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1998-10-21 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 21, 1998 Zoning Ordinance,proposed amendment of Section 17.48.020.C. concerning veterinary services in the Industrial District Chairman Goldspiel called the hearing to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Commissioners absent: Mr. Krug Mr. Viehman Also present: Mr. Robert Pfeil,Village Planner Mr. Brian Rubin,Village Trustee Mr. William Raysa,Village Attorney Mr. Pfeil stated the proposed amendments are in response to specific petitions received by the Village for veterinary services in the Industrial District. The current Industrial District regulations do not allow veterinary services as a permitted or special use. Therefore, staff suggests that the most appropriate procedure would be to amend the zoning ordinance to create a special use for these types of veterinary services. The Village Board referred this matter to the Plan Commission on the basis that a special use be considered in the Industrial District. Mr. Pfeil noted that the draft text in his memo dated October 16, 1998 is general, and includes animal imaging and radiation therapy. It does,however, specifically exclude kennels and overnight boarding. Chairman Goldspiel asked what animals are allowed by the Village by Title 6 in the Municipal Code. 21, 1998-P Buffalo Grove Plan Commission Public Hearing-October1998-Page 1 g g Mr. Raysa stated the Village animal control ordinance allows dogs,cats and non-wild animals. The code then also goes to the number of animals allowed in the Village. Section 6.12.080 states no person shall keep more than one pigeon or more than 4 in the aggregate of the following: Rabbits, guinea pigs, gerbils or fowl of any kind in the Village, except in pet shops Further subsections do not allow more than 4 dogs or cats and that the limitations set forth shall not apply to caged birds, except for pigeons and fish. Mr. Raysa stated that Section 6.12.090 states that it is unlawful to keep any dangerous animal in the Village except by special permit and that pigs,swine, sheep,cattle,horses, goats and other similar animals or any naturally wild animals,except birds or fish,cannot be kept. Mr. Raysa noted that the text would not allow wild or farm animals within the Village. Chairman Goldspiel then recessed the hearing at 7:40 p.m. The hearing was reconvened at 9:20 p.m. Mr. Pfeil noted the overnight boarding term needs to be clarified.The Village does not want overnight boarding of animals in the Industrial District. If boarding is accessory to a veterinary service, overnight stays appear to be reasonable. However,there needs to be some limit on overnight boarding to prevent boarding from becoming a principal use on industrial properties. Mr. Raysa concurred with Mr. Pfeil and stated that appropriate language will need to be drafted. Commissioner Samuels stated that the issue of overnight stays should be considered as an accessory use where the overnight stay is permitted as a medical necessity to the main treatment of the patient. Mr. Klawiter stated they would not object to conditioning approval of these two petitions based on language to be agreed upon by the Village staff,Village attorney etc. If the concept is that the overnight stay would be allowed only in such instances where it is medically necessary for the treatment of the patient,that is not objectionable. Chairman Goldspiel stated the language of the text should also include something to the effect that the animal kept overnight would be kept entirely within the facility. Mr. Klawiter stated that would be satisfactory. II There being no further comments or questions from anyone else present,Chairman Goldspiel closed the public hearing at 9:30 p.m. n APP OVED BY• Respectfully l : S P N GOLDSPIEL, hairman Fay R bi Recording Secretary Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 2 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 21, 1998 Zoning Ordinance,proposed amendment concerning veterinary services in the Industrial District Proposed Imaging Center for Animals, 1330 Busch Parkway, Approval of a Special Use in the Industrial District Proposed Veterinary Radiation Oncology Service, 1310 Busch Parkway,Approval of a Special Use in the Industrial District Buffalo Grove Town Center,Phase I area of shopping center proposed Burger King restaurant,Amendment of a Planned Unit Development(P.U.D.),approval of a Preliminary Plan and approval of a Special Use for a restaurant with a drive-through service window—Workshop#2 Chairman Goldspiel called the meeting to order at 9:40 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Commissioners absent: Mr. Krug Mr. Viehman Also present: Mr. Richard Klawiter, Rudnick& Wolfe Dr. Robert Badertscher II, D.V.M. Dr. Rhonda Feinmehl, D.V.M. Dr. Mitchell Robbins, D.V.M. Mr. Carl Costa, Vetro Associates, Inc. Mr. David LeCavalier,Van Vlissingen& Company Mr. Thomas Scesniak,Thomas Scesniak Associates Mr. William Raysa, Village Attorney Buffalo Grove Plan Commission-Regular Meeting-October 21, 1998-Page 1 Mr. Brian Rubin,Village Trustee Mr. Robert Pfeil,Village Planner APPROVAL OF MINUTES Moved by Commissioner Berman, seconded by Commissioner Howard to approve the minutes of the public hearings and special meeting of September 23, 1998. All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Krug and Berman abstaining. COMMITTEE AND LIAISON REPORTS Commissioner Moons stated he attended the Village Board meeting on October 19, 1998 where the following items were discussed: 1. Approval of the bikeway/pedestrian bridge over Route 83 with additional landscaping to be provided as feasible; 2. Pre-application conference for a proposed townhome development by Insignia Homes on the east side of Prairie Road across from Willow Parkway ZONING ORDINANCE. PROPOSED AMENDMENT CONCERNING VETERINARY SERVICES IN THE INDUSTRIAL DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Howard to recommend approval to the Village Board of an amendment of Section 17.48.020.C. of the Buffalo Grove Zoning Ordinance to allow veterinary services, including diagnostic imaging and radiation therapy, as a Special Use in the Industrial District pursuant to the testimony and evidence given at the public hearing. Said text reads as follows: Veterinary services(for animals allowed in the Village by Title 6 of the Buffalo Grove Municipal Code), including animal imaging,radiation therapy and similar services, but not including kennels or facilities for overnight boarding of animals. Said motion is to be subject to: 1. Additional text to indicate that overnight stays would not be strictly prohibited, but may be allowed as an accessory to the necessary treatment of the animals at the facility 2. That no overnight stays or facilities for keeping dogs at all be located anywhere but within the confines of the building. Buffalo Grove Plan Commission-Regular Meeting-October 21, 1998-Page 2 Commissioner Samuels stated he sees no reason why this text amendment should not recommended to the ordinance. This is new technology which,if it had been available at the time the zoning ordinance was set up,might have been allowed as a special use within the Industrial District. This is a very reasonable use and should be allowed. Commissioner Moons stated he is pleased that the petitioners have chosen Buffalo Grove for the facilities,which will serve clients throughout the Chicago region. Chairman Goldspiel stated he is opposed to the proposal as it is not the type of use that really fits in the Industrial District. It is really the same as an animal hospital. An Industrial area generally requires larger plots of property and by putting this use in the Industrial area it forces it to have neighbors that are inappropriate and would be better as free standing properties in a district which would allow a smaller land area. Commissioner Berman stated he cannot conceive of a better area for a use of this type and making it a special use rather than an approved use as this allows assurance that the location within the zoning category is appropriate and that it will be compatible with the surrounding area. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Howard, Samuels, Berman, Trilling, Ottenheimer,Moons NAYES: Goldspiel ABSTAIN: None ABSENT: Krug, Viehman The motion passed 6 to 1. PROPOSED IMAGING CENTER FOR ANIMALS. 1330 BUSCH PARKWAY. APPROVAL OF A SPECIAL USE IN THE INDUSTRIAL DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend approval to the Village Board of the petition for approval of a Special Use in the Industrial District for a diagnostic imaging center for animals so that the petitioner may operate a diagnostic imaging center for domestic pets, services to include ultrasonographic procedures, computed tomographic scans, nuclear medical imaging and radiographic procedures in a space of approximately 3,600 square feet,pursuant to the testimony and exhibits given at the public hearing. Li Commissioner Samuels stated the major difference between this use and what would be a permitted use in the district already is the fact that this is for animals and the permitted use is for humans. The distinction is made by making this a special use as opposed to a permitted use so that the board has the chance to view the appropriateness of the facility on an item by item basis and to ensure appropriate precautions are taken so that it is not place in a position where it is Buffalo Grove Plan Commission-Regular Meeting-October 21, 1998-Page 3 going to have an adverse effect on neighbors, etc. and to ensure that proper precautions are taken relative to noise and policing. He noted this is a clinic with highly sophisticated equipment which would certainly be at home inside the Industrial District. Commissioner Howard noted her agreement with Commissioner Samuels comments and further noted the cleanliness of other veterinary offices which she believes will be the case here. She further noted there are various governmental agencies that are regulating this facility as well. Chairman Goldspiel stated he feels this is the wrong place for a use such as this due to the physical facilities of this building in this particular location. There is testimony that dogs would be walked in the parking lot and would be relieving themselves in the green space in front and this would be very deleterious to the health of a high quality building or district. This kind of facility should have more green space and designated areas for such activity. Commissioner Trilling stated he is not sure this is the appropriate location for this use. If this were the end unit of the building with a run at the end it would be better. Commissioner Berman stated the magnitude of this operation is fairly small and really calls for only 1 or 2 dog walkings in a given hour during the course of a 12 to 14 hour day. This is not a significant visual impact nor will it have a significant impact on people accessing or egressing from other facilities. The petitioners have testified that dogs will be handled by professionals and waste materials will be professionally handled as well. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Howard, Samuels, Berman, Ottenheimer, Moons NAYES: Trilling, Goldspiel ABSTAIN: None ABSENT: Krug, Viehman The motion passed 5 to 2. PROPOSED VETERINARY RADIATION ONCOLOGY SERVICE. 1310 BUSCH PARKWAY.APPROVAL OF A SPECIAL USE IN THE INDUSTRIAL DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Berman to recommend approval to the Village Board of the petitioner for approval of a Special use in the Industrial District for a veterinary radiation oncology service wherein the petitioner proposes to provide radiation therapy for the treatment of cancer in dogs and cats. The service would occupy a space of approximately 3,338 square feet, pursuant to the testimony and exhibits presented at the public hearing. Commissioner Samuels stated that everything said about the first petition applies equally to the second petition. There is very little difference between the diagnostic procedures and in the Buffalo Grove Plan Commission-Regular Meeting-October 21, 1998-Page 4 radiation therapy procedures. He stated he sees no reason to distinguish this use and as a special use the criteria for same have been met. In addition,there has been no objection from any of the proposed neighbors and therefore he will support the motion. Chairman Goldspiel stated this use is the more intense of the two uses because of the higher number of patients and more possibility of having a patient stay overnight and he still feels this use is inappropriate in this area. Chairman Goldspiel called for a vote on the motion and the vote was as follows: AYES: Howard, Samuels, Berman,Ottenheimer,Moons NAYES: Trilling, Goldspiel ABSTAIN: None ABSENT: Krug, Viehman The motion passed 5 to 2. BUFFALO GROVE TOWN CENTER.PHASE 1 AREA OF SHOPPING CENTER, PROPOSED BURGER KING RESTAURANT.AMENDMENT OF A PLANNED UNIT DEVELOPMENT(P.U.D.). APPROVAL OF A PRELIMINARY PLAN AND APPROVAL OF A SPECIAL USE FOR A RESTAURANT WITH A DRIVE-THROUGH SERVICE WINDOW- -WORKSHOP #2 Mr. Scesniak reviewed the revised site plan which incorporates comments made by the Plan Commission at the first workshop concerning a by-pass lane for the drive-through window and a one-way approach aisle for traffic accessing the drive-through facility. He stated that restaurant staff would be outside the building during peak hours supervising the drive through traffic in an effort to prevent cut-ins at the drive-through lane. Commissioner Samuels noted the entry to the drive-through lane is so far removed from the building itself, it is very confusing situation for customers. The Commissioners discussed various site plan alternatives to alleviate the access and stacking lane problems. Commissioner Samuels asked how traffic would be routed off of Route 83 coming in off the light at Grove into the proposed drive-through. `/ Mr. Scesniak stated that signage would be used to direct customers to the drive-through lane. Commissioner Samuels noted that Taylor Street Cafe has been rumored as the new tenant for the former K.C. Masterpiece space, and a restaurant use in this space along with the proposed Burger King may cause parking problems in this area of Town Center. Buffalo Grove Plan Commission-Regular Meeting-October 21, 1998-Page 5 Commissioner Berman asked how many indoor seats are proposed for the Burger King. Mr. Scesniak stated there will be 74 seats. Commissioner Berman stated he is not convinced that there will be any huge parking generated by this development except for 2 to 3 hours per day, particularly at lunch time. He stated that whatever effect any other restaurant will have,there probably would not be an overwhelming parking problem in this area of Town Center. Mr. Pfeil noted that representatives of Simon DeBartolo, owner of Town Center,have discussed various ideas for leasing vacant spaces at the center. Taylor Street Cafe is one possibility,but Simon DeBartolo is also evaluating other alternatives including re-use of the theater space. Mr. Pfeil commented that Town Center has a numerical parking deficiency based on the Zoning Ordinance standards when the theater use is included in the calculations. If the theater space were occupied by a typical retail use, Town Center would meet the Zoning Ordinance parking requirements. Commissioner Ottenheimer stated the Burger King restaurant would have more congestion at lunch time, whereas the Taylor Street restaurant would more likely be crowded at dinner time. Commissioner Berman noted that theater traffic is heaviest during evening hours, which is a different time than the the peak traffic for Burger King. He commented that could be some parking problems at times such as Saturday evening if a restaurant with peak evening traffic and the theater are both busy. Commissioner Samuels asked that the driveway radii for the drive through lane be checked by a traffic consultant. Chairman Goldspiel asked for calculations of the peak parking requirements for the facility and how it matches up with the total parking as calculated for the public hearing. Chairman Goldspiel stated the following items needed to be addressed at the next meeting: 1. Traffic consultant's opinion regarding stacking and internal circulation of traffic 2. Compilation of parking requirements `./ 3. Delineation of retaining wall CHAIRMAN'S REPORT-None Buffalo Grove Plan Commission-Regular Meeting-October 21, 1998-Page 6 FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next meeting is scheduled for November 4, 1998. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT-None NEW BUSINESS -None ADJOURNMENT Moved by Commissioner Moons, seconded by Commissioner Berman and carried unanimously to adjourn. Chairman Goldspiel adjourned the meeting at 10:45 p.m. Respectfully sub itted, 64 Fay Rubi , cording Secretary AP ROVED BY: S EP EN GOLDSPIEL, Chairman Buffalo Grove Plan Commission-Regular Meeting-October 21, 1998-Page 7 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 21, 1998 Proposed Imaging Center for Animals, 1330 Busch Parkway Approval of a Special Use in the Industrial District Chairman Goldspiel called the hearing to order at 7:40 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove,Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Commissioners absent: Mr. Krug Mr. Viehman Also present: Mr. Richard Klawiter, Rudnick& Wolfe Dr. Robert Badertscher II, D.V.M. Mr. William Raysa,Village Attorney Mr. Brian Rubin,Village Trustee Mr. Robert Pfeil,Village Planner Mr. Klawiter stated that essentially whatever he says about the first petition is also true of the second petition insofar as the relief requested is identical in each instance. The text amendment would be the same text amendment applicable to both and would permit both uses, provided that the special use is approved in one or both instances as well. Commissioner Berman asked if there is any legal reason why the two public hearings could not be conducted simultaneously. Mr. Raysa stated no. Commissioner Berman stated he would suggest opening the other public hearing and conducting Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 1 both hearings simultaneously. All Commissioners were in favor and the hearing was recessed and subsequently closed at 9:20 p.m. Respectfully submitte , Fay R bin ec ding Secretary APPROVED BY: r AE HEN GOLDSPIEL Chairman Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 2 PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 21, 1998 Proposed Veterinary Radiation Oncology Service, 1310 Busch Parkway,Approval of a Special Use in the Industrial District Chairman Goldspiel called the hearing to order at 8:00 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Chairman Goldspiel read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the procedure to be followed for the public hearing, and swore in all persons who wished to give testimony. Commissioners present: Chairman Goldspiel Ms. Howard Mr. Samuels Mr. Berman Mr. Trilling Mr. Ottenheimer Mr. Moons Commissioners absent: Mr. Krug Mr. Viehman Also present: Mr. Richard Klawiter, Rudnick& Wolfe Dr. Robert Badertscher II, D.V.M. Dr. Rhonda Feinmehi, D.V.M. Dr. Mitchell Robbins, D.V.M. Mr. Carl Costa,Vetro Associates, Inc. Mr. David LeCavalier,Van Vlissingen& Company Mr. William Raysa,Village Attorney Mr. Brian Rubin,Village Trustee Mr. Robert Pfeil,Village Planner The following exhibits were presented by the petitioners at the public hearing: Exhibit A: Letter dated October 19, 1998 from Van Vlissingen and Company re consideration for special use in the industrial district Exhibit B: Photographs of current veterinary hospitals located in strip mall situations Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 1 Exhibit C: Radiation shield drawing Mr. Klawiter stated they need a text amendment to permit as a Special Use these sorts of veterinary clinics in the Industrial District. In addition, subsequent to the passage of such text amendment, Special Use approval is needed for each of the applicants. He stated the applications are related in that they come from physicians,involve the same corporate center and require the same approvals. Mr. Klawiter stated the Village Board specifically asked that notice be sent not only to the surrounding property owners but also to the tenants at the facility. This is a warehouse/ office/industrial facility with approximately 11 tenant spaces. Secondly,the Board asked that concerns relating to the impact of odors,health,noise and animal droppings be addressed. They specifically asked for a plan for handling animal waste. Mr. LeCavalier stated he manages the building,leases the building and leases the Corporate Grove and as such he met with each individual tenant within the building regarding the proposed use. He stated he had each tenant sign a brief acknowledgment that they had no problem with the concept of the proposed use coming into the building. He stated that upon seeing the operation and talking to the tenants,the owner of the property is comfortable in proceeding with this project. He said that each tenant is allocated an unreserved number of parking stalls. There are 37 stalls left for use by the two proposed petitioners, leaving one vacant unit which is pure warehouse. Thirty-seven stalls is a very high ratio for a 6,800 square foot operation. Mr. Klawiter stated the code requires 2 spaces per each 3 employees in the Industrial District. Each of these users anticipates having no more than 3 employees on the premises which would require only 2 spaces for each of these tenant spaces. In the business district an animal hospital would requirement at most 28 spaces. Dr. Badertscher stated there is no other regional imaging center for animals at this time in the Chicago area. The diagnostic imaging is going to be using identical equipment as that used for human patients. He stated they will have a diagnostic radiology and fluoroscopy unit which takes x-rays of animals and will perform special procedures such as mylograms, IVPs and a number of contrast procedures. The second imaging modality to be used is ultrasonography. This third is computer tomography which is a form of a CAT scan. Fourth,he would be using a gamma camera to study the physiological functions of the animals. He stated he would like to envision an MRI unit in the future. He stated he will be consulting with a number of veterinarians around the city and state to interpret their x-rays. Dr. Badertscher stated he is associated with a number of practices,particularly Veterinary Specialty Clinic at Deerfield Road and Milwaukee Avenue. Discussions with the other specialists at this facility have led them to try to establish a place where all of these imaging procedures can be done in one site rather than scattered throughout the city. He noted they have been looking for a place to put this expensive equipment that would have public appeal,close Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 2 proximity from the major center on Milwaukee and Deerfield Parkway. This will attract clients from at least 700-800 veterinarians in the surrounding area and they will refer patients to this facility. They may even get referrals from souther Wisconsin and northern Indiana. Dr. Badertscher stated they will be seeing only a limited number of animals per day,primarily in the afternoons initially which will not exceed 10 patients. These procedures are time consuming so there will not be a very large number of patients at any one time and the traffic flow in the parking spaces will be limited. Only diagnostic imaging and a little bit of therapy will be offered on a routine basis for these procedures. Only clients who have been referred by other veterinarians will be coming here and it is possible that up to 50 percent of these clients will be directly transported from the facility in Riverwoods and will access through a garage door in the back. In most cases the patients will be released to their owners or taken back immediately to the veterinary specialty clinic. Dr. Badertscher stated it is not possible to control patients prior to their coming to the center. However,there will be signs posted for owners asking that animals be on a leash or in a carrier. Most of the clients are coming for procedures that are relatively expensive and they are not going to want to jeopardize losing their animals. He further noted there will be "poop patrols"to clean up any kind of waste that might occur that may be either odoriferous or offensive to anyone in the area. The amount of material resulting from animals coming here will be far less than the wild geese deposits in that area because they frequent the lake adjacent to the area. He also noted animals may relieve themselves within the facility and they will either wash that down through the waste disposal unit or occasionally they may place it in a plastic bag and deposit it with the normal waste removal from the facility. Dr. Badertscher stated they have a buffer on one side of an electronic generating area so that there is a gap between the petitioner and the next tenants to the east. There is also a vacant warehouse to the right. This will help to prevent any problems with noise or odors. Most animals are heavily sedated during these procedures and it is unlikely there will be much barking. Dr. Badertscher stated they have consulted with radiation health physicists who are licensed by the state and are state inspectors who have surveyed the proposed offices to make sure there is no danger to either employees or the public from the use of these radiation facilities. Dr. Badertscher stated the supplies to be used in this facility are like those used in any other medical facility and will be handled according to OSHA regulations. Dr. Rhonda Feinmehl stated she is the only full time veterinary oncologist in the Chicago area and noted she currently provides full service medical and surgical oncology in her practice. However, they are missing the third modality which is used in treating cancer which is through radiation. Her current facility just does not have the space to include radiation therapy and they cannot expand. The closed space and most physically appealing space is at 1310 Busch Parkway. Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 3 Dr. Feinmehl stated radiation therapy is typically done as a day admit so the high traffic times would be morning drop off and evening pickups. Even then they will probably have a maximum of 4-5 patients per day. There will be 3 employees so parking requirements are minimal. Dr. Feinmehl noted waste management and cleanup are a primary concern and they will have a designated area and conscientious cleanup 3-4 times per day. Sound management is addressed in part by the low numbers of patients. This is not a boarding facility in any manner. The patient ward will be made soundproof to help minimize any noise burden. The front office will maintain a professional look. Mr. Klawiter noted the animals which the petitioners anticipate treating are virtually in all cases dogs and cats, although occasionally they will treat small mammals including gerbils or guinea pigs. He stated he would like to make sure that the text amendment language does not preclude the rare case involving a non dog or cat. He also noted they did not intentionally wish to preclude the occasional overnight boarding of a patient. It would be a rare case that a dog or cat needs to stay overnight,but it is possible that could happen. Again,the text of the proposed amendment should not preclude such an occasional instance. Chairman Goldspiel asked where the designated area would be for pets to relieve themselves. Mr. Klawiter noted each of the tenant spaces does have a separate entrance so it is not as if they are going into a building and potentially urinating on someone else's property. Dr. Feinmehl reviewed the designated area for pets to relieve themselves,noting that it would be the lawn area directly outside her office space. The technicians will sweep the area at least 3 times daily to make sure it is clean. Commissioner Berman asked what is involved in radiation therapy. Dr. Feinmehl stated radiation therapy involves the use of radiation which is different from chemotherapy which is drug therapy. Radiation therapy is a localized treatment which is a burn modality in cancer treatment. The radiation unit itself is like a hyped up x-ray machine. There is nothing radioactive in the machine. Commissioner Berman asked if there is any radioactive waste material as a result of this therapy. Mr. Costa stated there is no production of waste as a result of the use of this machine. It is strictly an x-ray machine which generates x-rays through electronic means as opposed to some machines producing x-rays through naturally decaying radioactive sources. Commissioner Berman asked if there are any measures to be incorporated into the physical plans for walls or the offices,etc.to protect adjoining spaces from x-ray overflow. Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 4 Mr. Costa stated the room will be built in a way so as to protect the outside areas from the x-ray so that it will be contained within the room itself. Those specifications are defined by the State of Illinois and are reviewed by certified medical physicists and determined to provide an exposure level outside the room that is acceptable to public safety. Commissioner Berman asked if there will be testing devices located outside the room to ensure that those standards are met. Mr. Costa stated there are state regulations that apply that require that certain exposures are maintained for lack of exposure outside those rooms. Those rooms, after construction,are tested after the machine is installed to make sure they are meeting those standards and are subsequently tested on a regular basis. Commissioner Berman asked where the machines will be located in these rooms and particularly will the machines be located on a wall adjoining another tenant's space. Mr. Costa stated those exposures will be minimized around the exterior of those walls. They have not as yet defined specifically where in the suite the machines will go but they will be designed so that the exposures outside those rooms are kept to a minimum for the public safety. Dr. Badertscher stated the front third of his facility is office area and is the only place the public will be allowed. The back two-third is an open warehouse right now with nothing there except concrete walls. Within that warehouse area they are proposing to have walls to identify the room location for the CT and the radiographic procedures and the gamma camera. The CT scanner will be placed in the far northeast corner which is adjacent to the electronic area and the back alleyway. The radiographic procedure room will be against the north wall adjacent to the alleyway. The main thing to be considered for radiation is distance. The further you are away from the source of radiation,the exponential decrease there is to exposure. If there is any kind of lead or concrete that is between there,it will absorb the radiation that is coming. They have therefore located the CT and radiographic procedure machinery in non-public areas and buffered on both sides by the concrete wall as well as by distance from any personal exposure. Commissioner Berman asked if there is any cumulative buildup over time of this radiation. Dr. Badertscher stated there is not any cumulative buildup in non-living tissue from x-ray interaction. Commissioner Berman asked about the gamma camera. Dr. Badertscher stated the camera is a detector which has a sodium iodide crystal and photo multiplier tubes. It detects external sources of radiation being admitted from the patient itself. With this imaging modality the radiation is placed inside of the subject and then the movement of the particles through the body and the excretion is imaged by the camera itself. There are wastes Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 5 that occur with that treatment and those wastes have strict state and federal guidelines. Illinois has one of the strictest guidelines. In addition, they must go through a special licensing permit in order to be able to handle those materials. All materials coming from those animals will be handled with personnel only with radiation monitoring. All of this follows strict guidelines by the state. Commissioner Berman asked where the stored materials will be kept within the premises. Dr. Badertscher stated they will receive the material to be injected on a patient by patient basis which will be delivered by a licensed handler to the facility. They will order the exact amount that needs to be given and it would be given within 1-2 hours after receipt so there will not be any stored around. Commissioner Berman asked about overnight stays. Dr. Badertscher stated he anticipates those animals who have received this material may need to stay overnight until they are at a level that the state would allow them to be released back to their owners. He noted he anticipates the start up to be very slow at perhaps 1-2 cases per week with possibly one case per day at the upper limit. Commissioner Berman asked about staffing procedures and care for animals overnight. Dr.Badertscher stated the animals would be housed within stainless steel containers and they would be monitored the evening before and the next morning. They would be unattended overnight. Dr. Feinmehl stated her main goal is to treat patients on an outpatient basis. The only overnight stay would be if distance precluded owners from coming to pick the patients up. If they do stay, staffing would be from 7:00 a.m. to 7:00 p.m. and overnight they would be unattended. Commissioner Berman asked about the nature of the adjoining tenants. Mr. LeCavalier stated to the east of the 1330 Busch Parkway space there is a sprinkler room with a riser and then the electrical room. To the west there is a vacant warehouse which is a float space for people who need that storage within the building. In the 1310 Busch Parkway space,to the east once again is the dead warehouse and to the west is the Greater Northwest Medical Group. They are a medical center practice. Mr. LeCavalier stated they have 15 maintenance men on staff,24 hours,who check all the buildings routinely and would contact the tenants when necessary. Commissioner Berman asked if there is a chemical development process that is used in conjunction with the CT and other machinery. Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 6 Dr. Badertscher stated they are using a dry imaging system for the CT and they will have a darkroom with an automatic processor for the x-ray machine. The supplies used for that will be handled in accordance with OSHA procedures. Commissioner Samuels asked if this facility would be permitted for human patients if it had been so designed or would it need a text amendment for the Industrial District. Mr. Pfeil stated it would be a permitted use as a medical clinic. Commissioner Trilling asked how many cages will provided at these facilities. Dr. Feinmehl stated they are planning on 3 runs and 5 cages with a total space for 8 patients, however, that is being optimistic. Dr. Badertscher stated he is proposing movable cages that are on wheels. These usually come in units of 5 cages. He stated he could add to them if needed,but anticipate needing no more than two of these units or 10 cages. There are also applying for two runs which would be primarily for dogs over 60 to 70 pounds. Commissioner Trilling asked if the walls would require any lead lining. Dr. Badertscher stated they will use a mobile shielding for the CT scanner if needed. All of the personnel in the radiology area will have lead aprons, gloves and thyroid shields which they will wear for their own protection. If shielding is required in any direction, shielding will be added. However, since distance is the big thing and as this will be at least 20 to 25 feet from any place that the public will be, and there is a concrete wall between it and the alley, it is anticipated the radiation will be primarily for the employees who are all monitored. Dr. Badertscher noted the health physicist will do actual measurements and give them guidelines as to whether certain areas need extra protection. Mr. Costa further noted that a health physicist will determine the amount of shielding that will be required for the radiation therapy unit. It is typically more substantial than the CT scan etc.and is typically provided through cast in place concrete or high density leaded brick that will be put in and is actually a movable structure. Commissioner Trilling asked how the syringes used in Dr. Badertscher's procedures would be disposed of. Dr. Badertscher stated he believes it would be returned to the vendor that supplies the isotope. If that is not the case,they would be retained in a lead lined box until no radiation was produced. Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 7 Commissioner Trilling asked about the two tenants who did not sign the agreement favoring this use. Mr.LeCavalier stated he spoke to both tenants who did not sign. One is the medical group who did receive the notice and the office manager stated she would pass said information on to the doctors. There have been no positive or negative comments from them. The other tenant had wanted to attend this meeting just to get some of the answers addressed at this meeting as he had written an article on radiation. Commissioner Moons asked if the animals treated at the proposed facilities could be kept overnight at the Riverwoods facility where there would be greater care. Dr. Feinmehl stated that most of the animals she will be treating are generally healthy. They do not really require any extra care. If they feel they do,they would be transported back to the main hospital or even up to an emergency clinic for a doctor to watch them 24 hours. She stated that the majority of places that do radiation therapy and keep patients overnight do not necessarily give them overnight observation. They are usually kept in a general ward with food and water and are walked prior to everyone leaving. Mr. Costa stated that typically the most compelling reason for keeping an animal overnight for a course of therapy is for the convenience of the client. The patients are not sick per se,but are just receiving radiation treatment and can go home. Dr. Badertscher stated about 98 percent of veterinary hospitals in the city and this area do not have 24 hour care. He further noted that if they feel there is any risk to the patient from not being observed,they would take the appropriate measures to transfer those animals for observation. Chairman Goldspiel asked if the patients would be walked indoors or outdoors. Dr. Feinmehl stated patients who walk outdoors are cleaned up after immediately. Patients eliminating inside are cleaned up immediately and disposal is handled properly according to OSHA regulations. Chairman Goldspiel asked where patients would be walked outside. Dr. Feinmehl stated they will be walked in front of their building or the parking lot. Chairman Goldspiel asked how many times per day a patient would be walked. Dr. Feinmehl stated a minimum of three times per patient. Dr. Badertscher stated he would not anticipate as many walkings. Generally the animals for his practice come in,the procedure is done and the patient is released to its owner. Those animals Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 8 receiving an injection would not be taken out at all because they would be confined to either the run or cage facility for the appropriate time until they can be released. Dr. Badertscher stated there is greenery between Busch Parkway and the parking lot for the occasional dog walking. There is also some greenery near the lake on the backside of the facility. He noted his patients would probably require walking no more than twice a day,probably once a day for about two patients. Chairman Goldspiel asked how many patients would be at the clinic at peak occupancy. Dr. Badertscher stated it would be a maximum of perhaps ten patients, although highly unlikely. Dr. Feinmehl stated she too hopes to have a maximum of 8-10 patients per day at peak. Dr. Feinmehl noted that the Riverwoods facility has 20-30 patients at any given time who are walked 3 to 4 times per day and there is never a problem with waste as it is efficiently cleaned up. Dr. Badertscher noted that not all patients will be dogs as the trend is running toward cats so that fully 50 percent of those 10 patients might be cats. He further noted that their image is very important and if they are not good caretakers of the facilities and the area around,that is going to reflect poorly on them. Therefore,they will make every effort to make sure that there is nothing obtrusive to anyone who enters or is in the area around. Chairman Goldspiel stated his concern is whether or not this fits in an industrial area and if it fits specifically in this location. He stated he has a general concern about too much intrusion of regular commercial activity into an industrial areas. Chairman Goldspiel asked if there will be any hazardous medical waste and,if so,how will it be handled. Dr. Badertscher stated OSHA regulations now require them to do the same thing as human medical clinics. Syringes,needles,catheters and anything that has come in contact with the waste or blood of the animals are handled specially and will be disposed of through medical waste handlers. Dr. Feinmehl stated they will continue to use specific medical waste handlers as they do now. Chairman Goldspiel asked if this building is parked in excess of the number of parking spaces were the ordinance unchanged. Mr. Pfeil stated he has not analyzed the current tenant mix relation to the amount of parking on the facility. A large percentage of the floor space cumulatively in this facility is warehouse Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 9 which has a very light parking requirement. The office uses are calculated at a ratio of 1 space per 300 square feet of floor area. The veterinary standard spoken of by the petitioners' attorney is probably appropriate for the two proposed offices,which indicates a requirement of 27 to 28 parking spaces. He said that the actual demand would appear to be quite a bit lower than that for these uses. Mr. LeCavalier stated they allocate a number of parking spaces within each lease but in reality they would never jeopardize the parking quality for their existing tenants. He stated he is pleased that this use would actually be lower than a typical office warehouse use. Mr. Raysa asked if there is a state agency that would inspect and authorize some kind of permit for these uses and,if so, is it necessary to receive a permit from this state agency. Dr. Badertscher stated the Department of Nuclear Safety controls all radiation handling within the state. The health physicist they have retained is authorized by the state and actually does inspections for the state and so he is very familiar with all of the regulations by the state. There would be site inspections and some cases require permits and licenses while some require only routine inspections to make sure there is adequate safety and compliance with the law. Mr. Klawiter stated these uses are closest to a medical clinic and is the fairest comparison. Were this a medical clinic treating humans,the use would likely be more intense and there would be more traffic generated, all the while being permitted in this district. There has been a concern expressed about making sure adequate safety measures are taken. The Industrial District is where those uses which most impact the public safety are supposed to be placed. With that in mind, they believe this use is very compatible within the Industrial District. Mr. Klawiter summarized the criteria for the issuance of a special use as follows: 1. Not only will adequate precautions be taken and there is a significant public demand for this kind of service. It is a response to a public need for these kinds of treatment facilities for dogs and cats. 2. This use is compatible with the other uses not only in the district but in the immediate vicinity in this facility. All of the tenants with the exception of the two tenants earlier identified have acknowledged and approved of this use. This use certainly would not preclude the development of other uses in the district. It is a low intensity use which does not have significant public impact and does not generate significant traffic or require significant parking. 3. There has been adequate testimony that this use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property. Both applicants have testified they will use adequate precautions to be sure that the animals will not venture onto neighboring properties or tenant spaces. Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 10 4. There is no other prospective enterprise that would be precluded or even deterred from locating in this particular district by virtue of the presence of these particular businesses. 5. This is a fully built out and developed facility and all required amenities are provided. 6. There has been adequate testimony given that the warehouse use is the predominant use at this facility. That it is itself a very low intensity use and that the actual demand is very low for parking at this facility and that the parking demand for the proposed uses is commensurately very low. There is a very low generation of traffic,very few patients and infrequent use. There being no further comments or questions from anyone else present, Chairman Goldspiel closed the public hearing at 9:20 p.m. Respectfully submitted, Fay Rubi ,R cording Secretary APPROVED BY: I � ` E HEN GOLDSPIEL Chairman Buffalo Grove Plan Commission-Public Hearing-October 21, 1998-Page 11