THE JOURNAL & TOPICS NEWSPAPERS | FRIDAY, OCTOBER 6, 2006
Townhomes Tabled
Concerns Aplenty At ZB Meet Over Proposed 17-Units
By CRAIG ADAMS
Journal Reporter
After listening to the testimony of the architect and several neighbors, as well as the observations of one of its members, the Mt. Prospect Planning and Zoning Commission held off last week making a decision on a proposed town house project.
John Conrad Schiess of Metropolis in Oak Park submitted plans for a 17-unit development on the site of the vacant State Farm accident investigation site at 1040 W. Northwest Hwy. The commission met last Thursday, Sept. 29.
Schiess requested a zoning change from B1-business office to R2-attached single-family residence and a Conditional Use Permit for a Planned Unit Development (PUD) on the site.
"There are single-family residences to the north and east," explained Village Planner Judy Connolly. "(The property is) adjacent to a town home development and residential." She said to qualify for the rezoning, the development would need to be suitable for the land, compatible with the area, and consistent with the development trends. For the Conditional Use Permit, the plan must be in the public interest and avoid unsafe or inconvenient access from existing streets.
Connolly said the village staff recommended both actions pending the submission of a lighting plan and homeowner association documents.
Schiess told the commission that he was representing Regency Development Group for the project. He said he had a meeting with neighbors in the area on Sept. 12. Schiess added they had another later meeting that he offered to attend again, but was not invited. He explained that the neighbors had several concerns. The commission, the residents and Schiess addressed each of them during the meeting.
The first was the distance and compatibility of the proposed homes to the existing houses. Karen Chamberlin of Isabella Street stated, "There are going to be people on the second floor looking into (existing resident's) homes." Mary Simon, also of Isabella agreed, "We like our privacy. We came into this area for that reason. We don't want some 2-story building in our backyard."
Eileen Kintzler of Macarthur Drive remembered when she moved in to a home so close to a major road.
"I was amazed at the privacy," she said. Kintzler added that she visited a neighbor close to the Villas of Sevres after their construction. "When I looked over at the villa, I saw the second story looking down into his backyard," she said.
Marty Sammon of Macarthur Drive added, "The neighborhood is designed for single family homes on half-acre lots." He said the development would negatively impact the adjacent homes. "The proposed development is not compatible with the neighborhood," he continued. "We would have one last request. Go to the site. Get a feel for the properties; get a feel for the neighborhood."
Schiess responded to the issues explaining, "Compatibility does not mean equal." He also displayed a map showing the shortest distance from the development to a building in the Villas of Serves is 30 feet while the shortest to the Northwest Meadows subdivision is 102 feet. "The shortest is to 204 Macarthur: 102 feet," he said.
Schiess added that if he lived in a home that could have either a business or houses behind it, "I would rather have a compatible use, a similar use, residential development backing up to me."
Sammon also complained, "Seventeen homes on two acres is too dense." Paul Glombowski of Macarthur added, "Compatible to us still means one home per half acre and a buffer zone."
However, Schiess asked what sort of home density the neighbors would like. "Four to six homes? That is imposing an RX (residential with minimum half-acre lot) on this."
Glombowski also worried the single entrance and exit to the development and turning radius for emergency vehicles was inadequate. "I don't know if staff ever drew a fire truck to scale," he asked. "You'd find that it would not clear."
Connolly explained the fire marshal reviewed and approved the plan. "The fire engine can negotiate it," she said.
Schiess added, "The fire department access issue, I think that's been laid to rest. The fire department stipulated what size equipment to be simulated."
Water drainage concerns not only the neighbors, but commission members as well. Commissioner Richard Rogers asked about retention. Schiess declared, "We'll ensure the village's concerns and code requirements are met." The development plans Schiess submitted indicated connecting the storm and sanitary sewers in the northeast corner of the property, where the existing lines run. "Our preference, after hearing with the neighbors, is to drain to Northwest Highway," he said. He plans an underground 60-inch storm sewer in the middle of the property to retain rainwater. The reservoir will drain back into the village's system through a restrictor pipe. "We'll take a condition that's there now and actually improve it as it relates to sanitary and storm," Schiess said.
Glombowski said, "I was there when the sewer was put in and it was a cluster dance then." He explained the State Farm sewer connects at his property line. He also questioned if there was enough storage because the current parking lot retains the water. "Staff has done some computations on that," Chair Arlene Juracek assured him.
Simon related some background of the area. "There was a creek under our subdivision," she explained. "Our sump pumps go off constantly now. We know the history." She also worried about the commission approving the plan before Schiess obtained approval from IDOT to drain to Northwest Highway. "If he doesn't get approval and you've already approved it, it's over," she said.
Schiess tried to reassure her as well. "IDOT usually does not say 'No, you cannot come in here,' They just regulate how you make the openings," he said. He does not foresee trouble with the Metropolitan Water Reclamation District either.
One subject that created confusion from all participants was a fence around the development that the Mt. Prospect Police Dept. requested. Schiess admitted that at the neighbor's meeting, "I didn't know the actual purpose of the fence." He said he was later told that for crime prevention, police wanted a physical barrier around the development. "It would make it less attractive as a target," he repeated.
"I don't really understand the logic," Juracek agreed. "Just trying to prevent the quick getaway?" she wondered.
Residents were more outspoken. "I'm concerned with the idea of having a fence at all," Glombowski said. "I don't know why the police thought it would be a good idea."
Simon was brusquer. "Fences. We don't have fences. We don't want fences."
Commissioner Joseph Donnelly asked Kintzler if she would prefer a cedar or a wrought iron fence. "I'm not sure how I feel about a fence at this point," she replied.
Rogers asked Schiess, "If you don't put in a wrought iron fence, would you be willing to spend those funds on landscaping?"
"Absolutely," he replied. "We're not novices at this. We've done things like that. What would you rather have?"
Commissioner Leo Floros asked about the pricing for the town homes. "The starting price will be $539,900," Schiess replied. "That's the base price without certain lot premiums."
He added he has received quite a bit of interest from realtors and from people who would like to live there, in response to a question from Donnelly. He said that he believes the homes will be starter homes for two-income couples without kids.
Youngquist did not believe that statement. "A $600,000 townhouse is a starter home? I think you're totally wrong," he said.
"We have developments in Glenview, and in Downers Grove," Schiess said. He claimed the houses would appeal to "Two professionals with the income to be able to afford them who don't want to clean gutters and aren't looking for yard space."
Whatever votes Schiess may have had on the board at that point, however, were dashed when Youngquist, an architect, began picking apart the presented floor plans.
He began by saying, "We have an office building there that I think is one of the biggest eyesores in the village of Mt. Prospect." However, he referred to the plan with a drawing of each room along with the garage with two cars parked inside. Youngquist pointed out that there were no garage dimensions listed on the floor plan, unlike every other space in the town home. He made his own measurements based on the other rooms and presented Schiess with his findings. "You end up with a 19 foot' depth of garage, which is substandard," he said. Youngquist also determined the actual size of the drawn car. "The car is 13 feet." He continued, "I drive a little Scion B, it's 13 feet. It's about the smallest car you can buy. Nobody, but me, drives a 13-foot car."
Youngquist added that a typical small car is 19 feet. "You'll never go in front of the car or behind the car," he said.
Youngquist also complained about the roofline, the fact that the buildings show the rear view to the neighbors, and how the patio fits into the house. "It just says to me again, you're trying to cram it in. Your motivation is to drive as many units as you can into the property."
Schiess responded, "I will admit clearly. The dimension that you mentioned (the garage) is a challenge. I think we did a pretty good job."
Rogers agreed that the R2 zoning is sensible, but requested more details. He also voiced a "major concern" with the sewer routing.
Commissioner Ronald Roberts pointed out the opposition from the existing residents. "We need to do everything we can to protect our single family home neighborhoods," he said.
Floros underscored the impact of Youngquist's words. "Until my friend Keith Youngquist spoke, I had every intention of supporting this project. I never heard a more effective and sound argument against a development. I will not support it. There's much good to be said for it, but he's put enough holes in it."
Youngquist softened his statements. "I should have prefaced my remarks. What you're trying to do here is what needs to happen to this property. This particular development is just trying to do too much."
Juracek agreed. "This should be residential. This really is a residential area." She continued, "My recommendation would be that we table this. That will give you an opportunity to go back, think about it and redesign it."
Schiess agreed to table the request and the commission voted to accept that with a vote of 8-0.
Juracek again encouraged Schiess to formulate an alternate plan. "You've got the great kernel of an idea here," she said.