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PLAN COMMISSION 2011/12/14 MinutesThe City of Lake Forest Plan Commission Proceedings of the December 14, 2011 Meeting A regular meeting of the Lake Forest Plan Commission was held on Wednesday, December 14, 2011, at 6:30 p.m., at City Hall, 220 E. Deerpath, Lake Forest, Illinois. Commission members present: Chairman Jack Reisenberg, Commissioners Mark Shaw, James Carris, Jeff Kuchman and Tim Newman (arrived 7:30 p.m.) Commissioner absent: Lloyd Culbertson and John Anderson , Staff present: Catherine Czerniak, Director of Community Development 1. Introduction of Commissioners and staff. Chairman Reisenberg introduced members of the Commission and City staff. 2. Approval of the minutes of the September 14, 2011 meeting. Approval of the minutes was postponed. 3. Presentation, Public Hearing, Discussion and Input: Request for a Special Use Permit for Northwestern Lake Forest Hospital Approving a New Hospital Campus Master Plan. Presented by: Thomas J. McAfee, President Northwestern Lake Forest Hospital and Senior Vice President Northwestern Memorial HealthCare and other team members Chairman Reisenberg asked the Commission for any conflicts of interest of Ex Parte contacts, hearing none, he swore in all those intending to speak and invited a presentation from the petitioner. Mr. McAfee introduced the agenda item and asked the members of the project team to introduce themselves noting that this is a once in a lifetime opportunity for the hospital and for the community stating that what will be achieved with this plan is much more than could have been achieved as an independent hospital. He explained that an updated and high quality physical plant is needed to allow the level of excellence in health care desired and to enable the hospital to recruit the best talent. He noted that as described at the last meeting, the existing facilities are beyond their useful life and added that health care is undergoing great change and the facilities need to keep up with that change. He commented that the hospital is well positioned today due to a legacy of foresight, commitment and logic. He noted that past trustees had the foresight to acquire land resulting in today what is a 160 acre campus, an incredible resource, and which, together with the planned access to Route 41, will allow the hospital to be developed in a manner that minimizes impact on the community and allows access to the campus in a controlled manner. He noted that the Hospital and the College are unique assets in the community and that community support for change and growth of these local institutions is necessary to assure long term success and to assure that they are around for another 100 years. He stated that Plan Commission Minutes –December 14, 2011 Page 2 of 22 Northwestern has stepped up with a commitment to advance this project and is willing to back it with the necessary capital. He stated that the plan being advanced is a good one, a logical one, noting that the hospital project team has worked for over 20 months with the City and the neighbors taking into consideration the input received. He explained that the first step in the process, as encouraged by the Commission, is to plan for comprehensive use of the entire 160 acre site. He stated that studies to date have included traffic, stormwater management and the adjacency to the residential neighbors. He emphasized that at this time, the discussion is not about a building design, but about an overall land use plan for the property. He stated that how the existing hospital facility will be reused in the future, after completion of a new hospital in 2017, has not yet been determined. He stated that in 2015 planning for the reuse of the existing hospital facility will begin. He mentioned that since education and research are part of the hospital’s mission as part of Northwestern, the expectation is that those aspects will play a role in the reuse of the facility. He acknowledged concern about potential impacts on surrounding property values and stated that it is worth noting that with 1,700 employees and 600 physicians, the hospital is a core economic engine for the community. Carol Chiles, Project Manager, reviewed the project’s guiding principles as previously introduced and the time frame for the project. She explained that a Special Use Permit is requested to adopt a new Master Plan for the hospital campus. She explained that after obtaining approvals in this phase, the building design and review process will get underway. She informed the Commission that aside from the City review process, there is another regulatory body involved in the process, the Hospital Facilities Planning Board, and she added that IDOT approvals are also required to achieve the Route 41 access. She commented that these processes will proceed on parallel tracks to achieve the best outcome and deliver on the commitment to open a new hospital facility in 2017. She stated that continuing to work with the community and the neighbors is a top priority in this process. She noted that a second community meeting was held as well as a meeting with IDOT. She noted that various consultants are on board and conducting studies in various areas including stormwater management and traffic. She noted that as part of the traffic studies, new traffic counts are being conducted. She added that best practices for contemporary hospital buildings are being studied noting that this type of building differs from any other building in Lake Forest. She stated that the project team has worked with City staff on a regular basis. She stated that in the process to date, key lessons have been learned and have been folded into the process and affected the land use plan as it is developing. She explained that as a result of those lessons, higher intensity uses are located internal to the campus, to the east, to mitigate any negative impacts to the residential neighbors. She discussed site drainage noting that in response to comments heard, research was conducted to understand past flooding incidences at the hospital and in the surrounding area. She stated that it was determined that the hospital was not in any case the root cause of past flooding. She noted however that the hospital is downhill from the neighborhood to the west and as a result has a responsibility to handle not only its own runoff, but runoff from off site areas. She stated that the hospital has stepped up to do that, in cooperation with the City, with the hospital investing a quarter of a million dollars in sewer improvement efforts in recent years. She discussed planned traffic improvements noting that improvements will benefit not only the hospital, but also the community. She stated that based on work to date, the hospital is prepared to invest several million dollars in improvements along Route 41, Waukegan Road and Deerpath and in internal circulation improvements. She reviewed the campus as it exists today noting the surrounding roads, development and residential neighborhoods. She stated that today, the hospital campus includes 720,000 square feet located in 8 principal buildings extending from the Health and Plan Commission Minutes –December 14, 2011 Page 3 of 22 Fitness Center at the north end of the campus to the apartment building at the south end and including the main hospital campus in between. She reviewed that the hospital campus totals 160 acres and today, has 2,200 parking spaces. She noted that today, 83% is open space in contrast to the open space requirement in the City’s office/research zoning district which is 25% open space. She reviewed the floor area ratios, height and building coverage of the existing hospital and compared those to the requirements of the City’s office/research zoning district. She acknowledged a previous Memorandum of Understanding between the City and the Hospital, included in the Commission’s packet, which conceptually addressed future development of “parcel 4”, the farm field consisting of about 40 acres, located on the west side of the campus. She discussed the land use organization of the campus noting that it breaks easily into three areas. She noted that the existing campus is anchored around the original hospital building and is located close to the west property line. She stated that the incremental expansion on the campus that has occurred over the years has been very close to the residential neighborhood. She stated that by picking up the hospital and moving it away from the property lines, there will be more space between the highest intensity uses and the neighboring homes and better opportunities for access to and around the hospital for emergency vehicles. She stated that the shift of the hospital to the middle campus will free up the area of the existing hospital facility for lower intensity uses such as research and educational uses. She noted that the plans retain the health, fitness and wellness uses of the campus at the north end, in the present location. She discussed stormwater management and provided a diagram indicating drainage patterns. She reiterated that the property will continue to accept stormwater from the neighborhood to the west and reviewed how the stormwater is handled through the City’s system and transmitted to the drainage creek to the east. She stated the intention, as part of the new master plan, to remove some of the hospital facilities from the City’s stormwater system and handle it on the campus to free up some capacity to allow the system to better accommodate flows from upstream. She talked about traffic circulation and access noting currently that the hospital has only two points of ingress and egress. She discussed the various initiatives being considered to improve ingress and egress to the campus including realigning Deerpath and Westmoreland Road and creating a right in and right out connection between the campus and Route 41. She stated that IDOT believes that the right in, right out approach is the most efficient solution. She added that the connection to Route 41 will provide direct access for emergency vehicles and will off load traffic volumes from Deerpath and Waukegan Roads in the range of about 15-20%. She noted that background traffic counts are being obtained now by the hospital’s consultants and work is continuing with IDOT. She explained that the organizational concepts she has reviewed will move forward after this meeting and along with the lessons learned from the community input today, will help to guide what the campus plan will look like. She reviewed a first effort at some development parameters for the campus noting three areas: building setback/no build zones, areas of lower intensity development and areas of higher intensity development and uses. She discussed the area designated for lower intensity development, the area of the existing hospital facilities, and noted the migration up to a higher intensity zone on the middle campus which would include the tallest portion of the development. She stated that efforts are being made to strike the right balance between the various interests. She noted that the high intensity area will be kept as far to the east as possible, away from the residential neighborhoods. She provided an illustrative site plan, emphasizing that it is not intended to indicate a building design. She discussed how various development parameters: setback areas, open space requirements, circulation and others will serve as a guide to begin to develop a site plan. She discussed building height acknowledging that the community interest is in part “what will be seen from where”. She provided examples of contemporary community hospitals noting that the buildings Plan Commission Minutes –December 14, 2011 Page 4 of 22 range from four to seven stories with heights ranging from 80’ to 100’ tall. She explained why these building heights are a necessary part of a contemporary hospital noting the three major components of hospitals, mechanicals and materials management, diagnostic and treatment, and patient beds. She stated that the most efficient way to organize the spaces from an operations point of view is to house mechanicals and storage in the basement, provide two floors for diagnostic and treatment areas which require higher floor to ceiling heights to accommodate the high intensity equipment, and then to stack patient bed floors on top of those elements. She explained that the stacking approach provides for more efficient and safe conveyance of patients through the hospital as opposed to a spread out building configuration. She added that from an environmental perspective, a spread out building configuration and expansive parking areas, generate more stormwater runoff, reduce the amount of open space on the site and are not consistent with green building standards. She stated that the City’s office/research zoning district allows buildings up to 75’ tall but noted that there is not another hospital in the community and that contemporary hospitals have unique needs with respect to building configuration. She stated that a balance between meeting the needs of the hospital and being consistent with the community standards is the end goal. She stated that the approach being used to develop the Master Plan is working to address all of the planning considerations heard to date. She stated that the hospital is very encouraged that the process is moving toward an integrated solution. She stated that the project team is anxious to hear additional comments on the work to date. She reviewed the next steps stating that the project team will continue to work with City staff as the plan and development parameters evolve. She added that another community open house will be held, work on the traffic study will continue including work to better define the site access improvements, site surveys will be updated and details of the Master Plan will be developed. Ms. Czerniak reviewed the process noting that at the September meeting, the Commission reviewed the City’s long history of using the Special Use Permit process to authorize institutional uses on residentially zoned property and to allow those uses to grow and change over time as key components of the community. She noted that the Special Use Permit process has proved to be a very effective tool to allow for a community discussion and for a balancing of various interests. She stated that this process is a bit different from others in that the Plan Commission and community have been brought into the process early in the discussions. She stated that in the past, in some cases, the Commission is first involved when a draft Master Plan is presented. She explained that in this case, there has been much discussion at the front end of the process. She acknowledged that there are still many questions to be answered and noted that she has received calls from several neighboring property owners in recent weeks with questions and concerns about impacts on their homes and neighborhood. She stated her expectation that at the next meeting, the Plan Commission will be presented with a very substantial Master Plan for review and discussion including details on proposed land uses, traffic, bicycle and pedestrian circulation, ingress and egress to the campus, stormwater management, building square footages, building heights, parking plans and other information. She stated that no action from the Commission is requested at this meeting but instead, questions, comments and direction is requested to allow the petitioners to better meet the Commission’s expectations at the next meeting. She stated that there will be additional opportunities for public comment at future meetings and noted that public notice of future meetings will be provided. She pointed out that for those who are not yet receiving direct mailed notices on this project; sign-up sheets are available at the back of the room. She noted that staff was contacted by representatives of Lake Forest Open Lands Association regarding this project and informed that due to a critical meeting Plan Commission Minutes –December 14, 2011 Page 5 of 22 of that group being held tonight, no representatives are in attendance. She stated that she was asked to convey that Lake Forest Open Lands Association is interested in this project and interested in working with representatives of the hospital to discuss opportunities for connections to existing open space, preservation of open space and possible community benefits and tradeoffs. In response to questions from Commissioner Kuchman, Ms. Chiles confirmed that the project team is exploring ways to provide the Commission and the public with a better understanding of the project in a 3-dimensional form, perhaps a model, in time for the next meeting. She reiterated that an exact building design will not be put forward as part of the master planning process but stated an understanding that an indication of the building massing and height is needed as part of this process. She confirmed that sight line studies of the massing of the proposed campus are being prepared. She stated that the hospital campus is 720,000 square feet today with about 360,000 of that being the hospital. She stated that the project is intended to replace the existing hospital and provide some expansion. She commented that the new hospital is likely to be a number close to 500,000 square feet. She confirmed that some of the hospital needs will likely be able to be met in below grade space commenting that hospitals often make very good use of below grade space. She discussed parking noting that a parking count has not yet been completed since it will be tied to building square footages. She stated that the hospital would like to discuss the potential for a parking structure noting that structured parking will allow for a better use of land. She acknowledged that a structure will cost more than surface parking but would provide for a better environment, more open space and reduce the amount of stormwater that will need to be managed. Mr. McAfee added that a parking structure provides a better campus experience for patients by providing covered and consolidated parking. In response to further questions from Commissioner Kuchman about the Elmhurst Hospital facility, Ms. Chiles pointed out that the Elmhurst hospital is more than twice the size of the hospital on the Lake Forest campus today. In response to questions from Commissioner Carris, Mr. McAfee explained that the Lake Forest Hospital Campus is licensed for 215 beds today and stated that the number of beds approved for the new hospital will likely be around that same number. He noted a growth rate of about 1-1/2 percent per year that will be factored in given the aging of the population. He explained that there are limits on what can be built commenting that from an economic perspective, the hospital does not want to build a facility that is larger than is needed, but also does not want to build a facility that will be outgrown in a short time. He added that prior to construction; the hospital will need approval from the Illinois Health Facility Board in the form of a Certificate of Need, noting that body diligently reviews projects and requires documentation of need and proper planning. He explained that the project team has spent a significant amount of time studying what elements of excellence and expertise should be developed on this campus, which distinctive clinical programs. He pointed out that much of the activity on the campus will continue to be geared to outpatient services. He noted that growth in that area and advances in technology will push the need for in-patient beds down. He reiterated that the intent is to deliver exceptional heath care in a community hospital setting and to deliver outpatient care to people at a location close to home. He explained that a critical mass is needed to support the various sub- specialties that people need. He confirmed that a goal is to draw from a larger geographic area, Plan Commission Minutes –December 14, 2011 Page 6 of 22 but not necessarily to become a regional hospital. He stated that with the “Northwestern” brand, the hospital has already seen more patients drawn to the campus. He commented on the potential for an increase in traffic noting that currently the facility is supporting both inpatient and outpatient services on an inpatient platform. He reiterated that a replacement hospital is planned to better meet today’s needs and is not expected to generate an enormous amount of new traffic. In response to questions about use of the existing campus, he explained that the current timeline anticipates further study of how the existing campus will be used around 2015. He explained that the existing campus will continue to be used as the hospital for a number of years, until the new hospital is built. He stated that many of the existing facilities are in good shape, but are not capable of supporting contemporary health care. He stated the expectation that the facilities may well meet the need of lighter uses such as research and education. In response to questions regarding lower and higher intensity uses from Commissioner Carris, Ms. Chiles explained that the intensity of uses on various parts of the campus will in part be defined by the development parameters that are established through the master plan including height, building mass, amount of open space and the treatment of parking. In response to questions from Commissioner Carris, Mr. McAfee stated that the current heliport will be maintained noting that it is and will continue to be used on only a limited basis. In response to questions from Commissioner Shaw, Luay Aboona, traffic engineer with KLOA, discussed the planned future ingress/egress from the campus to Route 41. He stated that some discussions have occurred with IDOT, the City and Senator Susan Garrett and stated that there appears to be support for a restricted, right-in/right-out connection between the hospital campus and Route 41. He stated that IDOT has strict criteria and explained that the location of the connection is being considered in relation to the exit ramp from Route 41 on to Deerpath. He explained that the design is considering deceleration and acceleration lanes as part of the project to avoid slowing traffic on Route 41. He pointed out the location of the connection as currently envisioned, approximately mid-way between Gage Lane and Deerpath. He stated that no impact is expected on Gage Lane as a result of the new connection point. He stated however that a traffic study is underway and data will be collected at all of the intersections in the vicinity of the hospital. He confirmed that traffic data related to Lake Forest Place will also be included in the study. In response to questions from Commissioner Shaw, Ms. Chiles stated that currently 83% of the hospital campus is open space. With respect to the amount of the campus that will remain as open space after buildout, she stated that the master plan will try to strike balance between allowing some flexibility on the site with providing some predictability for the neighbors and the community with respect to the future make-up of the campus. In response to questions from Commissioner Shaw, Mr. McAfee stated that the hospital and Lake Forest Place view themselves as partners noting that the two have a complimentary relationship. He stated that to date, Lake Forest Place has been supportive of the hospital’s plans. In response to questions from Chairman Reisenberg, Mr. McAfee stated that the current employee count for the northern operations is 1,700. He clarified that approximately 1,000 full time employee equivalents are located on the Lake Forest campus. He stated that the hospital Plan Commission Minutes –December 14, 2011 Page 7 of 22 will consider adding employees carefully noting that employees make up 50 to 60 percent of operating expenses. He noted that a normal ratio is 4 to 5 employees per patient bed but noted that the exact numbers depend on the mix of clinical services. He discussed the existing building heights on the campus noting that the Women’s Center, the tallest building on the campus, is 54 feet. Ms. Chiles added that for comparison purposes, the communications tower on the campus is 140’ tall and the City’s water tower is 163 feet. She clarified that the new hospital will have a stepped profile with only a portion of the hospital achieving the maximum height. In response to questions from Reisenberg, Ms. Czerniak discussed the process for approval of the new Master Plan for the hospital campus. She explained that due to the large scope of the project and the hospital’s interest in getting community input, the Commission got involved in this process earlier than has occurred with some past projects. She explained that the September meeting was intended to give the Commission the opportunity to meet the project team and be introduced to the project. She stated that this meeting is the opening of the public hearing. She acknowledged that the information presented up to this point has been in conceptual and schematic form but stated her expectation that between this meeting and the next meeting, the Master Plan development process will move rapidly. She stated that at the next meeting, the Plan Commission will likely be presented with a substantial draft Master Plan that provides details on the proposed development of the campus. She suggested that as the process moves forward, the Commission may wish to direct staff to arrange tours of the campus to allow the Commission to view staking of setback lines and conceptual building areas to understand the project and understand the relationship to the surrounding neighborhoods. She stated that the technical studies for the project are being completed and will assist in the development of the Master Plan. She explained that the Master Plan will be approved through the Special Use Permit process along with any variances that may be required. She explained that the new Master Plan will be the guiding document for future changes on the hospital campus and will supersede all of the previous Special Use Permits issued for the hospital campus as it has grown over the years. She explained that going forward, so long as what is proposed is consistent with the approved plan and any conditions of the Special Use Permit, individual projects will be able to proceed without further Plan Commission review. She stated that projects will request review and approval by the Building Review Board but noted that review could come in the form of approval of design and exterior materials guidelines that would then be applied to various structures. She explained that the Master Plan is not set in stone noting that although the adoption of the plan will be supported by clear findings, future amendments or refinements to the Master Plan could be proposed and would then be considered by the City through the public process and in light of the findings in the adopted Special Use Permit. In response to questions from Chairman Reisenberg, Mr. McAfee stated that completion of the new hospital is planned for 2017 or earlier noting that the hospital is out of space today. He explained that once a solid land use plan is in place, an architectural firm will be engaged. He stated that the design will take 1-1/2 to 2 years to complete. He stated a hope that work on the project, the first shovel in the ground, will occur in early 2014. In response to questions from Chairman Reisenberg, Ms. Czerniak confirmed that Lake Forest Open Lands Association is interested in being involved in this discussion. She noted that Lake Forest Open Lands pointed out that as more density of development occurs on the hospital Plan Commission Minutes –December 14, 2011 Page 8 of 22 campus, it may put more pressure on other areas of the City for additional development in one form or another. She stated that they are interested in being part of the discussion and offering assistance. Chairman Reisenberg invited public testimony. Adrian Smith, 1100 Summerfield Drive, stated that the proposed project directly affects his property noting that it is an open view to the hospital campus from his front door and from his veranda. He stated that his house is on 4-1/2 acres and that he has lived there for over 20 years. He noted that currently, he can see the lights in the hospital parking lot. He stated that the traffic on Waukegan Road already has a significant impact on his property. He noted that he has placed a portion of his property, adjacent to Waukegan Road, in a conservation easement held by Lake Forest Open Lands Association to preserve vistas and protect open space. He stated that what is planned will have a major impact on his property. He noted particular concern about the proposed height of the building noting that he has heard discussions of a building 5 to 7 floors in height, plus a mechanical pent house. He noted that the building could approach 100’ or 120’ in total, twice the height of the tallest building on the campus today. He noted that the tallest structure today in the area appears to be the Lake Forest Place building which appears to be about 55’ and has the appearance of a very tall structure in Lake Forest. He stated that a building of the height discussed will have a significant impact on residents to north, south and west of the hospital campus. He urged the hospital to consider a variety of options to reduce the height of the building to a maximum of four to five levels in keeping with the context of the area. He commented that there is a significant amount of land on the hospital campus and questioned whether there is another phase of development, beyond the phase 1 that is presented. He urged the Commission to assure that the master plan is comprehensive and addresses the entire 160 acres. He questioned whether in the future, a building of a similar size would be proposed to the west of the building now proposed. He expressed concern about parking and asked how many parking spaces would be added to the existing spaces currently on the site. He stated that the traffic analysis should consider impacts on the intersections along Waukegan Road and on Waukegan Road as a result of the proposed expansion. He summarized his concerns: the height of the structures, increased traffic, the increase in parking needs on the site and how they will be handled, impacts on his property and what will be seen from his front door. Forest Whitaker stated that he has been a resident of Lake Forest for most of the last 30 years and has been associated with Lake Forest Hospital and Northwestern Hospital for the past 10 years. He noted his role on the hospital boards and noted his involvement in the negotiations regarding the acquisition of Lake Forest Hospital by Northwestern. He stated that he lives just west of the hospital campus, in Middlefork Farm. He commented that during his tenure on the hospital board, he heard from neighbors and friends that they wanted a contemporary hospital facility, one that would be in Lake Forest for the long term. He explained that he learned that those views are consistent with those held by the rest of the community. He stated that there were long deliberations before deciding to affiliate with Northwestern noting that there was a keen interest in preserving the hospital in the community and in finding the right partner to serve the community’s health care needs. He stated that it is now important to give medical staff the tools needed to do the job of serving the community noting that the purpose of the hospital is to save lives, diagnose and heal. He stated that the hospital campus is nearly 70 years old and has outlived its useful life and is outdated in providing consistent and safe care for patients. He explained that he has spent his entire career in the healthcare industry and knows from personal Plan Commission Minutes –December 14, 2011 Page 9 of 22 experience that organizations need to adapt to survive. He commented that change is needed to continue to provide world class service at this location. He stated that the hospital does not have the necessary efficiencies and cannot meet the standard of care necessary to meet today’s patient needs and demands. He added that the existing diagnostic and operating areas are not sufficient. He added that there is also an issue of scale noting that without appropriate scale, the hospital cannot treat enough patients to bring in quality physicians and keep hospital viable. He stated that the affiliation with Northwestern solves these issues. He stated that the hospital has an outstanding medical staff. He noted that it is well known that healthcare is extraordinarily expensive and he clarified that it is not the intent to build an ostentatious facility or build beyond the need, but to build to a facility that can provide a full service healthcare system for the community. He stated that the hospital is committed to building a facility of which the community will be proud. He stated that the Plan Commission needs to understand the importance of this investment in the community and the importance Northwestern has placed on this project. He stated that the hospital will still be a community hospital, but will be the best community hospital and will be able to serve everyone in Lake Forest. He concluded stating that this project will assure that the hospital will be able to serve the community long into the future. Terry Swarthout, 819 Summit Avenue, stated that she has volunteered at the hospital for four decades raising money, escorting patients and working with residents at Westmoreland. She noted her family’s involvement with the hospital noting her son was on the hospital board and her daughter-in-law volunteers at the hospital. She described her passion for the hospital and for the City of Lake Forest noting that her husband served on the City Council and served as Mayor and her son served on the City Council as well. She stated that she raised her children here and her children have chosen to raise their children here. She stated that the hospital is part of the City and has always been here. She stated that all of the updates possible have been done and stated that the hospital is old and that it is time for a new building. She said that patients need privacy and doctors need more space and the best medical equipment. She stated that to better serve the residents of Lake Forest, a new hospital is needed. She stated that Northwestern is offering to give the community a new, state of the art hospital which will allow the high standards of care to be maintained. She stated that the only risk is if the community prevents the proposed modernization which would be beneficial to the entire community. She asked the Commission to support the project noting that the hospital has provided care to her family for more than a century, to five generations. She asked the Commission to support the project to allow the hospital to provide cutting edge care to her family and to others in the community. Ralph Klemperer, 854 W. Deerpath, stated that he has lived in the community for a long time. He stated concern about the Westmoreland Road and Deerpath intersection in combination with the Route 41 underpass and ramps built in 1934 commenting that the addition of a turn lane and a stoplight will not address the impacts additional traffic will have in that area. He stated he travels through that area daily and it is a problem today. He questioned whether people in the community really understand the size and the impact of what is proposed. He stated that this will be the largest commercial project in the history of the City and stated that he has a very negative view of the project as proposed. He stated that fire trucks and ambulances today have a problem traveling through the area. Tom Knorr, 910 Lane Lorraine, agreed with the comments of previous speakers. He questioned whether the hospital has satisfied the criteria for a Special Use Permit. He stated that in his opinion, the proposed expansion will be injurious to the neighborhood and will impair property Plan Commission Minutes –December 14, 2011 Page 10 of 22 values. He stated that he attended meetings held by the hospital and was told that the height of the proposed building was not yet known. He commented that with the information now presented, the building will be comparable in size to an Abbott office building. He said that the 40 acre farm field was previously owned by a developer and noted that the plan to develop the site with residential townhomes was determined to be too much for the property. He stated that the hospital now plans high intensity development and uses in the same area. He clarified that what is proposed is not an expansion of the hospital, but a new hospital campus. He stated that the property is zoned R-3 and should be developed in a manner compatible with the neighborhood. He expressed concern about traffic noting that although visitors and employees may be able to get into the campus from Route 41, they will impact the community when they leave. He added that currently there is only deciduous landscaping between the hospital and the neighboring residences. He expressed concern that as this becomes a regional hospital, more people will come in from out of the community and there could be an increase in crime as a result. Patricia Knorr, 910 Lane Lorraine, stated that from her house she currently can see over the top of the berm and sees the lights on the hospital campus which have proliferated over time. She stated that with the present proposal, she will see tall buildings, more lights and possibly headlights from vehicles. She noted that as more trees are removed from the campus, the noise from Route 41 has increased and will continue to do so as the site is further developed and with the addition of acceleration and deceleration lanes. She expressed concern about the amount of impervious surface that will be added to the hospital campus noting that the farm field currently absorbs stormwater for the larger area. She stated that a plan showing the complete buildout of the campus is needed, not just a Phase 1 plan. Joanna Rolek, Executive Director of the Chamber of Commerce and a 30 year resident of the area, stated agreement with all of the comments made to date but added that individual interests need to be balanced against the greater good. She stated that the Chamber of Commerce believes that the expansion of the hospital will have a positive impact on the economy of the area and on the quality of life for residents in the area. She stated that quality of care needs to maintained and supported to preserve the value the hospital brings to the community. She acknowledged that the points about impacts on the surroundings and the environment are good ones, but noted some positive economic impacts that must be considered as well. She stated that the hospital is the largest employer in the community with 1,700 employees plus 600 medical professionals for a total of up to 2,300 employees. She stated that those employees support local businesses and restaurants. She stated that the hospital pays over $49 million dollars in local property and sales taxes to the City and another $22 million in taxes to the State. She pointed out that in recent years; the hospital has invested $29.7 million in capital improvements at the campus. She noted that many local businesses are suppliers to the hospital and noted that the growth of the hospital will benefit those businesses further particularly the hospital and pharmaceutical suppliers. She noted that economic benefits are not the only benefits the hospital brings noting that the hospital supports local organizations, schools and churches, and supports healthy community initiatives. She stated that a change is necessary going forward to satisfy the needs of the community and in response to changing demographics. She stated her hope that the Special Use Permit is granted while taking into consideration all of the points that have been raised. Ray Lomen, 300 Chiltern Drive, stated that is an electrical engineer, a Deacon at St. Patrick’s Church and has been a patient at the hospital often. He stated that his house is on a small Plan Commission Minutes –December 14, 2011 Page 11 of 22 residential street south of the hospital. He noted that the street does not have sidewalks but several families with children live along the street. He expressed concern that a traffic signal at a re-aligned Westmoreland Road and Deerpath intersection will result in Chiltern being used as a short cut from Route 60 to Deerpath. He asked that consideration be given to a barrier of some kind if a light is put in at that location. He stated that he is excited about Northwestern being part of the community and about the prospect of a new hospital. Jeff Giannelli, 921 Lane Lorraine, stated that he moved to his home 6 years ago. He stated that he believes that as a property owner, the hospital has a right to do what it needs to do, but also a responsibility as a business owner in the community to do what is right for the surrounding neighbors. He stated that he owns commercial property in another suburb. He commented that he finds it strange that the hospital would install a connection to Route 41 if the hospital intends to serve the Lake Forest community noting that few Lake Forest residents would use that access. He stated that Lane Lorraine will be most impacted and asked that the zoning setbacks in that area be carefully considered. He noted concern about stormwater commenting that he has experienced negative flooding impacts on his business as a result of development and expansion at O’Hare Airport. He cautioned that if the true impacts of stormwater are not understood, there could be negative impacts to neighboring property owners and others along Waukegan Road. He stated that if the hospital wants to serve the community, it should be done without creating a massive negative impact to the surrounding neighbors. Ms. Czerniak stated that the answers to all of the questions asked during public testimony are not yet available but stated that the questions and issues have been noted. She stated that many good points were raised and will guide further work on the development of the Master Plan. She stated that this is an important community project and that it is clear that interest in the project is growing from various perspectives. Mr. McAfee thanked everyone for their time and attention. He stated that he and the project team have learned from this meeting and stated that it was good to have the opportunity to hear support for community institutions from various perspectives. He clarified that although the hospital does pay property taxes, it is not to the scale mentioned in the public testimony. He stated that over the past 20 months the deliberative process used has allowed the project to make some good progress. He stated continued commitment to a transparent process, one that follows the principles reviewed at the start of the meeting. He acknowledged that all of the answers to the questions raised are not available. He stated that the hospital wants to be respectful of the traditions and historic aspects of the community and does not intend to disrupt the elements that make the community special. He stated the intention to continue to work in a collaborative manner with the community and stated a commitment to continue to engage the neighbors in discussions. He stated however that the project needs to make solid progress noting that once the Master Plan is approved, an architectural firm will be engaged to begin the design phase of the project. He stated that the hospital intends to come forward with a logical plan that clearly articulates the hospital’s needs and plans. In Chairman Reisenberg’s momentary absence, Commissioner Newman asked the Commission for any additional questions. In response to questions from Commissioner Kuchman, Mr. McAfee emphasized that the illustrative phase 1 plan is just that, illustrative. He stated that the project team will work hard to Plan Commission Minutes –December 14, 2011 Page 12 of 22 achieve a proper balance recognizing that the visible attributes of the campus are important to the community and understanding that they need to be minimized to the extent possible. He added that of equal importance is the need for a safe and efficient facility. He stated that an overly broad structure will delay patient care due to transporting patients greater distances and will have economic impacts. He stated that a number of solutions will be modeled and thoughtful plans will be brought forward for review. He confirmed that consideration will be given to solutions like below grade components of the facility. In response to questions from Commissioner Newman, Mr. McAfee clarified that improving the Route 41 and Deerpath interchange is not part of this project, only the new access point connecting the hospital to Route 41 is planned. He stated however, that improvements to the Deerpath and Westermoreland Road intersection, in combination with the new connection to Route 41, may relieve some of the congestion at that location. In response to questions from Commissioner Newman, Mr. Aboona clarified that any improvement to the Route 41 ramps would be an IDOT responsibility. He stated that further study is being done to evaluate the potential for cars queuing at the Westmoreland Road and Deerpath intersection to impact the interchange area. He noted that consideration is being given to the addition of a westbound turn lane on Deerpath, into the hospital campus. He acknowledged that during the morning peak hour, there is heavy vehicle traffic into the hospital. He stated that improvements to the Deerpath and Westmoreland Road intersection are intended to allow exiting from the hospital in a more controlled manner. He stated that the movements will favor traffic on Deerpath, but acknowledged that there would be some delay on Deerpath with signalization of the intersection. Ms. Czerniak clarified that whether or not a traffic signal will be proposed at a re-aligned Deerpath and Westmoreland Road intersection is yet to be determined. She confirmed that it is hoped that the access to the hospital direct from Route 41 will alleviate some of the traffic on Deerpath bound for the hospital. Commissioner Carris stated appreciation for the efforts of the hospital team to date. He noted that based on the public testimony and Commission’s questions; there are clearly some concerns and unanswered questions. He noted in particular concerns about the setbacks from neighboring residential neighborhoods and the comprehensive plan issue, understanding the full magnitude of what will take place in the future on the campus. He asked the hospital team to take these issues into consideration as the plan continues to develop. Commissioner Shaw also thanked the hospital team for the presentations both at this meeting and at the September meeting and stated an understanding that the team is still in the investigation process. He acknowledged the public comments and questions about traffic congestion and Route 41. He expressed concern about the potential impact of the proposed development on Lake Forest Place noting that when Lake Forest Place was expanded, there was considerable discussion about the impacts of that expansion on the surrounding area and on the Gage Lane neighborhood in particular. He noted that with the proposed dramatic expansion now proposed, potential impacts on the neighbors need to be considered. Commissioner Newman noted the dilemma of economics faced not only by the hospital, but by other institutions in the community. He acknowledged that enough money cannot be put into the Plan Commission Minutes –December 14, 2011 Page 13 of 22 facility to get enough out and as a result, the community is now faced with the need for significant change on the campus in order to modernize the community hospital. He stated that the choice is clear, modernize or lose the community hospital as a result of competition. He stated that on the other side, Lake Forest is primarily a residential community and a 100’ building will impact the residents. He stated that the plan needs to be fleshed out to allow a full understanding of what is proposed and the potential impacts. He stated acceptance that the hospital needs to modernize, but stated that it needs to be done in an intelligent manner. In response to a question from Chairman Reisenberg, Ms. Czerniak reviewed that the building height will be approved through the Special Use Permit process. She stated that the Women’s Center was approved at a height of about 54’ through a previous process. She stated that the Special Use Permit process allows the City to establish unique development parameters for specific uses specially authorized through this process. Chairman Reisenberg summarized the areas of focus identified so far by the Commission: building height and mass, traffic impacts, density of development in particular areas, the potential loss of residential character of the area and understanding the overall intensity of development at full buildout. He charged the hospital project team and staff to bring back responses to the issues raised. He asked that the hospital team to return with more detailed information and reiterated that much more “meat on the bones” is needed on the framework of the plan presented to date before this matter is considered further by the Plan Commission. He acknowledged that the hospital has long been a benefit to the community but noted that the significant expansion proposed on the hospital campus is asking a great deal of the community. He encouraged the hospital team to identify ways in which the hospital will give back to the community in various forms. He requested a motion to continue the petition for further deliberation at a future meeting. Commissioner Newman made a motion to continue consideration of the petition with direction to the hospital team and staff to refine and further develop the plan based on the comments, questions and concerns from the public and the Commission. The motion was seconded by Commissioner Carris and was unanimously approved by the Commission. 4. Public Hearing and Action: Request for a Special Use Permit for Woodlands Academy. A request for an amendment to an existing Special Use Permit to expand the boundaries of Woodlands Academy Campus to include the adjacent 23 acre Barat Campus. The expanded campus would be used for educational purposes. Any proposed development on the new campus area would require further amendment of the Special Use Permit and approval of a campus master plan. Property Owner: LaSalle 115 Holdings, LLC, Series 13 Barat Woods Applicant: Woodlands Academy of the Sacred Heart Presented by: Ralph Elwart, Woodlands Academy Trustee and Chairman of the Community Relations Task Force of the Board of Trustees Plan Commission Minutes –December 14, 2011 Page 14 of 22 Chairman Reisenberg asked the Commission for any conflicts of interest or Ex Parte contacts, hearing none, he swore in all those planning to speak on this matter, and invited a presentation from the petitioner. Mr. Elwart introduced the petition. He noted that like many in the room, he is a volunteer and a resident of the community. He stated that his presentation will have three parts, first he will explain who Woodlands Academy is, then explain what is being applied for and finally explain why this request is important. He stated that Woodlands has been a part of this community for over 100 years, first as the Academy of the Sacred Heart located for its first 56 years in Lake Forest on Barat Campus, in Old Main. He noted that for its first 14 years, it was the sole tenant of Old Main, before there was a Barat Campus. He stated that in 1961, the name of the school was changed to Woodlands Academy and the school moved across the ravine to the location that is still its home today leaving the southern portion of the campus to be held by Barat College. He noted the diversity of the Woodlands Academy student body and noted that the school is an independent, single gender, college preparatory high school. He stated that the school is one of the most diverse in Lake County with students from 17 countries. He reviewed the educational mission of Woodlands Academy. He stated that Woodlands is a Catholic school for young woman of all faiths noting that the values are all the same and commenting that there is no typical student, but all graduate as independent young women who are prepared not only for careers, but for life. He noted that Woodlands Academy is one of 24 Sacred Heart Schools in the County and reviewed the mix of people on the Board of Trustees. He discussed the bond that exists between Woodlands Academy graduates and noted that they are accepted into a wide range of colleges and follow various career and life paths. He stated that some graduates have famous names that would be recognized, but most are not, just women who are meeting life’s challenges and making an impact on others. He explained that the Sacred Heart schools were established at a time when the education of women was thought to be a waste of resources but today, the schools of the Sacred Heart educate both young men and young women throughout the Country. He explained the request before the Commission noting that Woodlands Academy and the owner of the Barat Campus property have applied for an amendment to the current Woodlands Academy Special Use Permit seeking approval of the expansion of the Woodlands Campus to include the 23-acre Barat property. He stated that the reunited Campus would be used for educational purposes consistent with the mission of Woodlands Academy. He stated that this will assure the ongoing survival of the school and provide benefits to the community. He stated that the conditions recommended in the staff report address the use of the combined campus for educational purposes, the demolition of Old Main, the transfer of the property to Woodlands Academy, preservation of open space and protection of the community character. He reviewed the various conditions and stated support for the conditions as recommended. He explained that the property owners have agreed to pay for the demolition of Old Main, removal of the debris piles and restoration of the site before turning the property over to Woodlands Academy. He stated that Woodlands Academy will develop a master plan for the campus for review and approval by the City in the future. He explained that in the short term, Cooney Library will be used by students and faculty and the open space used for athletic fields, with no permanent improvements. He reviewed the criteria for approval of a Special Use Permit stating that Woodlands believes that the criteria are satisfied. He noted that the property will be cared for and not left to deteriorate as has occurred over the past several years and certainty will be provided for the neighborhood. He reiterated that the property has been used for educational purposes for most of the last 110 years. He explained why this request is important noting that Woodlands is being presented with a very large and generous gift and being given a unique Plan Commission Minutes –December 14, 2011 Page 15 of 22 opportunity. He stated that additional land will provide not only an option for growth, but more importantly, opportunities. He explained that “growth” is not intended to just refer to size noting the great benefits of the small size of Woodlands Academy, but also is intended to refer to increasing opportunities for student body in the numbers that exist today. He stated that Woodlands is doing its due diligence and cataloguing a wide range of opportunities that will all be considered. He stated that the intent is to consider how to best prepare the institution for the long term, for future generations. He stated that Woodlands has met with some community organizations, Lake Forest Open Lands Association and the Preservation Foundation, to get ideas and to consider opportunities for collaboration. He reiterated that the purpose of this request is only to combine the property into a single campus. He noted that as a sign of good faith, Woodlands has 100 years of cooperation with the City to offer as well as continuous efforts working for the benefit of the Lake Forest community. Ms. Czerniak commented that Mr. Elwart covered the information in the staff report thoroughly, the recommended conditions of approval and the criteria for a Special Use Permit. She provided some background on the petition noting that it is unique. She stated that the City has been involved in determining the fate of Barat Campus for almost ten years, since the announcement of the closure of Barat College when then Mayor Preschlack formed a community team to seek out possible new uses for the campus with the goal of preserving Old Main. She noted that the community thought that DePaul University was the solution, but that solution was short lived. She explained that the community planning team made many contacts. She noted that a developer then came forward with the Barat Woods project which did not move forward and as a result, the campus has sat vacant. She explained that after Woodlands’ announcement last fall about the possible donors, the City Council discussed how to proceed given the uniqueness of the situation. The Council considered whether the community should even consider the demolition of Old Main and if so, what type of process would be appropriate. The Council determined that this unique opportunity was worth pursuing particularly given the condition of Old Main and the lack of viable prospects for reuse of the campus. She noted that reuse of the campus for an educational use was high on the list of priorities identified by the initial community group. She explained that after touring Old Main and after deliberation, the City Council directed that consideration should be given to removing Old Main from the historic district. She noted that the City Council was concerned about preserving the integrity of the City’s historic district and the preservation ordinance. She added that the Council decided to take this project step by step and as a result, the petition now before the Plan Commission is a next step is moving toward Woodland Academy’s expansion on to the 23-acre Barat parcel. She reiterated that the request before the Plan Commission is for approval of an amendment to the Special Use Permit to allow the 23-acre Barat parcel to be incorporated into the Woodlands Academy Campus reuniting the original 42 acre parcel for educational use. She explained that no improvements to the 23-acre parcel are proposed as part of this amendment. She stated that instead, a revised master plan for Woodlands Academy will need to be presented to the City for consideration at a later date if the purchase of the property by the donors is accomplished. She concluded noting that as with the previous petition, staff was contacted by Lake Forest Open Lands Association with respect to this petition. She stated that the group is interested in this petition and willing to be involved in discussions and to be a partner with the City and Woodlands Academy in preserving open space, protecting the ravines and assuring pedestrian and bicycle connections in this area. She stated staff support for the amendment subject to the conditions of approval in the staff report. Plan Commission Minutes –December 14, 2011 Page 16 of 22 In response to questions from Commissioner Carris, Mr. Elwart clarified that the Cemetery is located toward the northern end of the property and holds the remains of members of the Sisters of the Sacred Heart. He stated that the last burial was in about the mid-1990’s. He confirmed that the Cemetery is on the Barat parcel, not currently on the Woodlands campus. He stated that the Cemetery means a great deal to Woodlands. He stated that putting a covenant on the property restricting the property solely to educational use in perpetuity is not something he can respond to at this time. He stated that a master plan has not yet been developed and could include uses such as faculty housing or a performing arts center. Ms. Czerniak added that the City issued Special Use Permit is the tool used to regulate use of the property. She cautioned that placing a covenant on a property ties the hands of future City appointed and elected officials in approving changes that may be appropriate for the good of the community in the future. She noted for instance, if in 50 years, Woodlands Academy ceases to exist, and there is a covenant on the deed to the property stating it must be used for educational use, the property might again sit vacant if no educational user is found. She stated that through a Special Use Permit, a Master Plan for the campus will ultimately be approved and specific uses will be authorized all in keeping with Woodlands’ educational mission. She stated that if the property is to be used in any other way than that specified in the Special Use Permit, further City reviews and approvals would be needed. In response to questions from Commissioner Shaw, Mr. Elwart confirmed that the transfer of the Barat property to Woodlands Academy will occur after demolition and clean-up of the property. He explained that Woodlands needs time to put together a master plan, gather input and gather resources to be in a good position to accept responsibility for the property. He explained that the date of transfer noted in the Special Use Permit is an outside date to establish a time frame within which the transfer must occur noting that it could occur earlier. He stated the Woodlands is anxious and cannot wait for the transfer to occur. In response to questions from Commissioner Shaw, Ms. Czerniak noted that one of the conditions recommended in the staff report requires that documentation providing certainty of the intended transfer of the property to Woodlands Academy be submitted and be subject to a determination by the City Attorney that it is acceptable. She emphasized that if the conditions of approval and the restrictions in the Special Use Permit are not met, the City remains in control of what occurs on the property. She noted that the underlying zoning on the property is R-4 and if the conditions of the Special Use Permit are not met, the use of the property reverts back to use in full compliance with that zoning district. Commissioner Shaw stated that one of the factors in the Barat Woods project was preservation of Old Main. He noted in fact that discussions on that project were extensive and the length of those discussions may have led to the project ultimately not moving forward. He pointed out that there was even a lawsuit about the proposed demolition of just a part of the Old Main structure. He noted that the building was determined to be so valuable then and questioned what has changed in recent years to make it less valuable and a candidate for demolition. Ms. Czerniak explained that the question of whether Old Main should or should not be demolished is not before the Commission. She explained that the City Council recently approved an ordinance that upon satisfaction of conditions of approval; removes Barat Campus from the historic district and sets the stage for approval of the demolition of the structure. She Plan Commission Minutes –December 14, 2011 Page 17 of 22 acknowledged that the City for many years worked hard to preserve Old Main through an acceptable adaptive reuse of the structure and campus. She stated that much like the support for the increased density for the proposed Barat Woods project was linked to the preservation of Old Main, the demolition of Old Main is linked to the re-establishment of an educational use on the property and incorporation of the parcel into the Woodlands Academy parcel. She noted that the early Barat Campus Community Planning Team established various priorities for the property including preservation of Old Main, preservation of the front lawn, protection of the ravines, the return of the property to an educational use and preservation of the Cooney Library. She noted that Barat Woods was approved because it met several of these priorities and that to date, the City Council has been supportive of the Woodlands plan because it meets several of the priorities, some different from those met by the proposed Barat Woods development. She noted that the Barat Woods project was granted an exceptional increase in density in exchange for preservation of Old Main. In the case of the proposal currently before the City, Woodlands and the donors have requested the exception to demolish Old Main, in exchange for returning the property to an educational use, preserving the front lawn, protecting the ravines and reusing Cooney Library. She added that the City Council also recognized that the City has a long tradition of supporting long time community institutions like Woodlands Academy. She stated that with the appropriate conditions and assurances, the Council determined that supporting the demolition of Old Main was a good compromise for the community and a good resolution for the Barat parcel. Commissioner Shaw again questioned what guarantee the City has that Woodlands Academy will take ownership of the property. In response to questions from Chairman Reisenberg, Ms. Czerniak clarified that the Special Use Permit amendment requested only combines the two properties back into a single campus and does not grant other approvals. She explained that Woodlands Academy has much planning to do to position itself to take on the responsibility of the 23-acre parcel. She explained that the demolition of Old Main, and overall clean-up of the site, will take some time and that there are several issues that will need to be resolved and addressed including any remediation that is required and the re-location of the wireless facilities on top of Old Main to an appropriate alternate site. She stated that the City understands that the benefactors have committed to giving Woodlands Academy, a clean, blank slate in a time frame in which Woodlands is prepared to take it. In response to questions from Chairman Reisenberg, Mr. Elwart confirmed that the donors will bear the cost of clean-up of the property. He stated that there will be two transfers, one from the bank to the donors, the other from the donors to Woodlands Academy. He explained that this will allow the donors to bear the cost and responsibility of the clean-up and also allow the donors to manage the clean-up process while Woodlands does what it knows how to do, run a school. In response to questions from Commissioners Kuchman and Carris, Ms. Haddad, representing Woodlands Academy and the donors, reiterated that as recommended, a condition of the Special Use Permit requires that before a demolition permit is issued, documentation committing to the transfer of the property to Woodlands Academy must be presented to the City and be determined to be satisfactory to the City Attorney. She stated that this legal document will be in place before demolition of Old Main occurs. Plan Commission Minutes –December 14, 2011 Page 18 of 22 In response to questions from Chairman Reisenberg, Mr. Elwart confirmed that all of the conditions as presented in the staff report are acceptable to the donors and to Woodlands Academy. Chairman Reisenberg invited public testimony and swore in all those intending to speak. Dr. Michael Williams, 428 Beverly Place, stated concern about the delay of the transfer of the property to Woodlands Academy. He stated that the City is vulnerable to wireless antenna providers if Old Main is demolished and no replacement is available. He requested that a moratorium be placed on any new cell towers until this matter is resolved. Holly Williams, 428 Beverly Place, noted previous staff comments that a portion of Barat Campus is already approved for a new telecommunications tower and that a permit could be issued without further review. She noted that there is a window of vulnerability being created with the demolition of Old Main and stated that the City needs to assure that it is not victimized by tower builders. Sarah Wimmer, 1230 N. Western, stated that she has lived in the community for 40 years. She stated that the community is poised to lose a valuable 100 year old landmark building. She stated that this will be a real loss to the community and stated that soon people will question why the City let it happen. Kathy Dorman, 730 Highview Terrace, noted that the South Park woods were discussed at length 5 years ago during discussion of the proposed Barat Woods project. She stated that this wooded area is about 5 acres and is owned in part by the City and part will be owned by Woodlands Academy. She stated that this woodland is important to the neighborhood as open space and as natural space with documented wetlands and wildflower colonies. She stated that when the Barat Woods development was discussed, the neighborhood voiced concerns about protecting woods and avoiding a vehicle cut through or a formal pedestrian path. She stated support for protection of this South Park Woods and asked that protection be addressed through the planning process. She stated an interest on the part of the neighborhood in being involved in future discussions about the woodland area. She added that the neighborhood is a dark area and stated concern for any future plans for lighting on the Woodlands campus whether for athletic fields or buildings. She asked that consideration be given to dark sky friendly lighting. She added that Old Main has been a barrier for the neighborhood from noise from Sheridan Road and asked for consideration of that issue. She stated that the debris pile needs to be removed and stated that care should be taken to avoid releasing particles to blow around the neighborhood as part of the removal. She concluded stating that the City has compromised, letting go of a preservation resource in exchange for an educational use. She stated her hope that the intended use materializes and that homes are not built. She added that protection and restoration of the natural areas should be factored into the planning process. Charlie Wimmer, Barat class of ’90, stated that his family has been in Lake Forest for over four decades. He stated that it is a very disturbing day and questioned why the City would let Old Main be destroyed. He stated that there are other potential uses for the land and noted that a previous owner already paid money to destroy buildings that could have been reused for academic purposes by Woodlands Academy. He stated that what is being contemplated is the destruction of one of the most beautiful buildings in the community. He noted that there is a potential buyer sitting in the audience and questioned why the requests of an anonymous donor Plan Commission Minutes –December 14, 2011 Page 19 of 22 would be considered instead. He questioned the motives of this transaction. He stated that the entrance way to the City is being destroyed. He stated that DePaul University jumped ship after two years and the campus today, is the result of many bad decisions. He acknowledged that he is idealistic. He stated that he has a great affection for Woodlands Academy as a sister school of Barat College. He noted that Old Main is a majestic building. Burt Tucker, Douglass Drive, stated that he lives about a block away from Barat College and has lived there since the mid-1970’s and has witnessed the evolution of Barat College, DePaul and participated in the discussions of the proposed Barat Woods plan. He acknowledged that Old Main is a beautiful building, but stated that in his opinion, it has outlived its usefulness. He stated confidence that the technical concerns lighting, wireless antennas and other items can be worked out. He stated support for the Council‘s decision. Sandy Ganun, 650 Northmoor Road, stated that Barat property is being transferred from Harris Bank to Woodlands Academy by an anonymous donor in a vacuum and noted that this transfer will affect the community and in particular, southeast Lake Forest. He stated concern about the impact of the demolition of Old Main on telecommunication services noting that the roof top antennas on Old Main were just upgraded this past spring. He noted that there is a permitted area on the 23-acre Barat parcel for a new cell tower. He noted that over the last two years, the City has been dealing with requests for an additional cell tower in this area. He suggested that there are new technologies that should be considered before another tower is erected. He asked that as a condition of issuing this Special Use Permit, resolution of how the antennas will be replaced is agreed to by all parties before Old Main is razed. Cynt hia Maloney, 445 E. Deerpath, stated that she does not support the razing of Old Main. She stated that that restoring the property to an educational use and consideration of demolishing Old Main are two separate items. She asked that a more defined plan be in place before any action is taken. She noted that other petitioners have been required to provide full documentation before any approvals have been given. Chairman Reisenberg noted that two requests to cross examine were submitted by members of the public prior to the meeting. He offered the opportunity for those two parties to conduct cross examination. Hearing from both parties that their questions were answered, he commented that no matter how the Commissioners view the proposed demolition of Old Main, the Commission has no authority over the decision on the demolition. He emphasized that the Commission is only empowered to deal with the Special Use Permit. He noted that any proposed redevelopment of the site by Woodlands Academy after demolition will require further amendment to the Special Use Permit. He invited comments from the petitioner and staff in response to public testimony. Ms. Czerniak acknowledged that the telecommunications issue is an important part of this petition and one that the Commission has been involved with in recent years. She pointed out in light of that, a condition is recommended in the staff report addressing this issue. She read the condition and then summarized that prior to demolition of Old Main, a plan for replacing the wireless service will need to be in place to the satisfaction of the City. She clarified that any replacement plan will require Plan Commission review at a public hearing based on the condition as recommended. She noted that in response to this issue, the City Manager is appointing an adhoc Wireless Task Force to study this issue and make recommendations on the boarder Plan Commission Minutes –December 14, 2011 Page 20 of 22 wireless issue to include the consideration of alternative technologies and how to best mitigate impacts on the community while at the same time providing the necessary coverage. She clarified that with the proposed condition of approval, a permit for a new tower on the Barat 23- acre parcel could no longer be issued without Plan Commission review. Mr. Elwart stated that Woodlands understands that the means for replacing the antennas will need to be addressed prior to the demolition of Old Main. He stated that despite the fact that there is an approved area for a new tower on the Barat Campus now, Woodlands agrees without hesitation to the condition regarding review of any wireless replacement proposal as recommended by staff. He stated that Woodlands agrees that there should be an overarching plan for wireless service and is sensitive to the potential impacts on the neighborhood. He noted that with respect to the present request, what is being requested is re-instituting the Special Use Permit authorizing an educational use of this property as it existed for much of the past 110 years. He stated that he believes that the conditions of approval address most of the objections that have been voiced. In response to questions from Commissioner Carris, Mr. Elwart stated that this is a due diligence period for the contract purchasers of the Barat property. He acknowledged that as scheduled, the donors will need to determine whether they have enough certainty to proceed with the closing prior to the end of the year as required by the bank. He stated that if the request is not supported by the Plan Commission, the contract purchasers will need to factor that into their decision on whether or not to proceed with the closing. In response to questions from Commissioner Kuchman, Ms. Czerniak commented that she understands that the donors are looking for as much certainty of City support of the proposed transfer to Woodlands Academy as possible. She noted that the City does not control the timing of the sale and is not involved in discussions between the buyer and the seller. She stated that the sale could move forward, or not, or be delayed. Commissioner Kuchman questioned why the donors would close on the property without final approval from the City. Mr. Elwart acknowledged that there is some risk and stated that the donors are likely reviewing those risks as part of their thought process. Ms. Haddad stated that the donors need to deal with the reality of certain contract dates established by the sellers and based on the Commission’s action; the donors will have to decide whether they have the confidence or lack thereof to exercise the option. Commissioner Kuchman stated that the task before the Commission is clear with respect to the Special Use Permit. He stated disappointment that the options for reuse of Old Main appear to have been exhausted. He stated that the overall objective of the Special Use Permit as presented appears to be a valid one and should proceed. Commissioner Newman stated agreement with Commissioner Kuchman noting that the sole point of discussion is the reunification of the properties under the Special Use Permit. He stated that the circumstances around this permit are complicated but stated that the end goal is appropriate. Plan Commission Minutes –December 14, 2011 Page 21 of 22 Commissioner Carris stated agreement with a point made earlier by Commissioner Kuchman noting that it is unusual for a buyer to close on a property until everything is resolved. He acknowledged that the City Council has made the decision on the demolition of Old Main. He stated that he appreciates the intentions of Woodlands Academy, but noted that his main concern is the extended time frame and the exposure the City and community have during this time. He stated that despite the best legal assurances, something could go wrong. He suggested an amendment to the conditions requiring the transfer of the property to Woodlands Academy to occur prior to the demolition of Old Main with the obligation for demolition and clean-up of the property placed on the donors. Commissioner Shaw stated appreciation for the good intentions of Woodlands Academy and stated that no one doubts the good intentions. He stated that at the start of his term on the Plan Commission, the Commission was reviewing the proposed Barat Woods development. He noted that a great deal of time was spent on all of the details of that plan and on protecting and preserving Old Main and views to it. He suggested that the community took so long to decide on that project that the project was faced with the economic downturn and the project did not survive. He noted that now at the end of his term, the Commission is again faced with what to do with Barat Campus. He stated concern about the speed of this decision without any guarantee as to whether or not Woodlands Academy will actually end up with the property. He stated that he would like to see this project occur as presented by reiterated that as presented, there is no guarantee and there are ambiguities. He stated concern that there is no guarantee that Woodlands Academy will take this property after the historic building, which the community has fought hard to preserve, is demolished. He stated concerns that the City Council has taken the decision away from the Commission prematurely by approving the demolition of Old Main in conflict with the recommendation of the Historic Preservation Commission. He acknowledged that the City Council has the prerogative to make that decision but questioned why the community went through all of the past efforts to save the building if it is now not worth saving. He expressed concern that the City Council now wants the Commission to come to a quick decision to approve the Special Use Permit to reunite the two parcels down the road if Woodlands takes the property. He cautioned that if this falls apart and Woodlands does not take property, the Commission will be pointed to as not having done its job. He suggested that the decision be given to the City Council. He stated that although it pains him to do so, he cannot vote in support of the petition. Chairman Reisenberg stated comfort with the condition regarding cell towers and the opportunity the community will have to determine the appropriate replacement location and technology. He suggested that the Commission can forward its concern about the uncertainty of the transfer to the City Council. In response to a question from Chairman Reisenberg, Ms. Czerniak confirmed that the Commission’s concern about the uncertainty, the lack of a guarantee that the property will ever transfer to Woodlands Academy, will be forwarded to the City Council. She added that she will work with the City Attorney to provide greater certainty through the Special Use Permit Ordinance. She reiterated that this approval does not allow Woodlands Academy to do anything else with the property without further review and approval by the City. Chairman Reisenberg stated that the opportunity to reunite the two properties is too important for the Commission to be an impediment to the process. He stated that he would like to see this move forward with a positive recommendation to the City Council with the Commission’s Plan Commission Minutes –December 14, 2011 Page 22 of 22 concerns about the lack of certainty that the transfer will occur emphasized to the Council. He stated that the Council can be informed that the Commission urges that an appropriate level of comfort that the transfer to Woodlands will actually occur should be obtained before demolition of Old Main is allowed to proceed. Commissioner Carris suggested that the condition could be amended to read that the transfer of the property to Woodlands must occur prior to the demolition of Old Main with a requirement that the donors escrow money to fund the demolition and clean-up of the property after the transfer. In response to a request from Chairman Reisenberg, Ms. Czerniak offered the following language: In addition to the recommended conditions of approval, the Commission requests that the City Council give additional consideration to the timing of the transfer of the property and the sequence of events. In particular, the Commission recommends that the City obtain a high degree of assurance that the property will in fact ultimately transfer to Woodlands Academy after demolition of Old Main and clean-up of the property before a permit is issued to allow the demolition to begin. Commissioner Newman made a motion to recommend approval of the Special Use Permit to the City Council subject to the conditions of approval as detailed in the staff report and including the Commission’s comments and concerns about the uncertainty of the ultimate transfer of the property to Woodlands Academy and the timing and sequencing of events. The motion was seconded by Commissioner Kuchman and the Commission voted three to two in favor of the motion with Commissioners Shaw and Carris voting nay. Ms. Czerniak stated that the Commission’s decision and comments will be forwarded to the City Council. Commissioners Shaw and Carris stated that their nay votes are based on concerns about the timing and uncertainty of the transfer of the property to Woodlands Academy. They stated that they could support a motion that requires the transfer of the property prior to any demolition activity. 5. Public testimony on non-agenda items. There were no additional public comments. 6. Additional information from staff. Staff presented the meeting schedule for 2012 and it was approved by the Commission as presented. The meeting was adjourned at 10:15. p.m. Respectfully submitted, Catherine Czerniak Director of Community Development