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