CITY COUNCIL ACTION REQUIRED PLANNING AND ZONING COMMISSION

Transcription

1 CITY COUNCIL ACTION REQUIRED PLANNING AND ZONING COMMISSION Regular Meeting Monday, September 26, 2005 City Council Chambers, City Hall 505 Butler Place Park Ridge, Illinois M I N U T E S Chairman Mitchell called the meeting to order at 7:30 p.m. A. Roll Call Present Staff P. Mitchell, Chairman R. Derifield A. Abella-Austriaco C. Davis B. Bono L. Kleiner R.D. Johnson R.J. Kinnel City Council A. Marr Ald. Crampton, Liaison T. Provencher Ald. DiPietro A. Rifkind (arrived at 7:34pm) Ald. Markech Ald. Parker Ald. Radermacher Absent C. Funkhouser Others Approximately 24 citizens B. Approval of Minutes September 12, 2005 It was moved by B. Bono and seconded by R.J. Kinnel that the minutes of the regular meeting of September 12, 2005, be approved. The Commission, by voice vote, unanimously approved the minutes, as written. C. Development Cases 1. Case Number: S Final Plat of Nowak s Resubdivision, 1492 Marcus Court East Commissioner Bono recused himself from this case.

2 Carrie Davis reported that Joe and Regina Nowak, applicant, proposed subdivision would consolidate the property into a lot of record. The subject property is at the northwest corner of Marcus Court East. The applicant also requests a variation for the corner side yard setback. The subject and adjacent properties contain single family houses and are zoned R-1A Single Family Residential and have Comprehensive Plan designations of Single Family Residential. The lot would have a width of approximately 100 feet along the south property line and an area of 13,889 square feet. The applicant already received a building permit and a new house is currently under construction at the property. The applicant requests a variation to allow a reduced corner side yard setback. The Plat of Survey shows the foundation at feet along the south property line and feet along the east property line. The existing Smith and Hill s Park Ridge Manor Subdivision shows a building line of 30 feet for both the front and corner side yard setbacks. Adequate public utilities exist in the area to serve the site. An eight-foot public utility easement is provided at the rear of the property. Marcus Court East is classified as a local street in the Comprehensive Plan. Marcus Court East is a local street and has a right-of-way width of 66 feet and a pavement width of 24 feet. Subdivision Regulations requires local streets to have a minimum rightof-way width of 66 feet and a pavement width of 32 feet. The pavement width of the street is substandard. Because the street already exists, it is considered adequate to serve the area and widening is not necessary. A variation, however, is necessary to allow the existing pavement width to remain. The proposed subdivision would meet the primary lot requirements of the R-1A District. The lot would comply with the minimum size requirement of 10,000 square feet (the lot would be 13,889 square feet) and width of 70 feet (the lot would be 100 feet wide). The Subdivision Regulations require the final plat to show a front yard setback. The properties to the west of the subject property have an average setback of 33 feet, which should be shown along the south side of the subject property on the plat. The Regulations also require that corner side yard setbacks be the same dimension as the front yard setback, meaning that 33 feet should also be shown along the east side of the property. The applicant requests a variation to allow a corner side yard setback of 30 feet. The Commission stated that the subdivision met the requirements of the Zoning Ordinance and Subdivision Regulations, except for the substandard street width and corner side yard setback. The Commission noted, however, that it was unusual that a permit was issued before the subdivision was approved. Carrie Davis stated that there was an issue with the legal description with the property that was not determined until after the permit was issued. The Commission agreed that the corner side yard setback variation was compatible with setbacks of surrounding properties and relatively small and, therefore, would be appropriate to grant. On a motion by R.D. Johnson and seconded by A. Abella-Austriaco, the Commission AGREED to recommend City Council approval of the Final Plat of Nowak s Resubdivision at 1492 Marcus Court East, Zoning Case Number S-05-03, subject to: 1. A variation from Subdivision Regulations Section 3.C.2 to allow the existing, substandard pavement width of Marcus Court East to remain; 2. Provide a front yard setback of 33 feet along the south side of the property on the final plat; and 2

3 3. A variation from Subdivision Regulations Section 3.K to allow a reduced corner side yard setback of 30 feet along the east side of the property. Vote on the motion was as follows: AYES 7 Commissioners Abella-Austriaco, Johnson, Kinnel, Marr, Mitchell, Provencher, Rifkind NAYS 0 None ABSENT 1 Commissioner Funkhouser ABSTAIN 1 Commissioner Bono CITY COUNCIL ACTION REQUIRED MOVE THE CITY COUNCIL APPROVE THE FINAL PLAT OF NOWAK S RESUBDIVISION AT 1492 MARCUS COURT EAST, ZONING CASE NUMBER S-05-03, SUBJECT TO: 1. A VARIATION FROM SUBDIVISION REGULATIONS SECTION 3.C.2 TO ALLOW THE EXISTING, SUBSTANDARD PAVEMENT WIDTH OF BOTH MARCUS COURT EAST TO REMAIN; 2. PROVIDE A FRONT YARD SETBACK OF 33 FEET ALONG THE SOUTH SIDE OF THE PROPERTY ON THE FINAL PLAT; AND 3. A VARIATION FROM SUBDIVISION REGULATIONS SECTION 3.K TO ALLOW A REDUCED CORNER SIDE YARD SETBACK OF 30 FEET ALONG THE EAST SIDE OF THE PROPERTY. 2. Case Number: S Preliminary Plat of Laverne-Lincoln Resubdivision, 1404, 1410 and 1418 Laverne Avenue and 842 Lincoln Avenue Ms. Davis reported that Michael Melendy, Mark and Susan Janus, Annette Montalbano and Edie Glavey, applicants, request a Preliminary Plat of Subdivision at 842 North Lincoln Avenue; and 1404, 1410 and 1418 Laverne Avenue. The proposed subdivision would resubdivide four parcels into six lots of record. The subject properties are at the southwest corner of Laverne and Lincoln Avenues. The subject and adjacent properties contain single family houses and are zoned R-1 Single Family Residential and have Comprehensive Plan designations of Single Family Residential. Lots 1-4 would be created from two lots, and have widths of 51 feet and areas of 8,368 square feet each. The rear of the parcel at 842 Lincoln Avenue would be included with Lots 1-4 to make them longer. Lot 6 would have a lot width of 98 feet and an area of 10,162 square feet. Lot 5 is a reverse corner lot and would maintain the same dimensions as currently exist, including a width of 65 feet and an area of 6,759 square feet. The front yard setbacks for Lots 1-4 would be 29 feet along Laverne Avenue, which is the average of the block. The front yard setbacks of Lots 5 and 6 along Lincoln Avenue are proposed at 26 feet, which is the average of that block. Adequate public utilities exist in the area to serve the site. A five-foot public utility easement is shown along the south of the Subdivision. Laverne and Lincoln Avenues are classified as local streets in the Comprehensive Plan. Public street right-of-way and pavement widths are subject to 3

4 review as part of the subdivision process. Laverne and Lincoln Avenues are local streets and have right-of-way widths of 66 feet and pavement widths of 22 feet. Subdivision Regulations requires local streets to have a minimum right-of-way width of 66 feet and a pavement width of 32 feet. The pavement widths of both streets are substandard. Because the streets already exist, they are adequate to serve the area and widening is not necessary. A variation is necessary, however, to allow the existing pavement widths to remain. The Engineering Division requires five-foot utility easements along the east side of Lot 4 adjacent to Lot 6, the west side of Lot 6, the north side of Lot 6 and the south side of Lot 5. The existing fivefoot utility easement along the south of the Subdivision should be maintained. Existing utility lines running through the middle of proposed Lots 1-4 should be relocated to the existing and new easements. The proposed subdivision would meet the primary lot requirements of the R-1 District. The lots would comply with the minimum size requirement of 6,500 square feet (Lots 1-4 would be 8,368 square feet, Lot 5 would be 6,759 square feet and Lot 6 would be 10,162 square feet) and width of 50 feet (Lots 1-4 would be 51 feet, Lot 5 would be 65 feet and Lot 6 would be 98 feet wide). Subdivision Regulations requires the final plat to show front yard setbacks. The setbacks must equal the average of the other established front yard setbacks on the same block as the property. The neighboring properties on Laverne Avenue have an average of 29 feet, which is shown on Lots 1-4 on the final plat. Lots 5 and 6 are the only properties facing Lincoln Avenue on this block. The setback of Lot 5 is more restrictive, so 26 feet is used as the average, which is shown on Lots 5 and 6 on the final plat. The Regulations also require that corner side yard setbacks be the same dimension as the front yard setback. Lot 5 is the only parcel with a corner side yard along Laverne Avenue and the setback for the existing house is 20 feet, which should remain and is shown on the final plat. The applicant requests a variation to allow a corner side yard setback of 20 feet to remain. The existing garage for the residence at 842 Lincoln Avenue would be located on the new Lots 3 and 4 with the approval of the Subdivision. The existing house on the parcel would become nonconforming, because the garage would be on a separate lot. If the existing house is demolished, a new house and garage should be rebuilt together on Lot 6. If the house remains, a garage must be constructed on Lot 6. John Owens, attorney representing applicant, Michael Melendy, gave an overview of the project. He discussed the configuration of the six lots in the subdivision and the request for a variance for the corner side yard setback on Lot 5. The Commission noted that the subdivision met the requirements of the Zoning Ordinance and Subdivision regulations, except for the substandard pavement widths and corner side yard setback. The Commission agreed that proposed subdivision would be compatible with the neighboring lots. The request for the variation for the corner side yard setback for Lot 5 on Laverne Avenue would be appropriate because the house already exists and the existing setback would remain. On a motion by A. Rifkind and seconded by A. Abella-Austriaco, the Commission AGREED to recommend City Council approval of the Preliminary Plat of Laverne-Lincoln Resubdivision at 842 North Lincoln Avenue; and 1404, 1410 and 1418 Laverne Avenue, Zoning Case Number S-05-04, subject to: 4

5 1. A variation from Subdivision Regulations Section 3.C.2 to allow the existing, substandard pavement widths of both Laverne and Lincoln Avenues to remain; 2. Maintain front yard setbacks of 29 feet for Lots 1-4 along Laverne Avenue, and 26 feet for Lots 5 and 6 along Lincoln Avenue on the final plat; 3. A variation from Subdivision Regulations Section 3.K to allow a reduced corner side yard setback of 20 feet for Lot 5 along Lincoln Avenue on the final plat; and 4. Provide new five-foot utility easements and maintain the existing five-foot utility easement, as directed by the Engineering Division. Relocate existing utility lines into these easements. 5. Either demolish the residence at 842 Lincoln Avenue or construct a new garage on the property. Vote on the motion was as follows: AYES 8 Commissioners Abella-Austriaco, Bono, Johnson, Kinnel, Marr, Mitchell, Provencher, Rifkind NAYS 0 None ABSENT 1 Commissioner Funkhouser CITY COUNCIL ACTION REQUIRED MOVE THE CITY COUNCIL APPROVE THE FINAL PLAT OF LAVERNE-LINCOLN RESUBDIVISION AT 842 NORTH LINCOLN AVENUE; AND 1404, 1410 AND 1418 LAVERNE AVENUE, ZONING CASE NUMBER S-05-04, SUBJECT TO: 1. A VARIATION FROM SUBDIVISION REGULATIONS SECTION 3.C.2 TO ALLOW THE EXISTING, SUBSTANDARD PAVEMENT WIDTHS OF BOTH LAVERNE AND LINCOLN AVENUES TO REMAIN; 2. MAINTAIN FRONT YARD SETBACKS OF 29 FEET FOR LOTS 1-4 ALONG LAVERNE AVENUE, AND 26 FEET FOR LOTS 5 AND 6 ALONG LINCOLN AVENUE ON THE FINAL PLAT; 3. A VARIATION FROM SUBDIVISION REGULATIONS SECTION 3.K TO ALLOW A REDUCED CORNER SIDE YARD SETBACK OF 20 FEET FOR LOT 5 ALONG LINCOLN AVENUE ON THE FINAL PLAT; AND 4. PROVIDE NEW FIVE-FOOT UTILITY EASEMENTS AND MAINTAIN THE EXISTING FIVE-FOOT UTILITY EASEMENT, AS DIRECTED BY THE ENGINEERING DIVISION. RELOCATE EXISTING UTILITY LINES INTO THESE EASEMENTS. 5. EITHER DEMOLISH THE RESIDENCE AT 842 LINCOLN AVENUE OR CONSTRUCT A NEW GARAGE ON THE PROPERTY. 3. Case Number: MA Map Amendment from the R-1A to R-1 Single Family Residential District for a part of the Park Ridge Youth Campus, North Washington Avenue 5

6 Chairman Mitchell gave an overview of the public hearing process and swore in potential witnesses. Ms. Davis reported that the Youth Campus, applicant, requests a Zoning Map Amendment for a portion of the Youth Campus from the R-1A Single Family Residential District to the R-1 Single Family Residential District at North Washington Avenue. The subject property is primarily vacant land, with a small house located at the rear of the property. Surrounding properties contain single family residences, with the exception of the property to the east, which is Northeast Park. The subject and surrounding properties have Comprehensive Plan designations of Single Family Residential and are zoned R-1, except the subject property with R-1A. Notification requirements for this case have been satisfied. A legal notice for the public hearing was published in the Park Ridge Herald-Advocate and the Park Ridge Journal, a zoning hearing sign was posted on the property and the neighboring property owners were notified. The subject property consists of approximately 41,755 square feet, or.96 acres, of the eastern most portion of the Youth Campus fronting on Washington Avenue. If the City approves the Amendment, the applicant plans to subdivide the property into three lots of record. Michael Zimmermann, attorney with Reysa and Zimmerman representing the Youth Campus, asked that the proof of notification of surrounding property owners be designated as Exhibit 9. He said that the Youth Campus wants to sell this surplus property. The applicant is willing to dedicate the right o- of-way for Washington Avenue. He noted that the proposed R-1 zoning would be consistent with the zoning in the area. Ultimately developing the property with three single family houses would be more compatible with the neighborhood than the use there now. He introduced Pat Hurley, a member of the Board of Directors for the Youth Campus, who spoke in support of the proposed Amendment. Mr. Hurley stated that the Youth Campus wants to better define its borders by selling this section of property along Washington that is not currently being used. The sale would also help with funding for the institution. The existing residence is vacant and would be demolished. Mr. Zimmermann stated that his request met the three findings for a Map Amendment. First, the project would be consistent with the intent of the Zoning Ordinance, as it would satisfy many of the purposes of the Ordinance listed in Section Second, the project would satisfy the goals and objectives of the Comprehensive Plan, as the Plan designates the area for single family residential, which is the use the applicant plans to maintain. Third, the project would provide adequate utilities and stormwater drainage, and would not adversely impact existing City services and facilities. All utilities and roads are available near the property and would be provided on site when the property is redeveloped. A number of residents addressed the Commission about the Amendment. One resident wanted clarification on the easements around the property. Some residents were concerned that the property is currently too open and many pedestrians cut through the site. It was suggested that a fence be installed around the lots to deter pedestrian traffic and make the area more secure. Another resident noted that there were several trees on the property that should be preserved and that he was concerned about circular driveways for the houses. A neighboring property owner spoke in support of the Amendment and stated that the R-1 zoning would be compatible with the surrounding area the property. Developing the property would increase the City s tax base and provide more security to the rear of the Youth Campus. 6

7 Another resident, Herbert Zuegel, submitted written comments to the Commission, which were entered as Exhibit 10. He said he represented citizens opposed to the rezoning. He stated that the community should have an opportunity to reconsider the use of the property before a piecemeal reduction of the Youth Campus occurs. He believed that the Youth Campus should be converted to senior housing, which would retain the character of the area and meet a community need. Mr. Zimmermann responded to some of the neighbors concerns. He stated that this is not piecemeal development, but eliminating a portion of the Youth Campus that is not being used. He said that the Youth Campus has tried to address cut through pedestrian traffic. The fence issue would be addressed as part of the subdivision review and an issue that the developer will have to work on. It was moved by A. Rifkind and seconded by A. Abella-Austriaco the the Commission close the public hearing. On a voice vote, the motion carried. The Commission concluded that the proposed Amendment would satisfy the three criteria required by the Zoning Ordinance. The R-1 Single Family Residential District would be an appropriate zoning classification for the property. The classification would be consistent with the zoning for the surrounding properties. The Comprehensive Plan recommends that the property be used for single family residential and that is what is proposed. Adequate utilities and services are available to serve the property. The Commission also requested that consideration be given to having the easements allow pedestrian access. It may be important to have a fence between the new lots and the Youth Campus to deter excessive cut through pedestrian traffic. They noted that this hearing was for the Map Amendment only and that when the subdivision was applied for, they would like to consider those plans. On a motion by A. Rifkind and seconded by T. Provencher, the Commission AGREED to recommend City Council approval of the Zoning Map Amendment for the part of the Youth Campus at North Washington Avenue from the R-1A Single Family Residential District to the R-1 Single Family Residential District, Zoning Case Number MA-05-02, subject to having the Commission review the proposed Final Plat of Subdivision. Vote on the motion was as follows: AYES 8 Commissioners Abella-Austriaco, Bono, Johnson, Kinnel, Marr, Mitchell, Provencher, Rifkind NAYS 0 None ABSENT 1 Commissioner Funkhouser CITY COUNCIL ACTION REQUIRED MOVE THE CITY COUNCIL TO DIRECT THE CITY ATTORNEY TO PREPARE AN ORDINANCE AMENDING THE ZONING MAP TO CHANGE THE ZONING OF THE PART OF THE YOUTH CAMPUS AT NORTH WASHINGTON AVENUE FROM THE R-1A SINGLE FAMILY RESIDENTIAL DISTRICT TO THE R-1 SINGLE FAMILY RESIDENTIAL DISTRICT, ZONING CASE NUMBER MA-05-02, SUBJECT TO HAVING THE COMMISSION REVIEW THE PROPOSED FINAL PLAT OF SUBDIVISION. 7

8 4. Case Number: SU Special Use for Advocate Lutheran General Hospital for a bed tower addition to the main hospital in the R-4 Multiple Family Residential District, 1775 Dempster Street Chairman Mitchell swore in potential witnesses. Mr. Mitchell stated that he is employed at Northwest Hospital, a competitor of the applicant, and asked if there were any objections to his participation. There were no objections. Ms. Davis reported that Advocate Health and Hospitals Corporation, applicant, submitted an application for a Special Use Amendment to allow the construction of a bed tower addition to the main hospital building at Lutheran General Hospital at 1775 Dempster Street. Hospitals are categorized as Special Uses in the R-4 Multiple Family Residential District. The hospital is currently zoned R-4 Multiple Family Residential and has a Comprehensive Plan designation of Public and Institutional. The hospital is bordered on the north by multi-family residences and medical offices, which are zoned R-4 and B-1 Retail and Office. To the south are single family residences, zoned R-1 Single Family Residential. To the east is the Dempster Auto Mall, zoned B-1. To the west are the Cancer Care Center and a parking garage, which are part of the hospital. Notification requirements for this application have been satisfied. A legal notice for the public hearing was published in the Park Ridge Herald-Advocate and the Park Ridge Journal, a sign was posted on the property and neighboring property owners were notified. The project includes the construction of an eight-story bed tower addition of approximately 382,000 square feet on the north side of the main hospital building along Dempster Street on the south campus of Lutheran General Hospital. The addition would result in the conversion of existing double patient rooms in the hospital to single rooms and will result in 28 extra beds overall. As part of the project, the hospital will also modify the existing access drive along Dempster Street, the parking structure at the southeast corner of Dempster Street and Luther Lane and at Western Avenue and Dempster Street. The applicant requests exceptions as part of the Amendment. One is to allow the height of the main building to reach 161 feet tall. The second exception is to correct the side yard setbacks for the Victor Yacktman Pavilion along Western Avenue and allow the existing setbacks to remain. A modification would also be necessary to allow the new light fixtures over 12 feet. Signs are not allowed in the R-4 District and an exception would be required to allow additional signs. OWP/P Architects provided elevations and floor plans to illustrate the proposed addition and extent of remodeling. Many of the changes are intended to incorporate green building standards. The addition and remodeling of the main hospital building would result in the height of the main building to reach 161 feet tall to accommodate the proposed elevator overrun penthouse. This would exceed the maximum height of 40 feet allowed in the R-4 District. Another exception would be to correct the side yard setbacks for the Victor Yacktman Pavilion along Western Avenue and allow the existing feet at the southeast corner of the building and 29.7 feet at the curved section of the building to remain. These are less than the 27 feet and 30 feet, respectively, approved by Ordinance

9 Mark Anderson, attorney with O Halloran, Kossoff, Geitner & Cook representing the applicant, introduced the applicant and the project team. He requested that the affidavit for proof of notification of surrounding property owners be entered as Exhibit 21. The applicant indicated how the project would satisfy the three findings for a Special Use. First, the project would not endanger the public health, safety, morals or general welfare of the city, as the project is intended to increase the number of single occupancy rooms available to patients, provide continued high quality medical care and a good healing environment for patients, improve access to the facility and upgrade landscaping. Second, the project would be compatible with the surrounding properties, as the addition is designed to complement and enhance the appearance of the existing hospital building to which it would be attached and the surrounding hospital structures. Third, the project would be consistent with the spirit of the Zoning Ordinance and Comprehensive Plan, including the requested exceptions, in that it will continue and add onto the currently operating hospital use. Dr. Bruce Campbell, President of Lutheran General Hospital, thanked the City for the cooperative efforts between the City and the hospital. He gave an overview of the project and stated that the addition would provide single bed rooms, which would be better for the patients and staff. It would only result in an additional 28 beds to the hospital. The hospital is seeing an increase in patients and needs to maintain a modern facility. The project would comply with Leadership in Energy and Environmental Design (LEED) guidelines. Placing the addition along Dempster Street would be the least obtrusive to neighbors and most effective for hospital operations. The hospital held a community meeting with neighbors, aldermen and the mayor prior to discuss the project. Greg Heiser, architect with OWP/P Architects, described the floor and elevation plans for the addition. He said that the addition would be 1.5 feet above the height of the existing building, to an overall height of 161 feet. Troy Hogerdt, architect with OWP/P Architects, discussed the architectural design of the project. He said that a main objective of the project was to mitigate the impact of the addition along Dempster Street by reducing the visual perception of mass. Bob Hamilton, civil engineer with Gewalt Hamilton Associates, gave an overview of modifications to traffic circulation, parking and utilities planned as part of the project. He reviewed the changes to the access drive along Dempster Street and the Western Avenue right-of-way. He mentioned that there would be a minimal increase in traffic. He indicated that the overall increase in parking spaces would only increase by 28. He stated that the City s Engineering Division agreed to review the project s initiatives using the LEED s approach, which will allow more green space, reduced impervious surfaces, and roofs with vegetation and cisterns to provide alternative stormwater management. Alderman DiPietro stated that former Alderman Benka and he met with residents and Dr. Campbell nine months ago to discuss this project and any concerns. Neighbors were not eager for the construction process but were pleased with the overall changes. He urged approval of the project. It was moved by A. Abella-Austriaco and seconded by R.J. Kinnel, that the Commission close the public hearing. On a voice vote, the motion carried. The Commission agreed that the project would be compatible with the activity and other structures in the hospital complex in which it is located. The project would be an improvement to the existing facility and the addition would modernize the look of the building. The project was designed to 9

10 complement and enhance the operations and appearance of the existing hospital. The project would not really increase capacity and would minimize impacts on the surrounding neighbors. Parking and traffic issues were adequately addressed. The Commission liked the efforts to use more landscaping for stormwater management, although there was one concern that the prairie and rain gardens in front of the hospital may not be properly maintained. The attempts to achieve LEED certification are impressive. The Commission was pleased to hear about the success of the community meeting last year. Overall, the project, including the requested exceptions, would be well-integrated into the current hospital use and operations. On a motion by A. Abella-Austriaco and seconded by J. Kinnel, the Commission AGREED to recommend City Council approval of the Special Use Amendment to allow the construction of a bed tower addition to the main hospital building at Lutheran General Hospital at 1775 Dempster Street in the R-4 Multiple Family Residential District, Zoning Case Number SU-05-03, subject to: 1. Granting an exception to Section 7.05.F to allow the height of the addition at 161 feet high, instead of the maximum 40 feet permitted in the R-4 District. 2. Granting an exception to allow the existing Victor Yacktman Pavilion to have a foot side yard setback at the southeast corner of the building along Western Avenue and a 29.7 foot side yard setback at the curved section of the building to remain, which are less than the 27 feet and 30 feet, respectively, approved by Special Use Ordinance for the hospital. 3. Granting a modification to Section 9.02.F.5 to allow the parking lot lights at 15 feet, 3 inches above grade, instead of the maximum of 12 feet. 4. Granting an exception to Section A to allow one new ground sign, three additional wall signs and refacing two existing ground signs for the hospital use in a residential district. 5. Approval of the conclusions listed in the Traffic and Parking Planning Study by Gewalt- Hamilton, dated July 13, 2005, subject to final review and approval by the Engineering Division and the Fire Department. 6. Approval of the Master Transportation Plan for the South Campus, dated August 4, 2005, with the addendum, dated September 12, Approval of the Utility Impact Analysis by Gewalt-Hamilton dated August 24, 2005, subject to final review and approval by the Engineering Division and the Fire Department. 8. Approval of the tree and landscape plans, dated August 15, 2005, subject to final review and approval by the Forestry Division, including the planting of trees and shrubs on the south side of the south access drive at the hospital. 9. The hospital shall prepare a parking study of the entire campus within a year of receiving the occupancy permit for the bed tower addition. 10

11 Vote on the motion was as follows: AYES 8 Commissioners Abella-Austriaco, Bono, Johnson, Kinnel, Marr, Mitchell, Provencher, Rifkind NAYS 0 None ABSENT 1 Commissioner Funkhouser ABSTAIN 1 Commissioner Bono CITY COUNCIL ACTION REQUIRED MOVE THE CITY COUNCIL TO DIRECT THE CITY ATTORNEY TO PREPARE AN ORDINANCE APPROVING THE SPECIAL USE AMENDMENT TO ALLOW THE CONSTRUCTION OF A BED TOWER ADDITION TO THE MAIN HOSPITAL BUILDING AT LUTHERAN GENERAL HOSPITAL AT 1775 DEMPSTER STREET IN THE R-4 MULTIPLE FAMILY RESIDENTIAL DISTRICT, ZONING CASE NUMBER SU-05-03, SUBJECT TO: 1. GRANTING AN EXCEPTION TO SECTION 7.05.F TO ALLOW THE HEIGHT OF THE ADDITION AT 161 FEET HIGH, INSTEAD OF THE MAXIMUM 40 FEET PERMITTED IN THE R-4 DISTRICT. 2. GRANTING AN EXCEPTION TO ALLOW THE EXISTING VICTOR YACKTMAN PAVILION TO HAVE A FOOT SIDE YARD SETBACK AT THE SOUTHEAST CORNER OF THE BUILDING ALONG WESTERN AVENUE AND A 29.7 FOOT SIDE YARD SETBACK AT THE CURVED SECTION OF THE BUILDING TO REMAIN, WHICH ARE LESS THAN THE 27 FEET AND 30 FEET, RESPECTIVELY, APPROVED BY SPECIAL USE ORDINANCE FOR THE HOSPITAL. 3. GRANTING A MODIFICATION TO SECTION 9.02.F.5 TO ALLOW THE PARKING LOT LIGHTS AT 15 FEET, 3 INCHES ABOVE GRADE, INSTEAD OF THE MAXIMUM OF 12 FEET. 4. GRANTING AN EXCEPTION TO SECTION A TO ALLOW ONE NEW GROUND SIGN, THREE ADDITIONAL WALL SIGNS AND REFACING TWO EXISTING GROUND SIGNS FOR THE HOSPITAL USE IN A RESIDENTIAL DISTRICT. 5. APPROVAL OF THE CONCLUSIONS LISTED IN THE TRAFFIC AND PARKING PLANNING STUDY BY GEWALT-HAMILTON, DATED JULY 13, 2005, SUBJECT TO FINAL REVIEW AND APPROVAL BY THE ENGINEERING DIVISION AND THE FIRE DEPARTMENT. 6. APPROVAL OF THE MASTER TRANSPORTATION PLAN FOR THE SOUTH CAMPUS, DATED AUGUST 4, 2005, WITH THE ADDENDUM, DATED SEPTEMBER 12, APPROVAL OF THE UTILITY IMPACT ANALYSIS BY GEWALT-HAMILTON DATED AUGUST 24, 2005, SUBJECT TO FINAL REVIEW AND APPROVAL BY THE ENGINEERING DIVISION AND THE FIRE DEPARTMENT. 11

12 8. APPROVAL OF THE TREE AND LANDSCAPE PLANS, DATED AUGUST 15, 2005, SUBJECT TO FINAL REVIEW AND APPROVAL BY THE FORESTRY DIVISION, INCLUDING THE PLANTING OF TREES AND SHRUBS ON THE SOUTH SIDE OF THE SOUTH ACCESS DRIVE AT THE HOSPITAL. 9. THE HOSPITAL SHALL PREPARE A PARKING STUDY OF THE ENTIRE CAMPUS WITHIN A YEAR OF RECEIVING THE OCCUPANCY PERMIT FOR THE BED TOWER ADDITION. D. Other Items for Discussion - None E. Citizens Wishing to be heard on Non-Agenda Items - None F. Adjournment Meeting adjourned at 10:00 p.m. PLANNING AND ZONING COMMISSION Date Approved Philip Mitchell, Chairman Recording Secretary 12

13 BEFORE THE PLANNING AND ZONING COMMISSION Park Ridge, Illinois In the Matter of ) ) Case No. MA North Washington Avenue ) F I N D I N G S O F F A C T This matter having come before the Commission for a hearing on the request of the Youth Campus for a Zoning Map Amendment to the Zoning Ordinance of the City of Park Ridge, to reclassify the part of the Youth Campus at North Washington Avenue from the R-1A Single Family Residential District to the R-1 Single Family Residential District; and the Commission having held a public hearing on September 26, 2005, as required by law, and having heard evidence on the matter, based on the evidence presented, as reflected in the minutes of these proceedings, and for the reasons indicated in the minutes of this Commissions in this case. The Planning and Zoning Commission finds that the following facts have been established: 1. The applicant proposes changing the zoning to the R-1 District. The purpose of the R-1 District is to create low density single family housing upon sites comparable in dimensions to those in the area. The surrounding properties contain single family houses and are all zoned R-1. The Amendment would be consistent with the neighboring zoning and the subsequent subdivision of the property must satisfy the R-1 requirements. Therefore, the Zoning Map Amendment is consistent with the spirit and intent of the Zoning Ordinance. 2. The property is located within the Northeast Park neighborhood in the Plan. The Plan states that single family residential areas should be preserved and that if the Youth Campus use terminates, or in this case if part of it is sold, that the property should be converted to single family residential. The purpose of the Amendment is to redevelop the property for single family residential. Therefore, the Amendment to the Zoning Map is consistent with the goals, objectives and policies of the adopted Comprehensive Plan and in conformity with the land use recommendations contained within the text of said Plan delineated on the Land Use Plan Map. 3. Adequate public and private utilities and public facilities, including surrounding roads and the adjacent Northeast Park, are available to service the property. To redevelop the property, utilities will need to be extended to the new houses in compliance with all current City codes and ordinances. Therefore, all required utilities, community facilities and governmental services would be provided and possess adequate capacity to accommodate any permitted use allowed within the zoning district being requested. Therefore, the Commission approves the Zoning Map Amendment to the Zoning Ordinance of the City of Park Ridge, as requested, on the terms and conditions set forth in the minutes of the meeting of September 26, Date Philip Mitchell, Chairman 13

14 BEFORE THE PLANNING AND ZONING COMMISSION Park Ridge, Illinois In the Matter of ) ) Case No. SU Lutheran General Hospital ) F I N D I N G S O F F A C T This matter having come before the Commission for a hearing on the request of Advocate Health and Hospitals Corporation for a Special Use Amendment to allow the construction of a bed tower addition to the main hospital building at Lutheran General Hospital at 1775 Dempster Street in the R-4 Multiple Family Residential District; and the Commission having held public hearings on September 26, 2005, as required by law, and having heard evidence on the matter, based on the evidence presented, as reflected in the minutes of these proceedings, and for the reasons indicated in the minutes of this Commissions in this case, The Planning and Zoning Commission finds that the following facts have been established: 1. The project would be an improvement to the existing facility and the addition would modernize the look of the building. The addition and remodeling are intended to improve patient care and the employee work environment. Therefore, the establishment, maintenance and operation of the Special Use, in the specific location proposed, would not endanger the public health, safety, morals or general welfare of the community as a whole or any portion thereof. 2. The project was designed to complement and enhance the operations and appearance of the existing hospital. The project would only slightly increase capacity and would minimize impacts on the surrounding properties. Parking and traffic issues were adequately addressed. The Commission liked the efforts to use more green space and reduced impervious surfaces for stormwater management, and the attempts to achieve LEED certification. Therefore, the Special Use would be compatible with adjacent properties and other properties within the immediate vicinity. 3. The project would be well-integrated into the current hospital use and operations. The addition would help to modernize operations and update the appearance of the hospital. Therefore, the Special Use, in the specific location proposed, is consistent with the spirit and intent of the Zoning Ordinance and the goals and objectives of the adopted Comprehensive Plan. Therefore, the Commission recommends that the City Council approve the Special Use Amendment, as requested, on the terms and conditions set for in the meeting minutes of September 26, Date Approved Philip Mitchell, Chairman 14

15 BEFORE THE PLANNING AND ZONING COMMISSION Park Ridge, Illinois In the Matter of ) ) Case No. SU Lutheran General Hospital ) F I N D I N G S O F F A C T This matter having come before the Commission for a hearing on the request of Advocate Health and Hospitals Corporation for a Special Use Amendment to allow the construction of a bed tower addition to the main hospital building at Lutheran General Hospital at 1775 Dempster Street in the R-4 Multiple Family Residential District, for an exception to Section 7.05.F to allow the height of the addition at 161 feet high, instead of the maximum 40 feet permitted in the R-4 District; an exception to allow the existing Victor Yacktman Pavilion to have a foot side yard setback at the southeast corner of the building along Western Avenue and a 29.7 foot side yard setback at the curved section of the building to remain (which are less than the 27 feet and 30 feet, respectively, approved by Special Use Ordinance for the hospital); a modification to Section 9.02.F.5 to allow the parking lot lights at 15 feet, 3 inches above grade, instead of the maximum of 12 feet; and an exception to Section A to allow one new ground sign, three additional wall signs and refacing two existing ground signs for the hospital use in a residential district; and the Commission having held public hearings on September 26, 2005, as required by law, and having heard evidence on the matter, based on the evidence presented, as reflected in the minutes of these proceedings, and for the reasons indicated in the minutes of this Commissions in this case, The Planning and Zoning Commission finds that the following facts have been established: 1. The hospital would be unable to manage the increased patient load, and improve the patient and staff work environments without the exceptions and the modification. Therefore, application of the terms of the Zoning Ordinance would result in undue hardship. 2. The operations of the existing hospital would be substantially affected without the exceptions and modification. Therefore, the plight of the applicant is due to unique circumstances. 3. The proposed addition and site modifications are designed to be compatible with the character and functionality of the existing hospital and surrounding neighborhoods. Therefore, the exceptions and modification would not alter the essential character of the locality. Therefore, the Commission recommends that the City Council approve the exceptions and modification to the Zoning Ordinance, as requested, on the terms and conditions set for in the meeting minutes of September 26, Date Approved Philip Mitchell, Chairman 15