HomeMy WebLinkAboutPLAN COMMISSION - 02/15/1978 - BERG ANNEXATION AND REZONING 78-3 Minutes
Elk Grove Village Plan Commission
February 15, 1978
The regular meeting of the Plan Commission was called to order
by Chairman Shannon at 8:45 P.M. on Wednesday, February 15, 1978 in the
Council Chamber of the Municipal Building, 901 Wellington Avenue.
MEMBERS PRESENT: MEMBERS ABSENT:
William Shannon, Chairman Leah Cummins
John Glass STAFF PRESENT:
Thomas Hamilton Richard M. Finn,
Edward Hauser Administrative Assistant
William Wesley
Docket 78-3: Berg Annexation and Rezoning
The Plan Commission, acting as a Zoning Commission, conducted a
Public Hearing to consider evidence for the establishment of an office
building on approximately one acre of land located at 304 Devon Avenue.
The petitioner was requesting that the subject property be annexed
into the Village contingent on the property being rezoned to 0 = T,
Office-Transitional District. The Village's Official Map indicates the
property to be zoned R-3, Residential District.
Brian Berg, Engineer, was present to represent the petitioner.
Mr. Berg began the presentation by stating that he was a registered
engineer in Illinois and he operated his business in Elk Grove Village
for a period of 9 years . He continued by stating that he and his
wife were planning to purchase the subject property and establish an
office building on the parcel . However, he stated that he was requesting
that the residential structure currently on the subject property be
allowed to remain and be used as his professional offices for a period
of five years . Berg concluded by stating that as he became financially
able, he would construct a new office building and demolish the existing
residential structure. He noted that the property would be fully
developed within a five to ten year period.
At this point, Wesley asked if Mr. Berg had a letter of direction
from the Owner of Record authorizing him to represent the property owner.
Mr. Berg stated that he was not aware that a letter of direction was
required and he did not acquire one from the Owner of Record. Wesley
stated that without a letter of direction, the Plan Commission would
not have the legal authority to continue the Public Hearing. Shannon
concurred with Wesley and he stated that he would continue the Public
Hearing on Wednesday, March 1 , 1978 at 8:00 P.M. to allow Mr. Berg time
to obtain the letter of direction authorizing him to represent the
owner of the subdect property. At this point, Shannon adjourned the
Public Hearing.
Docket 77-12: Convenience Shopping Center
Bob Calkins and Leo Letxjhan were present to represent the petitioners
in their request to rezone approximately one-half an acre,
Plan Commission Minutes - 2 - February 15, 1978
Docket 77-12: Convenience Shopping Center (continued)
located at the southwest corner of Meacham Road and Biesterfield Road.
The petitioners were requesting that the subject property be rezoned
from R-3, Residential District, to B-2, General Business District to
enable them to establish a Convenience Shopping Center.
Shannon began the discussion by asking if the petitioner had
reviewed the concern brought out by the Fire Department concerning the
Meacham Road Fire Station's ingress-egress as it related to the
proposed structure. Lerm3han stated that he had reviewed the Fire
Department's concern and he noted that the proposed structure would
have a 45 foot setback from Meacham Road in addition to the 120 foot
right-of-way provided for Meacham Road. Glass noted LerIA3han's response;
however, he stated that the fact remained that the Meacham Road Fire
Station would be set back considerably more than the proposed structure.
At this point Shannon stated that the Plan Commission was only
concerned with the rezoning question and that the setback issue would
be sent to the Zoning Board of Appeals . Shannon continued by asking
if the site plan presented to the Plan Commission during the Public
Hearing was a preliminary site plan. Lenayhan stated that the site plan
was preliminary and he noted that he could eliminate one of the two
proposed driveways on Meacham Road to satisfy one of the Fire Department's
concerns over possible traffic problems . Shannon stated that it would
be advantageous to remove one of the proposed driveways on Meacham Road.
Lem an stated that he would comply with Shannon's suggestion.
Glass stated that in his opinion there seemed to be a very limited
isle space provided in the site plan and the proposed loading docks
were not properly located. Leâ–ºrlhan agreed that the two loading docks
would have to be moved; however, he suggested that Glass's concerns
would be satisfied when the final site plan was prepared.
At this point Hamilton moved to recommend approval of the proposed
rezoning. Hauser seconded the motion. All present voted 'AYE' . Shannon
concluded the discussion by noting that the Commission's decision was
based on the compatibility of the proposed Convenience Shopping Center
and the abutting property, namely, the Meacham Road Fire Station to the
south and the proposed Public Works Garage to the west of the proposed
Shopping Center.
Docket 77-11 : Mobile Service Station
The petitioner, Mobil Corporation, was requesting that the property
located at the northwest corner of Meacham and Nerge Roads be rezoned
from R-3, Residential District to B-3, Automotive Oriented District,
for the establishment of a self-service gas station.
Shannon noted that staff had prepared a findings of fact concerning
the proposed rezoning as the Plan Commission had requested. Hamilton
moved that the amended findings of fact be sent to the Village Board.
Wesley seconded the motion. All present voted 'Aye' . A copy of the
findings of fact is available in the Manager's Office.
. . . next page
Plan Commission Minutes - 3 - February 15, 1978
Docket 77-15: 7-Eleven, Northwest corner of Nerge and Rohlwing Roads
The petitioner, the Southland Corporation, was requesting that
the property located at the northwest corner of Nerge and Rohlwing
Roads be rezoned from R-3, Residential District to B-2, Business
District. The proposed use of the property was to establish a 7-
Eleven Food Store. The petitioner was represented by Bob Calkins .
Hauser began the discussion by asking if the median on Nerge
Road was the type which allowed cars to drive over it. Calkins stated
that cars could drive over the median. Hauser continued by noting
that there appeared to be a continuous traffic flow at the inter-
section of Nerge and Rohlwing Roads, which would prohibit pedestrians
from safely crossing the intersection.
Calkins stated that if the rezoning was authorized the required
setbacks would severely limit what was constructed on the subject
property. He noted that there was almost not enough land to build
the proposed 7-Eleven. Glass stated that he would like to see a
revised landscaping plan and also the elimination of the first
driveway on Nerge Road (closest to Rohlwing Road) . Hamilton concurred
with Glass 's suggestions.
Next Wesley stated that his concern was that the proposed 7-
Eleven might be a detriment to the Village, especially to the property
owners who live in the immediate area. Wesley suggested that the
subject property might be better suited to 0 - T, Office-Transitional
District. Wesley concluded by stating that he did not believe that
the proposed 7-Eleven was the highest and best use of the property.
Shannon noted Wesley's statement; however, he suggested that he would
prefer to have a use with a required 75 foot setback requirement
instead of a 25 foot setback which would be required under 0 - T zoning.
Hauser stated that he agreed with Wesley concerning the unacceptable
character of the existing 7-Eleven stores already operating in the
Village; however, he questioned whether an office building would be
any better suited to the subject property. Glass noted Hauser's
statement; however, he argued that the big difference was that the
office building would operate during the day, while the proposed
7-Eleven would operate 24 hours a day.
Wesley continued the discussion by noting that if the rezoning
was authorized, a major problem would be the maintenance of the 75
foot setback. Wesley contended that the 7-Eleven had already proved
to be very lax in their maintenance responsibilities .
At this point, Wesley made a motion to recommend denial of the
proposed 7-Eleven located at the northwest corner of Nerge Road and
Rohlwing Road. Glass seconded the motion.
In the discussion following the motion, Wesley stated that he
felt the Commission should see why the 0 - T District did not require
a 75 foot setback when it abutted residential property. Hamilton took
issue with Wesley's motion and he argued that although litter was a
definite problem, it was greatly overshadowed with the important need
for a convenience food store in that section of the Village. Wesley
stated that in his opinion, 0 - T zoning would be the highest and best
use of the subject property.
Shannon suggested that the Commission table the motion on the
floor so that the Commissioners could carefully review the evidence
Plan Commission Minutes - 4 - February 15, 1978
Docket 77-15: 7-Eleven, NW corner of Nerge & Rohlwing Roads (continued)
during the two weeks before the next Commission meeting. He also
suggested that at the next Commission meeting the Commissioners who
were absent at the current meeting could provide additional input.
Hamilton made a motion to table the motion that was currently
on the floor. Wesley seconded the motion. Voting 'Aye' for the motion:
Hamilton; 'Nay' : Glass, Hauser, Wesley, Shannon.
At this point Shannon asked for a vote on the original motion to
recommend denial of the rezoning. Voting 'Aye' : Glass, Hauser, Wesley.
Voting 'Nay' : Shannon, Hamilton. Upon the vote being taken, Shannon
requested that staff provide a preliminary findings of fact.
Section 23: Preliminary Site Plan
Finn began the discussion by stating that Centex had been contacted
concerning the proposed third minor change to the Preliminary site plan
for Section 23. Centex had requested the Commission's approval to
move Julia Drive approximately 120 feet to the north because of engin-
eering requirements. At the February 8, 1978 Plan Commission meeting,
the Commission expressed concern that by moving the location of Julia
Drive to the north, it would adversely affect the homeowner who would
live directly across from the relocated street.
Finn noted that he had discussed the problem with Joseph Luciani
of Centex. Mr. Luciani stated that Centex would design the subject
house so that the garage would be the structure receiving most of the
light generated by car headlights. This solution was acceptable by
the Commission members .
The meeting adjourned at 11 : 10 P.M.
Submitted by:
Richard M. Finn
i
Administrative Assistant
RMF:ms
(2/28/78)
c: Chairman & Members of Plan Commission, Village President and Board
of Trustees, Village Clerk, Village Manager, Assistant Village
Manager, Administrative Assistant, Building Commissioner, Village
Engineer, Planning Consultant, Director of Parks and Recreation,
Calkins, Centex.