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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. • • 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 • • 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 -r • 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.