HomeMy WebLinkAboutPLAN COMMISSION - 03/18/1986 - CONGREGATE SENIOR HOUSING (2) i
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• Minutes
SLR GROVE VILLAGE PLAN COMUSSUff
Date: Tuesday, March 18, 2986
Location: Council Chamber
Municipal Building
901 Wellington Avenue
The meeting was called to order at 8:15 p.m. by Acting Chairman Leah
Cummins.
Members Present: Members Absent:
Leah Cummins, Acting Chairman George Mullen
David Paliganoff
John Glass
Fred Geinosky
Clark Fulton
Orrin Stangeland
Staff Present:
Robin Weaver, Administrative Assistant
John Coakley, Administrative Intern
Tom Rettenbacher, Building Commissioner
Nancy Yiannias, Health Coordinator
• Others:
Pat McHale, Board of Health Chairperson
Pat Bourke, Board of Health member
Cathy Duoba, Housing Commission member
Suzanne Miller, Housing Commission member
Larry Herforth, Housing Commission member
Ruth Guest, Community Service Board member
Sid Miller, resident
Frank and Concetta Grecco, current owners of Huntington Square property
Bob Lux, representing Huntington Square
Jack Schleismann, Huntington Square
Jayne Matt, Huntington Square
Len Durkee, Huntington Square
Congregate Senior Housing
Leah Cummins stated that the Plan Commission had received a copy
of a draft licensing ordinance from Schaumburg for congregate housing
and also had the Orland Park ordinance on congregate housing. She
asked the Housing Commission to discuss the report they had submitted
regarding senior congregate housing (attached).
Cathy Duoba paraphrased the points made in the report. The
recommendations included in the report are to not deviate,from the
• 50% open space requirement; a reduced number of parking spaces would be
adequate; every few handicapped parking spaces should be required
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Plan Commission - 2 - March 18, 1986
• Congregate Senior Rousing (continued)
for congregate housing; balconies should be required and should
have open rails to allow visibility; and a schedule of fines should
be imposed before the license is revoked for noncompliance with
the ordinance. The Housing Commission also recommended the use of
a density bonus point system to determine the density requirements
for congregate housing.
Pat McHale stated that she had met with the Huntington Square
developer regarding the proposed licensing ordinance. Bob Lux said
that the ordinance was acceptable to the Dominium Group. Pat McHale
noted that if the licensing ordinance was adopted, the Health
Department would enforce it and a license fee would be charged.
Inspections by the Building and the Fire Department would also
be required.
Ruth Guest stated that private balconies should preferably be
provided for each dwelling unit. She also noted that most of the
parking spaces at the Village Grove Apartments are not used. She
said that more green areas (versus asphalt) would benefit the residents.
Orrin Stangeland raised a concern about whether congregate
housing operated by a religious group could discriminate against
members of other religion affiliations. Cathy Duoba stated that under
Federal law, religious organizations can give preference to people
• of their religious affiliation but cannot discriminate against others.
Tom Rettenbacher stated that the licensing ordinance should be
as specific as possible in order to be enforceable. Leah Cummins
recommended that the Plan Commission go through the proposed ordinance
page by page to make changes and additions and then ask the Village
Attorney to draft the specific language.
(9:25 p.m., John Glass arrives. )
Len Durkee stated that Huntington Square would prefer that the
minimum age for residents be 55 due to marketing concerns. Tom
Rettenbacher noted that the age limit of 55 would conflict with the
current Village minimum age for senior citizens, set at 60. John
Glass asked that this discrepancy be looked into by the Village
Attorney.
Leah Cummins raised a concern regarding the requirement of a
part-time person with a Masters Degree in Social work. She said
that a person with years of experience in gerontology might be more
qualified. Orrin Stangeland agreed and asked the Board of Health
members to bring in a description of duties that would require a
person to have a MSW. Stangeland stated his concern that a smaller
congregate housing development might not have the resources or
needs to support a 20-hour-a-week person with a MSW.
Pat McHale stated that the Board of Health is adamant about
• the requirement of a person with a MSW. She explained that a social
worker was necessary for a senior congregate facility. She further
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Plan Commission - 3 - March 18, 1986
Congregate Senior Housing (continued)
noted that the main requirement for becoming a social worker was
the MSW degree. '
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Following further discussion and changes to the draft ordinance,
the meeting was adjourned at 11:22 p.m.
Respectfully submitted,
� /�J
ohn Coakley
Administrative Intern
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Attachment
d: Chairman G Members of Plan Commission, Village President, Board
of Trustees, Village Clerk, Village Manager, Assistant Village
Manager, Administrative Assistant, Administrative Intern,
Building Commissioner, Village Engineer, Director of Public
Works, Fire Chief, Deputy Fire Chief, Village Attorney,
Housing Commission, Board of Health, Community Service Board,
• Park District, NWMC, Centex.
•
March 17, 1986
To: Plan Commission
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From: n',�
catelprine Duoba
Rousing Commission
Subject: Senior Congregate Rousing
Open Space
The Village has set minimum standards for open space. The
50% standard was required at Village Grove Senior Apartments and it
should be required here. It is not so much a question of whether
seniors do or do not use open space for recreation but whether the
space is necessary in order to be a good neighboring use for the
single family homes adjacent on the north. We agree with Orland
Park that "by limiting the outside dimensions of elderly housing
to these same present Village standards, it will blend to with
other developments in the district so the appearance of overcrowding
will not be a result of allowing a higher density." Retaining 50%
open space will allow the building to be set farther back from its
• neighbors. There are several ways of achieving this: one possibility
might be to build one story higher but with such a setback that the
line of sight from neighboring back yards would be improved.
Also, it should be remembered that the majority of the open
space must be space usable by seniors. Lawns should not be bermed
or have unusable grades. Walkways should be ramped and be without
steep grades or steps.
Parking
The required parking standard used at Village Grove has produced
parking lots that are never even half used. The Village standard
for parking should be relaxed.
Density Bonus Points
The Commissioners applied the Orland Park Bonus system to this
site and three other imaginary proposals around the Village. Each
time the system appeared to wrok well, allowing higher density
where it was tolerable and keeping density lower where it would
be overwhelming. It does not allow the 35 units/acre requested
by the petitioner.
However, where density points are given (for example, two
• units/acre for employing a certified nutritionist), the licensing
ordinance must make provision for enforcement of that position
the present draft does not address this point.
PIan Commission - 2 - March 17, 1986
• Orland Park Draft Amendment
The draft amendment proposed by the developer has many faults.
For example, it refers to Retirement Centers not senior congregate
housing, and it confuses public living space with kitchen, adminis-
trative and laundry areas. The Commissioners much prefer the Orland
Park draft because it seems to have a clearer idea of the concept
and objectives of senior congregate housing. Some, but not all,
of the points on which we agree with this ordinance draft are:
retaining open space; density bonus points for amenities; less
than the standard number of parking spaces; the Safety and Convenience
Section; periodic assessments of resident service needs and medical
history; an employee certified in CPR and an employee responsible
for service referrals.
Size of Parking Stalls
We feel that more than the usual minimum number of handicapped-size
parking stalls may be necessary, but we do not agree with Orland
Park's requirement of 100% 12'x20' stalls.
Provision for Balconies
The Commission is almost evenly divided between the following
• two positions regarding balconies:
A. Orland Park's standard requiring private balconies for
all units.
8. Requiring a certain number of common (shared) balconies,
at least one per floor, but stating that private balconies
are preferred.
Design Mistakes at village Grove
Floor to ceiling windows cannot be cleaned by residents. Solid
railings on balconies and patios do not allow seated residents to
see anything but sky.
The Licensing Ordinance
The Housing Commission has not yet completed its review of the
original draft licensing ordinance and has had no access to the revised
draft. However, we do offer the following preliminary thoughts:
1. Some provisions in the ordinance are important 'enough
to be encouraged but not crucial enough to cause a license
to be revoked; for example: the requirement, page 7, C-2,
for quarterly resident meetings. We recommend an inter-
mediate step of enforcement involving a schedule of fines.
• 2. As mentioned before, cross reference the licensing
ordinance with the text amendment, especially the density
bonus system, so the village can enforce the points for
which we have given increased density.
Plan Commission - 3 - March 17, 1986
•
The Licensing Ordinance (continued)
3. On page 5, #1 A, use the phrase "private transportation
with a wheelchair lift".
4. On page 5, #3, the Commission is unsure that a' Master's
Degree in Social Work is necessary, perhaps established
work experience is equally valuable.
5. On page 5, #4, the Commission feels a Recreation Director
capable of producing a good recreation program is essential
while a physical therapist is not. We would delete the
words "Physical Therapist".
6. On page 5, #5, we prefer the wording on page 12, #7 A.
7. On page 6, #6 A, the Fire Department should be asked for
their advice on the call system.
8. On page 6, reinstate Section B from the Orland Park section
on Safety and Convenience.
9. On page 7, #1 A, this belongs under Objectives at the front
of the ordinance.
10. On page 7, #1 C-3, this should include a job description for
the social worker.
. 11. On page 8, D, is it necessary to have written proof from
community agencies.
12. On page 8, B (1), should TB tests be singled out for
attention? Perhaps the last sentence in this section is
sufficient. Also, is "within 6 months" too long a period
for the exam and assessment to remain valid?
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c: Housing Commission Members