Loading...
HomeMy WebLinkAboutPLAN COMMISSION - 10/17/2001 - RIDGE & DEVON ANNEX Elk Grove Village Plan Commission Minutes October 17,2001 Present: J. Glass,Chairman P. Ayers F. Geinosky C. Henrici J. Meyers D. Sokolowski T. Thompson Absent: E. Hauser D.Paliganoff Staff: P.Vadopalas,Assistant to the Village Manager A. Boffice, Dir. of Engineering& Community Development S.Trudan, Asst. Dir. of Community Development Petitioners: T. Brewer,Dearborn Construction L. Lenaghan, Dearborn Construction C. Lucchese,Dearborn Construction Chairman Glass called the meeting to order at 8:10 p.m. Chairman Glass explained that this meeting is being telecast for rebroadcast on Channel 6. The Village Board wants to provide the public with an understanding of the role of the Plan Commission. For the benefit of the audience, he explained the purpose of the Plan Commission and how the meeting would be run. Item 1: October 3 Meeting Minutes Commissioner Meyers moved to recommend approval of the minutes from the October 3 meeting as written. Commissioner Henrici seconded the motion. Upon voting(Glass, Ayers, Geinosky, Henrici, Meyers, Sokolowski,Thompson, AYES, Hauser, Paliganoff ABSENT)the motion carried. Item 2: Ridge& Devon Annexation, Subdivision and Rezoning Chairman Glass read the petition for the record and announced that Garden 6 Joint Venture has petitioned the Village to annex, subdivide, and rezone property at the northwest corner of Ridge and Devon Avenues. Chairman Glass stated that notice letters were mailed to neighboring property owners and that notice was published in a local newspaper as required by State statute. Chairman Glass then asked the petitioner to introduce himself. Tom Brewer introduced himself as the representative for this petition, and introduced Lenaghan and Lucchese. Secretary Geinosky swore in the petitioners. - 1 - T. Brewer proceeded to describe the proposed development. The subject property currently consists of two residential lots in unincorporated Cook County at the Ridge and Devon intersection. The petitioner proposes to annex the property and rezone to B-2 General Business zoning for the purpose of constructing a Dunkin Donuts store on the southern portion of the site,and an office/accessory storage building on the northern portion of the site. Other tenants in the Dunkin Donuts building would include Baskin Robbins ice cream and Togo's Sandwiches. The Dunkin'Donuts building would face Devon Avenue and would include a drive- thru lane. Brewer stated access to the site would be provided by a right-in,right-out drive on Devon and a full access drive on Ridge. A shared detention basin would serve both buildings on the site. The petitioner is seeking three variations. The first is a reduction of the required setback from a residential zone to the north from 75-feet to 29-feet. Brewer explained a 200-foot wide ComEd easement neighbors the subject property to the north,and while the easement is zoned residential,there are no residential uses to be impacted by the proposed development. The second variation request is to permit the location of a retaining wall in a utility easement along the eastern portion of the site. Brewer explained that due to grading requirements, a retaining wall would need to be installed in portions of the site, such as the northeast corner. The third variation request is a reduction in the required parking spaces for the Dunkin'Donuts building from 27 to 24 spaces. Brewer explained that due to stringent stormwater retention requirements, the detention area needs to be larger than expected and consumes more of the site area than originally planned. The petitioner initially requested a reduction in the required width for the northernmost drive aisle from 24- feet to 22-feet. Brewer explained the site plan had been revised so the subject drive aisle would be in conformance and this variation request has been dropped. Brewer stated the petitioner is working with staff to engineer a sanitary sewer connection to the existing sanitary sewer at Walnut Lane, approximately 300-feet to the north. The petitioner plans to construct a lift station on the site and a gravity fed sewer across the Com Ed easement. Preliminary engineering shows the sewer can be installed beneath an existing natural gas line to the north. Brewer explained that in response to concerns expressed by the Village, the petitioner has revised the turning radius for vehicles exiting the drive-thru lane to provide adequate space for turning maneuvers. Furthermore, the location of the trash dumpster is included in the site plan. Brewer provided details about the proposed 12-unit office/accessory storage building. The masonry building will be 14-feet high, and each unit will total 1,500 square feet in size. There are no detailed plans drawn for the proposed Dunkin' Donuts at this time. Chairman Glass opened the hearing to questions from the Commissioners. Commissioner Meyers asked if the petitioner plans to comply with the staff comments on the landscape plan. Brewer responded the petitioner will meet any landscaping requirements of the Village. Commissioner Meyers questioned the location of the dumpsters on the site. Brewer explained one would be provided for each lot, for a total of two trash dumpsters. Commissioner Meyers stated he still has concerns about the proposed uses in the office/storage building. He stated the petitioner provided a list of existing tenants and he visited the buildings on Devon and Bonaventure. Commissioner Meyers noted the configuration of the units within the Devon building is different from the proposed building. L. Lenahan responded the units of the two existing buildings are similar in size to the proposed units. Commissioner Meyers stated the most likely tenants of the proposed building would be construction trades. Lenahan stated that contractors such as electricians and plumbers would likely locate in the building. Commissiover Meyers stated he believes the office building is a good idea and would meet a need for small office space,but remains convinced that over time the site might become an eyesore as the storage areas become filled as the businesses grow. He noted that Ridge Avenue is a focal point entryway into the community and wants to preserve an aesthetic appearance at this intersection. Lenahan responded staff has the power to enforce outdoor storage restrictions.and prevent the deterioration of the property's appearance. Commissioner Meyers asked if staff had any comments on the proposal. A. Boffice stated the Village has existing concerns with the petitioner's building on Devon Avenue. Tenants permitted in the B-2 zoning district are occupying the building,but the tenant;do not conform to the office/accessory storage concept and its related parking limitations. Boffice stated three of the eight units at the Devon building are leased and parking for the site is already exhausted. The tenants include a real estate agent, a dance studio, and a limousine service. The dance studio draws more customers than contemplated for the office/storage site, and the oversized vehicle of the limousine service takes up several spaces in the lot. Boffice noted the petitioner is failing to ensure that the tenants of these buildings are appropriate uses for this type of building. Commissioner Meyers stated he is concerned about the limited space available to customers in the drive-thru lane. A. Boffice stated a total of five vehicles can enter the drive thru lane before access from the east portion of the site is blocked. Boffice noted a total of 12 stacking spaces are required. Commissioner Meyers expressed his concern that the combined uses of donut/coffee, sandwich, and ice cream vending would generate more traffic than the site can accommodate as planned. Commissioner Meyers asked for additional explanation regarding the stringent stormwater detention requirements being applied to this development. Brewer stated the site is subject to DuPage County regulations given its location at the Cook/DuPage boundary, and the DuPage requirements are more stringent than Cook County's. Boffice stated the site is subject to Cook County standards, and added the Village has required more stringent requirements. He added the Village has made it a practice to apply stricter standards in the annexation process for the benefit of the community. Commissioner Henrici questioned if alternative stormwater storage options had been considered by the petitioner to preserve usable space on the site. Brewer responded the petitioner would investigate underground storage as an alternative to the storage basin. Commissioner Henrici asked for an explanation for the need for a retaining wall at the northeast comer of the site. Lenaghan explained the land currently slopes down to Devon Avenue, and the site would be graded for construction. After grading, the north end of the property would be approximately nine-feet lower, requiring the retaining wall at the northeast comer. Commissioner Henrici asked why a retaining wall is needed in the storage basin. Lenaghan explained that to meet storage capacity requirements, the basin would be approximately five-feet deep, which necessitates the retaining wall. Commissioner Henrici commented the overhead doors planned for the office building present more of an industrial appearance than a commercial appearance. Commissioner Geinosky asked for the hours of operation of the proposed uses. Brewer stated no hours are yet known for the Dunkin' Donuts, Togo's, or Baskin Robbins. L. Lenaghan stated the tenants of the office/storage building would not have any impact on the neighborhood since they would arrive early in the morning to pick up their materials and would not return until the afternoon. - 3 - Commissioner Gemosky asked for the number of employees at the food vendor businesses. Lenaghan responded that information is not yet known. Commissioner Gemosky asked if all three businesses would be open at the same times. Lenaghan explained the ice cream sales would be seasonal,the sandwich shop would be busiest at the lunch hour and the donut sales would be busiest in the morning. He stated the businesses would all be open at the same time,but their level of operation will vary throughout the day. The proposed b4sinesses are intended to make the most productive use of this single building. Commissioner Gemosky asked for clarification on the petitioner's variation request regarding the 75-foot setback to the north. T. Brewer explained the ComEd easement immediately to the north of the subject property is zoned residential. Therefore, the petitioner is seeking a variation from the Village's requirement to separate commercial and residential uses with a 75-foot setback. The actual distance of the building to the residential property line is 29-feet. Brewer noted the easement provides a 200-foot setback from the homes to the north of the easement,and the variation is a.technical requirement since the Village zoned the ComEd easement as a residential land use. Commissioner Gemosky asked is the petitioner had responded to staff concerns about the alignment of the crosswalk leading across Devon Avenue. T. Brewer stated the petitioner would meet staff requirements on the location of the crosswalk. Commissioner Thompson expressed his concerns about traffic flow on the site. He noted that the majority of the traffic on Devon Avenue is eastbound in the morning. These motorists would need to access the property from Ridge, and the proposed drive-thru lane can only accommodate 7 or 8 cars before that access drive is blocked. Commissioner Thompson suggested an escape lane be added to the plan to provide motorists with an option to drive around the building if traffic does back up. Commissioner Sokolowski questioned if a screening fence is planned for installation along the western property line. L.Lenaghan responded a 6-foot high fence is planned for the western and northern property lines. Lenaghan stated that the existing vegetation along the north property line would be preserved as much as possible. He further noted that the grade differential at the rear of the property would be approximately five-feet lower than the existing ComEd easement. After grading and the installation of the 6-foot fence, the effective screening will be 11-feet high, and the building height is planned to be 14-feet. Commissioner Sokolowski asked for explanation of the exterior lighting planned for the site. Lenaghan stated the buildings would include wall units on timers, and that one timer would control all of the lights. Commissioner Ayers stated the petitioner should consider underground stormwater detention in order to provide additional area for a second drive-thru lane and increased parking spaces. Commissioner Ayers asked if staff had any input about the Village's ability to enforce property maintenance that would be the responsibility of the office building's condominium association. A. Boffice responded the Village would enforce existing property maintenance standards and restrictions on outdoor storage, but the tenants would be responsible for enforcing the covenants and restrictions governing the building. Boffice expressed his concerns on the leasing of the spaces to businesses that are inappropriate for an office/accessory storage type of building. He noted the petitioners own another building of this type and it includes businesses that require more parking than contemplated for this type of building. T. Brewer stated the condominium declaration will include a prohibition of outside storage. Commissioner Ayers noted the condominium association would be made of the unit owners who might not be diligent in enforcing the regulations. Commissioner Ayers questioned the ability of the Village to enforce the regulations of the condominium associations' declaration. A. Boffice stated the Village Attorney would need to investigate those enforcement powers. - 4 - Chairman Glass called for a 10-minute recess at 9:27 p.m. At 9:37 p.m.Chairman Glass called the meeting to order,and opened the hearing to questions from the audience. Leany Cassan stated she has been a resident for 21 years and was pleased to hear the Commission raise the concerns she had about the proposal. Ms. Cassar,expressed her opinion that the proposed buildings do not fit in a resiejential area due to their industrial appearance. She also felt the development would create an unacceptable increase in vehicle traffic. Ms.Kurdis,311 Walnut, stated her concern that vehicle traffic would be greatly increased in the neighborhood and requested the Commission to deny any driveway entrance on Ridge Avenue. Chairman Glass asked how high the retention wall on the portion of the site along Ridge would be. L. Lenaghan responded the wall would be three-feet above the parking lot's elevation, but would be below the elevation of Ridge Avenue. Chairman Glass asked for the distance between the screening fence along the north property line and the driveway to the north of the office/accessory storage building. L. Lenaghan responded approximately one- foot. Chairman Glass expressed his concerns about vehicles damaging the fence given its minimal separation from the drive aisle. Lenaghan stated it is common to construct fences close to drive aisles and did not foresee any problems with the fence location. Chairman Glass noted he visited the petitioner's existing office/accessory storage building on Devon Avenue. He stated the building is not yet fully occupied and the parking lot was almost full. Given the existing shortage of parking spaces, Chairman Glass expressed his concern that the proposed building would experience the same shortage of parking. Chairman Glass stated the Landscape Plan would need to be improved because this intersection is a gateway to the community, and the property is a highly visible site. He stated that meeting the Village's requirements will not be sufficient for this site, and suggested the petitioners contact ComEd to determine if they could add landscaping on the easement to screen the property from the residents to the north. Chairman Glass noted the enforcement of the condominium association's declaration is a concern of his and asked staff to have the Village Attorney consider any options that might be available to the Village to better guarantee the enforcement of the declaration's rules and restrictions. Chairman Glass stated the proposed drive-thru lane and number of parking spaces is not acceptable. He directed the petitioners to reconsider the layout of the entire site to ease the Commission's concerns about internal traffic circulation. Chairman Glass stated the traffic generated by the proposed uses would generally be limited to the intersection and would not create any significant traffic increases for the neighborhood to the north. Chairman Glass asked the petitioner if the proposed sidewalk along Ridge would be extended across the Com Ed easement to connect with the existing sidewalk at Walnut. Lenaghan responded that no discussions had taken place regarding the extension of public sidewalk across the ComEd easement. Chairman Glass confirmed that the sidewalk would need to be extended across the ComEd easement and would be made a requirement in the annexation agreement if the proposal is ultimately approved. Commissioner Henrici asked for clarification on the Village's parking requirements for the proposed office/accessory storage building. A. Boffice stated the Village requires 64 parking spaces and 62 are shown on the site plan. Boffice added that 97 spaces would be required if the use would be retail. - 5 - Commissioner Henrici asked how the calculation is made in determining the required number of parking spaces. Boffice stated the calculation is based on a percentage of the gross area of the building. In this case, staff calculated the percentage of office space and the percentage of storage space and averaged the number of spaces required for each type of use. Commissioner Henrici asked if parking spaces would be designated for the use of specific condominium owners. Lenaghan stated the parking lot will be lbr common use and no spaces would be reserved for specific addresses. Chairman Glass stated that the next available meeting date of the Plan Commission is December 5, 2001. He explained that revised plans need to be submitted for staff review. Chairman Glass underscored the need to submit plans soon enough to provide time for staff review prior to the December 5t°meeting if the petitioner wanted the Plan Commission to consider a revised plan. Chairman Glass stated the hearing will be continued to a later date, and closed the hearing at 9:55 p.m. Item 4: Adjournment Commissioner Meyers moved to adjourn and Commissioner Sokolowski seconded the motion. (Glass, Ayers, Gemosky, Henrici, Meyers, Sokolowski, Thompson,AYES, Hauser, Paliganoff ABSENT), the motion carried. Chairman Glass adjourned the meeting at 10:05 p.m. Respectfully submitted, i� �etcr4ka alas 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 Intern, Director of Engineering/Community Development, Director of Public Works, Fire Chief, Deputy Fire Chief(2), Assistant Fire Chief, Village Attorney. - 6 -