1998-01-21 - Plan Commission - Minutes REGULAR MEETING
BUFFALO GROVE PLAN COMMISSION
January 21, 1998
Northwest Community Healthcare,Proposed antenna tower,
east of McHenry Road(IL Route 83)south of the Northwest
Community Treatment Center, 15 McHenry Road,Approval
of a Special Use in the B-3 District—Workshop#1
Chairman Goldspiel called the meeting to order at 7:30 p.m. in the Village Council Chambers,
Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois.
Commissioners present: Mr. Goldspiel
Mr. Krug
Ms. Howard
Mr. Berman
Mr. Trilling
Mr. Ottenheimer
Mr. Viehman
Commissioners absent: Mr. Samuels
Mr. Moons
Also present: Mr. Russell Snella,Northwest Community Health care
Mr. Carl Hundrieser
APPROVAL OF MINUTES
Moved byCommissioner Berman, seconded byCommissioner Ottenheimer to approve the
PP
minutes of the public hearing and regular meeting of December 17, 1997. Chairman Goldspiel
noted a typographical error on page 3 of the public hearing. He further noted a correction
necessary on page 2 of the regular meeting to indicate a suggestion made was done so by the
Village Board rather than Shell Oil. He further noted page 5 required the word non-flammable
instead of the word inflammable as typed. All Commissioners were in favor of the motion as
amended and the motion passed unanimously.
COMMITTEE AND LIAISON REPORTS
Commissioner Ottenheimer stated he attended the Village Board meeting on January 19, 1998
which focused on the public hearing on the Shell/McDonald's development. The issue was not
Buffalo Grove Plan Commission-Regular Meeting-January 21, 1998-Page 1
resolved pending requests for further information from IDOT and the matter was deferred until
February 16, 1998.
NORTHWEST COMMUNITY HEALTH CARE.PROPOSED ANTENNA TOWER.EAST OF
MCHENRY ROAD (IL ROUTE 83) SOUTH OF THE NORTHWEST COMMUNITY
TREATMENT CENTER. 15 MCHENRY ROAD.APPROVAL OF A SPECIAL USE IN THE
13-3 DISTRICT-- WORKSHOP#1
Mr. Russell Snella stated Northwest Community Hospital is looking to erect a tower which uses
microwaves to transmit data to and from the treatment center in Buffalo Grove to the hospital.
Northwest Community Hospital is striving to become the premier care giver to the northwest
suburbs by the year 2000. The available treatment center provides 24 hour care for emergencies,
cardiac rehabilitation, and radiology services. Northwest Community Hospital is looking to
bring the highest quality Health care it can to the community. Therefore,they have determined a
need for high speed data links. By doing so they hope to link the treatment center to the main
hospital in Arlington Heights as well as to Northwestern Memorial, Children's Memorial and
Highland Park Hospital. This link will allow data to be transmitted to these other hospitals as
well as retrieval of information from these other hospitals in order to provide better treatment in
the community without having to go anywhere else.
Mr. Snella stated there will be a new software program starting March 1, 1998 which will contain
all new patient and health care information which includes on-line medical history. The patient's
entire medical history will be available through the data terminals at the treatment center. The
treatment center will be able to check base lines between the last lab results and current lab
results as well as radiology results. He stated they will be able to transmit these images directly
to the hospital to be read by radiologists and will thereby shorten the length of time for diagnosis.
Chairman Goldspiel asked what plans there may be for this entire triangular piece of property
and how does this proposal affect the plans originally proposed when the 24 hour treatment
center was built.
Mr. Carl Hundrieser, architect for the hospital stated he was involved with the original
acquisition of the property. He stated this parcel is approximately 7-acres with the northernmost
section having been developed as the treatment center and the 2-story office building. The
southern triangle along Route 83 is all wooded and contains a large detention basin. At one time
there were plans to perhaps utilize a portion of that undeveloped property for a cancer care
center. That plan was shelved and there are no plans to revive that idea.
Mr. Hundrieser stated this property contains many mature hardwood trees which were surveyed
at the time by the Village Forester. Most of these trees still exist and will be beneficial to this
tower development. The tower would be at the northeast corner of the triangle and would be
amongst the trees. The tree plan survey of 1979 is still valid. The tower is a 10 foot 6 inch
triangle coming down to three concrete piers. As the tower reaches up to 60 feet it is only about
Buffalo Grove Plan Commission-Regular Meeting-January 21, 1998-Page 2
2 Y2 feet. There is very little in the way of residential development around the site. The only
residential is across the street from the 2 store medical office building. Only the very top of this
tower will be at all visible to the apartment building located north of Lake Cook Road. He
further noted there is a possibility they might accommodate another company's dish on this
tower which is why they are showing a small 10 x 12 foot building on the plans for equipment.
Mr. Hundrieser stated most of the site to the south,east and west is part of Wheeling. To the
west is all farmland and most of the other development is commercial. Therefore,this tower will
not tend to interfere with any residential development.
Chairman Goldspiel asked who owns the vacant parcel three shown on the plans.
Mr. Hundrieser stated the property to the east of parcel three is in Wheeling.
Chairman Goldspiel asked if the tower would be reached from the parking lot of the 125 E. Lake
Cook Road building.
Mr. Hundreiser stated yes.
Chairman Goldspiel asked if there is any problem with the location of the tower in conjunction
with the property line.
Mr. Pfeil stated there is no problem relative to the two commercial properties in Buffalo Grove.
If the Wheeling parcel is zoned residential there could be a setback question as to the height of
the tower relative to the setback. He stated he would have to verify the zoning and there could be
a setback variation that is required.
Chairman Goldspiel asked that this issue be looked at for the next meeting.
Commissioner Ottenheimer asked if there are no plans for future development on the vacant site.
Mr. Hundrieser noted the Health care provided to the community will need to be expanded
because of the expansion of the community as a whole. He noted the reason that 7 acres was
purchased was with the thought of future expansion.
Commissioner Ottenheimer asked is this tower would in any way impede this expansion.
Mr. Hundrieser stated no.
Commissioner Ottenheimer asked for further details on the tower.
Mr. Hundrieser stated this is a three legged triangular tower made of hot dipped galvanized steel.
Buffalo Grove Plan Commission-Regular Meeting-January 21, 1998-Page 3
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Commissioner Ottenheimer asked if this tower would cause any interference with local residents'
TV or radio communication.
Mr. Hundrieser stated no. He further noted the frequencies under which this tower will be
operating are not ones that need licensing because they definitely do not interfere. He also stated
they will be checking with the FCC as required before they can obtain a pass on the tower.
Mr. Snella noted the product has already been approved by the FCC and operates as an
unlicensed PCS band and needs no FCC approval.
Commissioner Ottenheimer asked what happens with leasing part of the tower to a third party.
Mr. Snella stated the third party would most likely be a PCS service providers such as AT&T,
Cellone,Nextel and Ameritech. They must get FCC approval and all those frequencies are
already blocked. He stated they are looking to rent to those entities which will most likely use
small micro cells.
Mr. Snella stated they need the 100 foot size because of the way the microwaves work. There
would be one antenna on the hospital building and the one here and there must be clearance from
all the trees between the two points. This 100 foot tower would accomplish this need.
Commissioner Ottenheimer asked what kind of fencing is proposed around the equipment box.
Mr. Hundrieser suggested a 6 foot chain link fence.
Chairman Goldspiel encouraged purchase and development of the parcel to the east.
Commissioner Krug asked if there would be any standby emergency generator for the tower.
Mr. Snella stated there are currently no plans for a standby generator. He further noted this
device is a low consumption of power and they will actually use batteries. Once the microwave
is down they will use ISTN's as backups.
Commissioner Krug suggested the fence be higher than 6 feet because kids can breach a 6 foot
fence.
Commissioner Krug asked if there would be any lights on the tower.
Mr. Snella stated no lights will be required.
Commissioner Krug asked if this will have proper clearance for Palwaukee Airport.
Mr. Hundrieser noted they will have to consult with both the FAA and the Illinois Department of
Buffalo Grove Plan Commission-Regular Meeting-January 21, 1998-Page 4
Transportation, Aeronautical Division,to ensure they are not in a flight path.
Commissioner Krug asked if the tower would hit any building if it should fall.
Mr. Hundrieser stated no.
Commissioner Viehman asked if no trees would need to be removed to build this tower.
Mr. Hundrieser stated that was correct.
Commissioner Viehman asked if all necessary approvals would be available by the next meeting.
Mr. Hundrieser stated they would need to have more detailed drawings to present to the FAA
before approvals would be received and did not feel the hospital would authorize any further
work unless this project was to be approved. However,based on prior experience in working
with the FAA he did not see any problems in obtaining all necessary approvals.
Commissioner Berman noted there is a possibility that professional obligations will preclude him
from participating in considering this proposal. Until such time as he has the opportunity to
check this out he will refrain from all discussions and questions concerning this project.
Chairman Goldspiel asked why it is preferable to build a separate tower than to place a tower on
the existing building.
Mr. Hundrieser stated the Buffalo Grove ordinance does not allow them to build such a structure
which would be too close to Lake Cook Road.
Commissioner Trilling asked who determined the necessary height for transmission to the
facility in Arlington Heights.
Mr. Snella stated the information management technology team made the decision by renting a
crane with a man bucket and hooking the equipment to the bucket,raising the bucket and then
lowering it to the minimum requirements needed. He noted there was also a consultant from
Select Tech which is the manufacturer of the equipment. They determined a need for 80-85 feet
and the additional height will be used for the addition of another drum for future use.
Commissioner Trilling asked about the ability of this tower to service the new fitness center on
Busch and Route 83.
Mr. Snella stated this tower would allow them to add a second drum pointing to the new facility
which would enable them to deliver full network capabilities to that location.
Commissioner Trilling asked if a tower would be necessary at the new location.
Buffalo Grove Plan Commission-Regular Meeting-January 21, 1998-Page 5
Mr. Snella stated no. He further stated they would most likely be able to use a roof mount drum.
Commissioner Krug asked if there would be any benefits for the Fire Department paramedics and
emergency medical technicians.
Mr. Snella stated an ambulance bringing a patient to the treatment center would be in direct
contact with the emergency department. This would allow the emergency doctors at the
treatment center to have all of the records when that patient arrives and it also keeps the
paramedics in direct data communication with the main emergency department.
Commissioner Krug noted there seems to be a possibility of improving the services of the Fire
Department's emergency services.
Mr. Snella stated the possibilities are there but they have not as yet investigated them as they
have not yet received any permission from the Village.
Commissioner Trilling asked if monopoles had been looked into.
Mr. Snella stated they had looked into monopoles. However,monopoles would require digging
deeper for a larger base. In addition,the steel structures of the tower have less of a profile than a
monopole.
Commissioner Trilling asked for a comparison of diameters on monopoles for the next meeting.
Chairman Goldspiel asked when there may be more information relative to additional users.
Mr. Snella stated they do not want to raise any hopes regarding approval of a tower when none is
as yet available. He stated they would first like to get approval for the tower and then attempt to
get renters. He further stated that work on a tower spreads fast and interest depends on cost to
those interested.
Chairman Goldspiel stated he thinks the Village would view additional interest by other vendors
for this tower as a positive aspect as this would cut down the demands for more antennas
cluttering the area.
Mr. Snella stated there are reasonable expectations to believe there will be interest by other
renters in this tower. He further stated he will come back with as much information on interested
parties as possible.
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Chairman Goldspiel asked if the same restrictions placed by the FCC and Congress on various
other towers applies to this one.
Mr. Pfeil commented that this frequency may not be regulated by the Telecommunications Act of
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1996.
Mr. Snella stated the Telecommunications Act does regulate the proposed frequency. However,
since it is an unlicensed band they do not need to go to the FCC for every site they put up. This
is a very specialized band that has pre-approval.
Mr. Pfeil noted the Act states that local governments cannot regulate antenna siting based on
health concerns related to electromagnetic field(EMF)emissions. The FCC has developed
standards concerning EMF emissions that are applied to proposed antennas as part of the FCC
review.
Chairman Goldspiel stated they apparently can ask those questions relative to this tower.
Mr. Pfeil stated he is not sure. The Village,however,can apply its zoning standards concerning
bulk, height and related items.
Chairman Goldspiel asked if this kind of tower poses any kind of health concerns to nearby
residents.
Mr. Snella noted the actual radio waves from this tower are directed above and directly to the
hospital. He stressed that this transmitter is less than three watts,noting that policemen are
carrying radios that are five watts or fifteen watts in their cars. This wave is a much lower
wattage than that. The standard car phone is also five watts. Therefore,there should be no
concerns for anyone's health because of the low wattage.
Chairman Goldspiel asked if this would be a similar situation if access is given to other lessors.
Mr. Snella stated he does not know that answer.
Commissioner Viehman asked if a possible future lessor be subject to any of the FCC
congressional regulations or is the intent to maintain lease controls with organizations that are
basically providing the same kind of band widths.
Mr. Snella stated they have not as yet discussed this issue. The majority of people interested in
renting would be PCS companies and paging companies.
Commissioner Viehman noted this is the type of question that is likely to come up so it is
something to be considered in a search for lessors.
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Commissioner Viehman asked if Northwest Community Hospital is willing to build this
structure for its own use only.
Mr. Snella stated they do need the tower and the reason for leasing is to help offset some of the
Buffalo Grove Plan Commission-Regular Meeting-January 21, 1998-Page 7
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cost which would eventually help to lower the cost of healthcare to the community. He noted
they would probably design the structure differently if they were not to have any other users. He
further noted they would have to look at the business plan again to determine their options.
Mr. Hundrieser noted that this project is driven by the technology which will be made available
for medical care. This requires the construction of such a tower.
Commissioner Trilling stated he would like to see some kind of response from those companies
`./ contacted relative to their interest in leasing. Further, it would be interesting to find out if this
site would be good for anyone else's use.
Mr. Snella stated they will be doing this search and noted they have tried to be conservative and
not speak before they had some permission from the Village.
Chairman Goldspiel noted the Commission is receptive to the idea but there are some things that
must be worked out.
Mr. Snella stated they will contact different providers as quickly as possible and get their
responses.
Chairman Goldspiel noted the following items which need to be addressed at the next meeting:
1. Check into FAA aspects of this project to ensure suitability of this tower
2. A legible copy of the data table on tower elevation sheet
3. Address possible health concerns
4. Address setback requirements
5. Check into monopole size
Mr. Pfeil asked if there is any possibility of moving the antenna farther west in order to increase
the setback to the east property line.
Mr. Hundrieser stated there is some leeway there to accomplish that goal.
Mr. Pfeil noted it might be prudent to have the setback, if at all possible, at least equal the height
of the structure from the east property. This might alleviate a possible objection or concern by
the adjacent property owner.
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CHAIRMAN'S REPORT
Chairman Goldspiel stated there has been a study done on the cost of improvements to the
infrastructure of the Dun-lo Highlands to meet Buffalo Grove standards. He stated he will be
reviewing this study with Mr. Pfeil.
FUTURE AGENDA SCHEDULE
Mr. Pfeil stated there will be a public hearing for the Community Chapel on February 4, 1998.
PUBLIC COMMENTS AND QUESTIONS -None
STAFF REPORT
Mr. Pfeil reviewed the revised reduced site plan with a reconfiguration of parking on the east
and south side of the proposed Osco space in the Strathmore Square shopping center. He stated
Mr. Wright of Bene&Associates has pointed out that the circulation pattern for northbound
traffic through the proposed 90 degree spaces on the east side of the site along Arlington Heights
Road precludes any opportunity of turning left to go back toward the center. The only choice
would be to exit the site or violate the one-way northbound direction of travel on the aisle nearest
the building.
Chairman Goldspiel stated this constriction does not concern him that much. He noted the
easiest move out of this area is out onto Arlington Heights Road and back in on Dundee.
Commissioner Krug asked for the parking alongside the building to be eliminated,allowing the
drive through straight in access.
Chairman Goldspiel stated he doubts the benefits of parking at that point but the idea of pulling
traffic away from the building is a good idea. He noted there are some planting there now which
could be augmented to soften that side of the building.
Mr. Pfeil noted there is very little space to provide more landscaping along Arlington Heights
Road. He suggested that one possibility is to use some of the parking spaces for landscaped
islands.
Commissioner Viehman asked if all the parking along Arlington Heights Road is needed.
Mr. Pfeil stated the center overall does not meet ordinance standards. He noted,however,that
the current plan revision would add approximately 25 spaces. The parking in the northeast area
of the site will not be used regularly and some landscaping in lieu of a few parking spaces
appears to be an enhancement that would benefit the overall appearance of this area of the
shopping center.
Buffalo Grove Plan Commission-Regular Meeting-January 21, 1998-Page 9
Commissioner Viehman agreed that removing some of the parking spaces would provide
landscaping possibilities and he does not believe the Osco store will ever fill up all of the spaces
at any given time.
Various discussion was held regarding improvements to the driveway at Arlington Heights Road.
Suggestions were made for two lanes in and one lane out.
Commissioner Berman noted the Village Board does not want the Commission to get bogged
down with details such as landscaping which may have nothing to do with the Osco store.
Chairman Goldspiel stated there is an opportunity here to do something without compromising
the Osco plans.
Commissioner Viehman noted the need for two lanes for the drive through seems to be
unnecessary.
Chairman Goldspiel noted this could be one of those examples of a corporate prototype that
demands adherence to policy.
Chairman Goldspiel noted the following items to be proposed to Osco for revision:
1. Moving some of the seven spaces along the east side of the building shown on the revised
plan and use this area for green space and handicapped-accessible parking spaces
2. Replace some of the parking spaces along Arlington Heights Road to provide some
greenery
3. Provide for additional landscaping on the plan which could be added in the future
Commissioner Viehman noted that since the petitioner is asking for a zoning text amendment to
allow for a drive through it is appropriate to consider changes that will improve landscaping and
traffic circulation on the site. Changes to the parking and circulation are definitely related to the
request for zoning approval for the drive-through facility.
NEW BUSINESS -None
ADJOURNMENT
Moved by Commissioner Krug, seconded by Commissioner Berman and carried unanimously to
adjourn. Chairman Goldspiel adjourned the meeting at 9:25 p.m.
Buffalo Grove Plan Commission-Regular Meeting-January 21, 1998-Page 10
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Respe ly submitted,
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Fa Rubi ,Re ording Secretary
APPROVED BY:
..ty/
E EN GOLDSPIEL Chairman
Buffalo Grove Plan Commission-Regular Meeting-January 21, 1998-Page 11
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