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HomeMy WebLinkAboutPLAN COMMISSION - 03/06/1985 - TRANSUNION PETITION FOR REZONING ti Minutes ELK GROVE VILLAGE PLAN COMMISSION Date: Wednesday, March 6, 1985 Location: Trustees' Conference Room Municipal Building 901 Wellington Avenue The meeting was called to order by Chairman Glass at 8:23 p.m. Members Present: Members Absent: John Glass, Chairman None Leah Cummins, Secretary Orrin Stangeland Fred Geinosky George Mullen Clark Fulton Dave Paliganoff Staff Present: Robin Weaver, Administrative Assistant Nineteen local residents attended the meeting. Docket 85-2: Transunion Petition for Rezoning (22 acres at Meacham & Biesterfield Roads) Chuck Byrum reintroduced Bob Cowhey, Cliff DiLorenzo and Don O'Hara. He summarized the rezoning request, indicating that the 22.7 acre parcel would be developed in three phases, as follows: Phase I B-2 zoning, 10.97 acres Phase IA B-3 zoning, 2.20 acres Phase II B-2 zoning, 9.53 acres The first two phases would be developed this year if rezoning was i granted. A letter of intent from Dominick's was submitted. Cliff DiLorenzo explained that the site plan had changed to increase employee parking, move the north line of Phase I farther north and decrease the size of Phase II. An exhibit of the 50' wide berm was explained. Screening with landscape materials will be done and will be maintained by the developer. Fred Geinosky asked if the top of the stores would still be visible to residents and the response was affirmative. Stanley Mitchell, an area resident, summarized objections to the rezoning as many felt that there was no indication of future commercial development; concern with types of stores in the shopping center; traffic congestion; traffic and pedestrian safety; accessibility; noise, light and signage nuisances; and drainage concerns. Dave Paliganoff requested that the petitioner go over each of the staff comments submitted by the Fire Department and the Engineering i Department. Bob Cowhey stated that the development will comply with all Village requirements. There are three points which he would like PC Minutes - 2 - :March 6, 1985 Docket 85-2 (continued) to discuss further with the Engineering Department. They are: detention; location of loading docks, and the number of access drives on Biesterfield Road. Dave Paliganoff asked Chuck Byrum to respond to the items of concern that Stanley ,Mitchell had summarized. Chuck Byrum responded that Centex had informed residents immediately adjacent to the property on the North and ,West sides that the property would be developed commercially and additionally Centex's advertising indicates the area as commercial; this will be a quality shopping center with upscale shops; traffic congestion will not be a problem after the scheduled Meacham Road and Biesterfield Road improvements have been made; the topography of Meacham Road has already been determined by Cook County; the design of lighting and signs have already been worked on and that drainage will meet all requirements. Dave Paliganoff asked if closing statements signed by residents could be brought in by Chuck Byrum as proof of knowledge of Centex's development plans. Chuck Byrum indicated that he will try to locate the letters. Cliff DiLorenzo reported that a lighting/energy firm has been retained. He stated that no light pole will be taller than thirty feet. He explained that glare is the usual problem with lights in older shopping centers due to exposed bulbs. Signs will meet the Village sign ordinance requirements. Signs will be on the buildings and made up of individually lit letters rather than lit boxes. Robin Weaver queried whether or not the petitioner intends to have a sign or signs identifying the shopping center. Cliff DiLorenzo stated that none is being requested and a future request would be unlikely. i When questioned by Dave Paliganoff about the effect of this development on residential property values, Chuck Byrum responded that having a viable commercial area does help values overall; any negative impact on adjacent property would be diminished due to the landscaped berm; and that properties across Meacham Road would probably not be affected as a four-lane highway would already decrease their property value. He also noted that the Village requires landscaping on the East and South sides of the development. George Mullen stated he felt that the residents' concerns were general, not specific. He argued that because residents didn't know about the proposed commercial use is no basis for objection. A resident at 72 Arizona challenged the fiscal impact figures by suggesting the business in this development would be business lost from other Elk Grove Village businesses. Orrin Stangeland acknowledged j that the figures could be debated but noted the village has no right to restrict the number of any type of business. John Glass confirmed that Centex has shown the area as commercial in the advertising, in sales offices, and on official plats since at least 1977. Orrin Stangeland requested that a comparison of lighting to local shopping centers be provided. He also asked if the petitioner would consider any restrictions on B-3 uses. Cliff DiLorenzo replied he preferred no restrictions but further explained that the economics of a shopping center depends a great deal on the "out lots" and for PC Minutes - 3 - March 6, 1985 Docket 85-2 (continued) a developer to permit a poor use there would hurt the entire shopping center economically. It is in the developer's best interest to have a compatible use. Orrin Stangeland asked if a guarantee could be provided that this use would not be objectionable. The response from Cliff DiLorenzo was, no, only company history. Clark Fulton asked if in the petitioner's opinion a shopping center was the highest and best use of the property. Cliff DiLorenzo stated, yes. He noted that a Jewel or Dominick food store is a good anchor to draw other shops, especially as people will go out of their way to shop at a Jewel or Dominick. The demographics of Elk Grove Village (including education and income) will give the developer, according to Cliff DiLorenzo, more leeway in choice of tenants. Clark Fulton questioned that if this were the case, why not develop Phase II at the same time - and wouldn't this take business away from existing Elk Grove Village businesses. Cliff DiLorenzo explained that Phase II must wait as only so much development can be professionally handled at one time and because there is a greater amount of flexibility if the center can be developed in phases. Cliff DiLorenzo stated that he expects 60% of business to be generated from within Elk Grove Village and 40% from without. He does not want to offer stores which already exist in Elk Grove Village. Clark Fulton asked about the affect this development would have on the shopping center to the south. The response was, none, as there are different markets and strategies. Fred Geinosky stated that three of the Plan Commissioners live in the immediate area of the proposed development. Based on his experience, a Dominick's would not hurt the business of convenience stores and would keep some shopping in Elk Grove Village, as he currently does grocery shopping at the Butera in Roselle or the Jewel in Schaumburg. He asked about the number of jobs the development would provide. The answer was 150 - 160 full time equivalent. He also questioned the success of specialty stores. Cliff DiLorenzo responded that no apparel stores would be sought due to proximity and range offered by the Woodfield Mall in Schaumburg. Fred Geinosky asked about traffic peaks and Don O'Hara responded that the greatest amount of traffic would be on Thursday, Fridays, Saturdays and Sundays. Fred Geinosky stated that a possible 24 hour medical facility would not be in conflict with Alexian Brothers Medical Station and that hospitals frequently seek mutual arrangements with these centers. Robin weaver stated that the Police Chief, after evaluating the traffic situation with the Village Engineer, had dropped all concerns relative to the proposed curb cut across from Texas Street. Leah Cummins requested a change in the February 20, 1985 meeting minutes. She also asked if a report on the property had been made by the Plorth Cook County Soil and Water Conservation District. Chuck Byrum responded that the study made in 1975 was found to be sufficient and that a letter stating such from the District was on file with the Village Clerk. Leah Cummins asked if Dominick's would request a liquor license, and if Dominick's was made aware that Biesterfield Road will not be extended to Plum Grove Road. Cliff DiLorenzo stated that a liquor license would probably be sought and that Dominick's is aware PC Minutes - 4 - March 6, 1985 Docket 85-2 (continued) of the status of Biesterfield Road. Leah Cummins asked for specific studies and information on how the shopping center development would negatively impact residential property values. Cliff DiLorenzo replied that he wasn't an expert in that field. Chuck Byrum stated other uses might also negatively affect the property value, perhaps to a worse extent. He also stated the property would most likely not be developed as residential or remain vacant. George Mullen interjected that there are too many variables to consider property values solely on the existence of a shopping center and realtors have told him that for every person who wouldn't buy next to a shopping center, there is one who would consider it a convenience. Leah Cummins questioned why the Police Chief would drop his traffic concerns relative to Texas Street. Robin Weaver indicated the Chief felt that the proposed plan was the safest way to handle the traffic. Leah Cummins suggested the Chief state his reasons in writing. Staff agreed to request a written memorandum from the Chief. Residents raised concerns about the grading of the site. John Glass explained that the Village must approve the final engineering plan. He also stated that the Plan Commission could require the lighting plan be submitted to and approved by the Plan Commission prior to building permits being issued. The request will be considered at the next Plan Commission meeting on March 20, 1985. The meeting was adjourned at 12:10 a.m. Respectfully submitted, Robin A. Weaver Administrative Assistant 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, Deputy Fire Chief, Village Attorney, Park District, NWMC, Centex. I Revised '3/20/85