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HomeMy WebLinkAboutPLAN COMMISSION - 02/20/2002 - MEACHAM RD/ANNEX & DEVELOPMENT J c� Elk trove Village Plan Commission Minutes February 20, 2002 Present: J. Glass, Chairman P. Ayers C. Henrici J. Meyers D. Sokolowski T.Thompson Absent: F. Geinosky E. Hauser D. Paliganoff Staff: M. Pye,Asst. Dir. of Engineering S. Trudan,Asst. Dir. of Community Development P.Vadopalas, Assistant to the Village Manager Petitioner: L. Garr, Gan& Schleuter,Attorney at Law T. McGowen, Garr&Schleuter, Attorney at Law L. Cummins, developer G. Carey, owner Chairman Glass called the meeting to order at 8:05 p.m. Item 1: Annexation& Development-Meacham Road, South of Biesterfield Chairman Glass stated the petitioner had submitted a petition to annex approximately 8 acres of land at Meacham Road, south of Biesterfield Road. The subject property is located immediately south of the existing Cambridge Homes Whytecliffe Subdivision. The petitioners have requested an opportunity to discuss the development of this property with the Plan Commission before developing plans for an annexation petition. Lee Garr introduced himself as the representative of this proposal. Garr stated a plan for a row of townhomes had been submitted to the Village, which did not meet the Village's approval,primarily due to two variation requests: one for a culdesae that exceeds the maximum length permitted, and the other related to waiving required sidewalk on the south side of the proposed new roadway. Subsequently, a concept Plan for condominium buildings was submitted and has been provided to the Plan Commission for discussion' L.Garr stated the petitioner is seeking some consensus from the Plan Commission before proceeding in the planning of this site. Chairman Glass noted the Plan Commission normally considers a concrete plan developed by the petitioner. In this case, the concept drawing offers little detail to comment on. , 1 ' Commissioner Meyers questioned if the submitted condominium concept still contemplates the use of neighboring parking lots for alternate ingress and egress. Garr responded it does still contemplate this method of providing alternate access to the site. T. McGowen stated the petitioner has a written agreement in place with the owner of the neighboring Wal-Mart store for use of its parking lot. Chairman Glass asked for the distance between the proposed driveway off of Meacham Road and the neighboring driveway serving the Living Hope church? Garr responded approximately 25-feet. Commissioner Sokolowski noted the lot immediately to the north of the subject property is zoned for commercial development, and questioned if screening from the proposed residential units is planned. McGowen responded they are aware of the need to screen the two uses and would consider the combination of fencing and landscaping to accomplish this. Chairman Glass asked for the number of townhouse units proposed in the townhouse plan. Garr responded 36. Chairman Glass asked for the number of bedrooms in each unit. Garr responded 2. Commissioner Ayers questioned if the units would include basements. Garr responded they would include basements. Commissioner Ayers asked for the sales price of the units. Garr responded they would be priced in the upper-$200's. Commissioner Sokolowski questioned the availability of off-street parking. McGowen stated the units would each include a two-car garage, and a driveway that could accommodate up to 4 additional cars. Commissioner Ayers asked staff if the townhouse proposal was problematic from their perspective. M. Pye responded the two variations(culdesac and sidewalk)were the only issues from a code standpoint. Chairman Glass stated the site presents several challenges,namely provision of second access,the appearance of the buildings, and the nature of the surrounding uses. Chairman Glass noted the best alternative access plan would be the construction of the roadway in such a way as to provide access to an existing roadway, such as Home Avenue. Commissioner Henrici asked if the units would be sprinklered. McGowen stated they are willing to install sprinklers. Commissioner Henrici stated that the townhouse concept made sense in his opinion. Commissioner Ayers stated the plan makes sense to him as well, as an appropriate transition between single family homes to the north and the church and shopping center to the south. Commissioner Ayers questioned if the petitioner had considered the construction of single-family homes on the site. L. Garr responded that single family homes would not be economically feasible. Chairman Glass stated the construction of a public roadway to connect to another public roadway besides Meacham Road would be the secondary access most acceptable to the Village. At this time, the petitioners and Commissioners reviewed an aerial photo and discussed potential options to accomplish this, either to West Glenn Trail or to Home Avenue. Chairman Glass asked if staff had any opinion on either option. M. Pye stated there might be a concern about cut through traffic from motorists seeking to avoid the Meacham/Nerge intersection. Chairman Glass stated he lives in this area and does not believe the traffic counts are such that cut through traffic would be a major issue. Chairman Glass noted if the church driveway is eliminated, there would be additional development area and traffic conllicts between the two properties would be reduced. Chairman Glass noted the preliminary townhouse plan show limited outdoor recreational space, and recommended recreational space be increased. - 2 - M.Pye noted the property has a significant slope to the east, and in planning the site the developer would have to locate detention to the east side of the property. Chairman Glass stated he has no objections to the concept of townhomes on this property,if planned correctly. He stated any plan would need to include substantial landscaping and screening, some solution to the culdesac.issue would need to be engineered, and he suggested a curvilinear street would serve to break up the line of units going west to east. He noted the petitioner would need to be more creative,but the concept of townhouses would be appropriate for this site. Commissioner Henrici concurred. There being no additional questions,Chairman Glass adjourned the meeting at 8:50 p.m. Respectfully submitted Peter I Vadopalas 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. , 3 �