1980-10-01 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
Northwest Community Hospital
Medical Arts Center
Cedar View
Vernon Township/Lake County
Comprehensive Plan Revision
October 1, 1980
Chairman Sheldon called the Regular Meeting to order in the Municipal Building,
50 Raupp Boulevard, Buffalo Grove at 7150 P.M.
Commissioners Present: Chairman Sheldon
Mr. Button
Mr. Shifrin
Mr. Glover
Mrs. Reid
Mrs. Kaszubowski
Commissioners Absent: Mr. Shields
Mr. Goldspiel
Mr. Davis
Also Present: • Mr. B. Chotiner, Developer, Northwest Community Hospital
Mr. R. Zimmerman, Attorney, Northwest Community Hospital
Mr. C. Hundrieser, Architect, Northwest Community Hospital
Mr. J. Whisler, Northwest Community Hospital
Mr. D. Haller, Developer, Cedar View
Mr. D. Adams, Northgate Civic Association, Cedar View
Mr. D. Laskey, Northgate Civic Association, Cedar View
Mr. J. Truesdell, Village Planner, Buffalo Grove
APPROVAL OF MINUTES
Commissioner Reid moved approval of the September 17, 1980 minutes subject to
correction seconded by Commissioner Glover.
Page 1, top add date; Page 3, paragraph 1 change boarder to border; Page 5, para-
graph 10 add park; Page 6 paragraph 5 change to 3 no - 2 yes; Page 7, paragraph 2
delete with mere green space; Page 8, paragraph 1 change south to west and add
after Road and south of Beechwood Drive taking out Cook County Road, add The
industrial area north of Dundee road is the most viable in the Village because
it joins a successful Arlington Heights development and is near a Route 53 inter-
change. Page 8, paragraph 3 change cheeper to cheaper; Page 8, paragraph 10
change Harlind to Harland; Page 9, paragraph 5 add Three breakdowns of fiscal
impact analysis should be provided, 1) with existing community land use within
the Village, 2) one for vacant unincorporated land outside the Village, 3) includ-
ing already developed unincorporated land outside the Village.
Buffalo Grove Plan Commission
Regular Meeting
October 1, 1980
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NORTHWEST COMMUNITY HOSPITAL MEDICAL ARTS CENTER
Mr. Truesdell briefly reviewed his memo dated September 24, 1980 to the
Plan Commission titled Staff Review-Northwest Community Hospital Medical
Arts Center. He then reviewed Mr. Kuenkler's memo dated September 24, 1980
titled Preliminary Project Elevation Medical Arts Center to Mr. Truesdell.
Mr. Truesdell stated that at the Village Board Meeting there was a discussion
of the possibility of soil problems on the site. Lake County Soil and Water Con-
servation District found some poor soil conditions. The developer has had soil
borings done. Our village engineer reviewed them and has determined that there
will be no problem with soil drainage or strength.
The developer has brought a plan for review tonight and it basically con-
forms with the comments made by staff.
Mr. Chotiner - I would like to thank the Plan Commission for working with
us last year on the Health Care Facility. We were trying to get that pro-
ject started as quickly as possible before the winter season.
We would like to attract physicians to the area and provide offices for
them. Tonight, with our new redesigned plan we will provide that office
building. The only major office building for physicians in this area is
across from Hawthorne Center.
I would like to comment on the statement made at the Plan Commission
meeting of September 17, 1980, that the hospital made a committment that
the Health Care Facility would be staffed by doctors from Northwest Community
Hospital and is now staffed by Mesa doctors. It was our intention from the
very beginning to man this facility with emergency physicians. We support
this facility with our over two hundred (200) voluntary, on call physicians,
at Northwest Community Hospital.
The purpose of our original plan for the Medical Arts Center, submitted
to you before tonight's meeting, was to save as many trees as possible on
the site.
Mr. Hundrieser briefly commented on Mr. Truesdell's memo of September 24, 1980
to the Plan Commission titled Staff Review-Northwest Community Hospital
Medical Arts Building. His comments were as follows:
Office of the Village Manager
1) We will comply with this and provide a performance guarantee for trees
on the site.
2) Yes "Tree Well" specifications will be professionally established.
Buffalo Grove Plan Commission
Regular Meeting
October 1, 1980
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3) This has been taken care of and our present plan conforms to all app-
licable terms of the original annexation agreement for the Ambulatory
Care Center.
4) We will conform to architectural material, design, lighting and signage
with the Ambulatory Care Center.
5) Our new plan overcomes the parking and access lane problems.
6) We do not have any situations like this in the new plan. Tree wells
in the parking area are not a problem.
7) We do not have a problem with backing out of parking stalls in the
new plan.
Building and Zoning Department
1) We will provide the necessary number of handicapped parking spaces
needed.
2) The material for the proposed ground signs will be included in the final
submittal.
3) The main drive is twenty-five (25) feet wide and the drive in front of
the building is twenty-eight (28) feet wide.
4) We have accomplished the proper setback by moving the building forward.
5) The building elevation will be submitted.
6) We are not going to have dumpsters. We are going to have a compactor
that will be screened.
{ 7) The parking area located within the twelve (12) foot buffer has been
eliminated in the new plan.
8) We will comply with the required number of parking spaces.
Fire Department
Regarding the hydrant, it can be moved in accordance with the direction of
our engineers. Our engineers are working this out with your engineering
staff.
The building is a two story structure. It will match the Ambulatory Care Center
in that it will use the same brick. The approximate height of the Medical
Center is twenty-eight (28) feet. We are developing a landscape plan at this time
Buffalo Grove Plan Commission
Regular Meeting
October 1, 1980
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We will be able to save all of the major trees.
Commissioner Button - Regarding Mr. Balling's comment about a performance
guarantee on the trees, how is this length of time for replacement to be
determined.
Mr. Truesdell - We are talking about something comparable. It would have
to be actually approved by the appearance commission.
Mr. Chotiner = We are willing to replace trees that are damaged by construc-
tion, but not those that die because of disease.
Mr. Truesdell - We are looking to the forester to give his recommendation
for the length of time for replacement.
Commissioner Glover - I feel the property is the most viable property in
Buffalo Grove with regard to natural resources. It is disheartening to me
that part of this plan depicting tree location was not given to us.
Mr. Truesdell - That was submitted for the entire site with the Ambulatory
Care Center material.
Commissioner Glover - I feel we are building the facility and then seeing
how many trees we are going to save. Fourty thousand (40 000) feet of
landscaping sounds like a lot but three fourths (3/4) of -the site will be
either covered with building or paved, part of it is also disturbed by swails
or drains. I don't know what percentage we have left to protect these
trees after construction.
Commissioner Button - What was the total computed required parking?
Mr. Truesdell - It is five spaces per doctor office suite in the building.
Commissioner Button - What is the basis for that computation?
Mr. Truesdell - It is our ordinance that requires that number.
Mr. Whisler - We have put in five (5) spaces per thousand (1,000) square feet.
It is our experience that your code does not have enough.
Chairman Sheldon - When you say 5 spaces per doctor's offices, could you define that?
Mr. Whisler - It is basically an average across. We go on the gross square
footage of the building. Eighty (80) percent of the building is going to
be occupied with people. You never can have enough parking for a good
Buffalo Grove Plan Commissio
n
Regular Meeting
October 1, 1980
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physician's office building. There is no place for on street parking on
this site.
Commissioner Shifrin - There is a lot of parking. If we brought the
northern border of parking back in line with the building line it would
give you more landscaped area.
Mr. Hundrieser -ese are no trees there.
There re
Commissioner Shifrin - Are there any other uses contemplated in the building?
Mr. Chotiner - A pharmacy open to the public, the only food or beverage
offered would be via vending machines. There would be a lab and Xray
facility.
Y
Commissioner Shifrin - Are you going to have a blood donor center?
Mr. Chotiner - We are not considering it. We are part of the North Suburban
Blood Center and we do not contemplate going into competition with them.
We have done everything we could, we matched up the tree survey with the
site, we worked with the staff, we worked in order to have a
building that, in essence, would get us a mix of physicians. We tried to
have adequate parking. We have to have a building of this size in order
to get the type of utilization that we are committed to.
Commissioner Shifrin - Would you have an elevator in this building?
Mr. Whisler - Yes, we would want one.
Commissioner Shifrin - Did you consider a three story building?
Mr. Chotiner - Yes we did but decided against it for a couple of reasons,
construction costs and we felt that two stories fits the area better.
Chairman Sheldon - Are you going to have a laboratory there?
Mr. Chotiner - We are still discussing that at this time. We have now
implemented a daily courier service between the hospital and the Ambulatory
Care Center.
Mr. Whisler — in answer to a question from Chairman Sheldon - The indivi-
dual suits are going to run from about seven hundred (700) to two thousand
(2,000) -square feet. We are going to have about four different types of
suites.
Mr. Chotiner - The only concern that I have is that when we originally sat
Buffalo Grove Plan Commission
Regular Meeting
October 1, 1980
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I
down with Mr. Balling we agreed that we would only ask for one cut. In
return the ZBA would grant us a variance in order that we could have a
sign in two locations so that the people could find their way into the
building.
Chairman Sheldon - What kind of time schedule are you looking at?
Mr. Chotiner - We are hoping that we can be out for bid when the snow is
on the ground and breaking ground when it thaws. We would like to get
going. We have several physicians who have shown interest in the area.
Commissioner Glover - Jim, have you had a chance to review the tree inven-
tory, as we look at the different plans we have here?
Mr. Truesdell - Yes, basically I found that most of the trees were to the
front of the building, to the west of the building and a couple of trees
to the south. We are loosing some trees. I do not know where else it
could be moved around to save more trees.
Chairman Sheldon - I think the Plan Commission should be provided with the
tree survey so that the individual Commissioners can sit down with that
survey and the plan that was given to us tonight and review them. I would
like to have it provided before the next meeting.
Commissioner Glover - I would like to see an inventory table.
Chairman Sheldon - When are the engineering reports going to be ready for
review2
Mr. Truesdell - We normally require all the necessary material for the pre-
liminary plan be ready for the public hearing. Dick Kuenkler said there
was no problem with the engineering on this site.
Chairman Sheldon - I would like you to schedule another workshop and prior
to that meeting distribute to the Commissioners the engineering report and
the material on the trees so that we can review them.
Commissioner Button - I would like us to see some verbiage regarding
Comment Number One by Mr. Balling.
CEDAR VIEW
`./ Mr. Truesdell - Mr. Haller requested that he be allowed to come before you
with a sketch to see if this meets with the Commission's approval before
going further.
Mr. Haller briefly reviewed his sketch.
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Commissioner Reid - Did you alter the setbacks?
Mr. Haller - We went back and took a look at it and there is appi r mately
thnet Y undrec fbourty (14 o) feet of land between the south lots and the condominiums
a as no een u ed or parking.
Commissioner Reid - You have five (5) feet between the parking space and
your property line. Don't we require more space?
Mr. Truesdell - No, there is no requirement for paving.
Commissioner Reid - That piece behind the church is used by the Park District.
We have a gym on the back of that church. It is used. I think there should be
more than a five foot area between that parking and an open recreation area.
It needs some buffering and I do not think five (5) feet is enough.
Commissioner Kaszubowski - Is there an easement between the play area
and the property line?
Commissioner Reid - At this point it is all open area. Weren't there some
convents about getting more distance between buildings?
Mr. Haller - I have straightened the buildings out and increased the
distance to eighty (80) feet. It broadens at the base.
Commissioner Glover - I see the single family homes are still there. What
is happening with that?
Mr. Haller - Currently it is under discussion.
Commissioner Glover - Do the cul-de-sacs now meet Village standards?
Mr. Truesdell - Yes.
Commissioner Button - Unless we insist that he change the character of his
buildings, we are not going to get the effect we are looking for.
Mr. Adams - We went back and met with Mr. Haller and he has agreed to
come back to the Northgate Civic Association with something other than
single family.
Commissioner Glover - I would still like to see something other than your
strip development, from a land use point it bothers me.
Mr. Haller - There is a lot of green area on this plan. I am trying to
keep the multi-family facing the same way so that a potential buyer does
not have to look at the back of a bank, church or a fire department.
Buffalo Grove Plan Commission
Regular Meeting
October 1, 1980
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Chairman Sheldon - Mr. Haller, do you need to build those single family
homes, that many, in order to make the property economically feasible?
Mr. Haller - Yes, I am constrained by the configuration of the land. I would
like to keep the north/south line of the contemplated multi-family buildings.
Mr. Haller then demonstrated to the Commission that the configuration of
the office buildings would not interfere with the view of the church from
Golfview Teriace.
Mr. Haller - Regarding the office parking comments made at our last meeting,
it is hard to find a really attractive three story building.
Mr. Truesdell - Under B-3 zoning you have a fifty (50) foot setback which
could be varied to fourty (40) feet. There was discussion of a possible
B-1 zoning. It is not good zoning administration to do it that way. I
will contact Mr. Raysa and get his legal opinion on this.
Commissioner Reid - Our concern here is that you could not see a large green
area on either side of those buildings east and west. It wasn't whether we
could see the church as much as the greenery we see driving down Dundee Road.
It was determined that Mr. Haller would meet with the Northgate Civic
Association, draw up a new plan and then come back to the Plan Commission
with that plan.
VERNON TOWNSHIP/LAKE COUNTY COMPREHENSIVE PLAN REVISION
Mr. Truesdell - On September 22, 1980 the Village Board reviewed a plan
that was proposed to the VAGA organization by the Lake County Department
of Planning and Zoning. They came up with two (2) alternatives. Alter-
native one (1) has a more rural estate emphasis for the township. It
does not include the Citrust/Hilitown property as proposed today. It also
proposed rural estate areas for the Mettawa, Riverwoods and Long Grove areas.
The second alternative was a more suburban type. It has some estate but no
rural. It did include the Citrust/Hilltown property as proposed. The Village
looked at it. There was a VAGA meeting held last Thursday. The Village's
concern was that Buffalo Grove would not have their desires effectively
represented at that meeting. The Board decided to send their comments to
the county directly from the Village of Buffalo Grove rather than through
the group. What they came up with was a combination of the proposed alter-
native plans one and two.
Mr. Truesdell then briefly reviewed the plan that the Village Board was
proposing.
Buffalo Grove Plan Commission
Regular Meeting
October 1, 1980
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Mr. Truesdell - The Board would like to have a recommendation from the Plan
Commission for their meeting of October 20, 1980. Staff feels we should
not go with alternative two (2) or one (1) . They feel we should go with
alternative three (3) . Commissioner Goldspiel gave me his comments
regarding these alternatives and he feels there could be a basis here for
lot density homes which would be looked on as exclusionary zoning. He feels
alternative two (2) is best.
Mr. Truesdell - Our plan would fit into either alternatives two (2) or
three (3) as it exists today.
FUTURE AGENDA
Mr. Truesdell - For the next meeting, which would be October 15, 1980,
I have on the agenda the Northwest Community Medical Arts Center, the
Vernon Township/Lake County Comprehensive Plan Revision, possible the North-
wood Grove Final Plat and the Cedar View project. I would like to schedule
a workshop on the Buffalo Grove Comprehensive Plan for either October 22nd
or October 29th.
Mr. Shifrin - How come we never get to see an annexation agreement?
Mr. Truesdell - I do not know.
Commissioner Shifrin - I would suggest that we return to our original pro-
cedure.
Commissioner Button moved adjournment. Commissioner Shifrin seconded the
motion. Chairman Sheldon adjourned the meeting at 10:45 P.M.
Respectfully submitted,
I /1' 4D '
Ka hleen Comer
Recording Secretary
APPROVED BY:
-) (ef7
Patrick Shields
Chairman
Buffalo Grove Plan Commission
Regular Meeting
October 1, 1980