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HomeMy WebLinkAboutPLAN COMMISSION - 07/05/1978 - SCHMIDT FAR SITE PLAN Minutes Elk Grove Village Plan Commission July 5, 1978 The regular meeting of the Plan Commission was called to order by Acting Chairman Hauser at 7:30 p.m. on Wednesday, July 5, 1978, in the Multi- Purpose Room of the Municipal Building, 901 Wellington Avenue. MEMBERS PRESENT: MEMBERS ABSENT: Edward Hauser, Acting Chairman Thomas Hamilton Leah Cummins, Secretary STAFF PRESENT: John Glass (7 :35) - Gary Parrin, George Mullen Adsistant Village Manager James-Petri Thomas Rettenbacher, Orrin Stangeland Building Commissioner Charles Durham, Administrative Intern Plan Commission Acknowledgement Acting Chairman Hauser congratulated Orrin Stangeland on his appointment to the Plan Commission. Schmidt Farm: Preliminary Site Plan Joseph Hanlon, Attorney, and Larry Greichunos were present to represent the Stape Building Company. The petitioner was requesting to annex approximately 120 acres of property into the Village. The property is located north of Nerge Road and east of Plum Grove Road. Hauser began the discussion by noting the recommendations of the Building Commissioner and Village Engineer in respect to the elimination of the unusable areas caused by the pointed corner lots abutting the park and detention areas . He stated that both departments had recommended that the lots be extended to eliminate the unusable areas. Hauser proposed that the recommendations be incorporated into the preliminary site plan and the Commission members concurred with the recommendation. Next Hauser noted that the Superintendent of Streets had recommended that the access sidewalks within the proposed development be five feet wide with two foot buffers on each side (as -included in the preliminary site plan) . The consensus of the Plan Commission was to concur with the recommendation submitted by the Superintendent of Streets. Hauser next addressed the question of which of the two alternative street accesses should be recommended for approval. (Jersey Lane or Maryland Lane) He stated that while the Police Chief and Fire Chief were in favor of Jersey Lane access, he noted that the Village Engineer and Superintendent of Streets pre- ferred the Maryland Lane access. Hauser continued by stating that in his opinion the Maryland Lane access route would mean greater safety for school children. Mullen acknowledged Hauser's comment but responded by noting his concern over the. Fire Chief's comment that the Maryland Lane access would mean a greater delay in response time of fire apparatus. Plan Commission Minutes • - 2 - • July 5, 1978 Hauser replied that fire apparatus would probably encounter just as much a problem going to other areas. Glass agreed by noting that response time would be just as great going to Section 24 North. Rettenbacher noted he thought the Fire Chief's concern was over response time to this particular site (Schmidt Farm) and how it might best be served. Next, Glass stated that he did not understand why the Police Chief had recommended the Jersey Lane access. He noted that in his opinion a four-way traffic that would result at Jersey Lane would cause problems. Stangeland next stated that he was concerned for the property owners whose lot would be fronted by three streets if the Jersey Lane access were permitted. He added that the owner probably .bought the lot thinking that it would be abutting another resident. Mullen then questioned the 13-foot jog that would exist with the Jersey Lane access route. Mullen noted that it might cause emergency access problems. Glass agreed by noting that the jog might adversely affect fire apparatus responding in the area. Cummins continued the discussion by stating that she thought that there were several points in favor of each access route. However, she went on to state that her preference was for the Maryland Lane access route. Glass agreed with Cummins by noting that it was difficult to select one route over another. He observed that the Maryland Lane access would ensure greater child safety while the Jersey Lane access would mean better emergency fire service for the development. Glass continued by stating that he too pre- ferred the Maryland Lane access. Hauser closed the discussion by noting that since the site was relatively close to the new fire station, that in his opinion, the fire response time would not be greatly affected by the choice of the Maryland Lane access . He continued by reiterating his earlier statement that response times to other sites would require greater fire response time. At this point, Hauser noted that it was time for the Judiciary, Planning and Zoning Committee meeting concerning the licensing of Ambulatory Surgical Treatment Centers. He noted that the Plan Commission would reconvene after that meeting. The meeting recessed at 8:00 p.m. The Plan Commission reconvened at 9:40 p.m. in the Council Chambers of the Municipal Building. Docket 77-20 - Text Amendment: Ambulatory Surgical Treatment Centers George Knickerbocker, Attorney, and Thomas Rettenbacher, Building Commissioner, were present to represent the petitioner, the Village of Elk Grove Village. The petitioners were requesting a Text Amendment to Section 5.5 of the Zoning Ordinance, to amend the Village's B-2 General Business District. Dr. Jacobs, co-owner of an Ambulatory Surgical Treatment Center (ASTC) in Arlington Heights, and a member of the Illinois Board of Directors in charge of regulating ASTC's in the State, was present to answer questions concerning ASTC's for the Commission. Plan Commission concern centered on zoning issues relating to ASTC's. Hauser opened by thanking Dr. Jacobs for attending the Plan Commission meeting. Rettenbacher began the questions by asking Dr. Jacobs if the building standards used for a surgical room in a hospital were also applied to ASTC's. Dr. Jacobs replied by stating that the same standards were used for ASTC's with the exception of a non-conductive floor. He noted that the reason for this was that in ASTC's, only non-explosive antiseptics were allowed. C • • Plan Commission Minutes - 3 - July 5, 1978 Petri next asked if locating an ASTC in a residential area was acceptable zoning. Dr. Jacobs noted that in medical terms it probably would not matter. He added that the problem would probably be of a social nature and that he personally felt most residential communities would not want an ASTC located with them. Dr. Jacobs continued by stating that he would prefer to see ASTC's located near major health facilities. Petri next asked if ASTC's generally had ventilation systems capable of filtering unpure substances from inside the centers, especially if they were abutting commercial uses. Dr. Jacobs responded by stating that the State of Illinois requested the use of such systems in ASTC's and that in Arlington Heights, his center had complied. Mullen asked Dr. Jacobs to clarify why the State required a 15-minute traveling time for ASTC's in relation to a major hospital facility. Dr. Jacobs stated that 15 minutes was a practical choice since that is approximately the time it would take the hospital to prepare for a patient if an emergency occurred at an ASTC. Stangeland next asked what would be the emergency rate for an ASTC which specialized in abortions. Dr. Jacobs replied that the emergency rate for such an ASTC would probably be less than 1%. Glass continued the discussion by asking if an ASTC would be properly located in the Village's industrial area. Dr. Jacobs replied that it could be, depending on the distance between the ASTC and the hospital. He added that in his opinion, the closer the ASTC was located to a hospital, the better. Glass next asked how important was the environment in considering a zoning location for an ASTC. Dr. Jacobs responded by stating that it would seem unfair to the patient to place him/her in a location where a variety of other concerns were operating. He stated that an area with a relatively low traffic flow would be more desirable because in some cases, the patient may want his visit to the ASTC to be confidential. He added that from a medical point of view, the location of the ASTC would probably make little difference. Glass continued by asking if noise would be a factor in locating an ASTC. Dr. Jacobs responded that it would not be a major factor. Glass next asked if a general 0-T, Office Transitional District, would be a good location for an ASTC. Dr. Jacobs stated that a medical 0-T would be a better location since a General 0-T would require the use of special measures for ASTC location. He added that the best location for an ASTC would be a building specially designed for the use. Glass next asked if it would be better to isolate parking away from an ASTC. Dr. Jacobs noted that location of parking was not a major factor as long as there were provisions for emergency vehicle access. However, he stated that special parking facilities might be needed to pick up patients after operations since they may be drugged and therefore unable to drive. Petri asked if such patient pick-up was required at the ASTC in Arlington Heights. Dr. Jacobs indicated that there was a facility for patient pickup. Mullen then asked if normally these patients were dropped off and picked up at the ASTC. Dr. Jacobs indicated that they were. Next, Knickerbocker asked that if there was a Shopping Center or other major business use abutting an ASTC, would there be any specific problems in providing emergency vehicles to the ASTC location. Dr. Jacobs replied that such access depended on the specific traffic flow at the Shopping Center. He added that he would suggest that an adequate ingress and egress plan be made after studying the traffic patterns at such locations before allowing an ASTC to operate. He further stated that a use such as a restaurant would not be a desirable neighbor for an ASTC because of sanitary reasons. • Plan Commission Minutes - 4 - July 5, 1978 Knickerbocker noted that there was nothing in the Illinois regulations to prevent such location of ASTC's and he wanted to know if there was any reason for the absence of such regulations. Dr. Jacobs explained that regula- tions in this area were still in the preliminary stages and thus many possible regulations had been overlooked. However, Dr. Jacobs noted that most physicians simply would not locate an ASTC next to a restaurant. Stangeland asked if any combustible gases would be used in ASTC's. Dr. Jacobs replied that for the most part, modern doctors no longer used such gases. Stangeland next asked if there would be a:problem protecting dangerous drugs (i.e. from theft) in ASTC's. Dr. Jacobs indicated that there probably would be; however, that was a problem shared by all medical facilities. Rettenbacher asked Dr. Jacobs if he would agree that in general ASTC's were a kind of unique use and as such, might require special considerations in zoning. Dr. Jacobs indicated that he would tend to agree with the Building Commissioner's statement. Stangeland concluded the questioning by asking if ASTC's had ever been considered for use as part of a disaster plan. Dr. Jacobs responded in the affirmative and stated that ASTC's would be excellent for such a use. Dr. Jacobs concluded by noting that ASTC's would be an asset in the community not only for the above reason, but also because most provided low cost surgical service to the community. Hauser then recessed the meeting at 10:45 p.m. Schmidt Farm: (continued) The Plan Commission reconvened at 11:00 p.m. in the Multi-Purpose Room of the Municipal Building. Petri reopened the discussion by asking the petitioner how much distance there would be between the Jersey Lane access and the lot it would front. Hanlon indicated that he was not exactly certain; however, he noted that there would be less imposition on the property if the right-of-way were made smaller at Jersey Lane. Next, Mullen stated that he did not understand why police preferred the Jersey Lane access since it appeared to him that traffic flow would not be any better than the Maryland Lane access. He also noted that while fire response time might be better with the Jersey Lane access, that the time saved would not be significant enough to justify choosing the Jersey Lane access. Glass agreed adding that the choice of the Maryland Lane route would provide additional access to Section 23 North for emergency vehicles. At that point, Cummins made a motion to recommend approval of the Schmidt Farm Preliminary Site Plan with the Maryland Lane access route as shown in Exhibit A. Petri seconded the motion. All present voted AYE. The meeting adjourned at 11:25 p.m. Aubmitted by: I.a0 Charles Durham Administrative Intern CD/sf 7/14/78 c: Chairman & Members of Plan Commission, Village President and Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Administrative Intern, Building Commissioner, Village Engineer, Planning Consultant, Director of Parks and -Rkcreation, Calkins, Centex