MINUTES OF THE PLAN COMMISSION
REGULAR MEETING HELD AUGUST 20, 2009

Public Hearing Below ►►

The Plan Commission of the Village of Palos Park, Cook County, IL, held a meeting on Thursday, August 20, 2009.  Chairman Jones called the meeting to order at 8:12 p.m. answering to roll call were:  Julie Kay, John Basso, Michael Sundermeier, Marty Strubin, and Michael Wall.  Paul Petan was absent.  Also present was Steven C. Manning, Community Development Director and Sally Kinney, Secretary to the Plan Commission. 

APPROVAL OF MINUTES

Julie Kay moved, seconded by Michael Sundermeier to approve the minutes of the public hearing held on July 16, 2009 which were approved unanimously upon voice vote. 

Michael Sundermeier moved, seconded by Martin Strubin to approve the minutes of the regular meeting held on July 16, 2009 which were approved unanimously upon voice vote. 

OLD BUSINESS:  None 

NEW BUSINESS: 

Chairman Jones stated that the Plan Commission was considering a formal petition by Palos Community Hospital asking to renew a temporary special use, Ordinance 2007-42, for off-street parking for construction trailers for up to four years, on property currently zoned R-1-A One Family Dwelling District.  

Mr. Wall and Ms. Kay said that when they came to the meeting they thought they would vote against the extension.  Mr. Wall said he was surprised that there were not more neighbors in attendance.   He said that the Plan Commission is here to serve and satisfy the residents.  

The Plan Commission took the following action at the regular meeting following the public hearing:   

Michael Wall moved, seconded by Julie Kay to recommend to the Village Council to renew a temporary special use for, Ordinance 2007-42, for off-street parking for construction trailers for 18 months, with the following additional conditions:           

• Current use of the area will not be expanded.
• The area will be cleaned up and not be used for storage of construction materials.
• This area will only be used for office and parking area only (As shown on Exhibit 4, Plan of Construction Trailer Site).
• Palos Hospital is not going to use the Special Use designation to argue that a zoning change can take place in the future because of past use.

Upon roll call vote, the motion carried, unanimously. 

The petitioner was told that the Plan Commission is a recommending body and that this matter would be heard by the Village Council on September 14, 2009. 

PUBLIC COMMENT

None 

ANNOUNCEMENTS 

1. The next Plan Commission meeting will be held on September 17, 2009 and all submittals must be received by the end of August.
2. The exhibit, Make Big Plans:  Burnham’s Vision of an American Metropolis will be on display at the Palos Park Library June 19 through December 1, 2009.

3. Steve Manning asked if the Plan Commission would like to review the neighbor notification process.  Chairman Jones said that whatever the Plan Commission decides that notification should be consistent.  Mr. Manning said that there were no state statute provisions for notification.   However, there are for the City of Chicago and many municipalities use these same provisions.  He said that perhaps we should consider a more extensive mailing, perhaps 300’ or 600’.  Michael Wall said consistency is good when administering notice provisions.  John Basso stated that perhaps 250 to 300 feet or to all parcels adjacent.  Mr. Basso said that we publish, put signs on the property, have it on the website and cable and there are still be people who are not aware of what is going on.  Mr. Wall said that he would assume that notice would be at all points of the compass.

Michael Wall said that we need to establish reasonable notice.  We need to set a minimum legal standard.   Chairman Jones said that the Village Council needs to refer the matter to the Plan Commission for discussion. 

Mr. Basso also mentioned he would like to discuss the use of orange construction fence.  He is very concerned about protecting the trees.  Mr. Manning stated that the draft tree ordinance addresses this issue but it is currently being revised. 

ADJOURNMENT 

There being no further discussion, Michael Wall moved, seconded by John Basso, to adjourn the meeting at 8:32 p.m.  Upon voice vote the motion carried with 6 yes votes.  

Minutes respectfully submitted, 

 __________________________

Sally A. Kinney
Secretary to the Plan Commission 

MINUTES OF A PUBLIC HEARING
HELD BY THE PLAN COMMISSION
August 20, 2009

Chairman Jones called the Public Hearing to order at 7:30 p.m. Present were: Julie Kay, John Basso, Michael Sundermeier, Marty Strubin, Michael Wall and Chairman Ralph Jones. Paul Petan was absent. Also present was Steven C. Manning, Community Development Director and Sally Kinney, Secretary to the Plan Commission.

Chairman Jones stated that the Plan Commission was considering a formal petition by Palos Community Hospital asking to renew a temporary special use, Ordinance 2007-42, for off-street parking for construction trailers for up to four years, on property currently zoned R-1-A One Family Dwelling District.

PETITIONER PRESENTATION

Tim Brosnan, Vice President of Planning and Community Relations, Thomas Courtney, Senior Attorney and Ronald Christian, Pepper Construction made a presentation outlining the need for the extension of the temporary special use. Palos Hospital has not completed its renovations and therefore, wants to extend Ordinance 2007-42 for up to four years. They are replacing a power plant, surgical suites and upgrading patient care to private rooms, the number of beds will remain the same. Prior to requesting the extension, they reviewed alternate locations for the construction office trailers. Although the hospital campus is very large, they are limited as to the options for trailer locations.

Four exhibits were presented by Tim Brosnan.

1.Oblique aerial view sketch of entire campus after construction complete in four years.
2.Schematic site sketch of entire campus after completion in four years.
3.Plan of existing construction trailer site.
4.Proposed plan to reconfigure construction trailer site.

They evaluated an option to locate the trailers on the top level of the new parking garage. During review of this option it was determined locating the trailers on the parking garage would adversely affect construction parking and possibly cause issues with the neighbors to the east of the parking garage. There may also be an issue of the weight of the trailers.

After reviewing the options they feel maintaining the trailers in their current location on the Hospital’s Palos Park property is the best option and the least disruptive to the neighbors and to the Hospital. The management trailers would be in that location until the end of February 2013. Once the trailers were removed, the restoration of the landscaping will commence and be completed by June 1, 2013.

Chairman Jones and Michael Wall were very concerned that there was construction debris on the site and not just office trailers and parking, which was the original intention of the special use. Chairman Jones said that the site must be cleaned up of construction debris. Mr. Wall was also concerned that the area of use would not be expanded and would only house office trailers.

Mr. Wall noticed that there is a large gray home on the northeast corner of the property owned by the hospital where the Sister Wright, CEO resides. He asked why the trailers could not be moved to this area. Mr. Brosnan responded that there are multiple detention ponds located throughout the property and landscaping.

Julie Kay was concerned about the neighbors view in the winter when all of the trees are bare. John Basso asked if we required a plan for restoration and Chairman Jones read from the agreement that there was a plan for restoration. Steve Manning also stated that a tree survey of the site exists and was attached to the original ordinance so that trees could be replaced upon restoration. Mr. Basso said that it will be a real job restoring this area with all of the stone. Chairman Jones said that he was not comfortable extending the special use for four years. Chairman Jones said that the landscaping looks very nice. Julie Kay asked how much land would be available for future development. Mr. Brosnan responded that there was not any more land available and no plan to expand the area of the campus.

Chairman Jones asked if there were any more comments. Julie Kay asked if the original main hospital building will be taller. Mr. Brosnan answered, no it would not be taller. She asked if the same number of beds will satisfy future demand. Mr. Brosnan said that when you only have private rooms more beds become available as there are not gender or contagiousness issues.

PUBLIC COMMENT

George Pracz, 7826 W. 123rd Place, said that originally he was concerned with an increase in traffic from the project but has not noticed additional traffic. The berm is nice and the trees protect the view. Some times the noise begins at 6:00 a.m. He had no objection. Tim Brosnan said that the noise is from trucks entering.

Pauline Pracz, 7826 W. 123rd Place, She had concerns about security. On two occasions she saw people by the site. There was a family playing back there for quite some time. On another occasion, a man was walking, climbed the fence and actually fell over it. She asked if the emergency room was in a permanent location, they responded that it was.

Maria Rogers, 12021 S. 93rd Avenue, she was concerned that the height of the parking garage would interfere with the helicopter landing.

Michael Wall asked if the hospital will agree to an express waiver stating the hospital will never seek to change the zoning of this area because it has been used as a special use for such a long period of time. Mr. Brosnan said the hospital had no intention of requesting a zoning change but he did not think he could commit to forever. Mr. Courtney stated that the Hospital will not use the Special Use as grounds for changing the zoning.

Chairman Jones stated that this area is zoned R-1A Single Family Residential Use and that when the Special Use expired it would revert back to R-1A. Perhaps it could be put in the ordinance that this Special Use would not be used with intention to change zoning. Steve Manning stated that the Site Plan Exhibit for Special Use Ordinance Plan in 2007 did not show a change in the two driveways off 80th Avenue. Mr. Brosnan said there were no plans to alter the driveway. Mr. Christian, Pepper Construction stated that there is no access from 123rd on 80th to the trailer site and that this has no impact on traffic.

At 8:12 p.m. Michael Wall moved, seconded by John Basso, to adjourn the public hearing. Upon roll call

Minutes respectfully submitted,
__________________________
Sally A. Kinney
Secretary to the Plan Commission