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HomeMy WebLinkAboutPLAN COMMISSION - 04/16/1997 - AMERICAN HOUSING PARTNERS V� ELK GROVE VILLAGE Plan Commission Minutes April 16, 1997 Council Chambers 8:00 p.m. Present: F. Geinosky, Chairman C. Prochno, Secretary P. Ayers R. Guzzardi C. Henrici D. Sokolowski K. Zizzo Absent: D. Paliganoff Staff: S.Niehaus,Assistant to the Village Manager P. Vadopalas, Administrative Intern M. Pye, Assistant Director of Engineering S. Trudan, Assistant Director of Community Development Petitioners: J. Perlman,American Housing Partners B. Loftus, Space Co Engineering Co. D. O'Hara- Kenig, Lindgren, O'Hara, Aboona, Inc. A. Davis, Davis&Associates, Ltd. Item A: American Housing Partners- Annexation, Rezoning, and Special Use Permit Chairman Geinosky opened the public hearing at 8:25 p.m. Chairman Geinosky stated that American Housing Partners(AHP)was seeking to construct and operate an independent senior housing facility on a 4.81 acre parcel north of the El Bethel Christian Center at 751 Meacham Road. Chairman Geinosky stated that the Plan Commission recommended that the Village Board not approve a previous proposal that the petitioners presented to the Plan Commission on 1/15/97 and 2/5/97. Secretary Prochno swore in the petitioners. J. Perlman stated that since the previous proposal was denied, AHP had met with neighboring property owners and senior residents to discuss their concerns about the senior housing proposal. Two workshops held at El Bethel Christian Church on 3/11/97 and 4/14/97 were used to determine and address residents' concerns. Perlman stated that the revised plan increased the setback on Meacham Road by 173 feet to 250 feet. In addition, relocating the structure further east on the property lowered the height of the building due to the downward sloping topography of the site. It also allows for three stories on the western half of the building and four stories on the eastern half without an increase in overall building height. Perlman stated that building materials had been enhanced to include salmon-colored brick facing material, cut limestone on the first floor of the building, and green ornamental material along the roofline. Perlman stated that the facility will contain 97 one-bedroom apartments and 43 two- bedroom apartments. The apartments would range from 600 to 900 square feet in space. Perlman stated that the design of the structure had been altered to include two reversed "Us connected by a common core area. Perlman stated that this design revision provides for two common outside areas, improved disbursement of landscaping, and better balanced greenspace and parking. Berms along the western and eastern property boundaries were also included to improve screening from neighboring properties. Perlman stated that the increased setback would improve the exposure of El Bethel Christian Center for southbound Meacham Road traffic. Perlman stated that AHP had also met with EI Bethel representatives and acquired permission to utilize EI Bethel's parking spaces if necessary by means of a cross easement agreement. Perlman stated that 117 parking spaces are planned for the facility(.84/unit), and that land would be reserved for the construction of up to 29 parking spaces on the west side of the property if needed. "Landbanking"the 29 spaces allows fewer parking spaces to be installed initially, while reserving land for easy conversion to parking spaces if needed in the future. A total of 26 enclosed garage spaces would also be available, of which 2 would be handicapped parking spaces. A total of 7 handicapped spaces are proposed for the facility. Perlman further stated that the access road to Meacham would be 24 feet in width by the parking areas and 22 feet in width elsewhere. Perlman stated that the facility's ground coverage equals 20%of the property, and that the floor-area-ratio, setback, and sideyard measures each exceed Village requirements. Perlman stated that a waiting list would be administered through the senior center and community institutions and that Elk Grove residents would be given preference over residents from other communities. To qualify for residence, individual annual incomes must not exceed $23,500 for single occupancy units or$27,000 for double occupancy. Perlman stated that marketing efforts will be primarily directed to Elk Grove Village, and that the facility would most likely be fully leased before construction is completed. In response to traffic concerns, Perlman stated that seniors would not walk to Super-Kmart to shop due to the distance from the facility and the need to cross Meacham Road. Seniors would likely shop at Walmart during off-peak travel periods. Perlman stated that AHP is discussing an agreement with Walmart regarding a cross access easement to utilize Walmart's traffic light on Meacham Road. A. Davis discussed the landscaping revisions that had been made since the previous submittal. Davis stated that the revised configuration for the building provides more green areas within the complex and that relocating the building to the east provides increased green space between the building and Meacham Road. Davis stated that the building will include a rooftop garden with a covered passageway. Two sitting areas were also created; one facing south and the other facing west. Davis stated that the detention area would be expanded and that a landscaping buffer would screen the development from residents to the east of the property. Davis stated that the landscaping provided exceeded Village requirements as follows: Proposed Required Shade trees 97 32 Ornamental trees 27 0 Shrubs 400 62 Chairman Geinosky opened the meeting up to questions from the Plan Commission, Commissioner Sokolowski questioned whether the shrubbery and trees should be eliminated from the berm which would contain the landbanked parking spaces. Perlman stated that the landscaping on the landbanked area would be minimized to ease its conversion to parking use in the future. Commissioner Ayers asked for clarification of the intended building materials for the project. Perlman stated that the building would include steel frame, chipboard exterior, and masonry veneer brick. The exterior will be 100%masonry consisting of salmon-colored brick and cut limestone. Commissioner Ayers questioned the criteria that would be used to trigger the construction of the landbanked parking spaces. Perlman stated that AHP would install the spaces at the request of the Department of Engineering& Community Development if necessary. Commissioner Ayers questioned whether the future development of the property to the north of the proposed facility would impose any problems with sharing traffic on AHP's access road. Perlman stated that no problem was anticipated and that they would commit to a shared access in the annexation agreement as recommend by staff. Commissioner Zizzo questioned whether the slope of the land would cause any problems for fire rescue efforts as indicated in the Fire Department's review of the site plan. Niehaus stated that representatives from AHP,the Department of Engineering& Community Development, and the Fire Department met to discuss this issue. Niehaus indicated that the Fire Department expressed satisfaction with the building's sprinkler system and that concerns regarding the slope of the property were adequately addressed by the petitioner. Commissioner Meyers indicated that several of the drawings conflicted with each other and requested that the conflict be resolved. Niehaus stated that staff would review all submittals for accuracy prior to issuing any permits if the project is approved. Commissioner Henrici questioned the number of parking spaces that are to be landbanked. Perlman stated that 29 spaces would be landbanked for future use. Commissioner Henrici questioned whether an independent senior housing ordinance had been drafted to supplement the existing special use provision for congregated senior housing. Trudan stated that such an ordinance had been drafted and adopted for use at the NWHP project on Landmeier Road. Trudan also stated that congregated senior housing permits require a minimum lot size of 5 acres while independent senior housing permits require a minimum lot size of 2.5 acres. Commissioner Henrici questioned why AHP could not meet the three story maximum requirement. Loftus stated that the topography of the property falls steeply to the east, providing for a fourth story on the east side of the building without exceeding the maximum height requirements. Commissioner Henrici questioned why the building could not be stepped down to comply with the three story maximum requirement. Loftus explained that across the length of the building there is a 20 foot total drop in the elevation of the land, and that stepping the foundation would require that a significant portion of the foundation be exposed. Loftus also noted that the current design eliminated the need for retaining walls which was a previous concern of the Plan Commission. Commissioner Prochno questioned where the loading docks for the facility would be located. Perlman stated that the location of the loading docks would be on the north side of the building. Commissioner Prochno questioned AHP's direction in constructing an access road to Biesterfield. Perlman indicated that AHP had no intention of constructing an access road to Biesterfield. Perlman stated that his understanding of staff comments referred to the entrance along Meacham Road and the possibility of sharing the access road with future development to the north of the property. Commissioner Sokolowski questioned whether AHP acquired a cross access easement agreement with El Bethel Christian Center. Perlman stated that discussions with El Bethel produced an oral agreement but no written agreement had been produced. Perlman indicated that a formal written request would be obtained prior to construction. Commissioner Guzzardi questioned where the dumpsters would be located. Perlman stated that the dumpsters would be located inside the building. Chairman Geinosky opened the meeting to the audience. The following individuals were present and made statements to the Plan Commission regarding the proposal: Emily Oskin. 724 Delphi a-Ms. Oskin requested information regarding the square footage and monthly cost of the units, and whether laundry facilities, medication delivery, and security would be provided to residents. Perlman explained that the units would range from 600 square feet for one bedroom units to 900 square feet for two bedroom units. Perlman stated that rent would range from $450 to $650 per month, including hot water. Laundry rooms will be located in each wing of every floor of the building. Grocery and pharmacy delivery services will be provided to the residents. Perlman further explained that a community room would be located on the first floor, and that daily activities would be planned for residents. Around-the-clock security will be provided, and emergency pull cords connected to staff quarters would be located in each bathroom and master bedroom. Perlman stated that each room will be air conditioned and that three elevators would serve the facility. John Dellaria. 898 Wellington - Mr. Dellaria questioned who would provide lawn and snow maintenance. Perlman indicated that outdoor maintenance services would be provided by AHP. In response to random questions from the audience,Perlman stated that pets would be allowed, garbage chutes would be located on each level, and that grab bars would provided for each shower and toilet. James Freedman 773 Indiana Lane- Mr. Freedman read aloud a letter stating his objections to the proposed development(attached). Specific concerns raised by Mr. Freedman were the location of the access road, additional traffic generated by the development, and the lack of lighting on the east side of Meacham Road. Freedman also requested that the Plan Commission delay action on the petition until the future of the property to the north is determined. Chairman Geinosky explained that a decision about the proposed facility should not be delayed to determine the use of the Schreiner property. Chairman Geinosky stated the developer of the Schreiner property would be responsible for ensuring compatibility of use between the two properties. John Glass, 1750 Roosa Lane-Mr. Glass stated that the Plan Commission should consider potential uses for the Schreiner property in reviewing AHP's proposal. Mr. Glass stated that ingress and egress on Meacham Road could be provided by a dedicated roadway built along the northern boundary of the property, and open up to the property to the north. Glass also stated that the road should be built to Village standards to be publicly maintained and regulated in the future. Ellen Jurich. 700 Bordeaux Drive-Mrs. Jurich stated her concern that neighboring properties might be devalued by the presence of independent senior housing. Mrs. Jurich questioned whether air conditioning and heat would be self-regulating, and how rent increases would be administered. Perlman stated that air conditioning and heat would be self-regulating, and that rent increases would be minimal because the rents are publicly regulated and linked to the average income in Cook County. Mr. Szostak. 1064 West Glenn Trail -Mr. Szostak stated that he resides to the east of the property and questioned the proximity of the development to his property. Perlman stated that the rear of the building will terminate approximately 50 feet west of the rear wall of Walmart. Mr. Szostak questioned whether the facility could be converted to uses other than independent senior housing in the future. Perlman stated that the special use permit is specified for senior housing, and that in the future, any other use would require review and approval by the Village. Commissioner Henrici questioned whether a provision specifying the senior housing use would be included in the annexation agreement. Perlman stated that he had no objection to such a provision. Commissioner Ayers questioned whether a cross easement agreement was sufficient for the proposed access road. Niehaus stated that a shared access agreement for the access road on Meacham would be needed. Pye stated that the width of the proposed roadway could be enlarged from 22 feet to 40 feet to accommodate any future development. Upon further discussion, Commissioner Ayers moved, and Commissioner Meyers seconded a motion,to recommend that the Village Board rezone the property from Cook County R-5 Residential to A-2 Multi-family with a special use permit for independent senior housing with a reduction in required parking spaces to allow for 117 spaces, subject to the following: • provision of a cross easement agreement with El Bethel Christian Center for vehicle and pedestrian traffic traveling between the two properties; • commitment to provide for a shared access to their ingress/egress off of Meacham Road if necessary at such time the Schreiner property is developed; • that the proposed facility be maintained as a senior housing complex; • provision of language and criteria outlining the construction of landbanked parking spaces; and • final review and approval of all site, engineering, and landscaping plans by Village staff. Upon voting, (F. Geinosky, C. Prochno, C. Henrici, P. Ayers, R. Guzzardi, J. Meyers, K. Zizzo, D. Sokolowski AYES, D. Paliganoff ABSENT) the motion carried. Chairman Geinosky closed the public hearing at 9:55 p.m. Respectfully submitted, Peter Va�as Administrative Intern C: Chairman and Members of Plan Commission, President and Board of Trustees,Village Clerk, Village Manager, Assistant Village Manager, Assistant to the Village Manager,Administrative Intern, Director of Engineering/Community Development, Director Public Works,Fire Chief, Deputy Fire Chief(2), Assistant Fire Chief, Village Attorney, Chairman and Members of ZBA