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HomeMy WebLinkAboutPLAN COMMISSION - 11/19/1980 - KLEHM PETITION Minutes Elk Grove Village Plan Commission Wednesday, November 19, 1980 The regular meeting of the Plan Commission was called to order at 8:00 p.m. on Wednesday, November 19, 1980 in the Council Chamber of the Municipal Building, 901 Wellington Avenue. MEMBERS PRESENT: MEMBERS ABSENT: Kenna, Edward W. , Chairman Cummins, Leah, Secretary Geinosky, Frederick C. Glass, John R. Mullen, George E. Paliganoff, David J. Stangeland, Orrin J. STAFF PRESENT: Charles A. Willis, Village Manager George B. Knickerbocker, Village Attorney Thomas J. Cech, Village Engineer George C. Coney, Director of Finance Fred J. Engelbrecht, Chief of Police Stephen M. Feller, Administrative Assistant H. Peter Kaleta, Director of Public Works Thomas F. Rettenbacher, Building Commissioner James E. Sunagel, Deputy Fire Chief Docket 80-6: Klehm Petition for Text Amendment, preannexation rezoning of 116.4 acres, and rezoning of 8 acres The Plan Commission, acting as a Zoning Commission, conducted a Public Hearing on the petition of Lois and Carl K1ehm, Sol A. Rosen, and the La Salle National Bank. The petitioners were requesting that the Village take the following action: (1) Adopt a Text Amendment to the Elk Grove Village Zoning Ordinance establishing an Office Park Special Use District; (2) Rezone approximately 7.23 acres of property currently within the corporate limits of the Village from Light Industrial to Office Park Special Use District; (3) Approve the preannexation rezoning of approximately 117 acres of property for an Office Park Special Use District use. The property is located east of Arlington Heights Road and south of the Illinois Toll Road. Howard G. Krafsur, developer (Bennett and Kahnweiler Associates) , Benjamin Randle, attorney (Marks, Katz, et a1) , Roger Seitz, land planner (Skidmore, Owens and Merril-l), and Neil Kenig, traffic consultant (Barton- Aschman Associates), were present to represent the petitioners. Plan Commission Minutes - 2 - November 19, 1980 Krafsur began by giving an account of the role Bennett and Kahnweiler has played in the development of the Centex Industrial Park. He added that Elk Grove Village has a good blend of residential, industrial, commercial, recreational and municipal uses, but lacks a large office park. Krafsur explained that the Klehm property is ideal for a luxury office park development because of its visibility from the Illinois Toll Road, accessibility to major highways, location which is away from any possible incompatible uses, and beautiful natural features including a lake. Krafsur also presented a tentative site plan for the property. He related that the proposed luxury office park would have a country type atmosphere with a great deal of open space and extensive landscaping. Randle noted that the proposed Office Park District would have five major qualifications, including: (1) comprehensively planned project, (2) entity of not less than 100 acres, (3) not contiguous to a residential use, (4) abutting major or secondary highway, and (5) provides for sufficient utility services. Randle then explained the types of require- ments that would be included in the proposed Text Amendment to the Zoning Ordinance. Paliganoff asked for an explanation of the parking requirements included in the proposed Text Amendment. Randle replied that the proposed ordinance provides that all off-street parking areas shall have not less than 40 percent standard size (9' by 18') parking stalls. Provisions are also included in the 6rdinance for compact size (8' by 16') parking stalls. Randle observed that the proposed ordinance would require office uses to provide one parking space for each 250 square foot of floor area and hotel uses to have 1.2 parking spaces per room. Kenig stated that the proposed parking regulations were based on studies of office and hotel experiences in area communities. Geinosky questioned the advisability of eliminating the sidewalk installation requirement in the Office Park District. Krafsur explained that sidewalks would detract from the heavy landscaping and country atmosphere which is to be created. In addition, it is felt that planning sidewalks in the parkway would encourage salesmen to park in the street. Krafsur added that walkways would be provided between the buildings but that he did not intend to install them in the parkways. Several members of the Plan Commission expressed the opinion that some form of sidewalks should be provided for public access to the development. Krafsur replied that he would attempt to develop an approach which would satisfy the concerns of the Plan Commission but maintain the rural character of the project. Glass inquired about the size of structures that would be built. Krafsur suggested that the tentative plan was to have a mixture of building heights with the taller building located to the south end of the site. Krafsur estimated that there would be 3 - 4 tall buildings with a maximum height of 25 stories. Glass remarked that the proposed parking regulations in the Office Park District might affect the parking regulations in other parts of Plan Commission Minutes - 3 - November 19, 1980 the Zoning Ordinance. Knickerbocker replied that the degree of impact on other areas of the Zoning Ordinance would depend upon the rationale used to accept the new regulations. Knickerbocker suggested that the Plan Commission might want to investigate the possibility of revising the parking regulations in other land use categories of the Zoning Ordinance. Glass questioned the impact that the development would have on the amount of traffic in the area. Kenig indicated that a good deal of the traffic would be entering and exiting the Tollway. Koenig also stated that an access would be developed to the south to permit traffic to flow onto Higgins Road. Mullen asked if a 100 foot setback could be established along Arlington Heights Road rather than the minimum of 50 feet which is listed in the proposed Text Amendment. Seitz responded that the developer could accept a 100 foot minimum setback requirement as long as the definition of setback remains the same as is presently in the Zoning Ordinance. Stangeland inquired about the possibility of limiting the permitted drive-in business facility uses in the Office Park District to only include banking facilities. Randle replied that he would be willing to revise the Text Amendment to specifically eliminate designated drive-in facilities that may be considered offensive. Knickerbocker questioned whether the petitioner would be willing to limit the size of restaurants which serve as an auxiliary use to a hotel. Randle stated that a maximum ratio could be established. Allan Ruesch, 490 Bennett Road, expressed concern that the development would result in large amounts of debris being deposited in the drainage ditch behind his industrial establishment. Hearing no further comments, Kenna concluded the Public Hearing. A full account of the proceedings is available in the Official Transcript. Kenna stated that the testimony would be reviewed and discussed at the next regular meeting of the Plan Commission on December 3, 1980. The meeting adjourned at 11:30 p.m. Submitted by: Stephen . Feller • Administrative Assistant c: Chairman & Members of Plan Commission, Village President & Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Administrative Intern, Building Commissioner, Village Engineer, Director of Public Works, Director of Parks and Recreation, Centex, NWMC, McGraw-Hill. ms