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HomeMy WebLinkAboutPLAN COMMISSION - 03/10/1993 - KIMBALL HILL ELK GROVE VILLAGE PLAN COMMISSION MINUTES March 10, 1993 Present: John R. Glass , Chairman. Fred Geinosky, Secretary Paul Ayers David Paliganoff Charles Henrici John Meyers Pat Feichter Tom Parker Absent: George Mullen Staff: Renee M. Farrell , Administrative Assistant Mary Jo Pye, Assistant Village Engineer Petitioners: Brent Gustafson, Kimball Hill Glenn Richardson, Kimball Hill Larry Johaneson, Kimball Hill Chairman Glass called the meeting to order at 8:10 p.m. Item A: Kimball Hill Development Plans Johaneson explained the proposed development of 392 single-family, attached dwelling units in the area west of I-290, bordered by the highway, Biesterfield Road, Rohlwing Road and apartment dwellings to the south. The site will consist of 228 country style homes and 164 loft style homes. The country style homes will be constructed in buildings with six or eight units and placed on the perimeter of the site. The loft style homes will be located inside the site and constructed with four loft units to one building. Johaneson stated that all open space will be owned and maintained by a condominium association. In addition, Johaneson noted that Kimball Hill is not looking to receive any variations with respect to public right of ways. The country homes are estimated to sell at prices between $115,000 to $135,000, for 1 ,000 total square footage to start. The loft homes are estimated to sell at prices between $125,000 to $145,000 for units that have a total square footage of 1,300 square feet to 1 ,600 square feet. Johaneson commented that the development will be very similar to the Talbot' s Mill development. This proposed development will differ in that it will be more spacial and have less density than Talbot's Mill . Plan Commission M. Utes March 10, 1993 Page 2 Johaneson stated that extensive landscaping and berm will be installed as well as the possibility of a fence along I-290 in order to screen and buffer the property from the highway. In addition Kimball Hill will donate cash in lieu of the 10% land donation requirement. After Mr. Johaneson's presentation, Chairman Glass stated that the purpose of tonights meeting is to discuss the preliminary plans for the site. Glass noted that the development is located in unincorporated Cook County and would need to be annexed into the Village and rezoned from R3 (residential ) to A2 (multiple family) . That action requires a public hearing before the Plan Commission and Village Board. Chairman Glass question the dark lines outlining the center of the site. Johaneson stated that the dark lines are the boundary of the wetlands and is shown as open space on the plan. Kimball Hill will be contacting the Army Corps of Engineers for a review of the site. Johaneson noted that they have had differing opinions from their own engineers on whether the space is considered a wetland and its degree and intensity. Johaneson noted that their future plans for the open space is contingent upon the final word from the Corps. However, if the space is a wetland they would like to upgrade the wetland with the Corps permission. If is is not a wetland, they would landscape the area to improve the aesthetics. Chairman Glass questioned Kimball Hill 's time frame for the development. Johaneson stated that they would like to be ready for a public hearing in April . The actual grading of the site would occur in April 1994 with a sales effort beginning in January of 1994. Chairman Glass questioned if they had plans to purchase the vacant property owned by the Village at the southwest corner of the site. Chairman Glass suggested that this vacant parcel could be tied into the land and developed as a park. Chairman Glass questioned if the roadway that runs north-south of Charlela Lane would tie into Charlela Lane. Johaneson stated that there are plans to connect the roadways to allow an access point into the development from Merge Road and Charlela Lane. Two additional access points are planned on Rohlwing Road north of Merge Road and south of Biesterfield Road. Commissioner Ayers questioned if there was sufficient on-site parking. Ayers further noted that parking is a problem in Talbot' s Mill . Johaneson stated that this development provides for a 3 to 1 parking ratio. Johaneson noted they will look at providing additional parking. Commissioner Ayers questioned if they plan to build more units in the central open space if it is not classified as a wetland. Johaneson stated they have no plans for additional units and would landscape the area if granted permission from the Corps. Plan Commission Mi ces March 10, 1993 Page 3 Commissioner Paliganoff questioned the minimum distance between the country homes and I-290. Johaneson stated the minimum distance is 40 feet. Commissioner Paliganoff questioned if there would be a management unit on-site. Johaneson stated there are no plans for an on-site management office. Commissioner Paliganoff questioned the dollar amount the Village would receive in cash in lieu of land donation. Johnaeson estimated that the cash donation would amount between $250,000 to $275,000. Johaneson further noted that the right to purchase the land is conditional upon zoning approval . Commissioner Meyers expressed concern over the traffic conditions on Rohlwing Road as a result of the development. Johaneson stated that improvements on Rohlwing Road are under consideration. In addition Kimball Hill plans to conduct a traffic study of the site to determine the need for roadway and traffic signal improvements. Johaneson stated that Kimball Hill will pay for the cost of those improvements that are warranted due to the development. Commissioner Henrici questioned how many bedrooms the homes will have. Johaneson stated that a majority of the homes will have two bedroom with less than 10% of the homes having three bedrooms. Commissioner Henrici questioned the proximity of the buildings to the commercial buildings adjacent to the site. Johaneson stated that there is a 30 foot minimum distance between the residential and commercial buildings. Commissioner Henrici questioned if that distance is required to be 50 feet by Village ordinance. Johaneson stated that he will work with the Village to determine the appropriate setback requirements. Commissioner Henrici questioned how much open space there is on the plan. Johaneson stated they are still calculating the exact amount and further noted that the 30 foot envelope of space on the perimeter of the site is included in the calculation. Commissioner Geinosky suggested that Kimball Hill consult with neighboring apartments on the sharing of the recreational facilities. Chairman Glass questioned the grade elevations for the site. Johaneson stated the south side is 710 to 712, north 705 to 707, west 706 to 715, and east 695. Chairman Glass requested that Kimball Hill provide the Plan Commission with the buyer survey that was performed for Talbot' s Mill to determine the possible demographics for the proposed development. Chairman Glass closed the meeting by stating the following items that were highlighted during the discussion for consideration and/or submittal by Kimball Hill : Plan Commission ht. .tes March 10, 1993 Page 4 - A landscaping and screening plan; - A report from the Army Corps of Engineers on the possible wetland; - The provision of additional parking; - A traffic study report outlining necessary public right-of-way improvements; and - The land at the southwest corner of the site for development of a park. Adjournment: Commissioner Geinosky made a motion to adjourn the meeting. Commissioner Henrici seconded the motion. Upon voting, all AYES, Chairman Glass adjourned the meeting at 9:40 p.m. Respectfully submitted, Owz '- - �W Renee M. Farrell Administrative Assistant el 3-16-93 C: Chairman and Members of Plan Commission, ZBA Chairman, Village President, Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Administrative Intern, Director of E/CD, Director of Public Works , Fire Chief, Deputy Fire Chief, Village Attorney