HomeMy WebLinkAboutPLAN COMMISSION - 03/22/1976 - ARDVISONS SILVER STREAMS •' • •
MINUTES
ELK GROVE VILLAGE PLAN COMMISSION
March 22, 1976
The regular meeting of the Plan Commission was called to order
at 8:30 P.M. on Monday, March 22, 1976 in the Staff Conference Room of
the Municipal Building, 901 Wellington Avenue.
MEMBERS PRESENT: MEMBERS ABSENT:
Leah Cummins, Chm. Pro Tem Warren Jacobson
Edward Hauser Alvin Krasnow
Thomas Hamilton, Acting Secy. William Shannon
Stanley Klyber STAFF PRESENT:
William Wesley (8:30 P.M. ) Gary Parrin, Admin. Asst.
CENTEX STAFF PRESENT: Thomas Rettenbacher, Building Comr.
Steve Bilheimer Peter Kaleta, Asst. Village Engineer
Tom McCabe Robert Mullen, Admin. Intern
Rick Burton
Parrin sought a recommendation from the Plan Commission that the
Village Board call for a Public Hearing at the request of Arvidson's
Silver Streams. The Commission approved by consensus to so recommend.
A similar recommendation was sought by Parrin for Samuel La Susa, Attorney
for Rountree Commons. Village Attorney Hofert had previously informed
Parrin that a public hearing for special use was necessary, as Rountree
was considering more than one unit on a lot. Alternate dates were
discussed for the hearing, which is to take place after the 15 day
period needed for public notice. La Susa had informed the Village .that
this plan would be submitted on approximately March 25th.
Allied Development Corporation Resubdivision
After inspection of the site plan, the proported resubdivision was
approved by the Commission. Hauser moved for acceptance. Hamilton seconded.
All present voted "AYE".
Centex Industrial Park Unit 199
The Commission was informed that the site plan had been approved by
the Village Engineer as not in a flood plain. Klyber moved to approve.
Wesley seconded. All present voted "AYE".
Section 22 - Winston Grove
Centex opened the discussion by distributing an illustration of
buildable lot areas and cul-de-sac dimensions . Three architectural types
were shown, with Bilheimer informing the Commission that any new types
would also conform to the illustrated dimensions . Bilheimer stated that
the plan showed that the cul-de-sac problem was fixed, and that an equality
in lot area existed between standard and corner lots. He also mentioned
that all houses would be built to be placed on a 56' building pad.
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Plan Commission Minutes - 2 - March 22, 1976
Rettenbacher questioned the minimum lot width at the front yard line,
informing the Commission that a 60' width was in accordance with zoning
regulations . He was also skeptical about the "closeness" of the driveways
in the cul-de-sac. The problems of on-street parking and snow removal
were linked to this . Bilheimer replied that a minimum lot width of 72'
actually existed at the front yard line, with 56' in the house itself,
and 8' apiece in the side yards. He also added that a "tight driveway"
situation regarding space in the cul-de-sac was partially caused by the
nature of the cul-de-sac itself, but that market demand and ease in
planning dictated its use in development. Klyber asked if Centex was
acting within the boundaries of the Building Code and Zoning Regulations.
Rettenbacher stated that they were, but emphasized that this did not
necessarily insure good planning. Klyber replied that if Centex was
following Village regulations , then nothing more could be done. Rettenbacher
advised the Commission that acceptance of Centex'. plan would not guarantee
that they would build the houses as shown.
Park Site West of 53
Bilheimer reviewed the park negotiations as follows :
In initial negotiations , it was decided that of the 10%
dedication, approximately 50 acres would be traded off for the site of
the Municipal Complex, located at 901 Wellington. This left Centex
with a dedication requirement of approximately 53-55 acres . 20.46 acres
have already been dedicated in Sections 18, 19, 20, and 21 . 7.2 acres
have been dedicated in Section 22, for a total of 27.66 acres. The
requirement for Section 22 has been met, along with 51% of the total
requirement. Moreover, at the time of the initial agreement, detention
was not considered a factor. Thus , Centex has given up in excess of
what was initially agreed upon. Bilheimer had turned down the Park
District's request for a park site adjacent to the Fire Station and
Public Works sites claiming that Centex would lose 50 possible lots .
He proposed a possible site west of the Fire Station and Public Works
site, adding that the site would provide for adequate parking, a buffer
between R-3 and higher density sections , and an assurance that the
proposed school side would be kept south of Biesterfield.
Hauser than stated that the Park District needed a major park site
west of 53, as long as it was centralized and not easily accessible
from Schaumburg, nor in an area where it would be possible to be
divided by any Biesterfield Road expansion. Hauser further stated
that previous parks from Centex were unacceptable due to bad shapes
or because they were land-locked. Wesley added that none of the
previous parcels were buildable. He further added that the proposed
4 acres of SBL property was in reality 2 acres , which hurt the Park
situation even more.
It was concluded that the Park District needs 13 acres , of which
at least 4 acres must be buildable. Hauser suggested that Centex might
possibly take 36 houses out north of Meacham Road and east of Nerge
Road. Bilheimer responded that fronting on Meacham was a bad idea,
and that the monetary loss to Centex would be too great to consider
this proposal . Hamilton stated that a 36-lot donation would be better
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Plan Commission Minutes - 3 - March 22, 1976
than the already proposed 50 lots , and that Centex would not be building
homes on possibly risky soil . Bilheimer responded that he had already
compromised with the Park District (increase from 3.9 acres to newly
proposed 13 acres) and that in terms of requirements , Centex owed the
Village and not the Park District. The Commission mutually agreed that
Centex was bound to achieve a compromise solution, and that the loss of
lots to Centex did not greatly alter the Commission's actions towards
a major park site west of 53•
Bilheimer and Hauser then discussed compromise alternatives .
Hauser felt that a buffer between Elk Grove Village and Schaumburg was
greatly needed, although a buffer between the park and the Public Works
site was not necessary. He concluded by saying that he would be willing
to consider any large alternate that could provide for the above
mentioned buffer.
Bilheimer asked if the Park District would consider an increasing
of the site between the Public Works site and Biesterfield Road to 13
acres. Concerning the Elk Grove Village - Schaumburg buffer, he stated
that this would result in Centex being forced to "single-load" the
street (homes on one side) , a procedure which causes great expense.
He asked if Centex could not possibly work out alternative solutions ,
both utilizing 13 acres in the same location, but using the buffer row
of homes in one solution, and going back to the original property line
in the other.
The Commission agreed to consider the two alternatives , and
thanked Centex for its attempts at compromise.
Parrin questioned the ownership of a thin strip of "greenway"
to the left of the 4.9 acre park site. Bilheimer and McCabe replied
that they would take it out. Hamilton stated that it was necessary to
find a unit to govern the strip, citing a need for public ownership,
that individual homeowners might not be able to change the grading and
cause flooding of the stream. McCabe replied that Centex was going to
pipe the water, with the pipes. being located in residents' back yards.
Hauser wished to insure that all pipes would be underground , and that
water would not be dumped into the dry detention area. McCabe stated
that detention west of Nerge Road was provided for in compensatory storage,
adding that the facilities were 2-3 times the size of MSD regulations .
Hamilton questioned the problems of emergency spill-away, flowage easements ,
and whether the pipes would be closed up to prevent children from entering.
He wished to insure that nearby homes would not flood if the park would
happen to overflow. McCabe replied that water will go into a grate,
after which it will flow into an oversized pipe, adding that the full
pipe will be able to maintain velocity at 2/3 height. Rettenbacher
asked about the maintenance of the pipes , to which McCabe answered that
they were part of the storm sewer system, similar to the other Village
pipes. Hamilton reiterated his proposal that there was a need to deed
the land to the public.
Street Configuration
Tom McCabe of Centex began the discussion by stating that design
proceedings could not take place unless the street configuration was
O.K. He added that Centex also wanted to fix the well site, and an
approval of streets would aid calculations . Cummins asked about the
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Plan Commission Minutes - 4 - March 22, 1976
egress into the subdivision. Centex replied that there was one major
road. Wesley questioned the illustrated B-3 zoning, to which Bilheimer
replied that Centex was proposing three sites for Public Hearing. Hauser
asked if anything could be done about building on a slope, citing traffic
safety problems at the intersection of Nerge Road and Grissom Trail ,
where a similar situation existed. Bilheimer stated that the same situation
did not exist, as there was vision all the way to Plum Grove Road.
Rettenbacher informed the Commission of 9 intersections north of
Meacham and east of Nerge, and wondered if a grid pattern would be better
than the curvilinear one shown. McCabe replied that a grade problem was
being experienced in the section, and that Centex' solutions were viable
alternatives to building houses 20' in the air. Wesley asked what was
going to happen with the 13.2 acre park. Centex has designed it for
dry detention, Bilheimer replied, adding that the Park District should
have a report in by Thursday, the 25th of March. Rettenbacher further
stated that the Fire Chief did not like cul-de-sacs right across from each
other and the numbering problems caused by streets curving into other
streets and changing names. Wesley stated that problems of this nature
would possibly have to be dealt with if the Village accepts curvilinear
streets . Rettenbacher informed him that the Fire and Police Departments
needed a number to respond to and that a grid outline that is used as an
overleaf for devising the numbering system. It was also indicated that
the new proposal by Centex concerning the park and street configuration
would result in a 550' cul-de-sac, in excess of the foot dimension required
by the Zoning Ordinance. Further research into these matters was called
for.
A motion for adjournment at 10:42 P.M. was called for by Klyber
and seconded by Hamilton. All present voted "AYE". The meeting was
adjourned at 10:43 P.M.
Res tfully submi ted,
Robert E. Mullen
Administrative Intern
REM:ms
(3-26=76)
c: Chairman & Members of Plan Commission, Village President & Board
of Trustees , Village Clerk, Village Manager, Administrative
Assistant, Administrative Intern, Building Commissioner, Director
of Public Works/Engineering, Planning Consultant, Director of
Parks and Recreation, Calkins , Centex.