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HomeMy WebLinkAboutPLAN COMMISSION - 09/19/2001 - PATRICK FLAYER BLDRS PLAT OF SUB/NERGE RD Elk Grove Village �E Plan Commission Minutes CFV September 19, 2001 Oct G FG Present: J.Glass,Chairman vii c �� 4 0", F. Geinosky, Secretary F�tC E. Hauser C. Henrici D. Paliganoff D. Sokolowski J. Meyers (9:05 p.m.) Absent: T.Thompson Staff: P. Vadopalas, Assistant to the Village Manager A. Boffrce,Dir. of Engineering& Community Development S.Trudan, Asst. Dir. of Communay Development Petitioners: C. Byrum, Attorney at Law P. Ayers, Patrick Flayers Builders, Inc. R. Burton, Land Planner Chairman Glass called the meeting to order at 8:00 p.m. Item 1: Approval of August 15, 2001 Minutes Chairman Glass asked for a motion on the minutes from the August 15th meeting. Commissioner Hauser moved to approve the minutes as written. Commissioner Sokolowski seconded the motion. Upon voting, (Glass, Hauser, Henrici, Paliganoff, Sokolowski, AYES, Geinosky, ABSTAIN)the motion carried. Commissioner Geinosky noted he was not present at the August 15"meeting, and abstained from this vote. Item 2: Approval of September 5, 2001 Minutes Chairman Glass asked for a motion on the minutes from the September 5th meeting. Motion failed. Chairman Glass explained the September 5°i minutes would be considered at the next meeting. Item 3: Patrick Flayers Builders: Rezoning and Plat of Subdivision —Nerge Road Chairman Glass announced that the Plan Commission would consider the rezoning and plat of subdivision petition of Patrick Flayers Builders,Inc,represented by Paul Ayers,to rezone approximately 2.8 acres of vacant land on Nerge Road, east of Plum Grove Road, from A-2 Multi-family to R-3 single family residential. The petitioner proposes to construct 10 single family homes on the site. Chuck Byrum introduced himself as the attorney for the petitioner and noted for the record that Paul Ayers is currently a member of the Plan Commission, and that Mr. Ayers would not be voting on this petition. At this time, Secretary Geinosky swore in the petitioners. - 1 - C. Byrum stated the petition before the Plan Commission regards the rezoning of 2.8 acres of land on the north side of Nerge Road from A-2 Multi-Famity to R-3 Single Family Residential. The property is east of Plum Grove Road. C. Byrum stated the petitioner is contract purchaser of this property, which is part of the Manor Care facility. Manor Care petitioned the Village to annex this land in 1994 for the purpose of constructing a 101 bed assisted living facility,but Manor Care does not intend to construct this building. He then described the surrounding land uses. A shopping center in the corporate limits of the Village of Roselle neighbors the property to the west. A shopping center in the corporate limits of the Village of Roselle neighbors the property to the south. The Manor Care Alzheimer facility neighbors to the north, and the Manor Care nursing home neighbors the property to the east. Further north and east of the Manor Care facilities, the area is zoned R-3 Single Family Residential. Byrum noted the petitioner is seeking two variations; a reduction in the required roadway right-of-way from 60-feet to 50-feet,and an increase of the maximum allowable encroachment of building projections from 12" to 24" into the required yards. The encroachment is intended to allow the installation of bay windows or chimneys on the sides of the homes. R. Burton introduced himself as the land planner for the proposal. Access to the site would be constructed as a culdesac off Nerge Road. The length of the culdesac would be 261 feet,and the right-of-way width would be 50-feet. The reduced right-of-way width is requested to maximize the size of the proposed lots and maximize the square footage of the rear yards. The proposed culdesac is in accordance with the Village's subdivision regulations. Burton explained that a total of 10 lots are planned around the culdesac. Burton stated the smallest lot is Lot 3 (8,514 sq. ft.) and the largest is Lot 7 (13,487 se. ft.). The average of the proposed lots is near 10,500 sq. ft. The residential lots make up 87% of the total area on the property, and the roadway would total 13% of the area. Burton noted that stormwater detention is planned to be off-site. Burton then described the landscape plan. The western perimeter cunrently includes small elm and ash trees that will not be removed. The eastern perimeter includes a line of trees, generally 8 to 12 inch in size, and brush undergrowth. These trees will be pruned and as many will be preserved as possible. Burton noted the elevation at the rear of the property is approximately 10-feet above the existing Manor Care parking lot to the north. Burton stated a six-foot high board on board fence would be installed along the western perimeter, and with the addition of evergreen trees, would be a suitable screening from the shopping center building. A hedgerow of evergreens are planned to be installed along the eastern half of the north property line to screen the property from Manor Care's parking lot. P. Ayers introduced himself as the representative of Patrick Flayers Builders,Inc., a combination of two corporations with three principals. Ayers explained this site is suitable for residential construction and with the northwest suburban area experiencing build out,many infill projects are now being considered to meet pent up demand for new housing. The northwest suburbs offer desirable job opportunities and transportation, and he notices a high demand for housing in the area. Ayers noted he has more interested buyers for this project than lots. Ayers explained they plan to offer 3 models, all of which will include brick on the fronts and 9-foot basements. Two of the three models will include a three-car garage, and the other a two-car garage. The general sizes of the three models in increasing order are 3,058 sq. ft., 3,270 sq. ft., and near 4,000 sq. ft. - 2 - Ayers explained the variation being requested for encroachment into the required sideyard is intended to offer the opportunity for homebuyers to include bay windows or fireplaces. Ayers referenced Alan Boffice's memo regarding the zoning of this property, and noted that the seller would permit no other use as part of the purchase contract. Ayers distributed a letter from Manor Care representatiyes supporting this petition. Ayers explained that Manor Care operates a residential environment, and wants to preserve that type of environment. The purchase agreement with Manor Care prohibits the construction of commercial uses on the land. Ayers noted that while the uses immediately neighboring the property are commercial,beyond the Plum Grove/Nerge intersection, the area is primarily single family residential. At this point, Chairman Glass opened the meeting to questions from the Commissioners. Commissioner Henrici asked why the right-of-way reduction from 60-feet to 50-feet is necessary. R.Burton responded the street would only serve the 10 homes. Furthermore, reducing the roadway width permits the maximization of the lot sizes, and allows the homes to be located closer to the center of the site, away from the influences of the neighboring uses. Burton noted the pavement width would be 28-feet, standard for residential streets. Commissioner Hauser asked if the petitioner had negotiated the use of Manor Care's detention area? Ayers responded Manor Care agreed to share the detention area. Ayers stated the detention was engineered for the expected use of the property, which was a 101 becl facility. The proposed single family subdivision will total less impervious area and will be a less intensive use of the land. Commissioner Hauser questioned the ability to remove snow from the proposed culdesac. Ayers responded the lots include 25-foot setbacks, and the comers include sufficient open space for plowing snow onto the parkways. Commissioner Hauser noted that culdesacs are typically located off another residential street which provides plows the ability to safely move snow across the street, while this culdesac leads to a four- lane County highway. Commissioner Hauser asked for additional information about the Village's standard requirement to provide a 75-foot separation between residential and commercial uses. Byrum responded the 75-foot setback is typically employed to protect existing residential properties from new commercial developments. In this case,the opposite is true,and the commercial use is already in operation. Byrum noted homebuyers will know what uses neighbor this property. Byrum added that this plan does attempt to mitigate the activities on neighboring properties through screening and landscaping. In addition, the right-of-way reduction would provide the opportunity to locate the homes several feet further from the neighboring uses. Commissioner Hauser concurred with Boffice's written comment that zoning districts typically follow graduated steps from one zone to the next, and the proposed zoning request violates that rule by locating residential immediately next to an existing commercial use. Byrum responded that the"rule of thumb" is to follow graduated steps, for example single family detached next to single family attached, then office, then commercial. However, anomalies develop as communities mature. Byrum stated the existing A-2 zoning is a residential classification, and that Manor Care operates a residential community. Byrum stated that the neighborhoods to the north and east of Manor Care;are zoned R-3 Residential. Commissioner Hauser stated he disagreed, and that the property is wholly surrounded by commercial and institutional uses. Byrum responded the zoning is not perfect,but Manor Care has no intention of developing the land and they support this proposed use. Commissioner Geinosky noted he shares the concerns expressed so far, and he agrees that while buyers will have knowledge about the surrounding uses, the proposal does not make sense from a zoning perspective. - 3 - Commissioner Geinosky stated that screening ami landscaping are critical to make this proposal acceptable, and requested additional details. Burton explained that most of the existing trees along the west property line will not be removed,and they provide a good screen from shopping center to the west. In addition, a six-foot high board-on-board fence will be installed along the entirety of the west property line. Within the rear yards along the wgst property line, at least two evergreen trees will be planted for additional screening. Commissioner Geinosky questioned if the trees would screen any lighting from the shopping center. Burton responded not entirely,but in reviewing the lighting at the shopping center, he noted the lights on the back of the building are wall mounted and do not glare into the subject property. Commissioner Geinosky noted that the proposed Lots 1 thru 5 back up to the shopping center to the west, and he requested what could be seen from the second story of the proposed homes. Burton responded he was not sure what the elevation difference would be between the roof of the shopping center and the second floor of the homes. Commissioner Geinosky noted that high berms, fencing,and mature trees were included with the Cambridge Homes development at Meacham and Biesterfield to screen the homes from neighboring commercial uses. He noted this would not be practical at this site. Burton noted that the evergreen trees would grow over time and develop into an effective screen. Burton explained that the parking lot lights to the north of the property will not impact the homes because of the grade difference--the proposed homes will be approximately 10-feet higher. In addition, a hedgerow will be installed along the north property line to provide screening from the parking lot. Burton explained that an existing tree line along the east property line includes mature trees that will be preserved. The builder will assume maintenance of the tree line. Commissioner Geinosky noted that the proposed Lots 1 and 10 would be directly impacted by activity on Nerge Road. He questioned if windows would be included on the south walls of these homes. Ayers responded that the homes on these two lots would have garages and utility rooms planned for the south of the home, with bedrooms located to the north to mitigate the impact of Nerge Road. Commissioner Geinosky noted that the surrounding uses experience traffic that would impact the proposed subdivision, such as delivery trucks, waste hauling, headlights, and emergency vehicles. Ayers responded that the proposed street will not be a thru-street and the traffic would mostly be generated by homeowners and their guests. Byrum stated that this is a small development and the builder has the opportunity to customize the homes in response to conditions that impact the lots. Ayers noted the shopping center tenants do not accept deliveries in the rear, with the exception of Walgreens. The Walgreens deliveries only occur during business hours and only directly impact Lot 1. Ayers stated there are no 24-hour businesses at this shopping center. Commissioner Geinosky questioned if sufficient guest parking would be available. Ayers responded the homes would mostly include three-car garages and.would have ample space on the driveways for guest parking. Ayers further noted the models with two-car garages would include driveways 25-feet in width. Commissioner Geinosky asked what the expected selling price would be for the homes. Ayers responded $440,000 to $500,000. At 9:20 p.m., Chairman Glass called for a 10-munite recess. Chairman Glass reconvened the meeting at 9:30 p.m. - 4 - Commissioner Sokolowski questioned if the future homeowners would use the Manor Care parking lot to the north and then access the subdivision through the rear yards. Burton responded the grade difference would dissuade people from climbing up to the rear yards. Ayers noted the parking lot will be monitored by Manor Care staff, who can take action if the homeowners create any conflicts for Manor Care. Commissioner Paliganoff questioned if staff had remaining concerns not yet addressed by the Plan Commission. A. Boffice responded that engineering issues still need to be resolved, specifically relating to water and storm sewer. In addition,staff has not had the opportunity to complete the review of the landscape plan. Boffice stated he still has concerns about the zoning request given the lack of transition between the zoning districts. Commissioner Paliganoff stated the Plan Commission determined in 1985 that A-2 zoning was the highest and best use of this land. He voiced his concern about now changing that determination and declaring R-3 to be the highest and best use. Commissioner Meyers asked if the Fire Department found the right-of-way reduction acceptable. Vadopalas noted the Fire Department voiced no objections. Commissioner Meyers asked if the Commissioners discussed the fact that the setback between the commercial building and the residential property line would be 30-feet instead of 75-feet as normally required. Byrum stated that the commercial uses are existing, Manor Care will not construct the facility they planned on when the land was annexed in 1994, and Manor Care will not sell the property unless it is to be developed as a residential use. Byrum stated the petitioner is willing to work with the Village in developing an adequate screening plan to minimize any impact of traffic or lighting around the property. Chairman Glass opened the hearing to comments :From the audience. Dennis Grady, 1875 Hawk Lane, stated he is concerned that the development will increase flooding on his property. Chairman Glass responded that by law the developer must engineer the site so that it does not increase the flow of stormwater from the property. The Village will ensure that sufficient detention will be constructed to not impact neighboring properties. Elizabeth Schultz, 1827 Oriole Drive,stated she is a resident of the Village who is considering purchasing one of the proposed homes if they are approved. Mrs. Schultz stated the Plan Commission brought up points she had not considered, though she felt buyers would be aware of the neighboring land uses and would base their decision to buy accordingly. Mark Lazar, 1871 Hawk Lane, stated he owns one of the properties to the north of the site, and asked if his permission would be needed for the installation of a water main through his property if the petitioner was required to connect the new main to the existing one at Hawk. Chairman Glass confirmed his permission would be needed if that were the case. Mr. Syr, 1867 Hawk Lane, asked what notification would be provided if his property is to be impacted by the potential water main contruction. Chairman Glass responded no public hearing would be needed, and that he would be contacted directly. Commissioner Henrici questioned how the required setback from commercial buildings is measured. Mr. Boffice explained the 75-foot setback is measured from the commercial building to the residential lot line. After some discussion, R. Burton stated that if the largest model is constructed on the smallest lot, the distance from commercial building to residential building would approximate 60-feet. - 5 - Commissioner Henrici noted one of the floor plans for the proposed homes shows no windows, and asked if those models would be the ones built on the two lots nearest Nerge Road. P. Ayers responded that as a small builder, each home can be custom built to the wishes of the buyer,and he will work with each buyer to modify each home plan to the conditions of each lot. Chairman Glass stated that there are several locations in the Village where commercial buildings are less than 75-feet from neighboring residential buildings. He mentioned townhomes near Strawberry Hill shopping center at Meacham and Biesterfield as an example. A. Boffice estimated the separation there at approximately 50-feet. Commissioner Henrici noted for the record that the shopping center at Arlington Heights Road and Higgins Road has co-existed with neighboring homes for years. Chairman Glass stated he felt the landscape plan needed to include a hedgerow along the entire northern property line,rather than leaving the west half unscreened. In addition, any trees along the east property line removed for utility installation should be replaced. An eight-foot fence and berm should be considered by the petitioner for the west property line. Chairman Glass noted guest parking would be an issue. Commissioner Henrici noted that this subdivision would have more space for guest parking than any other culdesac in the Village. Commissioner Gemosky noted he lives on a culdesac, and when neighbors have parties their guests park on the next residential street. The proposed subdivision would not offer that option because the next street is Nerge Road, a four-lane County highway. Chairman Glass stated the Plan Commission has reconsidered zoning decisions in the past. When land is zoned but remains undeveloped for a period of years, developers need to respond to changes in demand and changes in styles. Given the expectation that assisted living will not be built on this property, it is appropriate to consider other uses for the land. C. Byrum stated this development is a unique and unusual situation. He stated the Commission determined years ago that A-2 is the highest and best use of the land, but that use was never constructed. Manor Care has indicated that they have no intention of ever constructing that use. Byrum stated the issue to consider is that R-3 would be the next highest use, and there is a clear demand for single family homes in the area. Furthermore, Manor Care has an interest in protecting its living environment, and has gone on record in supporting this development proposal. Commissioner Paliganoff asked if the petitioner was under any time constraints for approval. P. Ayers stated he has to wait for a series of approvals and does not plan to begin construction until Spring 2002. Ayers noted he has no objections to installing an 8-foot fiance along the west property line as suggested, and will comply with any landscaping recommendations made by the Village. Ayers stated he would hope neighbors in this subdivision would cooperate in managing special parking needs, and that the two shopping centers near the site provide more than ample parking for parties or special occasions. Chairman Glass suggested the petitioner work with staff to develop an adequate screening plan. A. Boffice responded it would be appropriate for the Plan Commission to make a recommendation on the screening plan because staff could not recommend any type of screening that would mitigate the impact of garbage trucks, emergency vehicles, and food delivery trucks that will make regular trips to Manor Care and the shopping center. P. Ayers noted the Plan Commission considered a similar issue with Concord Homes'proposal to construct townhomes near Route 53. While the beim and fencing were required to lessen the impact of the expressway, the Plan Commission never intended to completely mitigate the expressway traffic. Commissioner Meyers noted that it is typical for new homebuyers to be excited at the prospect of a new home, and ignore the negative aspects of the site until they live with it for a year or so. Commissioner Meyers noted the Huntington Chase residents complain about the noise from expressway traffic, yet they - 6 - knew in advance that the expressway neighbored that community. Boffice stated he expects that to be a same case if this subdivision is approved. Chairman Glass asked that the petitioner meet with staff to determine which existing trees must be preserved and to incorporate that information into a revised landscape plan. Commissioner Hauser stated that the extensive discussion about mitigating surrounding impacts indicates to him that the requested zoning is inappropriate for this site. There being no further questions, Chairman Glass sought a motion on the petition. Commissioner Henrici moved to recommend approval of Patrick Flayers Builders'petition to rezone the subject property on Nerge Road, east of Plum Grove Road from A-2 Multi-Family to R-3 Single Family Residential, and to grant the following variations: • To increase the maximum allowable encroachment of building projections into the required yards from 12 inches to 24 inches; and • To reduce the minimum right of way width for the residential street from 60-feet to 50-feet, for the construction of 10 single family homes. Commissioner Meyers seconded the motion. Upon voting, (Glass, Geinosky, Henrici, Meyers, Paliganoff, Sokolowski, AYES, Hauser,NAY, Thompson,ABSENT) the motion carried. Chairman Glass asked for a motion on the Plat of Subdivision. Commissioner Henrici moved to recommend approval of the Plat of Subdivision as submitted. Commissioner Geinosky seconded the motion. Upon voting, (Glass, Geinosky, Henrici, Meyers, Paliganoff, Sokolowski, AYES, Hauser,NAY, Thompson, ABSENT)the motion carried. Item 5: Adjournment Commissioner Meyers moved and Commissioner Paliganoff seconded a motion to adjourn. Upon voting, (Glass, Geinosky,Hauser, Henrici,Meyers, Paliganoff, Sokolowski, AYES,Thompson, ABSENT)the motion carried. Chairman Glass adjourned the meeting at 10:55 p.m. Resp tfully submitted, Peter Vadopala Assistant to the Village Manager C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees,Village Clerk, Village Manager, Assistant Village Manager, Assistant to the Village Manager, Administrative Intem, Director of Engineering/Community Development, Director of Public Works, Fire Chief, Deputy Fire Chief(2), Assistant Fire Chief, Village Attorney. - 7 -