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Home My WebLink AboutPLAN COMMISSION - 08/24/1983 - CENTEX HOMES TEXT AMENDMENT Minutes ELK GROVE VILLAGE PLAN COMMISSION Date: Wednesday, August 24, 1983 Location: Council Chamber Elk Grove Village Municipal Building 901 Wellington Avenue The scheduled Public Hearing of the Plan Commission was called to order by Chairman Glass at 8:10 p.m. Members Present: Members Absent: John Glass, Chairman None Leah Cummins, Secretary Clark Fulton Frederick Geinosky George Mullen David Paliganoff Orrin Stangeland Staff Present: Bob Callahan, Building Inspector Supervisor Jon Wildenberg, Administrative Assistant Docket 83-7: Petition of Centex Homes Midwest for a Text Amendment to the Elk Grove Village Zoning Ordinance creating a Special Use in the R-3 Residential District. Representatives of Centex Homes were in attendance to present evidence and testimony in favor of creating a Special Use in the R-3 Residential District which would entail the following modifications to existing standards contained in the Elk Grove Village Zoning Ordinance and Subdivision Control Ordinance: Zoning Ordinance Item Current Centex Proposal Minimum lot area 7,500 sq. ft. 5,400 sq. ft. Minimum lot width 60 ft. at front 60 ft. at building yard line setback line Front building setback 25 ft. 20 ft. line Corner lot sideyard set- 25 ft. 15 ft. back from adjacent street next page, please Plan Commission Minutes - 2 - August 24, 1983 Docket 83-7 (continued) Subdivision Control Ordinance Item Current Centex Proposal Minimum street 60 ft. 50 ft. right-of-way width Cul-de-sac radius 50 ft. 45 ft. Street (parkway) 50 ft. on center Location and number as trees approved by Village but no less than the equiva- lent required under the Subdivision Control Ord. Gerald Harker stated that the reason for the request is to create a building district which will allow Centex to construct affordable housing and compete in the current housing market. The Public Hearing regarding Docket 83-7 was adjourned at 8:20 p.m. Docket 83-8: Petition of Centex Homes Midwest to rezone 38.11 acres in Section 23B from R-3 Residential District to R-3 Special Use. The Public Hearing was called to order by Chairman Glass at 8:20 p.m. All Plan Commission members were present. Fred Feinstein, attorney for Centex Homes, indicated that proof of ownership for the subject property would be submitted within ten days. In addition, Feinstein presented exhibits and witnesses for the hearing. Russ Taylor, land planner and landscape architect for Michael L. Ives & Associates, identified the subject area as comprising approximately 38 acres in the northwest corner of Section 23B. The subject area was originally platted for 99 single family lots in the R-3 Residential District. Under the proposed Special Use, 144 lots would be created in the same area. Open space areas remain the same in size and location. Harker explained that homes planned for the area would be in the 1,400 to 1,800 square foot range and sell for approximately $80,000 - $95,000. Centex is attempting to produce housing which is affordable. In Harker's opinion, changes in the marketplace which have precipitated the Text Amendment and rezoning request are permanent and should be addressed and met at this time. Centex is certain that single family housing with a lesser maintenance responsibility, and other amenities, will sell in Elk Grove Village. Harker further stated that pursuant to previous discussions, Centex will not seek approval, at any time, to move this building concept eastward into Section 23A. However, Centex may seek permission to build like developments in other areas of Section 23B. Plan Commission Minutes - 3 - August 24, 1983 Docket 83-8 (continued) The building concept has been discussed with current residents in Hampton Farms as well as those in Section 23A. Response to the concept has been approximately 90% favorable from those people. Harker noted that the proposed development will have positive effects for Elk Grove Village from both a housing and development standpoint as well as a financial standpoint. Frank Muriello, real estate appraiser and partner in the firm of Muriello and Meyer, testified that based on his recent study of housing demand and sales in. the Village of Elk Grove, the Centex concept should be highly marketable. To date in 1983, there have been 183 used home sales in the Village ranging from $65,000 - $117,000 and having an average sales value of $78,500. Approximately 91% of sales made were under $100,000. The proposed price range of Centex units is $80,000 - $95,000. Muriello related that the building proposal would be the highest and best use of land in the subject area. Muriello noted that homogeneity in architecture, design and quality will maintain value over time as well as hinder negative impact on surrounding property. As an example, Muriello cited the Waterbury Subdivision in Roselle wherein homes in the $70,000 - $80,000 range and $80,000 - $100,000 range are combined with no resulting negative impact on either properties. At this point (9:55 p.m..) a short recess was called. The Public Hearing was back to order at 10:13 p.m. Chairman Glass called for questions from Plan Commission members concerning both Dockets 83-7 and 83-8. Mullen noted that an aerial view of the Centex concept, as built in oter areas of the country, would be useful to visualize certain locational relationships. In response to Mullen, Harker noted that there is precedent within the Hampton Farms development for a 50 foot street right-of-way. Ulatowski added that areas in Downers Grove and Aurora have successfully employed 50 foot street right-of-ways _as opposed to the normal 60 foot standard. Mullen asked if the Subdivision Control Ordinance should be amended to require 50 foot street right-of-ways. Harker explained that only one (1) lot in the subject area would be the minimum 5,400 square feet .in size. The largest lots readh 10,777 square feet. Harker commented that a plan incorporating the current lot minimum of 7,500 square feet could not be designed to be economically feasible or compete in today's market. Similar concepts are being built in Hoffman Estates (Hoffman Hills) , Buffalo Grove (Summerfield) , Arlington Heights (Arlington Meadows) , and Roselle (The Landings) . In response to Stangeland, Harker indicated that Centex would be able to meet current ordinance requirements for front (25') and rear (201) yard setbacks. The request for a 20 foot front yard setback is to give 0 Plan Commission Minutes - 4 - August 24, 1983 Docket 83-8 (continued) the developer increased design flexibility and to shift more area into the backyard. Harker stated that Centex could meet a requirement that the combined front and rear yard setbacks will at all times equal 45 feet. Paliganoff inquired whether a Homeowner's Association should be created for this area. Harker observed that potential buyers in subject area would probably not care for an association; therefore, none would be offered. At 11:23 p.m. Secretary Cummins departed from the meeting. Geinosky expressed concern that once a Special Use is adopted for the R-3 District, any and all properties under R-3 zoning in the Village may seek to plat smaller lots. Geinosky also expressed concern over the impacts an increase in units may have on traffic in the area. In response to further questioning from Geinosky, Harker related that Centex does not plan to sell this property to another developer and that the price difference between one- and two-car garage units would be $1,500 - $2,000. Backyard areas will be approximately 1,500 square feet, with most units receiving more area. Geinosky also expressed concern regarding "islands" to be located in cul-de-sac and eyebrow areas of the street pattern. Many problems could exist with maintenance, snowplowing, maneuverability of emergency equipment, etc. Fulton questioned whether the Centex concept would sell in Elk Grove. Harker explained that all of the recent activity in housing sales has been under $100,000 and that Centex is 100% certain that a substantial market exists to purchase the homes they will offer. Fulton inquired about the average cost for repair and maintenance, per lineal foot, of sidewalk and street. Geinosky requested information relative to the adequacy of the Elk Grove Village water system to service the subject area. Russ Taylor noted that a six foot parkway would be located between the sidewalk and curb. In addition, utilities would be located in easements along the front yards. All driveways would be a minimum length of 21 feet. In response to Glass, Harker stated that all but eight (8) lots in the subject area will accommodate a two-car garage with a two-car driveway. Glass indicated that the Centex petitions would be discussed further at the September 7, 1983 Plan Commission meeting. The meeting was adjourned at 12:15 a.m. , Thursday morning, August 25, 1983. Submitted by: gon P. Wildenberg Administrative Assistant ms