HomeMy WebLinkAbout06/26/2003 P&Z minutes 19-03MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-19-03
Hearing Date: June 26, 2003
PETITIONER:
MetroDocs, SC
1247 N. Milwaukee
Glenview, IL 60025
PUBLICATION DATE:
June 11, 2003
REQUEST:
Text Amendment
MEMBERS PRESENT:
Richard Rogers, Acting Chairperson
Merrill Cotten
Leo Floros
Matthew Sledz
MEMBERS ABSENT:
Arlene Juracek, Chairperson
Joseph Donnelly
Keith Youngquist
STAFF MEMBERS PRESENT:
Judy Connolly, AICP, Senior Planner
Michael Jacobs, AICP, Deputy Director of Community Development
INTERESTED PARTIES:
Chairperson Richard Rogers called the meeting to order at 7:32 p.m. Matt Sledz made a motion to approve the
minutes of the May 22 meeting, seconded by Merrill Cotten. The May meeting minutes were approved 4-0. At 8:45,
Mr. Rogers introduced Case No. PZ-19-03, a request for a Text Amendment to the Zoning Ordinance to permit offices
in the I-1 Limited Industrial Zoning District. Mr. Rogers said the Village Board decision would be final for this case.
Judy Connolly, Senior Planner, presented the case. She said that the petitioner is a group of doctors who are seeking to
open a doctors' office in the Kensington Business Center. The petitioner contacted the Planning Division to inquire
whether a doctor's office would be permitted in this area since it is an industrial park. She said that the center is zoned
I1 Limited Industrial and that a doctor's office is not a permitted use in the district. However, medical and dental
laboratories are listed as permitted uses in the I1 district. Due to these circumstances, the petitioner has submitted an
application for a text amendment to amend the Zoning Ordinance to allow doctor's offices in the I1 district.
Ms. Connolly said that the primary reason zoning districts were created was to help minimize the potential conflicts
between different types of uses and to create a specific order for development to occur. In creating different districts,
and their associated permitted/conditional uses, governing bodies are able to ensure safe and orderly development. She
said that in this case, the petitioner is seeking to amend the Zoning Ordinance to allow uses similar to medical or dental
labs, which would appear to have less of an impact within the I1 Limited Industrial District. Ms. Connolly clarified
that the issue to consider when reviewing the proposed Text Amendment is balancing the impact of a more intense use
such as a manufacturer, which is currently a permitted use in the I1 district, with the proposed doctor's office, which is
a less intense use.
She said that the purpose of the I1 District is "...to provide an area suitable for industrial, manufacturing, warehousing
and research facilities that do not create appreciable nuisance or hazards, or an area for such uses that require a
pleasant, hazard and nuisance free environment." The petitioner proposes to practice Family Medicine, which entails
seeing patients from birth to hospice and intends to expand services to include MRIs, CTs, and other similar radiology
scanning services.
Planning & Zoning Commission PZ-19-03
Arlene Juracek, Chairperson Page 2
Ms. Connolly reported that the I1 District currently permits offices that are a company's headquarters. Since the
Zoning Ordinance does not specify what qualifies as a 'headquarters office' it has been Village policy to permit offices
that classify themselves as a headquarters to locate in the I1 District. She said that a headquarters office is of a similar
intensity as a medical office, but has different parking regulations. The manner in which the Kensington Business
Center was developed allows for adequate parking for either use and any new use would be required to meet the
Village's parking regulations.
Ms. Connolly said that in researching this matter, as well as considering the current economic and development trends,
Staff recommends that the petitioner's proposal be modified to not limit the text amendment to the scope of services
described in the petitioner's application. Instead, Staff recommends that the text amendment adopt language similar to
the commercial districts, which list "Offices, business and professional" as permitted uses. The proposed Text
Amendment would allow a broader scope of offices to be permitted in the I1 District, which would make it a more
viable district without increasing the intensity of the district. Also, the parking regulations for offices are similar to the
parking regulations for a headquarters.
In order to approve the Text Amendment, the request has to meet the standards listed in the Zoning Ordinance, which
relate to: the general applicability of the amendment to the community, rather than an individual parcel; consistency of
the amendment with objectives of the Zoning Code and Comprehensive Plan; the degree to which the amendment
would create non-conformity; the degree to which the amendment would make the Zoning Code more permissive; and
consistency of the amendment with Village policy as established by previous rulings.
The proposal to allow "Offices, business and professional" in the I1 District as a permitted use would be applicable on
a community-wide'basis and would not create a non-conforming situation. Although allowing a less intense use in the
I1 District would make the Zoning Ordinance more permissive, the types of uses that would be permitted are
consistent and compatible with other uses currently permitted in the I1 District. The proposed text amendment is
consistent with the Comprehensive Plan and previous Village rulings.
Based on these findings, Staff recommends that the Planning & Zoning Commission make a recommendation to the
Village Board to approve a Text Amendment to Sec. 14.2102 to list "Offices, business mad professional" as permitted
uses in the Limited Industrial District, for Case No. PZ-19-03. The Village Board's decision is final for this case.
Richard Rogers confirmed with Judy that MRIs, C-T Scans, etc., would be permitted under "Laboratory" and that the
only thing being added is offices, doctor's offices, etc
Scott Meyer, 525 Newtown Road, Buffalo Grove, Vice President & CEO of MetroDocs, and Joel Krott, 1106 Burning
Bush Lane, Mount Prospect, CFO of MetroDocs were sworn in and testified that, in a joint venture with Lutheran
General Hospital, they want to open an office in the Kensington Business Center. They will have 5-7 primary care
doctors and an imaging center. Mr. Meyer said they feel this venture will be an asset to the community. Their current
office is next to the new APT and they have been in the area many years. They have looked at properties for lease and
purchase but would need a text amendment before they commit.
Matt Sledz clarified that a Text Amendment was the only request and no other relief from the Zoning Ordinance was
being sought.
Mr. Rogers said it would be beneficial to the Village to include this use in the I1 District and closed the public hearing
at 8:55.
Matt Sledz made a motion to approve the requested Text Amendment as submitted for Case No. PZ-19-03, Zoning
Ordinance Text Amendment. Leo Floros seconded the motion.
UPON ROLL CALL:
lanning & Zoning Commission PZ-19-03
Arlene Juracek, Chairperson Page 3
AYES: Cotten, Floros, Rogers, and Sledz,
NAYS: None
Motion approved 4-0. Village Board decision final.
At 11:40 p.m, Matt Sledz made motion to adjourn, seconded by Leo Floros. The motion was approved by a voice vote
and the meeting was adjourned.
Barbara Swiatek, Planning Secretary
Conno~ ,~/AI~C/P, Senior Planner~