.A.1.b
Packet Pg. 45
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Tree Inventory Listing
Northwest Community Healthcare
Old McHenry Rd Weiland Road, Buffalo Grove, IL
Prepared by Urban Forest Management, Inc. 10/20/2017 (tree removals updated by Trippiedi Design 12/28/2018)
Tag No.Botanical Name Common Name Size Cond.Form Problems Insect/Disease Comments Co-Leaders at DBH Key or Significant Tree Trees to be Removed
702 Acer saccharinum Silver Maple 6.75 3 4 sweep, suckering, over-topped
725 Acer saccharinum Silver Maple 11 4 3 sparse foliage, over-topped
733 Acer saccharinum Silver Maple 11 3 4 sweep, over-topped
752 Acer saccharinum Silver Maple 5 4 4 sweep, over-topped, damaged leader
753 Acer negundo Boxelder Maple 5 5 4 minor deadwood, excessive lean, metal in trunk Forked at .5' with a 5" co-leader.
754 Acer saccharinum Silver Maple 5 6 5 Dead.
755 Acer saccharinum Silver Maple 9 3 4 one sided, slight sweep
756 Populus deltoides Eastern Cottonwood 8 3 4 thin crown, twist in trunk
757 Acer saccharinum Silver Maple 9 3 4 sweep, over-topped
760 Acer saccharinum Silver Maple 8 3 4 sweep, over-topped
762 Acer saccharinum Silver Maple 8 3 4 over-topped, slight sweep
763 Acer saccharinum Silver Maple 4.75 3 4 thin crown, slight sweep
764 Acer saccharinum Silver Maple 8 3 4 sweep, over-topped
765 Acer saccharinum Silver Maple 9 3 4 one sided, suckering, slight sweep
766 Acer saccharinum Silver Maple 13 2 4 slight sweep
769 Acer saccharinum Silver Maple 7 2 4 one sided, over-topped, slight sweep
799 Acer negundo Boxelder Maple 8 6 6 minor deadwood, excessive lean, dieback Forked at 2' with 6", 6" co-leaders.
800 Acer negundo Boxelder Maple 7 6 4 Dead.
810 Quercus macrocarpa Bur Oak 13 3 4 one sided, over-topped, epicormics Significant Tree
811 Quercus ellipsoidalis Hill's Oak 26 4 3 heavy deadwood, epicormics, dieback
816 Quercus macrocarpa Bur Oak 20 3 4 sweep, over-topped Significant Tree
817 Quercus macrocarpa Bur Oak 7 3 4 one sided, over-topped, basal swell
818 Quercus macrocarpa Bur Oak 29 4 4 broken limbs, one sided, epicormics
826 Quercus macrocarpa Bur Oak 36 4 3 heavy deadwood, epicormics, dieback
836 Quercus macrocarpa Bur Oak 35 3 3 weak crotch, epicormics Key Tree
841 Carya ovata Shagbark Hickory 20 3 3 minor deadwood, weak crotch, basal swell Significant Tree
843 Carya ovata Shagbark Hickory 19 3 3 slight sweep Significant Tree
4219 Morus spp.Mulberry 5 3 4 one sided, over-topped, slight lean Forked at 2' with a 3" co-leader.
4222 Celtis occidentalis Common Hackberry 4 2 4 one sided, over-topped, slight sweep
4229 Acer negundo Boxelder Maple 6.5 3 4 suckering, slight lean
4230 Quercus bicolor Swamp White Oak 5 3 3 over-topped, thin crown
4231 Acer negundo Boxelder Maple 5.5 3 4 one sided, over-topped, twist in trunk
4232 Fraxinus pennsylvanica Green Ash 4.25 6 5 Dead.
4233 Juglans nigra Black Walnut 12 3 4 minor deadwood, weak crotch, slight lean, multiple leaders
4234 Acer negundo Boxelder Maple 7 3 4 excessive lean, vine infested, pruned for side wires Forked at 4.5' with a 5" co-leader.
4235 Fraxinus pennsylvanica Green Ash 4 6 4 Dead.Forked at base with a 4" co-leader.
4236 Fraxinus pennsylvanica Green Ash 5 6 4 Dead.
4237 Populus deltoides Eastern Cottonwood 11 3 4 thin crown, slight lean
4238 Fraxinus pennsylvanica Green Ash 4 6 4 Dead.
4239 Acer saccharinum Silver Maple 16 3 4 sweep, multiple leaders
4241 Acer negundo Boxelder Maple 7 4 4 excessive lean, suckering, damaged leader
4242 Acer negundo Boxelder Maple 5 5 4 decay, damaged leader, slight sweep, hollow
4243 Ulmus rubra Slippery Elm (Red Elm)6 3 4 over-topped, thin crown, slight sweep, double leader
4244 Celtis occidentalis Common Hackberry 6 2 3 over-topped, twist in trunk
4245 Acer negundo Boxelder Maple 6 4 4 minor deadwood, slight lean, slight sweep
4246 Acer negundo Boxelder Maple 8 3 4 minor deadwood, suckering, over-topped, multiple leaders
4247 Acer negundo Boxelder Maple 12 3 4 minor deadwood, over-topped, slight lean, slight sweep
4248 Quercus macrocarpa Bur Oak 23 3 3 minor deadwood, epicormics Significant Tree
4249 Fraxinus pennsylvanica Green Ash 5 6 4 Dead.
4250 Fraxinus pennsylvanica Green Ash 5 6 3 Dead.
4251 Acer saccharinum Silver Maple 4 3 5 sweep, suckering
4252 Populus deltoides Eastern Cottonwood 10 3 4 slight lean
4253 Fraxinus pennsylvanica Green Ash 5 4 4 minor deadwood, excessive lean, trunk scar
4254 Populus deltoides Eastern Cottonwood 7 4 4 minor deadwood, thin crown, slight lean
4255 Crataegus phaenopyrum Washington Hawthorn 6 3 4 minor deadwood, slight lean
4256 Fraxinus pennsylvanica Green Ash 5 6 4 Dead.
4257 Fraxinus pennsylvanica Green Ash 7 6 4 Dead.
4258 Fraxinus pennsylvanica Green Ash 4 6 4 Dead.
4259 Salix nigra Black Willow 14 3 4 minor deadwood, excessive lean, one sided
Page 5 of 9
3.A.1.b
Packet Pg. 46
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Tree Inventory Listing
Northwest Community Healthcare
Old McHenry Rd Weiland Road, Buffalo Grove, IL
Prepared by Urban Forest Management, Inc. 10/20/2017 (tree removals updated by Trippiedi Design 12/28/2018)
Tag No.Botanical Name Common Name Size Cond.Form Problems Insect/Disease Comments Co-Leaders at DBH Key or Significant Tree Trees to be Removed
4260 Acer negundo Boxelder Maple 5 4 5 minor deadwood, suckering, growing horizontally Forked at 3' with a 4" co-leader.
4261 Acer negundo Boxelder Maple 6 6 5 Dead.
4262 Acer negundo Boxelder Maple 13 4 4 minor deadwood, basal decay, one sided, sweep
4263 Prunus serotina Black Cherry 11 3 4 suckering, thin crown, twist in trunk
4264 Prunus serotina Black Cherry 6.75 5 4 minor deadwood, suckering, damaged leader
4265 Acer saccharinum Silver Maple 10 3 4 one sided, over-topped, twist in trunk
4266 Acer negundo Boxelder Maple 6 3 4 minor deadwood, one sided, sweep
4267 Acer negundo Boxelder Maple 5 4 5 minor deadwood, suckering, top broken off, slight lean
4268 Acer negundo Boxelder Maple 5 4 5 minor deadwood, excessive lean, suckering, damaged leader
4269 Acer negundo Boxelder Maple 9 3 4 minor deadwood, excessive lean, one sided
4270 Populus deltoides Eastern Cottonwood 7.75 3 4 over-topped, thin crown, slight sweep
4271 Fraxinus pennsylvanica Green Ash 4.5 4 5 minor deadwood, excessive lean
4272 Populus deltoides Eastern Cottonwood 5 3 4 sweep, over-topped, thin crown
4273 Quercus macrocarpa Bur Oak 14 3 4 minor deadwood, one sided, slight sweep, multiple leaders Significant Tree
4274 Quercus macrocarpa Bur Oak 7.75 3 4 minor deadwood, one sided, over-topped
4275 Acer saccharinum Silver Maple 4 4 4 one sided, suckering, over-topped, slight sweep
4276 Acer negundo Boxelder Maple 8 3 4 slight sweep Forked at 1' with 8", 4" co-leaders.
4277 Acer negundo Boxelder Maple 4 4 4 trunk scar, twist in trunk, double leader
4278 Acer negundo Boxelder Maple 5 3 5 one sided, sweep, over-topped Forked at 4' with a 4.5" co-leader.
4278 Quercus macrocarpa Bur Oak 34 6 3 Dead.
4279 Crataegus spp.Hawthorn 6.75 4 4 minor deadwood, basal decay, excessive lean
4280 Carya ovata Shagbark Hickory 13 3 3 minor deadwood, slight sweep, basal swell, double leader Significant Tree
4281 Acer negundo Boxelder Maple 5 3 5 excessive lean, one sided, damaged leader
4282 Carya ovata Shagbark Hickory 15 3 4 sweep, over-topped, multiple leaders Significant Tree
4283 Carya ovata Shagbark Hickory 7 4 4 over-topped, damaged leader, hollow
4284 Carya ovata Shagbark Hickory 20 3 3 Significant Tree
4285 Quercus macrocarpa Bur Oak 28 3 4 minor deadwood, sweep, epicormics, multiple leaders Key Tree
4286 Carya ovata Shagbark Hickory 17 3 3 weak crotch, multiple leaders Significant Tree
4287 Quercus ellipsoidalis Hill's Oak 9 6 4 Dead.
4288 Quercus macrocarpa Bur Oak 8 2 4 over-topped, double leader
4289 Quercus macrocarpa Bur Oak 10 3 4 one sided, over-topped, epicormics
4290 Quercus macrocarpa Bur Oak 4.75 4 4 minor deadwood, basal scar, sweep, damaged leader
4291 Quercus macrocarpa Bur Oak 8 3 4 one sided, over-topped
4292 Quercus macrocarpa Bur Oak 15 3 4 minor deadwood, one sided Significant Tree
4293 Fraxinus pennsylvanica Green Ash 5 6 5 Dead.
4294 Populus deltoides Eastern Cottonwood 5.5 3 4 thin crown, slight lean, twist in trunk
4295 Fraxinus pennsylvanica Green Ash 5 5 4 minor deadwood, sparse foliage
4296 Acer negundo Boxelder Maple 6 3 4 thin crown, slight lean
4297 Acer negundo Boxelder Maple 5.75 3 4 slight lean, double leader
4298 Acer negundo Boxelder Maple 5.5 3 4 excessive lean, one sided, slight sweep
4299 Quercus ellipsoidalis Hill's Oak 22 4 5 basal scar, top broken off, slight sweep
4300 Quercus macrocarpa Bur Oak 15 3 4 minor deadwood, one sided, epicormics Significant Tree
4303 Quercus ellipsoidalis Hill's Oak 18 3 3 minor deadwood, one sided Significant Tree
4304 Quercus ellipsoidalis Hill's Oak 16 4 4 heavy deadwood, one sided 1/2 of crown split off.Forked with a 7" (dead) co-leader.
4305 Quercus ellipsoidalis Hill's Oak 10 3 4 minor deadwood, thin crown, epicormics, slight sweep
4306 Quercus ellipsoidalis Hill's Oak 12 3 4 minor deadwood, one sided, slight sweep Significant Tree
4307 Acer negundo Boxelder Maple 5 3 4 minor deadwood, thin crown, slight lean
4308 Acer negundo Boxelder Maple 5 3 4 minor deadwood, suckering, thin crown, slight sweep
4309 Acer negundo Boxelder Maple 4 6 4 Dead.
4310 Morus spp.Mulberry 8 3 3 thin crown, slight lean
4311 Acer negundo Boxelder Maple 5 3 4 minor deadwood, one sided, slight lean
4312 Acer negundo Boxelder Maple 8 3 4 minor deadwood, excessive lean, slight sweep
4313 Acer negundo Boxelder Maple 5 3 4 minor deadwood, excessive lean
4314 Morus spp.Mulberry 7 3 4 one sided, slight sweep, double leader
4315 Morus spp.Mulberry 4 3 4 over-topped, double leader
4316 Acer negundo Boxelder Maple 5 4 4 minor deadwood, one sided, suckering, slight lean
4317 Quercus ellipsoidalis Hill's Oak 12 3 4 minor deadwood, over-topped, epicormics, slight sweep Significant Tree
4318 Quercus ellipsoidalis Hill's Oak 15 3 4 minor deadwood, one sided, over-topped, double leader Significant Tree
4319 Quercus macrocarpa Bur Oak 26 3 4 heavy deadwood, one sided Key Tree
Page 6 of 9
3.A.1.b
Packet Pg. 47
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Tree Inventory Listing
Northwest Community Healthcare
Old McHenry Rd Weiland Road, Buffalo Grove, IL
Prepared by Urban Forest Management, Inc. 10/20/2017 (tree removals updated by Trippiedi Design 12/28/2018)
Tag No.Botanical Name Common Name Size Cond.Form Problems Insect/Disease Comments Co-Leaders at DBH Key or Significant Tree Trees to be Removed
4320 Quercus macrocarpa Bur Oak 28 3 4 minor deadwood, one sided, twist in trunk, multiple leaders Key Tree
4321 Carya ovata Shagbark Hickory 9 3 4 over-topped, twist in trunk
4322 Carya ovata Shagbark Hickory 15 3 4 broken limbs, over-topped, slight sweep, multiple leaders Significant Tree
4323 Acer negundo Boxelder Maple 7 3 5 minor deadwood, excessive lean, growing horizontally
4324 Acer negundo Boxelder Maple 7 3 4 minor deadwood, excessive lean, one sided
4325 Acer negundo Boxelder Maple 4 4 5 excessive lean, damaged leader
4326 Fraxinus pennsylvanica Green Ash 6 5 4 minor deadwood, sparse foliage, excessive lean, suckering Emerald ash borer
4327 Acer negundo Boxelder Maple 6 3 4 minor deadwood, one sided, over-topped
4328 Acer negundo Boxelder Maple 5 3 4 minor deadwood, excessive lean
4329 Fraxinus pennsylvanica Green Ash 7 6 4 Dead.
4330 Fraxinus pennsylvanica Green Ash 10 6 4 Dead.
4331 Acer negundo Boxelder Maple 6 3 4 double leader
4332 Juglans nigra Black Walnut 9 2 4 one sided, over-topped
4333 Acer negundo Boxelder Maple 6 3 4 minor deadwood, thin crown, slight lean
4334 Acer negundo Boxelder Maple 7 4 4 minor deadwood, one sided, vine infested, slight lean
4335 Acer negundo Boxelder Maple 4 3 4 slight lean, slight sweep
4336 Acer negundo Boxelder Maple 7 4 4 damaged leader, slight lean, double leader
4337 Acer negundo Boxelder Maple 9 4 4 suckering, damaged leader, pruned for side wires, double leader
4338 Acer negundo Boxelder Maple 7 3 4 minor deadwood, slight lean, pruned for side wires
4339 Acer negundo Boxelder Maple 7 3 4 slight lean, slight sweep, double leader
4340 Acer negundo Boxelder Maple 4 4 4 damaged leader, slight lean, pruned for side wires
4341 Acer negundo Boxelder Maple 13 3 4 suckering, vine infested, pruned for side wires, multiple leaders
4342 Acer negundo Boxelder Maple 4 3 4 minor deadwood, excessive lean, vine infested
4343 Acer negundo Boxelder Maple 6 4 4 one sided, vine infested, pruned for side wires
4344 Acer negundo Boxelder Maple 10 3 3 minor deadwood, weak crotch, vine infested, pruned for side
wires
Forked at 2' with an 8" co-leader.
4345 Acer negundo Boxelder Maple 7 4 4 suckering, damaged leader, slight sweep, pruned for side wires
4346 Acer negundo Boxelder Maple 9 3 4 vine infested, slight sweep, multiple leaders
4347 Acer negundo Boxelder Maple 8 4 4 damaged leader, slight sweep, pruned for side wires, multiple
leaders
4348 Acer negundo Boxelder Maple 6 3 4 minor deadwood, over-topped, slight sweep
4349 Acer negundo Boxelder Maple 14 3 4 weak crotch, one sided, slight sweep, multiple leaders
4350 Acer negundo Boxelder Maple 6 3 4 trunk scar, slight lean
4351 Acer negundo Boxelder Maple 6 3 4 sweep, double leader
4352 Acer negundo Boxelder Maple 6 3 5 suckering, damaged leader, slight sweep, pruned for side wires
4353 Fraxinus pennsylvanica Green Ash 9 6 4 Dead.
4354 Fraxinus pennsylvanica Green Ash 5 5 4 sweep, suckering Emerald ash borer
4355 Fraxinus pennsylvanica Green Ash 5 6 4 Dead.
4356 Fraxinus pennsylvanica Green Ash 8 6 4 Dead.
4357 Acer negundo Boxelder Maple 8 3 4 sweep, suckering, pruned for side wires
4358 Acer negundo Boxelder Maple 6 4 3 weak crotch, suckering, thin crown Forked at 3.5' with a 6" co-leader.
4359 Acer negundo Boxelder Maple 7 3 5 excessive lean, suckering, pruned for overhead wires
4360 Acer negundo Boxelder Maple 7 3 4 slight sweep, pruned for side wires, multiple leaders
4361 Acer negundo Boxelder Maple 6 3 4 excessive lean, weak crotch, double leader
4362 Acer negundo Boxelder Maple 6 3 4 one sided, slight sweep
4363 Acer negundo Boxelder Maple 4 4 4 sweep, suckering, damaged leader, pruned for side wires
4364 Acer negundo Boxelder Maple 9 4 4 damaged leader, slight sweep, pruned for side wires
4365 Acer negundo Boxelder Maple 4 3 4 over-topped, thin crown, twist in trunk
4366 Acer negundo Boxelder Maple 7 3 4 one sided, thin crown, twist in trunk, multiple leaders
4367 Populus deltoides Eastern Cottonwood 6 5 3 minor deadwood, sparse foliage, thin crown
4368 Acer negundo Boxelder Maple 9 3 3 weak crotch, vine infested, slight lean, twist in trunk
4369 Acer negundo Boxelder Maple 14 3 4 weak crotch, one sided, double leader
4370 Fraxinus pennsylvanica Green Ash 6 6 4 Dead.
4371 Acer negundo Boxelder Maple 10 3 4 weak crotch, one sided, vine infested, slight lean, pruned for
side wires, double leader
4372 Quercus macrocarpa Bur Oak 6 3 2 weak crotch, epicormics, overhead wires, double leader Parkway tree - not tagged in field.
4373 Quercus macrocarpa Bur Oak 7 2 3 weak crotch, overhead wires, multiple leaders Parkway tree - not tagged in field.
Page 7 of 9
3.A.1.b
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Tree Inventory Listing
Northwest Community Healthcare
Old McHenry Rd Weiland Road, Buffalo Grove, IL
Prepared by Urban Forest Management, Inc. 10/20/2017 (tree removals updated by Trippiedi Design 12/28/2018)
Tag No.Botanical Name Common Name Size Cond.Form Problems Insect/Disease Comments Co-Leaders at DBH Key or Significant Tree Trees to be Removed
4374 Quercus macrocarpa Bur Oak 6.5 3 2 epicormics, overhead wires Parkway tree - not tagged in field.
4375 Quercus macrocarpa Bur Oak 5.5 3 2 minor deadwood, epicormics, overhead wires Parkway tree - not tagged in field.
4376 Quercus macrocarpa Bur Oak 7 3 2 weak crotch, epicormics, overhead wires, double leader Parkway tree - not tagged in field.
220OT Prunus serotina Black Cherry 14 4 4 minor deadwood, basal decay, slight sweep Forked at base with a 13" co-leader.
227OT Quercus macrocarpa Bur Oak 9 3 4 minor deadwood, one sided
229OT Prunus serotina Black Cherry 6 5 5 sparse foliage, decay, damaged leader, slight lean
232OT Prunus serotina Black Cherry 11 4 4 minor deadwood, one sided, suckering, twist in trunk
233OT Acer negundo Boxelder Maple 8 5 4 minor deadwood, one sided, damaged leader, slight sweep
235OT Picea pungens Colorado Blue Spruce 6 6 4 Dead.
236OT Acer saccharinum Silver Maple 10 3 4 one sided, sweep, over-topped, vine infested, double leader
238OT Quercus ellipsoidalis Hill's Oak 23 6 6 8' stump.
239OT Quercus ellipsoidalis Hill's Oak 20 4 5 one sided, top broken off
Page 8 of 9
3.A.1.b
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Species Summary
Northwest Community Hospital
Route 83
Buffalo Grove, IL
Prepared by Urban Forest Management, Inc. 10/20/2017
Botanical Name Common Name Cond. 1 Cond. 2 Cond. 3 Cond. 4 Cond. 5 Cond. 6
Number of Trees
Inventoried
Percentage of Trees
Inventoried
Acer negundo Boxelder Maple 67 31 6 5 109 27.0%
Acer platanoides Norway Maple 11 3 14 3.5%
Acer saccharinum Silver Maple 3 30 3 1 37 9.2%
Acer saccharum Sugar Maple 1 1 0.2%
Ailanthus altissima Tree-of-Heaven 1 1 0.2%
Betula nigra River Birch 2 2 0.5%
Carya ovata Shagbark Hickory 1 15 5 21 5.2%
Celtis occidentalis Common Hackberry 2 2 0.5%
Crataegus phaenopyrum Washington Hawthorn 1 2 3 0.7%
Crataegus spp.Hawthorn 1 2 1 4 1.0%
Fraxinus pennsylvanica Green Ash 2 3 19 24 5.9%
Gleditsia triacanthos Common Honeylocust 1 1 0.2%
Juglans nigra Black Walnut 1 1 2 0.5%
Malus spp.Crabapple 2 2 0.5%
Morus spp.Mulberry 6 6 1.5%
Picea abies Norway Spruce 11 11 2.7%
Picea pungens Colorado Blue Spruce 1 1 2 0.5%
Pinus nigra Austrian Pine 1 1 0.2%
Populus deltoides Eastern Cottonwood 8 1 1 10 2.5%
Prunus serotina Black Cherry 3 14 3 2 22 5.4%
Pseudotsuga menziesii Douglas-fir 1 1 2 0.5%
Pyrus calleryana 'Bradford'Bradford Pear 1 1 0.2%
Quercus alba White Oak 1 1 1 1 4 1.0%
Quercus bicolor Swamp White Oak 4 4 1.0%
Quercus ellipsoidalis Hill's Oak 30 7 3 4 44 10.9%
Quercus macrocarpa Bur Oak 3 55 5 2 65 16.1%
Salix nigra Black Willow 1 1 2 0.5%
Tilia americana Basswood (American Linden)1 1 0.2%
Ulmus americana American Elm 1 1 0.2%
Ulmus pumila Siberian Elm 2 2 0.5%
Ulmus rubra Slippery Elm (Red Elm)1 1 0.2%
Unidentifiable Unidentifiable 2 2 0.5%
0 11 260 77 17 39 404 100.0%
3.A.1.b
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145 Commerce Drive, Ste A, Grayslake, IL 60030
847.223.4804
Memorandum
TO:Mr. Dan Ahlering
Vice President
Med Properties Group
Mr. David Dastur, AIA, NCARB
Jensen & Halstead, Ltd.
FROM:Stephen B. Corcoran, P.E., PTOE
Director of Traffic Engineering
DATE:December 31, 2018
RE:Traffic Assessment
Northwest Community Healthcare
Medical Office Building
Buffalo Grove, Illinois
Eriksson Engineering Associates, Ltd. (EEA) was retained by Med Properties Group to conduct a traffic
assessment for their redevelopment of Northwest Community Healthcare’s medical office buildings
located at 15 McHenry Road and 125 Lake Cook Road in Buffalo Grove, Illinois. The site currently
contains two medical buildings.
The proposed development plan replaces those buildings with a new 70,600 square foot medical building
for Northwest Community Healthcare and a future commercial site to be developed by others. The
purpose of this memorandum is to assess the change in traffic generated by the medical office building
and its impact on the surrounding road network.
Development Plan
Northwest Community Healthcare has two medical buildings on its site. The eastern two-story building
has medical office space totaling 30,600 square feet of floor area. The western building has a
combination of immediate care (6,000 square feet) and medical office (8,300 square feet) for a total area
of 14,300 square feet. Vehicular access is provided by full access drives on Lake Cook Road and
McHenry Road (Route 83) and a right-in/out driveway on Weiland Road.
The proposed redevelopment plan calls for the construction of a new four-story medical facility on the
eastern portion of the site with a total floor area of 70,600 square feet. The majority of the space will be
medical office with a small immediate care facility (4,300 square feet). A future commercial development
parcel is included in the northwest corner of the site. The right-in/out driveway on Weiland Road and the
full access drive on McHenry Road will remain under the new plan. The Weiland Road access will shift
slightly south to align with the east-west circulation aisle on-site.
Access on Lake Cook Road will be converted to a right-in/out driveway in conjunction with the Lake Cook
Road improvements and be relocated 100 feet to the west from its current position. This relocation will
provide better access to the future commercial parcel and to keep all the medical related parking east of
this circulation road for pedestrian safety.
An aerial view of the site is shown in Figure 1.
3.A.1.b
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Bufalo Grove Medical Traffic Assessemnt
December 31, 2018
Page 2
@uli.org
145 Commerce Drive, Ste A, Grayslake, IL 60030
847.223.4804
Trip Generation
Traffic estimates were made for the existing and proposed development plans using data provided by the
Institute of Transportation Engineer’s Trip Generation 10th Ed. manual which contains trip generation
surveys of other similar medical office and immediate care land-uses. The rate of vehicle trip generation
was applied to each use and the results are shown in Table 1.
Table 1
Existing and Projected Medical Traffic Volumes
Use ITE
Code
Size
(sq. ft.)
Morning Peak Evening Peak Saturday Peak
In Out Total In Out Total In Out Total
Existing Northwest Medical Buildings
Medical Office 720 38,900 75 21 96 38 96 134 80 61 141
Immediate Care 650 6,000 4 3 7 4 5 9 4 5 9
Total 44,900 79 24 103 42 101 143 84 66 150
Proposed Northwest Medical Building
Medical Office 720 66,300 121 34 155 64 163 227 117 89 206
Immediate Care 650 4,300 3 2 5 3 4 7 3 4 7
Total 70,600 124 36 160 67 167 234 120 93 213
Change +25,700 +45 +12 +57 +25 +66 +91 +36 +27 +63
The difference between the existing and proposed development plans is 57 to 91 additional vehicle trips
per hour.
Lake Cook Road Improvement Plans
Construction will begin in 2019 on a multi-year project on Lake Cook and Weiland Roads in the Villages
of Buffalo Grove and Wheeling. Improvements include additional travel and turn lanes, an extension of
Weiland Road south to Buffalo Grove Road, and new bicycle, pedestrian and lighting improvements. The
Weiland Road improvements are being led by the Lake County Division of Transportation while the Cook
County Department of Transportation and Highways is the lead for Lake Cook Road. The Illinois
Department of Transportation is also involved for the improvements along McHenry Road (Route 83).
Adjacent to the site, Lake Cook Road will be widened from a five lane road (two travel lanes in each
direction and a mountable center left-turn lane) to an eight/nine lane road with new traffic signals at
McHenry and Wieland Roads. There will be three travel lanes in each direction, dual left-turn lanes, right-
turn lanes, and a barrier median. With the barrier median, the site access on Lake Cook Road will be
restricted to right-turns in/out of the site.
Weiland Road will add right- and left-turn lanes southbound and dual right-turn lanes northbound at Lake
Cook Road. The site access will remain right-in/out to Weiland Road. McHenry Road adjacent to the site
will remain a five-lane road and the keep full access drives serving the site and the bank property to the
west. Further south at Weiland Road, a new signalized intersection will be created with a northbound
right-turn lane on McHenry Road. Weiland Road is improved with left-turn lanes and two travel lanes on
each approach. An eastbound right-turn lane is also included.
Figure 2 illustrates the existing and proposed travel lanes around the site.
3.A.1.b
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Bufalo Grove Medical Traffic Assessemnt
December 31, 2018
Page 3
@uli.org
145 Commerce Drive, Ste A, Grayslake, IL 60030
847.223.4804
Traffic Assessment
Additional traffic generated by the redeveloped medical facility will add 67 to 91 additional peak-hour trips
to and from the site. With three access drives, there would be 23 to 30 additional trips per driveway or
one more vehicle every 2 to 4 minutes. Two of the driveways will only have right turning traffic and can
easily accommodate these additional volumes.
The three traffic signals by the site, including the future Weiland/McHenry signal, will see similar
increases per intersection, 23 to 30 additional trips, and will have a miniscule impact on their operations.
As previously mentioned, the only change to the current access system is to relocate the Lake Cook
Road access 100 feet to the west. It will be 350 feet east of McHenry Road. This avoids splitting the
medical office parking field and having staff or patients from crossing the internal circulation road serving
both the medical office and the future commercial parcel. It also provides direct access to the commercial
property from two of the three access drives without driving through the medical parking fields.
3.A.1.b
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145 Commerce Drive, Ste A, Grayslake, IL 60030
847.223.4804
Memorandum
TO:Mr. Dan Ahlering
Vice President
Med Properties Group
Mr. David Dastur, AIA, NCARB
Jensen & Halstead, Ltd.
FROM:Stephen B. Corcoran, P.E., PTOE
Director of Traffic Engineering
DATE:December 31, 2018
RE:Parking Study
Northwest Community Healthcare
Medical Office Building
Buffalo Grove, Illinois
Eriksson Engineering Associates, Ltd. (EEA) was retained by Med Properties Group to conduct a parking
study for the redevelopment of Northwest Community Healthcare’s medical office buildings located at 15
McHenry Road and 125 Lake Cook Road in Buffalo Grove, Illinois. The site currently contains two
medical buildings.
The proposed development plan replaces those buildings with a new 70,600 square foot medical building
for Northwest Community Healthcare and a future commercial site to be developed by others. The
purpose of this memorandum is to assess the parking needs of the medical office building. Parking for the
commercial parcel will be evaluated when a specific user is identified.
Medical Office Parking Requirement
The parking requirement was calculated based on the Village of Buffalo Zoning Code (see Table 1)for
medical and dental offices or clinics. The parking required is 353 spaces. A parking variation of 50 spaces
is required from the Village code.
Table 1
Zoning Code Requirements
Use Size Zoning Code Requirement Required
Parking
Medical and dental
clinic or office 70,600 sq. ft.5 parking spaces shall be provided for every
1,000 square feet of floor area
353
spaces
National Parking Data
Two national sources of medical office parking data were reviewed to estimate the parking demand for
the site. The Institute of Transportation of Engineers’ publication Parking Generation, 4th Edition provides
parking survey data on medical offices from around the country (86 sites). Another study of medical office
space parking needs was completed by Walker Parking Consultants for 50 sites nationwide. Copies of
these studies are included in the Appendix.
Both studies calculated a best fit curve parking formula, an average parking demand ratio, and an 85%
parking ratio where 85% of the survey points were at or less than the 85% ratio.Table 2 summarizes the
anticipated parking demand based on these sources. The ITE and the Walker data had comparable
3.A.1.b
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Bufalo Grove Medical Parking Study
December 31, 2018
Page 2
@uli.org
145 Commerce Drive, Ste A, Grayslake, IL 60030
847.223.4804
results. ITE and Walker data showed a lower parking demand (226 to 302 vehicles) than the proposed
303 spaces at full build out.
Table 2
National Parking Survey Results
Building
Size
ITE Parking Data Walker Parking Data
Formula Average 85%Formula Average 85%
70,600 227 226 302 220 228 297
Proposed Use of the Building
A review of the proposed building program indicated that approximately 90 doctors and staff will be in the
building at one time. It also shows approximately 113 exam rooms or diagnostic stations will be in the
building. These rooms/stations could accommodate 113 to 170 patients in the building (113 patients in a
room or station and 57 patients waiting for a room or exiting the building). Assuming one vehicle per
staff/patient at full occupancy, 203 to 260 spaces would be required.
Parking Recommendation
Table 3 shows the parking demand for the medical building based on the previously mentioned sources.
EEA’s recommendation is to provide 303 parking spaces at full build out and exceeds the parking survey
results and the estimated full occupancy of the building. A parking variation of 50 spaces (14%) from 353
required spaces is supported by those surveys.
Table 3
Parking Requirement Summary
Source Required Parking
Buffalo Grove Zoning Code 353 spaces
Parking Provided 303 spaces
ITE 302 spaces
Walker Parking 297 spaces
Proposed Building Program 260 spaces
Accessible Parking
After consulting with the Illinois Capital Development Board, the accessible parking requirements for
physical therapy uses in the building will require that 20% of their parking be accessible. The remaining
uses will follow Table 208.2 of the code (see e-mail correspondence in the Appendix).
For the physical therapy use, 6.1% of total parking is 19 parking spaces of which 4 spaces (20%) must be
accessible. The remaining spaces follow the accessible code or 7 spaces for the 286 remaining parking
spaces. A total of 11 accessible spaces are required and 14 are shown on the site plan.
3.A.1.b
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145 Commerce Drive, Ste A, Grayslake, IL 60030
847.223.4804
APPENDIX
•Site Plan
•ITE Parking Data
•Walker Parking Study
•CDB E-mail
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40ITEJournal/augusT2007
By John W. Dorsett, AICP A n D M A rk J. Luk A s IC k
reseArCh WAs ConDuCteD
WIth the foLLoWIng
key oBJeCtIves: CoLLeCt
PrIMAry AnD seConDAry
DAtA DesCrIBIng MeDICAL
offICe BuILDIng PArkIng
neeDs; IDentIfy MunICIPAL
CoDe requIreMents
for those BuILDIngs
surveyeD; AnD suMMArIze
fInDIngs By MeAn AnD
85th-PerCentILe vALues.
ProvIDIng 4.5 sPACes
Per 1,000 gross squAre
feet of BuILDIng sPACe
Is generALLy suffICIent
to Meet MeDICAL offICe
BuILDIng PeAk-hour
neeDs.
Parkingrequirementsfor
MedicalofficeBuildings
FiFty medical oFFice buildings
(mobs) located throughout the united
states were studied to determine their park-
ing requirements. Following is a summary
of key findings and conclusions:
• a total of 4.5 parking spaces per 1,000
gross square feet (gsF) of building
area should be provided for mobs.
this recommendation includes an ef-
fective supply cushion of spaces; this
cushion is equal to about 10 percent
of the supply and is necessary for a
number of reasons, including but not
limited to user convenience and to
compensate for the temporary loss
of spaces due to construction, main-
tenance and snow removal.
• the number of cars parked at mobs
during the 11 a.m. peak hour typically
falls short of both the parking supplies
and the number of parking spaces re-
quired by zoning ordinances.
- this suggests that most zoning
ordinances require more parking
spaces than most mobs need.
- ninety-two percent of this study’s
mobs are legally required to pro-
vide more parking spaces than were
occupied during the peak hour.
- sixty percent of this study’s
mobs must comply with zoning
ordinances that exceed this study’s
recommended parking capacity.
• the observed mean peak-hour park-
ing accumulation rate for 50 mobs
is 3.23 spaces per 1,000 gsF of oc-
cupied building area. this is lower
than the 3.53 spaces reported in
the institute of trans-
portation engineers’
(ite) Parking Genera-
tion, 3rd Edition and the 4.11 spaces
reported in ite’s Parking Generation,
2nd Edition.1,2
• the observed 85th-percentile peak-
hour parking accumulation rate for 50
mobs is 4.21 parked cars per 1,000
gsF of occupied building area.
stuDy PurPose
the development of mobs contin-
ues in response to the aging population
and consequent increases in demands
for health care. one particular challenge
for planners is to properly determine the
number of parking spaces needed for
mobs. in response to this challenge, a
study was conducted to document the
parking requirements of mobs. a major
component of this study included new
primary research.
most municipal zoning ordinances
base mob parking requirements on the
amount of gsF rather than the number
of physicians, employees, or patients/
visitors. this study gathers data from vari-
ous mobs, calculates parking demand
ratios per 1,000 gsF and provides a data-
base that can be used for project planning
purposes. this research project had the
following objectives:
• to identify and reference historical
mob peak-hour parking demand
ratios;
• to create a database of mob peak-hour
parking demand ratios that employ the
number of parking spaces needed per
1,000 gsF, the variable most com-
monly referenced by municipal codes;
• to compile a comparative list of mu-
nicipal code requirements for those
mobs surveyed; and
• to summarize findings by mean and
85th-percentile values.
meeting these objectives provides infor-
mation useful to planners who project
mob parking demand.
MethoDoLogy
Prior to beginning primary research,
secondary sources of data were researched.
the second and third editions of Park-
ing Generation contained a summary of
several mob parking demand studies.
to complete the primary research, the
following steps were performed:
3.A.1.b
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ITE Journal / augusT 2007 41
• A sample of 50 stand-alone MOBs
located throughout the United States
was selected.
• The following variables were re-
searched for each MOB:
- city and state;
- number of floors;
- building GSF;
- building occupancy rate;
- number of suites;
- municipal code parking require-
ments (number of spaces per 1,000
GSF); and
- parking space supply.
• The number of parking spaces required
by zoning ordinance was calculated.
• The supply of parking spaces was
inventoried and the number of
spaces provided per 1,000 GSF was
calculated.
• The number of parked vehicles dur-
ing the peak time of the day was
counted.
• The number of spaces per 1,000 GSF
was determined based on the occu-
pied building GSF and the numbers
of vehicles counted at the peak ac-
cumulation or occupancy.
• The mean and 85th percentile, by
spaces per 1,000 GSF of occupied
building space, were summarized for
the following:
- code requirements;
- parking space supply; and
- observed peak-hour parking
occupancy.
ITE ParkIng gEnEraTIon raTEs
ITE updated its Parking Generation pub-
lication in 2004. Table 1 provides a com-
parison between these published data and
the primary data collected for this study.
DaTa CollECTIon rEsulTs
Number of Buildings by State
Fifty free-standing MBOs were sur-
veyed on Mondays and Wednesdays from
March through August, during what was
believed to represent typical activity lev-
els for MOBs. Suburban locations were
selected to allow a clean computation of
the parking demand ratio, without the
influence of adjacent land uses present in
an urban environment and without the
influence of mass transit.
A convenience sample was drawn based
on geographic proximity of individuals
collecting the data to the MOBs. Twenty
of the MOBs surveyed were located in
Illinois. The remaining 30 properties sur-
veyed were located in the following states:
California (6), Florida (3), Georgia (3),
Indiana (9), Massachusetts (3), Minne-
sota (3) and Pennsylvania (3).
The average number of parking spaces
per 1,000 GSF ranged from 2.78 for the
three Georgia MOBs studied to 5.60 for
the three Pennsylvania MOBs surveyed.
Following is the supply of parking spaces
per 1,000 GSF, by state:
• Illinois: 4.47
• Florida: 5.24
• Indiana: 5.36
• Minnesota: 4.39
• California: 3.20
• Pennsylvania: 5.60
• Georgia: 2.78
• Massachusetts: 4.69
Number of Buildings by Size
The MOBs identified then were com-
pared on the basis of occupied GSF. As
shown in Figure 1, about three-fourths
of the buildings surveyed were 70,000
GSF or less.
Municipal Code Requirements
Thirty-one locations, or 62 percent
of those MOBs surveyed were required
by code to provide 4.01 or more parking
spaces per 1,000 GSF. Table 2 illustrates
the number of parking spaces required by
municipal zoning ordinances.
Parking Supply
Each individual MOB’s parking sup-
ply was inventoried. Out of the 50 MOBs
surveyed, 27 facilities, or approximately
54 percent, supplied 4.01 or more parking
spaces (rounded to nearest whole number)
per 1,000 GSF.
Figure 2 illustrates the number of
parking spaces supplied per 1,000 GSF.
Most of the facilities surveyed provided
or nearly provided the number of code-
required spaces. In some cases, the park-
ing space supply fell short of the code
requirement.
Table 1. Parking ratio comparison.
Walker
data collection
ITE Parking Generation,
3rd Edition
Peak period 10:00 a.m.–12:00 p.m.10:00 a.m.–12:00 p.m.
2:00 p.m.–5:00 p.m.
Number of study sites 50 18
Average size of study sites (GFA)62,427 43,000
Average peak-period parking demand 3.23 spaces per 1,000 sf 3.53 spaces per 1,000 sf
85th-percentile parking demand 4.21 spaces per 1,000 sf 4.30 spaces per 1,000 sf
Range of rates 1.38–8.90 spaces
per 1,000 sf
2.34–5.35 spaces
per 1,000 sf
Note: Peak occurred mid-week.
4
6
5
7
6
4
5
2
1
2
7
0
1
0
1
2
3
4
5
6
7
8
9
10
0–
10,000
10,001–
20,000
20,001–
30,000
30,001–
40,000
40,001–
50,000
50,001–
60,000
60,001–
70,000
70,001–
80,000
80,001–
90,000
90,001–
100,000
100,001
–200,000
200,001
–300,000
over
300,001
Building square footage
Figure 1. number of MoBs by size.
3.A.1.b
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42ITEJournal/augusT2007
Table2.MunicipalcoderequirementsforMoBs.
numberofparkingspacesrequiredbycode numberoffacilities
1.00 to 2.00 / 1,000 sf 1 2 percent
2.01 to 3.00 / 1,000 sf 6 12 percent
3.01 to 4.00 / 1,000 sf 12 24 percent
4.01 to 5.00 / 1,000 sf 20 40 percent
5.01 to 6.00 / 1,000 sf 6 12 percent
6.01 to 7.00 / 1,000 sf 1 2 percent
7.01 to 8.00 / 1,000 sf 2 4 percent
8.01 to 9.00 / 1,000 sf 1 2 percent
9.01 to 10.00 / 1,000 sf 1 2 percent
50 100 percent
studies over the last 30 years. A majority
of the facilities surveyed had peak-hour
parking occupancies of 4.0 or fewer spaces
per 1,000 GSF. This statistic fell signifi-
cantly below both the legally required
number of parking spaces and the ob-
served parking supplies.
The following shows the total number
of parking facilities surveyed (at the peak
hour) by range of occupied parking spaces
per 1,000 GSF:
Spaces per
1,000 GSF
Number of
Facilities
1.00 to 2.00 7
2.01 to 3.00 18
3.01 to 4.00 14
4.01 to 5.00 9
5.01 to 6.00 0
6.01 to 7.00 1
7.01 to 8.00 0
8.01 to 9.00 1
Figure 3 shows each parking facility’s
parking demand in descending order. Ob-
served peak-hour parking demand for the
sample ranged from 1.38 to 8.90 spaces per
1,000 GSF. The observed mean and median
peak-hour parking demand rates were 3.23
and 3.03, respectively. The 85th-percentile
rate was 4.21 spaces per 1,000 GSF.
ConClusions
Fifty MOBs were surveyed as part of
this research. Following is a summary of
findings:
• The most common code requirement
for the MOBs surveyed was 5.0 park-
ing spaces per 1,000 GSF. Nineteen
MOBs, or 38 percent of the sample,
were required to provide 5.0 parking
spaces per 1,000 GSF.
• The mean and median number of
parking spaces provided per 1,000
GSF was 4.50 and 4.39, respectively.
• ITE calculated a mean demand of
3.53 parking spaces per 1,000 GSF
(Parking Generation, 3rd Edition)
compared to 3.23 parking spaces per
1,000 GSF found in this study.
• ITE’s 85th-percentile demand of 4.30
parking spaces per 1,000 GSF (Park-
ing Generation, 3rd Edition) is compa-
rable to the 85th-percentile peak-hour
1
0
2
2
2
8
12
14
7
2
0 2 4 6 8 10 12 14 16
1.00 to 2.00 / 1,000 sf
2.01 to 3.00 / 1,000 sf
3.01 to 4.00 / 1,000 sf
4.01 to 5.00 / 1,000 sf
5.01 to 6.00 / 1,000 sf
6.01 to 7.00 / 1,000 sf
7.01 to 8.00 / 1,000 sf
8.01 to 9.00 / 1,000 sf
9.01 to 10.00 / 1,000 sf
10.01 to 11.00/1,000 sf
Number of parking facilities
Figure2.ParkingsupplyprovidedbyMoBs.
1.38
1.481.53
1.691.80
1.83
1.89
2.142.22
2.30
2.332.39
2.552.65
2.682.70
2.73
2.762.82
2.892.89
2.942.97
2.993.00
3.07
3.083.10
3.173.26
3.27
3.30
3.393.43
3.43
3.483.55
3.60 3.85
4.01
4.05
4.06
4.284.41
4.504.60
4.644.72
6.79
8.90
0.00 1.00 2.00 3.00 4.00 5.00 6.00 7.00 8.00 9.00
1234567891011121314151617181920212223242526272829303132333435363738394041424344454647484950
Observed parking demand (spaces per 1,000 sf)
Figure3.observedpeak-hourparkingdemandbyMoB.
Parking Demand
Parking occupancy counts were taken
for the MOB parking spaces to determine
parking utilization during the 11 a.m.
peak hour. These counts were compared
to the occupied GSF of the building. The
peak hour was determined based on the
consultants’ experience with hundreds of
3.A.1.b
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ITE Journal / augusT 2007 43
observation of 4.21 parking spaces per
1,000 GSF found in this study.
• Based on these findings, designing
parking facilities to accommodate
4.5 spaces per 1,000 GSF of build-
ing space should be sufficient to meet
the peak-hour parking demands
of most medical office buildings.
This recommendation is an 85th-
percentile recommendation, which is
consistent with other recognized and
published industry standards, includ-
ing the landmark November 2005
Shared Parking publication issued by
the Urban Land Institute and the
International Council of Shopping
Centers. Sixty percent, or 30 of the
50 MOBs, are located in municipali-
ties that now require more parking
than the recommended 4.5 spaces
per 1,000 GSF. n
References
1. Parking Generation, 3rd Edition. Wash-
ington, DC, USA: Institute of Transportation
Engineers (ITE), 2004.
2. Parking Generation, 2nd Edition. Washing-
ton, DC: ITE, 1987.
John W. Dorsett,
AICP, is a senior vice
president and share-
holder of Walker Parking
Consultants. He directs the
firm’s Consulting Resources
Group, which specializes
in parking-related engagements including access
and revenue control systems, airport landside
planning, financial, functional design planning,
operations and traffic engineering.
Mark J. Lukasick
is a parking consultant
with Walker Parking
Consultants. He has more
than 20 years of experience
in hands-on parking
operations and parking
consulting. He may be contacted at mark.lukasick@
walkerparking.com with any questions pertaining
to this article.
* Note: Opinions expressed herein are those
of the authors and do not reflect official ITE
Journal policy unless so stated.
y = 3.1859x – 5.4443
R 2 = 0.9379
0
200
400
600
800
1,000
1,200
1,400
0.0 50.0 100.0 150.0 200.0 250.0 300.0 350.0 400.0
1,000 GSF occupied building area
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Figure 4. Data plot and statistical summary.
Advertise Your
Positions Available
Through ITE
To Advertise a Position in
ITE Journal or on the Web
■Visit the ITE Web site at jobs.ite.org.
You can easily post an ad in the
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Journal is the 8th of the month before
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■Web ads run for 30 days and begin as
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■For details on pricing, discounts, post-
ing and more, please contact
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Manager at 202-289-0222 ext. 128,
or cgarneski@ite.org, or visit the Web
site today!
EmpCtrThirdV.qxp 12/7/2005 10:17 AM Page 1
MEDICal oFFICE
Peak-hour parking spaces occupied vs. 1,000 GSF
Occupied building area on a weekday between 10 a.m. and 12 noon
ParKIng gEnEraTIon raTEs
average rate range of rates
standard
deviation number of studies
average 1,000 gsF
occupied building area
3.23 1.38–8.90 1.27 50 62,427
3.A.1.b
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Steve Corcoran
From:David Dastur <ddastur@jandhltd.com>
Sent:Monday, October 29, 2018 11:50 AM
To:Steve Corcoran; Matt Campbell; Daniel Ahlering
Cc:Glenn Seerup; Peter Klimowicz
Subject:FW: Medical Office Building Parking Question
Steve,
Please see the interpretation from CDB below. Please let us know if this affects the number of HC spots required (the
Physical Therapy space is currently 6.4% of the building area).
Matt, once we get the answer back from Steve, would you like for me to forward this to Chris at Buffalo Grove?
Dave
David K. Dastur, AIA, NCARB | Senior Principal
Jensen & Halstead, Ltd.| Architecture .Planning .Interiors
820 West Jackson Blvd, Suite 850 Chicago, Illinois 60607
T 312.664.7557 C 312.953.3523
DDastur@jandhltd.com | www.jandhltd.com
To send me large files please go to the link below and select ‘Upload a file without logging in’.
https://jensenandhalstead.filetransfers.net/
From:Burton, Felicia <Felicia.Burton@Illinois.gov>
Sent:Monday, October 29, 2018 11:45 AM
To:David Dastur <ddastur@jandhltd.com>
Subject:RE: Medical Office Building Parking Question
Dave,
The percentage of the facility that will be used for rehabilitation or outpatient physical therapy will need to have a
proportional amount of parking spaces that are accessible that equals 20 percent of parking. For example, if 10% of the
facility is for physical therapy, then 10% of the parking spaces should provide 20% accessible spaces. The remaining
spaces can follow Table 208.2 for parking spaces in the New Illinois Accessibility Code.
Feel free to reference the New Illinois Accessibility Code at
https://www2.illinois.gov/cdb/announcements/2018/Documents/Register%20Page.pdf
3.A.1.b
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2
The authority to issue Illinois Accessibility Code interpretations is project specific based on the information provided and
is granted to the Capital Development Board by the Illinois Environmental Barriers Act. It does not relieve the project
from conformance with the 2010 Americans with Disabilities Act or other applicable codes.
Sincerely,
Felicia Burton
Accessibility Specialist
State of Illinois Capital Development Board
Third Floor, Wm. G. Stratton Building
401 South Spring Street, Springfield, IL 62706
Phone: (217) 782-8530
Please consider the environment before printing this email.
From:David Dastur [mailto:ddastur@jandhltd.com]
Sent:Wednesday, October 24, 2018 5:27 PM
To:Burton, Felicia <Felicia.Burton@Illinois.gov>
Subject:[External] Medical Office Building Parking Question
Hi Felicia,
Thank you for talking with me today. Per our conversation, the building that we are designing is a 67,000 square foot
Medical Office building that will have the following functions by percentage of floor space:
•Doctors’ offices 68.6%
•Lab – Blood Draws 0.7%
•Women’s Center (Mammography/Ultrasound) 2.6%
•Immediate Care 6.4%
•Imaging Center (MRI/CT/X-ray) 6.6%
•Physical Therapy 6.4%
•Common Area/Building Services 8.7%
We are currently showing 300 parking spaces for the building, of which 11 are handicap spots. We wish to verify that
our interpretation that this number of Handicap parking spaces is adequate per the new 2018 Accessibility Code.
Thank you for your time in this matter.
Dave
David K. Dastur, AIA, NCARB | Senior Principal
Jensen & Halstead, Ltd.| Architecture .Planning .Interiors
820 West Jackson Blvd, Suite 850 Chicago, Illinois 60607
T 312.664.7557 C 312.953.3523
DDastur@jandhltd.com | www.jandhltd.com
3.A.1.b
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Updated: 2/7/2019 10:32 AM Page 1
Information Item : Review the 2019 Zoning Map
Recommendation of Action
Staff is seeking comments and questions from the Commission regarding the map. The map will be
presented to the Village Board for adoption in March.
Pursuant to State Statute, the Village of Buffalo Grove is required to publish its official zoning map by
March 31, 2019. Attached is the latest zoning map for the Planning & Zoning Commission's review. The
map is unchanged from last year.
ATTACHMENTS:
2019 Zoning Map (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, February 13,
2019
3.A.2
Packet Pg. 67
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F
R
E
M
O
N
T
W
A
Y
B
E
V
ERLYLN
FOREST P L
VINTAGE LN
BR
A
N
D
Y
W
Y
N
L
N
TIMBERHILLRD
HOBSON DR
N M
C
H
E
N
R
Y R
D
B U F F ALO GROVERD
W FOX HILL DR
N HORATIO
BLVD
E
F
A
B
I
S
H
D
R
N IL ROUTE 83
ARMSTRONG DR
PROVIDENCE LN
DEVONSHI
R
E
RD
S
H
E
R
I
D
A
N
RD
ARMSTRONGDR
C O L U M B U S P K W Y
JOHNSON DR
RAINTR E E RD
W F O X H I LL DR
OAK CREEK DR
PLUMGROVE CIR
JOHNSON DR
SATINWOOD TER
W PAULINE AVE
R
A
N
C
H
VIEW
CT
O
L
D
CHECKERRD JOHN S O N D R
IN
VE
R
R
A
R
Y
L
N
GARDENIA LN
N BUF
FALO GROVE RD
S H A M B LISS LN
MOHAWK LN
LAKE BLVD
T O U LONDR
ELM W O O D DR
BUCKTHORN
T
E
R
MILL CREEK DR
S
A
N
D
ALWOODRD
CAREN DR
B R A N D Y W Y N L N
LARCHMONT DR
EFABISH
D
R
CT
LEXINGTONDR
M
I
L
W
A
U
K
E
E
A
V
E
BR A N D Y W Y N L N
G
O
L
F
V
I
E
W
T
E
R
SHAMBLISS LN
WEIDNERRD
THOMPSONBLVD
OLD BUFFALO GROVE RD
N BUFFALO GROVE RD
N
I
L
R
O
U
T
E
8
3
COBBLER LN
JOHNSON DR
HIGHLANDGROVE
DR
HIGHLANDGROVEDR
R I V E R W A L K D R
AVALON DR
WEIDNERRD
RAUPP B
LVD
HIDDEN LAKE DR
INVERRARY LN
TOWN PLACE
CIR
JOR D A N T E R
INVERRARY LN
INVER RARY LN
E FOX HI L L D R
INVERRARY LN
SAINT M A R Y 'S P K W Y
N B U FFAL O G R O V E R D
JOHNS O N D R JOHNS
O
N
D
R
BURGESS CIR
THOMPSON BLVD
N ARLINGTON HEIGHTS RD
JOHNSON
D
R
JOHNSON DR
N PRA
IRIE RD
N BUF
FALO GROVE RD
S
T
A
N
T
O
N D
R
JOHNSON
DR
N BUF
FALO GROVE RD
N
B
U
F
F
A
L
O
G
R
O
V
E
R
D
TWISTED OAK LN
A
C
A
C
I
A
T
E
R
COPPERWOODDR
PATTON DR
PARKCHESTER RD
6
B
R
I
S
T
O
L
L
N
INVERRARY LNCHECKER DR
RAUPP B
LVD
W LAKE COOK RD
N PRAIRIE RD
CORPORATE GROVE DR
R
A
D
C
L
I
F
F
E
R
D
B
R
ANDY
W
Y
N
L
N
JOHNSON DR
WOODHOLLOW LN
N ARLINGTON HEIGHTS RD
I
N
V
E
R
R
ARYLN
BUTTERNUT DR
AVALON DR
D
E
E
R
FIE
LD
PKWY
BRANDYWYN LN
BURGESSCIR
DEERFIELD PKWY
INVERRARY
LN
DUNHILL
D
R
GOLFVIEW TER
HAWTHORNRD
N
B
U
F
FA
LO
G
R
O
V
E
R
D
B R A N D Y W Y N L N
N WEILAND RD
C A R RIA GEWAY
DR
E
FOXHILL DR
M
A
D
I
S
O
N
D
R
OSAGE LN
L A K EBLVD
HORATIO
B
LVD
MAYFAIR LN
S
N
A
V
A
J
O
T
R
L
WINDSOR DR
BURGESS CIR
JOHNSO N D R
WEIDNER RD
C H A T EAU DR
BERNARD DR
PRAGUEAV E
AVALON DR
JOHNS ON DR
BIR C H W O O D L N
B
U
F
F
A
L
O
G
R
O
V
E
R
D
NE
W
TO
W
N DR
D E VONSHIRE
RD
TOWN PLACE CIR
W PORT CLINTON RD
DUNDEE PKWY
D A ULT O N D R
TRAC E D R
LAKE COOK RD
WHISPERINGOAK
S
D
R
BRISTOL LN
OLD
OAK
DR
O L D W E I L A N D
R D
MA
DIERA LN
CHAMBOURD DR
PALA Z Z O C T
M
ADIE
R
A
C
T
C T N
C T S
PAL A Z Z O D R
A
P
P
L
E
H
ILL
LN
OVERVIEW DR
C
T
MA
DIERA LN
W APTAKISIC RD
THOMPSON BLVD
ROLLINGHILLS CT
1
7
8
LOCKWOOD DR
10
11
CT N
ASPEN DR
TWISTED OAK LN
12
13
C H E C K E R D R
CT
HASTINGS DR
WOODSTONE CIR
AUBURN LN
LAKE COOK RD
SAINT MARY'S PKWY
LA K E C O O K R D
BERNARD DR
16
17
CT
CT
19
MAYFAIR LN
HAWTHORN RDWHITE PINE RD
VERNON LN
CT
W DUNDEE RDW DUNDEE RD
BEECHWOOD RD
TRACE DR
GROVE DR
GROVE DR
STRATHMORE CT
VILLA VERDE DR
W BOEGER DR
ARLINGTON HTS
RD
23
BRENTWOOD CIR
UNIVERSITY DR
N BETTY DR
APTAKISI C R D
N
M
I
L
W
A
U
K
E
E
A
V
E
DEERFIELD RD
LAKE COOK RD
ILRT83
HALF DAY RD
APTAKISIC RD
N
BUF
F
A
L
O
G
RO
V
E
RD
IL ROUTE 53
MCHENRY RD
M
C
H
E
N
RYRD
HALF DAY RD
H A L F D A Y R D
S BUFFALO GROVE RD
N
M
I
L
W
A
U
K
E
E
A
V
E
NWEILANDRD
IL
RT
83
CH
EC
K
E
R
D
R
N
B
U
F
FALO
GROVE
RD
W DUNDEE RD
N ARLINGTON HEIGHTS RD
N PRAIRIE RD
DEERFIELD RD
S B
U
F
F
A
L
O G
R
O
V
E R
D
N
ARLINGTON
HEIGHTS
RD
LAKE COOK RD
DEERFIELD RD
N
M
I
L
W
A
U
K
E
E
A
V
E
I
I
R4A
R4
R5A
R8
R2R1
I
R6A
R5
I
R4
R9
R6A
R5A
RE
B5
R3
R5A
R4
R9A
R7
B3
R3
R8
R5
R8
R5
R2
R9
R3
R4
R9
B3
R3
R4
R9
R1
R9
R4
R4
R9
R9
R5A
R9
R4
RE
R9
R4
R6A
B3
B3
R3
R1
R9
B3O&R
R9
B3
R9
R9
R5
B3
I
R4
R9A R9
R7
R3
R9
I
R9
B4
R4
I
R1
R3A
R9
B3
R1
R9
R9
R9
R4
R4
R2
R6
O&R
R3A
R5
R2
R1
R5
R3
R7
R6
R8
R2
R5
B2
B2
R1
R4
R9
RE
R9
R8
R7
R5
R1 B1
RE
R5
B1
R5
R9
R4
B3
R8
R5
MUPD
R5
B3
B2
B3
R4
R5
R9
R8
O&R
R3
R6
R4
I
O&R
R1 B3
B1
B4
B1
B4
B3
R5
R4
B2
B3
R6
RE
R3
RE
B1
B3
R5A
B1
R4A
R4
B1
O&R
R5
R3
B3
RE
R8
B1
B1
RE
B2
B4
R1
R3
R9
B3
R8
B1
RE
B3
B1
O&R
RE
RE
B1
R9
R1
R2
R9
B3
B1
RE
RE
B1
RE
RE
R3
B3
R5
RE
RE
R4A
R5
R3
RE
RE
R8 R2
R2
R9
R6A
LONG GROVE
WHEELING
ARLINGTON HEIGHTS
VERNON HILLS
LINCOLNSHIRE
RIVERWOODS
BUFFALO GROVE METRA STATION
PRAIRIE VIEW METRA STATION
Last Updated: 1/31/2018
Zoning Legend
VBG_PRD.dbo.vw_DRV_Transportation_LINE
Parcel_Overlay_POLY
Residential District
RE : One Family Dwelling District
R1 : One Family Dwelling District
R2 : One Family Dwelling District
R3 : One Family Dwelling District
""""""""""""
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""""""""""""
""""""""""""R3 - A : One Family Dwelling District
R4 : One Family Dwelling District
R4 - A : One Family Dwelling District
R5 : One Family Dwelling District
R5 - A: One Family Dwelling District
R6 : One Family Dwelling District
R6 - A : One Family Dwelling District
R7 : One and Two Family Dwelling District
R8 : Multiple Family Dwelling District
R9 : Multiple Family Dwelling District
R9 - A : Multiple Family Dwelling District
Business District
B1 : Business District, Limited Retail
B2 : Business District, General Retail
B3 : Planned Business Center District
B4 : Business Services and Wholesale District
B5 : Town Center Business District
Office and Industrial District
I : Industrial District
MUPD : Mixed Use Planned Unit Development District
O & R : Office and Research District
Map Legend
Railroad
I2 Metra Station
Village Boundary
Parcel
Parcel_Overlay_POLY
´Village of Buffalo Grove Zoning Map
0 0.8 1.60.4 Miles
PARKS
APPLE HILL PARK…J 15APTAKISIC PARK…G 15BICENTENNIAL PARK…H 8BISON PARK…B 9CAMBRIDGE PARK…B 13CAMELOT CORNER PARK…H 9CANTERBURY PARK…K 11CHERBOURG PARK…F 13CHILDREN'S PARK…G 7CHURCHILLPARK…I 11COOPER PARK…D 8EMMERICH EAST PARK…D 12EMMERICH PARK…D 11GREEN LAKE PARK…G 11IVY HALL PARK…F 8KILMER PARK…C 12LIONS PARK…C 9LONGFELLOW PARK…C 8MIKE RYLKO COMMUNITY PARK…G 11MILL CREEK PARK…A 8MIRIELLE PARK…I 14NICOLE PARK…F 8NORTHWOOD PARK…E 16OLD FARM PARK…G 13PARKCHESTER PARK…F 15PRAIRIE GROVE PARK…I 13ROLLING HILLS NORTH PARK…J 10ROLLING HILLS PARK…I 10TARTAN PARK…F 14TWIN CREEKS PARK…H 11WEIDNER PARK…D 9WESTCHESTER PARK…H 12WILLOW STREAM PARK…E 10WINDSOR RIDGE PARK…C 10WINFIELD PARK…C 7WOODLAND PARK…J 10
SCHOOLS
APTAKISIC JUNIOR HIGH SCHOOL…G 15BUFFALO GROVE HIGH SCHOOL…C 8BUFFALO GROVE MONTESSORI SCHOOL…B 12COOPER MIDDLE SCHOOL…D 8EARL PRITCHETT ELEMENTARY SCHOOL…E 15HENRY W. LONGFELLOW ELEMENTARY SCHOOL…C 8IVY HALL MIDDLE SCHOOL…F 8JOYCE KILMER ELEMENTARY SCHOOL…C 12MERIDIAN MIDDLE SCHOOL…I 13PRAIRIE ELEMENTARY SCHOOL…H 10SAINT MARY SCHOOL…E 12THE GROVE MONTESSORI SCHOOL…F 7TRIPP ELEMENTARY SCHOOL…F 13TWIN GROVES JUNIOR HIGH SCHOOL…J 10WILLOW GROVE ELEMENTARY SCHOOL…F 9
MUNICIPAL FACILITIESALCOTT CENTER…D 10ARBORETUM GOLF COURSE…J 12, K 10BUFFALO GROVE FIRE STATION #25…B 10BUFFALO GROVE FIRE STATION #26…G 13BUFFALO GROVE FIRE STATION #27…J 12BUFFALO GROVE GOLF COURSE…E 10BUFFALO GROVE FITNESS CENTER…G 10BUFFFALO GROVE METRA STATION…G 16RAUPP MEMORIAL MUSEUM…G 9
1ST ST…K 13AABBOTT CT…H 15ABERDEEN CT…F 13ACACIA CT N…K 9ACACIA CT S…K 9ACACIA TER…K9-10ACORN PL…J 12ALDEN LN…G 8ALSACE CIR…F 12ALSACE CT…F 12AMHERST CT…G 8ANDERSON LN…G 6ANTHONY CT…B 14ANTHONY RD…B 13-14APPLE HILL CT SOUTH…J 15APPLE HILL LN…J 14-15APPLETREE CT…E 8ARBOR CT…D 10ARBORGATE LN…E 8, F 8ARLINGTON HEIGHTS RD…G 7ARLYD RD…I 14ARMSTRONG CT N…E 16ARMSTRONG DR…E 13-17ASBURY DR…H 17-18ASHFORD CT…A 10ASHLAND CT…E 8ASPEN CT…F 8ASPEN DR…F 8, G 8AUBURN LN…E 8, F 13AUTUMN CT…G 13AVALON CT N…J 14AVALON CT S…I 14AVALON DR…I 14, J 14
BBANBURY LN…G 9BANK LN…E 13BANYAN TREE LN…J 11BARCLAY BLVD…G 18, H 18BAYBERRY DR…K 10BEACON CT…A 10BEDFORD CT…G 7BEECHWOOD CT…C 9BEECHWOOD CT W…C 8BEECHWOOD RD…C 8-9BELAIRE CT…D 9BELAIRE DR…D 9BELMAR CT…G 9BELMAR LN…G 8-9BENTLEY PL…G 14-15BERKLEY CT…H 13BERNARD CT…D 8BERNARD DR…D 7-13BEVERLY LN…I 10BIRCHWOOD CT N…J 10BIRCHWOOD CT S…I 10, J 10BIRCHWOOD LN…I 10-11, J 10BLACKTHORN DR…K 12BLOSSOM CT…E 8BLUE ASH DR…K 10-11BORDEAUX CT E…H 10-11BORDEAUX CT W…H 10BOXWOOD LN…B 9-10BRADLEY RD…C 11BRANDYWYN CT…G 10BRANDYWYN CT N…H 10BRANDYWYN LN…G 10, H 10, I 10-11, J 12-13BRENTWOOD CIR…B 11BRISTOL LN…G 6-7BRITTANY LN…F 7BRUCEWOOD DR…D 12BRUNSWICK DR…E 13BUCKINGHAM LN…E 13BUCKTHORN CT…E 15BUCKTHORN TER…E 15-16BUNESCU CT…G 6BUNESCU LN…G 6BURNT EMBER CT…E 8BURNT EMBER LN…E 8, F 8BUSCH PKWY…G 17-20BUTTERNUT DR…K 11-12
CCAMBRIDGE DR…B 14, C 14CAMDEN CT…G 6CAMERON WAY…C 7CAREN CT…H 10CAREN DR…H 10-11CARLTON PL...F 8CARLYLE CT…J 13CARLYLE LN…J 13CARMAN AVE…F 17CARRIAGEWAY DR…A 10CARRY LN…F 9CASTLEWOOD LN…E 9, F 8-9CEDAR CT N…I 11CEDAR CT S…I 11CHAMBOURD DR…J 15CHAPEL OAKS DR…K 12CHARLES CT…B 14CHASE CT…G 6CHATEAU DR…E 11CHATHAM CIR…C 9CHAUCER WAY…H 10-9CHECKER DR…E 8-9, F 9-10, G 9-10CHECKER RD…E 7CHELSEY ST…J 14, K 14CHENAULT RD…C 11-12CHERBOURG CT N…F 12CHERBOURG CT S…F 12CHERBOURG DR…F 12CHERRYWOOD RD…D 10CHESTNUT CT E…J 13CHESTNUT CT W…J 13CHESTNUT TER…J 12-13CHEVY CHASE DR…E 21CHICORY CT…E 14-15CHICORY LN…E 14-15CHURCH RD…D 11, E 12CHURCHILL CT…G 14CIRCLE DR…E 12CLARET DR…E 11CLEARVIEW CT…G 14CLOHESEY DR…F 8CLOVERDALE CT…G 8COBBLER LN…G 14-15COBBLESTONE CT…F 14COBBLESTONE LN…F 14COLUMBUS PKWY…E 21COMMERCE CT…F 16, G 16COMMON WAY…F 12COOPER CT…G 6COPPERWOOD DR…H 12-13CORPORATE GROVE DR…G 17-18COTTONWOOD RD…D 10COUNTRY LN…D 8-9COUNTRYSIDE DR…C 6COURTLAND DR…G 8COVENTRY CT…I 11COVENTRY LN…I 10-11COVINGTON TER…B 11-12CRAB APPLE TER…J 12CRESTVIEW TER…D 12CROFTON LN…B 10CROSSFIELD CT…H 13CROWN POINT CT…F 11
CROWN POINT DR…F 11CUMBERLAND CT…G 14CUMBERLAND LN…G 14CYPRESS CT…K 9
DDANNET CT…G 9DANNET RD…G 9DARTMOUTH LN…E 16DAULTON CT…K 11DAULTON DR…K 11DAYBREAK TER…J 14DAYTON CT…G 9DAYTON RD…G 9DEERFIELD PKWY…G 10-20DELLMONT CT…G 13DEVLIN RD…G 9DEVONSHIRE RD…G 9DEVONWOOD CT…H 13DIANE DR…C 12, D 12DOGWOOD TER…E 15DORNCLIFF LN…F 9DOVER CT…I 10DOWNING RD…B 13-14DUNDEE PKWY…C 11-12DUNHAM LN…G 9DUNHILL DR…F 13DUNSTAN LN…K 11
EE CANTERBURY LN…G 14E DUNDEE RD…C 13-15E FABISH DR…G 14E FOX HILL DR…F 13-14E LAKE COOK RD…D 15-22, E 12-14EASTWOOD LN…E 16EDENVALE DR…I 14EDGEMERE RD…I 9-10ELMWOOD DR…C 10, D 10ENGLISH OAK TER…I 11ESSINGTON LN…F 9, G 9ESTATE DR…C 9, D 9ESTONIAN LN…G 21ETON CT…B 13EUCLID CT…H 12EVERGREEN PL…C 10
FFABISH CT…G 14FAIRFAX LN…G 6-7FARNSWORTH LN…G 6FARRINGTON CT…F 11FARRINGTON DR…F 10-11FERNDALE CT…E 14FOREST PL…D 12-13FORESTWAY CT…C 8FORESTWAY DR…C 8FOX CT E…F 14FOX CT W…F 13FOXFORD DR…K 11FRANCES CT…C 12, D 12FRANKLIN LN…G 7FREMONT CT E…G 7FREMONT CT W…G 7FREMONT WAY…G 6-7
GGAIL DR…G 10, H 10GARDENIA LN…F 11GLENDALE RD…C 12, D 12-13GOLFVIEW TER…C 12-13GREEN KNOLLS DR…G 10, H 10GREENRIDGE RD…B 10GREENWOOD CT…D 10GREGG LN…C 12, D 12GROVE DR…C 7
HHACKBERRY CT E…J 10HACKBERRY CT W…J 10HALF DAY RD…J 10, J 14-15HAPSFIELD LN…C 10HARRIS CT…F 11HARRIS DR…F 11, G 7HARVARD LN…B 13HARVEST CIR…G 13HASTINGS DR…E 17HASTINGS LN…E 16HAWTHORN RD…C 10-12HAZELWOOD TER…E 15, F 15HEATHERDOWN WAY…H 9-10HERITAGE PL…G 7HIAWATHA DR…C 11, D 11HICKORY DR…D 10HICKS RD…H 6HIDDEN LAKE DR…G 11-12, H 12HIGHLAND GROVE CT N…G 13HIGHLAND GROVE CT S…F 13HIGHLAND GROVE DR…F 13-14, G 13-14, H 14HILL CT E…F 14HILL CT W…F 14HILLDALE LN…G 13HOBSON DR…G 13HOLLYSTONE LN…F 9HORATIO BLVD…E 15-16, F 15
IIL ROUTE 53…H 5INDIAN CREEK CT…L 13INDIAN CREEK DR…L 13INDIAN HILL DR…D 8INDIAN HILLS DR…D 8-9INDIAN SPRING LN…F 9, G 9INVERRARY LN…E 17-21IRONWOOD CT…J 12IVY HALL LN…G 8-9
JJACOBS CT…G 12JERSEY C…H 14JOEL LN…F 15JOHNSON DR…E 17-21JORDAN TER…I 13JOSEPH CT…H 14JUNIPER CT…D 10
KKATHERINE CT…C 8KENDALL CT…G 12KENT LN…H 9KINGSBRIDGE WAY…H 9-10KINGSTON DR…K 11KNIGHT HILL CT…E 8KNOLLWOOD CT E…H 9KNOLLWOOD CT N…H 9KNOLLWOOD CT S…H 9KNOLLWOOD CT W…H 8KNOLLWOOD DR…H 8-9KRAUSE DR…F 17
LLAKE BLVD…B 13-14LAKEVIEW CT…E 11LAKEVIEW DR…E 11LAMONT TER…H 11LARCHMONT DR…H 8LARRAWAY DR…G 11
LASALLE CT…H 11LASALLE LN…H 10-11LAUREN LN…C 13, D 13LAWN CT…H 14LE JARDIN CT…E 15LE PARC CIR…E 15-16LEE CT…G 6LEHIGH LN…A 9-10, B 10LEIDER LN…H 17LEXINGTON DR…E 16LILAC LN…E 16LINCOLN TER…D 11LINDEN AVE…E 21LIVE OAK LN…J 11LOCKWOOD CT E…G 11LOCKWOOD CT W…G 11LOCKWOOD DR…G 11, H 11LOGSDON LN…H 8LONDON CT…I 10LONG BEACH DR…E 22-23LONGRIDGE CT…G 13LONGWOOD CT…C 8-9LONGWOOD DR…C 8-9LUCINDA DR…G 10LYON CT…H 10LYON DR…H 11
MMACARTHUR CT…C 11MACARTHUR DR…C 11MADIERA CT…J 15MADIERA LN…J 15MADISON CT N…H 14-15MADISON CT S…H 14MADISON DR…H 14-15MAGNOLIA CT E…J 11MAGNOLIA CT W…J 11MANCHESTER CT…E 11-12MANCHESTER DR…E 11MANOR DR…E 11-12MAPLE DR…D 10MARGATE DR…H 13-14MARQUETTE PL…E 21MARSEILLES CIR…F 12MARVINS WAY…G 15MARY BELLE CIR…E 14MARYLU LN…D 11MAYFAIR CT…C 11MAYFAIR LN…C 10-11MAYFLOWER CT E…H 9MAYFLOWER CT W…H 8MELINDA LN…D 11MERIDIAN WAY…I 13MIDDLESEX CT…B 15MILL CREEK DR…A 9-10, B 9-10MILLBROOK DR…J 16MILLER LN…B 9MILWAUKEE AVE…E 21-22, G 20MIRAMAR CT…I 14MIRAMAR LN…I 14MISTY WOODS RD…K 12MOHAWK CT…C 11MOHAWK TRL…C 12-13MORNINGSIDE LN E…G 13MORNINGSIDE LN W…G 12MULBERRY CT…C 10
NN ARLINGTON HEIGHTS RD…E 7-8, F 7, G 7, H 8N BUFFALO GROVE RD…E 12, F 11-12, G 11-12, H 11-12, I 11, J10-11, K 11-12, L 13N EASTON AVE…J 12N ELIZABETH AVE …F 16N FLORENCE AVE …F 16N HORATIO BLVD …F 15N IL ROUTE 83 …F 12N MAIN ST…J 13, K 13N MCHENRY RD…E 12-13, F 11-12, G 7-10N MILWAUKEE AVE…E 22N PET LN…I 14N PRAIRIE RD…I 13, J 13N RAPHAEL AVE…F 16N RIVERWALK DR…E 22N ROADWAY LN…H 15N WEILAND RD…E 14, F 14-15, G 15, H 15N WELLINGTON CT…G 14N WILLIAM AVE…F 16NEWFIELD CT…H 12NEWFIELD DR…H 12-13NEWGATE CT…H 14-15NEWPORT CT…G 7NEWTOWN CT E…F 14NEWTOWN CT W…F 14NEWTOWN DR…F 14-15NORTHGATE PKWY…E 19
OOAK CREEK DR…C 12OLD ARLINGTON CT…B 9OLD ARLINGTON HEIGHTS RD…B 9OLD BARN CT…G 12OLD BARN RD…G 12OLD CHECKER CT…E 9-10OLD CHECKER RD…E 9-13OLD MCHENRY RD…H 6OLD OAK CT…C 12OLD OAK DR…C 12-13OLD POST DR…B 10OLD WEILAND RD…H 15OLIVE HILL DR…I 13ORCHARD LN…K 13OSAGE LN…E 15OVERVIEW DR…J 14OXFORD DR…H 8
PPALAZZO CT…J 15PALAZZO DR…J 15PALMGREN CT…B 14PARK AVE…K 13PARK VIEW TER…B 11PARKCHESTER RD...F 15PARKER LN…G 8PARKSIDE DR…G 12PATTON DR…C 11PAULINE AVE…E 12-13, F 13-16PENNY LN…F 8PINEHURST LN…F 14PINETREE CIR N…G 12PINETREE CIR S…G 12PINYON PINE CT N…K 12PINYON PINE CT S…K 13PLUM GROVE CIR…D 8-9POPLAR CT…C 10PORT CLINTON CT E…L 9PORT CLINTON CT W…L 9PORT CLINTON RD…K 10-11PRAGUE AVE…E 21PRAIRIE LN…F 14PRAIRIE RD…I 13, J 13-14, K 13-14, L 13PROVIDENCE LN…G 7
QQUAKER HOLLOW CT N…H 15QUAKER HOLLOW CT S…H 15
R
RACHEL LN…C 6RADCLIFFE RD…A 9, B 9RAINTREE CT…K 10RAINTREE RD…K 10RANCH VIEW CT…G 8RAPHAEL AVE…F 16RAUPP BLVD…C 11-12, D 11RAYMOND RD…E 14RED BUD PL…E 14-15RED OAK CT…C 10REGENT CT E…D 8REGENT CT W…D 8REGENT DR…C 8-9, D 8RIDGEFIELD LN…G 9RIDGEWOOD LN…E 15RIVER GROVE CT…L 14RIVER GROVE LN…L 14RIVER OAKS CIR E…L 14RIVERWALK DR…E 22ROBERTA CT…C 13ROLLING HILLS CT…H 12RONNIE DR…H 11ROSE BLVD…C 6-7ROSE CT E…C 7ROSE CT W…C 7ROSEWOOD AVE…D 11ROSLYN CT E…K 13ROSLYN LN E…K 13RUSSELLWOOD CT…G 15
SS ARLINGTON HEIGHTS RD…B 7, C 7, D 7S BUFFALO GROVE RD…B 12-13, C 13, D 12-13S NAVAJO TRL…C 13, D 13S WELLINGTON CT…G 14SAINT MARY'S PKWY…D 9-13SANDALWOOD CT…K 10SANDALWOOD RD…K 10SANDHURST CT…G 13SANDHURST DR…G 13SARATOGA LN…A 9, B 9-10SATINWOOD CT N…J 11SATINWOOD CT S…J 11SATINWOOD TER…I 11, J 11SAXON PL…B 14SAYBROOK LN…G 7SCOTTISH PINE CT…K 10SELWYN LN…B 13-14SHADY GROVE LN…F 10, G 10SHAMBLISS CT…G 6SHAMBLISS LN…G 6SHERIDAN CT…I 9SHERIDAN RD…I 9-10SILVER LINDEN LN…I 11SILVER ROCK LN…F 10, G 10SOMERSET LN…F 13SPRINGSIDE CT…E 9SPRINGSIDE LN…E 9, F 9-10STANFORD LN…A 10STANTON CT E…H 14STANTON CT W…H 14STANTON DR…H 14STEEPLE DR…E 13-14STILLWELL DR…C 11STONEBRIDGE LN…B 9STONEGATE CT…D 9STONEGATE RD…D 8-9STRADFORD CIR…C 9STRATHMORE CT…C 7SUMMER CT…I 9SUNRIDGE LN…F 13SUSSEX CT…B 15SYCAMORE RD…C 10
TTAYLOR CT…J 14TERRACE PL…D 8THISTLE CT…H 14THOMPSON BLVD…H 8-15THOMPSON CT…H 10, H 13THORNAPPLE CT…E 8THORNDALE CT…E 14THORNDALE DR…F 13-14THORNTON LN…B 9THORNWOOD DR…C 10THREE STATES BLVD…B 11-12TIMBERHILL RD…D 8-9, E 8TOULON DR…F 12TOWN PLACE CIR…E 12, F 12TOWN PLACE PKWY…E 12TRACE DR…C 7TREE FARM CT…I 9TRINITY CT…B 15TROTWOOD CT…G 13TWILIGHT PASS…F 10TWIN OAKS BLVD…I 10TWIN OAKS CT…I 10TWISTED OAK LN…F 8-9
UUNIVERSITY DR…B 13-14UNNAMED…E 12, F 18-19, G 18-19, G 7, J 12
VVERNON CT…C 10-11VERNON LN…C 10-11VILLA VERDE DR…B 7VILLAGE CT…H 14VINTAGE LN…E 11
WW APTAKISIC RD…H 12-14, I 10-12, I 15W ARLYD RD…I 14W BROCKMAN AVE…K 13W CANTERBURY LN…G 13W DEPOT PL…H 15W DUNDEE RD…B 9-12, C 12-13, C 7-8W EASTON AVE…K 13W FABISH DR…G 12-13W FOX HILL DR…F 12-13W HALF DAY RD…J 11-13W LAKE COOK RD…D 10-1212, D 7-9W PAULINE AVE…E 17, F 14-16W PORT CLINTON RD…K 11-12, K 9WAINWRIGHT PKWY…C 11WAKEFIELD CT…F 13WAKEFIELD LN…F 13WATERBURY LN…J 14WEDGEWOOD CT…K 9WEIDNER CT…C 10, D 9WEIDNER RD…C 9-10, D 9, E 9WEILAND RD…H 15WESTBOURNE LN…F 9WESTCHESTER CT…G 12WESTCHESTER RD…G 12, H 12WHISPERING OAKS CT…K 12WHISPERING OAKS DR…K 12-13WHITE BRANCH CT…G 14WHITE OAK LN…K 10WHITE PINE RD…C 10WHITEHALL CT…D 8WHITEHALL DR…D 8WHITNEY LN…H 12WILDFLOWER CIR…G 12WILLOW PKWY…J 11-13WILSHIRE CT…I 9WINDBROOKE DR…G 15-16
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01/16/2019
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, JANUARY 16, 2019
Call to Order
The meeting was called to order at 7:30 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1.Consider Approval of a Variation for a Recreational Vehicle (Pop-Up Camper) at 156
Ironwood Ct (Trustee Ottenheimer) (Staff Contact: Chris Stilling)
Chairman Cesario read the rules of the public hearing.
Commissioner Au recused herself from this discussion.
Mike Leissner (156 Ironwood Court), Jody Miller (2302 Crabapple Terrace), and Michael
Miller (2302 Crabapple Terrace) were sworn in.
Mr. Leissner reviewed his proposal and reasoning for variation. He was prepared to
repair the fencing as required as well as putting the trailer on pavers instead of ground.
He reviewed why the alternate storage locations allowed would be problematic. He said
that four out of five of his neighbors would prefer the pop-up trailer in the rear yard.
Commissioner Moodhe asked how the trailer was moved in and out. Mr. Leissner said
that several people can push it through the gate. Commissioner Moodhe asked if it would
be easier to move if closer to the house. Mr. Leissner said the available setback area to
store the pop-up camper in the rear yard has a patio and an entertaining area.
Commissioner Khan asked how often the camper was moved. Mr. Leissner said that this
was moved once or twice per year on average. Commissioner Khan said that he
generally saw neighbors in support of variances like this, so he felt that it took courage for
his neighbors to come forward in opposition. He said that there were options that
matched the ordinance. The three issues were that it did not meet the setback
requirements, must be placed on an approved hard surface, and requires adequate
screening. Mr. Leissner added that he would put it on pavers, and he would improve the
fencing. He was willing to do additional things which adhere to the ordinance.
Commissioner Goldspiel asked about the fencing. Mr. Stilling said that the screening was
required to be five feet whether it was fencing or landscaping. Commissioner Goldspiel
said that he did not see a basis for a variance because a hardship is not justified in this
case. He also said that what was present is not visually pleasing for anyone.
Commissioner Weinstein said that typical yard furniture did not normally include pop-up
campers. He said that the new ordinance was created to be consistent with surrounding
communities. He appreciated the situation, and the commission was trying to see a
compromise.
3.B.1
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Chairman Cesario reviewed the setback rules and stated that the commission’s job was
to apply the rules set by the Village officials and approve exceptions to the standard. The
Petitioner needed to prove that the circumstance was atypical. Mr. Leissner said that the
dimensions of his current lot and placement of entertaining area made this atypical.
Chairman Cesario entered the Village Staff report as Exhibit One.
Ms. Miller said that she complained about the camper previously but was told that it was
in compliance with the ordinance. The new ordinance made this no longer compliant. The
fence would help but had not been worked on, and the camper had items stacked on top
of it.
Mr. Miller said that this was legal prior to the current ordinance. He installed some
landscaping, but during the winter there was no screening. While it was in the back
corner of the Petitioner’s lot, it was in direct view of the neighbor.
Mr. Leissner said that he was willing to make some accommodations to try and make this
more attractive. The fencing would be improved.
The public hearing closed at 8:27 pm
Chairman Weinstein made a motion to grant a variation to allow for storage of a
recreational vehicle in the rear yard with the following stipulations:
1)The current fencing be replaced with a minimum of 5-foot height fence or thick
bushes/shrubs on or before June 1.
2)Brick pavers were installed as described in the proposal.
3)The variation does not run with land
Commissioner Khan seconded the motion.
Commissioner Khan said that he was considering the applicant’s request, the neighbor’s
enjoyment of their property, and the Village ordinance he did not want to compromise.
That said, he said that there were options like moving the camper May 15 - September
30 onto the driveway. The other seven months, the camper could be stored in the
garage. The camper could also be stored off site.
Chairman Cesario said that he understood the Petitioner wanting to live the way he
wanted; however, he felt that this would “torpedo” the ordinance. He said that this would
set a precedent for others in the Village with similar situations, and the Village had to find
a balance.
Commissioner Moodhe said that the ordinance only gave guidelines about where the RV
should be on the property. These options were not ideal for the Petitioner, and where it is
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now is not ideal for the neighbors. He felt that the screening could be adjusted but did not
feel there is any unique circumstances to grant a variance.
Commissioner Goldspiel said that the variance did not meet the standards set forth.
Commissioner Weinstein asked if an appeal was filed when the camper needed to move.
Mr. Stilling said that steps could need to be taken to appeal this ruling. He would work
with the applicant to work out the specifics of appealing or removing the camper,
particularly with a snowstorm coming.
RESULT:DENIED [0 TO 5]
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Zill Khan, Commissioner
NAYS:Moodhe, Cesario, Goldspiel, Khan, Weinstein
ABSTAIN:Amy Au
ABSENT:Matthew Cohn, Scott Lesser
2.Consider Approval of a Special Use for a Fitness Facility at 1350 Abbott Court (Trustee
Stein) (Staff Contact: Chris Stilling)
Chairman Cesario swore in those testifying in the case - Melissa Kleinberg (1550 Abbott)
Chris Wright (1550 Abbott Court).
Mr. Wright spoke about how they intended to use the facility.
Commissioner Moodhe asked how many people per class were anticipated. Mr. Wright
said that they could allow up to 30 people per class. There would only be two staff
members until more were needed. Commissioner Moodhe asked if parking would be an
issue. Mr. Wright said that they would have access to the loading dock as well as the 32
adjoining spots. Ms. Woods said that she was under the impression the cap would be 18.
Commissioner Weinstein said that there was a dance studio at this location and asked
about the driveway and island. He confirmed with the Petitioner that there was only one
entrance in the back. He had a concern about the parking but was okay if the cap was
per the proposal.
Commissioner Khan asked about where the Junior High School was. Commissioner
Khan confirmed with the Petitioner that the attendees would be 18 and over. The
Petitioner mentioned working out the schedule with Staff to ensure timing of parking with
neighbors.
Commissioner Moodhe said that he anticipated having trouble meeting the parking
requirements and did not know if this was something to worry about for a few years.
Commissioner Goldspiel asked where the loading dock was. Ms. Kleinberg showed the
location. Commissioner Goldspiel confirmed with the Petitioner that two cars could get to
the back.
3.B.1
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Commissioner Au asked about the side entrance. Mr. Wright showed the location.
Chairman Cesario said that this was a request for special use for a fitness center. There
was some discussion regarding taking out the class cap as part of the special use as long
as there were parking arrangements with the neighbors. Mr. Stilling said this was fine if it
was reviewable.
Commissioner Weinstein asked how many parking spots were handicapped, it was
mentioned there were two handicapped spots.
Commissioner Moodhe said that rehab classes were being considered as well. Mr.
Wright said that these would be in the middle of the day and could be capped.
Commissioner Weinstein asked if they could stipulate that the Village reserved the right
to restrict class sizes. Staff and Commissioners agreed.
Commissioner Moodhe suggested adding that this be included in a waiver. Ms. Woods
said that this would not be necessary.
Commissioner Goldspiel asked about signage to direct people to the back. Mr. Wright
said that they would encourage this for regular attenders.
Chairman Cesario entered the Village Staff report at Exhibit One.
The public hearing closed at 9:05 pm
Commissioner Weinstein moved for a positive recommendation for a petition for Special
Use, subject to the following conditions:
1.The special use is granted to APX Sports and Fitness and the special use does not run
with the land.
2.The special use granted to APX Sports and Fitness may be assignable to subsequent
Petitioners seeking assignment of this special use as follows:
i.Upon application of a petition seeking assignment of this special use, the Village of
Buffalo Grove, in their sole discretion, may approve the assignment administratively, or
may refer it to the Planning & Zoning Commission and/or the Village Board for a public
hearing.
ii.Such assignment shall be valid only upon the written approval of the Village of Buffalo
Grove granting said assignment, which may be granted or denied for any reason.
3.The Village reserves the right to restrict class size and require transition times between
classes as necessary to control overflow parking.
4.The Petitioner shall monitor traffic circulation and parking on the property and take
appropriate measures, as approved by the Village, to ensure adequate parking is being
provided. If the Village determines, in its sole discretion, that additional parking is
required, the Petitioner shall provide parking in a manner acceptable to the Village.
3.B.1
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5.Prior to the issuance of a certificate of occupancy, the existing driveway apron entering
the property shall be repaired in a manner acceptable to the Village.
Commissioner Au seconded the motion.
Commissioner Weinstein said that he was in favor of this since this had been a
recreational use already.
Chairman Cesario said that this did not seem unreasonable and thanked them for the
flexibility.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 2/19/2019 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Amy Au, Commissioner
AYES:Moodhe, Cesario, Goldspiel, Khan, Weinstein, Au
ABSENT:Matthew Cohn, Scott Lesser
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Dec 19, 2018 7:30 PM
Commissioner Moodhe moved to approve the regular meeting minutes from
December 19, 2018. Commissioner Khan seconded the motion.
RESULT:ACCEPTED [5 TO 0]
MOVER:Adam Moodhe, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Moodhe, Cesario, Goldspiel, Khan, Weinstein
ABSTAIN:Amy Au
ABSENT:Matthew Cohn, Scott Lesser
Chairman's Report
Chairman Cesario welcomed new Village counsel.
Committee and Liaison Reports
The schedule for the new calendar year was forthcoming.
Staff Report/Future Agenda Schedule
Mr. Stilling said that the next meeting would be set at the end of the week with a fence variation
and possibly some RV variations. The February 20 meeting may be canceled or rescheduled.
Nothing was on the agenda currently, but the Village was trying to accommodate the Prairie View
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Open House. He reviewed the Prairie View plan, and the public hearings on this would be
forthcoming.
The Village Board had not met since the last meeting. It had been rescheduled to Tuesday due to
the holiday. On that agenda was the new Northwest Community Hospital site. This information
would be coming to the commission. He also noted the Volunteer Reception coming up.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 9:15 PM
Chris Stilling
APPROVED BY ME THIS 16th DAY OF January , 2019
3.B.1
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