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HomeMy WebLinkAboutPLAN COMMISSION - 12/06/1977 - SCHMIDT FARM Minutes Elk Grove Village Plan Commission December. 6, 1977 The special meeting of the Plan Commission was called to order by Chairman Shannon at 8: 15 p.m. on Tuesday, December 6, 1977 in the Multi -Purpose Room of the Municipal Building, 901 Wellington Avenue, Elk Grove Village. MEMBERS PRESENT: MEMBERS ABSENT: William Shannon, Chairman Leah Cummins , Secretary John Glass STAFF PRESENT: Thomas Hamilton Richard M. Finn, Edward Hauser Administrative Assistant James Petri Thomas Rettenbacher, William Wesley (9:30 p.m.) Building Commissioner Schmidt Farm: Preliminary Site Plan Joseph Ash, Attorney, Brian Bozer, Engineer, Tim Selke, Developer, were present to represent the Stape Development Company in their request to annex .120 acres into the Village. The property is located north of Nerge Road and east of Plum Grove Road. Ash began the discussion by submitting a preliminary site plan to the Plan Commission. He noted that the annexation was contingent on the Village authorizing two variations: First, to allow the petitioner to provide a 50 foot right-of-way for all roads within the development, instead of the 60 foot right-of-way normally required by the Village; and, secondly, a variation from the 10% land donation requirement. The pe.titioner would contribute cash instead of the 10% land requirements . Ash noted that the residents of the proposed development could use the Park facilities located in Section 23. Shannon began the questioning by asking which Park District the subject development was located within. Ash stated that he did not believe that the property was in either the Schaumburg Park District or the Elk Grove Park District. Ash continued by stating that the petitioner was requesting the two variables so that the proposed development could be made economically feasible. He noted that it would only be economically feasible if they could develop 418 homes . Otherwise, the developer would be forced into building a mixture of single family homes and multi-family units . Ash stated that the main reason for their meeting with the Plan Commission was to establish an understanding relating to the two variations requested. Shannon continued his-questioning by asking the density of the proposed development. Ash stated that there would be 3.8 units per acre in the total development. Petri asked how much the houses would cost. Selke stated that the homes would start at approximately $75,000. Petri continued the questioning by asking how the petitioner intended on allowing access to the Park area in Section 23• Selke noted that the site plan that was presented to the Commission was only preliminary and it would be refined to allow the necessary easements to the Park Plan Commission Minutes ­ 2 - December 6, 1977 area in Section 23. Shannon noted Selke's response; however, he stated that in his opinion it would be extremely important to make certain that the proposed development had access to the Park area located in Section 23 and the Fire Station located on Meacham Road. Selke again stated that they would provide the necessary access. Hamilton asked if the developer anticipated placing the front of any houses on Nerge Road. Selke stated that -they did not. Glass expressed interest in the average lot size in the proposed development. Selke stated that the average lot would be 8,800 square feet. Glass continued by asking how wide the parkway would be if the variation were permitted. Selke stated that the parkway would be five feet wide and the sidewalks would be five feet from the streets . - Hauser inquired whether the petitioner had contacted the Schaumburg Park District. Ash stated that the petitioner had not contacted the Schaumburg Park District nor the Village of Schaumburg. Next, Hauser asked if the petitioner had requested any similar variations in any other of their other developments . Ash stated that he was not certain . and he would make the information available to the Commission as soon as he obtained it. Hamilton continued the questioning by asking why the petitioner was not interested in developing the property with multi-family units. -- - -- --- -- Selke stated that the size of the property was a hinderance to developing the entire parcel as a multi-family use. He also noted that in his opinion the best use of the property was single family providing that -"`-" -"---they could make it economically feasible. Ash noted Selke's response, and he stated that the petitioner would be willing to discuss the ; possibility of developing the property with a mixture of single-family and multi-family units. Hauser asked if the petitioner was willing to approachthe Schaumburg Park District and request that they allow the Elk Grove Park District to annex the property. Ash stated that they would discuss the issue with the Schaumburg Park District. Rettenbacher noted that the Village had never allowed the 10 foot right-of-way variation and he asked how many additional units would be produced if the variation were permitted. Bozer stated that they would gain approximately 25 lots. Hamilton asked how much cash the petitioner would donate in liew of the .10% land donation. Ash stated that they would be required to donate 12 acres of usable Park area. He noted that they would provide 101 acres of dry detention, of which 8 or more acres could be used for the land donation. Hauser stated that the Village would not accept any dry detention in fulfillment of the 10% land requirements . Bozer noted Hauser's statement; however, he stated that the petitioner could engineer the detention sites to permit 101 acres of fully usable land. Shannon stated that it appeared that the petitioner was actually requesting a third va.riation in that they wanted the Village to accept dry detention as part of the 10% land _requirement. At this point Rettenbacher cited the Village Zoning Ordinance which stated that no dry or wet detention would be accepted as fulfilling the 10% land donation requirement. Shannon noted Rettenbacher's information and he stated that the Village Board would have to decide if the sub- stitution of dry detention area for Park area was acceptable. • Plan Commission Minutes - 3 - December 6, 1977 Shannon continued by asking how much of the property would be developed multi-family if the Village allowed a mixture of developments. Selke stated that they would develop approximately 30 acres multi-family and the remaining 90 acres would be developed single family. Shannon stated that the Plan Commission would take the variation request under advisement. Parkview Heights Subdivision (Szywala 80-acre tract) Mr. Szywala, the Developer, Robert DiLeonardi , Attorney, and Mr. Linley, the Engineer, were present to represent the petitioner. The Parkview Heights Subdivision is located north of Nerge and west of Rohlwing Road. The Plan Commission was reviewing the final plat of subdivision to enable the Commission to make a recommendation to the Village Board. Hamilton began the discussion by asking if $5,000 was enough to regrade and reseed the 11 acres located south of the proposed development. Hauser stated that the Park District personnel felt that $5,000 was enough to perform the required task. Szywala noted Hauser's statement and he stated that he would give $5,000 for the regrading and reseeding of the subject property, however, he did not agree to originally grade and seed the 11 acres. Hamilton stated that his understanding of Szywala's previous agreement was that he would originally grade and seed the 11 acres and donate $5,000 for reshaping the property after a three year period. Szywala argued that his original agreement was that he would grade and seed the property and provide $1 ,500 for future grading and seeding. Shannon stated that the Commission's intent was that the developer originally grade the 11 acres and donate $5,000 for future grading and seeding. DiLeonardi stated that he did not feel that it was appropriate to renegotiate the Annexation Agreement previously made by the petitioner and the Village. Hamilton noted DiLeonardi 's concern, however he stated that the Annexation Agreement did not mention anything about Mr. Szywala using 11 acres of property (currently owned by Centex) for retention purposes. Hamilton stated that the Commission expressed concern because the subject property would eventually be Park District property and it was the Commission's understanding that the property would require regrading and reseeding once the property settled. Hamilton noted that since the petitioner was using the property for retention, he should be required to ensure that once the property settled it would be usable. DiLeonardi stated that Centex should be made responsible for some of the burden. Shannon stated that Centex would normally be responsible; however, since Szywala was using the property for retention, the responsi- bility would fall on him. Szywala stated that he would agree to provide the initial grading and seeding of the 11 acres and turn over $5,000 for any future grading and seeding that might be required for the subject property. Szywala also stated that he would agree to the other provisions discussed with the Plan Commission during the previous Commission meeting. Glass moved that a finding of fact be prepared which outlined the Plan Commission's recommendation. Hauser seconded the motion. Voting 'AYE' : Shannon, Glass, Hauser, Petri , Wesley; 'ABSTAIN' : Hamilton. .. • • Plan Commission Minutes - 4 - December 6, 1977 Rohlwing Grove Unit I-A Shannon noted that the Building and Engineering Departments had reviewed and approved the plat. Rettenbacher stated that he and the Village Engineer had examined the easements and the front yards of the subdivision and they were in compliance with Village requirements. Hamilton moved to recommend approval of the plat. Petri seconded the motion. All present voted 'AYE' . DOCKET 77-20 : Text Amendment to Zoning Ordinance Ambulatory Surgical Treatment Center The petitioners (Elk Grove Village) were requesting a Text Amendment to Section 5.5 of the Zoning Ordinance, to amend the Village's B-2, General Business District, as outlined in the legal notice. Shannon began the discussion by noting that the Text Amendment was not solely i'n response to any specific request, but rather to establish a set procedure (if determined necessary) to regulate all future Ambulatory Surgical Treatment Centers. Shannon briefly reviewed the issues that were discussed by the Commission during their earlier meetings regarding the Text Amendment. Shannon noted that the Fire Chief and the Deputy Fire Chief were present and he requested the Fire Chief to briefly describe the Village' s emergency response time. Chief Henrici stated that the Fire Department established a four-minute response time. He noted that response time was defined as the time a call for assistance was received and the time that the fire personnel (paramedics) arrive at the scene. Petri began the questioning by asking the farthest distance the Fire Department has to travel . Chief Henrici stated that the furthest distance was approximately 6 miles. Shannon asked if the private ambulances were as well-equipped as the Village units. Chief Henrici stated that some of the ambulances were comparably equipped, although he noted that he could not state that all the ambulance services were equally equipped. Shannon stated that the issue the Commission vias. attempting to examine was whether the allowance of the Ambulatory Surgical Treatment Center would compromise the Village's high standard of response time. Hamilton continued the questioning by asking the percentage of time that the Fire Department was not able to meet the four-minute response standard. Chief Henrici responded that during the last two years his personnel were always able to respond within the four-minute standard. Hamilton continued the questioning by asking how far the Northwest Community Hospital was from the various Fire Stations located in the Village. Deputy Fire Chief responded that headquarters Fire Station (located on Biesterfield) was 6. 1 miles away from Northwest Community Hospital ; the Landmeier station was 5.2 miles away; the Greenleaf station was 6.3 miles away; and the Meacham station would be 8.4 miles away from the Northwest Community Hospital . At this point , several residents expressed concern that the Village's ambulance service would be utilized by an Ambulatory Surgical Treatment Center to transport patients to Northwest Community Hospital . Shannon noted that since the Elk Grove Fire Department only transported patients to the closest hospital , which was Alexian Bvothers Medical Center, the Village's ambulance services would not be used to transport patients to the Northwest Community Hospital . Plan Commission Minutes, - 5 - December 6, 1977 Next a resident asked if it were possible for the Fire Department's ambulance service to travel to the Northwest Community Hospital within 15 minutes. Chief Henrici stated that he could not respond to the question since his department did not travel to the facilities at the Northwest Community Hospital . Another resident stated that in his opinion the Village did not need an Ambulatory Surgical Treatment Center. Shannon noted the resident's statement and he stated that the Commi'ssion had to make its recommendation based on facts which could be defended. Shannon noted that just stating that there was no need for the proposed use was not a defendable position. Trustee Kenna agreed with Shannon and he stated that Mr. Long's petition was denied by the Village Board and that issue had nothing to do with the pro- posed Text Amendment. Kenna noted that the proposed Text Amendment was stricter than the State requirements for Ambulatory Surgical Treatment Centers . He reiterated Shannon's earlier comment that any decision that was made must be defendable in court. If the Village decides to refuse this use, we must h.ave documented evidence to support the position. Kenna noted that the proposed Text Amendment was directed to the Plan Commission for their review and recommendation. Kenna concluded by stating that he believed that the Village had the right to control its destiny and if the residents look at the entire proposed Text Amendment , they could see what the Village was attempting to accomplish. Hamilton stated to the residents in attendance that the issue was not a simple matter of deciding whether to allow abortions in the Village. The meeting adjourned at 12: 15 A.M. Submitted by: Richard M. Finn Administrative Assistant RMF:ms, (12/27/77) c: Chairman & Members of Plan Commission, Village President & Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Building Commissioner, Village Engineer, Planning Consultant, Director of Parks and Recreation , Calkins , Centex.