1992-04-15 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
April 15, 1992
The Buffalo Grove Nursing Home
Chairman Silbernik called the meeting to order at 7 : 30 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois and
read the Notice of Public Hearing as published in the Buffalo Grove
Daily Herald, explained the format of the meeting and swore in
persons who were giving testimony at the public hearing.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Ms. Genell
Mr. Samuels
Commissioners Absent: None
Also present: Mr. Marc Schwartz, Batler & Schwartz
Mr. Harold Lederman, Windsor Manor Nursing
and Rehabilitation Center
Mr. Bruce Lederman, Windsor Manor Nursing
and Rehabilitation Center
Ms. Sharon Trotter, Windsor Manor Nursing
and Rehabilitation Center
Mr. David Trotter, Windsor Manor Nursing
and Rehabilitation Center
Mr. Michael Arenson, Shayman & Salk Co.
Mr. David Miller, Metro Transportation
Group, Inc.
Mr. Keven Graham, Thompson Dyke &
Associates
Mr. Thompson Dyke, Thompson Dyke &
Associates
Mr. Donald Manhard, Jr. , Donald Manhard
Associates, Inc.
Mr. Brian Rubin, Village Trustee
Mr. Jeff Braiman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 1
Mr. Robert Pfeil, Village Planner
The following exhibits were presented by the petitioner at the
public hearing:
Exhibit A: Letter from Don Torres, President, Woodstone Townhome
Association dated February 14, 1992
Exhibit B: Letter from Jeff and Sondra King dated April 15, 1992
Exhibit C: Comparative Analysis of Estimated Real Estate Tax
Benefits to Village of Buffalo Grove
Exhibit D: Preliminary Plan dated March 31, 1992 by Shayman and
Salk
Exhibit E: Building elevations (east and south) dated February 19,
1992
Exhibit F: Building elevations (north and west) dated February 19,
1992
Exhibit G: Building floor plan (1st floor)
Exhibit H: Building floor plan (2nd floor)
Exhibit I: Building floor plan (3rd floor)
Exhibit J: Building floor plan (basement)
Exhibit K: Landscape Plan dated March 29, 1992 by Thompson Dyke
and Associates
Exhibit L: Preliminary Engineering Plan dated April 7, 1992 by
Donald Manhard Associates
Mr. Marc Schwartz of Batler and Schwartz stated that the plan being
presented tonight consists of a 4. 18 acre parcel presently zoned
R-1. He stated that the petitioner is seeking a rezoning to R-9
with special use for a nursing home facility. He stated that the
plan has been modified to accommodate several comments made at the
two previous Plan Commission workshop meetings.
The plan consists of a 200-bed facility of three stories with a
height of approximately 38 feet and a total of 83 , 000 square feet,
12 , 000 square feet of which is in the basement area. To the north
of the proposed facility is Steepleview Condominium. Mr. Schwartz
stated that he had met with the homeowner's association to discuss
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 2
various concerns. The general feeling of the meeting was support
from the homeowner's association. Also discussed was the
possibility of a shared maintenance agreement for the area of
Steeple Drive exiting out to Weiland Road. No final agreement has
as yet been reached regarding the easement agreement or shared
maintenance agreements.
Mr. Schwartz presented a letter from Don Torres, President of the
Woodstone Townhome Association dated February 14, 1992 expressing
support for the proposed nursing home facility as well as a letter
dated April 15, 1992 from some homeowners of Woodstone also
expressing support for the proposed facility.
Mr. Schwartz also presented an analysis of property tax
ramifications of the building: of the 90 multi-family units versus
the building of a nursing home. The analysis shows that a 90
multi-family condo would generate approximately $14, 000 in annual
property taxes for the Village whereas the nursing home would
generate approximately $11, 000 in property taxes.
Mr. Michael Arenson of Shayman and Salk stated his firm's expertise
in the construction of nursing homes. He stated that the first
floor of the proposed plan would house 54 sheltered beds, physical
therapy area, occupational therapy, administrative offices, and
various other amenities. The second floor will house the skilled
care nursing facilities. The third floor plan is almost identical
to the second floor plan. The basement area holds the mechanical
rooms, storage areas and kitchen area.
Mr. Arenson further stated that the building is sited so as to
minimize any views from the adjacent buildings. Access to the site
is from Weiland and both a left turn lane onto the property and a
left turn lane east out of the property has now been added to the
plan. A two way drive goes into the property and to the parking
lot. Exterior lighting for the parking lot have an intensity of 3
foot candles which tapers sharply to 1/10 to 3/10 foot candles at
the property line.
Mr. Arenson stated that the front entrance canopy will be 12 feet
high. The truck service drive has now been shortened by 25 feet.
The refuse area will be a completely enclosed and covered area
fully buffered and screened.
Mr. Arenson noted that the existing stormwater detention area is
slightly insufficient for the site and therefore a new detention
area will be constructed at the northeast corner of the site.
Mr. Arenson stated 81 parking spaces are provided, although the
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 3
Zoning Ordinance requires only 50 spaces. He noted that an
additional 11 spaces can be provided if needed in the future.
Mr. Arenson further stated that the fire lane access around the
property will be moved to within 25 feet west from the building per
Fire Department's request.
Mr. Arenson stated that the Illinois Department of Public Health
standards must be complied with and that they conduct yearly
reviews. The Certificate of Need process must be obtained by the
owners but can only be obtained upon zoning approval.
Mr. Miller of Metro Transportation Group stated that the traffic
analysis utilized the Palos Hills nursing home statistics due to
the similarity of the two facilities. He noted that traffic
generated by this type of facility is fairly low with at most 45
vehicles entering the site in the morning and about 15 of those
coming from the north.
Mr. Miller noted that the peak hours for this facility are offset
from the normal peak hours because the facility generates most of
its traffic from the employees. Since there are three shifts
starting at 7: 00 a.m. , 3 :00 p.m. and 11: 00 p.m. , the majority of
inbound employee traffic does not conflict with normal peak hour
traffic.
Mr. Miller stated that they had met with the Lake County Division
of Transportation and Village staff and all had agreed that a
southbound right turn lane on Weiland into the site is not required
due to the low volume of traffic. However, at the recommendation
of the County, the northwest quadrant radius will be increased to
50 feet to make right turns into the site easier for motorists.
Mr. Miller stated that the meetings also led to agreements to
develop a northbound left turn lane into the site and a southbound
left turn lane going east on Armstrong Drive. He noted that this
will work out as the roadway is 59 feet wide at this point and the
left turn lane can be incorporated south of the drive within the
existing cross section. The rumble median will, however, be
removed. The southbound left turn lane would actually start at
Woodstone Drive. All of the widening will be on the west side of
the street.
Mr. Miller stated that the internal drive at Weiland Road is 36
feet wide and would be striped so that it would have one lane
inbound and a separate left turn lane and a through and right turn
lane outbound. All internal roads will be two-way.
Mr. Miller stated that with regard to truck drives it is important
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 4
to remember that there will only be approximately six deliveries
per week. Trucks would enter and go along the north edge, make a
stop and back into the facility and then exit. The potential
conflict between people dropping off and the trucks dropping off
can be decreased by a stop sign. There is adequate site distance
for any vehicles to see other vehicles and avoid any conflict. The
number of people dropping off and conflicting with truck traffic
would be very low in any case.
Mr. Miller stated that the key parking time is about 2 :00 to 3:00
p.m. when employee shifts are changing and visitor count and
9 g
service vehicles are at peak levels. Mr. Miller stated that in
analyzing this data, 81 parking spaces are more than adequate
although there is the capability for 11 additional spaces if ever
needed.
Mr. Keven Graham of Thompson Dyke Associates presented a color
landscape design plan showing heavy screening on both the north and
south side of the proposed building. He noted that they would be
removing only three trees on the site, one of which is not in very
good condition and two of which would interfere with the proposed
detention pond area. However, the maples and lindens on the south
will be retained. Mr. Graham further noted that the large island
leading to the parking lot would be bermed about three to four feet
in height to screen the parking lot and the additional islands
would be planted with tall shrubs. The dumpster area would also be
screened by various trees and shrubs and bermed.
Mr. Thompson Dyke of Thompson Dyke Associates stated the property
both north and south of the site is zoned R-9 with a shopping
center to the west of the site and residential zoning to the east
and a vacant parcel designated for commercial development in the
future. Mr. Dyke stated that the proposed nursing home facility is
considered a special use in the Buffalo Grove Zoning Ordinance, and
six criteria are set forth that a proposed use must meet. These
criteria are:
1. Serving public convenience - Such a use would serve the
public convenience and is suitable for this location as it is
a low density use which generates little traffic and is well
set back allowing extensive landscaping.
2 . Conforming to bulk regulations of the R-9 District - This
plan more than meets the requirements of the floor area ratio
and set back requirements.
3 . Compatibility with adjacent uses - The proposed use is
essentially a residential use which is compatible to both the
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 5
north and south developments; to increase its compatibility
the landscaping has been carefully planned.
4 . Impact on adjacent uses to the north and south - The three
story height is at a human scale in keeping with the
development on the south and the one story in excess to the
homes on the north has plenty of space between the two
buildings.
5. Adequate utilities, access roads and drainage - There are
ample utilities in Buffalo Grove to serve this site.
6. Parking - The ordinance requires 50 parking spaces and the
petitioner is showing 81 spaces plus an additional 11 spaces
if needed which more than meets all requirements.
Mr. Dyke stated that the best use for this parcel is for a nursing
home facility which fits very well into the R-9 District as a
special use.
Commissioner Goldspiel asked Mr. Manhard to go over the engineering
plan.
Mr. Manhard of Donald Manhard Associates stated that there are
ample existing sanitary sewers and water lines on the parcel. He
noted that these lines will be extended and looped around the
building from the south to the west. Mr. Manhard stated that there
is an existing stormwater detention basin to the south east which
will remain and the remainder of the detention will be provided on
the northeast corner of the parcel and conform to code.
Commissioner Goldspiel inquired if the water and sewer requirements
would be lesser or greater for this facility than for a 90 unit
multi-family building or if the water and sewer lines would be
adequate for this development.
Mr. Manhard stated that the water and sewer requirements were
adequate for this project, but he has not compared alternate
residential uses concerning utility demands.
Commissioner Goldspiel asked what information is available to
determine the actual need for such a facility.
Mr. Bruce Lederman stated that the Illinois Health Facilities
Planning Board is indicating that 232 beds are needed in Lake
County.
Commissioner Goldspiel asked if approval will be given for all of
the 200 beds for this facility or if there was a possibility of
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 6
approval for a lesser number of beds.
Ms. Trotter stated that a need has been shown in the community as
there is no such facility available now at all. It is her
understanding that the state will either say yes there is a need or
no there is not.
Mr. Dyke stated that the fact that Buffalo Grove has no such
facility indicates that the proposed nursing home will fill a need
in the community.
Commissioner Goldspiel asked how the truck drive was shortened by
25 feet.
Mr. Arenson reviewed the site. plan and noted modifications that
have been made concerning the truck driveway.
Commissioner Goldspiel stated that this is still not an ideal
situation but that the proposed stop sign would help to control
traffic movements that may conflict with truck deliveries.
Commissioner Goldspiel asked what time the staff starts in the
morning and what the employee counts are for each shift.
Mr. Miller stated that there are three shifts. The 7: 00 a.m. shift
would have approximately 60 employees, the 3:00 p.m. shift would
have about 20 employees and the 11:00 p.m. shift would have about
10 employees. He also noted that the traffic counts were done
between the hours of 7: 15 to 8: 15 a.m.
Commissioner Krug noted that Weiland Road is already busy at 6:00
a.m. and further suggested that a sign be placed at the entrance to
the facility denoting the fact that this is a two-way drive.
Commissioner Krug inquired how tall the plantings on each side of
the large island will be.
Mr. Graham stated that the shrubs would grow to about eight to ten
feet high. He further noted that these shrubs could easily be
pruned and contained as required and will be compatible to the
parking area.
Commissioner Krug noted that he would like to have these shrubs
checked for the possibility of interfering with vehicles.
Commissioner Krug if the cooling tower in back of the building
would be screened.
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 7
Mr. Arenson stated that the cooling tower is 14 feet high and will
be screened with a solid brick fence.
Commissioner Rhodes asked if there would be any mechanicals on the
roof.
Mr. Arenson stated there would be no mechanicals on the roof.
Commissioner Rhodes asked if the ice cream parlor, beauty shop and
other amenities on the first floor of the building would be for
resident use only.
Mr. Arenson stated that is correct.
Commissioner Rhodes inquired where most of the employees would be
coming from.
Ms. Trotter stated that employees would come from Round Lake,
Waukegan and possibly from some communities to the south and west
of Buffalo Grove.
Commissioner Rhodes inquired if the two evergreens that will be
removed can be relocated.
Mr. Graham noted that he does not recommend reusing the evergreens
due to their present condition.
Commissioner Rhodes asked if the early shift of 60 employees would
be requested to park at the back of the lot.
Mr. Lederman stated that they can specify visitor parking spaces.
Commissioner Howard inquired if all patio areas will be fenced.
Mr. Arenson stated that the back patio areas had not yet been fully
designed.
Commissioner Rosenston inquired if there would be any signage on
the property.
Mr. Arenson stated that there may be a low brick wall with a sign
at the entrance to the facility.
Commissioner Rosenston inquired if access to the shopping center
will still be available off the proposed bike path.
Mr. Arenson stated that to the best of his knowledge the access
will continue to be available.
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 8
Commissioner Rosenston noted his concerns regarding the shrubbery
on the large island cutting the line of sight for vehicles as well
as the need for a 232 bed facility in Lake County. He inquired if
that need represents the long term need for the county.
Mr. Bruce Lederman stated that the state has determined this need
through the year 1995.
Commissioner Genell asked how the figure of 45 vehicles entering
southbound from Weiland Road and 15 vehicles entering northbound
were arrived at.
Mr. Miller stated that they checked the directional distribution of
the traffic that would be approaching and had estimated that 75
percent of the traffic would be coming from the south and about 25
percent from the north. Those percentages times the number of
vehicles that would be entering the facility gave us the ratio of
75 and 25 percent.
Commissioner Genell noted that as the comment had been made that
the time for delivery trucks could be controlled, she would like to
make sure that delivery times are definitely controlled and kept to
six deliveries per week as noted.
Mr. Schwartz stated that they could control the times of deliveries
but that they could not guarantee six deliveries per week.
Commissioner Samuels asked if all lighting would actually be
contained on site with no spillage.
Mr. Arenson stated that their foot candle report has recommended
three foot candles on average in the parking lot area with sharp
cut off at the parking lot northern boundaries on 20 foot high
standards. He noted that shrubs will replace the trees
specifically due to the low height design of the lights.
Commissioner Samuels asked what the projected occupancy rate for
this facility would be.
Mr. Lederman stated that as part of the process for the Certificate
of Need it is a requirement that referrals be obtained. It is
necessary to obtain approximately 150 referrals and they have
already received 400 referrals to date. He stated that it would
take about 15 months to achieve full occupancy.
Commissioner Samuels recommended a right turn deceleration lane to
prevent slow downs in vehicular traffic so as not to impede the
smooth flow of traffic.
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 9
Chairman Silbernik asked why a left turn bay is recommended for the
southbound traffic as opposed to a right turn deceleration lane as
a left turn bay onto Armstrong Drive would exacerbate a problem
that exists on Armstrong with additional traffic going through
their in order to miss the light on Lake Cook Road.
Mr. Kuenkler stated that the left turn from the southbound lane is
really a safety issue. It would not be advisable to create one
left turn coming north and nothing coming southbound. The right
turn deceleration lane is a question of degree and does not seem to
be warranted at this time.
Chairman Silbernik asked if we are definitely making provision for
a right turn lane if necessary in the future.
Mr. Kuenkler stated that right-of-way needs to be reserved for this
improvement.
Commissioner Krug inquired how the applicants chose Buffalo Grove
for the facility.
Ms. Trotter stated that she had previously lived in Buffalo Grove
and thinks the community needs this type of facility. Many
residents have expressed a need for such a facility for their aging
parents and the desire for a closer location for their parents.
Trustee Rubin inquired where the 400 referrals had come from.
Mr. Lederman stated that referrals had come from hospitals, doctors
and health care facilities.
Trustee Rubin inquired if Cook County facilities would also be able
to refer to a Lake County facility since Buffalo Grove is divided
between two counties.
Ms. Trotter stated that Cook County referrals would certainly be
allowed.
Mr. Schwartz stated that Mr. Thompson Dyke would clarify the
contents of the ordinance as well as the requirements of the
ordinance regarding the question of need.
Li Mr. Dyke stated that the special use criteria of the Zoning
Ordinance speaks to public convenience, not public need.
Mr. Raysa stated that the first part of the ordinance deals with
public convenience and the second part of the ordinance requires
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 10
that it not be detrimental or dangerous to public health safety.
Mr. Michael Iskowitz, 112 Steeple Drive, noted his concern
regarding traffic coming along Weiland Road and cutting behind the
building in order to use Armstrong Drive where there are many
children often playing in the empty lot. He stated he realizes
that the Fire Department requires this access for emergency use but
that others will also use this access.
Mr. Schwartz stated that they are amenable to any plan to limit
access that is acceptable to the Village.
Chairman Silbernik noted that everyone is amenable to addressing
that issue.
Mr. Iskowitz further noted that school buses now come in on Weiland
and turn around on the subject property in order to go back out on
Weiland Road. He would like a sign put on both Weiland and Lake
Cook Road stating that entrances not be blocked. He noted that the
buses would now have to go out on Lake Cook Road.
Commissioner Rosenston stated that the driver will come down
Weiland to Lake Cook Road, make a right on Lake Cook Road, go over
to Armstrong Drive and make a right into the property and go along
the front of the property to Steeple View Drive, make a left at
Steeple View, north on Steeple View and out on Weiland Road.
Mr. Joe Roberto, 102 Armstrong, inquired if there would be enough
parking spaces at the proposed facility on holidays for visitors.
Mr. Lederman stated that from statistics at their Palos Hills
facility there were no more than seven visitors in any given hour
on any given day, even on the busiest holiday.
Mr. Roberto asked if the fire lane would be paved.
Mr. Arenson stated the fire lane would be paved asphalt.
Patricia Ward, 103 Armstrong, asked what would happen to the
traffic in the area once Lake Cook Road is widened.
Chairman Silbernik noted that the widening of Lake Cook Road would
also mean further improvements to the intersections.
Commissioner Goldspiel noted that the Village of Buffalo Grove has
taken a stand opposing the widening of Lake Cook Road west of
Hastings Drive.
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 11
Linda Drengberg, 102 Armstrong, noted her concern with the proposed
facility relating to the fact that this facility is touted as being
needed in Lake County and yet all other counties will be allowed to
use this facility.
Commissioner Goldspiel noted that for administrative purposes there
must be a defined area to identify need, but this is not intended
to restrict the origins of residents of the facility.
Mr. Schwartz stated that the necessary licensing and certification
could not be obtained if the facility were to practice any form of
discrimination.
Commissioner Rosenston noted that if there is a demand, there will
always be a supply. The next. facility may be built in another
community.
Commissioner Samuels stated that this facility will be a service to
our community. One cannot restrict who will use this facility. As
there is no facility like this presently in Buffalo Grove, our
residents are now going to facilities in other communities.
Mr. David Trotter noted that the reference to Chicago hospitals as
having made referrals does not mean that Chicago residents only
would be shipped to this facility.
Commissioner Goldspiel inquired if this facility will also serve
people who may need to recuperate after surgery without any
continued care.
Ms. Trotter stated this facility would serve both after surgery
recuperation patients as well as long term care patients and more
as the facility develops.
Ruth Roberto, 102 Armstrong, noted her concern with the widening of
Lake Cook Road which will take more property away from the
Steepleview Condominium property which will lead eventually to a
higher turnover rate of residents and a general decrease in the
quality of the development.
Chuck Barrett, 104 Armstrong stated that the proposed facility will
improve and enhance the area significantly and hopes that all
problems with traffic can be resolved.
Stuart Aizenberg, 120 Steepleview Drive, stated he feels this
development will be a definite asset to the area. However, as
there are other facilities such as this in Long Grove and other
areas, he wonders how successful they are and what the occupancy
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 12
rate is at these other facilities.
Mr. Bruce Lederman stated that their Palos Hills facility has
obtained the highest rating from the Illinois Department of Public
Aid. He further noted that bed need is one of the criteria used by
the Illinois Department of Public Aid in the Certificate of Need
process.
Arlene Buenzow, 277 Woodstone, noted her concern with the
additional traffic on Weiland that will be created by this facility
as well as the size of the facility which will create the need for
a good deal of parking in the neighborhood.
Mr. Schwartz noted the testimony given of the analysis of the
visitor parking at the Palos Hills facilities has shown that there
are approximately seven visitors per hour, including holidays.
Andrea Weitzberg, 1557 Rose Boulevard, stated that unfortunately
the figure of seven or eight visitors per hour is correct. She
noted that she is a therapist at several homes in the area and many
residents get very few visitors. She further noted that this
facility will help develop positive programs between the community
and the nursing home.
Charla Waxman, 3 Le Jardin, noted her approval for the proposed
project which will enhance the community.
Roger Ostrovsky, 101 Armstrong, noted his concern with the size of
the facility and the increased traffic. He also noted that
presently some Steepleview dumpsters are placed on the proposed
development site.
Chairman Silbernik stated that the dumpsters do not belong there.
Mr. Schwartz noted that the previously approved condo development
would generate a great deal more traffic and parking requirements
than the nursing home proposal.
Marcy McDermio, 102 Steeple Drive, noted her concern with the size
of the facility and the fact that the development will be only 55
feet from her back door.
Mrs. Ostrowsky, 101 Armstrong, inquired if there is a hospital
close enough to be used by the residents of the proposed facility.
Chairman Silbernik noted that the closest hospitals are Condell
Medical Center in Libertyville and Northwest Community Hospital in
Arlington Heights. There is also the Condell immediate care
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 13
facility being built now on Route 22.
Mr. Tom Serena, 118 Steeple Drive, noted his concern with the fact
that many apartments overlook the dumpsters.
Mr. Arenson stated that there would be two dumpsters, completely
screened and well maintained with daily pickups.
Mr. Bruce Lederman noted that there would be daily garbage pickups.
He further noted that the people using the proposed facility are
much less waste producing than residents of a typical apartment or
condominium development.
Commissioner Samuels asked how medical waste would be disposed of.
Mr. Schwartz stated that medical waste is kept in the building
within a locked, specially marked container which is picked up by
special licensed disposal services.
Commissioner Goldspiel inquired if there are any emergency
generators.
Mr. Arenson noted that emergency generators with mufflers are
located in the basement area.
Susan Kenski-Sroka, 101 Armstrong, stated that she is concerned
regarding access on Armstrong Drive, employees using the back road
if they happen to be late for work and notification to the school
district in writing regarding the changes in route.
Mr. Schwartz stated that there will be some agreement regarding the
fire lane and that Mr. Lederman would certainly be in control of
his employees.
Mr. Aizenberg asked that attention be directed to the truck service
area being placed in the back of the facility instead of next to
the adjacent apartments. He said he is concerned with the pricing
of the facility and the possibility that it may have a high vacancy
rate if it is too expensive. He said he would like to know the
occupancy rates of similar facilities in adjacent communities.
Chairman Silbernik commented that the State Certificate of Need
process would consider area occupancy rates to determine if the
proposed facility is needed.
Mr. Iskowitz asked if the six deliveries per week included the
daily garbage pickup.
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 14
Mr. Lederman stated that the daily garbage pickup is not included
in the six deliveries per week.
There being no further comments, Chairman Silbernik closed the
public hearing at 9:50 p.m.
Respectfully submit d,
Fay Rubin, R cording Secretary
APPROV D Y.
MARTIN SILBERNIK, Chairman
Buffalo Grove Plan Comm-Public Hearing-April 15, 1992-Page 15
REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
April 15, 1992
The Buffalo Grove Nursing Home
Buffalo Grove Gymnastics Training Center
Arbor Creek - Workshop #1
Winchester Estates Townhomes
Final Plat
Chairman Silbernik called the meeting to order at 10:00 p.m. in the
Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Chairman Silbernik
Mr. Goldspiel
Mr. Krug
Mr. Rhodes
Ms. Howard
Mr. Rosenston
Ms. Genell
Mr. Samuels
Commissioners absent: None
Also present: Mr. Marc Schwartz, Batler & Schwartz
Mr. Harold Lederman, Windsor Manor Nursing
and Rehabilitation Center
Mr. Bruce Lederman, Windsor Manor Nursing
and Rehabilitation Center
Ms. Sharon Trotter, Windsor Manor Nursing
and Rehabilitation Center
Mr. David Trotter, Windsor Manor Nursing
and Rehabilitation Center
Mr. Michael Arenson, Shayman & Salk Co.
Mr. David Miller, Metro Transportation
Group, Inc.
Mr. Keven Graham, Thomspon Dyke &
Associates
Mr. Thompson Dyke, Thompson Dyke &
Associates
Mr. Donald Manhard, Jr. , Donald Manhard
Associates, Inc.
Mr. Scott Gendell, Terraco, Inc.
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 1
Mr. Gregg Didech
Mr. Kelly Crumley
Mr. Brian Rubin, Village Trustee
Mr. Jeff Braiman, Village Trustee
Mr. William Raysa, Village Attorney
Mr. Richard Kuenkler, Village Engineer
Mr. Robert Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Genell, seconded by Commissioner Goldspiel,
to approve the minutes of the Regular Meeting of April 1, 1992 .
All Commissioners were in favor of the motion to approve the
minutes, and the motion passed unanimously with Commissioners
Rosenston and Rhodes abstaining.
COMMITTEE AND LIAISON REPORTS
Commissioner Goldspiel attended the Village Board meeting of April
6, 1992 and stated that:
1. The Seigle's Home Center change in plan concerning the proposed
gatehouse was approved by a vote of 4 to 2 .
2 . A decision concerning the location of the sidewalk on the south
side of Dundee Road near Weidner Road was tabled until April
20, 1992 .
3 . The Rogers Center - East at Arbor Creek has been referred to
the Plan Commission.
4. Discussion and decision regarding the realignment of Buffalo
Grove Road and Prairie Road was tabled until further
information is received, including comments from the Lake
County Division of Transportation.
5. The Village's official revised zoning map was approved.
BUFFALO GROVE NURSING HOME
Moved by Commissioner Rosenston, seconded by Commissioner Samuels
to recommend approval to the Village Board of the petition for
rezoning from the R-1 One-Family Dwelling District to the R-9
Multiple-Family Dwelling District, approval of a Special Use for a
nursing home and approval of a Preliminary Plan in accordance with
petitioners' Exhibits A through L, subject to:
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 2
1. The construction of left turn lanes on Weiland Road in both
the northbound and southbound lanes
2 . Fire lane being located within 25 feet of the west edge of
the proposed building
3 . Placement of a stop sign southbound at the southeast corner
of the facility
4. 12 foot minimum clearance for canopy at the entrance to the
building
5. Right turn deceleration lane on Weiland Road
Commissioner Genell stated she would like to add that truck
deliveries to the site occur only between the hours of 9: 00 a.m.
to 11: 00 a.m.
Chairman Silbernik stated that he would not be able to support such
a small window for delivery times and would be in favor of hours
between 9: 00 a.m. and 3 : 00 p.m.
Mr. Bruce Lederman stated that he would prefer the hours of 9:00
a.m. to 4: 00 p.m.
Commissioner Rosenston asked if those hours would also include
medical waste pickups.
All Commissioners agreed that they would not like to see a
restriction on medical waste pickup.
Mr. Schwartz stated that restrictions on garbage pickup for the
facility would be unfair because pickups for adjacent residential
and commercial properties are not restricted.
Commissioner Rosenston stated that he is not in favor of any
restrictions on deliveries as those deliveries to the shopping
center are not restricted.
Commissioner Krug also did not favor delivery restrictions.
Moved by Commissioner Genell, seconded by Commissioner Goldspiel to
amend the motion to specify truck deliveries only between the hours
of 9: 00 a.m. and 4: 00 p.m.
Commissioner Goldspiel stated that he would not normally favor this
restriction, but since the petitioner has shown a willingness to
accept reasonable restrictions, he would support the motion.
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 3
Commissioner Samuels spoke in opposition to the motion noting there
are no other adjacent facilities that are similarly restricted and
that the petitioners are responsible people who do not require
these kinds of restrictions.
Commissioner Goldspiel stated that the adjacent commercial areas
are fenced which this facility will not be and the petitioners
present may well be honorable people, however, other owners in the
future may not be.
Mr. Schwartz stated he concurs with those Commissioners who do not
feel regulation is necessary. However, he suggested that they
would be willing to be regulated to commercially reasonable hours
and they would meet with staff to determine what those hours should
be.
Chairman Silbernik noted that the amended motion reads that truck
deliveries be restricted to commercial hours to be determined by
the developer and Village staff.
Chairman Silbernik called for a vote on the motion to amend and the
vote was as follows:
AYES: Goldspiel, Rhodes, Howard, Genell
NAYES: Krug, Rosenston, Samuels, Silbernik
ABSTAIN: None
ABSENT: None
The vote was 4 to 4.
Commissioner Rhodes left the meeting at 10: 30 p.m. for health
reasons.
Commissioner Howard stated she would like to vote to reconsider the
motion.
Commissioner Goldspiel stated he would like to discuss the issue of
right turn lanes.
Chairman Silbernik stated that he would prefer the motion to state
that the right of way would be reserved at this time to allow for
future addition of a right turn deceleration lane. He noted that
all of the traffic experts who have commented on this project seem
to agree that a deceleration lane is not needed based on the
traffic projections for the nursing home.
Commissioner Samuels stated that although expert testimony states
that 75 percent of traffic is southbound and only 25 percent is
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 4
northbound, residents have noted that the reverse is closer to the
truth. In any case, as the Plan Commission is charged with the
duty to approve good plans, why wait for a later date when the
Village will have to bear the expense of any roadwork.
Commissioner Rosenston stated that no matter what peak hours for
traffic are, right turns cause cars to slow and impede traffic
flow, causing accidents.
Mr. Braiman noted that the Village Engineer stated that a right
turn lane is not necessary at this point due to traffic counts
which does not mean that it would not be beneficial.
Mr. Miller stated that to construct a southbound left turn lane the
widening is done on the west side of the street and a taper is
created. In order to create a right turn lane, it would be
necessary to create another taper and this would result in even
more problems. He noted that a 50 foot turning radius will prevent
traffic from slowing down too much.
Chairman Silbernik called for a poll on the right turn issue.
Voting yes would be in favor of a right turn lane and voting no
would be opposed to a right turn lane, however, still reserving the
right of way for future development of a right turn lane.
The vote was as follows:
AYES: Rosenston, Samuels
NAYES: Goldspiel, Krug, Howard, Genell, Silbernik
The vote was 5 to 2 opposed to a right turn lane.
Commissioner Rosenston retracted his requirement of a right turn
lane for the motion, reserving the right of way easement.
Commissioner Genell asked if the future 11 parking spaces needed to
be added to the motion.
All members of the Plan Commission preferred to see more green
space and use of the parking spaces only if necessary.
Commissioner Rosenston asked who would make the decision if these
11 spaces are required.
Mr. Pfeil stated that the special use ordinance would be structured
so that the Village could require the developer to put the spaces
in at the Village's direction.
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 5
•
Commissioner Goldspiel stated that this facility is desirable for
the community and he noted that the Village has approved two other
similar plans for other locations that have not been built. He
stated that he feels the parking is adequate and the external
traffic issue would be no different if this plan were for a 90 unit
condo building. He further stated that the engineering and
landscaping plans are very well done. He said he is concerned with
the proximity of the dumpster to the Steepleview development.
Commissioner Krug stated that there is no doubt that such a
facility will be an asset to the Village. He noted that the
dumpster at the proposed facility will actually be better screened
than the ones at the Steepleview Condominiums. He said the
architects for the project are very well respected in this field.
Commissioner Rosenston stated that he supports the proposed plan.
He noted he would have preferred something be done about the
position of the delivery dock and dumpster. However, on the whole
this facility will have a much less intense usage than the
previously approved 90 unit condominium plan.
Commissioner Samuels thanked the development team for paying
attention to the special use criteria of the Zoning Ordinance and
addressing the Plan Commission's concerns and comments.
Commissioner Howard stated that she sees no problem with the
dumpster and noted that Steepleview Condominiums should consider
their dumpster problem at their association meetings.
Commissioner Genell stated that the presentation did convince her
that the project is acceptable. She noted continued concern,
however, with traffic and noise pollution.
Chairman Silbernik called for a vote on the motion as amended and
the vote was as follows:
AYES: Goldspiel, Krug, Howard, Rosenston, Genell, Samuels,
Silbernik
NAYES: None
ABSTAIN: None
ABSENT: None
The motion passed 7 to 0.
Chairman Silbernik asked Commissioner Goldspiel to chair the
remainder of the meeting as he was not feeling well enough to
continue.
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 6
BUFFALO GROVE GYMNASTICS TRAINING CENTER
Mr. Scott Gendell introduced the petitioners and stated that they
are proposing a gymnastics training center as a special use in the
Industrial District.
Ms. Nancy Didech stated that they would like to provide a full
service gymnastic facility for children and adults in the Buffalo
Grove area. Ms. Didech gave a brief history of all the
petitioners' backgrounds.
Ms. Didech stated that the plans call for a 13,500 square foot
facility at 1362 Barclay Boulevard. 3 , 000 square feet would be
used for office space and pre-school area. 10,500 square feet
would be used as a gymnastic facility. Ms. Didech noted that the
facility would be open from 9: 00 a.m. to 9:00 p.m. on Monday
through Friday, 9:00 a.m. to 5:00 p.m. on Saturday and 9:00 a.m. to
3 :00 p.m. on Sunday. She noted that the peak hours of operation
are usually 4 : 00 p.m. to 9:00 p.m. Ms. Didech further noted that
they expect to have approximately 50 students with 7 staff members
present during peak hours. Therefore the 25 parking spaces
allocated by the owner of the building should be sufficient
especially since 90 percent of their business is drop off or car
pool operation.
Commissioner Howard inquired if there would be sufficient parking
space if exhibitions were held in the evenings.
Mr. Didech noted that the site has a total of 95 parking spaces
that would be available if there were evening exhibitions and he
also noted that competitions are almost always on Saturdays or
Sundays. The spaces would then certainly be available for use as
the other companies within the complex are open only during the
week.
Mr. Gendell stated that this program has been highly successful in
Northbrook and such a program is needed here and would be an asset
for the Village.
Commissioner Howard and Commissioner Goldspiel asked if there would
be bike racks available for children to use who may ride to the
center.
Ms. Didech stated that the age group they will be working with
ranges from three months to 18 years. However, she noted that from
past experience this kind of operation generally works more as a
drop off center without children riding their bikes. She further
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 7
noted that the area for the proposed site is actually too far for
children to ride their bikes. Ms. Didech noted that they will
provide bikeracks if they are required.
Commissioner Samuels asked if there would be any locker rooms.
Ms. Didech stated that there would not be any locker rooms since
the classes are only one or two hours in length.
Commissioner Samuels inquired who would provide maintenance.
Ms. Didech stated that cleaners would be brought in to care for
equipment and general cleanliness on a daily or weekly schedule as
need determines. She noted that appearance and cleanliness were
extremely important for this type of operation.
Commissioner Samuels inquired if children's birthday parties would
be held at the center.
Ms. Didech stated that they would be hosting children's parties and
that an area was available for food and drinks to be brought in.
Commissioner Samuels inquired how often the health department
inspects these types of operations.
Mr. Pfeil noted that inspections are held approximately twice a
year.
Commissioner Samuels asked what kind of heating and ventilation
system would be used.
Ms. Didech stated that they plan to install Casablanca style
ceiling fans for ventilation. The office area would be air
conditioned and a ceiling exhaust system would be installed for the
large gym area.
Mr. Gendell stated that the building agreement included the heating
system which would maintain air temperature of 68 degrees in
winter.
Commissioner Samuels asked if there was a covered canopy entrance.
Ms. Didech noted that there is a canopy that extends up to the
handicapped parking space.
Commissioner Samuels asked when the center would open.
Ms. Didech stated they would like to open with the school system in
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 8
September.
Commissioner Krug inquired if the facility in Northbrook was also
located in a similar industrial area.
Ms. Didech noted that was correct. She stated that for this type
of facility it is important to have the proper ceiling heights and
other specifications which are usually found in industrial
buildings.
Commissioner Krug asked if there were any comments from the Police
and Fire Departments.
Mr. Pfeil stated that verbal comments from the Fire Department had
been received and no problems. had been noted.
Commissioner Krug noted that the preliminary plan shows an exit
door opposite the pit area and that this could be hazardous in an
emergency situation.
Ms. Didech noted that there are two additional exit doors.
Mr. Gendell stated that they would work with the Fire Department on
any recommendations they might have regarding the exits.
Commissioner Samuels asked how many staff members would be at the
center.
Ms. Didech stated that there would be four full time staff members.
There would be one owner on the premises at all times as well as
additional part time employees.
Commissioner Krug asked if the equipment is checked out for safety
by the Village.
Mr. Pfeil noted that he would check on that matter.
Commissioner Samuels asked if the all of the equipment was new.
Mr. Didech stated that all the mats would be new but that the
equipment would be used.
Commissioner Goldspiel inquired if the facility would be accessible
to the handicapped as per the ADA requirements.
Ms. Didech confirmed that the facility would be ADA accessible.
Commissioner Goldspiel stated that he would like to see the
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 9
Commissioner Goldspiel stated that he would like to see the
inclusion of a bicycle rack on the premises.
Commissioner Howard asked if staff members were safety certified
for emergency purposes.
Ms. Didech stated that all staff members would be safety certified.
Commissioner Goldspiel reiterated the issues to be addressed at the
next meeting which include:
1. Bicycle rack
2. Fire Department review of exit door location
3 . Special use issues to be addressed
All Commissioner stated that this project can be scheduled for a
public hearing.
Mr. Raysa asked for a copy of the lease to verify agreement of the
25 parking spaces available to the petitioners.
WINCHESTER ESTATES TOWNHOMES
Moved by Commissioner Samuels, seconded by Commissioner Howard to
approve the Final Plat for Winchester Estates Townhomes dated April
2, 1992.
Commissioner Goldspiel asked if the plat had been reviewed in
accordance with the approved plan and relavent ordinance and if the
Village Board was satisfied with the 20 foot building line.
Mr. Pfeil stated it complied and that the plat had been approved
for closure.
Vice Chairman Goldspiel called for a vote on the motion and the
vote was as follows:
AYES: Goldspiel, Krug, Howard, Rosenston, Samuels
NAYES: None
ABSENT: Silbernik, Rhodes
ABSTAIN: None
The vote passed 5 to 0.
Mr. Pfeil asked the Commissioners if they would be more favorably
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 10
disposed to garages at the Windbrooke Apartments if the petitioners
presented a revised plan with fewer garages and other changes.
The Commissioners discussed the revised plan and agreed to have
same brought to the Commission again.
CHAIRMAN'S REPORT
Chairman Silbernik stated that the Commission is working on a
replacement for Ray Charlette and will hopefully soon have a new
member.
FUTURE AGENDA SCHEDULE
Mr. Pfeil noted the next Plan Commission meeting would be on May 6,
1992 .
PUBLIC COMMENTS AND QUESTIONS - None
STAFF REPORT - None
NEW BUSINESS - None
ADJOURNMENT
Moved by Commissioner Rosenston, seconded by Commissioner Howard
and unanimously carried to adjourn. Vice Chairman Goldspiel
adjourned the meeting at 11:45 p.m.
Respectfully submitted,
Fay Rub]. , ecording Secretary
APPROV •
MARTI SILBERNIK, Chairman
Buffalo Grove Plan Comm-Regular Meeting-April 15, 1992-Page 11