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HomeMy WebLinkAboutPLAN COMMISSION - 01/19/1994 - SPRUCE MEADOW SUB ✓c ELK GROVE VILLAGE PLAN COMMISSION MINUTES January 19, 1994 8:00 p.m. PRESENT: J. Glass, Chairman C. Henrici J. Meyers P. Feichter J. McAllister D. Paliganoff P. Ayers ABSENT: F. Geinosky T. Parker STAFF: R. Farrell, Administrative Assistant S. Niehaus, Administrative Intern M. Pye, Assistant Village Engineer PETIONERS: Richard Gaston, Arlington Partners Steve Lesak, JKL Consulting Civil Engineers, Ltd. Roger Lockwood, JKL Consulting Civil Engs. , Ltd. Chairman Glass called the meeting to order at 8:09 p.m. Item A: Spruce Meadow Subdivision Gaston addressed the outstanding questions from the Engineering and Community Development Department by stating that the vacant property adjacent: to Arlington Heights Road will be owned and maintained by a homeowner's association consisting of the 9 individual property owners. In addition the cul-de-sac would be named Meadow Court per the recommendation of the Fire Department . Commissioner Ayers stated that the easement language was - confusing on the plat of subdivision. Gaston stated that all public utilities will be placed above the floodplain. In addition, a swale will be located in the rear of lots #3 through #6 to facilitate drainage. Commissioner Meyers questioned what kind of access would be available for lot #9. Gaston stated that access to lot #9 would be obtained by an easement for a driveway along the north side of lots #8 and #9 off of Meadow Court . Cook County discouraged access off of Arlington Heights Road for lot #9. Commissioner Meyers questioned who will maintain the pocket of land west of the curve of the cul-de-sac. Gaston stated that this property will be maintained by the homeowner's association. Commissioner Meyers expressed concern over the feasibility of basements on the property. He noted that he had personally seen water above the high water mark illustrated on the floodplain maps presented. Commissioner Meyers requested that the property owner sign an affidavit staging that the area is subject to flooding. Gaston stated that the flooding of basements would not be a problem. According to I.D.O. T. and the Division of water Resources the highest flood of record was at 688.31 . Current plans to mitigate the property would protect homes to 1 .5 ' above this mark. In addition, the plat of subdivision exceeds the requirement of maintaining a 10 foot area between the level of a foundation and floodplain level . Commissioner Feichter questioned the petitioner as to his efforts to contact Elk Grove? High School regarding the development. Feichter expressed concern over the large number of students that walk or jog in the area. Gaston stated that no attempt was made to contact the High School, but he would be willing to do so. Gaston also stated that the pedestrians will not be in danger due to the stoplight and no turn on red restriction. Pye stated that the right in right out access off Arlington Heights Road was the only access to the subdivision acceptable by the County. Commissioner Ayers stated that a letter of understanding should be recommended by the? Plan Commission. The letter would indicate to owners of lots #2 to #6 that their property is in a floodplain and, therefore, fences and sheds are restricted, as well as building additions. Gaston noted that restrictions on the construction of fences and accessory buildings within the floodplain are noted on the plat. Chairman Glass expressed concern over the maintenance of the shared driveway of lots #8 and #9. Gaston stated that this would be provided through a private maintenance agreement between the owners of lots #8 and #9. Glass requested that this be included in the plat of subdivision. In addition, Gaston noted that the home on lot #9 would face on an angle towards lot #8. Commissioner Glass expressed concern over lot #9 from a planning perspective; specifically, the sharing of a private drive cutting across the lots and the peculiar angular placement of the home on lot #9. Glass added that access off of Arlington Heights Road is more sensible. Gaston replied that an attempt was made to utilize part of the driveway on the Omelusik property for lot #9, but the homeowner did not want this. Commissioner Henrici questioned the size of the house on lot #1 . Gaston stated that the proposed home would be 30 ' x 451 , or roughly 2000 square feet. Commissioner McAllister questioned the effect that mitigation of the property would have on property further south on Salt Creek. Gaston explained that all mitigation would be done with 150% compensation. Therefore, for every foot that the property is increased in one area, a foot and a half would be removed elsewhere. Gaston stated that this will actually improve the flooding problem. Commissioner Ayers stated that the proposed development was too dense. Ayers also expressed concern regarding sump pump failure. Lockwood stated that as foundations are excavated, special conditions may be warranted. These conditions will be handled with additional floodproofing measures. In addition, the soil tests performed on the property do not warrant any unusual provisions that would prohibit the construction of basements. Commissioner Paliganoff stated that buyers of lots #2 through #6 would need to obtain flood insurance. In addition, Paliganoff was concerned that they will, be selling lots where half of the lot can not be developed due to floodplain restrictions. Charimant Glass stated the following concerns: - Something needs to be done with the access for lot #9. Currently the access represents poor planning. Perhaps a circle drive located at the south end of the lot off of Arlington Heights Road would be a better access point . - The creation of a homeowner's association for such small pieces of land is unacceptable. The petitioner should find some other way to maintain those empty pockets of land. In addition, these areas of land should be more clearly identified on the plat of subdivision. In addition to those concerns above, the Plan Commission agreed that there should be a letter of understanding for potential homeowners of lots #2 through #6 to sign indicating that their lot is within a floodplain and the restrictions on - those lots. Gaston also agreed to talk to the Elk Grove High School on the development . The petitioner agreed to appear before the Plan Commission at a later date with answers to their concerns. Adjournment Commissioner Henrici motioned and Commissioner Meyers seconded to adjourn the meeting. Chairman Glass adjourned the meeting at 10:00 p.m. Respectfully submitted, Scott R. Niehaus Administrative Intern as as 1/28194 C: Chairman & Members of Plan Commission, Village President, Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Administrative Intern, Director of Engineering & Community Development, Director of Public Works, Fire Chief, Deputy Fire Chief (2) , Assistant Fire Chief, Village Attorney, Chairman & Members of ZBA.