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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