2010-57 REZONING PROPERTY - GRAND OAKS ESTATES, LLC - 2225 SOUTH MT. ZION ROAD

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DEVELOPMENT SERVICES MEMORANDUM PC Cal.No. 10-10 June 23, 2010 TO: Plan Commission Members FROM: Greg C. Crowe, Assistant City Manager of Development Services SUBJECT: Grand Oaks Estate Petition Since the last Plan Commission meeting on June 3, 2010, City staff has met with the developer and their engineers regarding the rezoning petition for Grand Oaks Estate. They also have a meeting scheduled with the surrounding property owners to further discuss the petition. City staff feels the developer is taking additional steps to address some of the issues raised by the surrounding property owners. The three main issues of concern raised along with changes proposed by the petitioner are listed below: 1) Concern that the proposed stormwater detention plan is not sufficient. As was noted in the previous Plan Commission meeting the proposed plan meets all City Standards for stormwater detention. The petitioner is working with the neighbors to determine an optimal release rate for all parties involved. 2) Additional traffic congestion generated from the development. Specifically, as it relates to the additional curb cut on Route 121 and the delays from traffic turning into the development. The turning radii have been changed for the Route 121 entrance that will allow for straight, tandem and fire trucks to enter and exit the development with more ease. The north radius was increased from 15 feet to 18.5 feet and the south radius was increased from 15 feet to 40 feet. As was mentioned in the previous Plan Commission meeting IDOT will require further analysis of the entrance if they deem it is necessary. The supportive living facility is expected to generate very little traffic. The banking facility is relocating from another location on Route 121 and is not expected to generate much new traffic to Route 121. 3) General concerns of aesthetics of the area being degraded from the addition of a 3 story development without adequately provided landscaping. In the original plan the petitioner was exceeding the required landscaping points. In the newly proposed plan the petitioner has added additional landscaping in the area surrounding the memory care facility, the stormwater detention area and the south buffer yard between the 3- story supportive living facility, the bank and Mr. Casey's property. In that buffer yard, the original plan included 31 norway spruce trees (planting height of 6 feet and mature height of 30 feet) and 114 spirea and 114 buffalo juniper shrubs. The new plan includes 78 arborvitae evergreen trees (planting height of 12 feet and mature height of 30 feet) and 66 austrian pine trees (planting height of 10 feet and mature height of 50 feet). So, the new plan has converted shrubs in the buffer yard to additional evergreen trees that are taller when planted and at maturity. This should help to alleviate some of the sight concerns from the 3 story supportive living facility.