Loading...
HomeMy WebLinkAboutPLAN COMMISSION - 07/20/2005 - CASTLETOWN SUB Elk Grove Village Plan Commission Minutes July 20, 2005 Present: Plan Commission Zoning Board of Appeals F. Geinosky J. Gliveito E. Hauser D. Childress T. Thompson P. Kaplan J. Glass T. Rodgers D. Sokolowski J. Walz P. Ayers G. Schumm J. Meyers C. Henrici Absent: D. Paliganoff J. Franke Staff: M. Roan, Assistant to the Village Manager S.Trudan, Assistant Director of Community Development Petitioner: P. Hardiman, Hardiman Builders J. Hardiman, Hardiman Builders M.Hardiman, Hardiman Builders M. DePasquale, MJD Engineering Chairman Glass called the meeting to order at 7:10 p.m. Item 1: May IS Meeting Minutes Secretary Geinosky motioned to approve the meeting minutes. Commissioner Ayers seconded the motion. Upon voting(Glass,Geinosky, Hauser, Thompson, Sokolowski, Meyers, Henrici, Ayers, AYES, Paliganoff, Absent)the motion carried. Item 2: Castletown Subdivision-Re-Subdivision: 325 Landmeier Road Chairman Glass noted that this was ajoint meeting between the Zoning Board of Appeals and the Plan Commission. Chairman Kaplan(ZBA)read the petition into record and noted that the two variations being sought were a request to encroach 17 feet into the required 25 foot setback and to increase the Floor Area Ratio (FAR) from .40 to .43 on all lots. P. Hardiman identified himself as the petitioner for this project and was sworn in. P. Hardiman stated that Hardiman Builders had over 41 years of experience in the construction of custom homes. During that time they have built over 200 homes, including 14 in Elk Grove Village. P. Hardiman indicated that they are proposing to construct 9 homes within their subdivision, which would sell for approximately$650,000. He also stated that the average lot width would be 69 feet and that the - 1 - size of the homes would range from 2,600 to 3,400 square feet. All homes would have full basements,be entirely constructed of brick and stone, and most would have 3 car garages. P. Hardiman stated that they were present in order to seek a variation on Lot 9 to complete the requirements for a R-3 development. Without the variation, it was noted that the lot may have to be dedicated to the Village. In regard to the FAR, P. Hardiman noted that the current code is set at 0.40,but they'd like it increased to 0.43. The need for the variation would be to increase the garage size to permit 3 car garages. He noted that the Whytcliffe Subdivision received a similar variation. Commissioner Schumm(ZBA) questioned the petitioner regarding the approximate square footage of the home on Lot 9. P. Hardiman stated it was approximately 2,500 square feet. Commissioner Schumm asked if it was a 2-story home with a 3 car garage. P.Hardiman stated that there would only be a 2-car garage. Commissioner Schumm noted that their request for an 8-foot sideyard would require a large variance from the ZBA. P. Hardiman stated that they would be open to suggestions. Commissioner Schumm asked if there were any requirements for water retention/detention. P. Hardiman stated that since it was less than 5 acres in size, the Village does not require a special area for water retention/detention. Commissioner Schumm asked which direction the driveway would be facing for the home on Lot 9. P. Hardiman stated that it would be facing Castletown Road. Commissioner Walz(ZBA)asked the petitioner how many garages would fit in a home on Lot 9. P. Hardiman stated that only a 2-car garage would be feasible. Commissioner Walz asked how much more space the 0.03 FAR would provide. P. Hardiman noted that the variation would allow for 3-car garages to be between 625-650 square feet, whereas 2-car garages are approximately 400 square feet. Commissioner Oliveito (ZBA) stated that he had no questions. Commissioner Rodgers (ZBA) asked if the petitioner knew the distance between the property line of Lot 9 and the neighbor's home. The petitioner indicated that he did not know the distance. Commissioner Rodgers had concerns that the two-story home on Lot 9 would hover over the adjacent home. Commissioner Childress(ZBA)had concerns regarding the distance between the roadway and home on Lot 9 and asked the petitioner if they had any intentions of protecting it from vehicular travel. P. Hardiman stated that they were open to any suggestion. Commissioner Childress recommended that the petitioner consider different uses for Lot 9 such as open space,park area or flood control. P. Hardiman stated that they could do that. Chairman Kaplan noted that in order to produce a variation,the petitioner should be able to demonstrate that a hardship exists. Chairman Kaplan asked the petitioner what their hardships were. Chairman Kaplan stated that they could change the size of the garages from 3 to 2-cars and they could also reduce the size of the homes. With that being said, he turned the hearing over to the Plan Commission. Commissioner Thompson (Plan Commission) noted the petitioner's letter regarding the FAR and the Whytcliffe Subdivision and stated that just because a variation was granted for one that the Plan Commission is not required to grant it for everyone else. He stated that each situation is dealt with separately. - 2 - Commissioner Thompson noted that Lot 9 was an extremely irregular lot and asked if the petitioner had approached the Village and have it turned over as open space. M. Roan stated that the Village did not want to assume the maintenance responsibility for Lot 9. M. Roan stated that the petitioner should consider forming a homeowners association to maintain the parcel. Commissioner Ayers (Plan Commission) stated that when he constructed his subdivision off of Cook County roadway that he was required to provide storm water detention. M. DePasquale, the petitioner's engineer,noted that he has been in contact with Cook County and they have indicated that since the water would drain away from the roadway that the petitioner would not have to provide additional storm water detention. Commissioner Sokolowski(Plan Commission)asked the petitioner if they were not granted the variation for the required 25-foot setback if they would be able to construct something smaller. P. Hardiman indicated that they might be able to construct something smaller. J. Hardiman stated that they would be willing to give the property to the Village. In regard to the FAR, he noted that his subdivision is different in that he is not dealing with teardowns. He stated that this would be a stand-alone subdivision. Commissioner Ayers stated that when he built his subdivision he probably could have crammed another home into it, but he didn't. Commissioner Ayers recommended eliminating Lot 7 and consolidating it with the other lots so that a variation to the FAR would not be required. Commissioner Ayers noted that the petitioner shows a 60-foot right of way. He asked the petitioner if they would be constructing sidewalks on both side of the street. P. Hardiman noted that they would do whatever the Village requests of them. Commissioner Hauser(Plan Commission)asked the petitioner when the property was annexed. T.Hart, of 325 Landmeier, who owns the property in question stated that she thought the property was annexed in the 1980s. Commissioner Hauser asked if the petitioner would include fencing along the east side of the street, bordering the Forestview subdivision. P. Hardiman stated that they would if it was required. Commissioner Hauser asked what their timeframe would be. P.Hardiman indicated that they would begin construction immediately. Commissioner Hauser asked how many homes would have 3 car garages. J. Hardiman stated that he did not know that answer at this time. Commissioner Hauser questioned whether or not approval had been received from the Illinois Department of Natural Resources and the petitioner indicated that it had. Commissioner Hauser questioned whether or not approval had been received from the Cook County Transportation Department and the petitioner indicated that it had, with the exception of the engineering approval. Commissioner Meyers(Plan Commission)asked the petitioner if they had considered building 2-1/2 car garages. J. Hardiman stated that they wanted the FAR variation for the extra square footage for the 3 car garages. M. Hardiman stated that they had not looked into using 2-1/2 car garages. - 3 - Commissioner Meyers noted that the petitioner needed to include sidewalks in his development and asked if there would be enough space along Lot 9. M.DePasquale stated that there is 15 feet from the back of the curb to the property line for a sidewalk to be installed. Commissioner Meyers asked if Casteltown Subdivision was going to have a homeowners association. P. Hardiman stated that it could be done. Commissioner Meyers asked if they had spoken with the Park District to see if they wanted to take over the property. P. Hardiman stated that they had only spoken with the Village. Commissioner Meyers asked if a cul-de-sac could be built. M. DePasquale stated that a cul-de-sac would cut off through access. J. Hardiman stated that the Engineering Department liked the idea of a through street. Commissioner Meyers stated that he would feel better if a homeowners association were created. Chairman Glass stated that another thing to consider was the maintenance of the parkway on the east side of the street. Commissioner Henri (Plan Commission) stated that he had the same issues as everyone else with Lot 9, that it was not buildable. Secretary Geinosky stated that he had a real problem with the FAR, and recommended that the petitioner look into 2-1l2 car garages instead of the 3-car garages. Secretary Geinosky recommended that the petitioner either create a homeowners association to maintain Lot 9 or ask the Park District if they want to take over the parcel. Chairman Glass requested a recess at 7:55. At 8:05 the hearing reconvened. Chairman Glass opened the hearing to the public. L. Weenul, 302 Howard,noted that he has a concern regarding the potential for flooding of his property. L. W eenul also stated that several years ago when he asked the Village for a variation for a garage addition,he was denied because the Village had issues with his request. He indicated that this situation was no different. Chairman Glass made a comment regarding his flooding concerns and noted that water cannot drain off any faster than it currently does. R. Hullison, 329 Landmeier, questioned if there was going to be a fence to screen his property. In addition, he wanted to know if the intersection at Landmeier was going to be terraced, as the difference from the street to his property is approximately 5 feet. Chairman Glass noted that there would be a drop off. R. Hullison asked who would be responsible for cutting the grass. Chairman Glass stated that it would likely be the homeowner association's responsibility. A. Stramalio, 320 Forestview, asked what was going to be done with the overhead utility lines. Chairman Glass noted that they were located on unincorporated property. A. Stramalio asked why the development was not set up so that the backyards touched. J. Hardiman stated that the Village wanted the road located in its current location due to its access with Landmeier Road. M. Cichorski,Forestview,had concerns with Lot 9 and its location near an adjacent park. He indicated that if a home was constructed there, there could be serious safety issues. R. Weelum, 302 Howard, stated that Casteltown Road's access to Howard Street was too close. - 4 - V. Camacho, unknown address, stated that he agreed with Commissioner Ayers recommendation to remove one of the eight lots and widen the remaining seven. V. Camacho asked if there was going to be a sidewalk on Lot 9. Chairman Glass stated that there would be a sidewalk on Lot 9. V. Camacho asked if fencing was going to be included. Chairman Glass stated that he did not know if they were going to recommend fencing. V. Camacho stated that he had concerns with Lot 9 and its proximity to the adjacent park. L. Weelum stated that since Lot 9 was such a major issue that he would be willing to take it. L. Heffley, 332 Forest View, stated that the builder has indicated that the homes they are proposing are of similar character with what currently exists. L. Heffley believes that statement is not accurate since many of the existing homes are split levels and ranches. She also noted her concerns regarding traffic and the nearby park. There being no further questions, Chairman Glass indicated that he had several comments for the petitioner. Chairman Glass noted that he felt Lot 9 was a disaster. He noted that something needed to be proposed for the maintenance of the parkway on the east side of the street. In addition,he was considering a recommendation of no sidewalks on the east side of the street. He stated that 3-car garages require 3-car driveways, and that he felt that would eliminate too much green space in the front yards. J. Hardiman noted that they can construct 2-1/2 car garages. Commissioner Ayers questioned if the street could be moved further south. M. DePasquale indicated that by doing that it would create a major safety issue. Chairman Glass noted that he felt there was too much building on too little land. Based upon the Plan Commission's comments,Chairman Glass recommended that the petitioner revise his plat showing more green space on Lot 9. M. Hardiman questioned if changes needed to be made if no variation was being requested on Lot 9. Chairman Glass stated that the petitioner needed to develop a maintenance plan for the right of way on the east side of the street and potentially Lot 9, show how the property is going to be screened from the neighboring properties, and remove the sidewalk on the east side. Chairman Glass stated that the petitioner was going to have to come back before the Plan Commission to receive approval for the Plat of Re-Subdivision. Commissioner Meyers stated that he did not see a reason for the sidewalk on the east side of the property. Chairman Glass stated that he agreed and that the petitioner needed to create an association for maintenance purposes and screen the property to the east. Commissioner Meyers stated that he wasn't recommending that the property to the east be screened. He felt that was a decision for the association to make. The neighbor to the west of the proposal asked if fencing could be installed all the way down, from Lot 1 through Lot 8. Chairman Kaplan asked the petitioner if he was still seeking variations. J. Hardiman indicated that he would like to hear what the ZBA would like him to do. Chairman Kaplan stated that they could defer his vote until later if the petitioner was going to make changes and seek any additional variations. J. Hardiman stated that they would not be looking for anything else. J. Hardiman asked that the requested variation for the Lot 9 setbacks be removed and asked for a vote on the FAR variation. - 5 - Commissioner Childress asked how many trees would be removed. J.Hardiman stated that he had intended on keeping as many as possible. Commissioner Childress asked if he would consider an earth type berm. J. Hardiman stated that it would be consider. Commissioner Walz questioned if Lot 9 was removed what the average square footage of the homes would be. J. Hardiman stated it would be 3,100 square feet. Commissioner Walz stated that the petitioner still has the additional square footage of the basement,which is not included. Based upon this information,and if a tandem garage were constructed,he questioned whether or not the petitioner needed the ZBA's variation. J. Hardiman removed his request for the setback variation. Commissioner Childress made a motion to recommend denial of the FAR variation. Commissioner Walz seconded the motion. Upon voting(Walz, Rodgers, Childress, AYES, Schumm, Oliveito, NO, Kaplan, Abstain)the motion carried. Chairman Glass asked the petitioner to make the necessary revisions to his Plat of Re-Subdivision and formulate a proposal for the remaining issues. Item 6: Adjournment Commissioner Meyers moved to adjourn and Secretary Geinosky seconded the motion. Upon voting (Glass, Geinosky,Hauser,Thompson, Sokolowski,Meyers,Henrici,Ayers, AYES,Paliganoff, Absent) the motion carried. The meeting was adjourned at 9:O5 p.m. Respect fu y submitted, Matthew J. Roan 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,Director of Engineering/Community Development, Director of Public Works, Fire Chief, Deputy Fire Chief (2), Assistant Fire Chief, Village Attorney. 6 -