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.