1999-0355/3/99
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ORDINANCE NO. 99 -35
AN ORDINANCE APPROVING A SPECIAL USE
IN THE INDUSTRIAL DISTRICT,
VILLAGE OF BUFFALO GROVE,
COOK AND LAKE COUNTIES, ILLINOIS
Veterinary Specialty Clinic
Southwest corner of Busch Parkway /Milwaukee Avenue
Corporate Grove Business Park
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the
Illinois Constitution of 1970; and,
WHEREAS, the real property legally described in EXHIBIT A ( "Property ")
attached hereto is zoned in the Industrial District; and,
WHEREAS, CGA Investment Company, LLC is the Owner of the Property;
and,
WHEREAS, Veterinary Specialty Investment Group, LLC (hereinafter referred
to as the "Petitioner ") is the contract purchaser of the Property and has petitioned
the Village for approval of a Special Use in the Industrial District to construct and
operate a veterinary facility of 27,132 square feet on the Property pursuant to the
following exhibits:
EXHIBIT A Legal Description
EXHIBIT B Project Narrative (no date)
EXHIBIT C Area Plan dated March 17, 1999 by the Dobbins Group
EXHIBIT D Preliminary Plan (Site Plan) dated April 8, 1999 by the
Dobbins Group
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EXHIBIT E Building Floor Plan dated April 7, 1999 by the Dobbins
Group
EXHIBIT F Building Elevations dated as last revised April 16. 1999
by the Dobbins Group
EXHIBIT G Landscape Plan dated April 8, 1999 by the Dobbins
Group
EXHIBIT H Photometric Plan dated April 8, 1999 by the Dobbins
Group
WHEREAS, notice of the public hearing concerning the petition for approval
of the Special Use was given and the public hearing was held by the Buffalo Grove
Plan Commission; and,
WHEREAS, the Plan Commission determined that the criteria for a Special
Use as set forth in Section 17.28.040 of the Village's Zoning Ordinance have been
met and development of the Property as proposed would be compatible with
adjacent properties; and,
WHEREAS, the President and Board of Trustees after due and careful
consideration have concluded that the development of the Property on the terms
and conditions herein set forth would enable the Village to control development of
the area and would serve the best interests of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES,
ILLINOIS:
Section 1. This ordinance is made pursuant to and in accordance with the
Village's Zoning Ordinance, Development Ordinance and the Village's Home Rule
powers. The preceding whereas clauses are hereby made a part of this Ordinance.
Section 2. The Corporate Authorities hereby adopt a proper, valid and
binding ordinance approving a Special Use for a veterinary facility providing
specialized medical, surgical and emergency veterinary care pursuant to EXHIBITS
B, C, D, E, F, G and H for the Property legally described in EXHIBIT A attached
hereto.
Section 3. The Special Use is subject to the following conditions:
A. Veterinary services shall be provided only to animals allowed in
the Village by Title 6 of the Buffalo Grove Municipal Code.
3
B. Animal wastes in outdoor areas shall be removed in a timely
manner to prevent odors, health impacts or other nuisances.
C. The facility shall be operated in compliance with applicable state
and federal regulations concerning proper installation and
maintenance of equipment and removal of waste products and
materials from the Property.
D. Controlled substances shall be stored and secured in compliance
with recommendations by the Buffalo Grove Police Department.
E. Fire lanes shall be provided on the Property in compliance with
the recommendations of the Buffalo Grove Fire Department.
Said fire lanes shall be created and provided by Village
ordinance and said ordinance shall be in effect prior to issuance
of a certificate of occupancy for the building.
F. Overnight boarding of animals is permitted as an accessory use
on the Property when said boarding is a medical necessity. Said
overnight boarding shall be indoors-only and animals shall not be
kept in any outdoor areas.
G. The special uses for veterinary services in the Industrial District
approved November 16, 1998 for the properties at 1310 and
1330 Busch Parkway shall be terminated within ninety (90)
days of issuance of a certificate of occupancy for the veterinary
facility on the Property.
H. Any changes or amendments to the plans or uses approved
herein are subject to Village approval, and the Village will
determine if additional public hearings are necessary for
proposed changes or amendments.
Section 4. This Ordinance shall be in full force and effect on and after its
passage and approval. This Ordinance shall not be codified.
AYES: 5_ - Marienthal, Reid, Braiman, Glover, Berman
NAYES: 0 - None
ABSENT: 1 Hendricks
0 0
PASSED: May 3, 1999
APPROVED: May 3, 1999
ATTEST:
APPROVED:
Village Clerk ELLIOTT HARTSTEIN, Village President
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EXHIBIT A
LEGAL DESCRIPTION
Veterinary Specialty Clinic
Southwest corner of Busch Parkway /Milwaukee Avenue
Corporate Grove Business Park
Lot 2 in the Corporate Grove First Resubdivision, being a resubdivision of Lots 1
through 7 in the Corporate Grove, in the southwest 1/4 of Section 26, Township
43 North, Range 11 East of the Third Principal Meridian, according to the plat
thereof recorded January 31, 1997 as Document 3928723, in Lake County, Illinois.
SUBJECT PROPERTY COMMON DESCRIPTION: The 3.648 -acre parcel at the
southwest corner of Busch Parkway /Milwaukee Avenue.
EXHIBIT B
VETERINARY SPECIALTY CLINIC
PROPOSED DEVELOPMENT OF LOT 2 IN THE CORPORATE GROVE
SUBDIVISION, LOCATED AT THE SOUTHWEST CORNER OF THE
INTERSECTION OF MILWAUKEE AVENUE AND BUSCH PARKWAY, BUFFALO
GROVE, ILLINOIS
Veterinary Specialty Clinic proposes to develop Lot 2 in the Corporate Grove
Subdivision, which is located at the intersection of Milwaukee Avenue and Busch Parkway in
Buffalo Grove ('Property"), with a clinic providing specialized medical, surgical and emergency
veterinary care. The proposed clinic will respond to an unmet need for specialized and
emergency veterinary care in Buffalo Grove and its vicinity as well as state, national and
international markets.
Veterinary Specialty Clinic has extensive experience in providing specialized veterinary
care to a broad market. The proposed clinic is a long-term use, and the services offered are in
perpetual demand and not vulnerable to business cycles.
In order to facilitate the proposed development, the applicant seeks approval from the
Village of Buffalo Grove of (1) a special use permit to maintain a veterinary clinic in the
Industrial District and (2) a Preliminary Plan and Development Plan
Members of the applicant's practice group previously petitioned the Village for an
amendment to the Village Zoning Ordinance to permit veterinary services as special uses in the
Industrial District zoning areas of the Village, and the Village Board approved the petition on
November 12, 1998 as Ordinance No. 98 -79. At the same time, the Village approved the
issuance of special use permits for specialized veterinary services in two separate leaseholds
near the subject Property. It is anticipated that the two existing special use permits ultimately
will be vacated insofar as the services provided at the two clinics will be consolidated at the
proposed new facility.
The applicant has been advised that the Village had expressed an interest in the Property
being developed as a commercial, retail or restaurant use. However, there are several reasons
why the proposed use is as or more appropriate. First, the Property is subject to constraints that
substantially limit its potential for conventional development. The de facto maximum floor area,
due to required setbacks and the reservation of portions of the site for water detention, is less
than 20 %. Access to the property is available only through the entrance to the office park
located on Busch Parkway, with no direct access to Milwaukee Avenue. The elevation of the
Property and the location of a waterfall and large pond also reduce visibility from Milwaukee
Avenue. The limited visibility of the Property diminishes its suitability for retail or other uses
that depend on "walk -in" business. Furthermore, potential general purpose (office) users of the
Property would likely seek locations elsewhere because of the economic cost penalties
associated with the low floor area ratio imposed by site limitations.
0 0
EXHIBIT B (cont'd)
The highest and best use of the Property therefore appears to be a premium value use,
such as the applicant's proposed clinic, for which the per square foot value of the improvements
is high enough to justify the referenced site limitations.
The package of materials submitted by the applicant includes a site plan designed by the
project architect, The Dobbins Group, and an exhibit depicting the Project and surrounding
existing land uses (the Extended Stay America Hotel and the Highland Park Hospital Health and
Fitness Center). The applicant anticipates that the structure to be built on the Property would be
of masonry construction with a pitched roof and that the Property as developed would include
extensive landscaping. Due to the nature of veterinary services, the applicant is particularly
concerned that the Property as developed be comfortable and attractive. The Dobbins Group has
successfully designed other such facilities.
Services at the proposed clinic will be provided on a referral basis only, which will
eliminate "walk -&' traffic normally generated by routine veterinary services. Vehicle traffic to
the clinic will not be concentrated at peak hours, and the facility generally will have low trip
generation. The clinic will be staffed 24 hours per day to insure effective management and
security for animals, animal owners and surrounding residents and property owners. The clinic
will have a negligible effect on other uses in the vicinity of the Property. Animals will be
exercised in enclosed areas, and waste will be appropriately managed. In addition, the proposed
development will be compatible with surrounding uses. For example, animal owners who travel
to Buffalo Grove to seek treatment for their pets are likely to use the adjacent Extended Stay
America hotel and area restaurants and other businesses.
The proposed new facility would expand upon the existing services which have been
available at the Veterinary Specialty Clinic in Riverwoods, Illinois, for the past 17 years. These
currently include specialized surgical, internal medicine, radiology and dermatology services.
The addition of 24 -hour emergency and critical care facilities, as well as a nuclear imaging
center and radiation therapy, would provide services currently not available in the Chicago
metropolitan area.
The Imaging Center will provide computerized tomography (CT -Scan) with helical
scanning capability and CT angiography. It also will offer nuclear scintigraphy, iodine 131
therapy, radiology flouroscopy, ultrasonography, echocardiography, Doppler imaging, and MRI
in the future. There exist only a few facilities in the country that offer services of this scope
outside of University teaching hospitals. Some universities don't even offer all these services.
The professional staff on average will have a minimum of 3 to S years of training beyond the
DVM Degree and provide services and procedures not available in primary care facilities.
High quality specialized pet care service represents a "quality of life" issue for a growing
number of people in upscale markets. Veterinary Specialty Clinic is a national leader in the field
of veterinary medicine, and fully intends to meet the demand in and around the Village for a
first -class veterinary clinic. The proposed project will provide a unique, signature use that will
reflect well upon Buffalo Grove.
5/3/99
JW
ORDINANCE NO. 99 -35
AN ORDINANCE APPROVING A SPECIAL USE
IN THE INDUSTRIAL DISTRICT,
VILLAGE OF BUFFALO GROVE,
COOK AND LAKE COUNTIES, ILLINOIS
Veterinary Specialty Clinic
Southwest corner of Busch Parkway /Milwaukee Avenue
Corporate Grove Business Park
WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the
Illinois Constitution of 1970; and,
WHEREAS, the real property legally described in EXHIBIT A ( "Property ")
attached hereto is zoned in the Industrial District; and,
WHEREAS, CGA Investment Company, LLC is the Owner of the Property;
and,
WHEREAS, Veterinary Specialty Investment Group, LLC (hereinafter referred
to as the "Petitioner ") is the contract purchaser of the Property and has petitioned
the Village for approval of a Special Use in the Industrial District to construct and
operate a veterinary facility of 27,132 square feet on the Property pursuant to the
following exhibits:
EXHIBIT A Legal Description
EXHIBIT B Project Narrative (no date)
EXHIBIT C Area Plan dated March 17, 1999 by the Dobbins Group
EXHIBIT D Preliminary Plan (Site Plan) dated April 8, 1999 by the
Dobbins Group
w
F)
EXHIBIT E Building Floor Plan dated April 7, 1999 by the Dobbins
Group
EXHIBIT F Building Elevations dated as last revised April 16. 1999
by the Dobbins Group
EXHIBIT G Landscape Plan dated April 8, 1999 by the Dobbins
Group
EXHIBIT H Photometric Plan dated April 8, 1999 by the Dobbins
Group
WHEREAS, notice of the public hearing concerning the petition for approval
of the Special Use was given and the public hearing was held by the Buffalo Grove
Plan Commission; and,
WHEREAS, the Plan Commission determined that the criteria for a Special
Use as set forth in Section 17.28.040 of the Village's Zoning Ordinance have been
met and development of the Property as proposed would be compatible with
adjacent properties; and,
WHEREAS, the President and Board of Trustees after due and careful
consideration have concluded that the development of the Property on the terms
and conditions herein set forth would enable the Village to control development of
the area and would serve the best interests of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES,
ILLINOIS:
Section 1. This ordinance is made pursuant to and in accordance with the
Village's Zoning Ordinance, Development Ordinance and the Village's Home Rule
powers. The preceding whereas clauses are hereby made a part of this Ordinance.
Section 2. The Corporate Authorities hereby adopt a proper, valid and
binding ordinance approving a Special Use for a veterinary facility providing
specialized medical, surgical and emergency veterinary care pursuant to EXHIBITS
B, C, D, E, F, G and H for the Property legally described in EXHIBIT A attached
hereto.
Section 3. The Special Use is subject to the following conditions:
A. Veterinary services shall be provided only to animals allowed in
the Village by Title 6 of the Buffalo Grove Municipal Code.
3
B. Animal wastes in outdoor areas shall be removed in a timely
manner to prevent odors, health impacts or other nuisances.
C. The facility shall be operated in compliance with applicable state
and federal regulations concerning proper installation and
maintenance of equipment and removal of waste products and
materials from the Property.
D. Controlled substances shall be stored and secured in compliance
with recommendations by the Buffalo Grove Police Department.
E. Fire lanes shall be provided on the Property in compliance with
the recommendations of the Buffalo Grove Fire Department.
Said fire lanes shall be created and provided by Village
ordinance and said ordinance shall be in effect prior to issuance
of a certificate of occupancy for the building.
F. Overnight boarding of animals is permitted as an accessory use
on the Property when said boarding is a medical necessity. Said
overnight boarding shall be indoors only and animals shall not be
kept in any outdoor areas.
c
G. The special uses for veterinary services in the Industrial District
approved November 16, 1998 for the properties at 1310 and
1330 Busch Parkway shall be terminated within ninety (90)
days of issuance of a certificate of occupancy for the veterinary
facility on the Property.
H. Any changes or amendments to the plans or uses approved
herein are subject to Village approval, and the Village will
determine if additional public hearings are necessary for
proposed changes or amendments.
Section 4. This Ordinance shall be in full force and effect on and after its
passage and approval. This Ordinance shall not be codified.
AYES: 5 - Marienthal, Reid, Braiman, Glover, Berman
NAYES: 0 - None
ABSENT: 1 - Hendricks
PASSED: May 3, 1999
APPROVED: May 3, 1999
ATTEST:
Village �Clerk
��.
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APPROVED:
ELLIOTT HARTSTEIN, Village President