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HomeMy WebLinkAboutPLAN COMMISSION - 06/18/2003 - STEAKNSHAKE/TANTILLO HOMES Elk Grove Village Plan Commission Minutes June 18, 2003 Present: J. Glass F. Geinosky P. Ayers E. Hauser C. Henrici M. Meyers D. Paliganoff D. Sokolowski T. Thompson Absent: None Staff: P. Vadopalas, Assistant to the Village Manager M. Pye, Assistant Director of Engineering S. Trudan, Assistant Director of Community Development Petitioners: J. Scott, Steak `n Shake J. O'Hara, Tantillo Homes T. Tantillo,Tantillo Homes Chairman Glass called the meeting to order at 8:00 p.m. Item 1: April 2,2003 Meeting Minutes Secretary Geinosky noted that the first paragraph on Page 2 of the draft meeting minutes included several grammatical errors, and P. Vadopalas responded the corrections would be made. Commissioner Henrici moved to recommend approval of the meeting minutes as corrected, and Commissioner Meyers seconded the motion. Upon voting (Glass, Geinosky, Hauser, Henrici, Meyers, Paliganoff, Sokolowski, Thompson, AYES, Ayers, Abstain) the motion carried. Item 2: Steak `n Shake Landscape Plan—Meacham Road Joe Scott introduced himself as the construction manager for Steak `n Shake. J. Scott stated that Steak `n Shake plans to complete construction in mid-August, and to open for business around Labor Day of this year. The Landscape Plan submitted for the property has been reviewed by staff, which recommends approval as submitted. Commissioner Sokolowski noted that the plan includes filling the gap under the screening fence on the east side of the site, and questioned if the area would be sodded. J. Scott responded that the crown of the berm will be raised on the west side of the fence and sodded and landscaped. The berm will be raised enough to block any view under the fence. Chairman Glass asked there were any other questions about the proposed Landscape Plan. There being no further questions or comments, Chairman Glass asked for a motion on the proposed Landscape Plan. Commissioner Ayers moved to approve the Steak`n Shake Landscape Plan as proposed. Commissioner Meyers seconded the motion. - 1 - Upon voting(Glass, Geinosky, Ayers, Hauser, Henrici, Meyers, Paliganoff, Sokolowski, Thompson, AYES)the motion carried. Item 3: Tantillo Homes Condominium Proposal—Perrie Drive John O'Hara introduced himself as the representative for Tantillo Homes. He stated the subject property is adjacent to the Regency Square apartment complex, north of Landmeier Road, on the east side of Perrie Drive. Tantillo Homes is before the Plan Commission to petition for a Special Use amendment to permit the construction of condominiums and revised site plan approval. O'Hara stated the subject property totals 3.9 acres. The land use to the east is low rise industrial, a park site to the west, and 12-flats and 3-story apartment buildings to the west and north. O'Hara described the site history, staring that in 1977 the Village adopted Ordinance#1195 approving the construction of 6 apartment buildings with a total of 96 units. In 1984,the Village adopted Ordinance#1672 approving an amended site plan for the construction of 4 apartment buildings totaling 104 units. Tantillo homes now proposes to construct 3 condominium buildings, also totaling 104 units. The total site area is 173,250 square feet. The Tantillo proposal totals 157,380 square feet of building area, which is an increase from the plan approved in 1984, which totaled 89,000 square feet. O'Hara stated the increase is due to Tantillo's plan to construct indoor parking at the ground level of each building. The proposed building site coverage ratio totals 26%, increased from the 1984 total of 17%. The Tantillo condominium plan proposes the construction of 3 buildings of 5 residential floors over one floor of ground level parking. 7 units per floor are proposed, and the gross square foot per unit totals 1,513. O'Hara stated the buildings are oriented to minimize the view of the industrial properties to the east of the site. O'Hara described the exterior of the buildings, stating the design is influenced by prairie style features. The buildings are brick exterior, all masonry construction. Low sound transmission window glazing is proposed to enhance the comfort of the units. Each building would feature and owner storage area on the first floor. O'Hara stated each building would include 15 two-bedroom units, 10 one bedroom units with a den, and 10 "variable units"that could be used as one or two bedroom units. O'Hara stated that in response to staff review comments the height of the buildings has been lowered to 59' 10", complying with the Village's height restriction of 60-feet. Additional parking has been added to the rear of the site and near the entry drive,bring the parking ratio to 2.0 per unit. O'Hara stated that a 30,000 square foot area on the west side of Perrie Drive can be converted to additional guest parking if necessary. The area may have been planned for tennis court construction to serve the Regency Square apartments, but is now controlled by Tantillo Homes, which would construct parking spaces there if needed. Commissioner Hauser asked for information on Tantillo Homes' experience in the area. J. O'Hara responded that Tantillo Homes started as a company in 1988. Residential subdivisions have been constructed in Itasca, Bloomingdale, Woodridge, Elk Grove Village, and Des Plaines. Commissioner Hauser questioned why the project data showed 104 units instead of 105, since Tantillo proposes the construction of 3 buildings with 35 units each. J. O'Hara responded that one of the units will be set up as a community room, and was not included in the residential unit total. - 2 - Commissioner Henrici questioned if a height variation is needed. J. O'Hara responded that the total height of the buildings has been revised to 59' 10"to avoid the need for a height variation. O'Hara stated this height calculation is measured to the top of the roof beams. Commissioner Hemici asked how much higher the roof cornices reach. J. O'Hara responded that a 2-foot parapet wall is proposed for the rooftop. S.Trudan stated that the height will be reviewed in advance of the public hearing to determine if a variation is needed. Commissioner Geinosky asked what demographic the condo units would be marketed to? J. O'Hara responded that "empty nesters"would be the most likely demographic. He explained that this development would be of interest to individuals and families who want to eliminate maintenance concerns associated with single family homes yet remain in Elk Grove Village. There are currently few opportunities to move into condominiums in Elk Grove, let alone at the size and quality proposed by Tantillo Homes. Commissioner Geinosky questioned what the sales price would be. O'Hara stated the estimated sales price is $180 per square foot, which translates to the mid$200,OOOs. Commissioner Geinosky questioned if Tantillo Homes has experience with this type of construction. J. O'Hara responded that he has constructed similar mid-rise and high-rise projects in the past. Commissioner Thompson asked if laundry facilities are proposed for the units. O'Hara responded that a laundry room is proposed for all units. Tony Tantillo introduced himself as a principal of Tantillo Homes and explained that the proposed development will revitalize the general neighborhood. Coupled with the conversion of Regency Square Apartments into condominiums, the entire area around Perrie Drive would be an improved neighborhood. J. O'Hara stated that Tantillo Homes was interested in acquiring the subject vacant property,but the sale of the property was contingent on the purchase of Regency Square Apartments. S. Trudan noted that, to date,no information has been submitted to the Village regarding the conversion of Regency Square into condominiums. Trudan noted that under the Village's Condominium Conversion Ordinance, a list property information is to be submitted to the Village prior to the conversion and prior to the marketing of the conversion. Trudan stated that repeated attempts to gain information about the proposed conversion have been unsuccessful. J. O'Hara provided the name of the individual to contact with the management at Regency Square Apartments. Commissioner Sokolowski noted that he will focus on security at the proposed condominium development during the public hearing on this petition. He stated that the Police and Fire Departments respond to frequent calls to Regency Square Apartment area, and questioned if Tantillo Homes considered this issue in their proposal. J. O'Hara responded that Tantillo did consider security issues. Commissioner Sokolowski asked that input from the Police Department be provided to the Commission about any concerns they might have. Commissioner Ayers stated he is familiar with other projects constructed by Tantillo Homes and noted that problems occurred with the Villages of Itasca and Bloomingdale. J. O'Hara stated that Tantillo Homes developments at those communities did not go as smoothly as Tantillo would have liked. He stated that the development in Bloomingdale did not sell as quickly as planned, which raised concerns from residents, and that weekly meetings between Tantillo Homes and the residents addressed those concerns. As of today,those units are constructed and are being marketed for sale. The residents who expressed construction quality concerns were quickly followed up on. J. O'Hara stated in Itasca, at one time the project experienced 1,100 customer service items that were all addressed within 60 days. He noted that when problems arise,Tantillo responds to address the problems and has never abandoned a project. Commissioner Paliganoff asked what Tantillo's definition of"luxury" is. J. O'Hara stated location in a desirable community, proximity to roads and transportation, and type and quality of construction. In the proposed - 3 - condominium development, sound insulation will prevent residents from hearing neighbors or water pipes behind the walls. The proposed units are large in size. Commissioner Paliganoff questioned if buyers would be given the opportunity to customize the construction of their units. J. O'Hara stated that buyers will be given customization options ranging from flooring to cabinetry, and will be able to choose a variety of finishes. Commissioner Paliganoff asked if a full-time manager will work at the condominium buildings. J. O'Hara stated that an off-site manager will be assigned responsibility for the development unless the homeowners association determines that an on-site manager would be needed. Commissioner Paliganoff asked what the construction period would be. J. O'Hara responded that Tantillo Homes would like to begin construction in 2003, and the development would take 10 to 12 months to complete. Of the three buildings, he expected proposed building#1 (northeast corner of the site) to be constructed first. Commissioner Henrici referenced the elevation plan,and asked for information on the exterior finish of the upper floor. J. O'Hara responded that the entire exterior would be brick, and that the brick color at the top floor was a lighter shade that the remainder of the building. Commissioner Hauser questioned how snow removal would be handled. J. O'Hara stated that snow removal would be the responsibility of the homeowners association, which could haul snow away or store snow in the detention area. Chairman Glass expressed his concerns about locating a luxury condominium development at this location. To the north of the site is an existing apartment complex that cannot be considered a luxury development, and the apartment complex to the west is troubled with crime. The subject property is immediately west of the industrial park. Chairman Glass stated that the sales price may be high considering the property's surroundings. Chairman Glass stated he has concerns about past difficulties with the Village of Bloomingdale and the diligence and quality issues experienced in Itasca. Chairman Glass questioned if this development would be marketable. Chairman Glass stated that additional guest parking would need to be provided. J. O'Hara stated that Tantillo Homes plans to make use of the 30,000 sq. foot undeveloped area to the west of Perrie Drive for the construction of guest parking spaces. Chairman Glass stated the guest parking lot would need to be deeded to the homeowners association for their control and management. Chairman Glass stated that the parking ratio at Talbots Mill is 2.68 and known to have a parking problem, and as proposed,the parking ratio for the Tantillo development is 2.0. Chairman Glass expressed concerns about the construction of three six-story buildings in this area, and questioned the distance from the single family homes to the west of the property. J. O'Hara responded he would determine the distance prior to the public hearing. Chairman Glass stated that the buildings would tower over surrounding properties. Chairman Glass asked staff to contact Village officials in Bloomingdale and Itasca to learn about their experiences with Tantillo Homes. Chairman Glass stated that given the lack of information about the conversion of Regency Square Apartments, the Plan Commission is not prepared to consider the construction of guest parking on the 30,000 square foot area to the west of Perrie Drive. He stated the parking spaces that could be constructed there would likely be needed for the condo conversion, and not be available to Tantillo Homes. S. Trudan stated that a property report still needs to be submitted to the Village before that determination can be made. "Tony Tantillo stated that the area is in a state of decline, and Tantillo Homes is leading this development effort to preserve the neighborhood and property values. Likewise, the individuals proposing the conversion of Regency Square Apartments are making an effort to improve that property, which would be a benefit to the entire Elk Grove - 4 - community. T. Tantillo asked that the Village act as a partner in assisting this development and the improvement of the neighborhood. T. Tantillo invited Village officials to contact the Villages of Itasca and Bloomingdale. Chairman Glass asked that a list of Tantillo developments and their locations be provided to the Village. T. Tantillo responded a list of sites would be provided and he invited the Commissioners to visit the developments. Chairman Glass stated that Tantillo Homes will need to make a case at the public hearing about the marketability of the proposed condominium buildings, address height concerns and whether a height variation would be needed, and review the concerns about the adequacy of parking. Commissioner Ayers questioned if site plan that the Village previously approved was reviewed as a Planned Unit Development. S. Trudan noted that the past approvals were based on different Zoning Ordinances. The initial plan was approved under Zoning Ordinance#80, the revised plan under Zoning Ordinance#842, and now the Tantillo Homes proposal is subject to Zoning Ordinance#2410. Based on staff's research, the review procedures in 1977 for the initial site plan review are unclear. Chairman Glass asked that staff investigate further in advance of the public hearing. S. Trudan stated the various information requested about the proposed Regency Square condominium conversion, Tantillo Homes' past experience with other communities and the site history may not be available by the July 2'd hearing, and suggested the hearing may need to be postponed. Chairman Glass stated the Plan Commission could postpone the hearing until all the requested information is available. Commissioner Henrici suggested the hearing proceed as scheduled, and further continued if deemed necessary. T. Tantillo stated that canceling the scheduled public hearing would create banking and financing difficulties based on agreed commitments, and requested that the hearing proceed as scheduled. T. Tantillo stated his staff would be responsive in assisting the Village address the Plan Commission's concerns before the hearing. Chairman Glass asked that staff meet tomorrow to determine the possibility of gathering the needed information. Chairman Glass stated that the Tantillo Homes July 2"d public hearing would be held unless it was determined that the information could not be made available in time. Chairman Glass noted that the lack of information on the Regency Square condominium conversion is a serious concern, given the questions remaining about the possibility of constructing guest parking on the 30,000 square feet to the west of Perrie Drive. Item 4: Adjournment There being no further questions or comments, Chairman Glass asked for a motion to adjourn. Commissioner Henrici moved to adjourn and Commissioner Meyers seconded the motion. Upon voting(Glass, Geinosky, Ayers, Hauser, Henrici, Meyers, Paliganoff, Sokolowski, Thompson, AYES)the motion carried. The meeting was adjourned at 9:40 p.m. Respe lly submitted- 4 ubmitted4 / Peter J. Vadopal"as 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. 5 -