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Home My WebLink AboutPLAN COMMISSION - 02/20/1985 - TRANSUNION PETITION FOR REZONING 85-7 Minutes ELK GROVE VILLAGE PLAN COMMISSION Date: Wednesday, February 20, 1985 Location: Trustees' Conference Room Municipal Building 901 Wellington Avenue The meeting was called to order by Acting Chairman Leah Cummins at 8:12 p.m. Members Present: Members Absent: Leah Cummins, Secretary John Glass Orrin Stangeland George Mullen Clark Fulton Fred Geinosky Dave Paliganoff Staff Present: Thomas Rettenbacher, Building Commissioner Robin Weaver, Administrative Assistant Clark Fulton summarized the February 9 Plan Commission's special meeting at Just Pants. Thirty-three local residents arrived to attend the public hearing. Additional chairs were arranged in an attempt to accommodate them. The public hearing began at 8:47 p.m. Public Hearing: Docket 85-2 - Transunion Petition for Rezoning The petitioners are the contract purchasers of the 22.7 acre parcel at the northwest corner of Meacham and Biesterfield Roads. They will develop the property and operate the proposed shopping center, tentatively named, The Village Center. The attorney repre- senting the petitioners, Chuck Byrum, introduced Cliff DeLorenzo, an architect with Envirotecnics; Bob Cowhey, an engineer with Cowhey Associates, Ltd. ; and Don O'Hara, a traffic engineer with Barton- Aschman Associates. Chuck Byrum described the surrounding uses as commercial and residential. He then displayed a map of the 1973 Vale Tract which indicated Centex's intent for the parcel to be zoned commercial. The Vale Tract indicates 16.2 acres as B-3 and 18.7 acres as B-2. Also, recent plats have shown the area as B-2 and B-3. Chuck Byrum stated that the petitioners are prepared to develop two of three phases on the property during this calendar year as described: Phase 1: 10.97 acres of B-2 zoned property for a food store of 63,000 square feet and retail stores totaling 46,300 square feet. Revised 3/6/85 • 0 Minutes ELK GROVE VILLAGE PLAN COMMISSION Date: Wednesday, February 20, 1985 Location: Trustees' Conference Room Municipal Building 901 Wellington Avenue The meeting was called to order by Acting Chairman Leah Cummins at 8:12 p.m. Members Present: Members Absent: Leah Cummins, Secretary John Glass Orrin Stangeland George Mullen Clark Fulton Fred Geinosky Dave Paliganoff Staff Present: Thomas Rettenbacher, Building Commissioner Robin Weaver, Administrative Assistant Clark Fulton summarized the February 9 Plan Commission's special meeting at Just Pants. Thirty-three local residents arrived to attend the public hearing. Additional chairs were arranged in an attempt to accommodate them. The public hearing began at 8:47 p.m. Public Hearing: Docket 85-2 - Transunion Petition for Rezoning The petitioners are the contract purchasers of the 22.7 acre parcel at the northwest corner of Meacham and Biesterfield Roads. They will develop the property and operate the proposed shopping center, tentatively named, The Village Center. The attorney repre- senting the petitioners, Chuck Byrum, introduced Cliff DeLorenzo, an architect with Envirotechnics; Bob Cowhey, an engineer with Cowhey Associates, Ltd. ; and Don O'Hara, a traffic engineer with Barton- Aschman Associates. Chuck Byrum described the surrounding uses as commercial and residential. He then displayed a map of the 1973 Vale Tract which indicated both Centex's and the Village's intent for the parcel to be zoned commercial . The Vale Tract indicates 16.2 acres as B-3 and 18.7 acres as B-2. Also, recent plats have shown the area as B-2 and B-3. Chuck Byrum stated that the petitioners are prepared to develop two of three phases on the property during this calendar year as described: Phase 1: 10.97 acres of B-2 zoned property for a food store of 63,000 square feet and retail stores totaling 46,300 square feet. PC Minutes - 2 - February 20, 1985 Docket 85-2 (continued) Phase 1A: 2.20 acres of B-3 zoned property for two (2) kiosks of 4,200 square feet each. Phase 2: 9.53 acres of B-2 zoned property for undetermined use, to be developed in the future. The attorney indicated that no variations were sought and that the current land plan utilized parking stall sizes of 9' x 19' but that space was sufficient to accommodate spaces of 10' x 20' if required by the Village Board. The request of the petitioners is for plan approval and rezoning of Phases 1 and 1A and rezoning of Phase Ii. Cliff DeLorenzo reported that his market analysis projected the site to be an excellent one for a neighborhood shopping center. He indicated that 68,000 people live within a three mile radius of the site. In order to buffer the residents from the shopping center, the existing 50' wide, four to five foot berm would remain and that parking would be away from the residences. The rear of the shopping center will be constructed with face brick, all stores will be required to enclose refuse within the stores (not in back) , and the food store will be required to use a compactor to reduce the size of refuse and possibility of litter. Cliff DeLorenzo indicated that the developers would prefer a 24 hour emergency clinic or a banking facility in the B-3 zoned portion. He noted that the interior traffic plan serves to guide truck traffic along the side of the development rather than through the parking area. The berm will be landscaped. Bob Cowhey explained that all storm sewer, sanitary sewer and water mains and plans will be in compliance with all Village codes and ordinances and that the development will have no detrimental impact on Village systems or the surrounding system. An economic impact report was submitted and is attached to these minutes. Don O'Hara testified that there would be no traffic circulation problem to or from the site. Dave Paliganoff queried what evidence indicated this would be the highest and best use of the land. Cliff DeLorenzo responded that there exists a shopping vacuum in this area and with Biesterfield Road going through to Meacham Road, commercial use would be preferential to residential; and given the existing berm and adjacent commercially zoned corners, commercial would be natural for the location. "Upscale" shops such as computer stores, candy stores, children's wear, etc. , will be sought as well as a food store, a drug store and a large hardware store. The retail stores would be single story users. The food store building height would be approximately 24'4" rather than the usual 21'8" height. it could be three to five years before Phase II would be developed, according to Cliff DeLorenzo. The placement of the curb cut opposite Texas Street was discussed. Orrin Stangeland inquired as to whether or not the petitioner would be willing to exclude certain B-3 uses. Chuck Byrum responded that limiting B-3 uses would not be consistent with surrounding zoning. In response to another question by Orrin Stangeland, Chuck Byrum stated that original purchasers of the residential properties to the north and west of the site were shown as proposed commercial development of the site on advertising, and also signed letters stating their PC Minutes - 3 - February 20, 1985 Docket 85-2 (continued) knowledge of the commercial zoning at closing on their own properties. Orrin Stangeland asked about hours of operation and similar developments. Cliff DeLorenzo stated that a 24 hour operation of the food store would be very unlikely and that truck deliveries to suburban stores are generally during daylight hours. A similar development is in Park Forest. Fred Geinosky asked about the size of the food store, competition and truck traffic. Cliff DeLorenzo responded that this one would be 63,000 square feet, whereas the Butera on Nerge Road is 28,000 square feet; competition would not be a problem, especially as Eagle will be pulling out of the Chicago area market; and between 28 and 35 trucks could be expected per week to supply the food store. Clark Fulton asked what the distance from the building to the residences would be and was informed that the distance would be at least 150 feet. Various local residents brought up concerns regarding noise, truck traffic, lighting, the need for additional shopping and signage. The petitioners responded that noise and truck traffic would be primarily during daylight hours; lighting would be directed at the shopping center rather than at surrounding properties and would meet Village codes to insure safety; and they felt that shopping is needed and will do well and accordingly are willing to put a lot of money into this project. Chuck Byrum noted that with a parcel this size, it was impossible to have all retail clients signed up with engineering and site plans perfected. This was why the request was for rezoning and partial plan approval. Leah Cummins requested that the topic be discussed at the next Plan Commission meeting on March 6, 1985 at 8 p.m. The public hearing was adjourned at 11:49 p.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., C. Byrum. , ECONOMIC IMPACT STATEMENT Phase 1 and lA Only (Total 13 . 17 Acres) Village Center Elk Grove Village, Illinois Real Estate Taxes Conservative estimates value Phase 1 and Phase 1A, when developed , at $6,030 ,000 . Assessing the property at 40% of value (per the Cook County Assessor) and applying the 1983 equalization factor of 1. 9122 , we get an unequalized valuation of $2 ,412 ,000 and an equalized valuation of $4 , 612 ,226. Applying the 1983 tax rates for the subject property, the following annual tax revenues are projected for the following bodies : Agency Description 1983 Tax Rate Tax Revenue County of Cook 0 .865 $39,895 Forest Preserve District of Cook County 0. 116 5, 350 Suburban TB Sanitarium 0 . 012 553 Consolidated Elections 0. 042 1, 937 Township of Schaumburg 0 .061 2 , 813 Road & Bridge Schaumburg 0 . 029 1, 337 General Assistance Schaumburg 0. 010 461 Metropolitan Sanitary District of Greater Chicago 0 . 715 32 ,974 Northwest Mosquito Abatement District 0. 016 737 Palatine Township High School 211 2 .356 108, 664 Community College District 512 0. 187 8, 624 Elk Grove Park District 0 .356 16, 419 Village of Elk Grove Village 0 . 719 33 , 161 School District CC 54 2 . 614 120 ,563 Sales Taxes Annual sales taxes received by the Village for the business operations on Phase 1 and Phase lA are projected as follows : Phase 1 Food Store . $15, 000,000 x 1% = $150 , 000 Small Shops $46,300 SF @ $150/SF $6 , 945, 000 x 1% 69 , 450 $219,450 Phase 2 ( if retail use) Kiosk ;T'1 900, 000 x 1% $ 91000 Kiosk T2 900 ,000 x 1% 91000 $18, 000 -2- s: �•