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Home My WebLink AboutPLAN COMMISSION - 06/04/1997 - MANOR CARE ELK GROVE VILLAGE PLAN COMMISSION PUBLIC HEARING 8:00 P.M. JUNE 4, 1997 MINUTES PRESENT: John Glass,Chairman Paul Ayers John Meyers Charles Henrici Fred Geinosky David Paliganoff Donald Sokolowski ABSENT: Richard Guzzardi Kathleen Zizzo STAFF: Steven Trudan Assistant Director of Community Development Mary Jo Pye,Assistant Director of Engineering PETITIONERS: Robert Stoddard,Manor Healthcare Bill Nelson,Manhard Consulting(Engineer) David Zaijeck,McBride,Baker and Coles(Attorney) ITEM A: MANOR HEALTH CARE ANNEXATION, REZONING AND SPECIAL USE Chairman Glass called the meeting to order at 8:03 P.M.and briefly summarized the petition being presented to the Plan Commission. Secretary Geinosky swore in the petitioners. David Zaijeck,attorney for the petitioners,explained that Manor Healthcare Corporation is a division of Manor Care,Inc. located in Gaithersburg,Maryland. Manor Care is a national health care provider that owns and manages various health facilities across the nation. Zaijeck stated that Manor Care has 35 years of experience in senior care, including 24 facilities in Illinois and 17 in the Chicagoland area. Zaijeck stated that Manor Care was seeking to annex a 2.79 acre parcel located on Nerge Road just east of Plum Grove Road, for the purpose of constructing a 101 unit/109 bed assisted living facility. The proposed location is adjacent to Manor Care's existing nursing home and Alzheimer's facilities at 1920 Nerge Road. The construction of an assisted living facility will provide Manor Care with a unique development that provides three different forms of senior care. Zaijeck stated that Manor Care had offered to discuss the development with neighboring property owners,however, none voiced a concern. Bill Nelson,of Manhard Consulting,explained that it was Manor Care's intention to create a "campus" situation which would provide more efficient internal traffic patterns for cars, pedestrians and emergency vehicles. The campus theme would also provide a situation where the residents would be able to move from one building to another should their conditions require a change in required care. All three buildings would be included on one subdivided lot, which requires a variation from the Village's zoning ordinance. Zaijeck reviewed staffs written concerns and explained how they had been addressed in the site plan. Zaijeck stated that he agreed with staff that there would be insufficient room for vehicles to maneuver in the loading dock and dumpster area provided. To address this concern,they proposed to increase the driving aisle radius in that area and eliminate three(3) parking spaces thereby amending their request for a reduction in parking spaces to 190. A total of 196 spaces are required for the entire development. Nelson stated that the site would be engineered to accommodate all storm water detention requirements of the Village. The entire site will contain 3 detention ponds. All ponds are interconnected to handle runoff from one another if necessary. In addition,each of the ponds are dry detention ponds that will be free of standing water the majority of the time. After heavy rainfall, the ponds will hold approximately 3 feet of water for short periods of time. Zaijeck closed his presentation by stating that Manor Care was not seeking to do any further development on the site in the future and that they had no plans to sell any portions of the property. Zaijeck also stated that the proposed plan meets all Village bulk and area requirements, all landscaping requirements and that it would meet all other requirements of Code as directed by the Village Department of Engineering. Commissioner Meyers questioned whether or not elevators would be provided in the facility. Zaijeck stated that the building would contain two passenger elevators, one for each wing of the building. One elevator would be large enough to accommodate a stretcher as required by the Illinois Department of Public Health. Commissioner Geinosky questioned as to the management of the facility. Zaijeck stated that management of the assisted living facility would be provided on-site and that security would be provided in coordination with the existing facilities owned by Manor Care. Commissioner Geinosky questioned as to what portion of Nerge Road would be included in the plat of annexation. Zaijeck stated that the annexation would encompass the northern portion of the roadway due to the fact that Roselle had annexed the southern portion of Nerge Road. Maintenance of the roadway is the responsibility of Cook County. Commissioner Geinosky questioned as to how Manor Care was planning to address staff's concern regarding their signage being posted above the water main along Nerge Road. Zaijeck stated that Manor Care agreed with staff's concern and would not post the sign on top of the water main. Commissioner Sokolowski questioned whether or not the trash dumpster would be enclosed. Zaijeck stated that a fence will be located around the trash area. Commissioner Ayers questioned as to the exterior materials of the building. Nelson stated that the building would consist mostly of vinyl clad siding with two color tones to give it a more residential appearance Commissioner Paliganoff questioned as to why the petitioners did not comply with the Village's parking requirements when there was sufficient land for them to do so. Zaijeck stated that their experience in managing similar facilities led them to believe that the number of parking spaces required by the Village was more than needed. Furthermore, it was their preference to have more greenspace on the property instead of unused parking spaces. Commissioner Paliganoff questioned if the petitioners had considered a brick exterior instead of the proposed vinyl siding. Zaijeck stated that the brick would add significant expense to the project and that they chose the vinyl siding to create a more residential look to the building. In addition, Zaijeck stated that Manor Care wanted to use the two color vinyl building so that the structure would look different from the other buildings in order to make the site less institutional in appearance. Chairman Glass questioned if the petitioners had encountered any parking problems in any of their other facilities and if they had considered the possibility of a land banking plan which would provide more greenspace to the site. The Plan Commission discussed the feasibility of landbanking approximately 12 parking spaces in the southwest comer of the property. Zaijeck stated that Manor Care did not object to landbanking and that sufficient parking would still be available on the site. Chairman Glass questioned how many people would be employed on the site. Zaijeck stated that a total of 60 people would be employed during the maximum shift time between 7:00 a.m. and 3:00 p.m. During the night shift a total of 16 people would be employed. Chairman Glass closed the public hearing. Upon further discussion, Commissioner Henrici moved, and Commissioner Geinosky seconded a motion, to recommend approval of Manor Healthcare Corporation's petition for annexation; rezoning of the property to A-2 Multiple Family Residential District from R-3 Cook County Residential, a Special Use Permit for the construction and operation of a 101 Unit/109 bed assisted living facility; and variations to permit the construction of three(3)buildings on one lot and a reduction in required parking spaces from 196 to 190 with the landbanking of twelve (12) of the designated parking spaces. Upon voting, (Glass, Geinosky, Ayers, Henrici, Meyers, Paliganoff, Sokolowski AYES,Guzzardi,Zizzo ABSENT),the motion was approved. ITEM B: AT&T Cellular Tower-Final Site Plan Staff provided the Plan Commissioners with a copy of the site plan developed for the Village's new fire station at 1060 Oakton. It was explained that the site plan had been developed by the Village's consultant to provide room for the fire station, salt storage dome and AT&T cellular tower which was previously approved by the Village Board. Commissioner Meyers moved, and Commissioner Ayers seconded a motion, to approve of the final site plan for the AT&T cellular tower. Upon voting, (Glass, Geinosky, Ayers, Henrici, Meyers,Paliganoff, Sokolowski AYES,Guzzardi,Zizzo ABSENT),the motion was approved. The meeting adjourned at 9:05 p.m. Respectfully submitted, 1-yz� Steve J.Trudan Assistant Director of Community Development C: Chairman and Members 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 of Public Works, Fire Chief, Deputy Fire Chief(2), Assistant Fire Chief, Village Attorney, Chairman and Members Zoning Board of Appeals