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HomeMy WebLinkAboutPLAN COMMISSION - 06/14/1976 - AD HOC VALE TRACT COMMITTEE MINUTES ELK GROVE VILLAGE PLAN COMMISSION June 14, 1976 The regular meeting of the Plan Commission was called to order at 8:09 p.m. in the Multi-Purpose Room of the Municipal Building, 901 Wellington Avenue. MEMBERS PRESENT: STAFF PRESENT: William Shannon, Gary Parrin, Chairman Pro Tem Administrative Assistant Leah Cummins Ed Hofert, Stan Klyber Village Attorney Tom Hamilton TRUSTEES PRESENT: Warren Jacobsen Ed Kenna William Wesley Ed Hauser (9: 15 p.m.) Nanci Vanderweel Ted Staddler MEMBERS ABSENT: Al Krasnow AD HOC VALE TRACT COMMITTEE Steve Bilheimer and Mike Ives were present to discuss the R-5 Ordinance for the Vale Tract. Kenna opened the meeting at 8:09 p.m. The first topic was "Bulk and Yard Requirements". Mike Ives began the discussion and noted their original request was for 4,500 square foot lots . The presentation showed that Centex is now using 5,000 square foot lots . There will be a minimum distance of 16 feet between homes . Width of the lots will be 50 feet. Kenna stated that the floor ratio area will be of concern. 1750 feet of ground can be covered, or 35 percent of the land. Should a homeowner desire to add a room addition over 120 square feet, he would have to go before the Zoning Board of Appeals due to exceeding the present floor area ratio. Kenna also said that we' re looking at people buying a single family house with a usable side yard. Should the owner of the property want to close off the garage for an extra room, he would not be able to build a detached garage. He has room for a driveway, but can' t build the garage since he would exceed Village ground coverage requirements . The only recourse he would have would be before the Zoning Board of Appeals. Prior disclosure in advertising and a deed restriction would help alleviate the problem of the homeowner not knowing that he couldn' t build more on his lot, Hofert added. Hofert proceeded to ask why plexus were thrown in with single family attached/detached units in the R-5. Why not include them in a special use category. Kenna replied that this gives protection to maximum percentage of each housing type table found in Section 5.200 of the Ordinance. If gross density is to exceed six (6) units/acre, a planned unit development plan would be required. Plan Commission Minutes - 2 - June 14, 1976 Hofert suggested that the opening sentence of the R-5 Ordinance could state single-family and zero lot line single family detached units and strike out townhouse and plexus units . Townhouse and plexus units could be covered under PUD requirements . Wesley raised the point that the R-5 Ordinance changes the definition of density. Kenna replied that the language of the Ordinance will follow the current Zoning Ordinance. Hofert will clean-up the language. Bilheimer felt that the definition of density within the R-5 Ordinance would allow six units/acre. To use the Village definition, which calculates density less public right-of-ways, reduces the number of units per acre to less than five. Staddler stated that Centex was not aware of this. Wesley again expressed concern that the definition of density is not following the current definition. Kenna reiterated that the definition of density will remain the same as now found in the Zoning Ordinance and not to go by the definition in the proposed R-5 Ordinance. It was agreed upon that the Village's definition of density would be used. Ives said that to follow the Village definition, the density figures in the R-5 Ordinance could be revised to allow for six units on a "net" acre. Kenna asked if there were any objections to the 5,000 square foot lots. Wesley was the only Commissioner with an objection. Kenna then asked if .45 maximum livable area is workable. Bilheimer said they could work with .40 if the garage floor area is not included. Hofert said that to reduce the floor area ratio less than .40 would make it more severe than single family. If Elk Grove Village is not now using the garage in floor area ratio, Kenna asked if the Commission has any problem in going to public hearing with the .40 floor area ratio definition. The Commission had no objection. Staddler stated that maintenance of planted islands in streets as reflected on the drawings and the plowing around the islands would cause numerous problems for the Village. The discussion ended at 10:00 p.m. ARVIDSON Cummins left at 10:07 p.m. Shannon read a memorandum from the Village Engineer regarding the effect of new developments on the current sewage problems found in Section 1-E and possible solution by "storing" sewage during wet weather flows. DiLeonardi asked the Commission to consider the following points : (1) The development will not aggrevate the "problem" in I-E significantly. (2) The O'Hare Treatment Plant will be' operational in May 1979, before completion of the majority of the Arvidson property. (3) Equity of problem. Property was annexed in 1968. Arvidson was asked by Jack Pahl to hold-up on development as multi-family and be considered as part of the total Devon - 53 project. • Plan Commission Minutes - 3 - June 14, 1976 (4) A holding tank has certain drawbacks . Shannon stated that the Commission is not trying to pick Joe Arvidson out to set an example, but rather are concerned with aggrevating any problem the Commission may have contributed to or will contribute to. Arvidson's Engineer felt that they should be allowed their average daily sewage release and only store sewage during wet periods. However, this would require a 158,000 gallon tank. Cost for pumps and the vault would run about $25,000.00 for the first phase of the three phase development - possibly over $100,000.00 by the end of the project's development. Arvidson said that they will cure their own problem and not aggreviate the I-E situation. When the O'Hare Treatment Plant is completed, the tanks will be filled in. The developer will hold the amount of sewage determined by the Village Engineer. Hamilton stated that the developer should show proof that the detained water will not build up to a level which would cause it to flow over its banks into homes . Shannon remarked that the developer has shown he is willing to do his part in alleviating sewage problems . Hauser would like to see the Village Engineer clear up the sewage problem before moving on the rezoning. The Engineer should clear up in his own mind that the developer's proposal answers all questions he may have regarding the system to use to keep from adding to Section I-E sewage backups. Klyber moved to approve the rezoning plan conditional upon the following Hamilton suggestions : (1) Developer submit a soil and erosion control plan for approval by Village Engineer; (2) Adequate engineering calculations including, if necessary, a flow model of the lake design to prove the safety, storage adequacy for MSD and flood plain compensation, and protection against erosion hazard of the shorelines ; (3) Installation measures to assure the quality of the water in the lakes , including a method of filtering water from parking lots to remove pollutants ; and (4) In accordance with the Village Engineer's recommendations , detention of sanitary sewage during wet weather in an adequately sized, sufficiently odor controlled and sanitary system-'as determined by Village Ordinance and the professional judgment of the Village Engineer. Hamilton seconded the motion. Those voting 'AYE' : Klyber, Jacobsen, Hamilton; 'NAY' : Hauser, Wesley, Shannon. The vote was split 3 - 3• Shannon felt it was necessary to vote on this matter. However, he would like an opinion from the Village Attorney if he, as Chairman Pro Tem, can have a countable vote. Hamilton said that the Commission is wasting its time hoping that the Village Engineer would attend the Plan Commission meetings . Hamilton moved that the Village Engineer be requested to attend the next Plan Commission meeting, said request to be through the Village Manager's office. Klyber seconded the motion. All present voted 'AYE' . a Plan Commission Minutes - 4 - June 14, 1976 ELK GROVE TOWN ESTATES The Commission was presented with the tentative plat for the subdivision of 3.9 acres at Elk Grove Boulevard and Ridge Avenue immediately north of Terrace Apartments. Shannon suggested that the developers attend the June 28th Commission meeting regarding sewage since this development will use the Ridge Avenue lift station. Jacobsen asked if this is a development where the Commission should consider a moratorium on building due to the sewage problem. Shannon informed the developers that he would like input .from the Building Commissioner on the subdivision of the property. The comments from the Commissioner are requested for the June 28th meeting. The Village Engineer should also address himself to the sewage problems from this development also. CENTEX INDUSTRIAL PARK UNIT NO.' 202 Klyber moved to approve the subdivision of Unit 202. Hamilton seconded the motion. All present voted 'AYE' . PLAT OF VACATION OF EASEMENT ON TONNE ROAD No action was taken on this plat pending receipt of additional information from the Village Engineer as to why the area is being vacated. CENTEX INDUSTRIAL PARK UNIT NO. 203 No action could be taken on this subdivision since it is con- tingent upon the above mentioned plat of vacation. PAGNI ' S FOURTH ADDITION Klyber moved to approve Pagni 's fourth addition with the recommendation that the developer provide compensatory storage to make-up for flood plain loss. Hamilton seconded the motion. Those voting 'AYE' : Klyber, Jacobsen, Hamilton, Wesley; 'NAY' : Hauser. The motion was approved. The meeting adjourned at 12:36 a.m. Submitted by, a y Parrin .Ayri i trative Assistant GEP:ms (6-16-76)