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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.