HomeMy WebLinkAboutPLAN COMMISSION - 04/02/1997 - CONCENTRA DEVELOPMENT C,
ELK GROVE VILLAGE
Plan Commission Minutes
April 2, 1997
Council Chambers
8 p.m.
Present: F. Geinosky, Chairman
C. Prochno, Secretary(9:00 p.m.)
P. Ayers
R. Guzzardi
C. Henrici
D. Paliganoff
D. Sokolowski
K. Zizzo
Absent: J. Meyers
Staff: S. Niehaus, Assistant to the Village Manager
Petitioners: R. Redeker, Draper& Kramer
A. Meyer, Concentra Development Corporation
Item A: Concentra Development Special Use Permit
Chairman Geinosky opened the public hearing at 8:00 p.m.
Chairman Geinosky stated that Concentra Development Corporation(CDC)was seeking
to locate in an existing building at 1830 Jarvis Avenue for the purpose of operating an
occupational health care facility. Occupational health care facilities are not a permitted use in
the I-1 district, therefore, a Special Use Permit is required.
Commissioner Guzzardi moved, and Commissioner Sokolowski seconded a motion, to
appoint Commissioner Henrici as Acting Secretary. Upon voting, the motion carried
unanimously. Acting Secretary Henrici swore in the petitioners.
Redeker stated that he was the Assistant Vice President of Draper& Kramer, the
management agent for the vacant space at 1830 Jarvis Avenue. Redeker stated that he has
negotiated a 10 year lease for CDC to occupy a space which was recently vacated by Isuzu
Motors. Redeker also stated that he feels that the proposed use will be successful due to the
surrounding market in Elk Grove and that it will provide a benefit to the business community by
virtue of the service it provides.
Meyer distributed a brochure on CDC for review by the Plan Commission. Meyer
explained that CDC is an experienced developer and operator of occupational health care
facilities that specialize in pre-placement physicals and medical assistance for on-the-job
injuries. Meyer stated that CDC would employ physicians knowledgeable in OSHA guidelines
and work related injuries. It is their philosophy to treat employees as"industrial athletes"who
should be healed and reinserted into the work place. Meyer also stated that their facilities will
not treat private patients who do not belong to a company that they have a contract with.
Chairman Geinosky asked the petitioners to walk through the site plan.
Redeker stated that the proposed location was a 95,000 square foot building located at
the northwest corner of Busse Road and Jarvis Avenue. The specific operation would be housed
in an 8,800 square foot office located at the southeast corner of the building. Access to the site is
available from points of ingress/egress off of Busse Road and Jarvis Avenue via Landmeier
Road. The proposed use will employ 15 to 18 full-time employees with an annual payroll of
approximately $700,000.
Commissioner Sokolowski expressed a concern over whether or not people would be
able to find the building and as to how it would be marked. Redeker stated that signage similar
to the existing businesses in the building would be posted. Meyer also stated that their office
was not an impulse destination and that visibility from the roadway was not necessary for their
operation. Meyer also stated that maps will be distributed to each client that sends employees
for medical assistance
Commissioner Guzzardi questioned if the petitioners were able to satisfy the Director of
Engineering/Community Development's comments regarding the availability of parking spaces.
Redeker stated that Draper& Kramer had done a vehicle survey of the parking area and
determined that 70 spaces were available. A letter to this effect had been submitted to the
Director of Engineering/Community Development. Meyer also explained that the building size
and the number of available physicians would require no more than 20 parking spaces at any
time during the average work day.
Commissioner Guzzardi questioned as to the number of physicians at the facility.
Meyers stated that CDC typically has 1 physician per each 30 patient visits. The proposed
facility would start with I physician and max out with 3 physicians, depending on the volume of
business.
Commissioner Guzzardi questioned as to who determines if a hospital visit is necessary
for the patients. Meyer stated that CDC's physicians would act as gatekeepers to determine if a
patient needed to go to the emergency room, a specialist, or another doctor.
Commissioner Guzzardi questioned as to what percentage of CDC's practice was
physical therapy. Meyer stated that approximately 25 percent of their business was physical
therapy related.
Commissioner Ayers questioned as to what types of narcotics would be kept at the office
and how they would be secured. Meyer stated that the office contained a limited amount of
narcotics that would be locked up after hours to avoid tampering. In addition, a security system
would be installed at the facility to ensure that the drugs were not stolen.
Commissioner Ayers questioned as to what happened with syringes and other bio-
hazardous materials. Meyer stated that all bio-hazardous items would be stored and disposed of
in accordance with all Federal, State and local regulations. In addition, all storage of waste
material would take place inside the building.
Commissioner Paliganoff questioned as to how often ambulances came to the facility.
Meyer stated that ambulance visits were very rare and did not occur more than once per month.
Commissioner Paliganoff questioned as to CDC's company history. Meyer stated that
Concentra is managed by Occu-Systems and currently operates 150 clinics nationwide which see
approximately 10,000 patients per day..
Commissioner Paliganoff questioned as to why CDC would be successful in Elk Grove.
Meyer stated that the market research identified Elk Grove as a major employment sector in
Chicago with a high concentration of manufacturing and production related jobs. These types of
jobs traditionally carry a health risk and are therefore target clients. Meyer also stated that CDC
is planning to open clinics in Franklin Park, Bridgeview and Chicago.
Commissioner Paliganoff questioned as to the number of daily patients and how soon the
operation would be at maturity. Meyer stated that during their average work day of 7:30 a.m.to
6:00 p.m.,the proposed facility would see anywhere from 80 to 100 patients. However, it would
take approximately 2 to 3 years for this to occur. The office initial hours will be from 8:00 a.m.
to 5:00 p.m.
Commissioner Guzzardi questioned as to what would occur with non-work related walk-
ins. Meyer stated that CDC only treats employees covered by agreement. Any walk-in would be
referred to another medical agency or to a hospital if necessary.
Chairman Geinosky questioned as to what would happen with injuries that occur outside
of business hours. Meyer stated that CDC maintained a 24 hour assistance hotline. If the injury
was not severe, directions would be provided with a follow-up visit when the office is open.
Severe injuries would be referred to the nearest emergency room.
Chairman Geinosky questioned as to what would happen to a truck driver who was
injured outside of Elk Grove. Meyer explained that Concentra maintained a network for referrals
nationwide which would provide medical assistance.
Chairman Geinosky questioned if the petitioners were seeking any variations. Redeker
state that no variations were being requested.
Upon further discussion, Commissioner Guzzardi moved and Commissioner Henrici
seconded a motion, to recommended that the Village Board approve the petition of Concentra
Development Corporation for a special use permit to operate an occupational health care facility
in the I-1 district. Upon voting, (F. Geinosky, C. Prochno, P. Ayers, R. Guzzardi, C. Henrici, D.
Paliganoff, D. Sokolowski, K. Zizzo, AYES, J. Meyers, ABSENT),the motion carried.
Commissioner Paliganoff moved and Commissioner Prochno seconded a motion to
adjourn the meeting. Upon voting, the motion carried.
Chairman Geinosky closed the meeting at 9:15 p,m
Respectfully submitted,
V R' g /
Scott R. Niehaus
Assistant to the Village Manager
SRN/el
C: Chairman and Members of Plan Commission, President and Board of Trustees
Village Clerk, Village Manager, Assistant Village Manager, Assistant to the Village
Manager, Administrative Intern, Director of Engineering/Community Development,
Director to Public Works, Fire Chief, Deputy Fire Chief(2), Ass't Fire Chief,Village
Attorney, Chairman and Members of Zoning Board of Appeals
April 15, 1997
TO: President and Board of Trustees
FROM: cue,nes ( SQN)
Frederick C. Geinosky, Plan Commis ion Chairman
SUBJECT: Finding of Fact - Concentra Special Use Permit
On Wednesday, April 2, 1997 the Plan Commission held a public hearing to
consider the petition of Concentra Development Corporation (CDC), Dallas, Texas, for
a special use permit to allow the construction and operation of an occupational
healthcare facility in an I-1 zoned district located at 1830 Busse Road. Medical
facilities are not a permitted use in the I-1 zoned district, therefore a special use permit
is required.
The proposed facility would be housed in an existing 95,000 square foot, multi-
tenant office building located at the northeast corner of Busse Road and Jarvis Avenue.
The proposed use would occupy an 8,000 square foot office space located at the
southeast corner of the building. This space was previously occupied by Izusu Motors
of North America and has been vacant for approximately two months. Access to the
site is available from Busse Road and from Jarvis Avenue, by way of Landmeier Road.
Signage consistent with the other businesses located in the building will be posted for
identification purposes. Sufficient parking spaces are provided on the site for the
proposed facility.
CDC specializes in the development and operation of occupational healthcare
facilities that provide general medical services to businesses. Services provided
include: pre-placement physicals, physical therapy, and medical assistance for on-the-
job injuries. All physicians employed by CDC are licensed and are knowledgeable of
current OSHA guidelines. All patients of CDC will be referenced to them through
employer negotiated contracts. Walk-in patients will be referred to the nearest medical
agency or hospital for assistance. It was also noted that the average number of
ambulance calls originating from CDC's operation will be one per month.
The initial hours of operation for the proposed facility will be similar to
standard office hours of 8:00 a.m. to 5:00 p.m., Monday through Friday. As the
operation matures, CDC may be change their hours to accomodate the hours of the
businesses that they service. For example, other CDC locations have modified their
hours to be open from 7:30 a.m. to 6:00 p.m.
The proposed facility will contain 10 exam rooms, 2 labs, 2 procedure rooms,
and a physical therapy area. The average number of patients per day will range from
80 to 100 when mature with the initial number of daily visits being substantially less.
At the time of opening, 1 physician will be employed to handle all patients. When the
average number of daily patients exceeds 30, a new physician will be added. When the
operation reaches maturity it will employ 15 to 18 full-time employees with a payroll
of approximately $700,000.
It was noted that approximately 75% of all activity at the facility will be related
to pre-employment physicals and treatment for on-the-job injuries. The remaining 25%
of activity will focus on physical therapy. The number of severe injuries treated on site
will be minimal, however, all physicians are trained in stabilizing patients until they
can be transported to the proper trauma/medical center. A limited amount of narcotics
will be kept at the facility and will be maintained with the appropriate security
measures. In addition, all bio-hazardous medical materials will be stored inside the
building and disposed of in accordance with government regulations.
An analysis of the greater Chicago business population was performed by CDC
to determine if the market was sufficient to support the proposed facility. CDC
determined that there are approximately 280,000 businesses in the Chicago metro
region. The specific area which will be served by the proposed facility will include
Elk Grove Village, Wood Dale and Itasca. This general area includes 7,000 businesses
and over 150,000 employees. CDC feels that this is a sufficient market for them to
operate successfully. CDC also plans to begin operations in Franklin Park,
Bridgeview, and Chicago in 1997.
It was noted by members of the Plan Commission that similar special use
permits had been granted for occupational health care and medical clinics including the
Northwest Suburban Clinic located at Biesterfield and Beisner Roads. In addition, it
was the general consensus of the Plan Commission that the proposed used
complemented the industrial park and would be.successful due to the number of
businesses and employees in the Elk Grove area. Upon voting, (Geinosky, Prochno,
Ayers, Guzzardi, Henrici, Paliganoff, Sokolowski, Zizzo AYES, Meyers ABSENT),
the Plan Commission voted to recommend that the Village Board approve the
petitioner's request for a special use permit to operate an occupational healthcare
facility at 1830 Busse Road.
c: Chairman and Members of Plan Commission, Village Clerk, Village Manager,
Assistant Village Manager, Assistant to the Village Manager, Administrative
Intern, Director of Engineering and Community Development, Director of Public
Works, Fire Chief, Deputy Fire Chief(2), Assistant Fire Chief, Village Attorney,
Chairman and Members ZBA