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Home My WebLink AboutPLAN COMMISSION - 02/16/1994 - LEXINGTON HOMES vc1 ELK GROVE VILLAGE PLAN COMMISSION MINUTES February 16, 1994 8:00 p.m. PRESENT: J. Glass , Chairman F. Geinosky, Secretary J. Meyers C. Henrici J. McAllister D. Paliganoff, ABSENT: P. Feichter P. Ayers STAFF: R. Farrell , Administrative Assistant A. Boffice, Director of Engineering/Community Development T. Cech, Director of Public Works M. Pye, Assistant Village Engineer PETITIONER: S. Neeley, Lexington Homes T. Burney, Shain, Firsel & Burney, Ltd. V. Lay, Metro Transportation Group R. Burton, Land Consultants Inc. R. Seebach, Lake County Forest Preserve J. Anderson, Christopher Burke Engineering D. Gillian, Cowhey, Gudmundson, Leder R. Gudmundson, �.owhey, Gudmundson, Leder Chairman Glass called the public hearing to order at 8:20 p.m. Item A: Lexington Homes - Public Hearing Annexation, Rezoning and Special Use Permit Secretary Geinosky swore in the petitioners. Neeley stated that the 48.6 acre site on the southeast corner of P.ohlwing and Biesterfield Roads is proposed for the development of 344 units (188 coachhomes and 156 townhomes) . Currently the site is in unincorporated Elk Grove and would need to be annexed and rezoned to A-2 zoning with a Special Use Dermit for a planned unit development. In addition there is a 5.92 acre wetland on the site. Neeley stated that Lexington is looking into utilizing the existing lift station at Nerge and Charlela or constructing a new lift station if necessary. Neeley noted that Lexington prefers the northwest site for the water tower in comparison to the southeast site due to the lesser impact on the marketability of the development. Plan Commission nutes February 16, 1994 p9 2 Pleeley noted that the parking ratio is 3.5 spaces to one unit, including guest parking. This does not include the 22 spaces proposed for the park site. In addition, recreational vehicles will not be allowed to park in this development. Of the wetland area 1.6 acres will be mitigated for development. In addition it was noted that Lexington will exceed the public lard donation of 10% excluding the wetland. Lexington has met with the Park District to design the proposed park area for playing fields and a tot lot. There are 22 parking spaces provided for the park. Neeley noted there will be 48.5% open common space, excluding paved areas, provided by a 30 foot envelop around all buildings. The traffic study performed on the site by the Pietro Transportation Croup indicates that beth site access drives have separate outbound left turning and right turning lanes. In addition, left turn lanes for southbound motorists on Rohlwing Road into the site drives are recommended. Neeley noted that the main collector streets will have a right-of-way of 60 feet including Charlela Drive. The local streets will have a 50 foot right-of-way. A sound study on the site indicates that the buildings that abut I-290 will be insulated to mitigate the noise from I-290. Neeley stated that she will give staff more information on how the insulation will perform. The study also recommended against any fence or barrier as it will not provide an effective method of noise mitigation. Instead, Neeley noted that intense landscaping will be provided on the site. Approximately 901 shrubs and 465 parkway trees will be planted on the site. In addition, a six foot board on board fence will be installed between the Lexington development and apartments to the south. Neeley noted that the coachhomes range in size from 1 ,000 to 1 ,500 square feet and will be priced between $100,000 to $135,000. The townhomes range in size from 1,350 to 1 ,650 square feet and will be priced between $147,000 to $170,000. Neeley summarized the variations requested for the development. They are as follows: - reduction in common open space from 50% to 48.5% - reduction in ROW for local streets from 60 feet to 50 feet - no alleyways Commissioner Henrici questioned the evergreen spacing distance along I-290. Seebach noted there is no set spacing of evergreens as they are clustered and mixed with deciduous trees. Plan Commission h. ates February 16, 1994 pg 3 Commissioner Feichter questioned if there are other developments in the Village that have 50 foot right-of-ways. Boffice stated that the Talbots Mill , Fox Run, Pebble Run and Section 23 (Newberry Road off Gibson near Baltimore) subdivisions have similiar 50 foot right-of-ways. Boffice noted that the pavement width on 50 foot ROW's are the same as the 60 foot ROW's so there is no impact on traffic however there is less green space. Commissioner Feichter questioned Cech on staff' s preference for the water tower. Cech stated that staff has no preference in locating the water tower at the northwest or southeast site. Cech further noted that at either site the water tower would reach a heicht between 155 to 160 feet, have a diameter of 55 feet on top and hold .5 million gallons of water. Cech also mentioned that the Lexington development site was a preferred site for the tower, Commissioner Feichter expressed concern for those wetland areas near the buildings. Boffice stated that few areas of the development encroach upon the wetland and will be mitigated. Neeley added that the wetland will be enhanced and upgraded. In addition covenants will be in place to maintain the wetland and detention areas. Commissioner McAllister questioned the direction of drainage on the site. Gudmundson stated that stormwater will move in an eastward direction with a controlled movement through detention areas until it crosses under I-290 and eventually into Salt Creek. Cudmundson noted that at Rohlwing Road elevation levels are between 711 to 714 and at I-290 it is 696. Chairman Glass questioned if stormwater run off from the site will travel west across Rohlwing Road. Boffice stated that Rohlwing Road acts as a tributary dividing line for drainage. Therefore, stormwater from Lexington Homes will not cross over Rohlwing Road to the west. Gudnmundson noted that there are various detention ponds on site to control stormwater run off. If was further noted that the development is designed to handle 100 year floods . Commissioner McAllister questioned the density of the development. Neeley stated that the density is 7 units per gross acre. Boffice noted that the :zoning ordinance permits in an, A-2 district 15 units per acre or 20 units per acre with a Special Use Permit. Commissioner Paliganoff questioned why a traffic signal would not be required at one of the site driveways at Rohlwing. Lay stated that the projected traffic volumes do not warrant a traffic signal . Lay noted that this traffic study was performed before the Elgin-O'Hare Expressway opening, however, the impact of that occurrence is assumed to be negligible on the traffic: conditions for this site. Plan Commission nutes February 16, 1994 pg 4 Commissioner Paliganoff questioned the height of the berm. Neeley stated that the height has not been determined at this time. Commissioner Paliganoff questioned the schedule of construction for the development. Neeley stated that construction will begin in the southwest corner and work around the wetland. Total construction time will last 3 years. Chairman Glass called a 10 minute recess at 9:30 p.m. The meeting reconvened at 9:45 p.m. Chairman Glass opened the meeting to audience comments. Following audience comments Commissioner Meyers questioned if the Army Corps of Engineers has commented on the plan. Burne stated that Lexington has not approached the Army Corps as of yet. Burne noted that the Army Corps will not process the plan until it is approved by the municipality. Commissioner Meyers questioned the amount of guest parking and commented that he does not want to see the problems Talbots Mill has with guest parking. Chairman Glass restated this concern as a question of sufficient off-street parking for this development. Burton stated that the ROW does not infringe on guest parking. Commissioner Henrici questioned if the developer plans to meet the standards as stated in Section 5.34 and 5.36 in the Zoning Ordinance. Burton stated that all sections will be met to the satisfaction of the Village. Chairman Glass stated the need to discuss the following items in addition to guest parking provisions: - The sound barrier for I-290 - Size and distance of the detention ponds from the buildings - The landscape plan Neeley stated that revisions on the current plans are being made according to staff comments and will be submitted by the end of the week. The consensus of the Plan Commission was to meet on March 2, 1994 to further discuss the development. Chairman Glass closed the public hearing at 10:55 P.M. - Plan Commission N —utes February 16, 1994 pg 5 Adjournment: Commissioner Paliganoff moved and Commissioner Geinosky seconded the motion to adjourn. Chairman Glass adjourned the meeting at 10:55 p.m. Respectfully submitted /;? , c /17 'a-'6t e �SffN> Renee M. Farrell Administrative Assistant RMF/el 2-25-94 C: Chairman and Members of Plan Commission, Village President, Board of Trustees, Village Clerk, Village Manager, Assistant Village Maraeer, Administrative Assistant, Administrative Intern, Director of Engineering/Community Development, Director of Public Works Fire Chief, Ass't Fire Chief, Deputy Fire Chief(2) , Village Attorney Chairman & Members of ZBA