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HomeMy WebLinkAboutPLAN COMMISSION - 06/11/1986 - HAMILTON LAKES VILLAGE Minutes ELIC GROVE VILLAGE PLAN COMMISSION Date: Wednesday, June 11, 1986 Location: Council Chamber 901 Wellington Avenue The meeting and the public hearing were called to order at 8:18 p.m. Members Present: Members Absent: John Glass, Chairman Clark Fulton Leah Cummins, Secretary Fred Geinosky George Mullen David Paliganoff Orrin Stangeland Staff Present: Alan Boffice, Village Engineer Thomas Rettenbacher, Building Commissioner James Sunagel, Deputy Fire Chief Robin Weaver, Administrative Assistant John Coakley, Administrative Intern Others: David Grossberg, Attorney representing Crow-Chasewood Christopher Carley, President of Crow-Chasewood David Miller, Metro Transportation Group Eugene Stunard, Appraiser Pat McKillen, Trammell Crow, Office Division Arnold Seeburg, Advance Consulting Engineers Bruce White, Vice President of Crow-Chasewood John Hellyer, representing Crow-Chasewood Greg Plouff, representing Crow-Chasewood Elber Maiden, Rolf Campbell and Associates, Inc. Carl Bon giovani, Circle Bay developer Steve Lenet, planning consultant representing Carl Bon giovani Elk Grove Park District - Channel 6 Cable T.V. crew Approximately 130 residents in the audience Docket 86-4: Hamilton Lakes Village (77.9 acres, north side of Devon Avenue, east of I-290) Elber Maiden presented a revised net fiscal impact analysis showing Hamilton Lakes Village versus a hypothetical single-family development. He explained the method of analysis used to analyse the net fiscal impact. Eugene Stunard responded to Mr. Stan geland's question from the May 28 meeting regarding three-story walkup apartments. Stunard stated that there are three-story walkup apartments in Arlington Heights, Palatine and Schaumburg, all in the $800 unit level. Bruce Plan Commission Minutes - 2 - June 1Z , 1986 Docket 86-4 (continued) White added that based on a survey of apartment complexes in the western, northwest and north suburbs, three--story walkups constitute approximately 300 of the market. George Mullen asked what the reasons were for the requested variations. Grossberg responded that the unique site location was the main reason. The site is located on. Devon Avenue, along I-290, across from Hamilton Lakes Office development and abutting residential areas. Grossberg stated that the project could be built without many of the variations but that also would cause taller buildings with greater density to be constructed. Fred Geinosky asked how the developer would screen or landscape during the construction phases. Bruce White responded that seed would be planted along the residential areas until developed. He also stated that several options are available, including acceleration of the screening plan. He said that Crow-Chasewood would do whatever is possible to minimize the problems of construction. Mr. Geinosky asked for the Fire Department to comment upon the variation from the elevator requirement. Deputy Chief Suna gel stated that there was no problem caused by not having elevators because the developer had designed an adequate stairwell plan. Orrin Stangeland asked what the developer would do if their requested variations were denied. Mr. Carley responded that the variations were an integral part of the proposed development. He said that if the variations were denied, the development plans would have to be significantly modified and the development would be less attractive. Leah Cummins asked if Crow-Chasewood would develop the property under county zoning if their proposal was denied by Elk Grove Village. She also asked the developer to state the advantages of annexing to the Village. Grossberg responded that developing in the County was always an option although it is a much less desirable option. He also stated that the main advantage to annexing to the Village was the ability to connect to the Village's water and sewer. Bruce White noted that because Elk Grove is an attractive community, the Hamilton Lakes Village residents will be able to take advantage of the Village services and amenities. Leah Cummins asked why the proposal would be the highest and best use of the land. Grossberg responded that due to the location of the property, a mixed use of residential, commercial and offices was the best use of the land. Chairman Glass requested that the Village Engineer comment on the need to extend Biesner Road and Wellington Avenue. Alan Boffice stated that the extension of these roads was vital to the Village's transportation network. He said that currently there are no north - south arterial routes in the area between Arlington Heights and Rohlwing Roads. Boffice said that regardless of what is developed on the Crow-Chasewood property, these street extensions are necessary. Deputy Chief Suna gel stated that the extension of Biesner Road is essential for an emergency transportation route. Chairman Glass noted that the Police Department also recommended the extension of Biesner Road. Chairman Glass read a letter from two Village residents for the record. The letter discussed the residents' concerns about the 0 Plan Commission Minutes - 3 - June 11, 1986 Docket 86-4 (continued) Crow-Chasewood development. The letter urged the Plan Commission not to approve the proposal. (9:35 p.m. , 20 minute recess) Carl Bongiovani and his planning consultant, Steve Lenet,addressed the Plan Commission. Bongiovani stated that although Crow-Chasewood was a quality developer, the proposed Hamilton Lakes Village would lower the quality of the Circle Bay Subdivision. He stated that the Crow-Chasewood development would make Elk Grove Village nothing more than a suburb of Schaumburg. Bongiovani showed the plans for a development he had proposed in Palatine that had to be modified to prevent a decline in property value to surrounding residences. Based upon the Palatine experience and his conversations with a real estate broker, Bongiovani stated that Circle Bay homes would decrease $50,000 each in value if Hamilton Lakes Village was developed as planned. Steve Lenet stated that the highest and best use of a property is that use which will not have an adverse impact upon the surrounding properties. He said that there is still a question of what impact Hamilton Lakes Village would have on the surrounding areas. Lenet stated that he believed that there was a problem with the developer's credibility. He presented a 1976 copy of the Cook County Comprehensive Land Use Plan which recommended the subject property be developed as single family residences. Lenet said that in light of the County zoning recommendation, this property should be zoned only for single family residences. Leah Cummins raised a concern about the abundancy of the Village's water supply. Alan Boffice stated that when the Village receives 100% Lake Michigan water by September 1986, the supply will be adequate to support future development including the Crow-Chasewood development. Chairman Glass stated that he had a copy of the 1984 Cook County Comprehensive Land Use Plan which recommends that the subject property be all multi-family. Glass requested that Lenet comment on this Plan. Lenet responded that he had never seen the 1984 Plan before, but he still believed the proposal should be denied. Several residents addressed the Plan Commission. The residents were concerned about the traffic created by multi-family residences and Village-wide traffic problems. One resident presented a petition with over 600 signatures to Chairman Glass. The petitioners were opposed to the Crow-Chasewood development. Grossberg summed up the proposal as good planning based on a mixed use. He stated that Hamilton Lakes Village would be the best way to tie the whole area surrounding the property together. Following further discussion, the public hearing was closed at 11 :13 p.m. A woman in the audience thanked the Plan Commission for their patience and fair handling of all sides involved in the issue. The audience gave the Plan Commission a round of applause. Plan Commission Minutes - 4 - June 11, 1986 3rd Bondioli Resubdivision Following brief discussion of the subject property, George Mullen motioned to recommend approval of the 3rd Bondioli Resubdivision. Leah Cummins seconded the motion. The vote for approval passed unanimously. The meeting was adjourned at 11:33 p.m. Respectively submitted, dii., /' ohn M. Coakley Administrative Intern ms c: Chairman & Members of Plan Commission, Village President, Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Administrative Intern, Building Commissioner, Village Engineer, Director of Public Works, Fire Chief, Deputy Fire Chief, Village Attorney, Park District, NWMC.