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HomeMy WebLinkAboutPLAN COMMISSION - 07/27/1992 - TEXT AMENDMENT/BOLGER � I ELK GROVE VILLAGE PLAN COMMISSION MINUTES July 27, 1992 Present: John Glass, Chairman John Meyers George Mullen David Paliganoff Paul Ayers Charles Henrici Thomas Parker Absent: Fred Geinosky, Secretary Pat Feichter Staff: Raymond R. Rummel , Administrative Assistant Renee M. Farrell , Administrative Intern Steve Trudan, Plan Reviewer Petitioners: Terry Bolger, Bolger Realty Mary Lawlor, Owner of Boulevard Preschool Jack Lawlor, Owner of Boulevard Preschool Angelo Palumbo, President Fairmont Group Tony Tontillo, Vice President Fairmont Group Tom Meyer, Vice President Fairmont Group Cliff Pixler - INTECH Engineering Consultant Chairman Glass called the meeting to order at 8:05 p.m. Item A: Bolger Text Amendment - Public Hearing The petitioners were sworn in by Acting Secretary George Mullen. Bolger explained to the Plan Commission the request for a Text Amendment to permit day care centers and pre-schools in B-1 zoned districts. Commissioner Parker questioned how many children will be attending the facility. Mary Lawlor stated the facility is licensed for 66 children. Commissioner Parker inquired as to the location of the day care center within the shopping center. Mary Lawlor stated the day care center is located in the middle of the shopping center with a card shop to one side and vacant store to the other side. Commissioner Ayers questioned if all health and licensing requirements have been met. Mary Lawlor responded that there are still health requirements to meet and license requirements by DECA have been applied for and are waiting approval . Mary Lawlor also stated the facility is 95% built. Plan Commiss Minutes • July 27, 1992 Page 2 Commissioner Mullen questioned if Boulevard Preschool had researched other sites for the location of the day care center/preschool . Bolger stated that every optional site was researched to relocate the school . The Devon-Tonne Market site was the only available site. Commissioner Meyers questioned if children will use the Park District playground facility. Mary Lawlor stated that the equipment is too large for children 5 and under. Mary Lawlor also stated that the preschool will purchase equipment that is safer for younger children. Mary Lawlor was unsure as to whether the use of Park District property is permitted. In addition, Mary Lawlor stated that the children will be outdoors from 10:00-11:00 a.m. and 3:00-4:00 p.m. and will be provided adequate space per child to meet code. Chairman Glass questioned if there were any comments from the audience. Nancy Carlson, Economic Development Assistant, spoke on behalf of the Lawlors. Chairman Glass closed the hearing at 8:20 p.m. Upon further deliberation, the Plan Commission voted unanimously to recommend that the Village Board grant a Text Amendment to Section 5.42 B of the Zoning Ordinance by adding thereto pre-school and day care facilities as permitted uses. Item B: Fairmont Estates Plat of Subdivision Commissioner Henrici questioned the extension of the north end of the cul-de-sac into the public right-of-way. Trudan stated that this design is acceptable. It was also noted by staff that whatever is extended will become dedicated as public right-of-way. Pixler stated that pedestrian access is improved by moving the cul-de-sac north and adjoining sidewalks. Commissioner Paliganoff questioned the plantings of the proposed evergreens at the north end of the cul-de-sac and the possible use of guardrail instead. Chairman Glass stated there have been other locations in the Village where evergreens have been planted adjacent to cul-de-sacs. It was noted there has never been an incident at these locations and they do provide a sufficient barrier and buffer. Staff also stated that the guardrails would not be warranted under minimum traffic conditions. Commissioner Ayers questioned the irregular shape of the lots sizes. Trudan stated that irregularly shaped lot sizes are not regulated by ordinance but are common in the Village. Chairman Glass questioned if the petitioners considered a U-shaped street instead of a cul-de-sac. Tontillo stated the U-shaped street Plan Commis Minutes July 27, 1992 Page 3 would require two(2) curb cuts on West Glen Trail , which was discouraged, and also would result in a loss of lots. Staff also noted that a second entrance off of West Glenn Trail would lend itself to hazardous conditions. Commissioner Parker questioned the possible hazardous conditions of the lots with driveways off of West Glen Trail and their close proximity to the school . Tontillo stated there are existing homes on West Glenn Trail with driveways near the school and should not pose as an additional threat. Commissioner Parker questioned the location of other developments by the Fairmont Group. Tontillo stated there are Fairmont homes in Park Ridge, Niles and Des Plaines. After further deliberation, the Plan Commission voted to recommend the Village Board to approve the final plat of subdivision. Upon voting, four AYES were counted to favor the recommendation, with two NAYS from Parker and Paliganoff and one ABSTAIN from Ayers. The Plan Commission also voted to recommend to the Village Board to grant a variation from Section B-126- 1-1A3(E) of the Municipal Code to permit a cul-de-sac over 400 feet in length. Upon voting, four(4) AYES were counted to favor the recommendation with one(1) NAY from Parker and two(2) ABSTAINS from Ayers and Palignoff. The Plan Commission also voted to recommend to the Village Board to grant a variation to Section B-12B-1-2-M-1(C) to permit the planting of eight(8) Colorado Spruce Evergreens in the Christa Parkway. Upon voting, four(4) AYES were counted along with one(1) NAY from Palignoff and two(2) ABSTAINS from Ayers and Parker. Adjournment: Commissioner Paliganoff made a motion to adjourn the meeting. Commissioner Meyers seconded the motion. Upon voting, all AYES, Chairman Glass adjourned the meeting at 9:10 p.m. Respectfully submitted, 6".e- rn - ?a+&e'021 Renee M. Farrell Administrative Intern el 7-31-92 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 I , July 28, 1992 TO: President and Board of Trustees FROM: ��ass�ai man, P an oim fission SUBJECT: Finding of Fact - Text Amendment to Allow Pre-Schools and Day Care Centers in B-1 Zoned Districts. The Village has been petitioned by Terrance Bolger, owner of the Devon-Tonne Market, for a Text Amendment to permit pre-schools and day care centers in B-1 zoned districts. The request was generated by the Boulevard Pre-School which wants to relocate to the Devon-Tonne Market. The Devon-Tonne Market is zoned B-1, and the relocation would not be permitted without the proposed Text Amendment. The Plan Commission met on July 1 to discuss the proposed Text Amendment. In addition, a public hearing was held on July 27 to consider the Text Amendment. At those meetings, it was learned that pre-schools and day care centers are permitted in B-2 and B-3 zoned districts. Since the Village permits that use in more intensive shopping centers and has done so with few if any problems, it is reasonable to extend the uses into B-1 shopping centers. In addition, by permitting day care centers and pre-schools in B-1 zoned districts, there will be another use available to fill vacant tenant space. The space the Boulevard Pre-School is to fill was vacant for almost 2 years. On balance, pre-schools and day care centers will select sites that best fit there needs such as being located near a park, easy access, and the structure meeting state and local codes. The Devon-Tonne space meets those requirements for the Boulevard Pre-School . Each shopping center space, however, will be evaluated by any prospective school to ascertain if the space fits its particular needs. Finally, loading zone parking has not been a problem with pre-schools in B- 2 and B-3 zoned districts and the same is anticipated of B-1 zoned districts. The standard for pre-schools and day care centers is to require parents to park their vehicles in the parking lot and escort and sign-in their children. This policy ensures the safety of the children. Upon further deliberation, the Plan Commission voted unanimously (Feichter, Geinosky; ABSENT) to recommend that the Village Board grant a Text Amendment to Section 5.42 B of the Zoning Ordinance by adding thereto pre-school and day care facilities as permitted uses. el 7-28-92 C: Plan Commission Chairman and Members, Village Manager, Assistant Village Manager, Administrative Assistant, Director of Engineering/Community Development, Village Clerk, Village Attorney, Fire Chief 0 0 July 28, 1992 TO: Chairman and Members, JPZ Committee FROM: C �o n R. Glass, hairman, Pa Commission REFERENCE: Fairmont Plat of Subdivision The Village received a proposed plat of subdivision from the Fairmont Group to divide a vacant 4.2 acre parcel , located at the southeast intersection of Biesterfield and West Glenn Trail , into an 18 lot residential subdivision. The property formerly was home to the Ascension Lutheran Church and Park District leased ball fields. On June 3, the Fairmont Group presented the Plan Commission with a preliminary plat of subdivision. It was learned that the property is zoned R-3 which requires minimum 7,500 square foot lots. The Fairmont Estates Subdivision meets that criteria. The developer plans to offer three different housing plans with each house having three elevations. All of the homes will be two story, four bedroom, two and one-half bath with two car garages and full basements. The homes will range in size from 2,200 to 2,600 square feet and will be priced between $220,000 to $250,000. The developer also noted that the property was tax exempt under the church, but the construction of the upscale subdivision will add to the property tax base. In keeping with the astronaut theme, the developer plans to construct one long cul-de-sac and name the road Christa in honor of Christa MacCullif, the teacher who died in the Challenger space shuttle. It was noted that the cul-de-sac is 625 feet in length. The Village' s subdivision control ordinance limits the length of cul-de-sac to 400 feet. A variation to the subdivision control ordinance is therefore required. In addition, due to the proximity of the cul-de-sac built to Biesterfield Road, the Plan Commission expressed concern that vehicles may try to drive over the parkway to exit Christa and enter Biesterfield. The petitioner was instructed to develop a possible landscape plan to prevent vehicles from driving across the parkway and to screen properties on the north side of Biesterfield from headlights. On July 27, the Plan Commission reviewed the final plat of subdivision. It was learned that the Village has granted several 0 0 variations to the 400 foot maximum length of cul-de-sacs. Those streets include: Street Approximate Length Stan ordCircle 650 Feet Fairfield Circle 650 Feet Morgan Drive 600 Feet Buckingham Court 535 Feet Mitchell Drive 520 Feet At that meeting, a proposed landscape plan was reviewed which would prevent vehicles from crossing the parkway between Christa and Biesterfield and would screen the homes across Biesterfield from headlights. The plan included the planting of eight(8), six(6) foot tall Colorado Spruce evergreens in the Christa parkway at the far north end of the cul-de-sac. A copy of the screening plan is attached. A variation would be required to allow the planting of evergreens in the parkway. After further deliberation, the Plan Commission voted (4 AYES Glass, Mullen, Henrici & Meyers; 2 NAY Parker, Paliganoff; 1 ABSTAIN Ayers) to approve the final plat of subdivision and recommended that the JPZ Committee and Village Board approve the subdivision. The Plan Commission also voted (4 AYES Glass, Mullen,Henrici & Meyers; 1 NAY Parker; 2 ABSTAINS Ayers, Paliganoff) to recommend that the Village Board grant a variation to Section 8-12B-1-1A3(E) of the Municipal Code to permit a cul-de-sac over 400 feet in length. Finally, the Plan Commission voted (4 AYES Glass, Mullen, Henrici & Meyers; 1 NAY Paliganoff; 2 ABSTAINS Ayers, Parker) to recommend that the Village Board grant a variation to Section 8-12B-1-2-M-1(C) to permit the planting of 8 Colorado Spruce in the Christa parkway. It should be noted that commissioner Ayers abstained as his office is involved in the real estate transaction of this property. JG/el C: President & Board of Trustees, Village Manager, Asst Village Manager, Administrative Assistant, Village Clerk, Director of Engineer/Community Development, Fire Chief, Village Attorney • • P, V D 0 � 0 . Z / v a at ` jo Ly �t k ''I o, hid IL SCALE:TANTS LNC. LATE•'717/72-