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HomeMy WebLinkAboutPLAN COMMISSION - 03/03/1999 - CAMBRIDGE HOMES ELK GROVE VILLAGE Plan Commission Minutes March 3, 1999 Present: J. Glass, Chairman P. Ayers D. Sokolowski T.Thompson K. Zizzo D. Paliganoff Absent: F.Geinosky, Secretary C. Henrici 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.Nelson, JEN Land Design H. Franke, Rudnick&Wolfe G. Nadel, Rudnick&Wolfe L. Alboona, KLOA Inc., Transportation and Parking Planning Consultants Chairman Glass called the meeting to order at 8:10 p.m. Item: Cambridge Homes Annexation, Rezoning,and Special Use—Public Hearing Continued from February 17, 1999 Public Hearing Chairman Glass announced that the public hearing is a continuation of the February 17`h meeting, and opened the floor for comments from the audience. Henry Pump voiced support for the proposed development and stated it would be preferable to a commercial development. Carlos Quiroga stated that he is the Board President of Roundtree Condominiums which is located immediately north of the subject property. Quiroga welcomed Cambridge Homes and questioned the amount of traffic that would be generated by the residential development. He indicated that it is currently difficult to exit onto Biesterfield Road from Home Avenue or Columbia Drive and suggested that a traffic signal be considered for the intersection of Home Avenue and Biesterfield Road. Chairman Glass stated that the placement of traffic signals depends on traffic warrants, which are currently not high enough to justify a traffic signal at that location. Chairman Glass indicated that the issue can be revisited in the future and new traffic counts can be conducted if traffic becomes an issue. Ron Koziel stated that he favors the Cambridge Homes proposal. He indicated he is a resident of Elk Grove and would like to move to a larger home within the village. Ron Snadoff stated that he is in favor of the Cambridge Homes proposal and feels it will be good for the village. Susan Gordon stated that she is a resident of Elk Grove who is in favor of the Cambridge Homes proposal. Chairman Glass asked her to read into the record a letter she had previously mailed to the Plan Commission. Gordon read her letter out loud for the record(attached). Chairman Glass responded to her concerns about the Degidio property. He stated that the Plan Commission's attention to this property had nothing to do with the financial interests of the property owner as Gordon alluded in her letter. He stated that the Plan Commission is responsible for addressing the best interests of the entire community and is concerned that`9andlocking"this property between the Cambridge Homes development and the Elbethel Christian Center would be a negative consequence of this proposal. With regard to Gordon's written question about whether the Plan Commission had contacted the property owner, Chairman Glass stated that real estate transactions are private matters that the Plan Commission does not involve itself in. Bob Buzzelli stated that he has been an Elk Grove resident for 24 years. He stated that Buckingham Lane is a roadway with only one means of ingress/egress and questioned why the Plan Commission was concerned about providing more than a roadway connection with Meacham Road for the Walshin property. Chairman Glass stated that he is aware of the configuration of Buckingham Lane and indicated that the Plan Commission learned from this mistake and is attempting to avoid repeating it. Cheryl Sommer expressed concerns about safety around Link School and West Glenn Trail. Sommer stated that traffic restrictions and volume immediately before and after school make it very difficult for parents to drop off and pick up their children. She expressed concerns that Cambridge Homes residents would only make this situation worse. Chairman Glass stated that the Police Department reviewed the impact of additional residents at Cambridge Homes and expressed no concerns regarding additional traffic in the area. Sommer questioned when the traffic consultant's study was done, and questioned if it was completed while school was in session. L. Alboona stated that the traffic study was completed in November of 1998. Rose Walshin stated she is the owner of the unincorporated property immediately south of the proposed Cambridge Homes development and stated that she had been contacted by representatives of Cambridge Homes. She stated that she received a purchase contract with no signatures and had not been contacted directly by Cambridge Homes representatives. Walshin indicated that the Elbethel Christian Center had approached her with a purchase offer. Debbie Reed stated that she is in favor of the Cambridge Homes proposal. Chairman Glass read two letters into the record. The letters were from Carlos Quiroga and Jim Freedman(attached). Mike Gates stated that he is the pastor at Elbethel Christian Center and lives near Home Avenue. He agreed with previous concerns regarding traffic in the area, although he is in favor of the Cambridge Homes proposal. Chairman Glass questioned if any agreement had been made to purchase the Walshin property. Gates stated that negotiations to purchase the property are ongoing. Ken Seredwinski stated that he has been an Elk Grove resident for 13 years and is in favor of the Cambridge Homes proposal. Seredwinski stated since the extension of Biesterfield Road with the interconnect with Route 53, that traffic has been a continuing problem in the area. He suggested that the speed limit on Meacham Road be reviewed and possibly decreased. Chairman Glass stated that Meacham Road is under the jurisdiction of the State of Illinois and was designed for a 40 m.p.h. speed limit. S that staff r,sentativas,and don e Homes rep to the south• Tru ice Cambridge itll0 PtOPeTtY citral and se2`' a staff had met With Cam one Village ection With the Deg ld inc comm fated that ch cou dal buildingse Sated 5.Trudan s sed roadway°u tlu°ugh traffic whi allow resider the.propr would create c would only Width raquner Glass e plained does not supe°connection owness of the property right-of-way Chairman stated that this that the parr d roadway situation. Meacham goad,and fie stated nik requitement an to this ection from 'Chic due to b ro nate N alshin parcel abutting Of a roadway connection isnot apo e s'. the d that the roadway°Orn frndan stated side sed roadway of two Pa Glass state arcel accessible. that the Propose consists eacham to the south a east. rope the Degidi°P access to that the idio Parcel imrrediate]y would be needed to mak rty allowing roadway the Degidlo P e HomeS ProPe Walsh"'P the Cambridg 'Tit exists for the cross access case presentations had Prepared' that a ns they Road. to make any PTesertatiu l zoning was stated that commertra goenig Glass asked the petitionet l�Oenig goad traffjO' Chairman putlot A• Meacham cted to screen the S for tial uses and ill be Cons tru addressed the rez°Hing req foot fence ds be set for the GOmr"ercial uses o T,Koenig ovide a buffer between thth a s x Koenig bernr hboring homeowmers. pursued to pr suggested that stanch�t on neig disposal and being P t a four-foot landscapiKOenig impact of waste p nimize any �ertt,screening indicated tlra business to rm the homes• commeYcial uses fiOml.. to any of mechanical aqutpn inertial uses. could be aPP ction,screening the impact of the coin areas that they constru inin1ize the arking at face brick uld be established to rr goad and stated that ng the entire frontage stated th standards co n Meacham bei ht along lighting citral ftontagz° t three-feet in g would have the e barrier at leas Commission that they Process, $e stated T•goenig addressed the e oot landscre the plan plan review p nee rigid by a ten-foot reminded ough the site p could be TO if n would be scree bts. K ropasals thr ecific uses c cars and headlig comxuercial use P that sp a Homes to screen wheie possible and 1 the Cambridg opportunity to review any nsolidated bring eT of Lot 5094 b cuts would be West Glenn Trail will t the own used that cru act to unity. He indicated tha that the roadway tntercoa' comm rova]for the mPeowner throughout Koenig stated residential connect offered verbal aPp ith this h ncighbonng in dialogue w development into the b the r°adwe Homes Will continue t° which will be impacted Y bridg t and indicated it plan,and that Cam evelopmen de a landscaping. of the ptoposed d ould provide the planning prooess. to the south d e Homes c rOPosal,but that Cambrig cted at the southeast corny unincorp°Tated Psting y link would be contra De idio parcel. Koenig discussed thainclude in the axistin'rheroadway eriy line of the g e difficult to developrlant' would and at the prof would b link for its future ment and ercial and residential most roadway development etween the Commercial rthzrrr Homes d cted b that the n° the horres Of the Cambridgewould be Constru the two uses s ll lowers for buffer that the land between fire grade gtadua Y most homes lamed the changes along southern for Lots 4,9, 3•Nelson e la that the grade the commercial use,and buffer for the as depicted Nelson explained c same grade as n additions]nater of the buffer asked if the hornould be on the rovides a tion rnissioner Zizzo Wall would be e W This grade change P To' Ohl a cross-s h 14. Com retaining to the south. usas. Nelson p throng hed that the the commercial foot drop for Lots 9 Koznig P abutting a six to seven red concrete. re and 14,showing' be constructed°f P°u the hearing would k material, used earlier in retaining wall stone bloc traffic concerns r ing and evening Peak made of interlocking key address the iia during the morn Alboona stated two sultant to would be generated d after school- Glass as the traffic con 60 tries W before an Chairman C' roximajel travel times occurred L•Alboona stated thatthat these p hours,and indicated outbound lanes from the proposed development would distribute traffic appropriately, and that the roadway connection to West Glenn Trail would provide an opportunity for traffic to utilize a signalized intersection at Biesterfield Road. Alboona estimated that five to ten vehicles would utilize the West Glenn Trail access during peak travel times, and that they would yield to traffic on West Glenn Trail. Koenig stated that their plan included the extension of the taper on eastbound Biesterfield Road further east and the addition of a left-turn lane on westbound Biesterfield into the development per staff recommendations. Chairman Glass questioned if the traffic consultant studied the traffic flow at the intersection of Home Avenue and Biesterfield Road. Alboona stated that the study included the intersection of Columbia Court and Biesterfield,but did not measure traffic counts from Home Avenue. Alboona stated that the amount of traffic on either Columbia Court or Home Avenue does not warrant the installation of a traffic signal on Biesterfield Road. Alboona further addressed the proximity of traffic signals at the Meacham Road and West Glenn Trail intersections as reason to not install traffic signals at Home Avenue or Columbia Court. Chairman Glass stated that Village staff can review the traffic counts on Biesterfield Road in the future should the need arise. Chairman Glass recessed the hearing at 9:23 p.m. for a fifteen minute recess. Chairman Glass called the hearing back to order at 9:40 p.m. Glass questioned how many of the proposed lots would be affected by the floor-area-ratio variation request. Koenig stated that the exact amount is not known,but would only be necessary for the one largest home out of five available models. He stated that the largest home model could only be available on the 17 lots along the west and south property lines. Commissioner Ayers stated that he is not comfortable with the commercial rezoning request without having any knowledge of specific uses. Ayers suggested that the Commission consider restricted hours of operation and restricted hours of exterior lighting for the commercial uses. Koenig stated that the outside of the commercial buildings are the issue to consider and stated that the suggested restrictions could be included in the proposal. He stated that additional landscaping requirements and architectural standards could be considered in the site plan review process to further minimize their impact on neighboring residents. Commissioner Ayers reiterated his discomfort with having no knowledge of what the future commercial uses would be. S. Isaacson stated that negotiations are ongoing with Osco Drugs and similar businesses for the Schreiner commercial property. Ayers stated that Outlot B is large enough for two lots and is large enough for future subdivision. Ayers indicated that per Village code, the outlot could be subdivided every 150 feet, the minimum required frontage. Chairman Glass stated that the petitioner agrees to restrict the commercial uses for Outlot A and Outlot B. S. Isaacson stated that an assisted living facility is being considered for the whole of Outlot A. Commissioner Zizzo questioned the planning of a roadway interconnect with the unincorporated property to the south of the proposed development against Village staff s recommendation. Chairman Glass stated the roadway interconnect would be contingent on contract negotiations. He stated that the interconnect would not be necessary if the Elbethel Christian Center purchases the property for parking use. Pastor Gates stated that the property may be used for parking and expansion of the church if the property is acquired. S. Trudan addressed the landscaping and screening plan, and suggested the Super K-Mart screening plan as a model to be replicated for this development. He stated that the Super K-Mart screening plan included a six-foot berm and eight-foot fence. Koenig stated that the proposed screening would extend along the entire site separating the commercial and residential uses. Koenig stated that soil conditions would make a 14-foot screen problematic and that an eight-foot fence is more likely to be blown down. Koenig repeated Cambridge Homes' preference for a four-foot berm and six-foot fence,and stated that any additional soil left from work on the property would be applied to increase the size of the berm. Chairman Glass stated that the four northernmost residential lots are most affected because they are on the same grade as the neighboring commercial property. Glass directed Koenig to review their plans and develop an improved screening plan for these properties. T. Schreiner stated that the most likely use for the commercial property at the intersection of Meacham and Biesterfield Roads is a Walgreen's store. Schreiner indicated that Goodyear and Midas have expressed interest in this site,but his preference would be to sell the entire parcel to Walgreen's. Chairman Glass closed the public hearing at 10:15 p.m. Commissioner Ayers motioned, and Commissioner Thompson seconded,to recommend the Village Board grant the petition for rezoning 1) the easterly 13.66 acres of the Schreiner property to R-3 Residential with a Special Use; and 2) the easterly 8.9 acres of the Dixon property to R-3 Residential with a Special Use; and 3) the west 1.43 acres of Schreiner's property(Outlot B)to B-3 Automotive Oriented Business; and 4) the west 3.06 acres of the Dixon property(Outlot A)to B-2 Business and the requested variations as follows: 1) to increase the maximum allowable floor-area-ratio (FAR) from.40 to .45; and 2) to increase the maximum allowable building encroachments from 12"to 24" subject to the following conditions: 1) For commercial outlots A and B; a) that face brick construction be used on all sides of the buildings; b) brick screening of all mechanical components and all waste disposal equipment; C) that all exterior lights be turned off by 9:00 p.m. every night; d) all parking areas along Meacham Road be at least ten feet from the roadway with continuous landscaping no shorter than three feet in height; e) that lighting of the commercial buildings face toward the building with no outward projection of light; f) that the Plan Commission reserve the right to review site plans and curb cuts of all future uses; g) that no multi-tenant retail uses be allowed for Outlot A; and h) that exterior lighting of Outlot A face north and away from neighboring properties. 2) For the residential properties; a) that the berm between the commercial and residential uses be completed prior to issuing occupancy permits for homeowners; b) that an eight-foot(8') fence be included to screen Lots 1 through 4 from the commercial uses; C) that a screening plan be developed for the Community Events Sign; d) that the roadway connection to the Degidio property be approved by the Village Board unless the Elbethel Christian Center can provide a purchase contract for this property; and e) that Cambridge Homes develop an engineering plan acceptable to both the Park District and Village staff. Upon voting,the motion carried 5 AYES,0 NAYES,2 ABSENT(Henrici, Geinosky). Adiournment: Commissioner Meyers moved and Thompson seconded the motion to adjourn. Chairman Glass adjourned the meeting at 10:50 p.m. Respectfully submitted, /� � eter J. adopa s Assistant to the Village Manager C: Chairman and Members of the 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 of Public Works, Fire Chief, Deputy Fire Chief(2),Assistant Fire Chief, Village Attorney. Roundtree Commons Homeowners Association c/o Carlos Quiroga 1504 Columbia Drive Elk Grove Village,Illinois 60007 February 24, 1999 Hon. Mr. Craig B. Johnson,Village President E L E I V E� p� Members of the Planning Commission 2 d Elk Grove Village Hall FEB 2 901 Wellington 5 1999 Elk Grove Village, Illinois 60007 VILLAGE PN Si9Efv>' nrr�r, Dear Mr. Johnson and member of the Planing Commission, As the Board of Directors of Roundtree Commons Homeowners Association,representing over 80 homeowners, we are pleased that a new housing development has been proposed across the street on Biesterfield. However,we have one major concern. It is already difficult to exit our complex at either Home Avenue or Columbia Drive during peak morning and evening rush hours. Even with the addition of"Do Not Block Intersection"signs,Biesterfield drivers refuse to give access to motorists entering at these two streets. With the addition of 60+homes being built by Cambridge, there is no doub that there will be a significant increase in traffic volume, (up to 120 cars)which will exacerbate this situation. Currently,our homeowners as well as hundreds of others in home to our north find it difficult to exit onto Biesterfield going east or west without long waiting periods. We estimate up to 120 drivers leaving Roundn ee alone. Maybe the developer's traffic count of 45 cars per hour leaving our area at peak times counted only the people who made across Biesterfietd,not the hundreds that tried. To alleviate these traffic tie ups,we suggest a Traffic Control Signal with an electric eye that will sense car waiting to enter the intersection. This light would ONLY change when a predetermined number of cars were waiting to enter the flow of traffic onto Biesterfield. Other solutions from you would be welcomed. It is very important that you understand that this light would remain green to Biesterfield traffic and woul< be on a timer to ONLY control cross traffic during peak traffic hours on weekdays. The cost of this signal MUST be borne by Cambridge Homes due to the fact that adding 60+homes will increase traffic exponentially. As the main Cambridge entrance is projected to be just opposite the Roundtree entrance on Columbia Drive traffic,which previously exited at Columbia Drive, will be forced to exit on Home Avenue. This makes this type of signal system even more important. Roundtree Board representatives willl be attending the March 3rd zoning meeting and are prepared to speak to this issue. �i�tcerely, Carlos Quiroga President, Roundtree Commons Board 18 February 1999 Elk Grove Village Planning Commission Advisory Board Chairman John Glass Dear John, Just a note to thank you and all the board members for the efforts and service you provide for the citizens of Elk Grove Village. I was extremely impressed with the handling of the Cambridge Homes presentation meeting of February 17, 1999 and the thoughtful questions by the board. I left with the confidence that this board is doing their best to maintain the"wonderful life"we have enjoyed for thirty seven years as resident homeowners in Elk Grove Village. I will not be able to attend the meeting of March 3 (I noticed that quick sigh of relief) and hope that my wife will be able to sit in and participate in the discussion of this major project for Elk Grove. Your questions and concerns regarding the commercial usage of the land in question was of most interest to me because of the proximity of my home to the area requested for re-zoning. The Cambridge Homes seem to be very beautiful and will add another prestigious area to "Camelot". The vagueness of the proposed "commercial' additions leaves me cold. I am sure there are great financial reasons for the request for re-zoning of the strip on Meacham Road. I am, also, certain that any commercial endeavor for businesses on Meacham will add an enormous traffic snarl both north and south. We have and are still experiencing the il, legal. crossover turning from the W a1Mart lot directly across from our home. The No Left Turn signs have been removed and no effort has been made to correct this problem. The Police will not take any action because of the private parking lot. If businesses are added to the east side of Meacham there will be considerable traffic problems nearing the Biesterfield light. The walking citizens will face an additional challenge if more in and out traffic is allowed. The homes on the west side of Meacham will have the same dillema as we experience with lights shining in our windows all night (even with the closing hours of 11PM WalMart or12PM for Eagle). The cleaning of the parking lots at ZOO=with the droning of vacuum operated cleaning trucks is most annoying. An added safety hazard of the slant of the roadway, heading northward at Dakota, will continue to perplex motorists attempting to make a left turn from Dakota to Meacham (North). The addition of egress and degress of business at that juncture will be a nerve sturring experience. The sight line now is dangerous because of the unsureness of which lane the northbound traffic is approaching. I do not look forward to another light signal at Dakota. The traffic"raceway"from light to light is frightening at night. While I am pleased with the Cambridge Homes subdivision and the use of the land for individual residences I am wary of the additional acreage use for commercial endeavors. We have vacant spaces in all of our"strip"malls. What the Cambridge people cannot tell us is what type of duplication of businesses we may look forward to. Example: our new center mall with another video store(Blockbuster) or the non-conforming look of the Sears/Einstein complex with duplication of businesses adjacent. If the lots, on Meacham, are not leased who will maintain the prairie-land in conformance with the Elk Grove ordinances? The weed growth on the Schreiner land at the corner of Biesterfield and Meacham was far beyond the rules until the Cambridge people showed interest. It was most interesting to hear of the `Awareness Clause"for the purchaser of a Cambridge Home. I can just picture a gas station/convenience store/car-wash at the comer of Biesterfield and Meacham backing to the backyard of a $450,000 home. An additional problem, that was mentioned by my wife(a former school bus driver), is the controlled light V tem at Glen Trail. Additional traffic attempting to"make the light"during morning school rush could present a long backup on Glen Trail. Exit traffic out of the subdivision onto Biesterfield west could add a few headaches. Will there be another lane needed on Biesterfield in the future? Any additional business on Meacham and Biesterfield will cause another crossover left turn. The Elk Grove Police have a "field day"with violators of the yellow lines/left turn lane now, imagine the additional fines coming in to the village at this junction...... or the definite back-up for a left tum onto Meacham and the screeching brakes to prevent a rear-end accident with the autos left turning into new businesses on the east side of Meacham. Our previous home backed to Arlington Heights Road. We experienced the widening and the businesses on the west side with very little disturbance. Meacham Road is a different atmosphere and much more of a challenge than Arlington Heights Rd. In the twenty years in our home, backing to Meacham Road, we have endured an enormous amount of change and much more subjection to hazards than on Arlington Heights Road. The Mallard Crossing shopping area, with trucks crossing at all hours. The violation of the right turn only and the trucks crossing to the causeway and fence areas of our yards. The deaths and accidents at the intersection of Nerge and Meacham. The police traffic stops on Meacham causing heavy back-up of traffic. The noise and lights of the center. The carnivals in the summer. The death of the young man crossing from Kmart. The near "race track"acceleration of vehicles from Biesterfield to the lights at WalMart and Nerge. The noise level of the dirt carrying trucks and the speed they reach on Meacham. The five o'clock parade of vehicular traffic. I am well aware of the traffic studies by the "experts"regarding the easing of traffic congestion after the initial flow pattern changes subside. You can understand my skepticism when I again hear the "experts" present their case to the village. The mention by the engineer that the water retention area will produce_no more than at present"with the addition of piping and stormwater flow. I sincerely hope they know what they are saying. I am not an engineer and I have listened to previous explanations of how the water runs NORTH, not East as the engineer presented. Again, they must know how to control that retention. By now you are tired of reading my comments and are relieved that I will not be able to express my concerns at the March 3rd meeting. Thanks again to all of you for your untiring efforts for us. You are deeply appreciated. Sincer y, James L. Freedman 773 Indiana Lane Elk Grove Village, IL 60007 847/985-0701