PLAN COMMISSION 2013/10/09 MinutesThe City of Lake Forest
Plan Commission
Proceedings of the October 9, 2013 Meeting
A regular meeting of the Lake Forest Plan Commission was held on Wednesday,
October 9, 2013, at 6:30 p.m., at City Hall, 220 E. Deerpath, Lake Forest, Illinois.
Commission members present: Chairman Michael Ley and Commissioners Augie
Ziccarelli, Lloyd Culbertson, Jeff Kuchman, Guy Berg and John Anderson
Commissioners absent: Commissioner Jim Carris
Staff present: Catherine Czerniak, Director of Community Development
1. Introduction of Commissioners and staff.
Chairman Ley introduced the members of the Commission and City staff.
2. Information – Northwestern Lake Forest Hospital, 600 Westmoreland Road, --
Introduction of plans for the Central Campus and the replacement hospital and
introduction of preliminary evaluation comments from the City Manager’s Hospital
Advisory Committee.
Property Owner: Northwestern Lake Forest Hospital
Representatives: Tom McAfee, President, Northwestern Lake Forest Hospital
Mark Shoemaker, Principal, Pelli Clarke Pelli Architects
Thomas Oslund, Oslund and Associates
Chairman Ley asked the Commission to declare any conflicts of interest or Ex Parte
contacts, hearing none; he noted that this matter is before the Commission for
information only at this time and that the Commission will not take any action at this
meeting. He stated that there will be an opportunity for public comment after the
information is presented. He invited introductory comments from staff.
Ms. Czerniak described the review process to date for the revitalization of the hospital
campus. She stated that the Plan Commission began its review of a new Master Plan
for the hospital campus in September, 2011. She stated that the Plan Commission’s
review spanned five meetings and concluded with the Commission forwarding a
recommendation in support of the Master Plan and the associated Special Use
Permit to the City Council in May, 2012. She continued noting that the City Council,
based on the recommendation of the Plan Commission, approved the Master Plan
and Special Use Permit in October, 2012. She stated that the Special Use Permit and
Master Plan approved the revitalization of the hospital campus project and
established parameters for the detailed plans. She explained that during its
discussions, the Plan Commission expressed concern that given the complexity and
magnitude of the hospital campus revitalization project, it would be beneficial to
have some way for the City to stay in touch with the hospital project team during the
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design development process. She noted that upon the recommendation of the Plan
Commission, and at the direction of the City Council, the City Manager appointed
the Hospital Advisory Committee to bridge that gap. She noted that the Advisory
Committee is an adhoc working group, not a public body, and has met close to
monthly with the hospital team to review the site plan, building elevations and other
elements of the plan as the design process has moved forward. She stated that
similar to the process the Commission is working through with Woodlands Academy,
the detailed plans for the hospital are now back before the Commission for
confirmation that the plans are consistent with the requirements, conditions and
stated intent of the approved Master Plan and Special Use Permit. She stated that
the Advisory Committee is close to completing its work on some elements of the plan
and stated that this meeting is intended as an introduction of the detailed plans. She
stated that at a future meeting, the plans will be brought back, likely in phases, with a
recommendation from the Advisory Committee. She explained that ordinarily,
detailed landscape plans and signage plans are not presented at this point in the
process and noted that the Advisory Committee stated support for moving the site
plan and building aspects of the project forward to provide certainty to the hospital
and to allow detailed plan development to proceed in those areas. She clarified
that the Plan Commission is charged with verifying that the plans presented are in
conformance with the prior approvals. She reiterated that at a future meeting, the
Commission will receive a recommendation from the Advisory Committee. She
noted that Commissioner Ziccarelli is a member of the Advisory Committee and
serves at the direct link to the Plan Commission.
Tom McAfee, President of Northwestern Lake Forest Hospital noted that considerable
work has occurred over the past few years to get the project to this point. He stated
that to date there have been over 25 meetings held to discuss the project at various
stages. He stated that the Hospital is pleased with the progress to date. He stated
that last week, the hospital held a meeting for neighbors to show the progress to date
on the plans and the response was good. He noted that the Master Plan identified
the replacement hospital as a block set in the middle of campus because at that
time, design work had not yet been done. He stated that the hospital hired a strong
design team, experienced in designing both hospital interiors and the exterior. He
noted that throughout the design process various people and groups have been
consulted. He stated that the hospital team has received good support from the
City’s Hospital Advisory Committee. He pointed out that to fulfill commitments made
during the early phase of the process, the hospital advanced work on the road
connection to Route 41. He stated that the connector road is expected to be open
by the end of November. He introduced the members of the project team and
invited a presentation from Mark Shoemaker.
Mr. Shoemaker, principal, Pelli Clarke Pelli, stated that his firm is excited to be working
on this important project in the wonderful Lake Forest community. He provided an
overview of the design work to date. He explained that work began with the
detailed site plan before moving into the building design. He stated that the intent of
the hospital is to create a health and wellness campus as a civic project. He
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reviewed the existing hospital campus and presented the proposed site plan for the
Central Campus. He stated that the design takes into account all of the issues
discussed during the Master Plan review and adoption process including, but not
limited to: stormwater management, wetlands, traffic mitigation and the building
height. He noted that the after considerable study, the building massing is a three
story design, below the five story structure authorized by the Master Plan. He noted
that the building has a podium base and a series of vertical pavilions. He pointed out
that the building itself migrated east on the site, toward Route 41, away from the
residential areas. He noted that the building is designed consistent with the direction
in the Master Plan to direct traffic to the east and west. He noted that stormwater
management is an active part of the site design. He asked Tom Oslund, the
landscape architect for the project, to comment on the overall site design.
Mr. Oslund stated that the overall design began with the goal of creating a
connection between the site, the architecture of the new building and its location in
Lake Forest. He noted that the positioning of the building was based on
consideration of the existing drainage and vegetation on the site. He noted that the
building is sited to create a feature element and takes the form of a series of pavilions
around a 6-1/2 acre water feature. He reviewed the location of the new connection
to Route 41 in relation to the site plan, the access from Waukegan Road and pointed
out the commons, a 2 acre open space near the main entrance to the hospital. He
noted that cues were taken from Market Square for the design. He pointed out the
new access road from Waukegan Road, south of Westmoreland Road, which
provides direct access to the service and emergency areas of the hospital. He
noted that by respec ting the existing topography and doing some grading on the
site, the residences to the south and west are sheltered from the hospital campus. He
pointed out the areas where drumlins, a series of small mounds, are proposed to
further screen views into the campus. He noted that the existing berm along the
backyards of the homes on Lane Lorraine will remain and will be enhanced with
drumlins and additional vegetation to make it a stronger edge. He noted that the
existing parking lot near the Lane Lorraine properties will be reconfigured to move it
further away from those properties. He noted that overall, the parking areas are
located west and north of the existing parking on the hospital campus. He pointed
out that a sustainable approach is proposed with use of permeable pavers in the
drive lanes of the new parking lot. He pointed out that beyond the parking lot, to the
west; there will be an area of wet meadow which will serve as part of the stormwater
management plan for the site. He stated that other elements of the stormwater
management system for the site are located on the eastern side of the replacement
hospital. He stated that just over 1,230 parking spaces will be provided on the
campus. He reviewed the pedestrian and vehicle circulation routes through the
campus noting that the plan provides over 70% of open space on the overall
campus and over 65% open space on the Central Campus, the location of the
replacement hospital. He stated that the hospital has taken seriously the goal to
create a campus on which there is a symbiotic relationship between the landscape
and the architecture. He reviewed the proposed landscape themes for each area
noting the buffer areas, open field, wet meadow and bioswales. He stated that the
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wet meadow will help filter the stormwater as it moves across the site and before it
reaches the detention pond. He reviewed a section of the site noting the use of the
existing grades on the site to create a unified campus. He reviewed sections of the
berm areas near the neighboring residential properties. He reviewed the pedestrian
and bicycle circulation plans noting the intent to provide connections to existing trails
and sidewalks at the perimeter of the campus consistent with the City of Lake Forest
Bicycle Master Plan. He pointed out walking paths and fitness paths. He reviewed
initial concepts for signage on the campus and on the building noting that study of
the signage is still underway.
Mark Shoemaker talked about the building and how it relates to the height discussion
during the Master Plan approval process. He reiterated that the building is three
stories in height with screened roof top mechanical penthouses in the center of each
pavilion reaching a height of 75’. He stated that the building will be perceived as a
three story building noting that the complex is comprised as a series of masses
forming a village properly scaled for the site. He noted that great pains have been
taken to look at the building from different vantage points off the site and he
reviewed views of the new building. He presented views of the building approaching
along the main entrance to the hospital noting the intent to make the approach
friendly and engaging. He commented on the lake side of the building pointing out
the two basins of water with a water fall feature between the two for aeration. He
noted that the water features provide a combination of sound and movement. He
noted the circulation spine on the east side of the building which links all of the
pavilions. He described the architecture of the building as embracing the Prairie
style, with horizontal elements and a closeness to the land. He noted the sunscreens
on the windows explaining that they will function to screen light from the building as
well as provide screening from sunlight. He noted that no decorative lighting is
proposed on the building or site but instead, only lighting needed for functional
reasons is planned.
Mr. McAfee offered closing remarks noting that the plan was developed with
consideration of three very different vantage points. He commented that first, taking
into account the view of the community and addressing the major concerns that
were raised during the Master Planning process. He commented that the City
Advisory Committee was very helpful in assuring those issues were addressed as the
plan developed. He commented that second, the building height and size of the
building were carefully considered noting that the height and overall size are both
less than approved in the Master Plan. He commented that third, there was a focus
on leveraging the 160 acre campus to create a destination for health and wellness.
He explained that the goal was to stitch together the existing campus with the
existing amenities on the campus to provide engaging walking trails, biking trails and
a commons area that can be used in much the same way as the lawn in front of the
high school. He stated that in his opinion, it is brilliant the way the architects have
leveraged the need to provide for detention by incorporating the water features as
a nice aspect of the project. He thanked the Commission and invited comments.
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Chairman Ley invited comments from Commissioner Ziccarelli as a member of the
Hospital Advisory Committee.
Commissioner Ziccarelli stated that he is fortunate to be one member of the nine-
member Hospital Advisory Committee. He explained that the Committee’s purpose
is to provide constructive feedback to the hospital project team throughout the
design development process. He stated that the Committee serves as a check and
balance against the Master Plan. He pointed out that the Committee has raised
questions and challenges as well as presented criticism to the hospital project team
as the design process has moved forward. He noted that the Advisory Committee is
a diverse group including an architect, developer, builders, engineers, a landscape
architect and a former Senator. He stated that the challenges presented have been
met with a great deal of responsiveness from the hospital project team. He reviewed
that to date; the Advisory Committee has had eight meetings with the hospital team,
each about 3 hours in length. He stated that at each meeting, after meeting with
the hospital team, the Committee spent time discussing the project amongst itself,
putting thoughts together and summarizing comments to be presented to the
hospital team. He noted that the Committee has been sensitive to various topics
and noted that the Committee’s discussions were in depth discussions on the various
topics often considering specific aspects of the plan over a series of two or three
meetings. He noted that the Committee has spent time reviewing exterior lighting,
drainage, wetlands and mitigation, environmental impacts of the development,
traffic flow, walking distances from the parking lot, impacts on neighboring
properties, drop off and pick up functions, the existing and proposed grades on the
site, the elevation of the finished floor in relation to the site, HVAC equipment,
sightlines to the building from various points, future expansion opportunities and the
system of walking trails and bike paths. He reiterated that each topic was a
significant point of discussion and that questions received a response. He stated that
the meetings were productive and that the hospital team was respectful of the
Committee members. He noted that he is intrigued by the hospital’s goal to have
people not only visit the hospital when they are sick, but for the campus to serve as a
health and wellness facility, a place to keep people healthy. He noted that the as
mentioned, work on the road connection to Route 41, which was a condition of the
prior approvals, has already started. He stated that the plans for the replacement
hospital are developing consistent with the Master Plan. He stated that speaking for
himself, he is proud of what the group has accomplished and proud of the plans
presented to the Plan Commission.
Chairman Ley invited public comment and swore in all those intending to speak.
Michael Beachman, 630 Meadow Wood Drive, stated his hope that there would not
be a traffic light at the intersection of the new south access road and the
entrance/exit on to Waukegan Road.
Rob Rourke, 1130 Emmons Court, Middlefork Farm, commented that the plan is very
thoughtful. He noted continuing concern however about impacts on neighboring
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property owners. He questioned how neighboring property owners will be
compensated if there is an impact and how that could be quantified. He pointed
out that berms would not be part of the plan if no impact was anticipated. He
questioned who would bear the risk if people do not want to move into the area. He
asked that some consideration be given to some sort of an escrow account that
could be used to compensate nearby residents if the appraised value of homes in
the area do not increase the same as homes in other areas of the community. He
stated that since the hospital is benefitting from the project, it should bear some
responsibility for addressing any financial the impacts.
Helen Hall, 908 Barclay Circle, Lake Forest Place, pointed out her cottage on the
map. She stated that she is uncomfortable with the proximity of the development to
her backyard. She asked for clarification on the setback distance from her property.
She stated that she attended the recent meeting held by the hospital and felt better
about the plan after understanding that a three story building is proposed. She
stated that her major concern is the cars trying to enter Westmoreland Road from the
new hospital access road.
At the request of Chairman Ley, Mr. Oslund confirmed that a 75’ buffer is planned
along the south side of Westmoreland Road. He clarified that the 75’ distance will be
measured from the south edge of the road.
Bill Rahe, 917 Barclay Circle, stated that his cottage backs up to Westmoreland Road.
He noted that the plan is very sensitive to neighbors to the west and south, but not as
sensitive to the neighbors to the north. He compared the 75 foot setback in this area
to the large setbacks to the south and west. He stated that 370 residents live in Lake
Forest Place, more than in the other areas. He noted that in an earlier diagram, the
75’ foot distance was measured from the north edge of the road. He stated that
another major concern is the proposed access road from Westmoreland Road to the
hospital entrance. He stated that if the road is a two way road as planned, in the
evening, particularly in the winter, the headlights from the cars will shine on the rear
of the cottages located in that area. He stated that although they have a berm on
their side of the road, it is not high enough to shield the headlights. He stated that
the buffer for Lake Forest Place should be at least as great a distance as the buffers
in the other areas. He stated that if the access road is added along Westmoreland
Road between the entrance to Lake Forest Place and Waukegan Road, it will result
in traffic congestion in that area. He pointed out that many drivers traveling in this
area are elderly. He suggested that if it is needed, the access road should allow one-
way traffic only, into the hospital, to eliminate turning movements on to
Westmoreland Road. He asked that all of the lighting along the road be eliminated.
As an alternative, he suggested that the access road could be aligned with the road
into the Fitness Center. He stated that it would be easy to make these changes to
the plan.
Mellissa Knorr, 910 Lane Lorraine, asked for further information about the traffic that
will travel on the south access road from Waukegan Road. She questioned whether
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emergency vehicles as well as regular vehicles would use this road. She asked for
clarification on the location of the emergency room and the type of lighting
associated with the entrance to that area. She stated that at Condell Hospital, the
lighting at the emergency entrance is harsh. She stated that if this area faces the
homes, the lighting could be a negative impact. She stated that overall; she
appreciates the attention to light spillover from the building into the neighborhood.
She asked for further clarification on what will be visible from her home in the winter
noting that her house sits at a higher elevation than the site. She stated that with the
existing berm, views of the site are visible from her home today. She asked that
adequate, year round landscaping be provided. She talked about the height of the
parking lot lights in relation to the height of the berm and asked that the hospital
continue to be mindful of the potential for offsite lighting impacts. She stated her
preference that the existing berm remain intact and be augmented with additional
berms and plantings.
Chairman Ley invited a response to public testimony.
In response to public testimony, Mr. Shoemaker indicated the location of the
emergency room, away from the residential neighborhood. He added that the
ambulances will pull into a garage. He stated that there is no expectation that lights
from that area will impact the neighboring properties. He confirmed that the light will
be contained. He added that the ambulance entrance will have a large overhang.
In response to questions from Commissioner Berg, Mr. Shoemaker commented on the
north pavilion explaining that it is proposed as a two story element and will serve as
the clinic with its position at the north end of the building. He stated that beyond
Phase 1 of the hospital campus revitalization, this pavilion can be increased in height
to accommodate growth. He reviewed the footprint of the north pavilion in relation
to Westmorland Road explaining that the corner of the building will be articulated
recognizing its prominence near the intersection of the new entry road at what will
essentially be a gateway to the hospital. He stated that he has no concerns about
the potential for a third floor on this pavilion. He stated that it will continue to feel well
scaled, appropriate for the site, and not crowded. He confirmed that the Advisory
Committee will have the opportunity to further consider the treatment of this pavilion.
He added that he anticipates that a vegetative buffer will be incorporated into the
plan along Westmoreland Road in this area to frame the building and the water
feature in the area. He agreed to provide a model that represents the other building
on the campus and in the nearby area for reference.
In response to questions from Commissioner Anderson, Mr. Shoemaker described the
uses that will take place in the various building areas. He commented on the
circulation spine that will connect all of the building elements. He confirmed that the
three pavilions to the south are patient bed pavilions and that the podium base will
contain various diagnostic and operational areas. He reiterated that the emergency
entrance is located at the south end of the building.
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In response to a question from Commissioner Anderson, Ms. Czerniak confirmed that
the 75’ buffer on the north side of the campus is measured from the south edge of
Westmoreland Road. She acknowledged that the buffer area was inaccurately
located on an earlier plan.
In response to questions from Commissioner Culbertson, Mr. McAfee confirmed that
no traffic signal is planned at the intersection of the new south access road and
Waukegan Road. He noted that road is part of the overall plan to address the
direction from the City that traffic from the replacement hospital be directed to the
east and west, away from Deerpath. He stated that the southern access from
Waukegan Road will be used by staff and others and will reduce the amount of
traffic on Westmoreland Road, near Lake Forest Place. He discussed the new access
road off of Westmoreland Road commenting that the addition of a one way road on
the campus could cause safety issues.
In response to questions from Commissioner Culbertson, Mr. Shoemaker provided
more information on the lighting within the building. He noted the sun screen which
will serve a dual purpose shading sun coming into the building and lighting leaving
the building. He pointed out that the brighter side of the building faces Route 41, not
the adjacent neighborhoods. He stated that in the parking areas, the lights will be
kept as low as possible while still providing effective lighting. He stated that fixtures
will be selected that properly shield the source of the lights from view.
Commissioner Kuchman commended the hospital project team for a great
presentation. He stated that the plan presented is a dramatic improvement over the
plan that could have been submitted based on the Master Plan. He thanked the
hospital team for its efforts.
Commissioner Ziccarelli suggested that as a follow up to questions from Commissioner
Culbertson, a photometric plan should be presented to the Advisory Committee as
part of further discussions on the lighting.
In response to questions from Chairman Ley, Mr. McAfee stated that a traffic
consultant has been engaged throughout the process. He noted that the
introduction of the access road from Westmoreland Road to the hospital entrance is
viewed as necessary in order to not overload Westmoreland Road. He added that
this road gets people right to the front door of the hospital for efficiency and clarity.
He noted that the Advisory Committee strongly supported the access road consistent
with the Master Plan. He confirmed that the new south access road from Waukegan
Road is intended for employees and ambulances, but will be open to others.
In response to questions from Commissioner Culbertson, Mr. McAfee reviewed traffic
patterns for staff entering the site traffic from the north, from Route 41. He stated that
there will be controlled access to the employee parking areas and noted that the
hospital is able to designate where employees on different shifts park. He confirmed
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that as use of the site occurs, the hospital will work with City staff to make any
modifications to traffic circulation routes or parking deemed necessary.
Commissioner Ziccarelli agreed to take the Commissioners’ and the public’s
comments and questions back to the Advisory Committee. He offered an
observation that in the long term, any future addition of pavilions will occur at the
south end of the building noting that further encroachment toward Lake Forest Place
would not occur.
Hearing no further comments or direction from the Commission, Chairman Ley stated
that the hospital will come back to the Plan Commission with a more detailed plan
for Commission action at a future meeting. He commented that with respect to the
suggestion regarding an escrow, that concept will be challenging but asked that the
matter be given some thought.
4. Testimony on Non-Agenda Items
There were no comments on non-agenda items.
5. Additional Information from Staff
At the request of Chairman Ley, consideration of the 2014 Plan Commission meeting
schedule was postponed to allow time for further review by the Commission.
The meeting was adjourned at 7:54 p.m.
Respectfully submitted,
Catherine Czerniak
Director of Community Development