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HomeMy WebLinkAboutPLAN COMMISSION - 01/07/1998 - ALEXIAN BROS MED CTR ELK GROVE VILLAGE Plan Commission Minutes January 7, 1998 8:00 p.m. Present: J. Glass, Chairman F. Geinosky, Secretary P. Ayers C.Henrici D.Paliganoff D. Sokolowski K. Zizzo Absent: R.Guzzardi J.Meyers Staff: S.Niehaus, Assistant to the Village Manager C.Korn,Administrative Intern Petitioners: R. Brennan, Winston and Strawn M. Magnifico,Vice-President of Auxiliary Services D. Prebil, General Counsel,Alexian Brothers Medical Center M. Schwartz, Chief Executive Officer,Alexian Brothers Medical Center Item A: Alexian Brothers Medical Center Annexation,Rezoning & Special Use Permit Chairman Glass called the meeting to order at 8:05 p.m. and briefly explained the purpose of the Plan Commission and public hearing process, as well as the possible uses for the Office Transitional (O-T)Zoning District. Secretary Geinosky swore in the petitioners. Chairman Glass stated that Alexian Brothers Medical Center(ABMC)was seeking to annex a 9.7 acre parcel, located at the southeast comer of Biesterfield Road and Martha Road. The property is currently broken into 8 parcels each zoned Residential(R-3). Upon annexation,ABMC is seeking to rezone the property to O-T Office Transitional,with a Special Use to permit the property to be used for hospital, convalescent home,nursing home,rest home and ambulatory surgical treatment center purposes. Richard Brennan introduced himself to the Plan Commission as a legal representative for ABMC. He explained that the property was acquired approximately 4 years ago for development. However, plans for that development have since been abandoned. There are currently two residential structures on the property including a garage that is used for storage and a house with 6 bedrooms. The house is used during the summer for interns that come to the hospital to work on Hospital Administration degrees. Brennan explained that ABMC has been a part of the Elk Grove Community for 30 years and that ABMC wanted to move forward with the annexation of the aforementioned property. This would enable ABMC to develop the site once a use was determined. Brennan further explained that any development of the property would require ABMC to get approval from the Building Department. In addition, all Village codes would be in effect once the property was annexed,along with any conditions that the annexation agreement would require. The size of the parcel is 9.74 acres, including the required annexation of parts of the Martha and Lincoln Streets. Currently ABMC has no future plans for the property. Chairman Glass opened the meeting up for questions from the Plan Commissioners at 8:15 p.m. Commissioner Sokolowski questioned if the petitioners could provide a more specific description as to what type of facilities might be developed on the property. Brennan stated that ABMC did not have any specific plans for the site at the present time. Commissioner Sokolowski questioned as to why the docket says 9.74 acres when an earlier staff memo stated 8.75 acres. Brennan explained that the actual property owned by ABMC is 8.75 acres. The 9.74 acre total includes the required annexation of the adjacent roadways. Commissioner Ayers expressed concern as to how ABMC determined that the property would be annexed and subdivided when ABMC didn't have any specific future plans for the property. In addition, Commissioner Ayers stated that if the Plan Commission granted the petition,there would be no recourse for the Village to assist in planning efforts because any development that falls within the O-T zoning category could simply proceed with building permit approval. Commissioner Ayers questioned as to why ABMC wanted to rezone the property now. Brennan explained that ABMC wanted to bring the issue to closure and, by rezoning the property, ABMC would make their intent clear to the Village as to future land uses. In addition,the Village would still have control because ABMC would still be required to follow Village codes,which are an improvement from Cook County zoning requirements. Secretary Geinosky swore in Mr. Michael Schwartz, Chief Executive Officer of ABMC at 8:30 p.m. Commissioner Paliganoff questioned if ABMC could turn around and sell the property after it was rezoned. Schwartz said this was correct, however ABMC had no such intentions. Commissioner Paliganoff questioned why it had taken so long for ABMC to bring this issue to closure. Schwartz explained that ABMC had no immediate plans for the property 4 years ago so the issue was not pursued. In addition,the hospital was concentrating on other large projects. Commissioner Zizzo questioned what ABMC would do if the petition was not approved. Brennan stated that the property would simply remain unannexed in its current state. Commissioner Zizzo questioned why ABMC couldn't wait until a specific plan could be developed. Brennan explained that rezoning the property would allow ABMC to proceed with developing possible plans for the property when they were identified and allow ABMC to know specifically what possible uses are available for the property. Commissioner Henrici questioned if the existing well and septic system meets all the Cook County requirements. Brennan stated that the system is up to County standards. Commissioner Henrici questioned if ABMC would have any problem with the property being annexed into the Village as Residential(R-3),with the possibility of it later being changed to an Office Transitional (O-T)District. Brennan stated that ABMC would prefer O-T zoning because it would eliminate time considerations if future rezoning were necessary. Commissioner Geinosky questioned what reasons were there for ABMC or the Village to change the status of the property. Brennan explained that the property could be regulated by the Village and by rezoning the property,ABMC would have a clearer understanding of possible land uses as it plans for potential future uses of the property. Commissioner Geinosky questioned if ABMC plans to keep the garage on the property. Brennan stated that the garage would remain on the property. Chairman Glass asked how many of the current 8 lots ABMC planned to have annexed into the Village. The Plat of Annexation shows Plats 5,6,7,8,9,10,11 and 12. Brennan explained that the property would be annexed as one entire plat. According to the Plat of Annexation the properties are outlined with dotted lines to show where the current boundaries exist,however these would be removed once annexed so that the property would be one lot. Chairman Glass read into the record Section 4 of the pre-annexation agreement regarding the annexation of one single lot. Chairman Glass also explained that he was concerned with approving a rezoning for the property which would allow ABMC to sell the property to a developer that could build on the land as long as the use conformed to the Office Transitional zoning uses. It was noted that ABMC has previously had land that it scheduled for one use and then sold to a private developer(Huntington Chase). In addition, even though the building would conform to Village code,the Plan Commission would not have input on issues of landscaping,traffic flow, ingress,egress and aesthetics. At 8:55 p.m.,the hearing was opened to questions from the audience. Mr. John Dorkin,982 Martha Street, stated that if ABMC was allowed to rezone than,he wanted the same zoning for his property so that his property values would increase. Chairman Glass stated that he would have to petition the Village just like ABMC. Mr. Perry Mayhew, 990 Martha Street,voiced concerns over the reasons why ABMC doesn't have specific plans for the site. Mr. Mayhew also asked if his side of the street would receive curb and gutters. Chairman Glass explained that only the street would be paved and there would be no curb and gutters on the west side(unincorporated)of Martha Street. Mr. Mike Johnson, 1016 Lincoln Street, expressed concern over the amount of traffic that would use the Lincoln and Martha Streets if the property was used for office purposes. Johnson stated that there would be no way for the property to be entered from Biesterfield Road due to the inability of a traffic light to be installed in such close proximity to other lights. Mr. Walt Haas, 1023 Lincoln Street, also voiced concerns about traffic and about the fact that the Itasca Meadows Subdivision has historically had problems with flooding. If the ABMC property was paved over, Mr. Haas felt that it would cause severe flooding in other areas of the subdivision. After audience comments,Mr. Richard Brennan asked for the Commission to defer the vote so that ABMC could have some time to go back and review their plans and decide if they wished to pursue the matter any further. The Plan Commission accommodated Brennan's request and suggested that ABMC determine how they wish to proceed regarding rezoning and annexation. Upon further discussion, it was the consensus of the commission to continue the hearing until an undetermined future date. Adjournment Commissioner Ayers moved, and Commissioner Zizzo seconded a motion,to adjourn the meeting. Upon voting,the motion was unanimously approved. Chairman Glass adjourned the meeting at 9:10 p.m. Respectfully submitted, Christoph H. Korn Administrative Intern c: Chairman and Members,Plan Commission,President&Board of Trustees,Village Clerk,Village Manager, Assistant Village Manager,Assistant to the Village Manager,Administrative Intern, Dir. of Engineering& Community Development,Dir. of Public Works, Fire Chief,Deputy Fire Chief(2),Assistant Fire Chief, Village Attorney,Chairman and Members,ZBA