2019-04-17 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
April 17, 2019 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. Consider a Variation to Replace an Existing Split Rail Fence in the Corner Side Yard at
1401 Rose Boulevard (Trustee Stein) (Staff Contact: Chris Stilling)
2. Consider a Variation for a RV (Boat) at 22 Columbus Parkway (Trustee Ottenheimer)
(Staff Contact: Chris Stilling)
3. Consider a Variation for Two Ground Signs for Strathmore Square Shopping Center
Located at 1151-1165 Arlington Heights Road & 1170 - 1182 McHenry Road (Trustee
Ottenheimer) (Staff Contact: Chris Stilling)
4. Consider an Amendment to Ordinance 1979-46 and 1980-51, as Amended by
Ordinances 1998-012, 1998-048 and 2000-1 for a New Medical Office Building and
Commercial Use in the B3 Planned Business District with Variations t o the Buffalo Grove
Zoning Ordinance, Development Ordinance and Sign Code for the Property Located at
15 S McHenry Rd, 35 S. McHenry Rd and 125 E. Lake Cook Rd (Trustee Stein) (Staff
Contact: Chris Stilling)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Apr 3, 2019 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
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 th e meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 4/11/2019 2:47 PM Page 1
Action Item : Consider a Variation to Replace an Existing Split Rail
Fence in the Corner Side Yard at 1401 Rose Boulevard
Recommendation of Action
Staff recommends approval, subject to the condition in the staff report.
The Petitioner is proposing to replace an existing three (3) foot open, split rail fence with another three (3)
foot open, split rail fence that encroaches into the twenty five (25) foot required corner side yard setback.
As a result, a variation is required.
ATTACHMENTS:
Staff Report (DOCX)
Plans (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, April 17, 2019
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 17, 2019
SUBJECT PROPERTY LOCATION: 1401 Rose Boulevard
PETITIONER: Stuart and Peggy Cohn
PREPARED BY: Rati Akash, Planner
REQUEST: A variation to replace an existing split rail fence which
encroaches into corner side yard setback along Cameron Way
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 proposing to replace an existing three (3) foot open, split rail fence with another three
(3) foot open, split rail fence that encroaches into the twenty five (25) foot required corner side yard
setback. The existing fence is presently in a deteriorating condition, and hence the Petitioner is
proposing to replace this with a new fence.
The new fence proposed will be installed eleven (11) feet from the property line along Cameron Way in
the same location as the previous fence, and the second segment would extend up to building edge
parallel to Rose Boulevard. The second fence proposed is being replaced on the property line along the
west portion of the property which meets Code.
The existing fence was installed prior to the code change. As a result of the replacement, a variance is
required.
PLANNING & ZONING ANALYSIS
The Petitioner is proposing a
three (3) foot open split rail
wood fence which will
encroach fourteen (14) feet
into the corner side yard along
Cameron Way (dead-end
road).
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Variations requested
A corner side yard variation from Section 15.20.040.B from the Buffalo Grove fence code states that
Fences may be erected placed and maintained on corner lots to a height not to exceed six feet above
ground level. No such fence shall be located nearer to any street than the building setback line.
The following is a list of recently approved setback variations for corner side yard fences:
Address Fence Height/Type Setback from property line
2044 Jordon Ter 3’ high open dog-ear fence 0” from the property line
1271 Radcliffe 4’ high chain-link (open) 1.5’ from the property line
2123 Sheridan 5’ high wrought-iron (open) 2’ from the property line
1309 Madison 4’ high open picket fence 16’ from the property line
1239 Devonshire 5’ high shadow box 4’ from the property line
2299 Avalon Dr 4’ high solid scalloped fence 1’ from the property line
1295 Euclid Ave 5’ high shadowbox fence 4’ from the property line
14 Chestnut Ct 5’ solid dog-ear fence 10’ from the property line
1403 Westchester Rd 5’ solid dog-ear fence 8’2” from the property line
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 no calls inquiring about the proposed fence variation.
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;
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.
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STAFF RECOMMENDATION
Village staff recommends approval for this variation to replace an existing split rail fence subject to the
following conditions:
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.
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During your testimony at the public Hearing you need to testify and present your case for the
variance being requested. During your testimony you need to affirmatively address the four (4)
standards listed below. I have completed the first one for you since it is not applicable. I have
left you room to write down your statements in advance of the meeting.
The Planning & Zoning Commission is authorized to grant variations to the regulations of the
Fence Code based upon findings of fact which are made based upon evidence presented at the
hearing that:
1. The plight of the owner is due to unique circumstances;
Your Evidentiary Statement: The requested fence permit does not comply with the
village code. Our home is located at the southwest corner of Rose Blvd and Cameron
Way. The corner is on a dead-end street and therefore does not pose a risk of being a
traffic hazard, however a fence provides an increased level of privacy and security.
2. The proposed variation will not alter the essential character of the neighborhood;
Your Evidentiary Statement: The request is to replace the existing 27-year-old fence at
the exact same place with the same style 3-foot split rail fence. The new fence will be
a visual improvement to the neighborhood.
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,
Your Evidentiary Statement: The request is so that we have full use of our backyard
with increased security.
4. The proposed variation will not be detrimental to the public health safety and welfare.
Your Evidentiary Statement: None.
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Updated: 4/12/2019 9:43 AM Page 1
Action Item : Consider a Variation for a RV (Boat) at 22 Columbus
Parkway
Recommendation of Action
Staff recommends action at the discretion of the Planning & Zoning Commission.
The petitioner is seeking a variation to store their existing boat in a manner not consistent with Village
Code for the property at 22 Columbus Parkway. As a result, a variation is required. Further information
can be found in the attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, April 17, 2019
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 17, 2018
SUBJECT PROPERTY LOCATION: 22 Columbus Parkway
PETITIONER: Juan Lopez, Owner
PREPARED BY: Rati Akash, Planner
REQUEST: A variation to Section 17.36.030 of the Village of Buffalo
Grove Zoning Ordinance to allow for a recreational
vehicle (boat) to be stored in the side and front yard of
the property on an unapproved hard surface
EXSITING LAND USE AND ZONING: The property is improved with a single-family home
and is zoned R5
COMPREHENSIVE PLAN: The 2009 Comprehensive Plan calls for this property
to be single family detached housing
BACKGROUND
In February, 2018, the Village Board approved Ordinance 2018-007 which amended Chapter 17.36 and
Section 8.24.170 of the Buffalo Grove Municipal Code concerning Recreational Vehicles. The new
Ordinance (attached) took effect August 1, 2018. Under the new regulations, a single-family property is
allowed to store up to 1 RV on their driveway from May 15th to September 30th. At all other times of the
year, the outside storage of a RV is allowed in the rear and/or side yard of a lot and it must meet the
zoning setbacks. The RV shall also be screened from public view (landscaping or fencing) and parked on
a hard surface (asphalt, pavers, etc.).
In October 2018, a Village Inspector went out to the property in response to a resident inquiry regarding
a property maintenance issue (this issue has been corrected). At that time, the Inspector also noted the
boat and conversion van parked on an unapproved hard surface in the side yard and front yard of the
subject property. The homeowner at 22 Columbus Parkway, Juan Lopez was notified about the Code
Violation for the boat and conversion van. The Petitioner has filed a petition for a variation to allow the
year-round storage of their boat in the front yard
and side yard on an unapproved hard surface.
PLANNING & ZONING ANALYSIS
Events timeline
In October 2018, the Village Inspector reported
a boat and conversion van parked on an
unapproved hard surface encroaching into both
the side yard and front yard setbacks during a
sewer inspection. At that time, it was
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communicated that they need to correct the matter or request a variation.
In December 2018, the Village Inspector issued a
notice of violation for both the boat and conversation
van to the homeowner at 22 Columbus Parkway. The
Petitioner was given 21 days to comply from the date
the letter was issued, otherwise an administrative
adjudication ticket was going to be issued. It was in
this 21 day duration, the Petitioner reached out to
Village to seek ways to store the boat to comply with
Code.
Since all options were exhausted due to the site
configuration, the Petitioner requested to seek a variation to store their boat. Since then, the
Petitioner moved their conversion van on the driveway to meet Code.
Proposed Storage
The petitioner currently has a 27’ long boat, stored in
the side yard and front yard of the subject property
based on staff’s measurements.
The boat measures approximately 27’ long, 8’ wide
and 9’ in height and meets the size requirements as
per the RV Regulations.
The petitioner has indicated that they have had this
boat since 2011, and use this boat in the summer
months for recreation.
The boat has been winterized and stored in a location
which encroaches both into the side yard and front
yard presently. In the present location, the boat is
parked close to the edge of the east property line and
is setback approximately 1’ from the east side yard
setback (6’ is required). The boat is setback
approximately 17’ from the front lot line as per staff’s
measurements.
The Petitioner proposes to store their boat in a new
location which will be setback 6’ from the east
property line (meet code), and setback 20’ from the
property line in the front as shown in the plat of
survey. In the new proposed location, the boat
encroaches 5’ into front yard setback.
The subject property is a unique pie shaped lot
which makes it difficult to store this boat within the
building setbacks in the R5 Residential District.
Existing RV location
Proposed RV location
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The boat will not fit inside the one car garage.
The boat is presently stored on an unapproved hard
surface (gravel). The Petitioner has indicated to
propose to park the boat partially on the driveway
and on an approved hard surface (brick pavers) which
needs to be installed.
The Petitioner has included consent signatures of the
neighbors in the block who have no objection to the
RV (boat) being stored on the subject property. The
Petitioner has indicated he is trying to reach out to
the neighbor directly adjacent to the boat on the east
at 912 Prague Ave for a consent signature.
Screening
The boat is presently screened by a 3’ tall open white
wooden fence installed on the east property line of
the subject property.
This 3’ tall fence does not meet Code, and is not
effective in screening the 9’ tall boat which is stored
adjacent to this fence.
The Petitioner has indicated that he wants to replace
this 3’ tall fence by 5’ solid fence to meet Code
To meet code, the petitioner would still need to
provide screening along the portion of the boat that
is visible from Columbus Parkway.
Zoning History of Columbian Gardens Subdivision
The subject property is located in the Columbian Gardens subdivision.
The subdivision was originally developed under the jurisdiction of Lake County and the majority of
the Columbian Gardens subdivision was annexed by Ordinance No. 2004-32 on March 15, 2004. The
residential subdivision consists of 79 single-family homes.
The subdivision is zoned R5 which allows for smaller lot sizes and a side yard setback of 6’. Given the
lot sizes, many of the homes in the subdivision would have difficulty meeting the RV regulations for
storage in the side or rear yard.
Variation requested
The petitioner’s request is to allow the storage of the RV (boat) year-round in the new proposed
location which will encroach 5’ feet into the front yard setback.
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The RV (boat) is presently being stored on an unapproved hard surface (gravel) and does not meet
Code.
The 3’ tall fence does not meet the RV regulations for effective screening from public view
(landscaping or fencing). The screening (landscaping or fencing) must be a minimum of 5’ in height
and be screened from the east and south.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the surrounding property owners within 250’ 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 3 call inquiries into the variance request. Out of the 3 calls received, 2 of
them were general call inquiries of the Public Hearing Sign posted, 1 of the callers did express concern
about the appearance of the boat.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations to the regulations of the Zoning
Ordinance based upon findings of fact which are made based upon evidence presented at the hearing
that:
1. The property in question cannot yield a reasonable return if permitted to be used only under
the conditions allowed by the regulations of the zoning district in which it is located except in
the case of residential zoning districts (not applicable in this case);
2. The plight of the owner is due to unique circumstances;
3. The proposed variation will not alter the essential character of the neighborhood.
The petitioner has provided a written response to the standards for a variation which are included in
this packet.
STAFF RECOMMENDATION
Staff does have concerns about the requested variations, particularly since no specific details have been
provided on how the petitioner plans to address the screening and surface requirements. While staff
recognizes the limited locations for storage on the lot, the boat is rather large and would still be very
visible from the street. Staff recommends action at the discretion of the Planning & Zoning Commission.
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 or deny the
variation. Should the variation be denied by the PZC, the petitioner may appeal the decision to the
Village Board.
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Existing Storage Area
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Proposed Storage Area
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VILLAGE OF BUFFALO GROVE
Department of Building and Zoning
Fifty Raupp Blvd
Buffalo Grove, IL 60089
Phone: 847.459.2530
Fax: 847.459.7944 Recreation Vehicles (RV)
RESPONSE TO STANDARDS
During your testimony at the public Hearing you need to testify and present your case for the variance being
requested. During your testimony you need to affirmatively address the two (2) standards listed below.
The Planning & Zoning Commission is authorized to grant variations to the regulations of the RV code based
upon findings of fact which are made based upon evidence presented at the hearing that:
1. The plight of the owner is due to unique circumstances.
2. The proposed variation will not alter the essential character of the neighborhood.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
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$50 F I L I N G F E E M U S T A C C O M P A N Y T H I S A P P L I C A T I O N
FEE PAID RECEIPT NUMBER DATE
Additional information can be found at the Village’s RV Parking and Storage
Regulations webpage: www.vbg.org/rvregulations.
Will Not:
a) Diminish or impair property values in the area
b) create a nuisance
c) impair adequate supply of light to adjacent property
d) impair the public health , safety, comfort, or general welfare of the
inhabitants of the village
g) result in an increase in public expenditures
eg: boat has been parked and stored in the same area for over 10 years without any complants
pior to new village ordinance.
Due to unique shape of the plotted lot (" pie shape") prior to when the zoning code was applied
the boat sits a couple of feet in front and to the side of the setback line.
2.2.b
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Subject Property
2.2.b
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Updated: 4/12/2019 9:52 AM Page 1
Action Item : Consider a Variation for Two Ground Signs for
Strathmore Square Shopping Center Located at 1151-1165 Arlington
Heights Road & 1170 - 1182 McHenry Road
Recommendation of Action
Staff recommends approval, subject to the condition in the attached staff report.
The Petitioner, Pam Bennett is requesting a variation to allow for a second ground sign in the Strathmore
Shopping Center which runs along Arlington Heights Road and McHenry Road. Additional information can
be found in the attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Ottenheimer Chris Stilling, Community Development
Wednesday, April 17, 2019
2.3
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 17, 2019
SUBJECT PROPERTY LOCATION: 1151-1165 Arlington Heights Road & 1170 - 1182 McHenry Road
PETITIONER: Pam Bennett, McKenzie Management on behalf of Strathmore
Shopping Center Starbucks
PREPARED BY: Rati Akash, Planner
REQUEST: A variation for two ground signs in the Strathmore Shopping
Center which runs along Arlington Heights Road and McHenry
Road.
EXSITING LAND USE AND ZONING: The property is improved with a commercial building and is
zoned B3.
COMPREHENSIVE PLAN: The Village of Buffalo Grove Comprehensive Plan calls for this
property to be a commercial use.
PROJECT BACKGROUND
The Petitioner, Pam Bennett is requesting a variation to allow for a second ground sign in the
Strathmore Shopping Center which runs along Arlington Heights Road and McHenry Road. There are two
buildings in the Strathmore Shopping Center; each building has one frontage on Arlington Heights Road
or McHenry Road respectively.
The total frontage for Strathmore Shopping Center parcel measures approximately (274’ along Arlington
Heights Road + 257’ along McHenry Road) 531’ in total length, the Sign Code only permits one ground
sign based on this frontage. Hence, the second ground sign will require a variation.
PLANNING & ZONING ANALYSIS
Zoning History
The Strathmore Shopping Center property
was annexed into Buffalo Grove by
Ordinance No. 68-18 on May 13, 1968.
The Strathmore Shopping Center was
constructed in the 70’s. There was a
tenant space occupied by White Hen
Pantry which installed a ‘White Hen
Ground Sign’ in this development.
2.3.a
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In 2005, this ‘White Hen ground sign’ came in for re-facing as
seen in the image. This White Hen sign was probably removed
right before Kumon went into the same tenant space as the
White Hen Pantry in 2013. Since then, there has been no ground
sign in the Strathmore Shopping Center.
Proposed Ground Signs
The two proposed ground signs will be located along Arlington Heights Road and McHenry Road.
The second ground sign for the Strathmore Shopping Center will require a variation based on
the total frontage of 531’ for this development.
The two proposed signs will be setback 15’ from the property
line which was calculated based on a 20’ vision triangle to
address the vision clearance. Additionally, 15’ setback meets
Code.
The proposed ground signs will be a double-faced illuminated
sign, with an aluminum frame.
The proposed height of both the ground signs in the
Strathmore Shopping Center is 15’ which meets Code. This sign is raised on a 5’ stone pedestal.
The proposed ground signs measure 80 square feet in area
and meets Code. Based on the total frontage of 531’ for the
Strathmore Shopping Center, the maximum permissible area
of 1 ground sign is 100 square feet.
The Petitioner has reached out to the tenants in the
Strathmore Shopping Center for support of the two proposed
ground signs. The Petitioner will bring the support documents
from the tenants at the Public Hearing.
Landscaping
The Petitioner is proposing landscaping around
the ground sign. The Village Forrester has
reviewed the landscaping, and has indicated the
material selection is good and meets the Code
requirements.
The landscape Island including the ground sign in
the middle has an overall measurement of 13’ in
length and 9’ feet in length.
2.3.a
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Parking
The two proposed signs including the
landscape island will encroach into the
parking lot occupying two parking spaces
each on Arlington Heights Road and
McHenry Road (loss of approximately 4
spaces).
The Petitioner has stated as part of the
survey, the Strathmore Shopping Center
presently has a total of 131 parking spaces.
Additionally, there is a cross access
agreement with both BMO Harris Bank
property located at the corner of Arlington
Heights Road and McHenry Road, and a
Day Care in between the two buildings in
the Strathmore Shopping Center.
With the two proposed ground signs, the number of parking spaces will be reduced from total of
131 parking spaces to 127 parking spaces in the Strathmore Shopping Center. Even with the
reduction of parking, the property will still meet the parking requirements.
Variation Requested
As per Sign Code Section 14.16.060 for Ground Signs; one additional ground sign may be erected for each
additional five hundred feet of street frontage in excess of the first three hundred feet of street frontage
abutting the developed portion of the said parcel.
As noted, the second ground sign in the Strathmore Shopping Center will require a variation based on
the total frontage of 531 linear feet along Arlington Heights Road and McHenry Road. Staff supports the
request as each building essentially operates as a standalone shopping center. Furthermore, had each
building been located on their own parcels, the signs would be permitted.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the surrounding property owners within 250’ 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 two calls from the surrounding properties but no concerns were raised.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the sign location and does not have any
engineering or line of sight concerns with the proposed location of this sign.
STANDARDS
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board based
on the following criteria:
2.3.a
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A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may
recommend approval or disapproval of a variance from the provisions or requirements of this
Title subject to the following:
1. The literal interpretation and strict application of the provisions and requirements of this
Title would cause undue and unnecessary hardships to the sign user because of unique or
unusual conditions pertaining to the specific building, parcel or property in question; and
2. The granting of the requested variance would not be materially detrimental to the property
owners in the vicinity; and
3. The unusual conditions applying to the specific property do not apply generally to other
properties in the Village; and
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to
Section 14.04.020
B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to
support a finding under subsection (A), but some hardship does exist, the Planning & Zoning
Commission may consider the requirement fulfilled if:
1. The proposed signage is of particularly good design and in particularly good taste; and
2. The entire site has been or will be particularly well landscaped.
The petitioner shall provide a response to the standards at the public hearing.
STAFF RECOMMENDATION
Staff recommends approval of the variation for two ground signs in the Strathmore Shopping Center
which runs along Arlington Heights Road and McHenry Road subject to the following condition:
1. The proposed ground signs must 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 recommendation to the Village Board concerning the
variation requests.
2.3.a
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2.3.b
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1100 Route 34
Aurora, Illinois 60503
630 898 5900 office
630 898 6091 fax
Aurora Sign Co.,Inc 2018
Prepared For:Address:
City/State:
Drwg:Sheet:Design Date:
Rev 1:
Rev 2:
LANDLORD APPROVAL SIGNATURE
NOTE: THIS DRAWING IS THE PROPERTY OF AURORA SIGN CO. IT IS NOT TO BE REPRODUCED, COPIED, OR EXHIBITED IN ANY FASHION WITHOUT WRITTEN CONSENT FROM AURORA SIGN CO. CHARGES OF UP TO $2000.00 WILL BE ASSESSED FOR ANY MIS-USE OF THESE DRAWINGS.
Location Name:PRINT
TITLE:
DATE:
2’-4”
1’-8”
1’-4”
0’-5”
2’-7”
SHOPPING CENTER
STRATHMORE
1170-1182
AO SUSHI
DORFLERS MEATS
MARTIAL ARTS
DEV LIQUORS
CRESS
CHIROPRACTIC
Computer generated colors are not a true match to any PMS, vinyl or paint.
Rendering shown is for concept only. Actual scale and placement shown are approximate.
PILLARS TO BE 6"x6" SQUARE FORMED COVERS
ELECTRICAL
DISCONNECT
8'-0"
15’
10’
1170-1182
9STRATHMORE SHOPPING CENTER RT 83 AND ARLINGTON HEIGHTS
BUFFALO GROVE, IL
3/26/19180532
DOUBLE-FACED ILLUMINATED SIGN
FABRICATGE AND INSTALL SIGN OF ALUMINUM AND STEEL ANGLE.
FACES TO BE ALUMINUM ROUTED FOR COPY AND BACKED
WITH WHITE ACRYLIC.
TENANT PANELS TO BE WHITE ACRYLIC WITH COPY APPLIED
FIRST SURFACE.
EXPOSED METAL SURFACES TO BE COATED WITH
ACRYLIC POLYURETHANE.
INTERNAL ILLUMINATION TO BE WHITE LEDS.
MASONRY TO BE FAUX STONE.
SCALE - 3/8" = 1'
INSTALLATION INSTRUCTIONS
SET 6" X 21' STEEL PIPE IN CONCRETE
FOOTING TO DEPTH OF 6'.
SIGN TO BE PERPENDICULAR TO
ARLINGTON HEIGHTS RD.
CONNECT TO ELECTRICAL SERVICE
TO BE PROVIDED BY OTHERS
PRIOR TO INSTALL.
STEEL ANGLE
(AROUND BOTH SIDES)
2"X5" ALUMINUM
RACEWAY
LED LIGHT BARS
TYPICAL DOUBLE-FACED FRAME DETAILWITH ROUTED ALUMINUM FACE PANELS
.125 ALUMINUM
ROUTED FACE
.125 ALUMINUM
ROUTED FACE
3/16 ACRYLIC
BACKUP FOR
ROUTED LETTERS
SIGN TO
BE UL
LISTED
SHOPPING CENTER
STRATHMORE
AO SUSHI
DORFLERS MEATS
MARTIAL ARTS
DEV LIQUORS
CHIROPRACTIC
CRES S
Fabricate sign with the ability
to change full length tenant panel to
half length. This will be achieved
by providing center vertical divider bars.
0’-2”
0'-2"
2.3.b
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1100 Route 34
Aurora, Illinois 60503
630 898 5900 office
630 898 6091 fax
Aurora Sign Co.,Inc 2018
Prepared For:Address:
City/State:
Drwg:Sheet:Design Date:
Rev 1:
Rev 2:
LANDLORD APPROVAL SIGNATURE
NOTE: THIS DRAWING IS THE PROPERTY OF AURORA SIGN CO. IT IS NOT TO BE REPRODUCED, COPIED, OR EXHIBITED IN ANY FASHION WITHOUT WRITTEN CONSENT FROM AURORA SIGN CO. CHARGES OF UP TO $2000.00 WILL BE ASSESSED FOR ANY MIS-USE OF THESE DRAWINGS.
Location Name:PRINT
TITLE:
DATE:
1151-1165
DENTAL DESIGN
SHOPPING CENTER
STRATHMORE
COLOR SPL ASH
SALON & SPA
LEARNING CENTER
KUMON
REVERIEDANCE ACADEMY
SHALOM BAKERY
Computer generated colors are not a true match to any PMS, vinyl or paint.
Rendering shown is for concept only. Actual scale and placement shown are approximate.
ELECTRICAL
DISCONNECT
PILLARS TO BE 6"x6" SQUARE FORMED COVERS
DOUBLE-FACED ILLUMINATED SIGN
FABRICATGE AND INSTALL SIGN OF ALUMINUM AND STEEL ANGLE.
FACES TO BE ALUMINUM ROUTED FOR COPY AND BACKED
WITH WHITE ACRYLIC.
TENANT PANELS TO BE WHITE ACRYLIC WITH COPY APPLIED
FIRST SURFACE.
EXPOSED METAL SURFACES TO BE COATED WITH
ACRYLIC POLYURETHANE.
INTERNAL ILLUMINATION TO BE WHITE LEDS.
MASONRY TO BE FAUX STONE.
SCALE - 3/8" = 1'
INSTALLATION INSTRUCTIONS
SET 6" X 21' STEEL PIPE IN CONCRETE
FOOTING TO DEPTH OF 6'.
SIGN TO BE PERPENDICULAR TO
ARLINGTON HEIGHTS RD.
CONNECT TO ELECTRICAL SERVICE
TO BE PROVIDED BY OTHERS
PRIOR TO INSTALL.
8'-0"
15’
10'
STEEL ANGLE
(AROUND BOTH SIDES)
2"X5" ALUMINUM
RACEWAY
LED LIGHT BARS
TYPICAL DOUBLE-FACED FRAME DETAILWITH ROUTED ALUMINUM FACE PANELS
.125 ALUMINUM
ROUTED FACE
.125 ALUMINUM
ROUTED FACE
3/16 ACRYLIC
BACKUP FOR
ROUTED LETTERS
SIGN TO
BE UL
LISTED
1151-1165
DENTAL DESIGN
SHOPPING CENTER
STRATHMORE
COLOR SPL ASH
SALON & SPA
LEARNING CENTER
KUMON
REVERIEDANCE ACADEMY
SHALOM BAKERY
2’-4”
1’-8”
1’-4”
0’-5”0’-2”
2’-7”
Fabricate sign with the ability
to change full length tenant panel to
half length. This will be achieved
by providing center vertical divider bars.
10STRATHMORE SHOPPING CENTER RT 83 AND ARLINGTON HEIGHTS
BUFFALO GROVE, IL
3/26/19180532
0'-2"
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1100 Route 34
Aurora, Illinois 60503
630 898 5900 office
630 898 6091 fax
Aurora Sign Co.,Inc 2018
Prepared For:Address:
City/State:
Drwg:Sheet:Design Date:
Rev 1:
Rev 2:
LANDLORD APPROVAL SIGNATURE
NOTE: THIS DRAWING IS THE PROPERTY OF AURORA SIGN CO. IT IS NOT TO BE REPRODUCED, COPIED, OR EXHIBITED IN ANY FASHION WITHOUT WRITTEN CONSENT FROM AURORA SIGN CO. CHARGES OF UP TO $2000.00 WILL BE ASSESSED FOR ANY MIS-USE OF THESE DRAWINGS.
Location Name:PRINT
TITLE:
DATE:
Sign
30 Perennials
Grasses
Karl ForesterGrasses
Karl Forester
Hydrangea Bo-Bo
Perennial mix to include:
Allium Millenium,
Calminthia - Montrose
White and Amsonia Blue Ice
PlantsSTRATHMORE SHOPPING CENTER RT 83 AND ARLINGTON HEIGHTS
BUFFALO GROVE, IL
3/26/19180532
JC
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Updated: 4/12/2019 4:01 PM Page 1
Action Item : Consider an Amendment to Ordinance 1979-46 and
1980-51, as Amended by Ordinances 1998-012, 1998-048 and 2000-1
for a New Medical Office Building and Commercial Use in the B3
Planned Business District with Variations to the Buffalo Grove
Zoning Ordinance, Development Ordinance and Sign Code for the
Property Located at 15 S McHenry Rd, 35 S. McHenry Rd and 125 E.
Lake Cook Rd
Recommendation of Action
Staff recommends approval, subject to the conditions in the staff report.
Staff has 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 project
will require an amendment to the existing B3 Planned Business Center Ordin ance with multiple variations.
Additional information can be found in the attached staff report.
ATTACHMENTS:
Staff Report (DOCX)
Plan Set (PDF)
Trustee Liaison Staff Contact
Stein Chris Stilling, Community Development
Wednesday, April 17, 2019
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: April 17, 2019
SUBJECT PROPERTY LOCATION: 15 S McHenry Rd, 35 S. McHenry Rd and 125 E. Lake Cook Rd
PETITIONER: MedProperties Group
PREPARED BY: Chris Stilling, Director of Community Development
REQUEST: Petition to the Village of Buffalo Grove for an amendment to
Ordinance 1979-46 and 1980-51, as amended by Ordinances
1998-012, 1998-048 and 2000-1 for a new medical office
building and commercial use in the B3 Planned Business District
with variations to the Buffalo Grove Zoning Ordinance,
Development Ordinance and Sign Code.
EXSITING LAND USE AND ZONING: Medical Office Building and Immediate Care Facility
COMPREHENSIVE PLAN: The approved Lake Cook Corridor Plan calls for this property to
be office and commercial.
PROJECT BACKGROUND
Staff has 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. The project will require
an amendment to the existing B3 Planned Business
Center Ordinance with the following requests:
1. An amendment to Planned Development Ordinances 1979-46 and 1980-51, as amended by
Ordinances 1998-012, 1998-048 and 2000-1; and
2. Plat of Subdivision; and
3. Preliminary Plan approval with the following variations:
Zoning Ordinance
A Variation to Section 17.44.040 of the Zoning Ordinance reducing the minimum front yard
setback for the Development, as depicted on the Preliminary Plan; and,
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A Variation to Section 17.36.030 of the Zoning Ordinance reducing the minimum required
number of parking spaces for the Development, as depicted on the Preliminary Plan.
Sign Code
A Variation from the provisions of Chapter 14.16.060 of the Sign Code to allow for more than
four ground signs, as depicted on the Sign Plans for the Development.
Development Ordinance
A Variation to Chapter 16.50.120 of the Development Ordinance regarding the replacement of
trees for the Development.
PLANNING & ZONING ANALYSIS
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.
Consistency with Comprehensive Plan
In April, 2018, the Village Board adopted the Lake Cook Corridor Plan as an amendment to the
existing Comprehensive Plan.
The 2018 Lake Cook Corridor Plan identified this site for redevelopment with a new medical
office building and a retail outlot.
Staff finds that the proposed plan is consistent with the recommendations of the Lake Cook
Corridor Plan.
PZC Workshop
At the February 13, 2019 PZC meeting, the developer presented their concept to the
Commission (minutes attached).
Most of the discussion related to setback along Lake Cook Road. At that meeting, the developer
provided an alternative plan showing a greater setback than what was represented originally.
The PZC supported the site plan with a greater
setback, which is reflected on the petitioner’s
current plans.
Site 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
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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 the building that adds an additional 10’ in height for a total height
of 64’.
At its closest point, the building would be setback 46’ from the Lake Cook Road ROW. This
amount has been increased by 13’ from the last workshop before the PZC.
As part of the upcoming Lake Cook Road widening project, the Cook County Highway
Department has already acquired the additional ROW. 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 following is a summary of the proposed development as it relates to the Village’s bulk
requirements:
B3 District Dimensional Requirements Vs Proposed Development
B3 District Requirements Proposed Development
Se
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Front (north) 64’ 46’ at its closest point and average
setback of 49’
Rear (south) N/A Approx. 89’
Corner Side
(east) 25’ Approx. 225’
Side (west) N/A Approx. 265’
Building Height N/A 54’ at roofline of building and 64’
to the peak.
Commercial Parcel B
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.
Any future user for Parcel B would have to come back to the Village for final approval to ensure
compliance with Code.
Based on our initial review, the drive-through would meet the required vehicle stacking.
Parking & Traffic
Access will be provided by existing curb cuts onto Lake Cook Road, Route 83 and Weiland Road.
The access drive onto Lake Cook would be moved slightly west as part of the improvements.
The petitioner has provided a traffic analysis from Erickson Engineering who has indicated that
the existing traffic facilities can accommodate the development.
The Developer is proposing 292 parking spaces for the 70,600 square foot office building (4.14
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 be
provided will be sufficient based on similar facilities as well as other industry standards.
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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 4.2 spaces/1000 square feet. Overall, the proposed parking
ratio is consistent with existing conditions.
Parking for the retail development (Parcel B) is provided separately.
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.
Plat of Subdivision
As part of their request, the petitioner is proposing a final plat of subdivision to realign lots to
reflect the proposed development. Ultimately, this will create three lots.
As a condition of approval, the final plat shall be revised in a manner acceptable to the Village.
Phasing
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.
Stormwater
The petitioner has provided preliminary engineering plans.
The proposed project requires additional stormwater detention.
The additional detention volume would be accommodated in an underground vault located
beneath the southern parking area.
The preliminary engineering plans as proposed have been reviewed by the Village Engineer. As a
condition of approval, final engineering will have to be submitted in a manner acceptable to the
Village.
Tree Preservation/Landscaping
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. Currently, this fee is estimated to be
approximately $310,000.
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. Those trees were not
counted towards the replacement value.
Landscaping
The petitioner has provided a landscape showing new landscaping throughout the development.
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They note that they are investing approximately $347,000 into the landscaping onsite. The
Village Forester does concur that the level of landscaping provided by the petitioner significantly
exceeds a typical new development.
The Developer is maximizing the amount of trees to be accommodated onsite to make up for
the loss. However, they are still required to pay the cash-in-lieu. While staff is not supportive of
waiving the cash-in-lieu for the loss trees, staff is seeking comments from the PZC.
The Village Forester has reviewed the landscape plan and does note that a few minor changes as
it relates to the trees and bush species. As a condition of approval, final landscape plan will have
to be submitted in a manner acceptable to the Village.
Building Elevations
The proposed plans include a new 4-
story 70,600 square foot store that
will be approximately 64’ high at its
peak.
The building would be constructed of
brick, architectural cement and glass.
They note that the architecture is
consistent with NCH’s branding.
Overall, staff finds that the elevations
are nicely done and supports the
appearance of the new building.
Freestanding Signs
The petitioner is proposing a total of
five (5) freestanding signs for the
development.
Pursuant to Village Code, they are
allowed a total of four (4)
freestanding signs. This is due to the
amount of frontage for the entire
development.
As proposed, all signage, other than
the total amount, would meet code
as it relates to size and height. The
following is a summary of their
freestanding signage:
Sign Location Height Size
#1 Corner of Lake Cook and Route 83 (future retail
signage)
12.5’ 99 s.f.
#2 Lake Cook Road (east of entrance) 12.5’ 99 s.f.
#3 Southwest corner of Weiland and Lake Cook 10’ 57 s.f.
#4 Weiland Road, north of the entrance drive 10’ 57 s.f.
#5 McHenry Road, north of the entrance drive 10’ 57 s.f.
The two larger signs are shown to have a setback of 10’. Code requires a setback of 12.5’ (based
on height). The petitioner has indicated that they will move the signs to meet code.
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Staff is concerned about the total number of signs on the property and does not support the
request for an additional freestanding sign.
Staff recommends that the petitioner remove sign #2 (as noted above) and integrate NCH
signage with the future retail signage. Furthermore, staff does not support a situation where
NCH provides 4 signs for themselves and does not include signage for the future retail user.
Building Sign
The petitioner is proposing four (4) walls signs (1 along each elevation). Due to the large
frontage of the property, they are permitted to have four wall signs.
While their rendering identifies the location and appearance of the wall signage, no specific
details have been provided. Therefore, the size of each sign will have to meet Village Code.
VARIATIONS TO THE ZONING ORDINANCE
The following is a summary of the requested Zoning Ordinance variations reflected in the plan:
A Variation to Section 17.44.040 of the Zoning Ordinance reducing the required front yard setback as
depicted on the Preliminary Plan
The proposed new building requires a 64’ setback from Lake Cook Road. At its closest point, the
building would be setback 46’ from the Lake Cook Road ROW with an average of 49’. Overall, staff
supports the variation and finds that the combination of the petitioner’s landscaping plan and
architecture will provide a nice gateway along Lake Cook Road.
A Variation to Section 17.36.040 of the Zoning Ordinance to allow for a reduction to the minimum
number of parking spaces as depicted on the Preliminary Plan
The Developer is proposing 292 parking spaces for the 70,600 square foot office building (4.14
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 be provided will be sufficient based on similar facilities as well as other industry standards. Staff
supports the requested variation. We believe that the total number of parking spaces provided is
sufficient based on the information included in the petition.
VARIATIONS TO THE SIGN CODE
The following is a summary of the requested Sign Code variations reflected in the plan:
A Variation to Chapter 14.16.060 of the Sign Code to allow for more than four ground signs, as depicted
on the Sign Plans for the Development.
The petitioner is proposing a total of five (5) freestanding signs for the development. Pursuant to
Village Code, they are allowed a total of four (4) freestanding signs. Staff does not support the
variation for the additional sign and believes that four signs are sufficient.
VARIATIONS TO THE DEVELOPMENT ORDINANCE
The following is a summary of the requested Development Ordinance variation reflected in the plan:
A Variation to Chapter 16.50.120 of the Development Ordinance regarding the replacement of trees for
the Development.
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
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required number of trees onsite, the Developer may pay cash-in-lieu to the Village. Currently, this fee
is estimated to be approximately $310,000. Staff does not support of waiving the cash-in-lieu for the
loss trees. While they are providing a solid landscape plan exceeding code requirements, staff is not
aware of a situation where this fee has been waived in the past. Staff is seeking comments from the
PZC regarding the matter.
STANDARDS
Zoning Ordinance (Planned Development Standards)
The following standards should be addressed by the petitioner at the hearing
1. All planned unit developments shall meet the following general standards:
a. Have the minimum areas as set forth in Section 17.16.060.
b. The uses permitted in such development are not of such a nature or so located as to
exercise an undue detrimental influence or effect upon the surrounding neighborhood;
c. The plan effectively treats the developmental possibilities of the subject property, making
appropriate provisions for the preservation of streams, wooded areas, scenic views,
floodplain areas, and similar physical features;
d. All requirements pertaining to commercial, residential, institutional or other uses
established in the planned unit development conform to the requirements for each
individual classification as established elsewhere in this Title, except as may be specifically
varied for the proper planning of the planned unit development;
e. The Planning and Zoning Commission shall determine that the area and width of the lot shall
be sufficient for the proposed use, and that the development of the property in the
proposed manner creates no outlots which will be difficult to develop in an appropriate
manner.
During the meeting, the petitioner shall address the required standards for a variation.
Sign Ordinance
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board for a
variation to the Sign Code based on the following criteria:
A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may
recommend approval or disapproval of a variance from the provisions or requirements of this Title
subject to the following:
1. The literal interpretation and strict application of the provisions and requirements of this
Title would cause undue and unnecessary hardships to the sign user because of unique or
unusual conditions pertaining to the specific building, parcel or property in question; and
2. The granting of the requested variance would not be materially detrimental to the property
owners in the vicinity; and
3. The unusual conditions applying to the specific property do not apply generally to other
properties in the Village; and
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to
Section 14.04.020
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B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to
support a finding under subsection (A), but some hardship does exist, the Planning & Zoning
Commission may consider the requirement fulfilled if:
1. The proposed signage is of particularly good design and in particularly good taste; and
2. The entire site has been or will be particularly well landscaped.
During the meeting, the petitioner shall address the required standards for a variation.
PUBLIC COMMENTS
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 mailing of the
notifications were both completed within the required timeframe. As of the date of this Staff Report the
Village has had a 1 inquiry who wanted to know the date and time of the meeting.
DEPARTMENTAL REVIEWS
Village
Department
Comments
Engineering The Village Engineer has reviewed the proposed plans and has no specific comments
regarding the preliminary plans. Final engineering will be required prior to the start
of construction.
Fire
Department
The Fire Department has reviewed the proposed plans and has no specific comments
regarding the preliminary plans.
STAFF RECOMMENDATION
Staff recommends approval of the amendment to Ordinance 1979-46 and 1980-51, as amended by
Ordinances 1998-012, 1998-048 and 2000-1 for a new medical office building and commercial use in the
B3 Planned Business District with variations to the Buffalo Grove Zoning Ordinance, Development
Ordinance and Sign Code, subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans attached as
part of the petition.
2. The final engineering plans shall be submitted in a manner acceptable to the Village.
3. The development shall be allowed no more than four (4) ground signs.
4. A final plat of subdivision shall be revised in a manner acceptable to the Village. The plat shall
include a cross access easements in a manner and form acceptable to the Village.
5. The final landscape plan shall be revised in a manner acceptable to the Village.
6. The petitioner shall pay cash-in-lieu for the trees in a manner and amount acceptable to the Village.
7. The future development of parcel B shall be subject to the review and approval of the Village and in
accordance with Village Code.
8. Future permitted and special uses on the Property shall comply with the B3 Planned Business Center
District.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall reopen the public hearing and take public testimony
concerning the revised plans. The PZC shall make a recommendation to the Village Board.
2.4.a
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Public Hearing Before The Buffalo Grove Planning & Zoning Commission
Submittal Package
Northwest Community Hospital
Outpatient Care Center
April 17, 2019
2.4.b
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PROJECT OVERVIEW
•MedProperties Group (“MPG”)is proposing a state-of-the-art,70,600-square-foot medical office
building (“MOB”)to be located on an eight-acre site in Buffalo Grove.
•Existing site improvements include a near-vacant MOB (30,600 square feet)and a 14,300-square-foot
immediate care center (“ICC”),both of which are operated by Northwest Community Hospital (“NCH”).
The existing MOB and ICC were built in 1982 and 1988,respectively.
•To continue its ability to provide exceptional healthcare to the Buffalo Grove community,NCH has
partnered with MPG to improve and modernize its Buffalo Grove facility.
•In addition to improved healthcare facilities,a comprehensive landscaping plan will enhance the overall
aesthetics of the campus,which serves as a highly visible gateway to downtown Buffalo Grove.
•MPG is approximating 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 to enable the existing ICC to remain operational during construction
of the new MOB.Once construction is completed,the ICC will move its operations into the new MOB
and demo of the existing ICC will commence.
•MPG has partnered with top consultants within the medical real estate industry,including Jensen &
Halstead (architect),Eriksson Engineering (civil engineering and traffic),Trippiedi Design (landscape),
Poblocki (signage)and Leopardo Construction (general contractor).
2.4.b
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PROJECT OVERVIEW (CONTINUED…)
The proposed MOB and associated parking will encompass Development Parcel A.NCH will retain
ownership of Development Parcel B,on which MPG will provide a pad-ready retail site.When a selected
retail 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.
Surplus Land Parcel
Cell Tower
Development Parcel B Development Parcel A
2.4.b
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PROJECT BACKGROUND AND STATUS
•MPG presented the proposed development to the Village Board on January 22,followed by a
presentation to the Planning &Zoning Commission (“PZC”)on February 13.
•Taking into account Board,PZC and Staff feedback,MPG has created a Final Site Plan (as
recommended by the PZC)to provide for an increased building setback (average of 49’to Lake Cook
ROW)and which includes lushly landscaped green space between Lake Cook Road and the proposed
MOB.
•The Final Site Plan provides for 292 parking spaces (14 ADA-compliant)and average building setbacks
of 49’to the Lake Cook Road ROW and 62’to the Lake Cook Road curb.
•The Final Site Plan has been carefully created in order to accommodate a future retail user at the corner
of Lake Cook and McHenry Roads.
•As outlined herein,MPG is seeking four variations in connection with the proposed MOB development.
2.4.b
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EXISTING SITE CONDITIONS
2.4.b
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EXISTING SITE CONDITION
Lake Cook Road
Immediate Care
Center
Medical Office
Building
Cell Tower
Cook County
Lake County
County
Detention Pond
2.4.b
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EXISTING BUILDINGS
Immediate Care Center Medical Office Building
Year Built:1988 Year Built:1982
2.4.b
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FINAL SITE PLAN & RENDERINGS
2.4.b
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DEVELOPMENT
PARCEL A
PROPOSED
MEDICAL OFFICE
BUILDING
70,600 S.F.
PROPOSED
RETAIL
BUILDING
4,900 S.F.
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-1
Final Site Plan /
Preliminary Landscape
Plan
1812A
Northwest Community
Healthcare
2018
40'160'0'80'20'
Final 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
6 3/07/2019 Issued for Village Submittal
7 4/05/2019 Issued for Village Submittal
2.4.b
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2.4.b
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2.4.b
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SEEKING 4 VARIATIONS
1.Front Yard Setback
•Variation to Section 17.44.040(D)(4)of the Zoning Ordinance reducing the minimum front yard setback
for the proposed medical office building from 64’(the height of the building)to 46’.
•The proposed building will have a 49’average setback to the Lake Cook Road ROW and a 62’average
setback to the Lake Cook Road curb.
2.Tree Replacement
•Variation to Section 16.50.10(C)(6)of the Development Ordinance to waive the requirement to pay a
fee in lieu of the replacement of trees for the Development.
•The proposed site plan is based on Village feedback and planning objectives,including an increased
setback of the proposed medical office building from Lake Cook Road and the inclusion of a parcel for
future retail development on Development Parcel B,which caused the elimination of various key or
significant trees.The Development will not disturb the southwest portion of the site which contains
the majority of the site’s native grove of trees.An enhanced landscape plan has been prepared for the
Development which will cost approximately $350,000 to implement.With this enhanced landscaping,
the Development will serve as an impressive gateway to downtown Buffalo Grove.
3.Signage
•Variation to Section 14.16.060 of the Sign Code to allow for more than four ground signs.
•The request is for one additional ground sign at the corner of Lake Cook Road and McHenry Road.
Four of the five signs will be required for way-finding for the medical office building and the fifth sign
at the corner of Lake Cook Road and McHenry Road will be for the retail user,allowing for easier
marketing of that site for retail.
4.Parking Count
•Variation to Section 17.36.030 of the Zoning Ordinance reducing the minimum required number of
parking spaces for the medical office building from 353 to 292.
•The request is based on the fact that the amount of parking required for the medical office builing
exceeds the amount needed for such building,as evidenced by the Petitioner’s parking study.
2.4.b
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INTERIOR PROGRAMMING DETAIL
The 70,600-square-foot medical office building will replace the outdated existing facilities and allow for better patient
care in a 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
In addition to consolidating the functions of the existing Lake Cook Road facilities with those from the surrounding
area,the proposed MOB will also add physicians from outside communities.This consolidation will strengthen NCH’s
comprehensive care model in a modernized facility,allowing for a more efficient delivery of care.The building’s new
Diagnostic Radiology Department will provide advanced imaging services such as X-Rays,CT scans,and MRIs,
providing complicated on-site diagnoses for patients already being treated at 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,on-site Specialty Clinics will allow 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 align to the branding elements of both
the NCH Hospital Campus as well as its 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.
2.4.b
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NCH STACKING PLAN &FLOOR PLANS 2.4.b
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NCH STACKING PLAN &FLOOR PLANS (CONTINUED)
Floor 1 Floor 2
Floor 3 Floor 4
Immediate Care Center
FUTURE GROWTH
Women’s Center
Imaging
Lab
Reception/Waiting/Staff
Physical Therapy Reception/Waiting/Staff
Clinical Exam/Procedure
Clinical Exam/Procedure
Reception/Waiting/Staff
2.4.b
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LANDSCAPING CASE STUDIES 2.4.b
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PARKING STUDY SUMMARY
MPG retained Eriksson Engineering Associates,a nationally-recognized medical real estate expert,to
conduct a comprehensive parking and traffic analysis based on industry-benchmarks and the proposed
uses in the building.The proposed parking of 292 spaces exceeds the parking survey results and the
estimated full occupancy of the building.A summary of the findings are outlined herein and the
complete reports are included in the Exhibits to this presentation.
National Parking Survey Results
Use Size
ITE Parking Data Walker Parking Data
Formula Average 85% Formula Average 85%
Medical
Office 66,300 sq. ft. 216 214 304 206 214 279
Immediate
Care 4,300 sq. ft. 6(1) 6 8 6(2) 6(2) 8(2)
Totals 70,600 sq. ft. 222 220 312 212 220 287
Zoning Code Requirements
Use Size Zoning Code Requirement Required
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
(1)No formula given;used average rate
(2)Used ITE data;Walker did not survey immediate care centers (ERs)
2.4.b
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PARKING STUDY (CONTINUED…)
•The Institute of Transportation of Engineers’publication Parking Generation,5th Edition (“ITE”):
Parking survey data from 117 medical sites nationwide and free-standing emergency rooms (i.e.
immediate care).
•Walker Parking Consultants:Parking survey data from 50 medical sites nationwide.
•Proposed Building Program:Eriksson Engineering Associates analyzed the proposed use of the
building.Assuming one vehicle per staff/patient at full occupancy,203-260 spaces would be required,
well below the provided parking of 292 spaces.
Parking Requirement Summary
Source Required Parking
Buffalo Grove Zoning Code 353 spaces
Parking Provided 292 spaces
ITE 220-312 spaces
Walker Parking 212-287 spaces
Proposed Building Program 260 spaces
2.4.b
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TRAFFIC ASSESSMENT SUMMARY
Eriksson Engineering Associates has analyzed the traffic impact of the proposed development by utilizing
data provided by the Institute of Transportation Engineer’s publication Trip Generation 10th Edition
Manual,which contains trip generation surveys of other similar medical office and immediate care land
uses.
Site Improvements
Existing Medical Buildings: 44,900 square feet
Proposed Medical Building: 70,600 square feet
Trip Generation
AM Peak Hour: +57 trips 3 drives = 1 additional vehicle every 3 minutes
PM Peak Hour: +91 trips 3 drives = 1 additional vehicle every minute
Based on the analyzed data,the development will add 57 to 91 additional peak-hour trips.With three
access drives,there would be 19-30 additional trips per driveway or one more vehicle every 1 to 3
minutes,indicating a miniscule impact.Further,two of the driveways will be right-in-right-out can easily
accommodate these additional volumes.
2.4.b
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TRAFFIC ASSESSMENT SUMMARY (CONTINUED…)
Lake Cook Entrance McHenry Entrance Weiland Entrance
Existing Full Access Full Access RIRO
Future RIRO Full Access RIRO
2.4.b
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EXHIBITS
Ground Sign Site Plan &Detail
Building Elevations
Tree Preservation Plan
Tree Inventory
Traffic Assessment
Parking Study
Detailed Landscape Plan
Detailed Landscape Budget
Preliminary Plat of Subdivision
2.4.b
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2.4.b
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SIGN SPECIFICATIONS
[Al -BASE
Material: Aluminum
Color: Akzo Nobel 628B2 Metallic Silver
Installation: New Structure
[BJ -CABINET
Lighting: Lit
Voltage: [TB□]
Material: Aluminum
Face Color: Akzo Nobel 628B2 Metallic Silver
Return Color: Akzo Nobel 628B2 Metallic Silver
[Cl -GRAPHICS
Material: Perimeter cut white push-thru acylic
[1/2" proud of face]
Background: Full coverage PMS 7738 C NCH
with copy reversed out to reveal substrate
Allow for white perimeter border
Copy: White of substrate
[D]-ADDRESS NUMBERS
Material: 1/4" aluminum
Color: PMS Warm Gray llc
I
57 Square Feet using
perimeter outline [NTS]
All copy is shown for placeholding purposes only
This side
faces street
f------------6'-4" __________ ____,
f--------4'-2" ______ ____,
f--------+--4'-8"-------------<
--+-----[Al
-----+----[Bl
IMMEDIATE CARE CENTER
123 N. Stree
Side A
--+------[Bl
--------[Cl
4"
�----[DI
10'-0"
tlPUBlOCKI
922 s. 70th St., West Allis, WI 53214
414.453.4010 • www.poblocki.com
This document is owned by and the information
contained in it is proprietary to Poblocki Sign Company,
LLC. By receipt hereof, the holder agrees not to use the
information, disclose it to any third party or reproduce
this document without the prior written consent of
Poblocki Sign Company, LLC. Holder also agrees to
immediately return this document upon request by
Poblocki Sign Company, LLC.
This document represents only an approximation of
material colors specified. Actual product colors may
vary from this print or digital image.
Northwest
Community
Hospital
Buffalo Grove, IL
Scale: 1/2"= 1'
Original Page Size: 11" x 17"
Notes
VERIFY ALL COPY, ARROW DIRECTIONS
AND ADDRESS NUMBERS
Revisions
REV DESCRIPTION
Rep.: Jeremy Mertz
BY DATE
Drawn By: Luke Edgewood Orig. Date: 03/06/19
Sign Loe. No. lxSa-01, 02, & 03
Secondary Identifier
Sign. Type 84928 COl
OPP -Project - Job No. Sheet
2.4.b
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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.
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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
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2
1
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0
1
8
1
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5
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1
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A
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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
2.4.b
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FIRST FLOOR
0"
02_SECOND
FLOOR PLAN
13' -6"
03_THIRD FLOOR
PLAN
27' -0"
D C B A
04_FOURTH
FLOOR PLAN
40' -6"
ROOF PLAN
54' -0"
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
12
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2
1
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0
1
8
1
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2
5
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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
2.4.b
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Legend
"Key" Tree To Be Preserved (8) of (12)
R
"Significant" Tree To Be Preserved (34) of (57)
"Key" Tree To Be Removed (4)
"Significant" Tree To Be Removed (23)
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Lower Rated Tree To Be Preserved
Lower Rated Tree To Be Removed
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Field Tag Number: Refer to Tree Inventory
Report for Species Identification and
Evaluation
DEVELOPMENT
PARCEL A
PROPOSED
MEDICAL OFFICE
BUILDING
70,600 S.F.
PROPOSED
RETAIL
BUILDING
4,900 S.F.
DEVELOPMENT
PARCEL B
R
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SURPLUS LAND PARCEL
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
5 3/11/2019 Issued for Village Submittal
6 4/5/2019 Issued for Village Submittal
2.4.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
2.4.b
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Contents
Item Page No.
I. Background and Methodology 1
II. General Comments 1, 2
III. Tree Inventory
2.4.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.
2.4.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.
2.4.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 4/05/2019)
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.
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.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
247 Acer platanoides Norway Maple 16 3 4 slight lean, twist in trunk 1
248 Acer platanoides Norway Maple 11 4 4 minor deadwood, one sided, damaged leader, twist in trunk 1
249 Acer platanoides Norway Maple 20 3 3 slight sweep, multiple leaders 1
250 Acer platanoides Norway Maple 13 3 4 minor deadwood, one sided, twist in trunk 1
259 Quercus macrocarpa Bur Oak 10 3 4 one sided, epicormics 1
260 Quercus macrocarpa Bur Oak 15 3 4 minor deadwood, one sided, slight lean Significant Tree 1
261 Quercus ellipsoidalis Hill's Oak 16 3 4 minor deadwood, one sided, epicormics, slight lean Significant Tree 1
Page 1 of 9
2.4.b
Packet Pg. 80
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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 4/05/2019)
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
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
537 Picea abies Norway Spruce 13 3 4 one sided, limbed up 1
543 Picea abies Norway Spruce 13 3 4 minor deadwood, limbed up 1
544 Picea abies Norway Spruce 18 3 4 minor deadwood, limbed up 1
549 Picea abies Norway Spruce 16 3 4 one sided, limbed up 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 1
556 Picea abies Norway Spruce 17 3 4 minor deadwood, one sided 1
557 Picea abies Norway Spruce 17 3 4 minor deadwood, thin crown, limbed up 1
558 Picea abies Norway Spruce 17 3 3 thin crown, limbed up 1
559 Carya ovata Shagbark Hickory 24 4 5 sparse foliage, top broken off, basal swell 1
564 Carya ovata Shagbark Hickory 17 3 3 one sided, twist in trunk Significant Tree 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
810 Quercus macrocarpa Bur Oak 13 3 4 one sided, over-topped, epicormics Significant Tree 1
811 Quercus ellipsoidalis Hill's Oak 26 4 3 heavy deadwood, epicormics, dieback 1
815 Quercus macrocarpa Bur Oak 6 3 3 over-topped, slight sweep 1
816 Quercus macrocarpa Bur Oak 20 3 4 sweep, over-topped Significant Tree 1
817 Quercus macrocarpa Bur Oak 7 3 4 one sided, over-topped, basal swell 1
818 Quercus macrocarpa Bur Oak 29 4 4 broken limbs, one sided, epicormics 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 1
833 Tilia americana Basswood (American Linden)19 3 4 damaged leader, multiple leaders 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
Page 2 of 9
2.4.b
Packet Pg. 81
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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 4/05/2019)
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
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 1
4218 Morus spp.Mulberry 9 3 4 minor deadwood, excessive lean, one sided, dead tree caught in
crown
1
4220 Picea abies Norway Spruce 23 3 4 minor deadwood, one sided 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.
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
121 Acer platanoides Norway Maple 16 3 4 one sided, slight lean, pruned for side wires
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
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
245 Betula nigra River Birch 17 3 4 minor deadwood, slight sweep
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
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
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
Page 3 of 9
2.4.b
Packet Pg. 82
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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 4/05/2019)
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
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
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
Page 4 of 9
2.4.b
Packet Pg. 83
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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 4/05/2019)
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
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
701 Acer saccharinum Silver Maple 9 3 4 over-topped, slight sweep
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.
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
4260 Acer negundo Boxelder Maple 5 4 5 minor deadwood, suckering, growing horizontally Forked at 3' with a 4" co-leader.
Page 5 of 9
2.4.b
Packet Pg. 84
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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 4/05/2019)
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
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
2.4.b
Packet Pg. 85
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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 4/05/2019)
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
2.4.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 4/05/2019)
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
2.4.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%
2.4.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.
2.4.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.
2.4.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.
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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:March 7, 2019
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
with 292 parking spaces 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 61 spaces
is required from the Village code.
Table 1
Zoning Code Requirements
Use Size Zoning Code Requirement Required
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, 5th Edition provides
parking survey data on medical offices (117 sites) and free-standing emergency rooms (i.e. immediate
care) from around the country. 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
results. The ITE and Walker data showed a lower parking demand than the proposed 292 spaces at full
build out. The ITE 85% data has a slightly higher demand (312 spaces) which is unlikely to occur given
the programming of the building.
2.4.b
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Bufalo Grove Medical Parking Study
March 7, 2019
Page 2
@uli.org
145 Commerce Drive, Ste A, Grayslake, IL 60030
847.223.4804
Table 2
National Parking Survey Results
Use Size
ITE Parking Data Walker Parking Data
Formula Average 85%Formula Average 85%
Medical
Office 66,300 sq. ft.216 214 304 206 214 279
Immediate
Care 4,300 sq. ft.6(1)6 8 6(2)6(2)8(2)
Totals 70,600 sq. ft.222 220 312 212 220 287
(1) No formula given, used average rate
(2) Used ITE data, Walker did not survey ERs
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 292 parking spaces at full build out and exceeds the parking survey
results and the estimated full occupancy of the building. A parking variation of 61 spaces (17%) 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 292 spaces
ITE 220-312 spaces
Walker Parking 212-287 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 18 parking spaces of which 4 spaces (20%) must be
accessible. The remaining spaces follow the accessible code or 7 spaces for the 274 remaining parking
spaces. A total of 11 accessible spaces are required and 14 are shown on the site plan.
2.4.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
2.4.b
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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:
2.4.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.
2.4.b
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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
2.4.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
P
=
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Figure 4. Data plot and statistical summary.
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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
2.4.b
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#262, 22"-HILL'S OAK
#468, 17"-BUR OAK
#469, 20"-BUR OAK
#380, 17"-BUR OAK
#378, 23"-BUR OAK
#826, 36"-BUR OAK
3-JAPANESE TREE LILAC-8.0'
2-STATE STREET MAPLE-3.0"
3-STATE STREET MAPLE-3.0"
17-GREEN VELVET BOXWOOD-24"
68-GREEN VELVET BOXWOOD-24"
17-GREEN VELVET BOXWOOD-24"
10-GREEN VELVET BOXWOOD-24"
16-GREEN VELVET BOXWOOD-24"
6-GREEN VELVET BOXWOOD-24"
3-EXCLAMATION LONDON PLANETREE-3.0"
1-TULIPTREE-3.0"
1-J.N. STRAIN OF MUSCLEWOOD-8.0'
1-TULIPTREE-3.0"
1-TULIPTREE-3.0"
2-J.N. STRAIN OF MUSCLEWOOD-8.0'
1-TULIPTREE-3.0"
3-WINTER KING HAWTHORN-8.0'
1-WINTER KING HAWTHORN-8.0'
1-WINTER KING HAWTHORN-8.0'
1-TULIPTREE-3.0"
1-TULIPTREE-3.0"
3-JAPANESE TREE LILAC-8.0'
3-JAPANESE TREE LILAC-8.0'
6-GREEN VELVET BOXWOOD-24"
1-JAPANESE TREE LILAC-8.0'13-GREEN VELVET BOXWOOD-24"
1-JAPANESE TREE LILAC-8.0'
64-TINY WINE NINEBARK-24"
12-INCREDIBALL SMOOTH HYDRANGEA-30"
18-TINY WINE NINEBARK-24"
23-TINY WINE NINEBARK-24"
9-BLOOMERANG DWARF PURPLE LILAC-24"
26-BLOOMERANG DWARF PURPLE LILAC-24"
16-BLOOMERANG DWARF PURPLE LILAC-24"
16-BLOOMERANG DWARF PURPLE LILAC-24"
18-BLOOMERANG DWARF PURPLE LILAC-24"
90-CREEPING LILYTURF-1PT(20"-O.C.)
20-INCREDIBALL SMOOTH HYDRANGEA-30"
27-TUFF STUFF RED MOUNTAIN HYDRANGEA-18"
28-TUFF STUFF RED MOUNTAIN HYDRANGEA-18"
11-INCREDIBALL SMOOTH HYDRANGEA-30"
MONUMENT SIGN
ENTRANCE WAYFINDING SIGN
ENTRANCE WAYFINDING SIGN
TRASH ENCLOSURE
7-INCREDIBALL SMOOTH HYDRANGEA-30"
90-CREEPING LILYTURF-1PT(20"-O.C.)
90-CREEPING LILYTURF-1PT(20"-O.C.)90-CREEPING LILYTURF-1PT(20"-O.C.)
90-CREEPING LILYTURF-1PT(20"-O.C.)
90-CREEPING LILYTURF-1PT(20"-O.C.)
90-CREEPING LILYTURF-1PT(20"-O.C.)
90-CREEPING LILYTURF-1PT(20"-O.C.)
84-CREEPING LILYTURF-1PT(20"-O.C.)
74-CREEPING LILYTURF-1PT(20"-O.C.)
94-CREEPING LILYTURF-1PT(20"-O.C.)
94-CREEPING LILYTURF-1PT(20"-O.C.)
50-CREEPING LILYTURF-1PT(20"-O.C.)
84-CREEPING LILYTURF-1PT(20"-O.C.)
84-CREEPING LILYTURF-1PT(20"-O.C.)
140-CREEPING LILYTURF-1PT(20"-O.C.)
80-CREEPING LILYTURF-1PT(20"-O.C.)
40-CREEPING LILYTURF-1PT(18"-O.C.)
20-CREEPING LILYTURF-1PT(18"-O.C.)
60-CREEPING LILYTURF-1PT(18"-O.C.)
30-CREEPING LILYTURF-1PT(18"-O.C.)
SOD SOD
SOD
60-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
72-LITTLE BUSINESS DAYLILY-1GAL(18"-O.C.)
13-TUFF STUFF RED MOUNTAIN HYDRANGEA-18"
24-LITTLE BUSINESS DAYLILY-1GAL(18"-O.C.)
40-LITTLE BUSINESS DAYLILY-1GAL(18"-O.C.)
116-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
96-LITTLE BUSINESS DAYLILY-1GAL(18"-O.C.)
152-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
80-LITTLE BUSINESS DAYLILY-1GAL
(18"-O.C.)
212-LITTLE BUSINESS DAYLILY-1GAL(18"-O.C.)
116-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
80-LITTLE BUSINESS DAYLILY-1GAL(18"-O.C.)
120-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
48-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
78-LITTLE BUSINESS DAYLILY-1GAL(18"-O.C.)
120-LITTLE BUSINESS DAYLILY-1GAL(18"-O.C.)
52-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
60-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
88-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
100-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
40-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
88-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
124-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
60-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
88-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
64-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
22-VIOLET RIOT SALVIA-1GAL(18"-O.C.)
64-VIOLET RIOT SALVIA-1GAL(20"-O.C.)
68-LITTLE BUSINESS DAYLILY-1GAL(18"-O.C.)
EXTEND PLANTING BED WOOD MULCH TO
CURB FOR VEHICULAR OVERHANG (TYP.)
EXTEND PLANTING BED WOOD MULCH TO
CURB FOR VEHICULAR OVERHANG (TYP.)
#245, 17"-RIVER BIRCH
#836, 35"-BUR OAK
#202, 27"-HILL'S OAK
#843, 19"-HICKORY #206, 23"-HILL'S OAK
#207, 22"-BUR OAK
#484, 13"-SWAMP WHITE OAK
#482, 17"-SUGAR MAPLE
#481, 37"-BUR OAK
#4228, UNKNOWN
#265, 17"-SIBERIAN
ELM
#841, 20"-HICKORY
ENTRANCE
WAYFINDING
SIGN
EXISTING STORMWATER FACILITY
DEVELOPMENT
PARCEL B
SEED
DEVELOPMENT
PARCEL A
SURPLUS LAND PARCEL
SOD
SOD
SOD
SOD
SOD
SOD
SOD
SOD
SOD
SOD
SOD
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SOD
SOD
SOD
SOD
SOD
SOD
SOD
SOD
SOD
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SEED
CELL TOWER
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
Landscape Plan -
Parcel A
1812A
Northwest Community
Healthcare
2019
30'120'0'60'15'
Landscape Plan - Parcel A
Project
North
LANDSCAPE ARCHITECTURE
902 Sundew Court, Aurora, IL 60504
630.375.9400
michael@trippiedidesign.com
MRT
1 3/18/2019 Issued for Village Submittal
MedProperties Group
Scale: 1"=30'
2 4/5/2019 Issued for Village Submittal
2.4.b
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Northwest Community Healthcare - Parcel A Trippiedi Design, P.C.
Lake Cook Road and Weiland Road, Buffalo Grove, IL
3/18/2019
Landscape Architect's Estimate of Probable Landscape Construction Cost
Landscape - Plantings
1. Canopy Trees (3" caliper): 14 (London Planetree, Tuliptree, State Street Maple)11,000.00$
2. Ornamental Trees (8' high): 19 (Japanese Tree Lilac, Musclewood, Winter King Hawthorn)13,000.00$
3. Evergreen Shrubs (24" spread): 153 (Boxwood)25,000.00$
4. Flowering Shrubs (30" high): 50 (Hydrangea)6,000.00$
5. Flowering Shrubs (24" high): 190 (Lilac, Ninebark)17,000.00$
6. Flowering Shrubs (18" high): 68 (Hydrangea)5,000.00$
7. Perennials and Ornamental Grasses (1 gal.): 2,350 44,000.00$
8. Groundcover (1 pint): 1,800 (Lilyturf)17,000.00$
138,000.00$
Landscape - Materials
1. Sod: 5,200 Square Yards 23,000.00$
2. Seed and Blanket: 2,900 SY 8,000.00$
3. Premium Shredded Wood Mulch: 180 Cubic Yards 18,000.00$
4. Soil Amendment Mix: 240 CY 23,000.00$
5. Topsoil Allowance (for bed supplementation): 210 CY 23,000.00$
6. Underdrain System (building foundation planter): 475 Linear Feet 29,000.00$
7. Fertilizer Application (chemical soil amendments): 1 application 17,000.00$
141,000.00$
Tree Care
1. Pre-construction Care - Canopy thinning, root pruning, fertilization, growth retardant application, fencing, and mulch 16,000.00$
Work does not include tree removal and stump grinding
16,000.00$
Irrigation
1. New Automatic System - Separate zones for shrubs, perennials/groundcover, and turf 40,000.00$
2. Irrigation Sleeves (under pavement)12,000.00$
52,000.00$
Probable Landscape Construction Cost Total:347,000.00$
2.4.b
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Reserved for Seal:
DescriptionDateNo.
Date:
Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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OVERALL
SEE SHEET C-101 SEE SHEET C-102
SEE SHEET C-103
SITE DEMOLITION
PLAN
C-100
2.4.b
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DescriptionDateNo.
Date:
Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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SITE DEMOLITION
PLAN
DEMOLITION NOTESDEMOLITION LEGEND
GENERAL NOTES
LEGEND
C-101
NORTHWEST
2.4.b
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Reserved for Seal:
DescriptionDateNo.
Date:
Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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LEGEND
C-102
DEMOLITION NOTESDEMOLITION LEGEND
SITE DEMOLITION
PLAN
NORTHEAST
GENERAL NOTES
2.4.b
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C-103
Sheet Title:
Sheet No:
Reserved for Seal:
DescriptionDateNo.
Date:
Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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DEMOLITION NOTES DEMOLITION LEGEND
LEGEND
SITE DEMOLITION
PLAN
SOUTHWEST
GENERAL NOTES
2.4.b
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SITE DATA:
Parking Breakdown
Medical Office Building (70,600 S.F.)
278 Spaces
14 ADA Spaces
292 Spaces
Total Required Parking: 353 Spaces
Sheet Title:
Sheet No:
Reserved for Seal:
DescriptionDateNo.
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Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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C-200
SITE GEOMETRY
PLAN
OVERALL
SEE SHEET C-201 SEE SHEET C-202
SEE SHEET C-203
2.4.b
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Reserved for Seal:
DescriptionDateNo.
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Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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GENERAL NOTES
LEGEND
C-201
SITE GEOMETRY
PLAN
GEOMETRY NOTES
NORTHWEST
2.4.b
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Reserved for Seal:
DescriptionDateNo.
Date:
Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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LEGEND
GEOMETRY NOTES
C-202
SITE GEOMETRY
PLAN
NORTHEAST
GENERAL NOTES
2.4.b
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Reserved for Seal:
DescriptionDateNo.
Date:
Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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LEGEND
GEOMETRY NOTES
SITE GEOMETRY
PLAN
SOUTHWEST
GENERAL NOTES
2.4.b
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Reserved for Seal:
DescriptionDateNo.
Date:
Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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OVERALL
SEE SHEET C-301 SEE SHEET C-302
SEE SHEET C-303
SITE UTILITY
PLAN
C-300
2.4.b
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Reserved for Seal:
DescriptionDateNo.
Date:
Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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UTILITY NOTES
SITE UTILITY
PLAN
GENERAL NOTES
LEGEND
C-301
NORTHWEST
2.4.b
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Reserved for Seal:
DescriptionDateNo.
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Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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LEGEND
C-302
UTILITY NOTES
SITE UTILITY
PLAN
NORTHEAST
GENERAL NOTES
2.4.b
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Design By:
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phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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LEGEND
UTILITY NOTES
SITE UTILITY
PLAN
SOUTHWEST
GENERAL NOTES
2.4.b
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phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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OVERALL
SEE SHEET C-401 SEE SHEET C-402
SEE SHEET C-403
C-400
SITE GRADING &
PAVING PLAN
2.4.b
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phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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GRADING NOTES
GENERAL NOTES
LEGEND
C-401
PAVING & SURFACE LEGEND
SITE GRADING &
PAVING PLAN
NORTHWEST
2.4.b
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145 COMMERCE DRIVE, SUITE A
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phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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LEGEND
C-402
PAVING & SURFACE LEGEND
SITE GRADING &
PAVING PLAN
NORTHEAST
GENERAL NOTES
GRADING NOTES
2.4.b
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C-403
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Reserved for Seal:
DescriptionDateNo.
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Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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LEGEND
PAVING & SURFACE LEGEND
SITE GRADING &
PAVING PLAN
SOUTHWEST
GENERAL NOTES
GRADING NOTES
2.4.b
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EXISTING SITE CONDITIONS
Sheet Title:
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Reserved for Seal:
DescriptionDateNo.
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Project No.Approved By:
Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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STORM WATER
EXHIBIT
EXISTING
CONDITIONS
CX-101
2.4.b
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PROPOSED SITE CONDITIONS
Sheet Title:
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DescriptionDateNo.
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Design By:
Expiration Date:
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
ASSOCIATES, LTD.
ENGINEERING
ERIKSSON
Professional Design Firm
License No. 184-003220
Expires: 04/30/2019
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STORM WATER
EXHIBIT
PROPOSED
CONDITIONS
CX-102
2.4.b
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04/3/2019
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, APRIL 3, 2019
Call to Order
The meeting was called to order at 7:34 PM by Chairman Frank Cesario
Public Hearings/Items For Consideration
1.Consider an Amendment to Special Use Ordinance 2017-047 and a Preliminary Plan for
2195 Brandywyn Lane (Trustee Stein) (Staff Contact: Chris Stilling)
Ms. Stacey Bachar and Mr. Dan Mortensen, Aptakisic-Tripp School District 102, 1351
Abbott Court, Buffalo Grove, IL 60089 and Robert Hansen, Daniel Creaney Company,
450 Skokie Boulevard, Suite 105, Northbrook, IL 60062, were present and sworn in.
Mr. Hansen reviewed the proposed parking lot expansion project as described in the
packet. Ms. Bachar added that after the addition to the school two years ago, they have
added additional classes and staff. They have been using the temporary parking lot to
accommodate and keep vehicles off the street.
Com. Goldspiel asked about the specifications for the proposed impermeable pavement.
Mr. Hansen described the aggregate stone base and how it acts as a detention area. It is
considered a best practice by the Lake County Storm Water Management agency. Com.
Goldspiel asked about when the weather freezes. Mr. Hansen responded that it acts the
same. The impermeable pavement bricks are more sustainable than asphalt or concrete.
He described the existing catch basin in the existing lot. Com. Goldspiel asked about the
amount of water that can be held compared to a grass field. Mr. Hansen responded it can
hold the same amount. Com. Goldspiel asked about different base materials. Mr. Hansen
stated that the expansion is small enough that it does not need additional detention as
determined by Lake County. Com. Goldspiel asked about the amount of encroachment
and maintenance of the impermeable pavement. Mr. Hansen explained the
encroachment is approximately 600-700 square feet and that the joints have to be tested
about every 5-7 years. Com. Goldspiel asked what it would look like. Mr. Hansen stated it
would look like a brick paver driveway.Com. Goldspiel asked again about temperatures
below freezing. Mr. Hansen responded that the impermeable pavers would have to be
salted similar to asphalt and concrete. He reviewed the specifications of the brick pavers.
Com. Goldspiel asked about buses. Mr. Hansen responded that buses would not drive on
the pavers. Com. Goldspiel asked if the base would be installed below the frost line. Mr.
Hansen responded no, the frost line is 42” below grade. He further discussed that catch
basin and drain tiles. Com. Goldspiel asked if this material has been used in this area
previously. Mr. Mortensen described the locations that have had the impermeable pavers
installed. Com. Goldspiel asked about screening of the expanded parking lot. Mr. Hansen
explained that a 3’ berm with landscaping will be installed on the north side of the
expanded lot. Com. Goldspiel is supportive of the berm.
Com. Au asked if any consideration was given to traditional materials. Mr. Hansen
responded no, asphalt gets cracks and large openings, with collect dust and debris. The
proposed pavers will not be seal coated.
3.B.1
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Com. Moodhe asked about the color of the proposed pavers. Mr. Mortensen explained
the color will be a slate or stone color, not a red paver. Com. Moodhe asked if
consideration was given to underground detention storage. Mr. Hansen responded that
underground storage would cost more and it has to drain into the existing drainage
system. Com. Moodhe asked about existing trees on the property. He also confirmed with
the Petitioner that the proposed berm would be on the north end of the expanded lot. Mr.
Stilling answered a question about the addition of the playground. Com. Moodhe asked
about the additional section of payment being replaced. Mr. Hansen discussed the Lake
County storm water requirements. Com. Moodhe stated that in 2017 the Planning &
Zoning Commission (PZC) asked if more parking would be needed. Ms. Bachar
responded that they thought they would be okay with the existing lot.
Com. Weinstein asked about staff parking on the street. Ms. Bachar responded that
about 14-20 vehicles were being parked on the street. They are currently re-utilizing the
temporary parking lot. She believes that 43 additional spaces will be sufficient and will
also allow room to grow. Com. Weinstein asked if consideration was given for the new
Link Crossing development. Ms. Bachar responded yes. Com. Weinstein asked if there
have been any complaints about the parking on the street. Ms. Bachar explained that
they have not received any since they started using the temporary lot again before winter.
Com. Lesser stated that he is fine with the request and asked about the current parking
situation at Aptakisic-Tripp School. Ms. Bachar explained that is tied to the Weiland Road
project being handled by Lake County and she does not know the timing.
Com. Khan asked about snow removal off the pavers. Mr. Mortensen explained that the
District uses a snow plow with a poly edge, not metal. Com. Khan asked if the pavers are
impermeable. Mr. Mortensen responded that the pavers are not, the gaps between the
pavers and the base are what allow it to detain water. Com. Khan asked about when the
temperature freezes. Mr. Hansen explained that when the water under the pavers
freezes, the surface would freeze as well. Com. Khan asked about the amount of water
that could possibly accumulate in the lot. Mr. Hansen responded that most municipalities
do not allow more than 6” above the top of the catch basin.
Ch. Cesario asked staff about their recommendation regarding landscaping. Mr. Stilling
advised that the condition was added while working with the Engineering Department.
Ms. Bachar added that they have spoken to the neighbor just to the north of the proposed
expanded lot and there were no objections.
Com. Moodhe asked about the timing of the project. Ms. Bachar advised that the
expansion would be done over the summer while school is out. Com. Moodhe asked staff
about the timing of the Link Crossing development and construction traffic. Mr. Stilling
answered the questions.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Cesario entered the Staff Report dated April 3, 2019 as Exhibit 1.
The public hearing was closed at 8:17 PM.
3.B.1
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Moved by Com. Weinstein, seconded by Com. Khan, to recommend approval of the
Special Use subject to the following conditions:
1.The proposed development shall conform to the plans attached as part of this petition.
2.Final engineering shall be revised in a manner acceptable to the Village Engineer.
3.Additional landscaping and/or careening along the northern part of the proposed parking
lot shall be provided in a manner acceptable to the Village.
Com. Weinstein is in favor of the request. The standards have been addressed in the
response provided by the petitioner.
Ch. Cesario is supportive of the request.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 4/15/2019 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Amy Au
2.Consider a Variation to the Sign Code for the Proposed New Starbucks at 820 Milwaukee
Avenue (Trustee Ottenheimer) (Staff Contact: Chris Stilling)
Mr. David Rodatz, Hilton Displays on behalf of Starbucks, 125 Hillside Drive, Greenville,
SC 29607, was present and sworn in.
Mr. Rodatz explained that when determining the proposed size of the logo on the east
elevation, they looked at both visibility and aesthetics. They are requesting the logo to be
71” in height. They considered moving the proposed signage on the west elevation to a
different elevation but determined that would not be feasible due to a lack of visibility.
They are not proposing any signage on the drive-through elevation due to that elevation
facing residential homes.
Com. Moodhe clarified which building the Starbucks would be occupying with staff. Mr.
Stilling added that a variation was granted to the developer for a wall sign on the south
elevation previously. However, Starbucks did not want a sign on that elevation, they are
asking for the west elevation. Staff agrees it’s better because a sign would not be facing
single family homes.
Ch. Cesario asked the petitioner why the proposed east elevation wall sign needs to be
7” more than what Code allows. Mr. Rodatz responded that he asked Starbucks about
that and Starbucks decided to go with it. The proposed signage is scaled in size for the
elevation. Ch. Cesario stated that there needs to be reasons in order for the PZC to grant
relief. Mr. Rodatz responded that he wants to keep the design and scope of the work in
line with what Starbucks wanted. Ch. Cesario confirmed the request for the west
elevation signage is due to visibility.
3.B.1
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Com. Goldspiel asked if the petitioner is willing to reduce the size of the proposed east
elevation wall sign to meet Code. Mr. Rodatz responded yes. Ms. Akash explained how
the square footage was calculated.
Com. Moodhe asked staff about previous similar requests.
Com. Cohn believes that the Ordinance speaks for itself. There is no evidence of
hardship presented.
Ch. Cesario asked the petitioner how he would like to proceed. Mr. Rodatz stated he can
amend the petition.
Com. Weinstein confirmed that the petitioner is withdrawing his request for the proposed
east elevation wall sign variation.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
The public hearing was closed at 8:34 PM.
Moved by Com. Weinstein, seconded by Com. Moodhe, to recommend approval of the
variation for the second wall sign on the west elevation. The approved variation shall
conform to the plans submitted as part of the application for the west elevation only.
Ch. Cesario is supportive of the amended petition. The signs are for identification
purposes.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 4/15/2019 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Adam Moodhe, Commissioner
AYES:Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Amy Au
Regular Meeting
Other Matters for Discussion
1.Workshop- Proposed Improvements to Cambridge Commons Shopping Center
(Trustee Ottenheimer) (Staff Contact: Chris Stilling)
Mr. Lawrence Freedman, Ash, Anos, Freedman & Logan, 77 West Washington
Street, Suite 1211, Chicago, IL 60602; Ken DeMuth, Pappageorge Haymes
Partners, 640 N. LaSalle Street, Suite 400, Chicago, IL 60654; Nick Vittore,
Svigos Asset Management, 1 Dundee Road, Suite 200, Buffalo Grove, IL 60089;
and Ray Dewhirst, Senior Director Real Estate, 24 Hour Fitness, were present
and sworn in.
3.B.1
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Mr. Freedman gave a brief overview of the history of the shopping center. The
proposal will require the center to be re-zoned from the B2 business district,
general retail to the B3 planned business center district with a special use for
planned development to allow a fitness user greater than 10,000 square feet. Mr.
DeMuth reviewed the property and proposed plan as detailed in the packet.
Mr. Dewhirst reviewed the company background. He advised that their typical
prototype is approximately 30,000-40,000 square feet and includes a swimming
pool and basketball court. 24 Hour Fitness currently does not operate any other
Chicagoland locations yet. They plan to open 2 to 4 locations within the next 12
months.
Ch. Cesario asked what the overall height of the building will be with the exterior
improvements. Mr. Vittore responded that the building would not exceed the
current overall height of approximately 30’.
Com. Moodhe advised that there was some discussion at the Village Board
regarding providing screening for the Cambridge on the Lake residents. Mr.
Freedman stated that the main concern was regarding lighting. When they
proceed to the public hearing, they will provide a parking study. They are aware
of the issue and they will address any potential impacts. Com. Moodhe added
that the petitioner needs to keep those residents in mind.
Com. Goldspiel asked about the original anchor tenant in that center, Kohl’s
grocery store. He then asked the Mr. Dewhirst about the approximate number of
customers and the peak hours of operation. Mr. Dewhirst reviewed the peak
hours of use; Monday through Friday between 4:00 PM and 7:30 PM and 9:00
AM to 1:00 PM on the weekends during group exercise classes with
approximately 220-250 people. Com. Goldspiel asked if there will be one-on-one
classes offered. Mr. Dewhirst responded yes. Com. Goldspiel asked about class
sizes. Mr. Dewhirst responded between 20-30 people per class. Com. Goldspiel
asked about the size of the proposed swimming pool. Mr. Dewhirst advised it
would be a typical size lap pool, between 2,600 and 3,000 square feet. Com.
Goldspiel asked about the customers that use the facility overnight. Mr. Dewhirst
responded that overnight usage is approximately 10% of their total customers.
Com. Goldspiel believes that building is well suited for the proposed use.
Com. Lesser also believes that this is an excellent use for the location and
property. He asked how many 24 Hour Fitness locations there are nationwide.
Mr. Dewhirst responded about 450. Com. Lesser asked if this location would be
similar to other locations. Mr. Dewhirst responded yes. Com. Lesser
recommends presenting the use information at the public hearing.
Com. Cohn agrees with the previous comments and asked about the retail
component compared to the rest of the center. Mr. Dewhirst explained that the
retail is an ancillary use. They sell t-shirts and fitness accessories. The retail is
important but modest. Mr. Vittore added that Svigos is looking to hire Jones Lang
LaSalle to market and attract tenants that would complement the fitness use.
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Com. Khan advised that there is another 24 hour fitness center not too far from
this location and asked what the membership structure looks like. Mr. Dewhirst
explained that competition is very intense. The industry has grown over the last
20 years. 24 Hour Fitness is classified as a mid-tier with monthly membership
fees ranging between $40.00 and $45.00, which includes all amenities. Com.
Khan asked if it is worth the expenses to have the center open 24 hours a day.
Mr. Dewhirst responded that it is absolutely important to their brand and history
of the company. 92% of their 450 locations are open 24 hours a day. They offer
this for 3rd shit workers.
Com. Moodhe asked about the proposed west elevation improvements and
height. Mr. DeMuth explained that the overall height on the west elevation will
only increase approximately 6’ to 7’ above the current west elevation height.
Com. Moodhe commented on the type of tenant he would like to see in the
corner tenant space and would like a large outdoor seating area. He asked about
parking for a fitness center use. Mr. Vittore responded that he agrees parking is a
concern. 24 Hour Fitness does not want to over-park the lot. The lot has a large
amount of parking on the east of the building.
Ch. Cesario stated that the brochure provided helped him understand the
company and use. This would be a good use for this center. He asked about
other possible tenants for the center. Mr. Vittore would like to get this approved
first before marketing to other potential tenants.
Com. Goldspiel asked about the water supply to the building. Mr. Vittore
responded they already have the proper size water service. Com. Goldspiel
asked about water saving measures. Mr. Dewhirst explained that there will be
devices throughout the system. Com. Goldspiel compared the difference
between facilities with pools and those without.
Mr. Freedman will work with staff to address the stated concerns before coming
back for the public hearing.
Com. Cohn thinks this is an attractive project and nice re-development of an
almost vacant building.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Mar 20, 2019 7:30 PM
Moved by Com. Moodhe, seconded by Com. Khan, to approve the minutes of the
March 20, 2019 Planning & Zoning Commission regular meeting as submitted.
RESULT:ACCEPTED [6 TO 0]
MOVER:Adam Moodhe, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Moodhe, Cesario, Cohn, Goldspiel, Khan, Weinstein
ABSTAIN:Scott Lesser
ABSENT:Amy Au
Chairman's Report
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Ch. Cesario advised that staff is working to fill the current vacancy on the PZC. He also thanked
Com. Lesser for his years of service to the ZBA and PZC.
Ch. Cesario commented on the April 2, 2019 election and current unofficial results.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that the April 17, 2019 agenda will have the public hearing for the Northwest
Community Healthcare building, a fence code variation, an RV variation and signage variations
for Strathmore Shopping Center.
Com. Moodhe noted the reception for Trustee Berman to be held on April 15, 2019 at 7:00 PM.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 9:14 PM
Chris Stilling
APPROVED BY ME THIS 3rd DAY OF April , 2019
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