Plan Commission

Regular Meeting

Deerfield, IL · January 26, 2017

Minutes

APPROVED PLAN COMMISSION VILLAGE OF DEERFIELD The Plan Commission of the Village of Deerfield held a Workshop Meeting at 7:30 P.M. on January 26, 2017 at the Village Hall, 850 Waukegan Road, Deerfield, Illinois. Present were: Mary Oppenheim, Chairperson Larry Berg Al Bromberg Elaine Jacoby Stuart Shayman Absent were: Bob Benton Jim Moyer Also present: Jeff Ryckaert, Principal Planner Dan Nakahara, Associate Planner (1) Substantial Conformance: Request for Finding of Substantial Conformance to Amend the Final Development Plan for the AMLI West Access Drive at 1525 Lake Cook Road – AMLI Company / JFMC Facilities Corporation Ivan Kane, attorney, Mayer Brown, LLP, explained that the petitioners are requesting an amendment to the AMLI west access drive. The main intersection that accesses the property is Lake Cook Road and Wilmot Road. He noted the many ways to access the AMLI apartment complex, but residents primarily access the building from the garage entrance on the west side. Mr. Kane presented the approved site plan in which the vehicles exiting from the parking garage travel through the adjoining parcel to the existing drive then exit out onto the Lake Cook Road and Wilmot Road intersection. JFMC Facilities Corporation owns the vacant office building to the west of the AMLI property. The potential redevelopment of that property is the driving force behind the petitioners request to relocate the AMLI west access drive. Mr. Kane explained that the approved route was designed to take advantage of the existing paving that lead from the parking garage to the intersection. However, the approved route travels through the JFMC site. JFMC is considering potential redevelopment and moving this access drive would open up the site and they would have more flexibility in the center and north side and therefore have approached AMLI about relocating their access drive. AMLI and JFMC have arrived at an agreement to relocate the access route traffic to go around to the north of the JFMC property, rather than having traffic travel directly through their property. Mr. Kane commented that during the construction of the existing access drive, the Village permitted AMLI to temporarily bend the road to the north to maximize the site and create a future staging area for development activity. All of this was done under the condition that AMLI return Workshop Meeting January 26, 2017 Page 2 to the Plan Commission with a final plan for the access drive. Mr. Kane explained that AMLI and JFMC agree that the proposed route is optimal for both properties. The petitioners are confident that the proposed change to the access drive is a minor amendment to the PUD and the principle remains the same with the access from the AMLI site at the same curb cut to the garage and the entrance to the existing roadway network in the same location, with the route being slightly altered. Chairperson Oppenheim asked if it would be reasonable to widen the existing curved drive and have vehicles use that road to access the traffic light at Lake Cook Road and Wilmot Road (therefore bypassing the other road to the far west), instead of the route that would have vehicles exiting out of the parking garage and proceeding north and then heading west to access the Lake Cook Road and Wilmot Road intersection. Mr. Kane explained that the curved road, which AMLI refers to as the “eyebrow”, functions differently at different times of the day. AMLI residents primarily exit out onto the “eyebrow” road in the morning, since it is a quick way to exit the property. However, the road can become congested in the evening with a lot of corporate employees leaving the property, causing vehicles to stack and making it difficult for vehicles to access the left turn lane. Chairperson Oppenheim commented that the petitioner’s route onto the road further to the west makes sense as it allows for stacking. Commissioner Berg asked if the petitioners could justify two paths that end at the same place. Mr. Kane responded that it is their expectation to keep both paths and although both paths end up at the same intersection. The proposed access route allows for more stacking and maneuvering for vehicles turning left onto Lake Cook Road, while vehicles that are going to turn right onto Lake Cook Road would most likely use the “eyebrow”. Commissioner Berg asked if there would be any additional signage posted. Mr. Kane commented that the only signage would be the existing signage that prohibits vehicles from turning right from the frontage road. Mr. Kane explained that there are many different ways to access the property with three ways off of Lake Cook Road (Wilmot Road, Embassy Way, and Pine Street). Commissioner Berg asked if the concrete barriers going east/west along the south side of the access road were temporary. Mr. Kane explained that the barriers are temporary, and are there for construction staging. Chairperson Oppenheim commented that essentially the petitioners are asking permission to move the road about 100 feet to the north in an area, which was originally approved to be a grassy area. She commented that the final route would still have a small area in between the two roads on the property, and asked if that section of the property would be a turfed area. Mr. Kane commented that it is part of the JFMC property and they may use that area for future parking. The plans for the JFMC property are not certain at this time; however, it is likely that the existing building will be demolished and the property will be redeveloped. Chairperson Oppenheim explained that the reason she asked if any of the initially approved grass area would be retained was because it was the Plan Commission’s responsibility to determine if their proposed amendment to the plan was truly a minor change. Mr. Kane explained that during the initial process for the redevelopment of the AMLI property, the petitioners kept that area as a grass area, and used the existing Workshop Meeting January 26, 2017 Page 3 paving as the access route. He commented that because it was an existing condition and there was not a need to change at that time. He noted that the area being considered is a redevelopment parcel and moving the road will provide flexibility. Commissioner Bromberg asked who is responsible for plowing that area during heavy snowfalls. Mr. Kane explained that it is a private road, and since AMLI is currently the only property using the drive, it is AMLI’s responsibility to provide snowplow service. He commented that if the drive isle eventually becomes a part of the active development for the JFMC property, there is an easement agreement that requires that owner to plow the property. This is a private easement between two private properties (AMLI and JFMC). Commissioner Bromberg asked if any of the curbs create an issue for snow plows maneuvering through the area. Mr. Kane assured the commissioners that the original plans as well as the revision were reviewed and no issues were found with the curb cuts. Chairperson Oppenheim commented that there is an existing easement for the current access route, and asked if both property owners are in agreement for the proposed changes. Mr. Kane confirmed, and commented that the easement was there so that AMLI residents would be able to travel through private property to get from their parking garage to the intersection of Lake Cook Road and Wilmot Road. Commissioner Shayman asked how traffic would be routed during the temporary closure of the access road for reconstruction. Mr. Kane indicated there are many routes in and out of the property, and their easement agreement does allow temporary road closure during construction. He commented that their plan is to have the construction of the final access route done prior to the reconstruction of the JFMC property to ensure minimal road closure during construction and optimal room for construction staging. The commissioners agreed the petitioner’s request and agreed that it was a minor change to their original approved plans for the access drive. Commissioner Berg motioned to approve the request for finding of Substantial Conformance to amend the Final Development Plan for the AMLI west access drive at 1525 Lake Cook Road. Commissioner Bromberg seconded the motion. The vote was as follows: Ayes: (5) Berg, Bromberg, Jacoby, Shayman, Oppenheim Nays: (0) None The motions passed and will be on the February 21st Village Board of Trustees Meeting agenda. Workshop Meeting January 26, 2017 Page 4 (2) Prefiling Conference: Request for a Special Use for a Autism Therapy Center at 1161 Lake Cook Road and an Amendment to the Sign Plan for the Deerfield Business Center Kim Garvey Hoehne, Founder/CEO, KGH Consultation and Treatment, Inc, commented that during her sophomore year at Lake Forest College she started working with a little boy with autism for two and a half hours a day, six days a week and continued working with him for about three and a half years. She fell in love with the challenge, and truly enjoyed working with this little boy. After she graduated from Lake Forest College with her undergrad in Psychology, she took a year off to work with other children with autism, before starting her master’s program in Communication Sciences and Disorders at Northwestern University. After she earned her Master’s degree from Northwestern, she started consulting, and traveled from one client’s home to the next, offering in home consultations for her clients. After a year of providing her clients with in home consultations, She decided to open her own clinic in Libertyville. In January 2001, she officially opened and branded her own autism center, KGH. Today KGH has seventy employees, with twenty employees at her Madison, Wisconsin location, and fifty employees at her current Northbrook location. KGH is a multi-disciplinary organization that provides speech therapy, occupational therapy, physical therapy, behavioral services and mental health support. Ms. Garvey Hoehne explained that her mission and goal is to provide wraparound services. She has seen firsthand how autism not only affects the child that has the disorder, but his/her family as well. In addition, her goal was to provide a center and an organization where a family with a child with autism can come and receive free screening and specialized recommendations. KGH not only represents and supports their clients, but their clients’ families as well. Their current location in Northbrook has their pediatric center and teen and young adult center. Her goal is to motivate her clients to learn and support their needs, as well as their families’ needs. KGH has an A+ rating from the Better Business Bureau (BBB) A+ and as of December 2016 KGH is recognized as a Behavioral Health Center of Excellence. Ms. Garvey Hoehne commented that autism is not a disorder that children grow out of; KGH offers services for children from toddlers to young adults. They provide a wide range of services including an assessment diagnostic for autism disorder, early intervention program, young adult socialization skills, and a STEM (science, technology, engineering and math) as well as one-on-one intensive therapy. KGH offers services to clients ranging from nine months old to twenty-nine years old. KGH offers their clients consultation services where clinicians go to their homes, school, work, etc. to assist them with learning socialization skills and adapting to mainstream society. KGH also offers family support services such as free monthly parent support groups. Ms. Garvey Hoehne takes pride in the services that KGH offers their clients’ families and finds great importance in providing services that help the family learn and grow together as a whole. Workshop Meeting January 26, 2017 Page 5 KGH is an evidence-based facility that takes data and has measurable goals for each client and his/her family; providing progress updates every three to six months for each family. The new center is going to have a training center to support and educate families and professionals in the field. Ms. Garvey Hoehne would like to provide free first responder training to help support the community by offering these services. She commented that she is looking for her forever home, and 1161 Lake Cook Road is able to provide her with the space and location that she needs to offer all of the services that she wants to afford her clients, their families and the community. Chairperson Oppenheim commented that the petitioner is seeking approval for a Special Use to allow a medical facility at the proposed location (1161 Lake Cook Road). She advised the petitioner that the Plan Commission would be reviewing how the building would be used, especially in terms of how their business is going to fit into the office park with traffic, parking and access to ensure that their use is compatible, safe and workable with the other uses that are already in there. Chairperson Oppenheim asked the petitioner to explain how their use would function in the office park and the types of signage needed for their business, as well as their rationale and need for any variations. Chairperson Oppenheim asked the petitioner to explain the access to the property, and the traffic pattern of clinicians and clients coming to and from the property throughout the day. She commented that office parks work well when there are different peak times for the various office uses on the property and advised the petitioner to be particularly sensitive as to not host one of their group events at the same time that the high school or temple is having an event. Ms. Garvey Hoehne explained that she wants to respect the neighbors, and assured the Commissioners that she is willing to adjust her schedule to ensure that the entire office park is able to operate efficiently. Chairperson Oppenheim advised the petitioner that the traffic study would provide information on their neighbors’ peak times and the existing traffic flow in the office park, as well as analyze the parking availability and the traffic activity coming in and out of the property from the shared access to Lake Cook Road. Gary Wool, resident, managing member, Deerfield Business Center, commented that KGH would be a great addition to the community. Mr. Wool informed the Commissioners that the second phase of their traffic study started this week, and traffic counts are currently being conducted. He commented that Deerfield Business Center ownership views KGH as very complementary to the Deerfield Business Park. He commented that originally Deerfield Business Park was comprised of 6 office buildings and 285 parking spots with tenants coming and going throughout the day. Seven years ago, Mr. Wool and Deerfield Business Center supported BJBE and were confident that the congregation would fit into the business center, and co-function with the other uses in regards to traffic flow and parking demand; and it has been very synergistic and worked very well over the years. Mr. Wool explained that ownership is aware that the office center may be short of the parking requirement for a medical use, but after spending time with Kim and talking about her needs and the operation of her business, they came to the realization that Workshop Meeting January 26, 2017 Page 6 KGH would be very complementary to the business park. KGH’s time schedules would differ from BJBE’s peak times (which are late afternoon/evening programs and weekend activities). Mr. Wool feels confident that the results of the traffic study should be able to prove that KGH is a complementary use for the center. Chairperson Oppenheim commented that the Plan Commission is looking for that type of fact-based evidence to support the petitioner’s use in the business center. Mr. Wool pointed out that in terms of ingress and egress traffic, according to their PUD’s declaration of covenants and easements with BJBE, traffic for the congregation enters the property on the east through a shared road, circles the property and exits from the west drive isle. KGH traffic will enter through the west drive isle, loop around to the drop off in front of the 1161 building and then exit the same way they entered. Mr. Wool assured the Commissioners that ownership does not anticipate any of KGH’s clients entering through the east side of the property. He stressed that signage is going to be important to direct visitors through the center and their desired destination. Chairperson Oppenheim advised the petitioners that including that information and explanation in their materials for their Public Hearing would be beneficial to their request. She also noted that clarifying how the site is currently used by the other uses and how KGH will use and affect the site would help answer many questions. Chairperson Oppenheim also advised the petitioners to identify the pick-up and drop-off procedure for their clients, emphasizing the fact that their clients will enter the property from the west access drive and park in the lot in front of their building, which affords their clients maximum safety. Chairperson Oppenheim asked the petitioners to discuss their signage plans. Ms. Garvey Hoehne explained that the biggest complaint that she receives from her families right now is that they cannot find their current location due to the lack of signage. Ms. Garvey Hoehne commented that she is requesting directional signage to help her clients easily find their building by directing visitors to turn right (from Pine Street) onto the frontage road, follow the drive aisle to the second entrance (past the directory) and enter the parking lot. Clients would then follow the drive aisle to the end of their parking lot in front of their building. Chairperson Oppenheim commented that the existing directory for the Deerfield Business Center is not very clear, and that it is difficult to navigate. Ms. Garvey Hoehne commented that she is open to signage suggestions and is willing to comply with any code requirements and adjust her signage accordingly. She commented that her main goal is to be considerate of her clients and provide them with clear directional signage so that they can find the KGH location. Chairperson Oppenheim commented that the Village has sign codes to ensure that the Village is not littered up with so many signs that it is confusing and unsafe. Chairperson Oppenheim acknowledged that the petitioner has an unusual situation in the layout of their site, since their building is tucked behind the other buildings and in the back of the property. She noted that there are compelling reasons for KGH to have additional signage to guide their visitors towards their building. Ms. Garvey Hoehne explained that she is worried that if their signage is only on the existing directory sign then clients are going to Workshop Meeting January 26, 2017 Page 7 see her signage (KGH) on the directory sign and make the first turn into the parking lot rather than proceeding to the second turn. Mr. Nakahara informed that Commissioners that he spoke with the traffic consultant and the study would address access, parking, drop-off and overall circulation throughout the campus. The traffic engineer will provide recommendations on the location of the directional signage on the site. Commissioner Shayman suggested a parking count for the entire campus. Chairperson Oppenheim commented that the petitioners provide the total number of parking spaces for the entire site and provide the number of parking spaces in each area of the center. Mr. Ryckaert commented that the traffic consultant can give a recommendation for the placement of the directional signage; explaining that the signage fits into the code as either directional signage or occupant signage. Directional signs have a maximum sign face area of two square feet, and occupant signs have a maximum of three square feet. An occupant sign is used to identify an occupant and specific to an I-1 Planned Unit Development (PUD). No more than two signs per street frontage are allowed. Mr. Ryckaert asked the Commissioners for feedback on the proposed signage. Commissioner Berg asked if any other occupants in the center have directional signage. Mr. Ryckaert responded that other office uses in the center uses in the center do not have free standing signs and explained that BJBE received a Text Amendment to the Zoning Ordinance, which allowed organizations such as a school or a religious organization to have additional signage in the I-1 zoning district. He added that the Village has not typically granted an additional ground sign for a business use in the I-1 Zoning District, but in the past several years the Village has allowed tenants to be listed on the PUD’s main ID signs with a variation (eg. Parkway North Center and Corporate 500 Center each now have tenants on their main ID signs at the entrance to the property). Chairperson Oppenheim asked for clarification on where the signage will be placed, and how it relates to the existing business park sign and existing directional sign. Mr. Ryckaert explained that the petitioners are requesting two additional directional signs and one additional stand alone sign to identify their business; all three proposed signs are twenty-eight square feet. Commissioner Bromberg commented that the proposed signage is too large. He agreed that it is important to direct people on where to go, but suggested signage with less verbiage that simply reads “KGH” with arrow-pointing visitors in their direction, rather than the proposed signage that reads “KGH Consultation Treatment Premier Autism Spectrum Center”. Ms. Hoehne commented that she is open to suggestions and willing to change the proposed signage to better fit in with the center. Chairperson Oppenheim commented that directional signage typically has the name of a business and a directional arrow. Commissioner Berg asked what size directional signage has been approved in the past. Mr. Ryckaert commented that directional signage is typically small (two to three square feet), since it is primarily used to identify Workshop Meeting January 26, 2017 Page 8 exits and entrances to a property. Ms. Hoehne commented that she would go back to the sign company and have them create a signage that reads “KGH” with a directional sign, scaled to three square feet. Chairperson Oppenheim commented that her business name would also be added to the bottom right of the directory for the center. Ms. Hoehne commented that she is also going to have an arrow pointing towards her building on her directory signage, so that it is clear to her visitors on where to go. Mr. Wool informed the Commissioners that the property owners are researching a sign expert that can provide suggestions to improve their directory signage. He added that their goal is to update the signage to possibly include maps of buildings and directional arrows to be more user-friendly. Commissioner Shayman asked if each building has the address displayed on the building. Mr. Wool responded that each building has the address numbers displayed up above on the façade, and tenants have signage on the glass to identify their tenant space. Ms. Garvey Hoehne commented that she is requesting that signage be displayed in front of their building so that visitors know to enter through the front door. Mr. Ryckaert commented that the petitioner would be allowed to have one building identification ground sign in front of their building and that is what is proposed. Commissioner Shayman commented that he thinks it would be beneficial to upgrade the directory signage for the entire center. Commissioner Bromberg commented that there are only six buildings in the center, three of which are occupied by BJBE and one of which would be occupied by KGH, so only two of the buildings are multi-tenant; and asked if ownership currently receives complaints that visitors have a hard time navigating the property. Mr. Wool commented that visitors are able to locate offices on the directory, and there is very little confusion. Chairperson Oppenheim commended KGH for wanting to make the signage clear and easy to follow for her clients. Commissioner Jacoby asked if the families were required to park and come into the building for drop-off and pick-up. Ms. Garvey Hoehne responded that in addition to the accessible parking spaces in front of their building, she is also going to propose reserving five to ten parking spaces in front of the building for “five-minute pick-up/drop- off parking”. Employees and staff will park in the back of the parking lot, so that clients have access to priority spaces. Staff members escort their clients and families to their vehicles to make sure that everyone gets safely to their car; holding their clients hands through the parking lot. She added that there are situations where the staff member waits inside with the client while their family pulls the car up to the front of the building, and then they walk the child out to the car and help buckle them into the seat. Commissioner Jacoby inquired as to why there is a bedroom next to the teen living room. Ms. Garvey Hoehne explained that many of their middle school, high school and young adult clients live with their parents and do not have independent skills such sorting laundry, making the bed, changing sheets, etc., so clients learn and practice those skills with staff. The more independent an individual is, if he or she has to go into a group home, the less likely they are to be abused. Workshop Meeting January 26, 2017 Page 9 Chairperson Oppenheim brought up the issue of the sidewalk along the frontage road that was mentioned in the staff memo. Mr. Ryckaert commented that in the past, Textura agreed to a sidewalk to be installed on the south side of the frontage road if the sidewalk was requested by the Village. The condition was part of the 2007 Textura ordinance approving an amendment to the property. AMLI also put in a sidewalk on the north side of the frontage road leading up to the intersection of Embassy Way and Lake Cook Road. He also noted that the Rochelle Zell Jewish High School and the former Hellenic American Academy area had a sidewalk put in to benefit pedestrians. Chairperson Oppenheim asked how it would impact this particular project. Mr. Ryckaert explained there could be a requirement for a sidewalk to be installed on the property as was done with Textura. Mr. Wool commented that as a business owner that would be a significant economic hardship, and at this point we are not adding any more employees or increasing traffic to the overall development. Ownership would be open to discussing the sidewalk if there is a need for one, but at this time does not think it should be made a condition. Mr. Ryckaert asked if any of Mr. Wool’s employees have to walk down the frontage road coming from the train station. Mr. Wool responded that his employees do not come from the train, but he does believe Textura and Walgreens would benefit from adding a sidewalk in front of their properties. Chairperson Oppenheim commented that it made sense to have a sidewalk for AMLI since it is a residential building. The Commissioners agreed that a sidewalk should not be a condition as there is not a need for the sidewalk in the office park as there is with residential or schools. Mr. Wool reiterated that he would be open to considering it with assistance from the Village; however, he looks at it as a large economic cost that they had not bargained for, and the tenant does not have a need for it. Ms. Garvey Hoehne assured the Commissioners that her staff gets plenty of exercise moving around the facility with their clients all day. Chairperson Oppenheim commented that there could be an argument made that there should be pedestrian access along Lake Cook Road since pedestrians may want to access the Chicagoland Jewish High School or BJBE by sidewalk. She believes that a sidewalk would benefit the other business in the area more so than KGH or the other businesses in the Deerfield Business Center. Mr. Wool reminded that Commissioners that the frontage road is a private road and each property owner is responsible for the paving in front of their respective properties. Commissioner Jacoby commented that students do not walk from the train station to the Chicagoland Jewish High School, but instead take the bus from the train station to the school. Chairperson Oppenheim explained that pedestrian connectivity is a goal that the Village has in terms of planning; however, if the people in the area do not have a reason to connect with one another then it may not be worth the cost to put the means in to give them what may not get used. Mr. Wool commented that he has seen parents drop their children off at Pine Street, and then have their children cross Lake Cook Road at the stop light to get to school in the morning and the reverse process in the evening. Mr. Wool commented that there is an association for the property, and they have witnessed Workshop Meeting January 26, 2017 Page 10 the traffic at that intersection at peak times and they are sensitive to what happens at that intersection. They are looking forward to gaining more information from the traffic study. Mr. Wool asked why Textura has not installed their sidewalk. Mr. Ryckaert commented that the Village has not acted on having Textura add a sidewalk to their property because there would be no existing sidewalks along the frontage road for a new side walk to connect to. Mr. Wool told the Commissioners that he would look into the cost, so that he knows what the economic hardship would be if the Village made it a condition; adding that if it is a benefit to the community and to the office park the ownership would be open to it. Chairperson Oppenheim advised the petitioners that the Village’s main concern was that their clients are able to get in and out of the building safely, traffic issues, and sufficient parking. Ms. Garvey Hoehne asked if she would need a parking variance. Mr. Ryckaert commented that they would need a parking variation, but there was a difference between the zoning requirement and the actual demand for the proposed use, and the traffic consultant is going to provide information on what the parking demand will be for KGH. Mr. Nakahara commented that the traffic consultant thought the parking demand would be about fifty to sixty parking spaces during peak times, and not anticipating business growth for KGH. Ms. Hoehne commented that she is planning on growing her business and hiring ten more clinicians. Mr. Ryckaert commented that about ten spaces would be used for drop-off and pick-up close to the building entrance and these spaces would not be open for long term parking, since these spots would be designated for only short-term parking. Mr. Wool informed the Commissioners that there are eighty-three spots in the parking field in front of the 1161 office building although there is a reciprocal easement for all of the parking amongst the park; each office building has the required number of spaces. He noted that there is room to add four more parking spaces to the parking if needed. Mr. Ryckaert asked if KGH would be leasing the building or if it would be a sale of the building. Mr. Wool responded that it is a sale of the 1161 building to KGH, and there are going to be three separate parcels created for each building. Mr. Wool commented that when the Declaration of Covenants and Easements was created seven years ago, the parcel was divided into two at the time. The document was approved so that the property could be further subdivided into three properties. There is currently one pin number for the property, but there will be three pin numbers created for each separate parcel. Mr. Ryckaert asked if the property was going to be subdivided. Mr. Wool commented that it is not going to be a formal subdivision, but KGH will have an area described by the by metes and bounds description. Mr. Ryckaert commented that there is not a requirement that a resubdivision would have to be done; however, many developers chose to resubdivide into lots as has been done in the Parkway North Center and other PUDs. The petitioners are scheduled for a Plan Commission public hearing on Thursday, February 23, 2017. Workshop Meeting January 26, 2017 Page 11 There being no further business to discuss the meeting adjourned. Respectfully Submitted, Mary Glowacz

Agenda

PLAN COMMISSION Village of Deerfield Agenda January 26, 2017 Deerfield Village Hall, Franz Council Chambers Workshop Meeting 7:30 p.m. Public Comment on a Non-Agenda Item WORKSHOP MEETING (1) Substantial Conformance: Request for Finding of Substantial Conformance to Amend the Final Development Plan for the AMLI West Access Drive at 1525 Lake Cook Road – AMLI Company / JFMC Facilities Corporation (2) Prefiling Conference: Request for a Special Use for a Autism Therapy Center at 1161 Lake Cook Road and an Amendment to the Sign Plan for the Deerfield Business Center Document Approval Items from the Commission Items from the Staff Designation of Representative for the next Board of Trustees Meeting Adjournment MEMORANDUM To: Plan Commission From: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner Date: January 19, 2017 RE: Request for a Finding of Substantial Conformance to Allow a Change to the West Access Drive for AMLI at 1525 Lake Cook Road. Subject Property The subject parcel consists of the AMLI rental apartment development at 1525 Lake Cook Road (within the Weinberg PUD) which is approximately 6.04 acres in size in the 21.68 acre Weinberg Planned Unit Development. This PUD is located between the Edens Spur, Lake Cook Road, the Arbor Lakes Development to the west, and the existing office buildings and Embassy Suites to the east. A vacant office building at 1627 Lake Cook Road (within the Weinberg PUD) is located to the west of the AMLI apartment. The JFMC Facilities Corporation, the real estate arm of the Jewish Federation of Metropolitan Chicago and its affiliated agencies, is exploring their options for this parcel at this time. Surrounding Land Use and Zoning North: (across Lake Cook Road): R-1 Single Family Residential District, single family homes South: Eden’s Spur East: I-1 Office, Research, and Restricted Industrial District – two office buildings and Embassy Suites Hotel West: I-1 Office, Research, and Restricted Industrial District – Arbor Lakes Development consisting of two office buildings Proposed Plan The proposed change to the final development plan for AMLI involves the rerouting of AMLI’s west access drive to the top (north end) of this planned unit development. The approved final development plan for AMLI showed a west access road through the center of the parcel at 1627 Lake Cook Road which is the parcel directly west of the AMLI parcel. This west access drive runs to the Lake Cook Road and Wilmot Road intersection. The petitioner’s material shows this approved west access drive as attachment 1. The final approved plan cuts through the west parcel just above its center. The approved location is not optimal for potential redevelopment of the west parcel. AMLI and Jewish Federation are agreeable to this change to the west access drive. Recall that the Jewish Federation is a partner with AMLI’s apartment 1 development in Deerfield. Attachment 2 shows the proposed final location of the west access drive – the relocated drive is proposed for the northernmost part of the parcel. The petitioners also have an interim plan to provide some buffer space between the drive and the possible construction activity on the west parcel. The interim location for the west access drive is a shown as attachment # 3. Attachment # 4 shows the difference between the interim location and the final location of the access drive. The petitioners are proposing that the west access drive location would change from the interim location to the final location upon the earlier of: (i) the issuance of a certificate of occupancy for a new building on the west parcel or (ii) the actual occupancy of the building on the west parcel (in the event there was an reoccupancy of the existing building). The need to reroute the western access drive was to raised last year when the Jewish Federation was beginning an analysis of the potential redevelopment of the parcel west of AMLI. At that time, AMLI requested that Village staff permit the construction of the west access drive with the interim plan on a temporary basis with the understanding that they would seek Substantial Conformance approval of the rerouted drive upon the sooner of: one year or submission of the redevelopment plans for the west parcel. The west parcel redevelopment plans are still being determined, and one year has passed so the petitioner is now seeking the Substantial Conformance review. The petitioners have indicated that the relocated drive has worked well for almost one year with smooth operations in this location. The petitioner’s attorney has submitted a detailed written description of the proposed plans for AMLI west access drive. In order to avoid more repetition/double reading of the project explanation, please see the petitioner’s materials for a more detailed description of the proposal. Access The access points to the rest of the AMLI development will not be changed as a result of the proposed change to the western vehicular access to the AMLI development. Zoning Conformance Request for a Finding of a Substantial Conformance Changes to an approved planned unit development require Plan Commission consideration and must ultimately be approved by the Board of Trustees (Article 12.09-G). If the Plan Commission recommends that the proposed change to the Planned Unit Development is found to be in substantial conformance with the previous plan and the Board of Trustees agrees, a public hearing will not be required to amend the plan. 2 Please read the second paragraph pf page 3 of the petitioner’s letter that explains their rationale for the request for a finding of substantial conformance. It’s Other requests that were approved in the Substantial Conformance manner include: • Parkway North Three’s parking garage expansion of an existing parking garage to north of the existing parking garage (a separate parking garage along Saunders Road was previously approved on another plan many years ago). • Venue One’s approval of elimination of crosswalk across Corporate 500 Drive, and elimination of sidewalks to the south and east. • A new parking lot for Textura located west of their existing parking lot due to the growth of their company. • Changes to the Cadwell’s Corners front parking lot and a vehicular connection to Just Tires to the south. • A second floor storage area for Tria Boutique in Deerfield Square. • New sign faces and changing the colors of the ground signs at the Lake Cook Road Walgreens corporate campus. • Walgreens solar panels on the roof of the 200 Wilmot Road building (Walgreens Wilmot Road campus). • A change to the roof materials for the Coromandel townhomes to replace the cedar shake roofs with an asphalt shingle roof. • A change in the Takeda Tollway sign to allow for a larger ground sign along the Tollway. • A change in the parking lot at Hyatt Deerfield Road campus (the Hyatt Hotel and 102, 104, 106, and 108 Wilmot Road office building) to add parking spaces to the property. 3 Village of Deerfield 2017 Zoning Ordinance Map Subject Property Article 12.09-G 12.09-G Changes to Approved Final Plan Any subsequent change or addition to an approved Final Development Plan shall first be submitted for approval to the Plan Commission and, if in the Plan Commission's opinion, such a change or addition is not substantial, it may recommend approval to the Village Board without hearing. If such a change or addition is construed to be substantial, a public hearing shall be held prior to such a recommendation. 12.09-H Time Limits If no substantial construction has begun or no use has been established in the Planned Unit Development within the time stated in the development schedule of the Final Development Plan, the Special Use for the Planned Unit Development shall become null and void. In its discretion and for good cause, the Village Board may extend for a reasonable time, not to exceed one (1) year, the period for the beginning of construction. 12.09-I Compliance with Regulations Failure to comply with the conditions and regulations as herein established and as specifically made applicable to a Planned Unit Development shall be cause for termination of the approval for said Planned Unit Development. At least fifteen (15) days notice shall be given to the developer to appear before the Plan Commission and answer any such charge of non-compliance. If the Plan Commission finds the charges substantiated, they may recommend immediate termination of the project approval if the situation is not satisfactorily adjusted within a specific period. 12.10 PLANNED RESIDENTIAL DEVELOPMENT PROCEDURES 12.10-A Pre-Application Conference Prior to filing a formal application for approval of a Planned Residential Development in that area which is bounded by Lake Cook Road, Wilmot Road, Hackberry Road and Willow Avenue, the applicant may request a pre-application conference with the Plan Commission. The purpose of a pre-application conference is to provide advice and assistance to the applicant. 12.10-B 1. Application Following the pre-application conference, application for approval of a Planned Residential Development shall be filed in accordance with the provisions of this Ordinance relating to Special Uses, except as specifically provided herein. 12-34 MEMORANDUM TO: Plan Commission FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner DATE: January 19, 2017 RE: Prefiling Conference regarding a request for a Special Use for a medical office facility to be established in the 1161 Lake Cook Road office building in the Deerfield Business Center Planned Unit Development The purpose of a prefiling conference is to provide feedback, direction, and input on the proposal prior to the public hearing. Subject Property The subject property consists of the Deerfield Business Center, which is a 10.5 acre development. Originally approved in 1983 as a Planned Unit Development (Ordinance O- 83-12), the property contains six (6) single-story office buildings at 1101, 1121, 1141, 1161, 1181, and 1201 Lake Cook Road. Each office building was 20,957 square feet in area for a total of 125,742 square feet in six office buildings. In 2006, Congregation B’nai Jehoshua Beth Elohim (BJBE) received approval for an amendment to a Special Use/Planned Unit Development for the Deerfield Business Center, a Text Amendment, and a Special Use with a parking variation to allow their religious institution at 1141, 1181 and 1201 Lake Cook Road. Surrounding Land Use and Zoning North: (across Lake Cook Road): R-3 Single Family Residential District – single family homes South: Eden’s Spur East: I-1 Office Research, and Restricted Industrial District – former Hellenic American Academy (now vacant), and Rochelle Zell Jewish High School West: I-1 Office, Research, and Restricted Industrial District – Textura Proposed Plan The petitioners, KGH Consultation, are proposing to purchase a one-story, middle office building (1161 Lake Cook Road) in the Deerfield Business Center Planned Unit Development to use as a medical office facility for their autism therapy services. The office building is 20,957 square feet. KGH is a therapy center providing comprehensive services to individuals, and their families, with Autism Spectrum Disorders (ASD) and related learning, behavior and/or social difficulties ranging from infancy through young adulthood. Currently, KGH has two locations. One in Northbrook, IL and one in Madison, WI. The Northbrook location has two centers; a Pediatric Center and a Teen & Young Adult Center. If this Special Use is approved the services at the Northbrook location will be relocated to the 1161 Lake Cook Road building. A more detailed description of the services provided are detailed on pages 7-15 in the petitioner’s material. Currently, there are 48 employees in their Northbrook location. The petitioner’s plans indicate anticipated growth in the 1161 Lake Cook Road building and they expect to add 10 more Licensed/Certified Therapists. Of the 48 current employees, the clinical staff provide offsite services which means that a therapist may start, end, or travel to a client’s home, school, job placement, etc. The clinical team are in and out throughout the day to accommodate their client’s scheduling needs with 20% to 25% of the treatment services done offsite. It will be estimated that a total number of persons on site at one time during a typical day will be around 110 persons at full growth. Typical hours of operation are from Monday – Friday from 9:00am-6:30pm. Saturday and Sunday hours are dependent on client requests and if needed, they will add 3-5 clinical staff on the weekend typically from 10am – 2pm. Clients are dropped off and picked up to and from their sessions. Treatment session length last anywhere from 1 hour to 6 hours with the average session lasting 3 hours. Parents/caregivers occasionally stay during a session to receive parent training for an average of 30-45 minutes. Most parent training, however, occurs in the client’s home. The petitioner has indicated that KGH does not rely on additional assistance of police and/or fire except for typical assistance such as a fire, outside danger, or medical situation. KGH relies on their skilled, trained staff certified in Preventative Crisis Management (PCM) and are able and certified to support a client, if needed. The petitioner’s material indicates that during the 10 years at the Northbrook location, there was one incident where emergency personnel were called. In this incident a client pulled the fire alarm. The petitioner’s material indicates that client and staff safety are of primary concern. The petitioners will install a 4-digit pin system that all outsiders must input into the system in order to gain access into the building. The petitioner’s material indicate that video cameras will be installed into all non-private rooms throughout the interior and exterior parts of the building. Additionally, the building is closed using two employees, avoiding one staff/car leaving the premises alone at night. As part of the petitioner’s request, they will be converting a courtyard between the 1161 and 1141Lake Cook Road buildings into a play area. The proposed 1,400 square foot space will include toddler and early child outside toys, playground equipment on a safe surface and will be fenced in. This will allow KGH’s Early Childhood, preschool program to meet the requirement for accreditation. No outside ceremonies that will take place in this space. Staff are instructed to park their cars in front of the building, furthest away. The petitioner indicates that the majority of clients drop off and pick up, and indicate that short term dedicated parking spaces are ideal. KGH protocol includes the staff member walking with 2 the caregiver and client to the car if it is required to walk out into the parking lot to reach the client’s car. Vehicular Access No changes to the existing access points for this PUD are proposed. Access to and from the Deerfield Business Center PUD is from the signalized intersection at Lake Cook Road and Pine Street, and there are two existing access points to this PUD along the private frontage road. The traffic flow pattern on the site will not change. Traffic on the west side of the 1161 building cannot go south to the 1201 building and there are “Do Not Enter” signs indicating this. There is a dashed line on the site plan (Sheet A1.0) that indicates the path of vehicle travel from the intersection of Lake Cook Road and Pine Street to the entrance to KGH on the west side of the 1161 Lake Cook Road building. Traffic and Parking Study The petitioners retained Gewalt Hamilton Associates to conduct a traffic and parking study. The consultant has done some preliminary analysis. Based on the current KGH operation, the preliminary analysis indicates that during the morning peak period (8:45am – 9:45am) the facility generates 32 vehicular trips, and 77 trips during the afternoon peak period (3:45pm – 4:45pm). Adjusting for additional growth of 10 staff members, the morning peak periods increases to 40 vehicular trips and 94 vehicular trips during the evening peak period. The preliminary study also indicates that most activity is after the traditional morning peak hour and should not present a significant conflict with the nearby Chicagoland Jewish High School, and a majority of clients are dropped off for treatment that last on average of 3 hours. The preliminary analysis noted that a formal drop-off lane is not required, but short term dedicated parking spaces will be desirable as most clients do not have mobility issues that would allow the use of handicapped accessible spaces. The number of short term dedicated spaces is not indicated on the plans. Zoning Conformance The subject parcel is part of an existing PUD which is known as the Deerfield Business Center. PUDs are a Special Use in the I-1, Office, Research, and Restricted Industrial District. The petitioners are seeking approval of a Special Use for a medical office for a 20,957 square foot building. Attached are the Special Use standards. The petitioners are also seeking approval of an amendment to the existing Special Use/PUD to allow changes to the signage plan for this PUD to allow the signage as explained below in the signage section. 3 Parking Below is how parking for the Deerfield Business Park PUD has been calculated: BJBE Parking: Required: The Zoning Ordinance requires one (1) parking space for each four (4) seats for a place of worship. A child care facility requires one (1) parking space for each teacher and employee, plus one (1) parking space for each ten (10) students. The total seating capacity of the sanctuary is 600 persons (422 in the main seating area and 178 in the balcony) and the seating capacity of the chapel is 100, for a total seating capacity of 700 persons (600 in the sanctuary and 100 in the chapel = 700) which would require 175 spaces. The early childhood center serves approximately 35 children from six months to four years of age and a 15 teachers/staff. The 35 children would require 3.5 parking spaces (35/10 = 3.5) plus 15 for the teachers/staff for a total of 18.5 spaces. BJBE would require 194 parking spaces (175 for the place of worship, plus 18.5 for the childcare for a total of 193.5 = 194 spaces). Provided: A total of 160 spaces are provided for BJBE. A parking variation was granted in 2006 for the number of parking spaces as 194 are required on site for the three BJBE buildings, and 160 are provided on the BJBE property, a shortage of 34 parking spaces. BJBE and the owner of Deerfield Business Center (3 remaining office building in this development) have a parking agreement which was a requirement of the 2006 Special Use approval. This parking agreement will allow for use of the Deerfield Business Center parking lots for 40 cars during non-business hours, and on weekends from 8:00 a.m. to 1:00 p.m. BJBE’s parking agreement with the Deerfield Business Center to use 40 spaces in their parking lot results in a total of 200 spaces for BJBE (160 on site and 40 off-site at the adjacent office buildings in this PUD). Parking for Three Existing Office Buildings: Parking spaces required for the three (3) office buildings in this PUD (1101, 1121, 1161 Lake Cook Road) on the site: The three (3) buildings are each 20,957 according to the site plan approved in 1983 and two of the office buildings used for office would require 167.65 parking spaces (41,914 / 250 = 167.65 = for two of the office buildings, and 117.36 (20,957 / 1,000 x 5.6 = 117.36) for the proposed KGH facility which is calculated at the medical office requirement of 5.6 parking spaces per 1,000 square feet of leasable floor space or four (4) patient parking spaces shall be provided for each staff doctor, plus two (2) parking spaces for each three (3) employees, plus one (1) parking space for each staff doctor, whichever is greater. This parking requirement is used instead of the general office space at 4 parking spaces per 1,000 square feet of gross floor area. A total of 285 parking spaces are required for the three office buildings (117.36 parking spaces for the proposed KGH facility and 167.65 parking spaces for the other two office buildings). 4 Provided: There are 275 spaces provided for the three remaining office buildings at the middle and north end of the site. A parking variation would be needed for the office portion of the development as 285 parking spaces are required as indicated above. Deerfield Business Center PUD: Required parking spaces for both uses (BJBE and the three office buildings) in this PUD: 479 spaces (194 for BJBE, plus 285 for the three remaining office buildings). Parking spaces provided for both uses in this PUD: A total of 445 spaces are provided on the entire site (160 spaces on the BJBE portion of the property, and 285 spaces on the office portion of the property). Future Sidewalk Along Frontage Road When Textura (to the west) was approved for their expansion in 2007, they made a commitment to future sidewalk along the frontage road. See attached background information. The Plan Commission should discuss this issue with the petitioners. Proposed Signage (See Signs 1, 2 and 3 in Petitioner’s Plans) The petitioners are proposing 3 new ground signs along the Frontage Road: Two (2) Sign 3 and one (1) Sign 2. There is an existing directory ground sign listing businesses in this development along the frontage road, and the KGH name is proposed to be added to this sign. There is an existing Deerfield Business Center ground sign along the frontage road identifying this planned unit development and this sign will remain as is. Signage - Zoning Conformance Business Ground Sign in an I-1 PUD (Proposed New Ground Sign 2): Number and Content: Permitted: Not more than one (1) ground sign for each frontage except where a PUD has frontage in excess of 500 feet, one additional ground sign is permitted. Said sign may include name of the building, or the name of the development, or the name of one (1) tenant located in the development. The sign may include the address of the development. The subject property has 446 feet of frontage so it does not qualify for a second ground sign for an I-1 PUD. Proposed: New ground sign for KGH with wording “Premier Autism Spectrum Center”. Variation needed for second sign and sign content. There is an existing main business ground sign along the south side of the frontage road to identify this PUD which was approved many years ago. The content of this ground 5 sign is “Deerfield Business Center”. The petitioner’s wish to add another business ground sign to this PUD for KGH. In the past, the Village has not allowed separate ground signs for businesses located in I-1 PUDs, but has allowed ground signs in I-1 PUDs for religious institutions that were done through text amendments (BJBE currently has a 38 square foot ground sign along Lake Cook Road at the front of the Deerfield Business Center PUD) and the Village also has allowed ground signs for the schools to the west done by text amendments to the I-1 signage section of the zoning ordinance. Sometimes businesses have been listed on the main business development ground signs (examples are Parkway North Center and Corporate 500 Center). A variation was granted for those development to allow a development ID business ground sign to contain the names of more than 1 tenant (as these ground signs are limited to only the name of the building, or the name of the development, or the name of one (1) tenant located in the building). Area: Permitted: The maximum surface area of the ground sign may be up to forty-five (45) square feet per face not exceeding an aggregate surface of 90 square feet. Proposed: 28.33 square feet for the new KGH ground sign. Location: Permitted: May not be located in any required perimeter setback. Proposed: In perimeter setback. Variation needed. Height: Permitted: Not to project higher than 6 feet. Proposed: Four (4) feet high in height. Directional and Occupant Signs (Proposed New Ground Sign 3) Staff believes these signs are best classified as directional as they contain arrows or occupant as they contain the tenant name. Directional signs may be up to 2 square feet in area and non-illuminated, and are intended to be for direction, and are for non-commercial purposes. If a directional sign is over 2 square feet in area, illuminated, or used for commercial purpose, a sign variation is needed. Occupant Signs are limited in content to the name of occupant and the address of the premises and be no larger than three (3) square feet in gross surface area per sign. An occupant sign may be a wall and ground signs and no more than two (2) per street frontage. Occupant signs which may be illuminated. 6 Proposed: The petitioner is proposing two (2), 28.33 (102” W X 40” H) square foot directional signs (Sign 3), four (4) feet high for KGH with an arrow on them as an alternate to the ground sign (Sign 2) off of Lake Cook Road as indicated on page 19 of the petitioner’s material. The signs would be lit from a ground light. The locations of these signs are indicated on sheet A1.0 in the petitioner’s material. Staff has urged the petitioner to consider smaller directional or occupant ground signs instead of these larger ground signs shown on the plans. Building Identification Signs in an I-1 PUD (Sign 1 by the entrance door to KGH) Number: Permitted: One ground sign for each building located within an I-1 PUD. Proposed: One ground sign at the entrance to the KGH tenant space. Area: Permitted: No more than two exposed faces with a gross surface area not greater than 27 square feet per face. Proposed: 9.26 (102” W X 40” H) square feet. Location: Permitted: Signs shall not be located in any required perimeter setback. Proposed: At the entrance to the tenant space. Height: Permitted: Signs shall not be higher than 4 feet. Proposed: The sign will be two (2) feet in total height. Directory Sign in an I-1 PUD There is an existing directory ground sign in this PUD at the northeast corner of this development that was approved many years ago. A directory sign lists the tenants in the development and the name KGH is proposed to be added to this ground sign. 7 1161 Lake Cook Road Lake Cook Road 1161 0 50 100 200 300 1 inch = 200 feet 400 Feet ± 1161 Lake Cook Road Lake Cook Road Frontage Road 1121 1101 1141 BJBE 1161 Subject Property 1181 BJBE 1201 BJBE 0 25 50 100 150 1 inch = 100 feet 200 Feet ± Village of Deerfield 2017 Zoning Ordinance Map Lake Cook Road Subject Property BACKGROUND INFORMATION REGARDING SIDEWALK ALONG FRONTAGE ROAD 2013 1161 Lake Cook Road Plan Commission Submittal Respectfully Submitted to: Deerfield Plan Commission [Grab your reader’s attention with a great quote from the document or use this space to emphasize a key point. To place this text box anywhere on the page, just drag it.] BBB A+ rating Village of Deerfield Planning Commission January, 2017 TABLE OF CONTENTS I. KGH Consultation & Treatment, Inc. A. Introduction B. Company Background C. Mission D. Vision E. Values F. Staff G. Clients we serve H. Services a. Overview of Clinical Operations b. Overview of Services provided c. Assessment & Diagnostic Services d. Treatment Services e. Consultation Services f. Family Support Services g. Social & Group Services h. Research & Professional Education Services II. Behavioral Health Center of Excellence distinction article from Northbrook Patch, December 2016 III. Site plan, Building Drawings and Proposed Signage IV. Preliminary Parking Study Autism Speaks Northshore Walk May 2016 2 I. KGH Consultation & Treatment, Inc., (KGH) A. Introduction KGH is an innovative therapy center providing comprehensive services to individuals, and their families, with Autism Spectrum Disorders (ASD) and related learning, behavior and/or social difficulties ranging from infancy through young adulthood. KGH became an official company in January 2001. Currently, KGH has two locations. One in Northbrook, IL and one in Madison, WI. Our Northbrook location has two centers. Our Pediatric Center is at 3100 Dundee Road, suite 704 and our Teen & Young Adult Center is at 3100 Dundee Road, suite 910. B. Company Background KGH started from one little boy (see below) who took an immediate liking to the founder, Kim, and through Kim’s determination to help this little boy, she realized she found her calling. KGH stands for the founder/CEO’s name; Kim Garvey Hoehne. Her story on how she began KGH goes like this. “I started working with Johnny, a two-year-old boy diagnosed with autism, my sophomore year in college. I found the job posting on my psychology department bulletin board, excited that it paid more than working in the library. Knowing absolutely nothing about autism other than what I read in my psych books, I knocked on the door of this little boy’s house. Upon entering, this cute little boy, who refused to make eye contact, gave me his teddy bear. His father quickly offered me the job. When I inquired as to the rush of the job offer, he said, “Watch”. He attempted to take Johnny’s teddy bear, the one he just offered me. Johnny began screaming, kicking, hitting, etc. Johnny’s father informed me that Johnny never gives up his teddy bear, and that I was the first person to whom he had ever offered the bear. Leaving the house with a treatment schedule, I immediately thought, “What am I getting myself into?” Shortly after the start of his in-home Applied Behavior Analysis (ABA) program, the consultant moved away and the other therapists on his team quit, leaving me as his only therapist. I was forced to quickly learn not only how to teach a child with autism, but also what to teach a child with autism. I worked with Johnny 2 ½ hours a day, six days a week for 3 ½ years. We went through tough times and intense behaviors. I often found myself creating materials from magazines since his family did not have the financial resources to buy the needed teaching materials. We also went through great times, hearing his first words (“shoe” and “ball”) and watching the school bus pick him 3 up for the first day of kindergarten (regular kindergarten, that is!!). Along the way, I learned a great deal about autism, as well as how autism affects the family. Over the years of working with numerous clients with various learning, developmental and social abilities as well as spending countless hours reading evidence-based research literature, I came to realize that in order to successfully teach, it was my responsibility to learn the various types of teaching approaches and then individualize each child’s treatment based on the specific needs and learning style of that child. So how did KGH get started? It started with a little boy named Johnny and blossomed into several therapists with similar desires and goals: to do what we can to help our clients achieve their maximum potential!” Kim’s bio: Kim, Founder and CEO of KGH, received her Bachelor’s Degree in Psychology from Lake Forest College and her Master’s Degree in Communication Sciences and Disorders from Northwestern University. She went on to receive a certificate of specialty from PennState in Applied Behavior Analysis for Special Education. Kim is a developmental specialist and is Board Certified and Licensed as a Behavior Analyst. She began working with students with ASD and related disorders in 1993. As the founder, Kim has created each and every position within the organization in order to best support the needs of the clients and their families. From her education and early training, Kim has a strong understanding of typical development and uses that expertise in helping the clinicians use scientific-based treatment techniques to teach atypical learners to become active, natural learners who are motivated to socialize and learn on their own. Even as the CEO, she is often found in treatment sessions or reading the latest peer reviewed research articles. Kim’s philosophy is to always be mindful of what’s in the best interests of the clients, their family, and the KGH staff. Kim has two children and enjoys Pilates, reading, and family movie night. C. Mission Leading the way in effective treatment by providing comprehensive services to individuals with Autism Spectrum Disorders (ASD) and related learning, behavior and/or social difficulties. D. Vision Treatment Vision: To create the most respected, comprehensive, scientific-based treatment facility to individuals with Autism Spectrum Disorders (ASD) and related disorders in the Mid-West. 4 Staff Vision: To be the employer of choice and create a team of people who are inspired to be the very best they can be and who are devoted to making a positive difference in those they support. E. Values KGH hires and fires by our values!! They are: Integrity - Always do the right thing - Always do your best Compassion - Walk in our client’s shoes every day - Show compassion towards your coworkers Team Work - Build a positive team and family spirit - Grow positive energy - Inspire others to be their best Be Happy - Do what you love, love what you do - Work hard, play hard The autism puzzle ribbon - Be accountable for your own success Responsibility to Clients - Exceed expectations - Make a difference Innovative - Made ideas happen - Find new ways to make it better - Be a creative thinker F. Staff Currently, there are 48 Northbrook employees. Growth plans in the new location are expected to add 10 more Licensed/Certified Therapists. Our Leadership Team consists of: Clinical Director Director of Finance Director of Therapy Director of Human Resources 5 Director of Technology & STEM Founder/CEO Director of Outreach & Community Support Our Clinical Team consists of Licensed/Certified therapists: Board Certified Behavior Analysts (BCBAs) Licensed Clinical Social Workers (LCSW) Senior Board Certified Behavior Analysts Occupational Therapists (OT) Community Support Specialists Senior Occupational Therapists Parent & Professional Training Specialists Registered Behavior Technicians (RBT) Family Support Specialists Science, Technology, Engineering, and Math (STEM) Teachers Licensed Regular Education Teachers Speech Therapists (SLP) Licensed Special Education Teachers Senior Speech Therapists Licensed Clinical Psychologist Transitioning & Job Support Specialists Our Administration Team consists of: Accounts Receivable Specialist HR Generalist Authorizations Coordinator Receptionist Billing Coding Specialist Scheduling Coordinator & Clinical Administrator Billing & Intake Manager G. Client’s we serve KGH’s team of specialists has expertise addressing the comprehensive, therapeutic needs of individuals ranging from infancy through young adulthood, specializing in: Autism Spectrum Disorders (ASD) Pervasive Developmental Disorder (PDD) KGH Staff in our indoor playground 6 Asperger’s Syndrome Social Pragmatic Language Disorder Executive Functioning Difficulties Sensory Integration Dysfunction Social Cognition Deficits Developmental Delays Non-Compliant Behaviors Learning Disabilities Behavioral Disorders Nonverbal Learning Disability (NVD) Anxiety Academic Challenges ADD/ADHD Mental Health Issues Sensory & Emotional Regulation Challenges Feeding Problems H. Services a. Overview of Clinical Operations Typical hours of operation are from Monday – Friday from 9:00am-6:30pm. When there is multiple client requests for Saturday/Sunday hours, KGH will comply by adding 3-5 clinical staff on the weekend typically from 10am – 2pm. Of our 48 employees, our clinical staff provide offsite services as well. This would mean that a therapist may start, end, or travel to a client’s home, school, job placement, etc. Thus, our clinical team are in and out throughout the day to accommodate our client’s scheduling needs. 20% to 25% of our treatment services are done offsite. It will be estimated that a total number of persons on site at one time during a typical day will be around 110 at full growth. Also, clients are dropped off and picked up to and from their sessions. Treatment session length averages at 3 hours (shortest 1 hour to longest intensive session length 6 hours). Parents/caregivers occasionally stay during a session to receive parent training for an average of 30-45 minutes. Most parent training, however, occurs in the client’s natural setting; the home. With regard to police and fire assistance, KGH does not need to rely on the additional assistance of police and/or fire except for typical assistance such as a fire, outside danger, or medical situation. During our 10 years at the Northbrook location, we had one client pull the fire alarm. As a result, we changed the cover on the alarm and there has been no further instances. We have skilled, trained staff who are certified in Preventative Crisis Management (PCM) and thus we are able and certified to support a client, if needed. Community Outing at the mini-golf 7 Client and staff safety are of primary concern. We will install a 4 digit pin system that all outsiders must input into the system in order for the doors to be allowed to open. Furthermore, as in our current building, video cameras will be installed into all non-private rooms throughout the interior and exterior parts of the building. Additionally, we close the building with two people, avoiding one staff/car leaving alone at night. In pursuant to our Early Childhood Preschool Accreditation, we are needing a minimum of 1,000 square foot fenced in, outdoor space. The space will include toddler and early child outside toys and playground equipment on a safe surface. This will allow our Early Childhood, preschool program to meet the requirement for accreditation. There are no outside ceremonies that will take place. Staff parking are instructed to park their cars in front of the building, furthest away. Since the majority of clients drop off and pick up; short term dedicated parking spaces are ideal. KGH protocol includes the staff member walking with the caregiver and client to the car if it is required to walk out into the parking lot to reach the client’s car. b. Overview of Services Provided KGH provides 6 varying types of service divisions. These are: Assessment & Treatment Consultation Diagnostic Services Services Services Family Support Social & Group Research & Services Services Professional Education Services Within these 6 main types of services, KGH serves the age range from toddler through young adulthood: Toddler/Early Elementary Middle Highschool Young Childhood School Aged School Aged Adulthood 12m - 5y 6y - 9y 10y - 14y 15y - 18/22y 22y-28y 8 Adhering to our mission of providing comprehensive services, we have created services that start early in their diagnosis and run through living away from home. All families and/or individuals who call are offered a FREE screening in order for KGH to learn about their needs, educate them about KGH and how we can help, and provide recommendations to support their journey as a family with a child with special needs or as the young adult, themselves. c. Assessment & Diagnostic Services KGH can provide assessment to determine and/or rule out numerous disorders and disabilities. This can also include problematic behavior assessments, feeding assessments, and augmentative communication assessments. d. Treatment Services Our treatment services begin with toddlers receiving intensive 1:1 developmentally based Applied Behavior Analysis (ABA) in the home, clinic, and community. Then we add peripheral services like speech and occupational therapy to help prepare them for a classroom environment. We then provide treatment in our Early Childhood Classrooms (Play Pals Preschool) with a lead teacher to help prepare them during their preschool years. Our Elementary School Aged students begin to receive mental health support (LCSW), academic remediation as well as treatment to support self-awareness/self- monitoring/self-regulation. Our Middle School Aged and High school and Young Adults therapy focuses on necessary self-help and independence skill acquisition. We address independent and social barriers to learning and begin teaching STEM (Science, Technology, Engineering, and Math) as a pre-vocational skill. e. Consultation Services KGH consults with various school districts as well as collaborates with schools for shared clients/students. We provide Telehealth consultation (allowing us to support rural clients) as well as nutritional support. Vocational consultation and supervision as well as transition consultation out of public/private school. KGH also provides independent living consultation. f. Family Support Services KGH offers a variety of family support services. From a free initial session with a licensed mental health provider to parent and caregiver trainings to help empower parents and caregivers. KGH supports the family unit by offering psychotherapy for the family, sibling support groups as well as monthly parent support groups with free child care. We educate families about topics before they become a problem such as co- conditions/dual diagnoses, puberty, and transitioning into adulthood. We are well known for providing resources and referrals specific to the family need as it becomes needed. 9 g. Social & Group Services The majority of our clients come to KGH with social deficits. Thus we begin in the early childhood years to teach the necessary pre-requisites and then supervise peer play sessions. We provide summer camp shadowing to help teach socialization in a fun, natural environment. Our Middle School Aged and High schoolers benefit from our social and group services such as summer camp, Boys/Girls Group, Games, Minecraft Club, and Community Outings. During Community Outings, clients and therapists meet at different locations around town. Groups teaching about their own sexuality is a valued group, along with our adult with special needs support group. Also, for many of our groups, while the child to young adult is in their social group, parents/caregivers are also provided a support/education group running simultaneously. This provides greatest opportunity for success and carryover. h. Research & Professional Education Services The goal of this type of service is to give back and educate the community as well as to contribute to our field. This includes conducting research and publish in peer-reviewed journals, partner with other organizations to conduct research, and provide professional workshops offering Continuing Education (CE) credits. KGH also provides seminars to increase community awareness and first responder training, for free. Attached is a visual of all the specific types of services that fall under the 6 main types of services. The darkened arrow at the bottom of the page is the specific services for that age range. 10 Comprehensive Work closely Free initial 1:1 social Conduct Comprehensive/Foc Evaluations with outside session with skills pre- research to used Therapy team Licensed requisite better the Diagnostic members mental health training field of Intensive 1:1 Evaluations developmentally provider behavior Consult with Social analysis based ABA Psychoeducation school Parent & dyads/pee treatment al Evaluations district for caregiver r play Partner with successful training sessions other -in the home, clinic Achievement and community- transition program organization Testing into school Camp s to conduct placement Weekly shadowing research AAC Assessment parent Nutritional coaching Specialize Publish Play Feeding Support d summer research to Pals Assessment Counseling & programs peer- Telehealth psychotherap - KGH reviewed Speech Therapy Problem Behavior services y for family summer journals Assessment (FBA) Occupational and individual camp family - groups Professional Therapy members such as workshops kids can providing CE Physical Therapy Sibling cook and credits to support superflex professional group s Monthly Seminars to parent increase support community groups with awareness free child care First responder Material training making & real time access to data collection Toddler/Early Elementary Middle Highschool Young Childhood School Aged School Aged 15y - 18/22y Adulthood 12m - 5y 6y - 9y 10y - 14y 11 Psychoeducatio Specialized Mental Health nal Evaluations summer support/Psychoth programs erapy Achievement - KGH Testing summer camp Academic - groups such remediation as Boys/Girls Group STEM skill Games Galore acquisition STEM group Superflex Self- Program in awareness/self- group format monitoring/self- regulation treatment Toddler/Early Elementary Middle Highschool Young Childhood School Aged School Aged 15y - 18/22y Adulthood 12m - 5y 6y - 9y 10y - 14y 12 Moderate to Support and Specialized Address severe educate family groups continued problem regarding co- - continue learning behavior plan conditions STEM group barriers and - Pre- implementatio Puberty vocational skills 1:1 Focused n Functional awareness group therapy Behavior - Superflex addressing Analysis Program – real continued life superflex learning - Community barriers as well Outings as self- help/independ ence skill acquisition Continue STEM skill acquisition Toddler/Early Elementary Middle Highschool Young Childhood School Aged School Aged 15y - 18/22y Adulthood 12m - 5y 6y - 9y 10y - 14y 13 Begin Sexuality Address vocational group independent and social training and supervision Special needs barriers group STEM as pre- Transition vocational support from public school oddler/Earlhildhood 12m - 5y Toddler/Early Elementary Middle Highschool Young Childhood School Aged School Aged 15y - 18/22y Adulthood 12m - 5y 6y - 9y 10y - 14y 14 Independent Adult with Continue to living support special address needs independent support and social group barriers Needed skill building for vocational success Toddler/Early Elementary Middle Highschool Young Childhood School Aged School Aged 15y - 18/22y Adulthood 12m - 5y 6y - 9y 10y - 14y 15 II. Behavioral Health Center of Excellence distinction article in Northbrook Patch, December 2016 KGH Consultation & Treatment Earns Behavioral Health Center of Excellence Distinction Cook County Autism Treatment Center Named as Top National Behavioral Service Provider By Jing Gu (Open Post) - December 13, 2016 10:00 am ET The Behavioral Health Center of Excellence (BHCOE) has awarded KGH Consultation & Treatment with an Award of Distinction, recognizing the organization as a top behavioral service provider in the country. The award celebrates exceptional behavioral health providers that excel in the areas of clinical quality, staff satisfaction and qualifications, and consumer satisfaction. These areas are measured via a wide-ranging audit, including interviews with agency clinical leadership, a detailed staff qualification review, anonymous staff satisfaction survey, and anonymous consumer satisfaction survey. 16 “The commitment that KGH Consultation & Treatment makes to clinical excellence is apparent in their comprehensive treatment plans, inclusive caregiver collaboration strategies, and utilization of current best practices in the field of Applied Behavior Analysis. Their attention to staff and caregiver satisfaction further reflects the organization’s dedication to providing high quality care for their clients with developmental disabilities,” said Sara Gershfeld, Founder of BHCOE. “It is with great pleasure that we commend the Clinical Director, Jill Hollederer, and her team on running a sustainable program that is an indispensable resource for Northbrook IL and Madison WI area autism communities and beyond.” BHCOE is a trusted source for recognizing top-performing behavioral health providers. Acting as a third-party, the organization systematically measures and reports on existing quality criteria in the behavior analysis community using standardized methods and practices, and awards only those service agencies that meet elite standards. “We are extremely grateful for our outstanding team of dedicated therapists who are integral to the innovative and personalized services that we are able to provide here at KGH. We also take great pride and joy in the qualitative and quantitative improvements that our clients demonstrate across behavioral, social, and academic milestones,” said Jill Hollederer, MA, BCBA. “We are excited to be receiving this Award of Distinction from the BHCOE and our agency looks forward to providing ethical and effective services in Cook County, Dane County, and beyond for years to come.” About Behavioral Health Center of Excellence (BHCOE) The Behavioral Health Center of Excellence is a trusted source that recognizes top-performing behavioral health providers. BHCOE offers a third-party measurement system that differentiates top services providers from 17 exceptional services providers. The BHCOE criterion features standards that subject-matter experts developed to measure state-of-the-art behavioral health services. The organization’s partnership with Love My Provider, an online review of services for families impacted by special needs, allows awardees to be featured as a Center of Excellence on LoveMyProvider.com. For more information, visit http://www.bhcoe.org/. About KGH Consultation & Treatment KGH provides treatment, consultation, education, support, and empowerment to you, your child, and your family. We serve clients with autism spectrum disorders (ASD) and related challenges from infancy through young adulthood. Whether it is parent training, speech therapy, occupational therapy, social groups, or ABA therapy, KGH uses evidence-based treatment in order to ensure the best outcome for you, your child, and your family. For more information, please visit https://kghconsultation.org/. 18 III. Proposed Site plan, Proposed Building Drawings and Proposed Signage Please see attached proposed site plan, building drawing, and signage a. rationale for signage off of Lake Cook Road KGH’s biggest complaint from families is that “they had a hard time finding us.” A family that has a child with autism in the back of their car, going to a new place, can be quite a difficult experience itself. Adding to that, parent stress and anxiety about not being able to find the location and being late, is like adding fuel to a burning fire for the individual with autism. Our goal is to provide the individual with autism, along with their family, a calm and positive experience from the moment they find our location and walk into our center. In order to do this, we feel providing a village approved sign off of Lake Cook Road would be necessary. We are very open to the location, along with all logistics that are required to help make that happen. Thank you for considering this request and helping us help our families. b. alternate directional, ground sign instead of signage off of Lake Cook Road Working off of your recommendation of directional signage in place of the Lake Cook Road sign, there are two proposed directional signs. The first one is right as you turn onto Frontage Road to help deter traffic to continue on Pine. The second one is right before the suggested turn into the second entrance into the building complex. As the traffic dashes shows on the site plan, the goal is for the KGH clients to bypass all the BJBE and 1101 and 1121 buildings altogether. 19 2610 Lake Cook Road Suite 280 Riverwoods, Illinois 60015 Ph.: (847) 940-0300 Fax: (847) 940-1045 MEMORANDUM To: Ms. Kim Garvey Hoehne, MA, BCBA KGH Consultation and Treatment From: Dan Brinkman, P.E., PTOE Date: December 29, 2016 Subject: Traffic Observations 3100 Dundee Road, Suites 704 and 910 Northbrook, Illinois Project Context Per your request, GEWALT HAMILTON ASSOCIATES, INC. (GHA) has collected existing traffic volume and performed observations of traffic operations at the current KGH Consultation and Treatment (KGH) facilities in Northbrook, IL. The following summary is intended to provide you with an understanding of the current traffic volumes during the peak arrival and departure periods as well as estimates regarding the current parking utilization for the facilities. As you continue the submittal and planning process to the Village of Deerfield for the potential relocation to 1161 Lake Cook Road, the data collected will serve as a baseline to understand existing operations and project future changes that will be documented in a Traffic and Parking Impact study. Traffic Data Collection In an effort to determine the current traffic volumes generated by the KGH clinic, GHA conducted a series of traffic count / observations on Wednesday December 21 (3:30 pm – 6:30 pm) and Thursday December 22, 2016 (8:30 am – 11:30 am). The observed Peak Hours occurred from 8:45-9:45 am and from 3:45-4:45 pm. As can be seen the existing KGH clinic generated 32 trips (combined inbound and outbound) during the Morning Peak Hour and 77 trips during the Evening Peak Hour. Based on discussions with KGH, the new facility is expected to accommodate growth in clinical staff up to additional 10 staff members. The projected traffic volumes at the increased staff level are also provided. Morning Peak Hour Evening Peak Hour Use 8:45-9:45 am 3:45-4:45 pm In Out Sum In Out Sum KGH Consulting & Treatment 44 staff 25 7 32 44 33 77 KGH Consulting & Treatment 54 staff 31 9 40 54 40 94 A complete summary of the traffic count data is included as Appendix A. Traffic Data Collection KGH Consultation & Treatment Northbrook, IL Parking Demand The existing KGH clinic exists within a multi-tenant office complex. As such, determining exact parking demands was difficult during the observation periods. Subsequent discussions with the operator confirmed that the peak parking demand ranged between 50-65 spaces during the day, which includes staff, and patients. Traffic Operations General comments and observations regarding KGH include the following:  Some staff (<5) arrive prior to the 9:00 office hours start time.  Most activity is after the traditional morning Peak Hour and should not represent a significant conflict with the nearby Chicagoland Jewish High School.  Staff conducts home visits so the above referenced parking demand is a peak value that will not be required through the course of a normal day.  A vast majority of clients are dropped off for treatment appointments that last on average 3 hours.  A formal drop-off lane is not required, but short term dedicated parking spaces will be desirable as most clients do not have mobility issues allowing the use of dedicated handicapped accessible spaces.. I trust that these preliminary observations are useful and allow us to move forward with the preparation of the Traffic Impact and Parking Study. Should you have any questions, please do not hesitate to contact me directly at 847-821-6222. 5221.900 KGH Traffic Observations 122916.doc Gewalt Hamilton Associates, Inc. – Page 2 Traffic Observations KGH Consultation December 21 / 22, 2016 Ste 704 Ste 910 Total Hourly Grand in out in out in out in out Total 8:30 2 0 0 0 2 0 8:45 8 1 0 0 8 1 9:00 5 5 0 0 5 5 9:15 3 0 0 0 3 0 8:30 18 6 24 9:30 8 1 1 0 9 1 8:45 25 7 32 9:45 3 1 1 0 4 1 9:00 21 7 28 10:00 4 4 0 1 4 5 9:15 20 7 27 10:15 1 0 0 0 1 0 9:30 18 7 25 10:30 3 2 0 0 3 2 9:45 12 8 20 10:45 9 3 0 0 9 3 3:30 7 6 1 1 8 7 3:45 6 2 5 4 11 6 4:00 11 11 4 5 15 16 4:15 7 3 3 0 10 3 3:30 44 32 76 4:30 7 7 1 1 8 8 3:45 44 33 77 4:45 2 1 1 2 3 3 4:00 36 30 66 5:00 1 4 4 0 5 4 4:15 26 18 44 5:15 5 6 4 0 9 6 4:30 25 21 46 5:30 3 3 1 2 4 5 4:45 21 18 39 5:45 5 3 1 3 6 6 5:00 24 21 45 6:00 1 1 0 1 1 2 5:15 20 19 39 6:15 3 9 2 3 5 12 5:30 16 25 41