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PLAN COMMISSION 2012/05/22 MinutesThe City of Lake Forest Plan Commission Proceedings of the May 22, 2012 A regular meeting of the Lake Forest Plan Commission was held on Tuesday, May 22 , 2012, at 6:30 p.m., at City Hall, 220 E. Deerpath, Lake Forest, Illinois. Commission members present: Chairman Jack Reisenberg, Commissioners Tim Newman, Lloyd Culbertson, John L. Anderson, Jim Carris and Mark Shaw. Commissioners absent: Jeff Kuchman Staff present: Catherine Czerniak, Director of Community Development 1. Introduction of Commissioners and staff. Chairman Reisenberg introduced the members of the Commission and staff. He noted that this is the last meeting for Commissioners Newman and Shaw and thanked them for their service. 2. Continued Public Hearing and Action: A request for a Special Use Permit approving a new Campus Master Plan for Northwestern Lake Forest Hospital. This is the fifth in a series of Plan Commission meetings to consider a request from Northwestern Lake Forest Hospital for a Special Use Permit adopting a new Hospital Campus Master Plan. The Commission will consider responses to questions and comments from the April meeting. Property Owner: Northwestern Lake Forest Hospital Presented by: Thomas J. McAfee, President Northwestern Lake Forest Hospital, Carol Chiles, Project Manager and the project team Chairman Reisenberg introduced the agenda item and asked the members of the Commission for any conflicts of interest or Ex Parte contacts. Commissioner Carris reiterated that his firm, not him as an individual, has some involvement with Northwestern Memorial Hospital. He stated that the facts of the involvement were reviewed with the City Attorney and it was determined that no conflict of interest exists. He stated his intent to continue to participate in the Commission’s deliberation and action on this agenda item noting that he is able to do so objectively. Chairman Reisenberg swore in all those intending to speak on this petition and invited comments on this continued agenda item from Mr. McAfee, President of the Northwestern Lake Forest Hospital. Mr. McAfee noted that this is the fifth time this petition is before the Commission. He thanked the Commission, the City and the community for the guidance and support offered throughout the process. He acknowledged the time and energy put into the project by the various parties and stated that as a result, the project is advancing in a good direction. He stated that the hospital project team has listened and has continued to refine the plan to be responsive to the comments and concerns heard. He stated May 22, 2012 Page 2 of 15 Plan Commission Minutes that he and the hospital are privileged to be able to advance a project of this scope, one that will position the hospital and the City of Lake Forest to achieve a stability that will allow the hospital to be sustainable for the next 100 years. He stated that this project has a single mission, to establish a facility that will allow the provision of the best health care possible in a way that is supported by the community. He reviewed issues for further discussion identified at the last meeting: traffic, building height, refining the permitted uses and open space and building setbacks. He reviewed the traffic issues. He stated that the current plan proposes vacating a portion of Burton Drive to assure that there will be no thru connection from the hospital campus directly into the adjoining neighborhood. He noted that the focus is no longer on aligning Westmoreland Road and Chiltern Drive, but instead, on making lane changes to improve the turning movements and sightlines into and out of the hospital. He noted that the addition of a right-in, right-out access directly from the hospital to Route 41, together with access improvements along Waukegan Road, will reduce traffic volumes on Deerpath. He stated that the hospital has committed to conducting a follow up traffic study, after the completion of the first phase of the Master Plan, to validate the traffic volumes and the ingress and egress routes used. He emphasized that the new hospital will replace the existing hospital. He noted that since 2008, patient volumes at the hospital have remained relatively flat. He stated that the replacement hospital is projected to generate a 10% increase over existing traffic volumes. He added that the new Medical Office building, which is part of phase one of the project; is also projected to increase traffic by 10%. He stated that the traffic projections on which the plan is built are conservation. He stated that as a result of relocating the hospital to the middle portion of the campus, a reduction of 25% is projected for traffic volumes on Deerpath. He acknowledged that the impacts of the future phases are more difficult to project but stated that at full buildout, traffic volumes on Waukegan Road are projected to increase by 9% and traffic volumes on Deerpath are projected to increase between 0 and 5% over today’s volumes. He stated that based on the studies completed, traffic volumes on Gage Lane will not change. He pointed out that the traffic counts and the projections have been validated by an independent consultant. He discussed building height noting that building height zones are now established in the Master Plan. He stated that the zones provide a transition to the tallest building elements which are limited to the center of the campus. He stated that significant perimeter buffer areas are built into the Master Plan which provide for substantial plantings. He stated a commitment that the hospital will work to reduce the visual impact of the development and recognized that the height of the building needs to be considered in the context of the overall site plan. He reviewed the permitted uses identified in the plan and noted that the language in the Master Plan was tightened up in response to direction from the Commission and now clarifies that free standing retail or hotel uses are not proposed on the campus. He stated that the intended reuse of the existing hospital facilities for education and research related uses, after completion of the replacement hospital, is called out. He stated that the Master Plan establishes that 65% of the campus is to remain as open space, a total of 104 acres. He noted that of that acreage, almost 29 acres are in perimeter buffer no build zones. He stated that the plan as now presented pushes the replacement hospital building north and east, away from the surrounding development and increases the buffer adjacent to the Lane Lorraine neighborhood from 125 to 200 feet. He pointed out that in response to comments from residents at Lake Forest Place; an alternative is presented which could locate the addition to the Health and Fitness Center to the east of the existing facility, instead of to the west. He acknowledged that the Lane Lorraine neighbors have significant concerns about the proposed plan and that it will be a change from the open field that exists today. He reiterated that today, a 120-foot buffer exists between these homes and the hospital noting that the buffer area will be increased to 200 feet and will include the removal of a portion of an existing parking lot in a future phase of the development of the campus. He stated a commitment to working with the neighbors to develop a plan for the buffer area May 22, 2012 Page 3 of 15 Plan Commission Minutes that includes berms and landscaping. He reiterated the project team’s commitment to developing a beautiful campus and doing what is appropriate to mitigate visual impacts of the hospital facility on the surrounding community. Ms. Czerniak reiterated that this petition is before commission for the fifth time noting that the Commission received an informational presentation on this project in September. She commented that even prior to that presentation, City staff, from various departments, had been working with the hospital project team for several months. She stated that the Commission opened its public hearing on this matter in December and continued to hold meetings through the first quarter of 2012 to continue consideration. She stated that the comments, questions and direction from the Commission and from the public throughout the process to date resulted in significant changes to the plans. She explained that the staff recommendation now presented to the Commission for consideration is based on the Commission’s discussion to date. She stated that in staff’s opinion, the revised Master Plan presents a solid framework for future decisions and is ready for Commission action. She explained that adoption of the Master Plan is the first step in the rehabilitation of the hospital campus. She reiterated that a Master Plan is intended to be a frame work for the development of detailed plans and a framework for City review of those plans. She stressed that adoption of the Master Plan does not authorize construction. She commented that based on the Commission’s direction, the conditions as presented recommend to the City Council that a technical and design advisory group be established to represent the City’s interests, challenge the hospital project team and advise staff throughout the 18-24 month design development process. She explained that the advisory group would not have any decision-making authority and that the detailed plans would return to the Plan Commission at a future date for verification that they are in compliance with the adopted Master Plan. She summarized that the Master Plan establishes the boundaries of the hospital campus, confirms the permitted uses and sets the limits of the no-build perimeter buffer areas. She referred to a Memorandum of Understanding entered into by the City and the hospital at the time the Women’s Center was constructed noting that the Master Plan as now presented meets or exceeds the parameters envisioned by the document. She reviewed the significant roadway improvements required by phase one of the Master Plan noting that the possibility of a direct connection from Route 41 into the campus has been discussed for many years and will be achieved through this project. She confirmed that meetings have already been held with the State regarding this project and planning for this connection is already underway. She acknowledged that the Master Plan does not answer all of the questions raised and does not present detailed plans for the site, the buildings or the landscaping. She stated that consistent with the conditions as recommended in the staff report, the details will be resolved through the planning process and final plans will be presented to the Plan Commission later in the process. She stated that staff recommends approval of the Master Plan subject to the extensive list of conditions presented in the staff report. She explained that the conditions are intended to set limitations, but also to provide flexibility to allow for the creativity necessary to achieve a technically and aesthetically outstanding project. She acknowledged that the height of the tallest building element has been a significant concern and stated that the height zone limitations established as part of the Master Plan offer a good balance of pushing for a reduced height while allowing the opportunity for the hospital to meet its technical needs. She noted that the hospital is not entirely comfortable with the conditions as presented noting that they present a challenge to work to reduce the height of the building elements and the mechanicals. She summarized the other conditions noting that several relate to road improvements, financial responsibilities of the hospital and the conditions under which the Master Plan would need to be amended in the future. May 22, 2012 Page 4 of 15 Plan Commission Minutes In response to questions from Commissioner Newman, Mr. McAfee confirmed that the tallest building component will be setback approximately 1,500 feet from Waukegan Road. In response to questions from Commissioner Culbertson, Ms. Czerniak confirmed that the traffic projections and the methodology used to develop the projections were validated by an independent traffic consultant hired by the City. She acknowledged that it is more difficult to accurately project the traffic that will be generated in later phases of the buildout but pointed out that a condition requiring a follow up traffic study, after the completion of phase one, is recommended in the staff report to verify traffic volumes and the routes used for ingress and egress to and from the replacement hospital before phase two of the plan is authorized. She confirmed that the hospital will be responsible for funding all of the ingress and egress improvements to the campus as well as the initial intersection design study for the Route 41 and Deerpath intersection which is off of the campus. She noted that improvements to the intersection are needed with, or without, the hospital project and pointed out that the hospital project gives the community significant leverage to push this project up on IDOT’s list. She stated that improvement of this intersection will be an IDOT project. She responded to questions about building heights confirming that the height zone diagram establishes maximum building heights in each area with the tallest building element permitted at the center of the campus, in the 81 foot overlay zone. She confirmed that at the Plan Commission’s direction, every effort must be made to include the mechanicals within the 81’ height. She acknowledged that as written, the Master Plan does not set an absolute maximum for the height of rooftop mechanicals in the 81’ zone. She acknowledged that the hospital would prefer to see roof top mechanicals permitted at a height of up to 96’. In response to questions from Commissioner Culbertson, Mr. McAfee confirmed that every effort will be made to minimize the height of any roof top mechanical equipment. He noted that the initial conceptual design studies recommended that an allowance for a building of up to 140’ be requested to allow the option of a complete vertical stacking of the patient bed elements. He stated that concept was rejected. He stated that instead, what is proposed is a five story replacement hospital. He stated confidence that with solid engineering work, some of the mechanicals can be located at a lower level to reduce the overall height. He noted that some elements may dictate additional height such as an elevator shaft noting that elevator speed is of the essence in a hospital requiring specific types of elevators. He confirmed that in no case would the height of roof top equipment need to exceed 96 feet. He added that hospitals also have unique air handling requirements to assure a safe environment nothing that the result is higher floor to floor heights than seen in traditional office buildings. In response to question from Commissioner Culbertson, Ms. Czerniak explained that in the event that future off site infrastructure improvements, not now anticipated, are needed in the area, the hospital would be required to pay its proportionate share of costs, that is, the cost of any additional capacity that is needed to specifically serve the hospital. She confirmed that impacts of the hospital project on City services were examined and unlike residential developments, this project was found to not put increased demands on all City and community services. She confirmed that as permits are issued for various aspects of the work, all applicable permit fees, connection fees and impact fees will be assessed as part of the City’s normal process. She pointed out that work proposed by the hospital to enhance the stormwater retention on campus will off load capacity from portions of the existing public storm sewer system freeing up more capacity to serve the neighboring residential areas than exists today. In response to a question about security in the surrounding neighborhoods, she offered that if the Commission desires, a condition could be added that speaks to security. She reviewed the process going forward as May 22, 2012 Page 5 of 15 Plan Commission Minutes recommended in condition #1 of the staff report noting that a technical and design advisory committee is suggested, not to do the work of the hospital project team, but to challenge the hospital team and to be advisory to staff. She noted that the suggested approach keeps the Plan Commission involved in the process going forward and will benefit from the Plan Commission’s background given the work to date on the Master Plan. In response to questions from Commissioner Anderson, Mr. McAfee confirmed that assuming City approval of the Master Plan, the hospital will seek approval from the Illinois Health Planning Board. He confirmed that the proposed number of beds will need to be supported by a demonstrated demand. He stated that as a result, the number of beds is not likely to change much from the existing number of beds at the hospital. He noted however that given the age and nature of the existing patient rooms and amenities, he expects approval of the replacement hospital from the State. He stated that although in recent years, patient numbers have decreased, a 10% increase is projected in traffic volumes to recognize that with a new facility, demand is likely to increase. He discussed the types of specialties that may be available locally at the replacement hospital allowing residents to receive treatment without leaving the area. He commented on the future phases of buildout at the hospital noting that the density of use on the existing campus will not be increased over what exists today. He noted that it is essential that hospitals today serve large enough areas to avoid becoming irrelevant. In response to questions from Commissioner Anderson, Ms. Czerniak confirmed that the City’s engineers agree that the proposed road improvements will have the capacity to support the projected increase in traffic resulting from the replacement hospital. She noted that with the road improvements and the relocation of the hospital, traffic volumes on Deerpath are projected to decrease with phase one of the project. She pointed out that after phase one, a follow up traffic study will be required to verify the traffic volumes and the ingress and egress routes used. She pointed out that between now and then, other changes may occur in the community, or in the surrounding communities that could also affect traffic volumes in the area. She stated that all factors will be taken into account in the future traffic study. She noted that separately, the community, together with the hospital and other local partners, needs to push IDOT for improvements to the Route 41 and Deerpath intersection. She noted that currently, during heavy rains, the underpass floods which is not an acceptable situation. She responded to questions about the setbacks from the property lines referring to the previous Memorandum of Understanding noting that all buffer areas now proposed exceed those envisioned in the earlier document. She added that the earlier document established that development of the 40 acre parcel with hospital and health care related uses was intended in the future. She commented that considerable screening can be provided within a 200 foot setback as now proposed. She acknowledged that elements of the hospital campus will be visible from the surrounding neighborhoods but the views will be screened through berms and landscaping. She noted that currently, the view from Waukegan Road into the hospital campus is not one of significance, but is a view across a farmed field to ComEd poles of 100 and 134 feet along the railroad tracks and Route 41. She stated that through development of detailed plans for the campus, the Waukegan Road streetscape view of the campus will be enhanced. She clarified that the process going forward that is recommended would provide for Plan Commission review of detailed plans for the campus and verification of consistency with the Master Plan. In response to questions from Chairman Reisenberg, Ms. Czerniak clarified that the plan presented is more than a concept plan. She stated that although the Master Plan does not present a fully detailed site plan, the plan establishes specific requirements and limitations that box the hospital in and provide May 22, 2012 Page 6 of 15 Plan Commission Minutes certainty to the community. She stated that the Master Plan presents a strong foundation and clear direction for the detailed plans that will be developed. Chairman Reisenberg stated that he has some specific thoughts on the qualifications for members of the proposed technical and design advisory committee and would like to document those at some point in the Commission’s discussion. In response to questions from Chairman Reisenberg, Mr. Czerniak confirmed that discussions have occurred with the hospital about the need for a mechanism to preserve certain areas of the campus as permanent open space. She reviewed various options for achieving open space preservation. In response to questions from Chairman Reisenberg, Mr. McAfee commented that whatever method is used to preserve open space on the campus, it needs to make sense from the hospital’s perspective noting that past donors and board members worked hard to amass the land that is currently part of the hospital campus. He stated that the hospital has been involved in ongoing discussions with Lake Forest Open Lands’ Association and much of the plan as presented today reflects elements of those discussions. Chairman Reisenberg encouraged continued discussions with Lake Forest Open Lands Association and consideration of conservation easements on portions of the campus. In response to questions from Chairman Reisenberg, Mr. McAfee confirmed that there is a covenant on the western portion of the property limiting building heights to 35’ and stated that if the covenant is not removed, the hospital will need to work within that limitation. He stated however, that having the flexibility to build higher than 35’ on the western portion of the campus may allow some of the other interests expressed, such as reducing surface parking and layering more parking in structures, to be achieved. In response to questions about residential facilities on the campus, he noted the existing residential components of the campus: the Westmoreland Care Facility, accommodations for employees and sleeping accommodations for physicians on call. He stated that those same uses might make sense as part of phase two of the project on the south portion of the campus. He stated that he does not anticipate the need for student dorm-type facilities on the campus noting that most students would not want to live on the campus. In response to questions from Chairman Reisenberg, Ms. Czerniak confirmed that prior to implementation of phase 2 of the Master Plan; the detailed plans for that phase would be presented to the Plan Commission for review. In response to questions from Commissioner Shaw, Ms. Czerniak stated that if standard residential units are proposed on the campus in the future, the inclusionary housing provisions of the Code could be triggered. She clarified that long term care residential facilities or beds for on call employees would not trigger those requirements. She clarified that detailed plans will be presented to the Plan Commission for review and verification that the detailed plan is consistent with the Master Plan before construction activity for any of the phases proceeds. She clarified that the hospital will fully fund the road improvements associated with phase one of the project. She stated that the improvements to the Route 41 and Deerpath intersection will be an IDOT project and at this time, what that project will be is not known. She clarified that the preliminary Route 41 and Deerpath intersection design study that will be done at the cost of the hospital will help to initiate that project with IDOT. She confirmed that phase May 22, 2012 Page 7 of 15 Plan Commission Minutes one of the project is fully supported by the road improvements that will occur as part of that phase. She confirmed that the advisory committee as recommended will not have any official review or approval role. Commissioner Shaw expressed concern about relying on the State for the Route 41 and Deerpath intersection. In response to questions from Commissioner Carris, Ms. Czerniak discussed condition #10 noting that height ranges are established through that condition. She acknowledged that the original version of the conditions alluded to “recommended” heights instead of establishing the height ranges. In response to questions from Commissioner Newman, Mr. McAfee confirmed that Young Hall, on the Lake Forest College Campus, is setback over 400 feet from the public street and Old Main is setback over 200 feet from the street. Chairman Reisenberg invited public comment. Amelia Bartholomew, 825 N. Sheridan Road, spoke in support of construction of the new hospital noting her background and expertise in medical care. She related her experiences with Northwestern Lake Forest Hospital and asked the Commission to give permission to allow the construction of new facilities to assure that the best possible health care is available to the community. John Dick, 900 Woodbine Lane, stated that he has lived in Lake Forest his entire life and reviewed the various positions he has held on boards for Lake Forest Open Lands and for the hospital. He stated that he has a good knowledge of how the hospital works noting that the focus is on patients and saving lives. He commented that a good ambulance is built from the inside out and a good hospital should be built the same way. He noted the importance of speed in responding to patients’ needs. He stated that going forward Northwestern Lake Forest Hospital will be in the top 10% of hospitals nationwide. Libby Rae, 917 Barclay Circle, stated that she is a resident of Lake Forest Place. She stated that she and others met with hospital representatives to hear the vision for the hospital campus and toured the existing hospital. She stated an understanding of the need to update the facilities. She stated however that she has serious concerns about traffic, lighting, building height and the loss of the serene and pastoral feel of the area. She suggested that the replacement hospital be located further away from Lake Forest Place then currently proposed. She asked that the dialogue with residents in the area continue as the plans develop. Jim Curiaco, 454 Beverly Place, a resident and emergency physician, discussed the importance of having a quality health care facility in the community to attract quality doctors. He affirmed that the facility impacts the ability to deliver quality care and provided some examples of how care is impacted by the facility. He stated an understanding of the community’s concerns, but emphasized that to deliver quality care, a quality hospital, with elements properly located, is necessary. He stated that to deliver quality care, a certain physical facility is required and encouraged the Commission to recognize the type of facility that is needed. He stated that the quality of care is directly related to the quality of the hospital most importantly because a quality hospital draws quality doctors. May 22, 2012 Page 8 of 15 Plan Commission Minutes Debbie Saran, 1190 Mount Vernon, noted she provided a letter to the Commission. She expressed support for the proposal stating that she is a member of various hospital boards, but also a member of the community. She noted that throughout her life, she has relied on the hospital. She noted that she has seen many changes at the hospital as the health care industry has changed. She stated that she understands the issues that face the patients as well as those that face hospital administrators. She noted that the existing building was designed to provide care in the 1940’s. She stated that over time, additions and modifications have occurred but stated that today’s needs can no longer be addressed in that way. She stated that Northwestern is offering the community the opportunity of a new hospital noting that to remain viable in the health care industry, a new hospital must be constructed on the Lake Forest campus. She stated that accessibility of various components within the hospital is important to provide a level of care that cannot be offered in a sprawling structure. She noted that to offset the height of the building, significant setbacks are provided in the plan. She noted that there is also a commitment to maintain 104 acres of the campus as open space. She stated that the plan is sensitive to the community and commented on the number of neighborhood meetings held by hospital representatives. She noted that at significant cost, the plan calls for consolidating parking, new ingress and egress points at the hospital and landscaped buffers. She noted that the new structure will be LEED certified and commented on the expertise in this area among the members of the hospital project team. She emphasized that a replacement hospital is proposed, not a new hospital. She thanked all parties involved in the project to date. John Sentell, 545 Circle Lane, stated that he is the President of Lake Forest Open Lands Association and confirmed that since the last meeting, Open Lands’ representatives have met with hospital representatives to continue discussions on the campus plan. He noted that the discussions addressed providing “meaningful” open space as part of the plan, enhancing the natural connectivity of open spaces and alleviating traffic. He stated that the recommended conditions are generally appropriate and could lead to a favorable plan. He encouraged the Commission to continue to work to achieve a lowering of the height of the mechanical equipment to keep the overall building height lower. He stated support for considering whether a lower building, even if it the building covers more ground area, would be more appropriate. He encouraged the erection of poles to illustrate the proposed building height. He agreed that a unified campus plan could create a notable streetscape along Waukegan Road, but cautioned that the hospital should not dominate the streetscape. He suggested that the plans provide for zero net increase in stormwater runoff from the campus and asked that further effort be made to define more open space on the campus. He stated Open Lands’ interest in participating on the advisory committee. He stated that he is optimistic that working together, the various interested parties can find common ground while at the same time achieving a first class institution. Andrea Cutting, 635 Tiverton Road, stated that she lives along the south part of the campus and questioned why the setbacks are larger along Waukegan Road than on this part of the campus. She also questioned the height permitted on the south part of the campus. She stated support for the hospital, but stated that the community needs to make decisions about what this campus should be. She stated that under the current plan, the mechanical equipment will certainly exceed the recommended height. She stated that the hospital should not be given a blank check for this project. She stated that the hospital should seek architectural expertise to find ways to reduce the building heights and still provide a high quality of care. She stated that in the end, in her opinion, this is about money and stated that the City should not be pressed into meeting the hospital’s timeline before community’s concerns are addressed. May 22, 2012 Page 9 of 15 Plan Commission Minutes Melissa Knorr, 910 Lane Lorraine, stated that she understands the importance of the hospital and the fact that the hospital saves lives. She stated support for the hospital and for doctors. She stated that in this community, the hospital must present a respectful development proposal given that the campus is bordered by residential neighborhoods. She stated that a design that is sensitive to the surrounding neighborhoods is required. She noted that this project has caused her great worry. She explained that she is worried about the impacts on her home and worried about the building heights. She stated that she appreciates the efforts made with respect to the setbacks but stated that she would like to see the width of the buffer along the Lane Lorraine homes increased to be consistent with the setback from Waukegan Road. She stated that she would like to see the existing plantings in the buffer areas remain and additional landscaping planted. She asked for firm building heights, not recommended heights. She stated concern about future expansion of the hospital campus boundaries. She stated that it is her belief that not all of the criteria for a Special Use Permit have been met with this proposal. She requested assurance that the buffer zones are permanent no build areas. She noted that a second parking structure is now proposed in the plan and expressed concern about the parking structure being open with lighting exposed on all levels and on the top level. She stated that the neighbors in her area do not want a bike path connection to the hospital campus at Burton Drive and noted concerns about safety and security in the neighborhood. Steven Ganshirt, Lake Bluff resident, stated that he grew up in Lake Forest and has lived through changes in the community and traffic issues. He noted that he submitted a prepared statement which was included in the Commission’s packet. He stated that with respect to security, there is a private security staff at the hospital and he pointed out that the people coming to the hospital will not be any different from those who are already coming. He pointed out that an expansion was recently completed at the Grayslake campus and was well done with sensitivity to the environment. He stated that at this point, it is not known what the hospital building at this campus will look like but stated that the main concern is providing high quality patient care. He stated an understanding of the concerns for building height and traffic. He stated that he works at other hospitals that are adjacent to residential neighborhoods and stated that this plan provides many safe guards that should make the community proud to have the hospital in the community. He stated that the campus will be a spectacular facility. He stated that at the present time, there are no plans to bring in medical students on a full time basis but stated that in the future there will likely be a role for students on the campus. Adrian Smith, 1100 Summerfield Road, stated that he lives directly across from the hospital campus. He stated that he attended several meetings with hospital representatives noting that they were friendly and accommodating but noted that so far, none of the recommendations from the neighbors appear to have been seriously addressed. He stated that the proposed height is the same as it has always been noting that there is a potential for an additional 20’ of mechanical equipment on the roofs of the buildings. He acknowledged that patient rooms are not being added, but enough office space is being added to require parking for 1,000 cars. He discussed options for cooling the facility noting that the need for roof top mechanicals could be eliminated while at the same time providing an efficient and cost effective solution. He suggested that the taller building elements be pushed to the east to eliminate the need to change the covenants on the property. Tom Swarthout, 987 Maplewood Road, stated that he was involved in the construction of the Women’s Center several years ago. He stated that in that case, the cooling tower was located in a well, 20’ below grade. He commented that sensitivity to the neighbors’ concerns has been demonstrated through May 22, 2012 Page 10 of 15 Plan Commission Minutes revisions to the plan. He stated that he is a neighbor of Lake Forest College which has grown and changed over time. He noted that a recent project on the campus was unanimously approved with support from the neighbors. He noted that the 5-story buildings on the College campus do not negatively impact property values. He stated the importance of supporting the institutions as part of the community. He stated that it is critical that the requested height range be approved to allow a quality facility to be constructed. Tony Kessman, 1200 Long Meadow Lane, stated that he moved to the community in 1985 and went through a process with the City when he built his house. He stated that later, he was impressed by the collaboration between the City, Open Lands and the developer when the Middlefork Farm subdivision was created. He stated that he is in the hospital supply business and understands the health care industry. He stated that the case for the replacement hospital is obvious noting that there appears to be a community consensus around that point. He noted that he serves as a trustee of the hospital and as Chairman of the Hospital Standards Board. He noted that he was on the Hospital Board prior to the acquisition of the hospital by Northwestern. He commended Northwestern for populating the new board with members of the community recognizing the importance of continued collaboration with the community as changes occur on the campus. He stated a personal commitment to assure that opportunities for community input continues. He discussed his involvement with Children’s Memorial Hospital and the new facility there noting that the announcement of the new facility alone enhanced the hospital’s ability to attract quality physicians. He stated that Northwestern has a world class reputation and the offer of a state of the art hospital, supported by Northwestern, should be considered a gift to the community. He stated that time is of the essence adding that he is sensitive to all of the points made by all sides of this issue. He stated an understanding that there is much more to do to get this done and urged the Commission to unanimously approve the Master Plan to let the design development work to get started. At the request of Chairman Reisenberg, Ms. Czerniak offered suggestions for possible clarifications of the conditions for the Commission’s consideration. She discussed condition #10 noting that the “recommended” heights should be changed to clarify that the ranges are intended to be maximum heights including mechanicals in every zone, including the 81’ zone. She noted that the Commission directed that all alternatives should be explored to keep the mechanicals within 81’ in the core area but the condition allows the opportunity for mechanicals to exceed 81’ with City approval. Chairman Reisenberg emphasized that the central campus building height maximum is 81’, including mechanicals. He noted however, if after exhaustive work and design, the hospital demonstrates that the mechanicals can simply not be accommodated under the 81’ height limit without compromising the quality of care, the Plan Commission can approve the requested height through the verification process. Ms. Czerniak continued noting that in response to public testimony, condition #12 speaks directly to mitigating the impacts of parking structures and light spillover from those structures on neighboring properties. She pointed out the condition recommending the vacation of a portion of Burton Drive to eliminate the possibility of a connection from the hospital campus into the neighborhood. She suggested, in response to Commissioner Shaw’s concern, that the word “local” be added to condition #20 to clarify that the hospital will be responsible for its proportionate share of local costs for off-site road improvements. She commented on the proposed 45’ height limitation on the western portion of the site noting that staff encouraged the 45’ height limit, rather than a 35’ limit, to allow the opportunity to May 22, 2012 Page 11 of 15 Plan Commission Minutes reduce the amount of surface parking on the site. She offered language for an additional condition relating to security concerns of the neighbors. She concluded stating that in staff’s opinion, the plan has evolved significantly since it was first presented. She stated that the process for reviewing and refining the Master Plan has been collaborative and commented that the plan presents a strong foundation from which to move forward into the design development stage. Chairman Reisenberg invited final comments from the petitioner. Mr. McAfee stated that the Master Plan as now presented demonstrates that the many comments offered have been heard. He committed to coming back to the community with a sensitively detailed plan consistent with the Master Plan. He stated confidence that with ongoing cooperation and collaboration, a plan will be achieved that meets the various interests. He emphasized that the Master Plan as now presented, does not ask for more than is needed. He stated that is it critical that the safest and best possible hospital be built. He asked for approval of the Master Plan. In response to questions from Commissioner Carris, Mr. McAfee noted that perimeter setbacks were increased all around the campus through the Master Plan. He discussed the south portion of the campus noting that it is narrower than the rest of the campus limiting the opportunity for larger setbacks. He added that the setbacks in that area are also driven by the locations of the existing buildings. He stated that with 104 acres to be preserved as open space, there is a clear commitment to open space. In response to questions from Commissioner Newman, Mr. McAfee stated that the Women’s Center is approximately 55’ in height and is not visible from the neighboring properties. He stated that a commitment is made in the Master Plan to not increase the square footage of the buildings on the south campus beyond what is there today. He stated that flexibility with height ranges is needed to address the interest in maintaining open space. In response to questions from Commissioner Anderson, Ms. Czerniak noted that one of the recommended conditions requires that during the design development process, a method for establishing the no build zones as permanent open space will need to be established. In response to questions from Commissioner Culbertson, Ms. Czerniak confirmed that in the future, a request could be submitted for an amendment to the Master Plan. She noted that a public review process and the passage of an Ordinance by the City Council approving the amendment would be required. She confirmed that if the conditions of the Special Use Permit are violated, the City has the ability to revoke the Special Use Permit or take corrective action. She pointed out that a condition is recommended requiring sustainable features as part of the detailed plans. Chairman Reisenberg invited final Commission discussion and comment. Commissioner Newman stated that this is a large and important project for the community. He stated that he is very impressed at how the hospital has responded to the comments and questions from the previous five meetings. He stated that he cannot imagine the community without the hospital noting that the hospital has been part of the community for a long time even before the donation of this property for the hospital by the Dick family. He stated that the healthcare industry dictates the type of facilities that are needed. He commented that it is time for this project to move ahead. May 22, 2012 Page 12 of 15 Plan Commission Minutes Commissioner Culbertson stated agreement with Commissioner Newman’s observations and agreed that the petitioner has shown flexibility and has listened to the comments. He stated that there have been significant changes made to the plan. He stated support for incorporation of staff’s suggestions into the conditions with respect to security measures and maximum building heights. He stated support for a maximum height being established. Commissioner Anderson stated that the process has been thorough and the Master Plan carefully crafted. He stated that significant progress has been made but also acknowledged that some would like to see the discussion continue on a number of points. He stated strong support for the Master Plan. He stated support for strong language in the conditions that urge that everything possible be done to remain within the 81 foot limit for the central area. Chairman Reisenberg interjected and asked the Commission to review the language of the condition related to building heights and suggested the addition of the language “including mechanicals”. He noted that the language below the condition provides for a process in the event that the hospital finds that this is simply not workable. He noted that process would be undertaken only after exhaustive design work. He noted that the hospital would need to demonstrate that the height of the mechanical equipment is standing in the way of constructing a world class hospital. He stated that the intent is to really challenge the hospital on the height issue. He stated that the Commission owes it to the stake holders, the neighbors, to see if the lower height can be achieved. Commissioner Carris commended the hospital for the work that has been done and commended the community and Lake Forest Open Lands’ representatives as well. He observed that a great deal of work has been done and many meetings held. He stated that he supports going forward under the conditions as recommended by staff and as enhanced by the Commission. He emphasized that this is the beginning of the process, not at the end, noting that it is important that the right members be appointed to the advisory committee to continue to guide the process. He stated confidence that a safe and efficient facility can be designed in a manner that will have a positive effect on the community for many years to come. Commissioner Shaw stated that as discussions on the Master Plan have continued, more concerns and questions have been raised. He commended those involved in the project stating that the project has come a long way since the first meetings. He added that the recommended conditions address many of the concerns. He also commended members of the public who have attended the many meetings noting that the Commission listens to the concerns and reminded everyone that the Commissioners live here too. He stated that in his opinion, the hospital will continue to provide high quality care whether the Master Plan is approved now or several months from now. He stated that some of his concerns remain unanswered and stated disappointment that they are not fully addressed in the conditions of approval. He stated his preference that clarification be provided up front on who will pay for the various road improvements including the Route 41 and Deerpath intersection. He questioned what would happen if the State does not come through on this project. He stated that as a resident of Lake Forest, he is more concerned about traffic than about the building height. He questioned what obligations the hospital will have with respect to supporting future maintenance of the various roads, what authority the advisory committee will have, and what parameters will be used to determine whether detailed plans are consistent with the Master Plan. He questioned why more details cannot be provided on the future phase of the Master Plan and how the affordable housing provisions will be dealt with in relation to the May 22, 2012 Page 13 of 15 Plan Commission Minutes hospital in the future. He questioned the strength of the language related to the building heights noting that it does not provide much limitation at all. He summarized stating that he wants a world class hospital facility noting that he is an attorney, but also a pharmacist and is aware of the health care industry. He stated that he would like to see the language of the conditions tightened up. Chairman Reisenberg commented that the community needs to either move forward on the hospital project, or the hospital goes away. He stated that investment in the hospital is positive for the community. He noted that this is a 20 year plan and the first phase will take five years to construct. He stated that it is not possible to answer all of the questions now. He stated that before the first phase is completed, the Commissioners’ terms will expire but noted that the advisory committee will provide for consistency through the process. He stated that the development of the overall plan must be an additive process. He acknowledged that there will be changes as the project moves forward noting that those changes will come back to the City for review and approval. He stated that at this point, the Commission has taken this part of the project as far as possible. He stated that he is ready to give the hospital the approvals it needs to move this forward to the City Council and then to spend money on engineering and design development. He stated that the Commission is at the point of diminishing returns noting that many issues have been addressed. He stated that it is time to move this petition forward to the City Council. Commissioner Newman noted that going forward there will be multiple opportunities for the community to remain involved in this process and in the discussions. He stated agreement that the project should be advanced. Commissioner Culbertson asked for Commission and staff for input on whether the conditions could be modified or tightened up to address some of Commissioner Shaw’s concerns. In response to questions from the Commission, Ms. Czerniak offered the following refinements to the conditions presented in the staff report: Condition #20 modified as follows: The hospital shall be responsible for funding roadway improvements required in Phase 1 and all new private infrastructure and any upgrades to private infrastructure related to the rehabilitation of the hospital campus. In addition, the hospital shall be responsible for its proportionate share of local costs related to any new public infrastructure or any improvements or upgrades to existing public infrastructure that may be required as a direct result of the rehabilitation of the campus. Condition #10: The words “including mechanicals” shall be added to all of the height ranges. The word “recommended” shall be removed. Additional condition: Consideration shall be given to security on the campus and in the surrounding neighborhoods both from a design and operational perspective. May 22, 2012 Page 14 of 15 Plan Commission Minutes In response to questions from Commissioner Shaw, Ms. Czerniak confirmed that as the later phases of the Master Plan are brought forward, consideration would be given to which entity should appropriately bear costs for any further infrastructure improvements that may be needed. Chairman Reisenberg noted that the Route 41 and Deerpath intersection is a long standing community issue that cannot be resolved as part of the discussion of the hospital Master Plan. Commissioner Anderson made a motion to recommend to the City Council that a Special Use Permit be granted approving the Master Plan for the Northwestern Lake Forest Hospital Campus. He noted that the recommendation is based on the findings in the staff report and incorporates the conditions as recommended in the staff report and as modified by the Commission as reviewed by staff above. The motion was seconded by Commissioner Carris and was unanimously approved by the Commission. Chairman Reisenberg asked for Commission comments on recommendations for the make-up of the Technical and Design Advisory Committee. He suggested that the Plan Commission and Lake Forest Open Lands Association should be represented on the committee. He suggested that three to four members should be appointed who are familiar with the hospital campus and surrounding areas and who have expertise in one or more of the following areas: land planning, architecture, landscaping, engineering and construction. He added that an individual with an understanding of the hospital campus, the community and the City’ processes should also be considered. Commissioner Carris recommended that someone with some understanding of the health care industry and the associated technological concerns should be part of the committee. Commissioner Shaw made a motion to recommend to the City Council the inclusion of members on the Technical and Design Advisory Committee that have expertise in the areas as discussed by the Commission. The motion was seconded by Commissioner Newman and was unanimously approved by the Commission. 5. Public testimony on non-agenda items. There was no additional public testimony. 6. Additional information from staff. There was no additional information presented by staff. The meeting was adjourned at 9:45 p.m. Respectfully submitted, Catherine Czerniak Director of Community Development May 22, 2012 Page 15 of 15 Plan Commission Minutes