1991-02-13 - Plan Commission - Minutes : SPECIAL MEETING
BUFFALO GROVE PLAN COMMISSION
February 13 , 1991
•
Condell Medical Center, Immediate Care Facility and Medical Offices
Rezoning from the Industrial District
Town Center Preliminary Plan Change , Phase II
Vice Chairman Goldspiel called the meeting to order at 7 : 30 p.m. in
the Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois .
Vice Chairman Goldspiel noted that the Special Meeting would be
interrupted upon the arrival of Chairman Sheldon in order to proceed
with the Public Hearing.
Commissioners present : Chairman Sheldon
Mr. Goldspiel
Mr. Charlette
Mr. Rubin
Mr. Braiman
Ms . Howard
Commissioners absent : Mr. Rosenston
Mr. Krug
Mr. Rhodes
Also present : Mr. Marc K. Schwartz , Batler & Schwartz
Mr. Thomas Maskey, Melvin Simon & Associates
Mr. Glen Johnson. Melvin Simon & Associates
Ms . Pat Austin, Condell Medical Center
Mr. Daryl Schlei , Condell Medical Center
Mr. Tom O'Connell , Legat Architects
Mr. Kenneth Claes , Med-Com Development
Mr. Donald Manhard, Jr. , Engineer
"Mr. Gregg Zale , The Zale Group
Mr. Richard Kuenkler, Village Engineer
Mr. William Raysa, Village Attorney
Mr. Michael O'Malley, Village Trustee
Mr. Robert Pfeil , Village Planner
APPROVAL OF MINUTES
Moved by Commissioner Braiman, seconded by Commissioner Rubin to
approve the minutes of the Special Meeting of January 23 , 1991 .
Commissioner Goldspiel noted a correction was necessary on page 12 ,
paragraph 7 to include the word "not" before the word comfortable .
Buffalo Grove Plan Comm-Special Hearing-February 13 , 1991-Page 1
Commissioner Braiman noted a correction was necessary on page 4 ,
paragraph 4 to reflect the word "not" instead of now. Commissioner
Goldspiel further requested an addition on page 11 , noting that Mr.
Maskey stated he would not eliminate a grocery store as a possible
tenant . Commissioner Braiman moved and Commissioner Rubin seconded
the motion for approval of the minutes as amended. All
Commissioners were in favor, with Commissioner Howard abstaining,
and the motion carried.
COMMITTEE AND LIAISON REPORTS
Commissioner Rubin reported on the Village Board meeting of February
11 , 1991 . Commissioner Rubin said the concensus of the two hearings
held relative to the water and refuse issues showed that everyone
was comfortable with the refuse pickup program remaining at once a
week during the spring and summer months, with extra pickups
provided at an extra charge . However, the water issue was a more
difficult matter. Commissioner Rubin stated that most individuals
would support a watering ban on alternate days or an extended hours
watering ban, but they would not support both.
CONDELL MEDICAL CENTER, IMMEDIATE CARE FACILITY AND MEDICAL OFFICES
Lot 2 Woodland Commons Commerce Center
Chairman Sheldon noted that there are basic zoning questions that
need to be resolved and she asked the petitioner to review the type
�.. of zoning that is being requested.
Gregg Zale stated that the basic request is for approval of the
Condell site plan. He stated that he would prefer for all of Lot 2
to remain as Industrial zoning but B-3 zoning with restrictions
would be considered by him and Northwestern Savings and Loan as
owner of the property. He commented that Northwestern is not in
favor of rezoning the property to the O&R District.
Commissioner Braiman said that if the B-3 District with restrictions
is to be considered, the Plan Commission would need time to work
with the developer in drafting a list of appropriate uses.
Ms . Austin once again reiterated Condell ' s position in regard to
Industrial zoning . She commented that she understands the Plan
Commission' s intentions to control future development of the area
but she is concerned that Industrial zoning could lead to
incompatible land uses adjacent to Condell ' s site.
Commissioner Goldspiel inquired if B-3 zoning with restrictions is
acceptable to Northwestern Savings and Loan as co-petitioner for the
rezoning .
Buffalo Grove Plan Comm-Special Hearing-February 13, 1991-Page 2
Commissioner Braiman suggested that Northwestern be asked for a more
complete explanation of why •Office and Research zoning is not
... acceptable .
Commissioner Rubin indicated that he is not in favor of Industrial
zoning. He indicated that Office and Research zoning would be
acceptable , but he favors B-3 zoning with restrictions .
Commissioner Goldspiel stated that there were too many factors that
are unknown and need clarification. He suggested that the zoning
request for Lot 2 be continued to a future meeting to allow more
time for the Commission and to co-petitioners to develop a zoning
approach acceptable to the developer and the Village . He noted
that there were three important items to be discussed at the next
meeting concerning a change of screening on a staggered basis ,
coordination of the emergency gate with the Fire Department and
increased landscaping on the wider parking aisles .
Chairman Sheldon stated that consideration of the zoning for Lot 2
would be continued to a future meeting , and she directed the
developer to work with Village staff in developing a list of uses
that would be allowed under B-3 zoning . She asked Mr. Pfeil if the
matter could be placed on the agenda of the February 20th meeting .
Mr. Pfeil said it would be possible to schedule further
consideration of the zoning for the February 20th meeting , but he
would have to meet with the developer immediately to develop a list
for distribution in the Plan Commission' s packet for the meeting .
TOWN CENTER PRELIMINARY PLAN CHANGE, PHASE II
Mr. Schwartz introduced Mr. Glen Johnson to review the revised site
plan submitted by Melvin Simon & Associates in response to the Plan
Commission review at the workshop on January 23 , 1991 .
Mr. Johnson stated the front circulation road would be for public
use and the rear circulation road would be for more service oriented
use . The radius of the curve was changed and the front ring road
was set farther away from the building . Mr. Johnson stated they had
also reversed the truck docks so that they are both facing in one
direction, thus simplifying the servicing of the building. Mr.
Johnson further stated that some turn lanes had been added and that
they had eliminated the outlot along Route 83 northeast of the
building . Mr. Johnson also stated the entrance to the large
building is centered on the field of parking with parking being
closer to Route 83 in an effort to get as much parking space as
possible closer to the building . Parking on the west side of the
building is now more responsive to the turning radii for trucks to
Buffalo Grove Plan Comm-Special Hearing-February 13 , 1991-Page 3
get in and out of the dock area.
... Commissioner Braiman expressed his concern about increased traffic
of semi-trucks with this size building. He inquired what kind of
specific direction these semi-trucks would use and if this would not
interfere with the Rotary Green area next to the residential area.
Mr. Johnson noted they had studied this plan from a circulation
standpoint and feel this is compatible with the original intent of
how service would be accomplished on this phase of the project .
Chairman Sheldon stated concern with this size building and what
kind of tenant would be going into the facility. Chairman Sheldon
stated that the fax sent to Mr. Pfeil containing a list of
appropriate users was too general and that more information was
really needed.
Mr. Maskey stated they were focusing on getting an anchor into the
center and not focusing on the use at this point in time .
Commissioner Goldspiel stated that if the use becomes as intensive
as the Jewel center across the street from Town Center, there will
not be enough parking .
Mr. Maskey said that parking is probably around 200 spaces in and
around this store and that ratio is considerably more parking than
%a./ is available at the Jewel shopping center. Mr. Maskey further
stated that most anchor tenants would specify the type of parking
they require . Mr. Maskey said that a food and drug store anchor
requires 5 parking spaces per 1 , 000 square feet of floor area and
the Town Center plan can provide this parking ratio.
Chairman Sheldon expressed concern that since there are some small
businesses already starting to come in and because this is really a
shared parking environment , there would not be enough parking to go
around.
Mr. Masker stated there would be enough parking.
Commissioner Rubin asked how this anchor building would pull in
business for the rest of the business establishments , being
situated where it was.
�.,.` Commissioner Braiman asked if there was a possibility of having two
smaller anchor buildings , one where it is being planned now and
another on the outlot further south, thereby drawing into the south
end of the center.
Buffalo Grove Plan Comm-Special Hearing-February 13, 1991-Page 4
‘%.e
Mr. Maskey stated economics would not favor such a plan. He
commented that the value of the outlot parcels is very high and
..� economics dictates that they should be used for outlot tenants
rather than anchor stores . Concerning the types of tenants and
tenant mix in Town Center, Mr. Maskey said one of Simon' s primary
goals: is to generate traffic. A food store is a heavy traffic
generator as are large drug stores . He noted a shopping center is
not a 2-3 year project but rather more along the lines of a 20 year
project. He also stated the center was planned based on the size
and depth of the property available at the time of the original
development.
He further noted that a department store would generate the right
kind of traffic , but was unsure if they would be able to attract a
department store to locate here. He also stated that an apparel
store is already being taken care of by other establishments located
in the center.
Commissioner Braiman inquired if a theater was a possibility.
Mr. Maskey replied that theaters base their decisions on market
potential and competition. They had looked at this area and found
that the needs are already being met .
Commissioner Charlette stated that he does not feel there is enough
delivery space in the loading dock area to meet the needs of a
grocery store as well as being an eyesore to the neighboring
residential area.
Mr. Maskey said that these problems would be taken care of if a
grocery store were to locate at this facility.
Chairman Sheldon asked what the average length of time was to
complete a center of this kind and if this center was on track.
Mr. Maskey stated it was. not uncommon for the build out time to be
as long as 3-4 years .
Chairman Sheldon commented that she had been interviewed by
reporters regarding the Town Center and had been told of reports
stating that the rents at this center were higher than at any other
center in the area.
Mr. Maskey stated that a developer figures the rental based on the
cost to build and the amount of the mortgage . In this case the
materials used had been of a much higher quality than other centers
which added to the cost and thereby the rents were higher. Mr.
Maskey further stated that the rent for an anchor in the proposed
`.. Buffalo Grove Plan Comm-Special Hearing-February 13, 1991-Page 5
building would also be somewhat higher.
..� Commissioner Goldspiel inquired if line of sight around the
northeast corner of the building will allow adequate visibility for
a car traveling southbound.
Mr. Johnson stated that this was not a high speed area and there
would be no cross traffic so that there should not be a problem.
Commissioner Goldspiel asked if this item had been referred to the
traffic consultant .
Mr. Pfeil stated he did not have any comments as yet from the
Village traffic consultant but would be conferring with him shortly.
Chairman Sheldon noted that with the post office and Deerfield
Bakery coming into the area there would be a great deal more traffic
in the area.
Mr. Schwartz commented that traffic engineering issues can be
addressed in the site plan, but Melvin Simon' s main goal at this
point is to get approval for a building footprint to attract an
anchor tenant .
Commissioner Goldspiel commented that he would like more information
on the parking requirements for a food and drug store anchor and he
requested verification that one space per 200 square feet of floor
area would be adequate. Commissioner Goldspiel commented that
pedestrian access from the main entrance of the anchor store to
Route 83 needs to be more carefully analyzed.
Chairman Sheldon inquired how the anchor store would appear from the
Town Place residential area.
Mr. Maskey stated that the new anchor would be the same height as
the adjacent two-story building that contains offices on the second
floor and the same materials such as brick would be used for the
anchor store .
Chairman Sheldon commented that some kind of treatment should be
made to the back of the proposed building in order to break up the
expanse of brick which the residential area would be viewing.
Commissioner Rubin noted that the adjacent two-story building
contains offices with windows which breaks up the solid brick wall .
Mr. Maskey commented that windows would probably not be advisable
because this part of the anchor would probably be a storage area.
`„� Buffalo Grove Plan Comm-Special Hearing-February 13, 1991-Page 6
He said that the design of the brick wall is very attractive and
uses visual elements to break up the face of the wall .
Commissioner Goldspiel noted that the proposed anchor is closer to
the Town Place townhomes than the existing two-story retail office
building.
Commissioner Charlette inquired if smaller stores would be
considered if an anchor did not require all the footage proposed in
the plan.
Mr. Maskey affirmed that smaller stores would be considered.
Commissioner Braiman asked if the Michael Reese HMO had been
consulted regarding their thoughts on the massive building proposed
adjacent to their proposed facility.
Mr. Maskey responded that the Michael Reese HMO has not been
informed of the proposed anchor store , but he is certain the HMO
will appreciate the additional traffic that the store will generate
at Town Center.
Commissioner Goldspiel commented that the anchor store needs to
appear attractive for southbound motorists on Route 83 because the
front of the building will not be visible from this direction. He
suggested that some type of treatment such as windows would be
needed on the north and east walls of the anchor store to attract
customers.
Commissioner Braiman requested that the parking spaces on the west
side of the building be properly dimensioned and he asked if a 4
foot wide sidewalk will be provided along the building from this
parking area.
Commissioner Rubin commented that handicapped parking spaces should
be noted on the plan.
Mr. Maskey said that handicapped parking would be provided according
to the Village' s code.
Commissioner Goldspiel asked how the 22 space parking area on the
east side of the building would be used and he inquired if the
traffic flow into this area is in the correct direction.
Mr. Johnson said their goal is to place as much parking as possible
near the entrance to the store and. the traffic circulation is
northbound because motorists will turn into this area after entering
the main parking lot .
�... Buffalo Grove Plan Comm-Special Hearing-February 13 , 1991-Page 7
Commissioner Charlette inquired how wide of a berm would be placed
in front of the truck loading area.
Mr. Johnson said the berm would be approximately 15-20 feet in
width.
Commissioner Braiman inquired if the proposed building footprint
would be marketable .
Mr. Maskey stated that the building would be marketable .
Chairman Sheldon inquired about the length of the lease on this
proposed building.
Mr. Maskey stated the lease would probably be around 15-20 years for
a large tenant and 5-1.0 years for smaller tenants.
Mr. Schwartz summarized the issues raised by the Plan Commission,
including the following:
1 . Pedestrian access to the anchor store ;
2 . Traffic visibility at the northeast corner of the store ;
3 . The parking area on the east side of the building
�.. relative to the number of spaces and traffic flow;
4 . Documentation concerning parking dimensions , the adequacy
of parking for anchor uses , and the provision of
handicapped parking ;
5 . Labeling of all setbacks, including the setback from the
anchor building to the circulation road;
6 . Information concerning the building' s elevations from the
Town Place residential area, the Michael Reese HMO and
from Route 83 .
Commissioner Goldspiel stated that if the issues concerning traffic ,
parking , aesthetics and setbacks are adequately addressed, he could
approve the plan for any of the uses noted on the list presented by
Mr. Maskey in his letter dated February 13 , 1991 .
Commissioner Rubin commented that the Plan Commission is considering
a plan for one user. If more than one user is proposed for the
anchor, the project should come back to the Plan Commission for
review.
Buffalo Grove Plan Comm-Special Hearing-February 13, 1991-Page 8
Mr. Schwartz inquired if the Plan Commission would make a final
recommendation the next time this project is on the agenda.
Mr. Pfeil stated that the proposed plan change is a major change and
\-1 requires a public hearing to amend the P.U.D. and the approved
Preliminary Plana
CHAIRMAN'S REPORT - None
FUTURE AGENDA
Mr. Pfeil said the February 20th meeting would include the continued
Public Hearing for the Condell care facility in the Woodlands and a
Public Hearing concerning the rezoning and plan revision for the
Chevy Chase Business Park East.
STAFF REPORT
Mr. Raysa informed the Plan Commission that the Village ' s agreement
concerning the post office site is almost ready for closing, and it
is very important that a plat of subdivision be approved as soon as
possible. He requested that the Plan Commission consider the plat
�.. at their next meeting even though copies of the plat would not be
available for distribution with the regular packet.
Commissioner Goldspiel said this would be acceptable if the review
checklist is completed by staff and if the plat meets the technical
requirements of Village Ordinance.
PUBLIC COMMENTS AND QUESTIONS
Mr. Robert Sherman inquired if the Plan Commission members had been
accurately quoted in the newspaper concerning their suggestion that
holiday decorations should be used in Town Center. Mr. Sherman
commented that he was pleased the Town Center did not have holiday
decorations.
ADJOURNMENT
Moved by Commissioner Braiman, seconded by Commissioner Rubin, and
unanimously carried, to adjourn. Chairman Sheldon adjourned the
meeting at 11 :00 p.m.
•.,� Buffalo Grove Plan Comm-Special Hearing-February 13, 1991-Page 9
Respectfully submitted,
Fay Rubin Recording Secretary
APPROVED BY:
BARBARA SHELDON, Chairman
V Buffalo Grove Plan Comm-Special Hearing-February 13, 1991-Page 10
PUBLIC HEARING
�... BUFFALO GROVE PLAN COMMISSION
February 13 , 1991
•
Condell Medical Center, Immediate Care Facility and Medical Offices
Rezoning from the Industrial District
Chairman Sheldon called the meeting to order at 7: 40 p.m. 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 Sheldon
Mr. Goldspiel
Mr. Charlette
Mr. Rubin
Mr. Braiman
Ms . Howard
Commissioners absent : Mr. Rosenston
Mr. Krug
Mr. Rhodes
Also present : Ms . Pat Austin. Condell Medical Center
�.. Mr. Daryl Schlei , Condell Medical Center
Mr. Tom O'Connell , Legat Architects
Mr. Kenneth Claes , Med-Com Development
Mr. Donald Manhard, Jr. , Engineer
Mr. Gregg Zale , The Zale Group
Mr. Richard Kuenkler, Village Engineer
Mr. William Raysa, Village Attorney
Mr. Michael O'Malley, Village Trustee
Mr. Robert Pfeil , Village Planner
The following exhibits were presented by the petitioner at the
Public Hearing :
Exhibit 1 : Existing site utilities plan dated February 13 , 1991
Exhibit 2 : Site plan ( 1" : 50 ' ) dated February 13 , 1991
Exhibit 3 : Site plan ( 1" : 50 ' ) dated February 13 , 1991
Exhibit 4 : Site utilities plan dated February 13 , 1991
Exhibit 5 : Site landscaping plan dated February 13 , 1991
Exhibit 6 : Building elevations ( no date )
Ms. Austin reviewed Condell Medical Center' s proposal to build a 24
hour immediate care facility and physician' s offices on Lot 2 of
Buffalo Grove Plan Comm-Public Hearing-February 13, 1991-Page 1
Parcel C of the Woodland Commons Center. The facility would be
approximately 28 , 000 square feet and would also house a physical
therapy unit , lifestyle intervention program and weight management
program. Ms . Austin then introduced the Condell team to the Plan
Commission.
Mr. Schlei reviewed the market analysis conducted to determine the
needs of the area. He stated that the northern area of Buffalo
Grove was one of the fastest growing areas in the Chicagoland
region. The study cited this area as an ideal location for Condell
Medical Center to locate due to its easy accessibility to major
roadways , availability of open space , planned future growth of both
commercial and residential property and Condell ' s expanding
services . Mr. Schlei stated the market analysis shows a need for 13
primary care physicians between Buffalo Grove Road and Route 22 and
that by the year 2 , 000 , 16 physicians will be needed. Mr. Schlei
stated that 13 physicians had already expressed an interest in
establishing offices at the proposed building . Mr. Schlei stated 80
percent of the building would be committed at opening, leaving 20
percent for future use . Mr. Schlei then noted the recommendations
obtained from the market analysis for Condell Medical Center were as
follows :
1 . Condell Medical Center should consider a site between
Milwaukee Avenue and Route 83 , on Route 22 ;
2 . The site should be in close proximity to other current or
proposed retail developments;
3 . Physician' s offices , immediate care services and related
outpatient procedures should be included in such a facility;
4 . Consideration should be given to a facility that accommodates
26 , 000 plus square feet which would have easy access to
roadways .
Mr. Claes reviewed his tax impact comparison study, stating he had
used three different types of buildings for the study. A medical
building located in Vernon Hills with a value of $140 per square
foot generated a tax revenue of $3 . 22 per square foot . An
industrial building located in Lincolnshire with a value of $34. 10
per square foot generated a tax revenue of $ . 78 per square foot and
a combination retail and office building also located in
Lincolnshire had a value of $59 . 69 per square foot and generated a
tax revenue of $1 . 38 per square foot. Mr. Claes also determined on
a preliminary basis that the Condell building would be valued in the
range of $100 per square foot . Based on that figure and the
proportionate use of the building for medical rental offices , Mr.
L... Buffalo Grove Plan Comm-Public Hearing-February 13, 1991-Page 2
Claes stated they expected to generate a tax revenue of
approximately $1 . 60-$1 . 70 per square foot .
Mr. O'Connell noted there had been a discrepancy in the number of
parking spaces on the site plan and he wished to correct the
figures . The correct number of parking spaces provided will be 141
and there would be 6 handicapped parking spaces provided.
Mr. O'Connell further stated the project was located at the north
end of the Village on Route 22 and Buffalo Grove Road adjacent to
the new fire station. The building is to be built on Parcel C of
Lot 2 of the Woodland Commons Commerce Center. The building will be
located on the south end of the site with parking on the north end.
There will be 4 double rows of parking with entrances to the
immediate care facility located on the far east end of the building ,
which is the one story section of the building . The doctor' s office
building will be located on the west end with a center entrance .
Additionally, there will be two emergency doors with dedicated
entrance for paramedics. The building is designed to blend in with
the shopping center. The two story doctor' s office building will be
24 feet in height with a parapet in the center which will bring the
height up to 26 feet and the mechanical screen would add another 8
feet.
Commissioner Rubin inquired whether rezoning of this parcel to a B-3
or O&R would materially effect the real estate tax.
Mr. Claes stated he did not feel the tax base would be materially
effected.
Mr. Zale stated that at the last meeting he was under the impression
that the Commission was leaning toward an O&R designation. When he
consulted and advised his partner. the owners of the property of
that fact , they had some concerns . The owners , Northwestern
Savings and Loan has just gone public and with the situation
concerning savings and loans nowadays , they are not willing to
rezone to O&R because office space is difficult to market in the
current economic situation. They would, however, accept B-3 zoning
on behalf of Condell ' s concerns .
Ms . Austin stated that a great many uses of the Industrial zoning
would not be compatible with Condell ' s use.
Chairman Sheldon noted that the Plan Commission polling at the last
meeting clearly showed that the Commission was opposed to B-3
zoning.
Commissioner Braiman asked about the issue of the one-way driveway
�.. Buffalo Grove Plan Comm-Public Hearing-February 13, 1991-Page 3
for the southbound: traffic on the western side of the site.
Mr. Pfeil stated he had no comment on that as yet from the traffic
consultant .
Mr. Kuenkler stated there would be no problem with a one-way
driveway.
Commissioner Braiman asked if there was any problem with the Fire
Department suggestion of a barricade gate with an approved lock
system.
Ms . Austin stated there was no objection the Fire Department
suggestion.
Commissioner Rubin asked about the landscaped berm on the north side
of the site which the Village engineer has stated could not be used
as it would create problems for maintenance and repair of the water
main located at that point .
Mr. O'Connell noted that they had revised the landscaping plan to
eliminate the berm and instead would be using Techny arborvitae to
provide a screen adjacent to the residential properties north of the
site .
Ms. Austin stated they had no objection to whatever kind of
landscape design would meet with everyone ' s requirements.
Commissioner Braiman noted the landscaping plan showed the trees and
bushes planted south of the water main and suggested it might be
better to see the screening behind the water main.
Mr. Zale noted the storm sewer and water main extended approximately
25 feet north and screening at that point might infringe on the
setbacks to the residential properties .
Commissioner Howard expressed concern about the sirens and lights
and the effect on the homes in the area.
Ms . Austin responded that the fire station was also located at that
site and they would also be using sirens and lights. Ms. Austin
noted that use of the sirens and light would vary based on the
amount of traffic, and usually sirens are not used close to
residential areas .
Commissioner Braiman noted that it might be a good idea to increase
the handicapped parking by one more space since this is a medical
facility.
Buffalo Grove Plan Comm-Public Hearing-February 13 , 1991-Page 4
Commissioner Braiman also noted that the island on the west side of
the site immediately east of the one-way drive was grass only and
suggested it should be bermed. Commissioner Braiman also inquired
if the middle walk way was raised.
Mr. O'Connell stated that the area would be bermed and that the walk
way was raised except for the handicapped parking locations .
Commissioner Braiman also inquired if the parking spaces would have
bumper stops or if vehicles would be overhanging the area.
Mr. O'Connell stated the vehicles would be overhanging onto the
walkway which was designed originally for a 10 foot width. However,
he stated that based on Mr. Kuenkler' s comments, they would expand
that to 15 feet with 2 feet of overhang per car and that would leave
11 feet clear for the walkway.
Commissioner Braiman asked how large the refuse bin area on the east
side would be.
Mr. O'Connell stated it would be 10 'X10 ' and that would be adequate
for Condell ' s use.
Commissioner Rubin noted the sidewalk leading to the dumpster was
raised and might create a problem for a vehicle coming for refuse
pickup.
Mr. O'Connell responded that the dumpster would be on wheels and
rolled out to the truck at the curb cut which would be constructed.
Commissioner Braiman expressed concern as to whether the refuse area
was large enough or perhaps there was a need for another area on the
other side of the building.
Ms . Austin stated that based on Condell ' s experience the 10X10 foot
refuse area would be more than sufficient.
Commissioner Braiman asked why the sidewalk seemed to angle on the
west end of the building.
Mr. O'Connell stated it was a 5 foot sidewalk for people to be able
to stop in front of the immediate care center and also allows an
ambulance to park.
Commissioner Braiman expressed concern about rezoning to B-3 which
could ultimately allow for a shopping center or strip center.
Mr. Zale stated he understood the concern and he had no problem
V Buffalo Grove Plan Comm-Public Hearing-February 13 , 1991-Page 5
leaving the zoning :Industrial and coming in later on a use by use
basis.
Commissioner Braiman stated he did not understand the owner' s
unwillingness to have O&R zoning for the site.
Mr. Zale stated that real estate activities are not looked upon
favorably at this time by savings and loan institutions.
Commissioner Braiman commented that it would be appropriate to leave
the site zoned Industrial if O&R was not possible.
Chairman Sheldon commented that Mr. Zale was the principal developer
at this time , but that this could change and if the site is zoned B-
3 , it may be difficult to follow through with the intended plan in
the future .
Mr. Zale commented that it might not be possible to build a strip
center on the remaining parcel because of its small area.
Ms . Austin stated that Condell would be there for a long time and
there are a number of uses in the Industrial zoning which would
definitely not be compatible with Condell , such as repair garages,
contracting shops , machinery sales and cleaning and servicing
operations.
Chairman Sheldon asked if Condell would go along with an Industrial
P. U. D.
Mr. Pfeil stated a variance would then be necessary as to the
acreage because an Industrial P.U.D. is required to be a minimum of
ten acres , and Lot 2 is only eight acres .
Commissioner Goldspiel asked Mr. Raysa if the Plan Commission could
limit uses under B-3 to exclude commercial/retail and if it was
possible to limit the uses on the Industrial P.U.D.
Mr. Raysa stated the uses under B-3 could be limited, because the B-
3 District is a type of P.U.D. Zoning that allows specific
restrictions . He commented that although an Industrial P.U.D. could
also restrict uses, this type of P. U.D. has not been advertised for
the current public hearing :
�./ Commissioner Goldspiel inquired if the Plan Commission could
restrict use on Parcels A and B to non-retail , thereby effectively
limiting these parcels to office/restaurant use.
Mr. Raysa said such restrictions could be made, but the property
Buffalo Grove Plan Comm-Public Hearing-February 13 , 1991-Page 6
owner would need to carefully consider the limitations before
agreeing to them.
Commissioner Goldspiel asked if the financial institution which
objects to the O&R zoning would not object to a business zoning.
Mr. Zale stated he was not certain if that was understood, but he
would consult with the financial institution.
Mr. Manhard presented the engineering plans stating the drainage had
been split going north to the storm sewer and south to the detention
basin which is to be constructed in the near future. The water main
has also been installed along the northern boundary of the property
and the sanitary sewer is along the roadway. The grading shows the
water will flow away from the building to the storm sewers toward a
swale along the front and the water in the parking lot will flow to
a storm sewer along the access drive .
Chairman Sheldon asked if there will be any storm water management
on the parking lot.
Mr. Manhard stated there would not be any storm water management
necessary as the detention basin was designed to handle the storm
water.
Commissioner Goldspiel asked if there was a water management or
�... wetlands issue on the three lots and if there were any overland flow
problems.
Mr. Manhard stated there were no problems and that there are no
wetlands on Lot 2 . He also stated that all overland water flow
would be intercepted by storm water sewers and some of the drainage
from Lot 2 would flow east to the wetlands on the Village ' s Fire
Station site.
Chairman Sheldon asked if this building will be built all at once
and how long it will take to build.
Mr. Claes said it would take 6-7 months to be built and would be
done all at once.
Mr. Raysa commented that the emergency gate on the east/west road
would be built by the developer and stated he would want strict
coordination with the Police Department and Fire Department as to
where the gate would be located, who would have the keys to the
located gate, what it looks like and whether it is to be on the
Buffalo Grove Plan Comm-Public Hearing-February 13, 1991-Page 7
•
Village side or the developer side.
`� Mr. O'Connell stated the gate would be on the Municipal side and
administered by the Municipal Fire Department.
Chairman Sheldon asked if there were any comments from anyone else
in attendance at the hearing.
Mr. Robert Sherman asked how many patients the immediate care
facility was designed to care for. _
Ms . Austin said the facility could handle 60 patients a day in five
treatment areas.
Mr. Sherman also inquired if there had been an independent analysis
done regarding the need for 13 primary care physicians in this area.
Commissioner Sheldon replied that the Plan Commission did not have
an independent analysis done but that the developer had been asked
to meet with the Fire Department and Police Department which had
indicated a need for this type of service. Commissioner Sheldon
also noted that the local high school would be pleased to see this
facility as it could then be utilized by the school which does not
have any nearby facilities.
._. Mr. Sherman commented that the Plan Commission should go ahead and
zone the area on the basis of what is good for the Village and let
the developer explain to the savings and loan institution what is
necessary for the area.
Chairman Sheldon asked if there were any further questions from the
public . There being no further questions or comments , the Public
Hearing was closed at 9: 05 p.m.
The Special Meeting was reconvened at 9: 10.
L;721-1/ A ,
Fay Rubin, ecording Secretary
APPROVED BY:
BARBARA SHELDON, Chairman
`.. Buffalo Grove Plan Comm-Public Hearing-February 13, 1991-Page 8
\./