Loading...
HomeMy WebLinkAboutPLAN COMMISSION - 07/17/1985 - FORD CITY BANK PLAT OF SUBDIVISION Minutes ELK GROVE VILLAGE PLAN COMMISSION Date : Wednesday, July 17 , 1985 Location : Council Chamber Municipal Building 901 Wellington Avenue The meeting was called to order by Chairman Glass at 8 : 10 p.m. Members Present : Members Absent : John Glass, Chairman Clark Fulton Leah Cummins, Secretary Orrin Stangeland Fred Geinosky George Mullen David Paliganoff Staff Present : Tom Rettenbacher, Building Commissioner Ray Peterson, Village Engineer Charles Henrici , Fire Chief Robin Weaver, Administrative Assistant John Coakley, Administrative Intern Others Present : Jeffrey Jahns, Attorney representing Drexel Kimball Watson, Vice President, Drexel Michael Ives, Land Planner Stephen Welter, Land Planner Bill Grieve, Traffic Consultant Michael Fleming, Consulting Architect Arnold Seaberg, Advanced Consulting Engineers Approximately 180 unidentified people Ford City Bank - Plat of Subdivision Following brief discussion and review, Dave Paliganoff made a motion to approve the three lot plat, and George Mullen seconded it. The vote for approval passed unanimously. Drexel Property The Public Hearing was called to order by Chairman Glass at 8 : 24 p.m. Jeffery Jahns, the attorney representing the petitioner, reiterated the request for A-2 zoning and a Special Use permit for an apartment complex on the 77 . 9 acre parcel located on the property at the northeast corner of I-290 and Devon Avenue, Cook County, Illinois . Annexation will be sought through the Village Board. Kimball Watson, Vice President of Drexel Properties, Inc. , presented information about the Company. He stated that the proposed complex would consist of small one- and two-bedroom PC Minutes - 2 - July 17 , 1985 Drexel Property. (continued ) apartments . There would be 1, 032 units in 43 buildings, each three stories tall, when completed. Mr. Watson briefly described the company and noted that Drexel aims its marketing at adults , not necessarily families. He also noted that other Drexel developments of a similar nature exist in Washington, D.C. , Tampa, and soon in Dallas . Steve Welter of Michael Ives and Associates showed exhibits illustrating the location, area zoning, present site analysis and the proposed layout of the complex. Mr. Welter stated that it would be a four ( 4 ) phase development beyond phase I . The development would have 13 . 2 units per acre net and 14 . 3 units per acre gross. He noted that this is well under the Village limit of 20 .units per acre. He explained the exhibits which showed four large retention ponds, tennis courts, a pool and a recreation building for each of the four phases . A 140 foot buffer and 51% green space would provide a separation between complex and existing single family areas. Michael Ives, also of Michael Ives and Associates , presented a cost/benefit analysis . He discussed estimated population statistics and the amount of revenue that would be generated. The total annual revenue to all government agencies for the development would be approximately $2 . 5 million. The Elk Grove Village share after deleting expenditures, would be approximately $200 , 000 per year. The consulting architect, Michael Fleming, President of the Ives/Fleming Group, showed exhibits illustrating the archi- tectural design and the layout of the apartment buildings . A transportation engineer,. Bill Grieve of the Metro Trans- portation Group, presented the results of a traffic evaluation. Mr. Grieve stated that there would be good accessibility to the development, although adding turn lanes and a traffic signal at the proposed Beisner/Devon intersection and extending Beisner north may be necessary. A traffic signal at Devon Avenue and Park is already planned by Itasca and the Hamilton Lakes development. Arnold Seaberg of Advanced Consulting Engineers discussed drainage, sanitary sewer connections, water distribution and pavements for the project. Following the presentation by the petitioner, members of the Plan Commission questioned the Drexel representatives . George Mullen asked who would be developing the project and how would it be managed. Mr. Watson replied that Drexel would develop at least the first phase of the project as well as manage the complex. Mr. Mullen expressed a concern that the company would sell off the complex when depreciated. In response, Mr. Watson pointed out that this was not their inten- tion and that they had never done anything like that before. A question from Mr. Mullen then addressed whether the Drexel apartments would include subsidized housing. Mr. Watson replied that no such plans existed, and that market rates were at $500 - $900 per month. Mr. Jahns commented that the apartments don ' t fall under the HUD guidelines because there were no three-bedroom units . PC Minutes - 3 - July 17 , 1985 Drexel Property (continued ) David Paliganoff questioned Mr. Watson regarding Drexel ' s choice of frame construction. Mr. Watson responded that the construction was wood frame with brick front and would be sprinkled in lieu of masonry construction. Mr. Paliganoff asked about the typical renter and was told by Mr. Watson that more than 80% would be single and that 60% would be men and 40% women, predominantly in the late 20 ' s, early 30 ' s age group. In response to a question regarding type of management, Mr. Watson said that an on-site person and one or more assistants would manage the project. Mr. Watson said furthermore that the project would be able to begin in the fall and would be completely financed by Drexel . The purchase option ends in October, 1985 . Fred Geinosky asked if there were any variations that Drexel refused to compromise on. The Drexel attorney, Mr. Jahns, noted that there were several variances being requested but all were open to compromise. Mr. Geinosky then asked about Drexel sharing the cost of a possible Beisner Road exten- sion. Mr. Watson replied that Drexel would pay for the extension to the connection points and 25% for signalization. Further concerns were expressed concerning traffic flow and congestion on Devon Avenue. Mr. Watson then responded to Fred Geinosky' s questions regarding monotony of building design by explaining that some variations would exist. Mr. Geinosky then pointed out some inconsistencies in the estimated number of children and asked questions about the method of screening the property. Mr. Seaberg answered a question about the drainage of the property. Leah Cummins expressed concern regarding the A-2 Special Use zoning request and asked Mr. Welter if any similarities to the Rohlwing Grove Apartments existed. Mr. Welter responded that only the zoning classifications were similar. Mrs . Cummins brought several errors in the Project Brochure to the attention of the petitioner. Leah Cummins inquired why they had chosen rental rather than "for sale" units and the future plans for such. Mr. Watson explained that market condi- tions warranted rental units and that Drexel had no plans for converting to condominiums or similar units later. In response to a question regarding financing of the project, Mr. Watson replied that financing would be entirely internally generated. ( 10 : 35 p.m. , five minute recess - Mrs. Cummins left. ) Mr. Carl Bongiovani, Circle Bay Builder and Developer, asked to give sworn testimony. He expressed concerns regarding the drainage from the Drexel project causing soil deposit problems and flooding in the Circle Bay retention pond. In addition, Mr. Bongiovani requested that Drexel produce an area impact study at the next meeting. Mr. Jahns, answering Mr. Bongiovani ' s concerns about traffic in the residential area, stated that Drexel did not want Beisner to go through - but that it was up to the Village. Various members of the audience, all identified as residents PC Minutes - 4 - July 17 , 1985 Drexel Property (continued ) living in the area surrounding the Drexel parcel, addressed the Plan Commission. These people expressed their concerns regarding the potential for area flooding, traffic problems, increased crime and lower property values resulting from the development. Chairman Glass announced that the Public Hearing would be continued next week on Wednesday, July 24 , 1985 at 8 : 30 p.m. The location would be announced and posted later. The meeting was adjourned at 11 : 53 p.m. Respectfully submitted, -��Gt P J Coakley Administrative Intern ms c: Chairman & Members of Plan Commission, Village President, Board of Trustees , Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Administrative Intern, Building Commissioner, Village Engineer, Director of Public Works, Fire Chief , Deputy Fire Chief , Village Attorney, Park District, NWMC, Centex.