HomeMy WebLinkAboutPLAN COMMISSION - 02/05/1986 - STRAWBERRY HILL PLAZA/ELKS CROSSING Minutes
EIS GROVE VILLAGE PLAN COlBUSSIOB
Date: Wednesday, February 5, 1986
Location: Council Chamber
Municipal Building
901 Wellington Avenue
The meeting was called to order at 8:13 p.m. by Chairman Glass.
Members Present: Members Absent:
John Glass, Chairman None
Leah Cummins, Secretary
Fred Geinosky
George Mullen
Clark Fulton
David Paliganoff
Orrin Stangeland
Staff Present:
Tom Rettenbacher, Building Commissioner
Robin Weaver, Administrative Assistant
John Coakley, Administrative Intern
• Others representing Stawberry Hill:
Alan Rosenzweig, Architech, Rosenzweig and Associates
Michael Kurtzon, Attorney
Carl Cupfer, Spaceco Engineering
Others representing Elk's Crossing - Swiatek:
Joseph Ash, Attorney
Patrick Daly, Architech, Patrick F. Daly and Associates
Don O'Hara, Barton-Aschman Traffic Engineers
Others:
Donald Rudd, Attorney representing Parcel E, Townhome Owners
and Condominium Association
Mark Wyler, President, Roundtree Commons Townhome Association
Approximately 90 unidentified people
Strawberry Bill Plaza (NE corner Meacham & Biesterfield Roads)
Michael Kurtzon showed the site plan for the proposed Strawberry
Hill Plaza. He stated that the plan was for a neighborhood shopping
center with a residential character. The Plaza would be similar to
one in Hoffman Estates. He further noted that an agreement on the
screening along the east side of the parcel was being worked out
with the Roundtree Commons Townhouse Association.
Alan Rosenzweig stated the request for a parking stall variance,
• to permit landscaping of the 2.5' overhang area for perimeter lots,
resubdivision into three lots and a special location plan for shared
parking since ten parking spaces will be on lot lines. He said that
PC Minutes - 2 - February 5, 1986
• Strawberry Hill PIaza (continued)
the proposed screening plan includes leaving the wood stockade
fence in place on the north side, and a combination of berming,
a fence and landscaping on the east side. He noted that this issue
would be worked out with the Townhome Owners Association. Mr.
Rosenzweig also addressed the fact that the petitioner was seeking
sideyard and rearyard setback variations and interior parking stall
overhang variance from the Zoning Board of Appeals as well as sign
variations from the Village Board.
Clark Fulton raised concerns about people racking cars into
the parking spaces and harming the fence if no curb stops were
required. He also asked whether there would be any deliveries
made at night. Alan Rosenzweig responded that due to the types and
sizes of stores in the Plaza, very few deliveries would be made and
most would be during the day in small vans or UPS trucks. There is
sufficient room for deliveries by semitrailer trucks but the occasion
would be rare.
Michael Kurtzon responded to Mr. Fulton's question regarding
maintenance of the screening on the east side by stating that the
developer would maintain the berms, fence and shrubbery. He further
stated that the owner of the Plaza would want to keep it looking
nice in order to attract business.
Fred Geinosky raised a concern about a traffic flow problem
• created by the drive-through at the proposed McDonald's (located
at the immediate northeast corner of the lot). Mr. Rosenzweig
responded that because of the design of the facility, no traffic
backup should occur. Fred Geinosky inquired about turn lanes and
traffic control on Meacham Road. Alan Rosenzweig responded that
the entrance on Meacham Road would be a right-turn-in and a right-
turn-out only.
David Paliganoff asked when the Strawberry Hill Plaza opened
in Hoffman Estates. Mr. Rosenzweig responded that the Plaza in
Hoffman Estates opened in September with 50% occupancy and that
currently the Plaza has 70% occupancy. He also said that Mr.
Handler, the owner of the Plaza, has retained ownership and will
own and manage this one in Elk Grove.
Mark Wyler stated that while he is confident that an agreement
on screening will be made with the Plaza developer, none had been
signed yet. He further stated his displeasure with the existing
screening proposals presented by the developer. The Townhome
Association wants the screening on their own easement and that
the Association would be able to provide maintenance for the berming
at the Plaza's expense. Michael Kurtzon responded that the developer
was amenable to any screening suggestions made by the Association.
Two residents of Elk Grove raised concerns regarding increased
traffic, school children, excessive lighting, exhaust fans and
noise. All concerns were addressed by the developer.
George Mullen made a motion to recommend approval of the
• resubdivision subject to staff review. Orrin Stangeland seconded it.
The vote for approval passed unanimously.
(9:20 p.m., 10 minute recess. )
PC Minutes = 3 = February 5, 1986
• Elk's Crossing - Smiatek (HW corner Arlington Heights
and Westerfield Roads)
Chairman Glass explained the purpose of the Plan Commission
and of the meeting to the audience. He requested that Mr. Ash,
the petitioner's attorney, briefly restate his comments from the
January 15 public hearing.
Mr. Ash briefly restated his comments and summarized the
proposal. He then addressed staff comments regarding the shopping
center. He disagreed with the Public Works Director's comment
regarding the elimination of the southern-most drivewag on Arlington'
Heights Road. Instead, Mr. Ash and Don O'Hara said that a keft�;
turn lane, which would be paid for by the developer, should be Q
installed on Arlington Heights Road.
Fred Geinosky asked Mr. Ash to summarize the Financial Impact
Analysis. He also inquired about the property to the north.
Mr. Ash responded that the Arlington Federal Savings and
Loan Association is no longer interested in the Sokolowski property
and may be relocating in Elk's Crossing. He stated that at such
time as the property to the north is developed, the shopping center
would make it a shared driveway between the properties.
Mr. Daly responded to Fred Geinisky's concern stating that the
developer had sent screening proposals to the Home Owners Association
on the west side of the property. Screening plans along this border
• include a high berm with four feet high shrubs spaced three feet
apart.
George Mullen raised concerns that pedestrians would take a
shortcut through the screening to reach the shopping center and,
on that basis, suggested that a fence be included in the screening
plan. He also stated that from his own experience and knowledge
of real estate, that property values would not be affected by the
adjacent commercial property.
John Glass discussed the problem of cars parking beyond marked
spaces in other area shopping centers. He asked the developer to
consider the installation of concrete barriers on parking aisles
to alleviate this problem. Mr. Daly agreed and noted that concrete
barriers with planters were shown on the site plan.
Donald Rudd stated that the Parcel E Association had concerns
regarding the shopping center's setback requirement, lighting, the
location of a restaurant on the westernmost out lot, screening, and
the timing of the screening plan. He noted that most of the problems
had been worked out and that he was confident that the rest of the
problems would be resolved. Mr. Daly agreed to restrict, not lease,
the Building A out lot to a restaurant as it would be in close
proximity to residents on Wellington Avenue.
Residents of the area surrounding the property raised concerns
regarding screening, tax revenue, jobs, maintenance of the shopping
center, hours of operation, property values, garbage collection,
noise pollution, traffic congestion, and air pollution. Another
• resident stated that he favored more commercial development in the
Village.
e
• PC Minutes - 4 - February 5, 1986
Elk's Crossing - Swiatek (continued)
George, Mullen made a motion to recommend approval of the
resubdivision subject to staff review. Fred Geinosky seconded it.
The vote for approval passed unanimously.
Orrin Stangeland said he believed that too many questions
and concerns were unanswered to vote at this time and that two
meetings on a project of this size were too few to make a decision.
Following further discussion, George Mullen motioned to
recommend approval of the rezoning of the property from R-1 to B-2
with the stipulation that occupancy permits will not be issued until
the Plan Commission approves a screening plan for the entire 22.81
acre parcel. Fred Geinosky seconded it. The vote for approval was,
as follows: six in favor, none against, one abstention (Mr. Stangeland).
Following brief discussion of architectural control, the
meeting was adjourned at 11:29 p.m.
Respectfully submitted,
John M. Coakley
Administrative Intern
• ms
c: Chairman 6 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,
Housing Commission, Board of Health, Community Service Board,
Park District, NWMC, Centex.