Loading...
HomeMy WebLinkAboutPLAN COMMISSION - 02/05/1997 - METROPOLITAN/PACE SUB ELK GROVE VILLAGE Plan Commission Minutes �� � Council Chambers B February 5, 1997 ///An„ 199J 8:00 P.M. Present: F. Geinosky, Chairman C. Prochno, Secretary P. Ayers C. Henrici J. Meyers D. Paliganoff D. Sokolowski Absent: R. Guzzardi K. Zizzo Staff: S. Niehaus, Administrative Assistant S. Trudan, Building Inspector Supervisor Petitioners: J. Kaufman, Katten, Muchin & Zavis (Metropolitan Life) R. Truppa, PACE L. Snorden, PACE J. Perlman, American Housing Partners B. Loftus, SpaceCo Engineering Co. V. Basich, Architect D. O' Hara, Kenig, Lindgren, O'Hara, Aboona, Inc. Item A: Metropolitan/PACE Subdivision Chairman Geinosky opened the meeting at 8:00 p.m. Jacob Kaufman, representing the property owner (Metropolitan Life) , explained that the proposed Metropolitan-PACE subdivision deals with a 2.5 acre parcel located in the southwest corner of the Northwest Point Office Park. Metropolitan Life is currently in the process of negotiating the sale of the property with PACE for use as a PACE park and ride facility. Kaufman stated that the subject property is currently referred to as Lot 8 of the Northwest Point Subdivision and contains a 10-story office building with an adjacent parking garage facility. Upon subdivision, the existing building will be located on Lot #1 and the PACE facility will be on Lot #2. The new subdivision will be called the Metropolitan - PACE Subdivision. Kaufman also submitted a letter from Metropolitan Life stating that they did not object to the proposed use and did not think that it would negatively impact the rest of the office park property. Kaufman reviewed the comments provided by the Director of Engineering and Community Development dated January 7, 1997 and explained that all concerns had been addressed to the satisfaction of staff with the exception of the consultation process with the Illinois Department of Conservation. Kaufman stated that their application had been submitted and was currently under review. Kaufman further explained that the two comments from the Fire Department had been withdrawn and that there were no objections from either the Public Works or Police Departments. Chairman Geinosky inquired as to why the Fire Department' s comments had been withdrawn. Niehaus stated that he had discussed the Fire Department comments with both the Fire Chief and the Director of Engineering and Community Development and determined that there were no concerns over crossover parking. In addition, Niehaus stated that the current PACE bus route provided for on-street loading and un-loading of passengers as proposed by their site plans. Rosemarie Truppa of PACE stated that they were very excited about the project and hopeful that it could be completed sometime in 1997 . Truppa stated that the park-n-ride facility would initially serve as a test market for the area. There will be 40 parking spaces which would allow individuals to leave their cars at Northwest Point and take a bus to other locations. If the facility were successful, expansion would be considered in the future. Lorraine Snorden of PACE explained that the buses servicing the facility would enter into Northwest Point from southbound Arlington Heights Road at the southern most entrance to the park because it had a traffic light. The buses will stop at the sheltered facility to load/unload passengers and circle the park until accessing northbound Arlington Heights Road on the north exit from the park. Snorden stated that the buses will service 270 riders in the area. Truppa closed the presentation by stating that PACE hopes to close on the property pending approval of the subdivision. The bid process will take place this spring with construction being completed this fall. Commissioner Meyers questioned as to whether the PACE buses will be required to park for an extended period of time. Snorden stated that no layovers would occur at this facility and that all layovers occur at their park-n-ride facility in Schaumburg. Commissioner Meyers questioned whether or not PACE had considered constructing a pick-up/drop-off lane which was removed from Northwest Point Boulevard. Truppa stated that PACE had considered such a driveway but chose not to due to possible easement complications and cost factors. Truppa stated that PACE may consider installing a driveway if they facility expands for more usage. Commissioner Sokolowski questioned as to the bus route and pick-up schedule. Snorden supplied the Plan Commissioners with the requested route information. Bus service will be supplied between the hours 6:00 a.m. and 6:00 p.m. Commissioner Ayers stated that he concurred with the concerns of Commissioner Meyers regarding a driveway for loading/,:n-loading of the passengers and encouraged PACE to consider it as a future option. Commissioner Sokolowski questioned as to where the majority of the ridership would come from. Snorden stated that the majority of riders were coming from the Rosemont CTA station to Northwest Point and that their market analysis provided substantial evidence of ridership for this purpose. Chairman Geinosky expressed a general concern for the safety of the bus riders and the maintenance of the site. Geinosky questioned if the facility would be lit and who would be responsible for maintenance (litter, snow, grass, etc. ) Truppa stated that the entire site would have photo-cell, timed lights to provide security. Truppa also explained that it is PACE' s standard practice to approach the host municipality for assistance in maintaining the property. Truppa stated that PACE will be approaching Elk Grove Village prior to operation of the facility. Commissioner Prochno questioned if riders would have to cross any lanes of traffic when being dropped-off in the reverse direction of the pick-up route. Snorden stated that the route currently works but that they will be working to keep all unloading/loading on the shelter side of the roadway for the new facility. Upon further discussion, Commissioner Meyers moved, and Commissioner Henrici seconded a motion to recommend approval of the Metropolitan PACE subdivision subject to the completion of the Illinois Department Of Conservation process. Upon voting (F. Geinosky, C. Prochno, P. Ayers, C. Henrici, J. Meyers, D. Paliganoff, D. Sokolowski, AYES R. Guzzardi, K Zizzo ABSENT) the motion was approved. Chairman Geinosky asked for a short break at 8:45 p.m. prior to addressing the next item on the agenda. Item B: American Housing Partners Annexation and Special Use Permit Chairman Geinosky reconvened the meeting at 8:55 p.m. and reviewed the concerns of the Plan Commission which were expressed at the January 15, 1997 Plan Commission public hearing. The concerns expressed included parking availability traffic flow, landscaping, and building materials. James Perlman of American Housing Partners (AHP) stated that he and his staff had worked diligently since the previous meeting to respond to the concerns of staff, the Plan Commission, and neighborhood residents. Perlman explained that the site plan was revised to show a capacity of 150 parking stalls, or 1.07 spaces per unit. In addition, the site plan was also revised to show the inclusion of 26 enclosed garage spaces on the east side of the building. Perlman stated that the driving aisle on the south side had been widened from 18 feet to 22 feet and that all drive aisles adjacent to parking stalls have been widened to 29 feet. A copy of the site plan is attached Perlman stated that he had met with the owners of the adjacent properties to discuss the proposed facility. Additional landscaping will be installed on the south side of the property at the request of El Bethel Church. A letter was also submitted by the contract purchaser of the vacant parcel to the north, stating that they had no objections to the proposed use and were amenable to its design. Perlman stated that he had done extensive research on the demand for senior housing in the Elk Grove area. According to the 1990 census approximately 16 percent of Elk Grove Village residents are senior citizens (5, 400) . Of those, the average profile is that of a 66-76 year old female who lives on a fixed income and spends between $300-500 per month on rent. Perlman also stated that the market for the Carriage Park Development would extend 5 to 10 miles outside of the Elk Grove area. Perlman further stated that both the Village Grove Apartments and the Northwest Housing Partnership project on Landmeier Road had over 100 people on their waiting list, thereby proving a need for more affordable senior housing in Elk Grove. Al Davis, landscape architect, reviewed the landscape plan with the Plan Commission.- Davis stated that the total greenspace on the site was approximately 52 percent as proposed. If the land banked parking were removed the site would still be 42 percent greenspace. Davis stated that the landscape plan met code requirements. Niehaus confirmed that staff had reviewed the submitted landscape plan and found it in compliance with Village code. Chairman Geinosky questioned as to the height and type of screening which would exist on the east side of the site. Davis stated that the far east side of the parcel would contain a 3 foot berm with evergreens (15' to 18' ) and shade trees 3 inches in diameter. This is being done to help screen the building from the residents to the east. Commissioner Prochno questioned where the additional screening for the E1 Bethel Christian Center would be located. Davis stated that some of it would be installed on the Senior Housing property, however, most of it would be installed on the church property. Don O'Hara, a traffic consultant from Kenig, Lindgren, O'Hara, Aboona, Inc, made a presentation to the Plan Commission on the sufficient parking requirements for independent senior housing facilities. O' Hara stated that he had studied 3 independent senior housing facilities in the northwest suburbs. All three locations were studied during the peak parking hours between 10:00 p.m. to 6:00 a.m. O' Hara stated that his survey indicates that .50 spaces per dwelling unit should satisfy the proposed senior housing facility. A copy of O'Hara' s report dated January 28, 1997 is attached. O' Hara stated that the proposed facility is planning to construct 98 spaces initially with the ability to add another 52 spaces if necessary. O' Hara stated that this practice of "land banked parking" is commonly used in other municipalities, including the Village of Schaumburg. Chairman Geinosky questioned as to how long it would take to add the additional spaces if they were determined to be necessary. O'Hara stated that all construction plans would be submitted with the original permit application. As such, it would only take approximately 2 months for American Housing Partners to hire a contractor and have the work completed. Chairman Geinosky questioned if adding the additional parking spaces at a later date would impact drainage on the site. O'Hara stated that drainage and detention on the site would be designed as if there were 150 parking stalls and could therefore handle excess water flow. Chairman Geinosky questioned O' Hara as to whether or not he felt that there was sufficient parking on the site. O' Hara stated that he felt that the .7 spaces per unit being proposed was more than satisfactory for the requested use. Commissioner Ayers stated that he feels that there is a definite need for senior housing in Elk Grove, however, the proposed facility does not meet that need in the proper manner. Ayers expressed several concerns with the proposed facility including the following: - Function of overall site plan; - Distance of parking spaces to front door of the facility; - Building faces north when it should face west; - Density of the site for adequate landscaping; - Building material mixture is poor; and - Not consistent with the efforts of Walmart and K-Mart Commissioner Ayers stated that he feet the proposed parking was sufficient but that it was not enough to overcome the other deficiencies of the site. Commissioner Paliganoff reiterated the concerns of Commissioner Ayers and added that he felt the height of the 4 story building was excessive. Commissioner Henrici reiterated the previous concerns expressed and stated that he felt the developer was simply trying to put too much into too little of a space by putting 1008 of the activity on 508 of the parcel. Chairman Geinosky opened the meeting up to comments from the audience. The following individuals were present and made comments to the audience: James Freedman, 773 Indiana Lane - Mr. Freedman expressed his concerns over the need for a traffic light for the facility. In addition, Mr. Freedman stated that the parking at Village Grove cannot be compared to the proposed facility due to its location. Village Grove residents do not need cars because they can walk to everything. Residents of Carriage park will need cars to get around. Mrs. Freedman - 773 Indiana Lane - Mrs. Freedman expressed her co—ern that the facility could turn into subsidized housing for any group in the future. Perlman stated that language could be placed in the Special Use Permit requiring the building to be used for Senior Housing. Grace & Larry Vitelli - 785 Indiana Lane - Mrs. Vitelli expressed a concern for safety of the seniors due to the fact that no sidewalk was provided on the east side of Meacham. Seniors would have to cross Meacham in the middle of the street as opposed to at an intersection if they wanted to go north. Richard Rogala - 759 Indiana Lane - Mr. Rogala stated his concern over the future value of his property if the Senior Housing facility were to be allowed. James Switchenberg - 804 Indiana Lane - Mr. Switchenberg expressed a concern over the proposed facility' s impact on northbound/southbound traffic and the Dakota Lane traffic. Anthony Nudo - 1613 Dakota Lane - Mr. Nudo expressed a concern over the increased traffic the facility would create on Dakota Lane where there already was a high content of children and traffic in the area. Joyce Sullivan - 1639 Dakota Lane - Mrs. Sullivan expressed a concern over the amount of landscaping on the site and question whether or not the facility could be properly maintained from an aesthetic. Jeff Sproat - 719 Bismark Court - Mr. Sproat expressed a concern as to whether the Elk Grove Fire Department could handle a fire in the building. Commissioner Henrici stated that the Elk Grove Fire Department could respond adequately. In addition Commissioner Henrici stated that the building would be completely sprinkled for fire safety. In addition, copies of letters from Pastor Mike Gates of El Bethel Christian Center and the Chamberlains, 716 Bismarck Court, were submitted. It was the consensus of the Plan Commission that both letters be attached and reflected as part of the minutes. Chairman Geinosky asked if the petitioner had any final comments. Perlman reiterated the fact that the proposed facility met all density requirements of Village code and that the proposed building was actually 9 feet shorter than the maximum allowable height in the proposed A-2 zoning district. Perlman also stated that he felt the building was a sound one by design standards due to its layout, location of elevators, and building materials. Chairman Geinosky called for a 5 minutes recess at 10:45 p.m. The meeting reconvened at 10:50 p.m. Upon further discussion, Commissioner Meyers moved, and Commissioner Prochno seconded a motion, to recommend that the Village Board approve American Housing Partner' s request for annexation, A-2 Zoning and special use permit for independent senior housing. Upon voting (J. Meyers, AYE, F. Geinosky, C. Prochno, C. Henrici, D. Paliganoff, D. Sokolowski, P. Ayers NAYS, R. Guzzardi, K. Zizzo, ABSENT) the motion did was defeated. Commissioner Henrici moved, and Commissioner Prochno seconded a motion, to recommend that the Village Board deny American Housing Partner' s request for annexation, A-2 Zoning, and special use permit for independent senior housing. Upon voting (F. Geinosky, C. Prochno, C. Henrici, D. Paliganoff, D. Sokolowski, P. Ayers AYES, J. Meyers, NAY, R. Guzzardi, K. Zizzo ABSENT) the motion carried. Prior to closing this portion of the meeting Chairman Geinosky summarized the reasons that the Plan Commission voted to recommend denial of American Housing Partner' s request and asked that they be included in the finding-of-fact. Those reasons are as follows: - The Plan Commission felt that the proposed senior housing facility would not be an appropriate use for the subject parcel. While the proposal met the density and height requirements of the Zoning Ordinance the project was only concentrated on one half of the lot; - Conditions for vehicular and pedestrian traffic were too dangerous for the proposed use. Existing traffic_ on Meacham Road and the lack of sidewalks would present difficult situations for seniors and other motorists in the area; - As proposed, the building would not be aesthetically pleasing in terms of materials and landscaping. In addition, its design and height would not be consistent with the surrounding residential neighborhood; and - The petitioners did not sufficiently demonstrate the presence of hardships to warrant the variations being sought. New Business Niehaus informed the Plan Commission that the Village Board was seeking to hold two special meetings of the Plan Commission on February 24, 1997 and March 5, 1997 to discuss Grove Mall redevelopment. The Plan Commission stated that they were available on both evenings. It was also the consensus of the Plan Commission that they discuss the Pratt-Nicholas Subdivision on February 29th rather than meeting on the regular scheduled night of February 19th. The meeting adjourned at 11:00 p.m. Respectfully submitted, Scott R. Niehaus Administrative Assistant SRN/el C: Chairman and Members of Plan Commission, President and 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 and Members ZBA � ��a � I ro n 3� a yy f7 CL w n<.' cc KENIG, LINDCREN, O'HARA, AROONA, INC. L' 9575 W_ Higgins Road • S"110400 • Rosemont. Illinois 00018 • (1;17) 5llt-99011 • I .ix (847) 51n-9'1n7 MEMORANDUM TO: James Perlman American Housing Partners FROM: Donald M. O'Hara Principal DATE: January 28, 1997 SUBJECT: Senior Housing Parking Demand As requested, a parking demand study was conducted for your proposed senior housing apartments in Elk Grove Village, Illinois. In order to estimate the actual parking space requirement parking demand surveys were conducted at three(3) similar type facilities as follows: 1. Village Grove Apartments-.(300 Units) - 298 units occupied 1130 Cheek-wood Court Elk Grove, IL Contact: Ms. Rose Krask (847) 593-4280 2. Goedke Apartments- (125 Units) - 125 units occupied 215 West Mmor Arlington Heights, IL Contact: Ms. Carol DuPault (847) 253-5450 3. Gurnee Meadows- (190 Units) - 190 units occupied 1400 Pauly Drive Gurnee, 1L Contact: Resident Manager (847) 263-0030 The three apartment facilities provide dwelling units to individuals that are either over 55 or 62 years of age and capable of caring for themselves. Two of the surveyed facilities are rental apartments for individuals over the age of 62(Village Grove Apartments and Goedke Apartments). The third rental apartment(Gurnee Meadows)was for individuals over the age of 55. The surveys were conducted to determine the peak parking demand for the three existing apartment complexes. The Village Grove Apartments is a low rise development with 298 occupied units. The Goedke Apartments are ti six stories high containing 125 apartment units for seniors and is 100 percent occupied with a waiting list. The development has 34 on-site parking spaces with additional parking provided along the south side of the Jewel Food Store lot approximately 300 feet east of the site. The parking occupancy surveys included those spaces. The third location surveyed was Gurnee Meadows which has 190 occupied units. KLOA, Inc. Transportation and Parking Plannini, ".0nsoltants To provide usable data, it is first necessary to understand the parking characteristics of the particular land-use. The proposed development is residential with age restrictions. The minimum age to reside at the subject site is planned to be 55 years. Normally, the peak time for resident parking occurs between the hours of 1:00 A.M. and 5:00 A.M. when most residents are usually in their home. A secondary peak usually occurs on the weekends between the hours of 2:00 P.M. and 6:00 P.M. when the combination of residents and visitors is highest. KLOA, Inc. conducted parking surveys on Thursday, January 23, 1997 at the three previously identified locations (Village Grove, Goedke, and Gurnee Meadows) and on Saturday, January 25, 1997 at Village Grove and Goedke. No surveys were conducted at the Gurnee facility due to the inclement weather. The results of the parking surveys are shown in Table I. As can be seen, the peak parking demand ratio at each facility occurred as follows: • Village Grove -- Friday- 131 vehicles (0.44 vehicles per occupied unit) at 4:00 A.M. - Saturday- 129 vehicles(0.43 vehicles per occupied unit) at 1:00 A.M. • Goedke Apartments -- Friday - 38 vehicles (0.30 vehicles per occupied unit) at 1:00 A.M., 4:00 A.M., 8:00 P.M. and 9:00 P.M. -- Saturday - 38 vehicles at 1:00 A.M. • Gurnee Meadows - Friday - 140 vehicles(0.73 vehicles per occupied unit) at 2:00 A.M. and 4:00 A.M. Based on the results of the parking surveys, the average parking space ratio for the three sites was 0.50 space per occupied unit. This is based on the peak parking demand observed at each location translating into 309 parked vehicles and 526 occupied units. 2 Table 1 PARKING SURVEY RESULTS Village Grove Gocdke Gurnee Meadows Parked Parking Parked Parking Parking Parking Time Vehicles Ratio Vehicles Ratio Vehicles Ratio Weekday 1:00 A.M. -- -- 38 0.30 -- -- 2:00 A.M. 130 0.44 -- -- 140 0.73 4:00 A.M. 131 0.44 38 0.30 140 0.73 8:00 A.M. 120 0.40 32 0.26 110 0.58 11:00 A.M. 109 0.37 23 0.18 96 0.51 12:00 Noon 72 024 19 0.15 -- -- 1:00 P.M. 74 0.25 19 0.15 -- 2:00 P.M. 86 0.29 21 0.17 -- 6:00 P.M. 116 0.39 31 0.25 109 0.57 7:00 P.M. 101 0.34 36 0.29 -- -- 8:00 P.M. 97 0.33 38 0.30 124 0.65 9:00 P.M. 122 0.41 38 0.30 -- -- 10:00 P.M. -- -- -- -- 130 0.68 Saturday 1:00 A.M. 129 0.43 38 0.30 -- -- 2:00 P.M. 114 0.38 35 0.28 -- - 3:00 P.M. 110 0.37 34 0.27 -- - 4:00 P.M. 121 0.41 35 0.28 -- -- 5:00 P.M. 118 0.40 35 0.28 -- _- 6:00 P.M. 117 0.39 37 0.30 -- -- 3 It is therefore concluded based on the survey data that one space for every two units or a ratio of 0.5 spaces per occupied unit would accommodate the average peak parking demand for an age restricted apartment building. The proposed development is planning to provide 140 dwelling units and 1 SO parking spaces for a total parking ratio of 1.07 spaces per unit. However, the desire is to provide initially 98 parking spaces for the 140 units for a parking ratio of 0.7 spaces per occupied unit. The remaining 52 spaces would be land banked as landscaped area until such time if the need arises for additional parking spaces. DMO\ps cAper10128.dmo 4 FROM : Elbethel Christian C cer PHONE NO. : 706 980 89'. Feb. 05 1997 01:40PM P2 02/05/97 WED 10: 10 FAX 315 905 499' 0NG-RFCIS_1RAK 2002 To: The Fik Grove Village Planning Commission From: Pastor Mike Gates and General Board Elbethel Christian Center 777 Meacham Road Elk Grove Village, IL 60007 Greetings to you all from the pastoral staff and General Board of our church. Please consider these thoughts concerning independent senior housing proposed to be built right next to us. While we do not take a position totally opposing the retirement village going in at this location, we lean toward opposition due to the following concerns: The positioning of such a large facility completely hides us from our present northerly exposure. Everyone living to the north of us in Elk Grove can look our direction and see a church there. We would be obliterated from that view with a building of this size built right on top of us. We are concerned about a teiaining wall between us. We have a large number of children associated with our church(over 150). This will present a hazard that will draw every child that sees it as a new climbing or balancing challenge. We are very con cemed about the appearance of the building . With the physical makeup of the building it seems that it will require regular physical maintenance to continue to have the desired appearance. We are not sure there is a way we could be confident this would take place over a long period of time. It would be different if the building were one or two stories and completely brick. We already experience a great hazard since we do not presently have a left tum lane for our church entrance. We have a growing.church involving many families and we host a number of community related services including regular Lamaze classes, support groups, sports practices for local park disirici ieams,and we are a polling location. This facility will increase traffic and we would at least need to share a drive with a left tum lane provided. Since this building uses all.ihe.space of the lots provided, we have concerns that there will truly not be the green space between us or surrounding the facility. If you and the village board recommend this building to go in,we have some concerns and preferences we would like to discuss further including the promise made by Mr. Pearlman to us that he would provide extra landscaping and perhaps preferences for any seniors from our church desiring to.live in the facllity. FROM Elbethel Christian iter PHONE N0. '. 706 960 6c Feb. 05 1997 01:41PM P3 One of our major concerns simply echoes an issue already raised by the local residents in the public hearing. We just do not want a building of this size and height going in at his location. While housing for seniors is a noble cause that we would certainly support and provide ministry for, eve do not feel that squeezing this facility into this place seems appropriate. Please consider our concerns. Respectfully submitted, Pastor Mike Gates and General Board of Elbethel Christian Center •8=%3-1990 0:0©PR1 FROR1 P- 1 February 5, 1997 Fax to. Mcmbcss of the Elk Grove Planning Board: Regarding: Proposed 4 story, 140 unit building on Meacham Although vvc will not be able to attend the February 5th board meeting,we would like our thoughts represented. We recently became aware of a proposed four-awy retirement home on Meacham,just north of the Walmart. As this proposed new building would be built about 200 yards from our home,we felt we should provide you with our thoughts. While we are not well-informed about the proposals for the land along Meacham north of Walmart,we were hoping that the land could be used for new home construction,preferably larger homes similar to those found in the Park SG Clair subdivision in Schaumburg. We are already in our second home in Elk Grove Village(having spent 3 years at S2U Elk Grove Boulevard)and feel that with our growing family we will probably outgrow our home in a 2-3 more years. With both of us working out home and two children, we will soon require a larger house. The problem is that there seems to be little availability of the type of housing we desire in Elk Grove (homes in the range of$300,000 to$375,000. We were hoping that Elk Grave would take a break from multi-unit buildings and townhomes to allow for some new single family home construction. With multi-unit buildings would come more traffic than Bicsterfeld,Meacham and Nerge ran handle(already too much!). With the planned 4-story building on Meacham it looks like the village does not to want retain young, growing two-income families like ourselves and we will probably end up leaving this city we have grown to like so much. Since it appears the village will go with the proposed building,we would like to see some major concessions from the developer before we would support the building. We would like the developer to work with our neighborhood representatives to limit the impact a building like this will have on our lives and property values. Landscaping, building design,traffic,etc, are all concerns of ours. We ask you to please represent our neighborhood as if your family was living where we are...near the intersection of Dakota and Meacham Thanks, 91LJ/ William IL Chamberlin lJennifer Chamberlin 7 1 G Bisrnark Court Elk Grove Village,IL/60007 V1C£OQ, �{,� uta I_