1996-10-02 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
October 2, 1996
The Corporate Grove, Lots 1-7, southwest corner of Busch Parkway/
Milwaukee Avenue-Approval of a Special Use and Preliminary Plan
in the Industrial District for the Highland Park Hospital Health and
Fitness Center on Parcel A, approval of rezoning from the Industrial
District to the B-3 Planned Business Center District for Parcels A and B
and approval of a Preliminary Plan for an Extended Stay America hotel
on Parcel B—Workshop#1
Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Goldspiel
Mr. Rosenston
Mr. Berman
Mr. Lundine
Mr. Trilling
Commissioners absent: Mr. Krug
Ms. Howard
Mr. Samuels
Mr. Ottenheimer
Also present: Mr. John Mays, Gould & Ratner
Mr. Kenneth Gorman, Power Hospital Fitness Group
Mr. Robert Lamphere, Van Vlissingen and Co.
Mr. Mark Polinko, ILT Vignocchi
Mr. Claudia Ann Morehead, Highland Park Hospital
Mr. Todd Turner, ESA Development
Mr. Tom Rhind, Power Hospital Fitness Group
APPROVAL OF MINUTES
Moved by Commissioner Rosenston, seconded by Commissioner Trilling to approve the minutes
of the regular meeting of September 4, 1996. Commissioner Rosenston noted corrections and
additional language necessary on page 4 and correction necessary on page 7. All Commissioners
were in favor of the amended motion and the motion passed unanimously with Commissioner
Rosenston abstaining.
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 1
COMMITTEE AND LIAISON REPORTS
Commissioner Berman noted that Metra is reported to be considering adding trains to the North
Central line, which would be a great enhancement to the service. He has also heard that Metra is
pursuing federal funding concerning construction of track improvements to the North Central line.
Commissioner Lundine stated he has also heard that Metra is considering additional trains on the
line and they will be seeking additional appropriation for possible double tracking or side tracking.
THE CORPORATE GROVE.LOTS 1-7, SOUTHWEST CORNER OF BUSCH
PARKWAY/MILWAUKEE AVENUE- APPROVAL OF A SPECIAL USE AND
PRELIMINARY PLAN IN THE INDUSTRIAL DISTRICT FOR THE HIGHLAND PARK
HOSPITAL HEALTH AND FITNESS CENTER ON PARCEL A, APPROVAL OF
REZONING FROM THE INDUSTRIAL DISTRICT TO THE B-3 PLANNED BUSINESS
CENTER DISTRICT FOR PARCELS A AND B AND APPROVAL OF A PRELIMINARY
PLAN FOR AN EXTENDED STAY AMERICA HOTEL ON PARCEL B --WORKSHOP #1
Mr. John Mays of Gould&Ratner stated the Corporate Grove was a development brought to the
Village by Van Vlissingen in 1984. At that time the entire property was zoned industrial and
covenants were recorded which identified these tracts for future business or unique uses. Since
that time these lots(1-7) have been kept vacant for that purpose, looking for an appropriate use
that will work with the park and the community.
Mr. Mays stated on the western portion of the site a 5.7-acre parcel would be platted for the
proposed Highland Park Hospital Health and Fitness Center. The east half would be rezoned to
B-3, for development of the south parcel as an Extended Stay of America Hotel. When a use is
identified for the north parcel,the proposed plan would be submitted to the Village for approval.
Mr. Kenneth Gorman of Power Hospital Fitness Group stated that his company develops hospital
based fitness centers, and they have constructed facilities in many communities. He stated this is a
trend across the Chicagoland area that has been widely received. He stated this is an important
project for the hospital which has been studying this for over three years. It has now been fully
endorsed by the board and is financed and ready to go.
Mr. Gorman stated the facility is a state-of-the-art outpatient facility versus an in-patient facility.
The type of patients coming here are looking for physical therapy services, cardiac rehabilitation,
lifestyle modification programs and health education programs. In addition, they will be catering
to adults over 45 with sedentary lifestyles. This population group has not been served well by the
private community up to this point.
Mr. Gorman reviewed the 5.7-acre parcel depicting the 61,000 square foot building. This will be
a two story building situated on the southwest corner of the site. Access will be from a common
roadway which has been sized to accommodate all traffic to this facility, the ESA facility and all
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 2
future development. He stated they are planning to modify Busch Parkway to handle this kind of
traffic which will include a left hand turn lane to get into the project as well as a deceleration lane
on the right hand turn in for people coming from the west. He further noted they are planning to
put in special lanes to get out of the development. He stated they will put in a right turn lane with
a very soft radius as well as a left turn lane to get back onto Busch Parkway and go west. The
overall roadway is approximately 28 feet wide and will be well landscaped on both sides.
Mr. Gorman further stated the building itself is located on the southwest corner of the site and is
surrounded by the pond directly to the north, mounded landscaped berms around the back and
side of the project and parking for 245 vehicles. The site has been arranged to minimize the visual
impact of the parking. The 245 spots are placed on the north and east of the parcel. The site will
be well landscaped and anticipate over 42 percent green space.
Mr. Gorman reviewed the exterior noting the building has been designed to evoke a warm and
comfortable healing image with finishes and textures that are residential in scale and materials.
There will be a covered canopy drop off because patients and guests will be coming during
inclement weather. The facade has several sloped roofs and brick columns which lead into a large
two-story natural lit glass foyer. Larger dormer windows flank each side of the entry and all the
windows have divided light mullions which reinforce the residential theme of the entire building.
Colors will be warm earthtones with a dark brown brick at the bottom wainscoting and a lighter
brick above that. For the second story a tan stucco material will be used to give a stone
appearance and will match what ESA plans to do. The windows will have a blue tint and all
mechanicals will be well screened from view on the roof.
Mr. Gorman stated the east elevation, which will be seen from Milwaukee Avenue, will have the
sloped shingle roofs and a curved section with multiple windows to be lit at night to create a
glowing effect from the interior. There will also be a clock tower on this east face. The footprint
is approximately 44,000 square feet. The center is approximately 260 feet wide by 156 feet deep
and poaverageint.g just over 34 feet at its highest Mr. Gorman stated the west and south elevation
also have large window areas to illuminate the therapy pools inside.
Mr. Gorman stated the interior is light and open and will feature a wood ceiling and truss system.
The plan has a central circulation spine to allow efficient traffic flow throughout the center. The
two-story lobby provides immediate access to all of the services going on inside. Patients going
to physical therapy of physician appointments will check into the left and can drop children off at
a supervised nursery area. He noted there will also be a heart healthy cafe serving nutritional type
of foods. The health education component is behind the cafe and is where most of the educational
classes for the community will be conducted. These classes are usually free of charge or a small
fee for members of the community. There are two warm water therapy pools. The smaller pool is
specifically for physical therapy and conditioning for patients referred by the hospital. The other
pool is a general lap pool for older people. The large multi-purpose room will be used in an
overflow setting. Some classes that are put on have more than 100 people at a time and cardiac
patients will use the area to play supervised volleyball.
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 3
Mr. Gorman stated the second floor is accessed through the main stairway or elevator for
handicapped patients. This upper floor houses room for general exercise for the general
populace. A track around the perimeter is very important, especially among the senior population
who seem to be uncomfortable using mechanized machines.
Mr. Gorman stated Highland Park Hospital feels it is providing services that are well needed by
the Buffalo Grove community. It has been research for the past three years and have tried to
program into this center all the services that are not currently being provided in Buffalo Grove
and would be a true asset.
Commissioner Trilling asked how this facility is different from a health club facility.
Mr. Tom Rhind stated the medical model population is better served by such a facility. A typical
health club facility usually services the 22-35 year age group better. This type of facility services
the 35 and up age group.
Commissioner Trilling asked if there is a membership involved.
Mr. Gorman stated there will be monthly dues, without any kind of membership requirement. Of
course patients are either self paid or insurance reimbursement for their therapy.
Mr. Rhind stated the average age for the typical user in this type of facility is 48 to 55.
Commissioner Trilling asked what would be a typical monthly fee.
Mr. Gorman stated they expect it will be between$55-$70 per month.
Commissioner Rosenston asked what the hours of operation would be.
Mr. Gorman stated most of the facility would operate 7 days per week from 6:00 a.m. to 8 or
9:00 p.m.
Ms. Morehead stated patients will be seen between the hours of 6:00 a.m. and 7:00 p.m. six days
per week depending the type of services necessary.
Commissioner Rosenston asked how many people would be in the facility for a months time.
Mr. Gorman stated the daily visits are expected to be about 600-800 people which combines
patients as well as well population.
Mr. Rhind noted winter usually has more people coming but it is pretty well spread out
throughout the day.
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 4
Mr. Gorman stated their experience is that usage is well spread out during the day and peak hours
will probably be between 6-7:30 a.m. and then after 6:30 p.m.
Commissioner Rosenston asked how many people will be working at the center.
Mr. Rhind stated the center will employ approximately 50 full time people and there will be
approximately 85-100 employees over the week.
Mr. Gorman stated they have put in more than the necessary number of handicapped parking
spots and they will also have special reserved parking specifically for patients who may not be
handicapped but temporarily in a less mobile state. Code only seems to require about 85 spaces
which they feel is totally inadequate. However, there is some excess land available if more
parking is necessary in the future. There is also a lot of green space and parking could be
expanded closer to the roadway if needed.
Commissioner Rosenston asked if there would be any outside activities.
Mr. Gorman stated no.
Commissioner Rosenston asked if there will be any special lighting on the outside of the building.
Mr. Gorman stated they plan only 2-3 flagpoles and they will have uplights. The monument sign
will be forward mounted and illuminated, albeit subdued.
Commissioner Rosenston asked if there are any anticipated variances.
Mr. Gorman stated no.
Mr. Pfeil concurred with Mr. Gorman.
Commissioner Rosenston asked if the parking assessment is essentially correct.
Mr. Pfeil stated that the health and fitness center plan has more parking than the minimum
required by the Zoning Ordinance. The peak is really the concern, especially once the health care
facility and the hotel are at maximum use and other uses are built. He asked if there would be any
cross easements with the hotel or any future use on the third parcel concerning use of the parking
areas.
Mr. Gorman stated they do not anticipate needing a cross easement nor is that in the best interests
of the patients or guests of the center. Having the ability to build an additional 50 spaces if
needed could be done at a minimal cost and would be preferred.
Commissioner Rosenston noted it is a long walk from the east end of the east parking lot to the
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 5
front door.
Mr. Gorman stated they do have sidewalks planned around the entire perimeter of the building
and coming up to the parking areas.
Commissioner Rosenston asked what the situation is for bikepaths.
Mr. Pfeil indicated that an eight-foot sidewalk along Milwaukee Avenue is shown on the Village's
Bikepath map. Sidewalks were not required in the original annexation agreement for the
Corporate Grove, so there are no existing sidewalks along Busch Parkway or other streets in the
development. Along the Aptakisic Creek west of the site, a bikepath is planned, and has probably
been constructed.
Commissioner Lundine asked if this facility is a copy of any other facility.
Mr. Gorman stated no as every hospital has its own unique features and functions.
Commissioner Lundine asked how individuals are distinguished as cardiac patients versus general
population once inside the facility.
Ms. Morehead stated the patients coming to physical medicine will be coming directly into the
facility through the back doors noted on the plan. A patient may be using the facility during hours
they are not in therapy and that is part of the beauty of this type of facility. As lifestyle changes
are encouraged, this is exactly the type of thing that is promoted. She noted they take patients
into the facilitythemselves and therefore theyare able to monitor the patients and indicate the
type of machines and exercise they need to do.
Commissioner Lundine asked why the trash area is so far from the building.
Mr. Gorman stated they could certainly relocate to a closer area and they have been discussing
that issue. In any case the trash enclosure will be an all brick enclosure to match the building.
Commissioner Lundine asked why there should be bike racks if there is no bikepath.
Mr. Rhind stated people will still be using Busch Parkway to ride their bikes.
Commissioner Berman asked how the services offered in the medical portion of this facility are
different from the new facility located on Lake Cook Road.
Ms. Morehead stated the Lake Cook Road facility is the Highland Park Hospital primary care
physicians offices. As many residents of this community are served by Highland Park Hospital,
they would like to make their services more available and convenient for them. They would like
to provide the continuing care of rehab and the fitness center.
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 6
Mr. Gorman further noted that primary care are internal medicine, ob-gyn and pediatric
physicians. The physicians in the proposed facility will be more orthopedic in nature with
specialists in cardiology, podiatry, and physical medicine.
Commissioner Berman asked if this facility for the specialty physicians would be primary office
hours or if it would be the kind of situation where they would come once a week to deal with
patients who need to use the rehab.
Ms. Morehead stated the physicians have multiple offices and are looking for a an additional site.
She noted they are not entertaining physicians at this time who want to make this site their
permanent base, although they would consider the option. She stated they want to have as much
opportunity for different specialists in the facility as possible. They would have regular office
hours but it would most likely not be their only office site.
Commissioner Berman asked if the day care facility will be available to the patients in the medical
facility as well as to people who are strictly using the exercise facilities.
Mr. Gorman stated yes. He further stated the maximum amount of time is two hours for a child
and the average child will be two or three years old.
Commissioner Berman asked if a separate DCFS license will be required.
Mr. Gorman stated yes, although it will not require the kind of license associated with feeding and
diapering of children which will not be done here.
Ms. Morehead noted the kids will be actively participating in activities while they are there.
Commissioner Berman asked if older children will be allowed to use the exercise facility.
Mr. Rhind stated the minimum age for the center is 18.
Commissioner Berman asked if the Village needs to do anything special regarding zoning to
accommodate the babysitting facility.
Mr. Pfeil commented that the health and fitness center is a Special Use in the Industrial District.
The special use could allow the facility to provide daycare as an accessory use in support of the
health and fitness center.
Commissioner Berman asked what the peak counts for usage are in the Lake Forest facility which
would held him determine the suitability of parking spaces proposed. He asked if any
consideration had been given to running a connection between the proposed site and the property
to the south so that ultimately it is connected to whatever is developed to the south.
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 7
Chairman Goldspiel stated that discussions of the property to the south indicates a need for a
collector type of street or drive there. Considering the traffic conditions on Busch Parkway at
certain times and the pedestrian access and the bus service on Busch Parkway, it would make a lot
of sense to tie them all together internally.
Commissioner Rosenston noted that somehow a right-of-way or land should be set aside. This
would at least give us the option to tie everything together.
Commissioner Berman stated serious thought must be given to servicing everything in a
reasonable manner and allowing not only access for convenience but for safety reasons.
Chairman Goldspiel noted that a connection would benefit this undefined commercial piece of
property when it is ready for development.
Commissioner Rosenston asked if people will visit doctors here with no other reason to be at this
facility.
Mr. Gorman stated yes.
Commissioner Rosenston asked if this facility will produce hazardous medical waste.
Ms. Morehead stated yes and noted that same will be maintained in the building and disposed of
through a certified hauler.
Commissioner Rosenston noted his interest in seeing a traffic flow on a time scale for this whole
site.
Commissioner Lundine asked how many cardiac patients would be in the facility at any one time.
Ms. Morehead stated there would be approximately 15-20 patients at one time who are being
supervised.
Commissioner Lundine asked how a medical emergency for any of those patients would be
handled.
Mr. Rhind stated a call is made to the main desk who calls 911. The paramedics would come in
through the access off of Busch Parkway and into the main entrance. If a cardiologist happened
to be there, they would take over. In addition all staff members are certified in CPR.
Chairman Goldspiel asked if this facility needs any kind of state approval process.
Mr. Gorman stated a certificate of need regulations do not apply to the activities to be performed
at this facility. In addition the structure here is a for profit division so that taxes will be paid.
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 8
Chairman Goldspiel noted that medical offices are notoriously heavy users of parking so there is a
concern regarding the number of doctors' offices housed in this facility.
Mr. Gorman stated this is not a medical office building which typically is five spaces per thousand
square feet. This more of a time share suite so at most there would be one or two doctors present
in the facility having office hours which would lead to approximately 10 patients per hour.
Chairman Goldspiel asked for elaboration on the time share concept.
Mr. Gorman stated there will probably be two doctors offices and six examine rooms. The
doctors rotate through there based upon their needs. They will be sharing the same reception
desk and bring their own nurse with them during their time there.
Ms. Morehead this is a more efficient method for the doctors so that they can share the cost and
maximize the use of the space. She noted there may be 10 physicians using the space but only 1
or 2 at a time. She noted only 4 exam rooms are contemplated at this time which means a
maximum of 2 physicians at one time at this facility.
Chairman Goldspiel asked if there is anyway to connect this parcel to the bikepath system that
runs along the stream.
Commissioner Rosenston stated that if a stub can be brought off an existing trail, it may be
possible to do something.
Chairman Goldspiel further noted it might be advisable to provide sidewalk access from Busch
Parkway along the property.
Trustee Braiman stated the Park District has been speaking to the developer about developing
their own wellness center at Busch Grove Park and the question is whether two similar uses are
needed. At this point since the Park District has not come forward, the Board decided to go
through the process with this development and see what happens.
Mr. Todd Turner of ESA Development stated ESA is a new company in the early stages of a
national rollout of this extended stay concept. This extended stay concept is designed to serve
specific niche in the lodging business. It targets primarily business people in town from out of
state on a temporary business assignment or individuals relocating and looking for permanent
homes.
Mr Turner review his site plan noting the extended stay hotel would be a three-story 120 room
building with 131 parking spaces. He noted the rooffines have been varied in response to Board
comments and building elevations have been adjusted as has landscaping.
Chairman Goldspiel asked how this differs from a regular hotel and what facilities would be in the
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 9
structure as well as what the individual rooms or apartments would be like. He also asked what
the average length of stay is for this hotel and what type of food services would be available.
Mr. Turner stated the typical customer would be in the hotel for 1-2 weeks at a time. They have
added full refrigerators, microwaves, two burner stovetops, separate kitchen sink areas, separate
eating tables and coffee makers to the rooms due to the longer nature of a customer's stay. This
is basically what separates a typical hotel from this facility. Each room is approximately 305
square feet. There are several larger rooms of approximately 390 square feet with larger bed,
larger TV and more open space.
Commissioner Rosenston noted this type of accommodation is really meant for a single person
who is here on business. He stated that he questions the viability of such a facility when many
people coming for a short period of time rent apartments.
Mr. Turner stated typical apartments have a minimum three month lease obligation, utilities must
be hooked up and paid for, and large deposits are required. He stated the extended stay hotel
offers the convenience of being able to rent a room for one or two nights only or a week or more
at a time without any other obligations.
Commissioner Rosenston asked what a nightly rental would cost.
Mr. Turner stated it would be $65 per night and a weekly rate starting at $300 on up.
Commissioner Rosenston asked if there would be any restaurants, exercise rooms or meeting
rooms.
Mr. Turner stated no.
Commissioner Rosenston asked if the hotel would have security.
Mr. Turner stated there would be 24 hour security.
Commissioner Rosenston stated he is concerned with someone staying for an extended period of
time in a standard hotel room that has additional facilities without feeling they are living in a
closet.
Commissioner Lundine asked if there would be daily maid service.
Mr. Turner stated those staying for just a few nights do get daily linens changed and those staying
for a week and longer have linens changed weekly and towels twice weekly.
Commissioner Trilling stated the appearance of the plan will be of grave concern to him and doing
something to enhance the appearance and landscaping of the site will certainly help.
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 10
Mr. Lamphere of Van Vlissingen and Company stated the amount of brick, stucco and relief work
makes the building look good. He noted he is not satisfied with the proposed landscaping
because adequate setbacks have not been provided. From the building to the parking area must
be a minimum of eight feet according to their own standards. In that eight feet,trees and shrubs
can be place which really enhances the landscaping scheme. He further noted that the company
would consider a restaurant for the remaining parcel. He noted much effort was put into the
shapes of the three parcels and they are all interdependent on each other.
Commissioner Berman stated he feels some creativity could be used to better overall aesthetics.
The hospital fitness center has noted they might be able to put the driveway through on their
property which will be at the back of the hotel property which may give the hotel property some
room to move the building and the parking somewhat. He noted circulation is important on these
facilities and it is necessary to be able to circulate around this building. He further noted it is not
as necessary to hide this facility from Milwaukee Avenue as it is to integrate green space and
landscaping and aesthetic features over the scope of the parcel. He noted it is not the inherent
problem of being a three-story facility, but a problem caused by the bulk of the facility on this
parcel and the restrictions imposed by Van Vlissingen as well as the Village which is making this a
very difficult planning issue. He urged creativity with the shape of the building and landscaping.
Chairman Goldspiel stated Commissioner Krug had asked how far the previous hotel plans had
come on this property. He noted it would be desirable to look at those plans to compare them
with the present proposal. He noted Commissioner Krug had also indicated no difficulty with the
three-story issue.
Chairman Goldspiel asked what extra services are necessary due to the additional facilities in each
room of the hotel.
Mr. Turner stated he will get statistics on the amount of extra water and sewer needed.
Chairman Goldspiel asked what kind of fire protection efforts are being added to the hotel due to
the cooking facilities.
Mr. Turner stated each room is fully sprinkled as are the halls and every stove has a vent directly
over the stove which is vented according to local code.
Chairman Goldspiel noted a great deal of difficulty with this concept. He stated it reminds him of
something like a single room occupancy hotel in a decaying part of a city. He stated this facility is
the bare minimum in shelter and has the potential for a very serious adverse impact on the
community and therefore has great difficulty with this concept.
Mr. Turner stated they have learned there is a great market demand for this kind of need. Their
facilities have a 90 percent occupancy rate. He noted there is a significant faction of the
population looking for this kind of lower rate facility which is why they are here. It is a very safe
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 11
and well run operation. They have studied the demand and know that it exists and that this is a
great market for same.
Chairman Goldspiel stated there probably would not be a problem when the facility is new but
something like this has the possibility of slipping down over time.
Commissioner Rosenston noted he shares some of Chairman Goldspiel's concerns. However, he
needs to see such a facility before making a decision.
Trustee Braiman asked for a list of existing facilities in order to check with other municipalities
experiences with such a facility.
Commissioner Trilling asked if there are laundry facilities.
Mr. Turner stated there is an in house laundry facility with maid service doing the laundry. There
is also an on premises laundry facility for guests with five machines for laundry and five for
drying.
Commissioner Berman asked if they would be negotiating access to the Highland Park Hospital
Fitness Center facility for guests of the hotel.
Mr. Turner stated they had not planned on it but it was a good idea.
Commissioner Trilling asked what percentage of the guests will be cooking.
Mr. Turner stated approximately 5 to 10 percent of guests will cook. Most guests use the
microwaves and refrigerators mainly. He noted the hallways are positive pressured so that
cooking odors are kept to a minimum.
Commissioner Trilling asked how the kitchens are vented.
Mr. Turner stated it is vented as required by code.
Mr. Mays stated they have no specific plan for the third parcel now. He stated it is their proposal
that this parcel become part of the planned business zoning classification. He noted that the
review process which is in place in the ordinance protects the community and ensures the
developer that the ultimate use of that property will be compatible.
Chairman Goldspiel noted they have been asking developers to provide a list of the types of things
the developer feels are compatible in cases such as this where there is not specific plan proposed.
Mr. Mays stated they would prefer to provide a list of some uses they clearly know are not
compatible.
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 12
Commissioner Berman noted the ordinance provides a list of those items which are allowable
under the B-3 district and that would be a good starting point. The developer could then identify
those things which can be eliminated from consideration in the B-3 district without making any
commitments.
Mr. Lamphere commented that uses such as a gas station or fast-food restaurant would not be
proposed, but a sit-down restaurant is a prime possibility. He noted that it is difficult for the
property owner to identify specific uses that could be proposed for the property.
Li
Trustee Braiman stated he does not see the need to change from an Industrial district to B-3 at
this time as there is no definite user for this parcel. He noted he would speak to the Village Board
on this matter and ask the other Trustees to comment concerning whether B-3 zoning with no
specific use should be pursued, or if the zoning should remain Industrial until a B-3 use is
identified.
Mr. Mays stated that the approvals requested for the health and fitness center and hotel are
intertwined and part of a single application. He said that the request for only one use such as the
fitness center will not go forward alone. If one use is found unacceptable, then the current petition
for approval of both uses will not proceed.
Commissioner Berman asked if the two identified users have signed on to the concept of limited
restrictions on the future use on the third undesignated parcel.
Mr. Gorman stated they have a great deal of faith that the Van Vlissingen Company would not
allow an unacceptable use to be developed on the third parcel.
Commissioner Berman stated it would be helpful to hear from the hospital and the hotel
developers to look at the B-3 list and see if they feel there is anything on there that they would
deem incompatible with their projects.
Chairman Goldspiel noted the following items needed for the next workshop meeting:
1. Parking and traffic flow counts at peak times for hospital
tal development;
2. Roadway link to the property south of the site on the south;
3. Possible link to existing bikepath system;
4. Revised site plan and enhanced landscaping plan for the hotel;
5. Traffic information and parking usage at similar hotel facilities;
6. Utility demands for the hotel;
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 13
7. Discussions within the Village and among developers regarding future uses and zoning for
the third parcel
8. Given setbacks on Busch and Milwaukee, how large a commercial building can be
accommodated with present parking on the third parcel
CHAIRMAN'S REPORT-None
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated the next regular meeting will be on October 16, 1996
PUBLIC COMMENTS AND QUESTIONS
Mr. Anthony Lello representing AT&T Wireless Services stated that AT&T has only until
November 30th to get a temporary site for their signal tower while they continue to search for a
permanent site within their search ring. He stated he was recently informed there is no vehicle
within the Village code to allow for temporary permitting of such a facility.
Mr. Lello stated AT&T wants to work with the Village and find a site within the search ring and
the Village which is suitable. In the meantime,they must find a way to get signal by November
30th. Whatever suggestions or solutions are available will be acted upon by AT&T.
Chairman Goldspiel noted a number of less controversial sites had been suggested at the last
workshop meeting and if these sites had been examined.
Mr. Lello stated any one of the sites would meet their needs if they could meet the time frame.
However, it cannot be accommodated within the necessary time line and it could not be moved on
until the Village is willing to discuss the financial terms for such a lease.
Trustee Braiman noted this is the wrong forum for that type of discussion. He stated the Village
Board must be consulted on that matter. He stated he will take this matter back to the Board and
try to deal with it as efficiently as possible.
Mr. Lello stated the planningprocess in Buffalo Grove isgood and veryextensive but
unfortunately it puts the AT&T project in jeopardy. If even one site is silent when the system
Y
goes on line, it affects the six sites around it and the system cannot be tested properly. He stated
his concern is that the client will be forced into taking some type of action to get the system up
and going and may end up with a site that no one is happy with. If any kind of temporary site can
be found, it would avoid this pitfall.
Commissioner Berman asked if the Plan Commission could ask the Board to hold a public hearing
at their level on a change in the ordinance which would allow a temporary site.
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 14
Chairman Goldspiel noted the suggestion is that the petitioner by-pass the Plan Commission and
deal with a Special Use with the Village Board on the basis of a limited time temporary
application. He further noted there is strong feeling on the Plan Commission regarding the
importance of building this network and a desire to see that Buffalo Grove is properly served by
that network. No one wants to see a hole in the coverage, but the antenna that serves the needs
of AT&T has to be in a location that is acceptable to the Village and affected residents and land
owners.
Commissioner Trilling noted AT&T managed to find the one unincorporated site in Buffalo
Grove for another tower which is exactly what they claim other companies have done and they are
determined not to do.
Mr. Lello stated he cannot think of a more exemplary site for such a tower since the
Commonwealth Edison high tension corridor is already there and obstructing the skyline.
Commissioner Trilling noted that the entire Village surrounds that site and the entire Village is
impacted by anything on that site and yet the Village was never consulted in anyway.
Mr. Lello noted he spoke to Mr. Hruby about the site in spring and showed exactly where the site
was. He stated they had no intention of hiding anything from anyone and the zoning district
jurisdiction happened to be Lake County.
STAFF REPORT -None
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Lundine and carried
unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:35 p.m.
Re tfully sub ed,
Fa Rubin ording Secretary
APPROVED BY:
GOLD IEL, Ch rman
Buffalo Grove Plan Comm-Regular Meeting-October 2, 1996-Page 15