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HomeMy WebLinkAboutPLAN COMMISSION - 11/07/1974 - HIGGINS INDUSTRIAL PARK UNIT 160 MINUTES ELK GROVE VILLAGE PLAN COMMISSION November 7, 1974 The regular meeting of the Elk Grove Village Plan Commission was called to order by Acting Chairman Grice at 8:30 P.M. on Thursday, November 7, 1974 in the Council Chamber of the Municipal Building. MEMBERS PRESENT: Marc Grice Thomas Hamilton Joseph Cimino William Wesley (8:55) MEMBERS ABSENT: Richard McGrenera Leah Cummins Edward Hauser Alvin Krasnow Consultant Present: Alan Trayser Staff Present: Donald Ciaglia, Dir. of Public Works/Engineering Albert Walla, Building Supervisor Gary Parrin, Administrative Intern Due to the lack of a quorum, the Acting Chairman stated that no official business will be conducted, but the Commissioners will discuss agenda items . Higgins Industrial Park Unit No. 160 The Village Engineer referred to his report of October 31 , 1974 outlinging the procedure followed for the development of sites within the Village of Elk Grove. Cimino said there was no mention of compensatory storage requirements in the memo. The Flood Plain Ordinance also does not mention compensatory storage. The Village Engineer told the Commissioners that we do require compensatory storage and the Flood Plain Ordinance contains such a requirement. An example is a building presently being constructed north of the Sears property, at Devon Avenue and Busse Road. The discussion that followed focused on calculating compensatory storage, the requirements of the developer and the role of the Village Engineer. Hamilton requested the Village Engineer to prepare a list of industrial lots with compensatory storage. The Commissioners may better appreciate what is required of the developer by observing such lots . At this point Grice asked the Engineer to prepare a memo covering the procedure that must be followed when a developer is to provide compensatory storage. Mark Street Hank Teague , Trammell-Crow representative, was present to discuss the western terminus of Mark Street. It was suggested by the Commissioners that he present the Commission with a plat showing the offset cul-de-sac proposal . The Commission would then be able to act on the proposal at the next Plan Commission meeting. Mr. Teague agreed to submit the plat for an offset cul=de-sac. He then inquired as to the status of Elk Grove Industrial Park Unit 11 . Grice told Mr. Teague that Unit 11 will also be an agenda item at the next meeting. Don Ciaglia left the meeting at 9:25 P.M. Acting Chairman Grice read a note from Tod Trayser stating that the Monday night Plan Commission meetings, to start in December, will conflict with other commitments . Commissioners Wesley and Hamilton also have commitments which would prohibit them from attending meetings on Monday. Grice said this will have to be discussed at the next Plan Commission meeting. In addition, on November 21 a public hearing will be held for Docket 74-11 . Bonavolonta Tod Trayser presented a list of comments to the Commissioners resulting from his review of the Bonavolon'ta revised site plan. The following are some of the comments : - The basic land use (multi-family) is appropriate due to its proximity to 1-90. - Turnarounds should be provided at the north end of the private road and throughout the development. - Eliminate some of the outlets onto Nerge and connect the parking lots to the private drive. - Require a 100' right-of-way for Nerge Road. Wesley said two plats are planned to be zoned under zoning that contains many undesirable uses . Charles Byrum, Attorney for SBL, replied that the developers can guarantee no misuse of zoning.. Hamilton added that the Village cannot forego options with Nerge Road. It should be designed as Devon Avenue extended. A smooth curve onto Devon Avenue should replace the 900 corner as shown on the revised site plan. At 11 : 10 P.M. Cimino left the meeting. Trayser told the remaining Commissioners that they must decide if they agree with the basic land use of multi-family. Mr. Byrum interjected that the input has been presented to aid in the consideration of the question. At 11 :20 P.M. Walla and Wesley left the meeting. Hamilton told Bonavolonta that when the Park District receives donated land, they usually look for an area to place a ball diamond. There does not seem to be sufficient area in their - 2 - Plan Commission 11/7/74 ! • Bonavolonta (continued) 10% land donation. The only area large enough to hold a ball diamond would be the northwest corner of the property, along Rohlwing Road. Mr. Bonavolonta agreed that it may be an excellent idea to build a ball diamond at the northwest corner of the property. Mr. Bonavolonta agreed to send a letter to the Plan Commission listing revisions he intends to make in his site plan as a result of meeting with the Plan Commission. These revisions will also be shown on a new site plan. The meeting adjourned at 11 :45 P.M. Submitted by: Gary E-. Parrin Administrative Intern (November 13, 1974) GEP:ms c: Chairman & Members of Plan Commission, Village President and Board of Trustees , Village Clerk, Village Manager, Assistant Village Manager, Building Commissioner, Director of Public Works/Engineering, Chief of Police, Fire Chief, Director of Finance, Planning Consultant, and Director of Parks and Recreation. - 3 - Plan Commission 11/7/74 CARL L GARDNEI, ASSOCIATES INC 73 W MONROE ST CHICAGO ILLINOIS 60603 PHONE 332-3690 AREA CODE 312 CABLE "CARGARD" October 31 , .1974 Mr. Richard McGrenera, Chairman Elk Grove Village Plan Commission 901 Wellington Avenue Elk Grove Village, Illinois 60007 Re: Consultant's Report Bonavolonta- Parcel — Rohlwing Road and Devon Avenue Dear Mr. McGrenera: At the request of the Plan Commission, we have reviewed the site development plan . labeled "Devon-53 Development" marked as a' Revised Plan and-dated October 17, 1974. The parcel shows six basic land use areas and is labeled in that manner. Our review concentrated on areas 1, 2, and 3. It is proposed thot.these be zoned in our A-2 designation and be used for multi-family. The following is a list of comments resulting from our review: 1 Basic Land Use.— We believe that the use of the Land.as proposed is. sound by virtue of its location. The residential area is appropriate for multi-family use due to its proximity to the 1-90 Expressway. The concern we do have, however, is how. the commercial parcels, No. 5 and No. 6, will be developed. It willbe important .to con- sider the aesthetics as they pertain to neighboring residential parcels on Rohlwing Road. 2 The Plan for Sections 1, 2, and 3 — The developer is proposing a multi-family development using basic 2 1/2, 4, and 5-story building units. These buildings will contain 36, 48, and '60 dwelling units, respectively. The developer has proposed that the majority of the lower buildings be located near existing residential units and the higher, 4 and 5-story units closer to the 1-90 Freeway. Yet, there is some interspersing of unit sizes to break potential monotony often found in developments with one building height. Mr. Richard McGrenera, Chairman - 2 - October 31, 1974 ' 3 Circulation — The developer shows an extension of Nerge Road which will relieve, to some extent, the present problem at Rohlwing Road. The interior of the development is to be serviced by private roads, ending in parking lots. It is suggested that more turn-arounds be provided, for example, at the north end of the private road between Sections 2 and 3. It is also suggested that a fire lane or road be provided from the driving lane west of the retention area to the parking lot directly north of the retention area. This would be necessary dive to the extremely long cul- de-sac (2200 feet) created by the terminus now on the plan. This fire lane could follow the. north side of the retention basin and then proceed north, paralleling 1-90. The parking lots should be designed so that all have a turn-around on the closed end, This will facilitate turn-arounds when the lot is full. An additional ingress-egress point should be provided into .the large lot in Section 1 . The outlet should be onto the private street, rather than Nerge Road. 4 Parking — The proposed parking spaces — 180 square feet_— do not meet Village standards of 200 square feet for each stall. A-major concern in our review of the development was 1) adequate park- ing per dwelling unit, and 2) the relationship of those spaces to the units they are to serve. While the Zoning Ordinance calls for 2.0 parking spaces per dwelling, we found the total spaces was not adequately repre- sented, even using the nine-foot-wide stalls as proposed by the developer. If the code of 10-foot-wide stalls were .followed, the lack of actual number of stalls would be even more apparent.. In addition, and possibly more critical is the Lack of adequate parking ratios on various buildings on the site plan. For example, using the three buildings on the eastern half of Section 2 and making parking assignments for each, we find the northernmost building to have 1.6 spaces per.unit, the middle building 2.0 spaces, and the building. in the southeast corner of Section 2 only 1. 1 spaces per unit_ The some holds true in Section 3 where one building has only 1.2 spaces per unit. Therefore, I believe: 1)the stall size should be increased as per the zoning ordinance; 2) the i number of spaces should be equal to 2 .0 spaces per unit plus additional parking for recreational facilities; and.3) the.relations.hip of parking to unit i Mr. Richard McGrenera, Chairman - 3 - October 31 , 1974 should be such that each building has adequate spaces for its_own use. Another concern is the parking lot on the northern edge of-the develop- ment. Some setback, possibly ten feet, should be observed to allow potentially needed screening in future development. . 5 Nerge Road — Nerge Road, as proposed on the plan, would have a 66-foot right-of-way with a 28-foot cartway: Careful consideration should be given to upgrading the status of this road and assigning an increased right-of-way width. The recommended Thoroughfare Plan, in 1971, pointed to a proposed right-of-way width of 100 feet with a potential four-lane cartway. It seems in good planning principle to foresee this future traffic generation and require a 100-foot right-of- way. 6 Road Connections with B Districts — Careful planning should be exer- cised when the B Districts are developed, so that the traffic exits from the residential areas are coordinated with such exits from the commercial . districts. Also, the business areas should be buffered from the residential by mounding, vegetation, or a combination of the two. 7 Statistics-and Overall Comments — This plan eliminates several buildings and thus a number of dwelling units formerly proposed by the petitioner. The resultant plan is better designed and will allow some "breathing room" to this design. One concern which should be examined is the location of the building immediately south of the 2-A2: label on the plan. This building would be difficult to serve due to its 100-foot setback from the street parking lot. It is recommended that this building be shifted for better accessi- bility. The revised statistics for the project indicate compliance to the A-2 District Special Use Requirements. I Mr. Richard McGrenera, Chairman - 4 - October 31 , 1974 8 General Summary I feel the basic land use and design is acceptable. There are, however, revisions that I would recommend, especially concerning the parking deficiency, Nerge Road right-of-way width, fire lane/road accessibility, and other minor problems: This plan, if properly executed, will poten- tially serve as a good land use for this location. . If there are questions concerning this review, please call our office. 7S� r y� Ian P. Tray er APT:md I I i .i