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HomeMy WebLinkAboutPLAN COMMISSION - 05/05/1993 - SPRUCE MEADOW/REORG OF ZONING ORD ELK GROVE VILLAGE PLAN COMMISSION MINUTES May 5 , 1993 Present: John R. Glass , Chairman George Mullen Paul Ayers John Meyers Tom Parker David Paliganoff Absent: Fred Geinosky, Secretary Charles Henrici Pat Feichter Staff: Renee M. Farrell , Administrative Assistant Earle R. Kracht, Building Inspection Supervisor Petitioner: Richard Gaston, Arlington Partners Steve Lesak, JKL Consulting Civil Engineers Ltd. Chairman Glass called the meeting to order at 8:12 p.m. Item A: Spruce Meadow Subdivision - Preliminary Meeting Gaston explained the proposed development of nine single family homes on 3.6 acres of vacant property directly across from the Arlington Heights Road and Cosman Road intersection. The nine(9) lot subdivision will be served by a cul-de-sac with an entrance that is aligned with Cosman Road. Access to the subdivision will be on a right in, right out only basis. Gaston explained that not all lots will have basements. In addition, those homes that touch the floodplain will be built at a higher elevation to meet the building elevation requirements for construction in a floodplain. Gaston noted that those lots within the floodplain will have flood insurance. Gaston further mentioned that homebuyers will be made aware of the floodplain before purchasing the home. Commissioner Mullen recommended to change the name of Meadow Court to Cosman Court since it is directly aligned with Cosman Road. Commissioner Mullen questioned the utilization of the unidentified piece of property directly south of the entrance to the subdivision. Gaston stated that the property will be owned and maintained by a Homeowners Association consisting of the nine(9) property owners. Gaston mentioned that they prefer not to own the property but to trade it for a small section of the Omelusik property (southeast corner) in order to provide access to lot 9 from the cul-de-sac. As it stands , Cook County has approved access to lot 9 off of Arlington Heights Road. Plan Commiss(n Mii. es May 5, 1993 Page 2 Commissioner Meyers questioned the feasibility of a right turn lane on northbound Arlington Heights Road into the subdivision. Gaston explained that acquisition of public right-of-way for a turn lane would be needed from the Omelusik property which may be difficult. In addition the County would need to approve of the turn lane. Commissioner Ayers mentioned the possibility of a letter to potential buyers warning them of the floodplain. Gaston assured the Plan Commission that potential buyers will be made aware of the floodplain. Commissioner Meyers question the price and size of homes. Gaston stated that the homes in will be priced between $250,000 to $300,000. The size of the homes will be from 2,400 sq. ft. to 3,000 sq. ft. The Plan Commission deliberated at great length on the impact the floodplain would have on the development. Among those concerns are the following: - The extent of water ponding in the rear lots. - The feasibility of providing basements for those lots that touch the floodplain. - The negative impact and appearance of "islands" as the foundations of certain homes are placed at higher elevations. - The impact the development would have on drainage between lots. In addition, the petitioner indicated that a portion of the floodplain will need to be regraded in order to construct homes that are within the floodplain. The Plan Commission expressed concern regarding the petitioners plans to build home foundations that are 2 1/2 feet above flood elevations as required by the Federal Emergency Management Agency (FEMA) . The petitioner mentioned new study that indicates higher flood elevations on the site that would lower the difference between home foundations and flood elevations. The Plan Commission also expressed concern on the report from the North Cook County Soil and Water Conservation District that opposes regrading of the floodplain, runoff from intense impervious areas and construction of basements among other concerns as a result from the development. Chairman Glass requested that staff provide a report to the Plan Commission on the Plan Commission' s concerns regarding the floodplain before the next meeting on the plat of subdivision. The meeting recessed at 9:20 p.m. The meeting reconvened at 9:30 p.m. Plan Commiss(o Mi. ces May 5 , 1993 Page 3 Item B: Reorganization of the Zoning Ordinance The Plan Commission discussed the recommendations prepared by Alan Boffice, Director of Engineering and Community Development in his memo dated April 10, 1993 on the reorganization of the Zoning Ordinance. It was noted by Farrell that provisions for an index are included in the contract with Sterling Codifiers. After further deliberation, Commissioner Mullen moved and Commissioner Parker seconded a motion to recommend that the Judiciary, Planning and Zoning Committee approve the following changes to the Zoning Ordinance workbook provided by Sterling Codifiers in order to complete the reorganization process: - Refer to the Floodplain Regulations as an attachment to the Zoning Ordinance in Section 3-1:C. As written, any change to that section (a strictly technical document) requires a public hearing to incorporate into the Zoning Ordinance. - Relocate subsection's A, B, C, D and E under Section 3-2 to each zoning district. - Provide page numbers for each sheet. - Provide page headings identifying the page's Article/Section of the Zoning Ordinance. - Add a list of exhibits to the Table of Contents. - Provide tabs for each article. - Begin a chronology of amendments starting now to the Zoning Ordinance. Upon voting, ALL AYES (Henrici , Feichter, Geinosky ABSENT) . The motion carried unanimously. Adjournment: Commissioner Meyers made a motion and Commissioner Mullen seconded to adjourn the meeting. Chairman Glass adjourned the meeting at 9:45 p.m. Respectfully submitted,, n /f Renee M. Farrell Administrative Assistant Plan Commisr'n M rtes May 5, 1993 Page 4 el 5-13-93 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 May 19, 1993 TO: Members of Judiciary, Planning and Zoning Committee FROM: 64&-/ rinding R. Glass, Chairman Planning Commission SUBJECT: of Fact - Reorganization of Zoning Ordinance The origin behind the reorganization of the Zoning Ordinance began when a subcommittee of the Plan Commission was formed in the early 1980's to study the issue. The purpose back then and now is to make the Zoning Ordinance easier to read and to locate information when needed. At that time a list of recommended organizational changes were developed by the subcommittee for the proposed reorganization of the Zoning Ordinance. Up until 1990 several different alternatives were tried in order to implement those changes including the utilization of student interns and discussion of paying a college professor to do the work. However, due to a variety of reasons those alternatives failed to materialize. In June of 1990 the Plan Commission and Judiciary Planning and Zoning Committee held a joint meeting to discuss the possibility of a code codifier to implement the reorganization of the Zoning Ordinance. Shortly thereafter Sterling Codifiers was awarded a contract by the Village Board to recodify the Zoning Ordinance, add new amendments , add an index, and check for internal ambiguities and conflicts in the Zoning Ordinance. Since then Sterling Codifiers submitted a draft Zoning Ordinance for review by staff. Earlier this year staff submitted a report to the Plan Commission that listed recommended changes to the draft and outstanding items that were identified by the Plan Commission' s subcommittee. At the May 5 Plan Commission meeting discussion occurred on the staff report for recommendation to the Judiciary, Planning and Zoning Committee. After further deliberation the Plan Commission voted to recommend that the Judiciary, Planning and Zoning Committee approve the following changes to the Zoning Ordinance workbook provided by Sterling Codifiers in order to complete the reorganization process: - Refer to the Floodplain Regulations as an attachment to the Zoning Ordinance in Section 3-1:C. As written, any change to that section (a strictly technical document) requires a public hearing to incorporate into the Zoning Ordinance. - Relocate subsection's A, B, C, D and E under Section 3-2 to each zoning district. - Provide page numbers for each sheet. - Provide page headings identifying the page's Article/Section of the Zoning Ordinance. - Add a list of exhibits to the Table of Contents. - Provide tabs for each article. - Begin a chronology of amendments starting now to the Zoning Ordinance. Upon voting, ALL AYES (Henrici , Feichter, Geinosky ABSENT) . The motion carried unanimously. el 5-19-93 C: Plan Commission Chairman and Members , Village Manager Assistant Village Manager, Administrative Assistant, Director of Engineering/Community Development, Village Clerk, Village Attorney, Fire Chief