HomeMy Public PortalAbout7.18.95 zba minutesPLAINFIELD ZONING BOARD OF APPEALS
DATE: July 18, 1995
COMMISSIONERS PRESENT: Chairman Sobkoviak
R. Smolich L. Kachel
R.Schinderle W. Schempf
W. Manning A. Anderson
ALSO PRESENT: P. ). Waldock, Village Planner
j. L. Durbin, Planner
S. Hart Secretary
AT: Plainfield Library
Chairman Sobkoviak called the meeting to order at 9:18 p.m. Chairman Sobkoviak led the pledge to the flag, roll
call was taken. The minutes of April 18, 1995 were accepted as presented.
OLD BUSINESS:
NEW BUSINESS: 492-062995.V HARVEST GLEN
Planner Waldock summarized his report as follows: The Preliminary Plat for Harvest Glen Subdivision was
approved in January of 1994. Final Plat approval for Unit One was granted in April of 1994. Final Plat approval
for Unit Two was approved one year later in April 1995. As you may recall the subdivision includes 240 Single-
family homesites overall on a 104 acre tract. Average lot sizes for the subdivision exceed 12,000 sq. ft. however
some lots were approved at a minimum of 10,000 sq. ft. at scattered locations.
Proposed with this request is the construction of a 15 ft. wide and 3 ft. high landscaped berm located along the
fence line west of Rt. 30. In the rear yards of lots in Units One and Two which front on the east side of Ranch
Land Drive. Lots involved in this proposal are lots 65 through 76. A variance is requested to provide a 25 ft. front
yard setback where 30 ft. is required. This request is made to provide usable rear yard space between the 15 ft.
berm and a typical 40 ft. deep house. The lots along this side of Ranchland are typically 145 ft. in depth.
However, the lots are impacted by a 30 ft. wide public utility easement west of the right-of--way line of U.S. Rt.
30.
Therefore, the lots rear yard areas will contain a 30 ft. wide drainage ditch for the highway, as 15 ft. wide
landscape easement, including the 3 ft. tall berm, and the ornamental fence located along U.S. Rt. 30. The 45
ft. lost to the landscape buffer and to the drainage ditch for the highway is presented by the applicants as a unique
situation, causing a hardship to those lots along Ranchland by reducing the usable rear yard area. The applicants
further desire to enhance the livability and quality of these lots as homesites by reducing the impact of Rt. 30 and
screen the industrial uses on the opposite side of Rt. 30 from Harvest Glen Subdivision.
The application includes a proposal for heavily landscaped berm including planting of 85 trees. Landscaping
provide a mixture of desdiduous and coniferous tree types. With the predominate trees type being an evergreen.
However, there are two varieties of desiduous trees that will comprise a total of 16 shade trees in the landscaping
area for this project.
BONING BOARD OF APPEALS
July 18, 1995
Page 2
COMMENTS:
The Concept Plan for this request was discussed by the Planning Commission and Development Committee. Both
discussions led to favorable reviews. It was the consensus of the each body that the site at present is significantly
impacted by the presence of U. S. Rt. 30, the existing drainage ditch on private property at the site, and. the
existing large industrial uses across U. S. Rt. 30 from the site. Further, the Commission and Development
Committee were sensitive to the need to buffer these homesites from the east. The developers have shown a
willingness to compromise their plan. As you may recall the proposal originally had sought a ten ft. front yard
setback variance which has now been reduced to a 5 ft. setback variance as a result of comments made by the
Plan Commission and members of the Development Committee. For these reasons, Staff does not object to
approval of variances in this case.
F9NDINGS:
The subject site is impacted by a highway drainage ditch encroaching into the rear yard area.
2. The Variance if granted will benefit the subject properties by screening and buffering the property from
U.S. Rt. 30 traffic, and opposing industrial uses east of U. S. Rt. 30.
3. The Variance if granted would not pose a negative or harmful or negative impact on adjoining properties.
4. The Variance is intended to promote a more reasonable yard area while still providing a wide landscape
buffer and drainage ditch area in the rear yard.
5. The subject site would suffer a reduction of reasonable use of the property by reduced usable rear yard
areas or inability to construct the necessary landscape buffer and berm.
RECOMMENDATION:
Staff recommends approval of the front yard setback variances for Lots 65 through 76 in Units One and Two of
Harvest Glen Subdivision as requested. The Landscape Plans and Berm construction are considered part of the
variance package and may not be separated or deleted by the applicant.
Chairman Sobkoviak swore in the applicant, Art Zwemke.
Concerns of the Plan Commission included: Who would maintain the landscape easement, answered the
`Homeowners association. After a short discussion, W. Manning made a motion to recommend to the Village
Board, the approval of the Variance request for front yard setback for Harvest Glen for Case No. 492-061995.V.
Seconded by R. Schinderle. Roll call vote.
K. O'Connell, yes ; L. Kachel, yes; T. Spika, yes; R. Schinderle, yes; W. Manning, yes; A. Anderson, yes;
Chairman Sobkoviak, yes. Motion carried. 6 yes 0 no.
Adjourn: 9:45
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Sharon Hart, Secretary