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1991-03-13 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION March 13, 1991 Zoning Ordinance Amendment - Medical and Dental Care Facilities and Clinics in the Industrial District Vice Chairman Goldspiel called the meeting to order at 7: 30 p.m. and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format of the meeting, and swore in persons who were giving testimony at the public hearing. Commissioners present: Mr. Goldspiel Mr. Rhodes Ms. Howard Mr. Rubin Mr. Rosenston Mr. Braiman Commissioners absent: Chairman Sheldon Mr. Krug Mr. Charlette v Also present: Mr. Daryl Schlei, Condell Medical Center Mr. William Raysa, Village Attorney Mr. Michael O'Malley, Village Trustee Mr. Robert Pfeil, Village Planner Mr. Pfeil referred to his memo dated March 8, 1991 to the Plan Commission which proposes a text amendment to the Industrial zoning district to specifically allow medical and dental clinics and immediate care facilities as permitted uses. Mr. Pfeil stated that discussions had previously been held as to whether Industrial District use included medical offices or facilities. He stated that the Plan Commission had expressed concern with staff's broad interpretation of what medical uses can be allowed as "business or professional offices. " The text amendment has been advertised to allow the Plan Commission to amend the Zoning Ordinance if it considers this necessary. The language in the memo includes medical and dental offices, immediate care facilities and clinics. Mr. Pfeil stated that Frank Hruby, Director of Building and Zoning, recommended amending the text of the ordinance to include only the phrase "medical and dental clinics", as the term "immediate care facility" does not appear anywhere else as a permitted use within the other districts in the Zoning Ordinance. Buffalo Grove Plan Comm-Public Hearing-March 13, 1991-Page 1 Commissioner Rosenston asked if this was going to create problems since there is such diversity and variation in the definition of immediate care facilities. Commissioner Braiman stated that immediate care facility does not mean just a professional building, but a special form of hospital or care unit and the term needs defining. Commissioner Rhodes asked for the definition of clinic, immediate care facility and doctor's office. Mr. Pfeil stated the definition of a clinic talks about two or more physicians handling patients; a medical office can have as few as one physician handling patients. Mr. Schlei stated immediate care facility implies that anyone can walk in at any time without an appointment to receive care. Therefore, you never know who will come in or what kind of services will be required. The term clinic implies a more formal scheduled visit. Discussion ensued relative to amending the ordinance to include the terms "medical and dental clinics", with or without inclusion of the term "immediate care facility" and what ramifications this would have in the various districts. Commissioner Goldspiel inquired what was so significant about the term "medical health center" as used in the Zoning Ordinance as part of the definition of "clinic. " Mr. Pfeil stated that Mr. Hruby felt the term "medical health center" has a broad enough meaning to be able to include the term "immediate care facility" within its scope. Mr. Raysa stated that if you are specific in permitted uses, you strictly limit the use and you therefore know exactly where and what permitted use is allowed. Alternatively, if the petitioner varies even slightly, he may not fit into that permitted use. He stated the Village of Buffalo Grove leans toward a general permitted use category and by using the term "medical health center", the immediate care facility can fit in. Commissioner Braiman asked if it is desirable to have the Condell immediate care facility allowed within any of the districts or if it would be preferable to have it restricted within Industrial zoning. Commissioner Goldspiel asked if the Plan Commission was leaning toward acceptance of the staff recommendation for an amendment of Buffalo Grove Plan Comm-Public Hearing-March 13, 1991-Page 2 the ordinance to include medical and dental clinics. Discussion was held regarding the proper definition of "immediate care facility. " Commissioner Braiman requested staff to check with various medical personnel as to a definition for "immediate care facility. " Commissioner Goldspiel stated that if the Commission was satisfied that the present ordinance without the amendment covers the situation, then a recommendation could be made on the Condell proposal. However, if the ordinance does not cover the need, then it must be dealt with now and a decision must be reached as to whether a definition of "immediate care facility" is necessary before a recommendation can be made. Commissioner Rosenston expressed concern in allowing an immediate care facility in certain business districts. He also stated he had concerns regarding the differences between the terms "clinic" and "office", whereas an "immediate care facility" could be clearly defined and differentiated. There being no further comments, Vice Chairman Goldspiel closed the Public Hearing at 8:05 p.m. Respectf lly su itted, .,._;Fay ubi , Recording Secretary APPROVED BY: 4agi' STEP EN GOLDSPIEL, Vice Chairman Buffalo Grove Plan Comm-Public Hearing-March 13, 1991-Page 3 SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION March 13 , 1991 Zoning Ordinance Amendment - Medical and Dental Care Facilities and Clinics in the Industrial District Condell Medical Center Immediate Care Facility and Medical Offices Chevy Chase Business Park East Review of Angus Chemical Company Site Plan Revision Village Zoning Map - Annual Review Vice Chairman Goldspiel called the meeting to order at 8 :05 p.m. in the Municipal Building , 50 Raupp Boulevard, Buffalo Grove, Illinois . Commissioners present : Mr. Goldspiel Mr. Rhodes Ms. Howard Mr. Braiman Mr. Rubin Mr. Rosenston `.. Commissioners absent : Chairman Sheldon Mr. Krug Mr. Charlette Also present : Mr. Bruce Bingham, Hamilton Partners Mr. Michael J. Rolfs, Hamilton Partners Mr. Robert Gudmundson, Cowhey Gudmundson Leder Mr. Thomas O'Connell , Legat Architects Mr. Daryl Schlei , Condell Medical Center Mr. Joseph Cohen, The Zale Group Mr. Roger E. Secrist , Angus Chemical Mr. William Raysa, Village Attorney Mr. Michael O'Malley, Village Trustee Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES - None COMMITTEE AND LIAISON REPORTS Commissioner Rubin reported on the Village Board meeting of Buffalo Grove Plan Comm-Special Meeting-March 13, 1991-Page 1 March 11 , 1991 . He stated that the Village Rotary Green would be site for various concerts and programs from May through September. '`-° ZONING ORDINANCE AMENDMENT MEDICAL AND DENTAL CARE FACILITIES AND CLINICS IN THE INDUSTRIAL DISTRICT • Moved by' Commissioner Rosenston, seconded by Commissioner Rubin that the Plan Commission recommend to the Village Board approval of the amendment to Section 17 . 48 . 020 .B. of the Buffalo Grove Zoning Ordinance to include medical and dental clinics and immediate care facilities as Permitted Uses in the Industrial District. Discussion ensued relative to the distinctions between clinics and offices. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows : AYES : Rhodes , Howard, Braiman, Rubin. Rosenston NAYES : None ABSTAIN: None ABSENT: Sheldon, Krug, Charlette The motion carried 5 to 0 . Moved by Commissioner Rosenston, seconded by Commissioner Rubin that staff meet with appropriate authorities and recommend a definition of the term immediate care facility and to provide recommended modifications to the Ordinance with respect to Special Use or Permitted Use inclusions of immediate care facilities in various business districts . Vice Chairman Goldspiel commented that it was necessary to look at all the districts to see if an immediate care facility should be allowed in that district and if so, or if not , what language changes were needed to be made in the ordinance . Discussion was then conducted relative to the importance and necessity of including a definition of immediate care facilities to the motion at hand. Vice Chairman Goldspiel called for a vote on the motion and the vote was follows: AYES : Rhodes. Howard. Braiman. Rubin, Rosenston NAYES : None ABSTAIN: None ABSENT: Sheldon, Krug, Charlette Buffalo Grove Plan Comm-Special Meeting-March 13 , 1991-Page 2 The motion carried 5 to 0 . ... CONDELL MEDICAL CENTER. IMMEDIATE CARE FACILITY AND MEDICAL OFFICES Mr. Pfeil' stated a revised landscaping plan was being presented to assure the Plan Commission that its recommendations at the Public Hearing of February 20 , 1991 had been responded to by the petitioner. Vice Chairman Goldspiel stated that another subject for discussion concerned the Fire Department emergency gate adjacent to the proposed Condell Medical Center. Vice Chairman Goldspiel further stated that the landscape plan dated March 13 , 1991 would be accepted instead of the one presented at the Public Hearing on February 20 , 1991 . Commissioner Braiman asked if this new landscape plan presented any engineering difficulties. Mr. Pfeil stated this plan is acceptable to the Village Engineer and Village Forester. Vice Chairman Goldspiel noted the only unclosed issue was that of the Fire Department emergency gate. Mr. Pfeil stated the Fire Department wants the gate to be located on the developer' s side of the lot line for ongoing maintenance purposes . Moved by Commissioner Braiman, seconded by Commissioner Rhodes that the Plan Commission recommend to the Village Board approval of the petition by Condell Medical Center as to Parcel C on the subject property ( Lot 2 ) and approval of the Preliminary Plan for the proposed immediate care facility and medical offices pursuant to previously admitted exhibits and the landscape exhibit entered today, dated March 13 , 1991 •and substituted for the prior landscape plan, subject to : 1 . Approval of staff of the location and construction of the emergency gate at the east end of the east-west road on the subject property. i 2 . Said emergency gate to be located on the developer' s side of the property. 3 . All three parcels of the subject property ( Lot 2 ) to remain zoned Industrial pursuant to request of the developer. Buffalo Grove Plan Comm-Special Meeting-March 13 , 1991-Page 3 Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Rhodes , Howard, Braiman, Rubin, Rosenston NAYES : None ABSTAIN: None • ABSENT: Sheldon, Krug, Charlette The motion carried 5 to 0 . CHEVY CHASE BUSINESS PARK EAST REVIEW OF ANGUS CHEMICAL COMPANY SITE PLAN REVISION Mr. Bingham stated that they were here today to address several concerns expressed by the Plan Commission. He then introduced Mr. Gudmundson. Mr. Gudmundson presented the revisions made to the driveway entrance of the proposed project and the double traffic lanes leading into the project. He noted Mr. Carmignani . the Village ' s traffic consultant , had expressed concern that these two lanes could lead to crossover traffic as drivers entering from the left lane tried to get over into the right lane in order to proceed to the eastern portion of the development. Mr. Gudmundson agreed to limit the entrance to a single 18 foot lane with enlarged islands. The entire median and circle drive has also been moved slightly north which has resulted in the loss of two parking spaces . He stated they have also angled the parking around the circle drive in front of the building in order to further define the one lane configuration. Mr. Pfeil stated he had spoken to Mr. Carmignani who found this plan acceptable. Commissioner Braiman asked the purpose of this meeting as a public hearing had already been held. Mr. Pfeil stated that the primary reason for this meeting was to present an alternate location for the bikepath as well as Angus ' desire to present the modifications to the driveway configuration which had been left as a loose end at the public hearing . Mr. Bingham stated that the bikepath had been approved north of the Angus building. However, that location was unacceptable to Angus Chemical Company for several reasons . Mr. Bingham then introduced Mr. Rolfs to present the various problems associated with a bikepath located north of the building. `.. Buffalo Grove Plan Comm-Special Meeting-March 13 , 1991-Page 4 Mr. Rolfs stated the main concerns Angus Chemical Company had with a bikepath at the approved location were security, privacy and �... liability. Mr. Secrist expressed his concerns that a bikepath at that location could re$ult in someone being improperly situated on Angus property or the building itself which could pose various security risks and liability problems which Angus would like to avoid. Mr. Rolfs stated they had revised the plan and relocated the bikepath southward alongside the sidewalk on Lake Cook Road, running east and then turning northward. Commissioner Braiman asked why the bikepath could not be located on the northern end of the lake . Mr. Rolfs stated that the Hamilton Partners property line is adjacent to the Wheeling Park District which is not inclined to cooperate and allow a bikepath on their property. Mr. Bingham indicated that Hamilton Partners will reserve land and bond for the cost of construction of the bikepath on the northern edge of the retention pond if and when agreement was reached with the Wheeling Park District. Commissioner Rubin asked how close to the roadway the bikepath would be and if the planned expansion of Lake Cook Road would interfere with construction of this bikepath. Mr. Bingham stated that there would be no problems with construction of the bikepath due to any Lake Cook Road expansion plans . Vice Chairman Goldspiel noted that this bikepath would be a major link in the entire bikepath system. He requested Mr. Pfeil ' s comments on the proposed re-location. Mr. Pfeil stated that the revised plan is workable and feasible as presented , but he noted that unless the Wheeling Park District changes its current position, it is unlikely that the bikepath will ever be built north of the retention pond as suggested by Mr. Bingham. Moved by Commissioner Rosenston, seconded by Commissioner Rubin that the Plan Commission recommend to the Village Board approval of the changes in the bikepath location from the north side of the Angus building to the south side of the project adjacent to Lake Cook Road and that the developer bond for construction of the bikepath on the north side of the retention pond with the term of the bond to be Buffalo Grove Plan Comm-Special Meeting-March 13 , 1991-Page 5 agreed upon by the developer and the Village and approval of the proposed changes to the driveway entrance of the project at Lake Cook Road. Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Rhodes, Howard, Rubin, Braiman, Rosenston NAYES: None ABSTAIN: None ABSENT: Sheldon, Krug, Charlette The motion carried 5 to 0. VILLAGE ZONING MAP - ANNUAL REVIEW Discussion was held on the proposed draft of the Zoning Map dated March 8, 1991 . Moved by Commissioner Rhodes, seconded by Commissioner Howard that the Plan Commission recommend approval to the Village Board of the Zoning Map draft dated March 8 , 1991 . Vice Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Rhodes, Howard, Rubin, Braiman, Rosenston NAYES: None ABSTAIN: None ABSENT: Sheldon, Krug, Charlette The motion carried 5 to 0. CHAIRMAN' S REPORT - None FUTURE AGENDA SCHEDULE Mr. Pfeil stated there was a Regular Meeting scheduled for March 20 , 1991 for Amendments to the Village Development Ordinance . He further stated there was no meeting scheduled for March 27 , 1991 . PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Rosenston, seconded by Commissioner Rubin, and Buffalo Grove Plan Comm-Special Meeting-March 13, 1991-Page 6 • unanimously carried to: adjourn. Vice Chairman Goldspiel adjourned the meeting at 9: 15 p.m. Respectfully sub itted, Fay Rubi , Recording Secretary APPROVED BY: STE EN GOLDSPIEL, Vice Chairman Buffalo Grove Plan Comm-Special Meeting-March 13 , 1991-Page 7