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HomeMy WebLinkAboutPLAN COMMISSION - 09/07/1983 - CENTEX HOMES SPECIAL USE • a Minutes ELK GROVE VILLAGE PLAN COMMISSION Date: September 7, 1983 Location: Multi-Purpose Room Elk Grove Village Municipal Building 901 Wellington Avenue The regularly scheduled meeting of the Plan Commission was called to order at 8:24 p.m. Members Present: Members Absent: John Glass, Chairman None Leah Cummins, Secretary Clark Fulton Frederick Geinosky George Mullen David Paliganoff Orrin Stangeland Staff Present: Thomas Rettenbacher, Building Commissioner Lieutenant Robert Salvatore, EGVPD Thomas Cech, Director of Public Works Ray Peterson, Village Engineer Charles Henrici, Fire Chief Jon Wildenberg, Administrative Assistant Docket 83-7: Petition of Centex Homes Midwest for a Text Amendment to the Elk Grove Village Zoning Ordinance creating a Special Use in the R-3 Residential District; and Docket 83-8: Petition of Centex Homes Midwest to rezone 38.11 acres in Section 23B from R-3 Residential to R-3 Special Use. Gerald Harker of Centex Homes opened the discussion by offering a correction to his previous statement that "the project would be economically unfeasible if Centex could not design given a minimum lot size of 5,400 square feet". After making some adjustments, Centex has been able to create a plan incorporating a minimum lot size of 6,000 square feet, an average lot size of 7,260 square feet and 138 total lots (as opposed to the original proposal of 144) . Harker submitted this .revised plan in lieu of the original plan presented at the Public Hearing of August 24, 1983. Russ Taylor, land planner, pointed out that under the new plan total street area has been reduced, islands in the middle of the cul-de-sacs have been eliminated and the number of cul-de-sacs has been reduced. Questions regarding both the original Centex submittal and the latest proposal were called for by Chairman Glass. Plan Commission Minutes - 2 - September 7, 1983 Mullen asked how the Police Department determines its manpower needs. Lt. Salvatore responded that it is done based principally on the number and type of calls received. In addition, population can be a factor. In response to Mullen, Cech observed that street maintenance costs rise approximately 10% per year and that cul-de-sacs consume great amounts of time in the snowplowing operation. In response to Paliganoff, Rettenbacher questioned the justification for a 5' reduction in the front yard setback requirement. Salvatore added that parking 2 - 3 cars per unit may be a problem given a smaller front yard. Henrici noted that under current standards (25' setback) 2 cars will fit on the driveway area. Cummins stated that a 20' setback would augment any existing parking problems. Rettenbacher observed that if the setback were reduced by 5' and right-of-way were reduced by 5' per each side of the street, a typical lot would lose a total of 10' in front yard and/or parking area. Harker related that each unit would be capable of accommodating a 2-car garage. Further, the 20' setback was requested on purely aesthetic grounds. Centex is willing to maintain the 25' setback standard if so desired by the Village. However, the 15' side yard for corner lots is needed to make the Centex plan work. Harker added that 15' side yards exist in the Village's A-3 Multi-Family/Recreational District (Golf Course area) . Cummins inquired about parkway trees. Cech noted that a 6' parkway area, as proposed by Centex, would be a narrow area in which to plant and grow parkway trees to their ultimate size. Chances of roots disturbing sidewalks and pavement would be increased. Peterson mentioned that sidewalks could be moved back onto an easement to provide more room for parkway trees. Harker indicated Centex would be willing to submit an overall tree plan for the area, incorporating plantings on private and/or public property, at the time of final plat. It was noted by Centex that right-of-way reductions (to 50' from 60') are requested for only the interior streets of the development (i.e. : Revere Lane, New York Lane, Albany Court, Liberty Court and Stowe Court) . The thru streets (i.e. : Vermont Drive, Gibson Drive, Julie Drive and Newberry Drive) will meet the normal requirements. Taylor indicated that the increase in street maintenance cost for the R-3 Special Use district would be minimal compared to expected maintenance costs in the R-3 district. In response to Fulton, Harker stated that the project, as designed with 6,000 square foot minimum lots, was at its optimum and that a 6,000 square foot minimum lot is necessary to maintain the economic feasibility of the project. Fulton remained concerned by the smaller lot size. Ulatowski explained that no driveways would have access on the side of any lot having the 15' corner lot setback. Stangeland inquired about the capacity of the Elk Grove water system to serve the project. Cech stated that water supplies will be adequate. Stangeland noted a study done by Chase Econometrics showing that larger homes are making a comeback in today's market. Responding to Mullen, Harker indicated that Centex would be willing to consider phasing construction of the project. l r Plan Commission Minutes - 3 - September 7, 1983 Cummins added that perhaps Centex could guarantee that 50% of the lots be 7,500 square feet or above with the remaining lots being below 7,500 square feet down to a minimum size. Glass requested Staff to review and comment on the revised Centex proposal. The meeting was adjourned at 11:12 p.m. Submitted by: i 4min P. Wildenberg istrative Assistan ms c: Chairman & Members of Plan Commission, Village President & Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Building Commissioner, Village Engineer, Director of Public Works, Fire Chief, Director of Parks and Recreation, Centex. NWMC.