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.
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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.