1991-01-16 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
January 16, 1991
Cherbourg Townhomes - P.U.D. Amendment Concerning Decks
Condell Medical Center, Immediate Care Facility
Chairman Sheldon called the regular meeting to order at 7 :45 p.m.
in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois.
Commissioners present: Chairman Sheldon
Mr. Goldspiel
Ms. Howard
Mr. Braiman
Mr. Rosenston
Mr. Rubin
Mr. Charlette
Commissioners 'absent: Mr. Krug
Mr. Rhodes
Also present: Mr. Timothy Hernandez, Pulte Homes
Mr. Eugene Pritchard, Condell Medical
Center
Mr. Tom O'Connell, Legat Architects
Mr. Daryl Schlei, Condell Medical
Ms. Pat Austin, Condell Medical
Mr. Kenneth Claes, Med-Com Development
Mr. Frank Whipple, F.H. Whipple &
Associates
Mr. Thomas Dempsey, Village Attorney
Mr. Robert E. Pfeil, Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Braiman, seconded by Commissioner Howard to
approve the minutes of the Public Hearing and Regular Meeting of
December 5, 1990. Commissioner Braiman noted that paragraph 3 of
page 2 should read "first aid kit" instead of first kit aid kit.
All Commissioners were in favor, with Commissioners Rosenston and
Goldspiel abstaining, and the motion carried.
COMMITTEE AND LIAISON REPORTS
Commissioner Rosenston attended the Village Board meeting of
Buffalo Grove Plan Comm-Regular Meeting-January 16, 1991, Page 1
January 14, 1991 at which the following items were discussed:
1. Authorization to bid on the post office construction was
approved.
2 . The Board discussed a citizen survey concerning refuse
collection and recycling.
3 . The Board decided to participate in a committee with the
Buffalo Grove Park District concerning funding for senior
citizen programs.
CHERBOURG TOWNHOMES - P.U.D. AMENDMENT CONCERNING DECKS
Moved by Commissioner Goldspiel, seconded by Commissioner
Rosenston, that the Plan Commission recommend approval of the
P.U.D. Amendment of Ordinance 89-31 as it pertains to Exhibit C
which is a table indicating the maximum deck sizes by lot in
accordance with Petitioner' s Exhibit 1 which is a revised table of
deck sizes by lot, dated January 9, 1990 which should be corrected
to January 9, 1991.
The vote was as follows:
AYES: Goldspiel, Howard, Braiman, Rosenston, Rubin, Charlette
NAYES: None
ABSTAIN: None
ABSENT: Krug, Rhodes
4.0
The motion carried 6 to 0.
CONDELL MEDICAL CENTER, IMMEDIATE CARE FACILITY AND MEDICAL OFFICE,
LOT 2 WOODLAND COMMONS COMMERCE CENTER
Mr. Eugene Pritchard introduced the project team which includes Tom
O'Connell of Legat Architects, Daryl Schlei and Patricia Austin of
Condell Medical Center, Kenneth Claes of Med-Com Development and
Frank Whipple of F.H. Whipple & Associates.
Mr. Pritchard stated that Condell proposes a 27,900 square foot
facility for an immediate care facility and medical offices . Mr.
Pritchard said that Condell Medical Center is serving quite a
number of patients from the northern Buffalo Grove area, and
Condell ' s research indicates that there is a demand for more
convenient medical services in this area. He said doctors have
indicated interest in having medical offices in this area of
Buffalo Grove. To serve the demand for medical services, they are
proposing an immediate care facility and medical offices on a
portion of Lot 2 in the Woodlands Commerce Center on the north side
of Route 22. He commented that the facility would also provide
physical therapy, community meeting space and education programs
Buffalo Grove Plan Comm-Regular Meeting-January gu g- ary 16, 1991, Page 2
for lifestyle management.
Mr. O'Connell explained that the site is a 3 acre parcel designated
%.00 as parcel C of Lot 2 of the Woodland Commons Commerce Center. The
site is on the north side of Route 22 just west of the Village ' s
new fire station. He stated that access to the facility would be
along Route 22 from an access road across from Willow Parkway where
a traffic signal will be installed.
Mr. O'Connell reviewed the landscape plan showing a berm along the
north side of the site. The westerly portion of the berm would be
6 feet in height and the remaining area would be 3 feet in height.
The berm would be landscaped with Scotch and austrian pines to
achieve a dense hedge.
Mr. O'Connell also discussed the look of the facility. He stated
it is a tradition form, brick construction with punched window
openings. He stated they wanted to try to make it fit in with the
Woodland Commons Shopping Center and that the brick color will be
compatible with the adjacent fire station.
Mr. Schlei, vice president of marketing for Condell Medical Center,
reviewed the market analysis for the facility distributed in the
Plan Commission packet. Mr. Schlei said that Condell did a study
of outpatient service needs in 1989 and determined that consumers
want more convenient , medical services. Condell has surveyed
demographic trends in the area and has determined that a medical
facility can be supported in the southern Lake County area,
including Buffalo Grove. Condell analyzed demographic information
from the Northeastern Illinois Planning Commission and determined
that Buffalo Grove was the fourth fastest growing community in the
Chicago area between 1980 and 1988.
Mr. Schlei stated that the market analysis had determined that
there would be a need for 16 primary care physicians in this area
through the year 2000 . He stated they had also determined that
Condell Medical Center is the closest facility for medical services
for residents of northern Buffalo Grove. Mr. Schlei also stated
that the study had determined that there is definite physician
interest in a facility in this area and that 80 percent of the
facility would be occupied at the time of opening. The study
recommends that a medical facility be located on Route 22 between
Route 83 and Milwaukee Avenue.
Ms . Patricia Austin, vice president of Outreach Services for
Condell, reviewed traffic patterns expected for the facility. Ms .
Austin conducted a telephone survey of several medical facilities
in the area, including several hospitals and the Northwest
Community Treatment Center, concerning night time usage of
emergency services . The survey indicates 10 to 14 percent of
patient traffic occurs between the hours of 11:00 p.m. and 7:00
Buffalo Grove Plan Comm-Regular Meeting-January 16, 1991, Page 3
\./
a.m. Condell ' s proposed facility is planned to handle 60 to 70
patients daily, which indicates that approximately 7 to 10 patients
would be treated in the late night hours. Ms. Austin indicated
..,� that she had met with Fire chief Allenspach of the Village and had
resolved how transport of emergency patients would be handled.
Mr. Claes reviewed the tax impact information developed by Mr.
Whipple. The study analyzed the property tax revenue generated by
three types of use. The properties compared were a medical office,
an industrial building and a retail and office building in southern
Lake County. The study determined that the medical office
generates $3.22 of property tax per square foot, the industrial
building generates $0.78 per square foot and the retail and office
generates $1.38 per square foot. Mr. Claes concluded that even if
a portion of the proposed Condell facility is tax exempt, the
property would still generate property tax revenue of approximately
$1. 76 per square foot.
Commissioner Braiman inquired if a portion of the Condell building
will be non-taxable.
Mr. Pritchard replied that the immediate care facility and the
community room would probably not be taxable.
Commissioner Rubin commented that the immediate care facility is
probably needed to serve the demand in the area, but he had
reservations about the need for doctors ' offices because people
tend to travel longer distances to visit physicians of their
choice.
Ms . Austin said doctors at Condell are already seeing patients from
northern Buffalo Grove.
Mr. Pritchard commented that over time people tend to seek doctors
closer to the area they reside.
Chairman Sheldon asked if the doctors were considering this
proposed facility their primary or secondary offices.
Ms. Austin replied that it was really a little of both. Some
doctors already had offices in Buffalo Grove and others were quite
anxious to open their offices in Buffalo Grove.
Commissioner Charlette commented that he is still concerned about
Condell using Parcel C and he asked if a parking variation will be
requested since the plan has 2 fewer parking spaces that the
ordinance requires.
Mr. O'Connell indicated that parking will be provided in accordance
with the Zoning Ordinance; a variation will not be requested.
Buffalo Grove Plan Comm-Regular Meeting-January 16, 1991, Page 4
\./
Commissioner Charlette inquired what the height of the two story
facility would be.
..� Mr. O'Connell replied that the height of the building would be
between 24 and 26 feet with an 8 foot screen for mechanical
equipment set back from the face of the building.
Commissioner Charlette asked if the Village' s traffic consultant
has reviewed the project, and he inquired what the facility would
look like from the fire station to the east.
Mr. Pfeil said that Ken Carmignani, the traffic consultant, has not
reviewed the site plan but Mr. Carmignani has commented that the
traffic impact of the facility is adequately accounted for in the
Village' s traffic plan.
Chairman Sheldon commented that this facility as well as the
proposed Harris Bank and the shopping center should have a
coordinated design.
Mr. Gregg Zale of the Zale Group said the Condell facility would
look more like the shopping center than the fire station but the
design will be compatible with the fire station. Mr. Zale said
Outlots A and B in the shopping center would have a coordinated
exterior design.
Commissioner Howard asked how many ambulances would be bringing
patients to the immediate care facility. She indicated that she
is concerned about ambulance sirens near the residential area
adjacent to the site.
Ms. Austin said only a fraction of the patients would be brought
by ambulance. She said ambulance sirens and lights are usually
turned off near residential areas .
Chairman Sheldon asked what comments the Fire Department had made
about the plan when Condell met with the Fire Chief recently.
Ms . Austin said the Fire Chief was primarily concerned about how
the transport of non-emergency patients would be handled, and
Condell will comply with the Fire Department' s policies .
Ms . Howard asked about the height of the berm adjacent to the
residential area.
Mr. O'Connell said the berm would be six feet high where it is
adjacent to the Zale residential subdivision, and it will be partly
located on the residential side of the property line. Further to
the east, the berm will be three feet in height.
Commissioner Braiman asked how maintenance of the berm would be
Buffalo Grove Plan Comm-Regular Meeting-January 16, 1991, Page 5
handled if par of it is on residential property.
Mr. Gregg Zale stated that either Condell or the Zale Group would
`.. maintain the berm.
Mr. O'Connell said approximately 15 feet of land would be needed
from the residential lots to construct the berm.
Mr. Zale said this area could be deeded to Condell, in which case
Condell would maintain the berm.
Mr. Pfeil said the developer will need to verify that the
residential lots will meet lot area and setback requirements if a
15 foot strip is taken from the lots .
Commissioner Goldspiel said he is concerned about maintenance of
the water main that appears to be located under the berm.
Mr. Pfeil said the Public Works Director and Village Engineer will
need to review the berm concerning maintenance of the water main
and drainage for the residential area.
Commissioner Goldspiel said the site should be connected to the
sidewalk along Route 22 .
Mr. O'Connell said a sidewalk connection to Route 22 could be
accommodated on the plan.
�► Commissioner Braiman asked if there would be an ambulance housed
at the immediate care facility, and how loading and unloading would
be handled.
Ms . Austin said there would not be a resident ambulance at the
site; ambulances will use a designated loading area located at a
door of the building.
Commissioner Braiman commented that a one-way designation for the
western-most access aisle would provide better traffic flow on the
site.
Commissioner Goldspiel said a one-way driveway would provide more
area for green space on the plan.
Commissioner Braiman asked of all the parking spaces and access
aisles will meet Village standards. He commented that the
Development Ordinance requires a landscaped island between every
20 parking spaces, and it does not appear that the plan provides
the required landscaped islands. He said the site plan and
landscaping plan should be consistent with the way the site plan
details are depicted.
Buffalo Grove Plan Comm-Regular Meeting-January 16, 1991, Page 6
Mr. O'Connell said the site plan will comply with Village
standards.
Commissioner Braiman asked why B-3 zoning is being requested for
Lot 2 .
Mr. Pfeil said that B-3 zoning would give the Village very strong
zoning control over development of Lot 2 because a P.U.D. ordinance
would be used to limit uses on the property and stipulate any other
conditions of approval for development of the property.
Commissioner Rosenston commented that there are other B-3 uses in
the area.
Commissioner Goldspiel said the Village needs industrial
development as allowed by the current zoning of the property, and
B-3 zoning would possibly lead to a strip retail center. He
commented that the Village does not need additional retail centers .
He suggested that Parcels A and B should remain as industrial
zoning, or if zoned to B-3, the P.U. D. should list specific uses
allowed on these parcels .
Mr. Pfeil commented that if the property is left with industrial
zoning, a number of heavy industrial uses would be permitted uses,
and this may not be compatible with adjacent land uses . He said
that the Village would have site planning authority under the
Preliminary Plan requirement of the Development Ordinance, but the
Village could not prohibit specific uses unless a P.U.D. ordinance
is in force.
Mr. Zale said the current industrial zoning on the property was a
compromise that was made when the property was annexed in 1986 .
Other land use concepts, such as multi-family residential, had been
discussed during the annexation process. He said his present plan
for Parcel A is to try to develop a high-quality restaurant. A
child day care center is a possibility for Parcel B.
Commissioner Braiman suggested that Parcels A and B remain with
industrial zoning until specific B-3 uses are proposed.
Commissioner Goldspiel said he things appropriate industrial uses
could be developed on these parcels .
Commissioner Rubin said he prefers B-2 zoning with P.U.D. use
restrictions, but perhaps the Office and Research District could
be used.
Chairman Sheldon reviewed the uses allowed in the. O&R district.
The consensus of the Plan Commission was to zone Lot 2 O&R instead
of B-3. chairman Sheldon asked Mr. Pfeil to inform the Village
Manager of the change in zoning concept, so that the Village Board
Buffalo Grove Plan Comm-Regular Meeting-January 16, 1991, Page 7
can be advised of the Plan Commission' s recommendation.
Commissioner Braiman noted that the Village Board expressed concern
about the loss of tax revenue from the tax-exempt portion of the
•... Condell site, and he asked if the facility would have a pharmacy
and sell prescriptions .
Ms . Austin said there would not be a pharmacy at the facility.
Mr. Whipple reviewed his property tax generation study and noted
that even if a portion of the Condell site is tax-exempt, the
property will still generate more property tax than an industrial
use or a retail/office use.
Chairman Sheldon noted that there is a shortage of meeting places
for community groups, and she asked about the size of the Condell
facility' s meeting room.
Ms . Austin said the community room would be about 1,200 square
feet, and could probably accommodate 50 to 60 persons.
Commissioner Goldspiel asked how many doctors the medical offices
would accommodate.
Mr. Pritchard said approximately 1,200 square feet of office is
used per doctor, so the facility is planned to serve 16 to 18
doctors.
�• Ms. Schlei commented that it is possible that the offices would
house more than 16 doctors, because some would be specialists who
don't require a large office.
Commissioner Goldspiel asked if the immediate care facility needs
a certificate of need or other types of certification by medical
agencies.
Ms. Austin said the facility is not subject to a certificate of
need requirement, but it would be accredited by applicable medical
organizations.
Commissioner Goldspiel asked what the primary type of use would be
at the immediate care facility.
Ms. Austin said the community will establish the type of services
to be provided, and the facility will have the capability to handle
all types of conditions. the facility is not, however, an
emergency room.
Commissioner Goldspiel asked for a description of the features on
the south elevation of the building.
�... Buffalo Grove Plan Comm-Regular Meeting-January 16, 1991, Page 8
Mr. O'Connell explained the features of the design, noting that
there will be an emergency door in the south wall. The design is
intended to present an attractive appearance along the Route 22
frontage.
Commissioner Rosenston said he would like the Village ' s traffic
consultant to review the driveway system including the need for a
one-way exit if a one-way entrance is used.
Commissioner Braiman asked where the garbage dumpster would be
located. He inquired how medical waste would be handled.
Mr. O'Connell said the dumpster would be in an enclosure at the
northeast corner of the building.
Ms . Austin said used needles would be transported to Condell
Medical Center in Libertyville for disposal.
Commissioner Charlette asked if lab tests and pre-admission
screening would be done at the facility.
Ms. Austin said lab tests would be done, and pre-admission
screening might also be available.
Commissioner Charlette noted that the site plan should show
dimensions of parking spaces and access aisles, and the required
number of handicapped spaces .
�.•� The Plan Commission indicated that a public hearing could be
scheduled to consider the rezoning request and Preliminary Plan.
CHAIRMAN'S REPORT
Chairman Sheldon noted that the architect for the Harris Bank
proposed an outlot in Woodland Commons and has submitted a third
alternate site plan at the Plan Commission' s request, and he would
like the Commission to comment on the plan so that he can prepare
the correct plan for the workshop on February 6th. The alternate
plan is labeled "Proposed Site Plan E, " dated January 11, 1991.
This plan places the bank' s drive-through lanes on the east side
of the building.
Commissioner Rosenston said he likes the plan, but he still prefers
Plan A-1 with the drive-through lanes on the north side of the
bank.
Commissioner Braiman said he prefers Plan A-1, but he would like
to see one or two fewer drive-through lanes, and possibly two
Automated Teller Machines (ATM' s) could be included on the plan.
The consensus of the Plan Commission was that Plan A-1, with the
Buffalo Grove Plan Comm-Regular Meeting-January 16, 1991, Page 9
\/
drive-through lanes on the north side of the building, is preferred
over alternate Plan E and Plan D.
�... FUTURE AGENDA SCHEDULE
Mr. Pfeil said the January 23rd agenda would include a workshop for
the proposed rezoning to O&R for the Chevy Chase Business Park
East, and a workshop for the proposed addition to Phase II of the
Town Center retail area.
STAFF REPORT - None
ADJOURNMENT
Moved by Commissioner Braiman, seconded by Commissioner Rosenston,
and unanimously carried, to adjourn. Chairman Sheldon adjourned
the meeting at 9:40 p.m.
Respe ully sub itted,
Fay ubin, ec, rding Secretary
APPROVED BY:
BARBARA SHELDON, Chairman
Buffalo Grove Plan Comm-Regular Meeting-January 16, 1991, Page 10
PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
January 16 , 1991
Chairman Sheldon called the public hearing to order at 7: 30
p.m. in the Municipal Building, 50 Raupp Boulevard, Buffalo
Grove, Illinois.
Commissioners present: Chairman Sheldon
Mr. Goldspiel
Ms. Howard
Mr. Braiman
Mr. Rosenston
Mr. Rubin
Mr. Charlette
Commissioners absent: Mr. Krug
Mr. Rhodes
Also present: Mr. Timothy Hernandez, Pulte Homes
Mr. Thomas Dempsey, Village Attorney
Mr. Robert E. Pfeil , Village Planner
Chairman Sheldon read the Notice of Public Hearing as
published in the Buffalo Grove Daily Herald, explained the
format of the meeting, and swore in Mr. Timothy Hernandez who
was giving testimony at the public hearing.
Mr. Hernandez stated that in 1989 the Village approved a
P.U.D. amendment concerning the sizes of decks that can be
constructed for each model in the Cherbourg Townhomes. The
amendment allows decks for specified units to exceed 20% of
the rear yard area. Exhibit C of the P.U.D. Ordinance listed
the size of each deck for each dwelling unit in the
development. He stated. that the purpose of his current
petition is to obtain approval of an amended table concerning
deck sizes.
Mr. Hernandez stated that the table has been revised because
two new models, the Maison and the Orleans, have been added
to the development, some models have been located on
different lots than originally shown in Exhibit C of the
P.U.D. , and the rear yards of every lot in the development
have been remeasured by Pulte' s engineer.
Mr. Hernandez stated that Exhibit B to the approved P.U.D. is
Buffalo Grove Plan Comm.-Public Hearing-January 16, 1991 ,Page 1
a site plan showing the location of all units that were
granted a variance of the rear yard coverage standard by the
`00 P.U.D. and lots that would require a variation from the
Zoning Board of Appeals. A new site plan, dated January 11 ,
1991 , has been prepared showing the locations of decks
approved by the P.U.D. or that would require ZBA approval.
Mr. Hernandez stated that Pulte is asking the Plan Commission
for permission to amend the P.U.D. Ordinance to incorporate
the new table, the revised site plan, and an exhibit
depicting deck sizes.
Commissioner Goldspiel asked if the standards of the P.U.D.
concerning the decks are the same as the original P.U.D.
amendment.
Mr. Hernandez stated the standards are the same and, in fact,
the revised table is more restrictive concerning deck sizes.
Commissioner Braiman asked if this was a final amendment.
Mr. Hernandez stated that this was a final amendment.
Chairman Sheldon asked if any agencies or members of the
public wished to make any comments.
�... As no one wished to speak, Chairman Sheldon closed the public
hearing at 7:40 p.m.
Respectfully su itted,
Fa Rubi , Recording Secretary
APPROVED BY;
BARBARA SHELDON, Chairman
�,.� Buffalo Grove Plan Comm.-Public Hearing-January 16, 1991 ,Page 2