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HomeMy WebLinkAboutPLAN COMMISSION - 04/20/1983 - FIRST ARLINGTON BANK ANNEX. AND REZONING • Minutes ELK GROVE VILLAGE PLAN COMMISSION Date: Wednesday, April 20, 1983 Location: Council Chamber EGV Municipal Building 901 Wellington Avenue The regularly scheduled meeting of the Plan Commission was called to order by Chairman Glass at 8:10 p.m. Members Present: Members Absent: John Glass, Chairman Leah Cummins, Secretary George Mullen Frederick Geinosky David Paliganoff Clark Fulton Orrin Stangeland Staff Present: Thomas Rettenbacher, Building Commissioner Ray Peterson, Village Engineer Jon Wildenberg, Administrative Assistant Docket 83-4: Petition of the First Arlington Bank for the annexation and rezoning of a 10.22 acre parcel at the southeast corner of Meacham and Biesterfield Roads from R-5 (Cook County Zoning Ordinance) to A-2 Special Use and B-3 Automotive Oriented Business District in the Village of Elk Grove Village. Charles Byrum, Attorney representing the Meacham-1 joint venture (owners of the subject property) , was in attendance to present information on behalf of the petitioners. Mr. Byrum submitted as evidence a title statement proving ownership of the 10.22 acre parcel. Byrum continued by delineating zoning in effect surrounding the subject parcel: To the west is the Shawnway Shopping Center; To the north is the Roundtree Commons Townhouse Development and a vacant parcel of land zoned B-3 in the Village of Elk Grove; To the east is the Adolph Link School; and To the south is property zoned R-5, Residential in Cook County. Byrum explained his client's recognition of the Village's desire to widen Biesterfield Road and that many conversations had been conducted with Staff concerning the potential for annexation of the subject parcel as well as dedication of right-of-way necessary to widen Biesterfield Road. Byrum also noted that the owners of the property had acquired the property for investment purposes only and that the current owners have no interest in developing the property themselves. The purpose Plan Commission Minutes - 2 - April 20, 1983 Docket 83-4 (continued) of the petition for rezoning is to make the parcel a marketable commodity when taking into consideration that a fifty foot right-of- way would need to be dedicated for Biesterfield Road. Byrum demonstrated a site plan for the entire parcel which had previously been reviewed by Staff and which presented a number of variations from the existing Zoning Ordinance in order to make the parcel a feasible commodity for future development. Variations included into the site plan were: Reduced setbacks between residential and commercial property; Reduced parking; Increased dwelling units; Increased bedroom count; and Reduced open space. In addition, the plan is based on the assumption that the dedication for Biesterfield Road will suffice the Village's requirement for a ten percent land donation. Gerald Aspito, one of' the partners in the Meacham-1 joint venture, further described how the site plan had evolved into its current form. He pointed out that although the plan indicates a side yard variation between residential and commercial buildings, it still maintains a 100 foot separation between commercial and residential buildings; as opposed to the Village's requirement of 75 feet. Aspito also noted that Meacham-1 was able to create a plan which meets all Village zoning ordinances, with the exception of unit density; however, that design plan would require a less aesthetic building line and great quantities of asphalt for parking. It is anticipated that the residential portion of the site would be directed toward the adult condominium market. Tony Ryan, Architect for Meacham-1, stated that parking requirements could be met on- the site plan if the Village would allow the inclusion of an unknown quantity of "compact car" stalls. In concluding the petitioner's presentation, Mr. Byrum submitted a report from Barton-Aschman indicating the norm for parking requirements in shopping centers to be 5.0 spaces per 1,000 square feet of building. An economic impact study was also submitted. Immediately following the petitioner's presentation, Wildenberg explained other circumstances concerning development and annexation of the subject parcel. In 1980, Staff was directed to negotiate with the property owners for additional right-of-way necessary to widen Biesterfield Road. The intention of the Village is to open Biesterfield Road to traffic and obtain signalization at Meacham Road as well as Rohlwing Road. Biesterfield Road would then provide residents with a well controlled and accessible east-west road. Lengthy negotiations resulted in the owner creating the site plan under consideration. The site proposal raises a number of policy questions which were critical to the owners in furthering the negotiation process and thus bringing the owner and the Village to a point where an annexation Plan Commission Minutes - 3 - April 20, 1983 Docket 83-4 (continued) petition could be entertained. The Village Board has reviewed the proposal and indicated its position to the owners regarding a number of items. In addition, the Village Board has requested the Plan Commission's review, input and recommendation concerning some of the open issues yet to be answered. However, without a previous indication from the Village Board concerning some issues, the owners would not have been able to pursue an annexation and rezoning petition. In summary, the issues in question and Village Board comments to date are: Previous Village Owner Request Board Indication 1. That the dedicated right-of-way Dedication of right-of-way in for Biesterfield Road be lieu of 10% land donation is accepted in lieu of a 10% acceptable. The Plan Commission land donation and be counted should make a recommendation toward the open space regarding the designation of requirement. the right-of-way dedication toward the Village's open space requirement. (Staff's recommendation for Plan Commission review is that the right-of-way not be counted toward open space. 2. Side yard variations. Request Plan Commission review and recommendation. 3. 32% open space as opposed to Request Plan Commission review the required 50%. and recommendation. 4. 20.4 developed units per Request Plan Commission review acre. and recommendation. (A 2.0% variation from 20.0 units per acre allowed by ordinance.) 5. 30.6 bedrooms per acre. Request Plan Commission review (A 2.0% variation from 30.0 and recommendation. bedrooms per acre allowed by ordinance.) 6. That the Village extend Unacceptable. water, sanitary sewer and storm sewer facilities to and across the property at its own cost. 7. That the Village install Elk Grove Village will construct Biesterfield Road, including pavement, curb, gutter and storm pavement, curb, gutter, sewers if necessary for roadway. sidewalks, street lights and Developer must reimburse the Village all other public improvements for all costs incurred including construction, engineering, contract at its own cost. award and surveying. Plan Commission Minutes - 4 - April 20, 1983 Docket 83-4 (continued) Previous Village Owner Request Board Indication 8. That Village expenditures may Unacceptable. All costs must be be reimbursed by the owner up reimbursed to Elk Grove Village. to a maximum of $125,000 upon the issuance of occupancy permits. 9. That the owner shall have no The Village Board agrees that obligation to extend Home there is not a need for the Avenue at any time. extension of Home Avenue. 10. That the Village permit the Request Plan Commission review construction of two commer- and recommendation. cial buildings on one sub- divided commercial lot. In response to Stangeland, Aspito indicated that no particular developer had been contacted or is prepared to develop the subject parcel. Ryan added that B-3 zoning is sought on the corner of Meacham and Biesterfield Roads to be consistent with the B-3 parcel directly to the north which abuts the Roundtree Commons area. In response to Fulton, Aspito noted that the property is difficult to sell due to the requirement for the roadway dedication. Aspito further stated that he could sell the property with the variances and zoning requested and that the petition is before the Plan Commission in an attempt to prepare the property for development. Fulton indicated that the plan did not contain sufficient specific information. Glass questioned what the size and depth of a wet detention pond on the east side of the development would be. Ryan stated that the pond would be approximately one-fourth of an acre surface area and the depth and slope would comply to Village engineering standards. Glass expressed concern regarding future traffic movement through the area south of the subject parcel should Home Avenue not be extended. Glass inquired whether the owners would consider granting an easement for Home Avenue. In response, Byrum indicated that an easement would be acceptable provided the owners would not be required to build the road and that the easement dedication would not affect density counts. Glass related his concern regarding commercial setbacks on the south edge of the property should the property south of the subject property be developed as single family homes. Ryan indicated that he would explore methods of adjusting the setback as well as providing landscaping and screening. Glass also expressed concern regarding the four foot separation between driveways accessing commercial property to the west and residential property to the east within the parcel. Byrum indicated that this situation may be adjusted depending on the Architect's recommendation. Jim Callahan, representing the Roundtree Commons Homeowners Association, expressed concern over the location of a detention pond in close proximity to Adolph Link School . In addition, Mr. Callahan indicated that traffic patterns created by the proposed development could present some horrendous motoring conditions in the area. Plan Commission Minutes - 5 - April 20, 1983 Docket 83-4 (continued) The Public Hearing was adjourned at 11:50 p.m. Submitted by: n P. Wildenberg Administrative Assistant ms c: Chairman & Members of Plan Commission, Village President & Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Building Commissioner, Village Engineer, Director of Public Works, Fire Chief, Director of Parks and Recreation, Centex, NWMC.