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HomeMy WebLinkAboutPLAN COMMISSION - 02/17/1999 - CAMBRIDGE HOMES ELK GROVE VILLAGE Plan Commission Minutes February 17, 1999 CPresent: J. Glass, Chairman F. Geinosky, Secretary P. Ayers C. Henrici D. Sokolowski T. Thompson K. Zizzo Absent: J. Meyers D. Paliganoff Staff: P. Vadopalas, Assistant to the Village Manager M. Pye, Assistant Director of Engineering S. Trudan,Assistant Director of Community Development Petitioners: T. Koenig, Director of Planning&Zoning, Cambridge Homes E. Sandstedt, Engineering Manager, Cambridge Homes J. Scapin, P.E., VP of Land Development, Cambridge Homes D. Smith, Director of Marketing, Cambridge Homes J.Nelson,JEN Land Design J. Koehler, Cowhey, Gudmundson, Leder, Ltd., Consulting Engineers M. Gershon, Rudnick&Wolfe C G.Nadel, Rudnick&Wolfe L. Alboona, KLOA Inc.,Tiansportation and Parking Planning Consultants Chairman Glass called the meeting to order at 8:13 p.m. Item: Cambridge Homes Annexation, Rezoning, and Special Use—Public Hearing Chairman Glass read the petition into the record. Chairman Glass explained that the Plan Commission would be considering the petition for annexation from Thomas Dixon and the Chicago Trust Company(Trustee) for 3.056 acres to be rezoned from O/T Office/Transitional to B-2 General Business District and 8.88 acres to be rezoned from O/T Office/Transitional to R-3 Single-Family Residence District near the southeast intersection of Meacham Road and Biesterfield Road for the construction of 63 detached single-family homes and adjacent commercial uses along Meacham Road. In addition,the petitioner is seeking the following variations from the Municipal Code: (1) to increase the maximum permitted floor-area-ratio for dwelling units from 0.40 to 0.45; and(2) to increase the maximum allowable encroachment of building projection into required yards for dwelling units from 12 inches to 24 inches. Chairman Glass read the petition for annexation from Thomas Schreiner and First American Bank(Trustee) for 1.43 acres to be rezoned from O/T Office/Transitional to B-3 Automotive Oriented Business District and 13.9 acres to be rezoned from O/T Office Transitional to R-3 Single Family Residence District at the same location and same variance requests. Commissioner Thompson noted that he is an employee of First American Bank, but is not employed in the loan or trust divisions of the bank, and so feels that no conflicts exist in his hearing this petition. Chairman Glass explained the Plan Commission procedure to the members of the audience. Secretary Geinosky swore in the petitioners as a group. M. Gershon explained the petition and the variances requested by Cambridge Homes. Gershon stated that the petition should be considered as two separate plats of subdivision, one for the commercial frontage on (` Meacham Road, and one for the residential development immediately east of the commercial frontage. \ Gershon stated that Cambridge Homes has planned for a buffer between the commercial and residential properties. He noted that in addition to the requested special uses and variances read from the petition by Chairman Glass, Cambridge Homes is seeking municipal code variations for driveway width increase from 20 feet to 30 feet at the sidewalk for homes with three-car garages, and a variance to allow the construction of a retaining wall in part of a utility easement. Gershon noted that all public notice requirements were met by Cambridge Homes and introduced Tom Koenig. Koenig highlighted the background of the Cambridge Homes company. Cambridge Homes has been in business for 31 years and was recently bought out by DR Horton, making them part of the third largest homebuilding company in the nation. Koenig indicated that Cambridge Homes has developments under construction in 17 surrounding communities and is a solid, reputable company. Koenig stated that Cambridge homes originally planned for a townhouse and carriage development for this site two years ago but could not make it work economically, and after additional review found that the site's location could be best marketed for large, custom single-family homes. Cambridge Homes renegotiated their contract with the landowners and are ready to proceed with approval from the Village. Koenig stated that Cambridge Homes mailed invitations to sixty residents in the area to a meeting at the Park District Pavilion on February 3, 1999, and that twenty individuals attended. Koenig stated that homebuyers would be provided with letters of understanding for the lots which abut the commercial frontage, the wetland, and the two lots that will include entryway monument signage near the roadway access from Biesterfield Road. CJ. Nelson introduced himself as the land planner for this project and described the regional and local characteristics of the subject properties. Nelson stated that the intersection of Biesterfield and Meacham Roads has a primarily commercial characteristic. The townhouse community to the north of Biesterfield provides a transition from commercial to the single-family residential homes to the east of the site. Nelson explained that the main dilemma facing this site is its high profile in relation to the intersection. He indicated the need to "seal off'the proposed homes from the traffic on Meacham and Biesterfield Roads. Nelson stated that providing access from Meacham Road would create significant cut through traffic so that option will not be considered for this development. The presence of West Glenn Trail to the east of the property provides a potential access preferable to that of Meacham Road. West Glenn Trail would allow the Cambridge Homes development to integrate with the residential community to the east. Nelson highlighted the on-site influences to the design of this development. He mentioned an existing hedgerow,wetland with standing water in the northeast section of the property, and ridgelines that are highest at the southwest corner and northwest comer. From these highpoints the property slopes gently to the wetland to the northeast. Nelson explained that the proposed landscape plan maximizes the housing units on the higher ground to the west to drain toward the wetland. Nelson indicated that roadway access to the commercial uses on Meacham Road would be separate from the residential uses, allowing the residential community to relate strictly to the residential to the east. In addition, the West Glenn Trail access will allow residents to utilize the signalized intersection at Biesterfield Road and West Glenn Trail. Nelson addressed the negative impact potential of the commercial uses. To minimize the impact,no roadway access will be provided between the residential and commercial uses. In addition, the lots facing the commercial property are planned with greater depth to further separate them. Nelson stated that the natural slope of the property to the east helps to screen the residential properties since the one-story commercial uses will be on higher ground. Within the commercial boundary a four-foot berm is planned with a six-foot board- on-board fence. Nelson claimed that the natural slope provides an additional four to seven foot rise over and above the ten-foot screening described. Nelson stated that the residential side of the berm and fence would be landscaped with shrubbery. Nelson described three landscaping considerations for the Biesterfield Road exposure. The lots abutting Biesterfield will be 125 feet deep with a 40-foot setback from the roadway. Entryway monument signs will be placed at the roadway entry point to define the development. Board-on-board screening will be provided with shrubbery on the sidewalk side. Nelson explained that the planting selections would be chosen for seasonal interest. Nelson stated that the minimum lot size would be 71 feet wide. He stated that the lot width could be 60 to 70 feet at culdesacs for larger homes. Nelson stated that bulk and yard requirements would be met except for a few exceptions for homes built with dens or other additions that would exceed the floor-to-air ratio (FAR) required of the Village. Nelson stated that the 35% lot coverage requirement would be met in all cases,but the large size of the proposed homes may exceed the FAR in a few cases. Nelson stated that a total of 63 lots are planned for R-3 zoning, and that a special use of 50 foot road rights-of- way is being requested to maximize lot size. In addition, he noted that a variation for building projections from 12"to 24"is being requested because certain architectural features such as fireplace elements and bay windows may require more than 12"of projection. D. Smith testified to the quality of Cambridge Homes products and stated that past customers have a 92% approval rating. He offered the Momingside community at Plum Grove and Higgins Roads in Schaumburg as an example of their past work. C Smith stated that the proposed homes would range in size from a 2,200 square foot ranch home to 3,400 square feet. He stated that the largest home in their selection could reach 3,800 square feet, and displayed renderings . of their various elevations. He stated thdt varying rooflines,building materials, and garage alignments would provide variety of appearance. Smith explained that three elevation options would be available in eighteen color combinations. Smith described Cambridge Homes' homebuyer market as older, upper-income buyers who prefer main floor living. The price range of their homes would average over$300,000 and could be over$400,000 with certain options. He further indicated that variety in appearance would be provided by window bay and fireplace features and varying building materials which include brick, stone, siding, and shingle over dormer synthetic stucco(dryvit). L. Alboona testified to a traffic analysis conducted for Cambridge Homes at the proposed site. He stated that traffic access would be provided at Biesterfield Road with one inbound and two outbound lanes with stop sign control. He indicated that the traffic analysis recommended a left tum lane on Biesterfield Road for westbound traffic entering the development, and that the two-lane to one-lane taper on Biesterfield be moved east of the entrance point to the development. Alboona stated that the proposed access to West Glenn Trail would provide signalized access to Biesterfield Road. Alboona stated that direct access to Meacham Road would be detrimental because it would support commercial traffic and"cut-through"traffic from drivers trying to avoid the traffic light at the intersection of Meacham and Biesterfield Roads. Alboona reported that traffic counts taken at the Biesterfield/Meacham and Biesterfield./West Glenn Trail intersections at peak hours indicated an estimated 1% and 1.5% increase in traffic at the respective intersections as a result of the proposed development. Nelson testified to the existence of drainage problems at the southeast section of the property and that storm water drains are proposed to address the problems. Nelson stated that the technical issues will be handled with Village staff. Commissioner Ayers questioned whether Cambridge Homes would consider an option to restrict certain lots from certain models and so avoid the blanket variation request by restricting the need for variations to specific lots. Koenig stated that Cambridge Homes wants the ability to offer each style of home on each lot. He stated that homebuyers in the market for the proposed homes desire the ability to customize and adapt the construction to meet individual needs. Commissioner Ayers questioned how many models have the potential to need encroachment variations. Gershon stated that three of five possible designs have the potential for encroachment variation needs. Secretary Geinosky questioned whether any impact analysis was done for this project and asked if the proposed development was the best use of the site. Koenig stated that no formal impact analysis was conducted. Koenig stated that from the perspective of tax revenues, the Village would enjoy greater benefits from commercial or dense multi-family development. He stated that the Cambridge Homes development would fulfill a community need for upscale housing and offer a community-building benefit. Secretary Geinosky noted that the traffic impact analysis only addressed the residential development, and that the commercial uses would add traffic above that counted in the analysis. Secretary Geinosky questioned why the five-acre unincorporated lot to the south of the subject property was not included in the development plans. Koenig stated that Cambridge Homes approached the owner of the property with an offer to buy,but could not come to agreement on the price. Secretary Geinosky questioned if Cambridge Homes has any intention to install a buffer between their development and the vacant lot to the south. Koenig stated that they have no intention to screen that exposure since it is two residential uses abutting each other. C Secretary Geinosky explained the acceptable uses for B-2 and B-3 zoning, and mentioned gas stations as allowable in B-3 zones and Burger King as an example of an allowable use in B-2 zones. He added that the southernmost commercial property,proposed for B-2 zoning, could not include auto service uses. Chairman Glass stated that the existing annexation agreement for the Schreiner commercial property expressly prohibits mobile home or trailer sales and rental,and equipment sales,rental,and services. Secretary Geinosky asked the petitioner to address the Engineering Department's comments and discuss any disagreements. Gershon stated that the only disagreement between staff and the petitioner relates to the berm between the commercial and residential uses. Staff recommends a six-foot berm, but Cambridge Homes feels that a four-foot berm would be sufficient to screen the homes, since the property slopes downward to the east, effectively raising the berm four to seven feet. Koenig stated that no discussions have yet taken place to settle this difference. Secretary Geinosky directed the petitioner to resolve the berm issue with staff before the Village Board considers the petition. Secretary Geinosky asked the petitioner to address the Public Works Department's comments regarding the requested special use to decrease in roadway width from 60 feet to 50 feet. Koenig stated that the special use is requested to maximize lot size and that the roadway construction will otherwise meet or exceed all other construction requirements. Commissioner Henrici asked if the petitioner would provide a depiction of the berm elevation so the Plan Commission can determine how well it will screen the commercial uses from view. Koenig stated that an elevation would be provided at the next hearing. Commissioner Henrici referenced a letter in which Cambridge Homes responded to staff review comments which stated that the future commercial occupants would be responsible for installing a buffer between the commercial and residential uses, and questioned if it contradicted the petitioners' testimony. Koenig stated that Cambridge Homes had changed its position since that written response. Nelson indicated that the petitioners agree with most of staff s comments with the exception of staff s recommendation to install a six-foot berm between the proposed commercial and residential uses. Nelson C repeated Cambridge Homes' desire to install a four-foot berm, and stated that the natural slope downward to the east provides sufficient additional screening. Nelson stated that Cambridge Homes has contacted the owner of the home on Lot 5094 who will be impacted by the construction of roadway access to West Glenn Trail and stated that a positive resolution is in process. Chairman Glass closed the hearing at 9:23 p.m. for a recess. Chairman Glass called the hearing back to order at 9:40 p.m. and opened the hearing to questions from the Commission members. Secretary Gemosky stated that the petitioners made no mention of the uses for the commercial properties and questioned whether any plans or proposals are in place for commercial uses. Koenig stated that no specific uses for the commercial properties are planned at this time. Koenig stated that Cambridge Homes is negotiating with others but are not currently under contract with any specific business. Koenig further stated that future occupants would be required to go through site plan review with the Plan Commission, that the buffer would be provided by Cambridge Homes, and that residents would be provided with Letters of Awareness to report the future commercial use of the properties on the Meacham frontage. Nelson stated that commercial use is appropriate given the surrounding uses,but that no specific users are in place. Secretary Gemosky questioned whether it is normal business practice to wam new homebuyers of potential uses of neighboring properties. Koenig stated that it is normal business practice and that Cambridge Homes will comply with staffs recommendation to provide Letters of Awareness to potential homeowners of the lots abutting the commercial uses. Chairman Glass noted that Letters of Awareness are not always effective, and mentioned that homeowners neighboring Route 53 signed similar letters prior to occupancy and still had C complaints about the location. Koenig stated that the installation of the buffer"up front"would help address the issue,and noted that in similar situation's in other developments, the commercial users would be responsible for screening the properties. fi Secretary Gemosky stated that a buffer would be needed at the west end of the residential development regardless, since the traffic noise from Meacham Road would need to be addressed. Koenig stated that Outlots A and B are under contract with Cambridge Homes which makes the buffer installation feasible. Cambridge Homes at this time has no agreement in place with Tom Schreiner, the owner of the northern most property zoned for commercial use. Koenig indicated the need for cooperation with Schreiner so that a buffer could be installed for the entire length of the commercial properties at one time. Chairman Glass stated that without such an agreement, the B-3 zoned properties will require a 75-foot setback from the residential lots. Secretary Gemosky requested clarification of the land dedication or cash donation that will be made to the Village. Koenig stated that Cambridge Homes intends to provide cash in lieu of land in a total amount approximating $499,000. Secretary Gemosky asked staff if the requested allowable building encroachment variation from 12"to 24" has any precedent in the village. Trudan stated that it is common for homeowners to request such a variation for fireplace construction. Koenig added that a majority of the proposed homes will not exceed the FAR or building encroachment requirements, but Cambridge Homes is making a blanket request due to their desire to offer all available options to home buyers. Secretary Gemosky asked Koenig to define floor-to-area ratio(FAR) for the audience. Koenig stated that FAR defines the square feet one can build on a given lot, including the first and second floors, and explained the equation. Koenig noted that FAR differs from lot coverage requirements which only include ground level construction. Commissioner Henrici questioned if the petitioner would "leave out"a lot in the southern edge of the development to allow roadway access for future development in the unincorporated lot south of the subject property. Koenig indicated that the property to the south is being marketed as a commercial development and CCambridge Homes does not want to allow commercial traffic to have access to the residential development. Chairman Glass stated that the position of that property makes it"landlocked" and essentially unmarketable for commercial use if the Cambridge development is approved. Commissioner Henrici questioned if the Cambridge Homes lots abutting this southern lot could be saved for last occupancy to provide additional time to address potential uses of that property. Koenig indicated that Cambridge Homes could save those lots for last occupancy and stated that Cambridge Homes would buy the property if an agreement could be reached with the owner of the property. Commissioner Henrici asked the petitioner to justify the request for B-2 zoning when the property directly west, on the opposite side of Meacham Road, is zoned R-3. Nelson stated that the B-2 zoning is needed to isolate the residential development from Meacham Road. Nelson stated that the traffic volume on Meacham Road makes it undesirable to have residential lots abutting Meacham. Commissioner Henrici stated that in Elk Grove Village homes currently abut Arlington Heights Road which has a traffic pattern similar to Meacham Road. Koenig stated that the homes built along Arlington Heights Road were built before Arlington Heights Road was as heavily traveled as it is today. Commissioner Henrici asked what portions of Lots 1 and 63 will be taken up by the addition of monument entryway signage and if the addition of the signs will lower the lot size below the 7,000 square foot threshold. Koenig stated that the design of the signs has not been finalized and so cannot provide an accurate response,but stated they would not cause those lots to drop below 7,000 square feet. C Commissioner Henrici asked the petitioner to address the Public.Works Department's comments regarding the preference of 60' roadways for the health and maintenance of parkway trees. Nelson stated that the proper selection of tree species would maximize their health and appearance. Commissioner Ayers questioned the appropriateness of requesting B-2 zoning across the street from residential uses on the west side of Meacham Road, and asked the petitioners to address the impact of the commercial uses on the residents across the street. Koenig described the surrounding uses as primarily commercial along Meacham Road and that the trend in development along Meacham would continue to be commercial in nature. Koenig stated that the Super Kmart at the northwest intersection of Meacham and Biesterfield Roads fronts more residential exposure than the proposed commercial uses abutting the Cambridge Homes development. Chairman Glass noted that the Super Kmart was planned ahead of time as a "leave out",knowing that that site would be developed for commercial use. Commissioner Ayers questioned why additional B-3 zoning was being requested for Outlot A when no known commercial users exist. Gershon stated that B-3 zoning is consistent for the site and would allow for one contiguous parcel should it be required. Commissioner Ayers stated that 50-foot roadway rights-of-way might pose a hazard for residents and for children playing near the street. Koenig stated that the requested 10-foot reduction in required roadway width allows for an additional five feet for neighboring lots that can be used for additional backyard space. He further stated that the backyards would be used for recreation more than the front yards. In addition, Koenig estimated that based on Cambridge Homes' buyer profile, one additional child would be generated for each house sold. Commissioner Sokolowski questioned what the residents abutting the commercial uses could see from the second story windows. Koenig stated that the backs of the commercial buildings would be visible. Smith stated that potential homeowners will be made aware of the nature of the commercial properties and they would be fully knowledgeable before making the decision to buy a house on those lots. Commissioner Sokolowski expressed a concern for vacant commercial properties in other areas of the village and asked whether these commercial uses would exacerbate the vacancy problem. Koenig stated that no market study had been done for the commercial uses, but felt that the Meacham corridor specifically has a high Coccupancy rate due to its relationship to the Woodfield area. Commissioner Sokolowski asked whether one-story office uses were considered instead of requesting a B-2 or B-3 zoning classification. Koenig stated that office uses are still possible under the requested zoning, and Cambridge Homes does not want to restrict future uses of those properties. Commissioner Sokolowski asked the petitioner to address the landscaping for Lot 5098 which will be impacted by the proposed roadway connection to West Glenn Trail. Koenig stated that Cambridge Homes will work with the homeowner on Lot 5098 to develop an acceptable landscaping plan. Commissioner Thompson questioned why Cambridge Homes had not developed an agreement with Schreiner to install a berm between the residential and commercial uses before establishing a purchase agreement. Koenig responded by stating Cambridge Homes did not know they would be planning the construction of single-family detached homes when the purchase agreement with Schreiner was made. Commissioner Thompson asked if the petitioner felt there would be a problem in developing an agreement regarding the installation of a berm on the Schreiner commercial property. Koenig stated that Schreiner indicated he would be cooperative in addressing the issue. Commissioner Zizzo went on record as having strong concerns about the unincorporated lot south of the proposed Cambridge Homes development since it is surrounded by various zoning classifications and had no planned use. Commissioner Zizzo asked the petitioner to explain the drainage of the site as planned by Cambridge Homes. Sandstedt explained that the property slopes down to the northeast and would drain to the dry containment area and then release at a controlled rate into the existing pond. Commissioner Zizzo questioned whether Lindbergh Park to the east of the subject property also drains into the pond. Sandstedt stated that a natural swale on the east end of the property drains the flow from Lindbergh Park, and that Cambridge Homes plans to enclose and install a pipe at that location per Village staff recommendation. Commissioner Zizzo questioned if the proposed development will increase flooding in the area. Sandstedt replied that flooding would be no more frequent as a result of their development. Commissioner Henrici asked if any properties to the south of the subject property drain into the pond. Sandstedt stated that a storm sewer to be installed along the southern edge of the site would intercept runoff from an existing channel that flows from the south. Chairman Glass questioned who would maintain the drain detention area. Sandstedt stated that it would be seeded and that natural vegetation would dissuade any public access. Koenig stated that a homeowners' association would be responsible for its maintenance. Chairman Glass stated that the Village Board indicated their interest in installing a Community Events sign along Biesterfield Road,just east of proposed Lot 58, and asked what screening will be provided for the sign. Koenig stated a preference to have the sign located further east on Biesterfield closer to Lindbergh Park, but will work with staff to develop a screening plan. Chairman Glass asked the petitioner to address the issue of compensatory water storage on the commercial properties. Sandstedt replied that per staff direction, each commercial property will provide for its own storage. Jim Friedman, 773 Indiana Lane, asked if Fire Department emergency response would be adequate for the proposed development. Gershon noted the two roadway access points provided for the development. In addition, he noted the presence of the fire station on Meacham Road. Steve Isaacson introduced himself as the attorney representing Tom Schreiner. Isaacson stated that Schreiner owns all of the subject property excluding the west 300 feet currently under contract with Cambridge Homes. He stated that the requested B-2 zoning for Outlot B is needed to make the project economically viable, and that Schreiner would purchase this property in the future. Isaacson stated that several businesses expressed interest in the proposed commercial lots,but none were under contract at this time. Adiournment Commissioner Ayers moved and Commissioner Thompson seconded a motion to adjourn the meeting to be continued at the next scheduled meeting of the Plan Commission on Wednesday,March 3, at 8:00 p.m. Upon voting, the motion carried unanimously (Meyers, Paliganoff, ABSENT). Chairman Glass adjourned the meeting at 11:15 p.m. Respectfully Submitted, s 0� PeterJ. Vadopalas� Assistant to the Village Manager c: Chairman and Members, Plan Commission,President and Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager,Assistant to the Village Manager, Administrative Intern, Director of C Engineering&Community Development,Director of Public Works, Fire Chief,Deputy Fire Chief(2), Assistant Fire Chief, Village Attorney, Chairman and Members,Zoning Board of Appeals