Trying To Make It Fit |
Anthem Memory Care has filed petitions that are seeking variations from the municipal code of the Village of Oak Lawn in order to help make this proposed development "fit".
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Memo Sent to the Planning and Development Commission
Donald McKenna, the Building and Zoning Administrator, sent the following memo dated March 4, 2016 to the Planning and Development Commission. It summarizes/explains the variations that are being sought in the petitions filed by Anthem Memory Care.
Front Setback Variation to Avoid Impacting a Known Flood Zone
Everyone clearly knows how close to a FEMA-designated Zone AE floodplain that this proposed facility will be if it is constructed.
The findings of fact / justification given in item 2 on page 3 address the "reasonable return" aspect of the petitioner. By attempting to move the proposed facility five feet north, Anthem Memory Care is trying to avoid the need for compensatory storage provided in an underground vault. It is unclear if such an underground vault would have supplemented or entirely replaced the proposed retention pond shown in the current site plan if the variation not been sought.
Either way, it appears that a multi-million dollar commercial business is asking officials from the Village of Oak Lawn to authorize using only an open air retention pond while building an approximately 43,000 square foot two-story commercial facility within feet of a known flood zone because it will affect their "reasonable return". Is this variation request merely a cost-saving measure for Anthem Memory Care or are there other floodplain-related limitations or restrictions not being shared with the area residents?
The findings of fact / justification given in item 2 on page 3 address the "reasonable return" aspect of the petitioner. By attempting to move the proposed facility five feet north, Anthem Memory Care is trying to avoid the need for compensatory storage provided in an underground vault. It is unclear if such an underground vault would have supplemented or entirely replaced the proposed retention pond shown in the current site plan if the variation not been sought.
Either way, it appears that a multi-million dollar commercial business is asking officials from the Village of Oak Lawn to authorize using only an open air retention pond while building an approximately 43,000 square foot two-story commercial facility within feet of a known flood zone because it will affect their "reasonable return". Is this variation request merely a cost-saving measure for Anthem Memory Care or are there other floodplain-related limitations or restrictions not being shared with the area residents?
Parking Variation
Area residents have been told that thirty-seven (37) parking spaces will be sufficient to handle normal staff and visitor parking. All visitors unable to find an open parking space at the proposed facility will be expected to park in the school parking lot and then walk back to the facility. The key word in that sentence is EXPECTED. The more likely human nature scenario will be to simply park on the street as close to the facility as possible, thus turning the residential side street into overflow parking.
Playing devil's advocate and saying visitors won't mind making the trek from a remote parking lot, then another possibility to consider is that should the school eventually close or sell off its remaining property then this proposed overflow visitor parking solution could also disappear in the process.
And finally, the question has already been asked about what happens if this proposed facility gets built and eventually winds up being re-purposed for another usage at a later time? What will the parking code compliance situation be at that time?
Playing devil's advocate and saying visitors won't mind making the trek from a remote parking lot, then another possibility to consider is that should the school eventually close or sell off its remaining property then this proposed overflow visitor parking solution could also disappear in the process.
And finally, the question has already been asked about what happens if this proposed facility gets built and eventually winds up being re-purposed for another usage at a later time? What will the parking code compliance situation be at that time?
Density
The density limit for a district zoned as PUD R-1 is 4 units per acre. The proposed project will have a density of 29.5 units per acre requiring a 25.5 unit per acre variation. Enough said.
Signage Variation
The memo references a signage variation, which is not listed on the petition. How many other residential homes in the area require signage?
For starters, it is not like someone could drive down 101st Street and not possibly notice the approximately 43,000 square foot two-story commercial facility standing out from the single family residential homes in the area. Finding the facility should not be a problem, so this signage will pretty much be there for advertising purposes.
The slideshow below depicts the signage used for the Anthem Memory Care facilities in Burr Ridge, Tinley Park and Glenview.
For starters, it is not like someone could drive down 101st Street and not possibly notice the approximately 43,000 square foot two-story commercial facility standing out from the single family residential homes in the area. Finding the facility should not be a problem, so this signage will pretty much be there for advertising purposes.
The slideshow below depicts the signage used for the Anthem Memory Care facilities in Burr Ridge, Tinley Park and Glenview.
- The sign for Burr Ridge is located on a frontage road used by other commercial facilities.
- The sign for Tinley Park will be located on the corner of 179th Street and Harlem Avenue.
- The sign for Glenview will be located on Chestnut Avenue, which also has other commercial signage for the nearby apartment complexes, a church and the pension & health business.
- The sign being proposed for Oak Lawn will be located on 101st Street (a residential side street) just west of Major Avenue - at least that is what is currently depicted on the site plans.