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HomeMy WebLinkAboutPLAN COMMISSION - 06/03/1992 - 2731 OLD HIGGINS/CONTINUED ELK GROVE VILLAGE PLAN COMMISSION MINUTES June 3, 1992 Present: John Glass, Chairman Fred Geinosky, Secretary John Meyers Paul Ayers Charles Henrici George Mullen Pat Feichter David Paliganoff Absent: Thomas Parker Staff: Raymond R. Rummel , Administrative Assistant Renee M. Farrell , Administrative Intern Alan J. Boffice, Director of Engineering/Comm. Dev. Petitioners: Dan Pappas, Kantzavelos' Attorney Christ Kantzavelos, Property Owner-Old Higgins Road Mike Morales, Kantzavelos' Engineer Angelo Palumbo, President Fairmont Group Tony Tantillo, Vice President Fairmont Group Cliff Pixler, Intech Consultant Chairman Glass called the meeting to order at 8:00 p.m. Item A: Continuation of public hearing for Kantzavelos Annexation, 2731 Old Higgins Road, Docket 92-4. The petitioners were sworn in by Secretary Geinosky. Pappas stated that the subject property is a little over 27,000 square feet including the Old Higgins right-of-way. Upon annexation, the right-of-way will be dedicated to the Village leaving a lot size of 22,187.86 square feet, which falls below the minimum B-2 zoned lot size by 312.14 square feet. Morales explained that a 4,500 square foot building will be built in two phases on the property. Phase 1 is a 2,500 square feet restaurant and phase 2 is a 1,900 square 'feet for retail shops. Commissioner Paliganoff questioned the length of time to construct both phases of the building. Morales stated that they plan to construct the restaurant within six months and delay construction of the retail shops, depending on the profitability of the restaurant. Plan CommissioMinutes • June 3, 1992 Page 2 Commissioner Ayers questioned if there were enough parking spaces in the lot. Boffice answered that the parking is in compliance with Village codes. Commissioner Geinosky questioned the type of restaurant to be built. Kantzavelos stated the establishment would only serve breakfast and lunch and be open from 5 a.m. to 3:30 p.m. Commissioner Geinosky questioned the traffic flow and its impact on accessibility to the building. Morales stated there is an entrance off Elmhurst. Morales also stated that the location is visible from Elmhurst and Touhy. The signage is expected to meet Village codes. Commissioner Geinosky then reviewed the comments made by Al Boffice in his June 3 memo. Geinosky questioned the comments made on the site plan regarding the parking lot. Further discussions are necessary between staff and the developer to come to an agreement on the final site plan. Morales commented that there will be no semi-truck parking. Delivery vans will be expected to back in and pull out of the lot. Commissioner Feichter questioned when the road construction in the area will be completed. Boffice stated completion is expected by the end of the summer. Commissioner Henrici questioned if the parking stalls located on the twenty-five (25) foot easement is permitted. Boffice stated this use is permitted. Commissioner Meyers questioned if an addition was made to the restaurant or retail shops, would more parking stalls be needed. Boffice stated that 1,500 square feet can be added to the restaurant without additional parking stalls. Boffice recommended a seventeen (17) foot paved stall with two (2) feet as overhang parking along the front of the lot that is landscaped. It was also noted that the parking spaces used for what was previously Jans Grill could not be counted for the proposed development since it is not contiguous due to the separation by a public street. Morales stated that the area consisting of phase two of development will be landscaped until construction occurs. Chairman Glass restated the three issues to the development as follows: 1. Rezoning of the property to B2; 2. A variation to the B-2 lot size and; 3. Authorization as required in the zoning ordinance to allow two foot overhang parking into the landscaped area. Plan Commiss*Minutes • June 3, 1992 Page 3 There were no questions or comments from the audience. Chairman Glass closed the public hearing at 9 p.m. After further deliberation, Commissioner Mullen moved to recommend that the Village Board grant the following: 1) B-2 zoning to the property located at 2731 Old Higgins Road; 2) a variation to the Zoning Ordinance to allow a B-2 lot of less than 22,500 square feet; and 3) to allow under Section 3.94 B of the Village Zonin Ordinance seventeen (17) foot paved parking stalls with two ?2) feet of overhang for the thirteen (13) spaces facing Higgins Road. Commissioner Meyers seconded the motion. Upon voting, seven AYES were counted to favor the recommendation, with one NAY from Feichter. Item B- Florida Tile Resubdivision Commissioner Geinosky moved to approve the plat of subdivision. Henrici seconded the motion. The motion carried unanimously. Item C - Fairmont Subdivision - 18 lot Residential along West Glen and Biesterfield Commissioner Ayers disclosed that his office is involved in the real estate transaction for this property. Chairman Glass questioned why Christa Court does not go through to Biesterfield. Boffice stated that access is discouraged off primary streets when other access is available. A street light and 2 parkway trees can be placed at the end of the Christa Cul-de-sac to discourage access from Biesterfield. Boffice noted that the preliminary plat shows forty (40) feet of grass separating Christa Court and Biesterfield. It was noted by Boffice that the length of the Cul-de-sac (520 ft.) is 120 feet longer than the municipal code requirement (400 ft.) . Neither Boffice nor the Fire Department has objections to this length. Commissioner Henrici questioned the square footage of homes on lots 11, 15 and 18. Palumbo stated the homes will range from 2,200 to 2,600 square feet. Commissioner Meyers expressed concern about the placement of the driveway for lot 18 stating this should be as far south as possible. The developer will be revising the preliminary plat to address the concerns of staff and the Plan Commission. Plan Commiss*Minutes • June 3, 1992 Page 4 Adjournment: Commissioner Mullen motioned to adjourn the meeting. Commissioner Geinosky seconded the motion. The motion carried unanimously. Chairman Glass adjourned the meeting at 9:30 p.m. Respectfully submitted, Renee M. Farrell Administrative Intern el 6-8-92 C: Chairman and Members of Plan Commission, ZBA Chairman, Village President, Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Administrative Intern, Director of E/CD, Director of Public Works, Fire Chief, Deputy Fire Chief, Village Attorney