Loading...
HomeMy Public PortalAbout1995-01-10 PC minutesPLAINFIELD PLAN COMMISSION DATE: January 10, 1995 AT: Plainfield Library COMMISSIONERS PRESENT: Chairman Sobkoviak R. Smolich L. Kachel W. Schempf R. Schinderle W. Manning A. Anderson ALSO PRESENT: P. J. Waldock, Village Planner Park District representative Fire District representative H. Hamilton, Engineer J. Durbin, Planner S. Hart, Secretary Chairman Sobkoviak called the meeting to order at 7:00 p.m., and led the pledge to the flag. Roll call was taken, the School and Library District representatives were absent. The December 20, 1994 minutes were approved as presented. PLANNING AND DEVELOPMENT COMMITTEE REPORT: Planner Waldock reported that the Zoning Ordinance appears to be going to the Village Board, on January 23, 1995. The Village Board had made some changes to General Provisions, R -1 and B -5. By adding overlay districts; to R 1, regarding the converted two family homes in the core area of the Village, and B 5, regarding B 5 west of the River, an area that today is rural or suburban. They thought there may be some problems during the transition from the rural to the urban. The overlay district allows 0 lot lines only in the areas covered by the overlay. Staff is suggesting that the Village Board approve the Zoning Ordinance at the January 23, 1995 meeting. OLD BUSINESS: NEW BUSINESS: CASE NO. 469- 010395.AA KRACORA FARM DISCUSSION Planner Waldock summarized his report as follows: The site is located on the south side of 135th Street, between Rt. 59 and 143rd St. The property is approximately 80 acres, currently agricultural. The applicants concept plan establishes four neighborhood residential use types. The Village's Comprehensive Plan calls for a combination of Single- family and Multi- family development on the site. In staff's view, this project accommodates the Comprehensive Plan land use projections for this site. This project is adjoining Pheasant Chase on the south, and Golden Meadow on the north. This project includes 82 Single- family lots at 12,000 sq. ft. each; 35 Single- family lots at 10,000 sq. ft. each; and 46 Two - family lots at approximately 10,000 sq. ft. each. Also provided are 153 Multi- family town house units along Rt. 59. Overall the 80 acre project would include 315 new dwelling units for a gross site density of 3.95 units per acre. This plan proposal is providing for two family uses at the corner of 135th and Van Dyke Road to be used as a buffer with the 10,000 sq. ft. lots just south of that area. The townhouse development is planned instead for the Rt. 59 frontage to provide a buffer from traffic and impact from roadway system on the site. In this way, Golden Meadow will be across from similar sized lots. The Village Green (commercial site) will be across from the proposed townhouse section along Rt. 59. There will also be 12,000 sq. ft. lots adjoining Quail Run. PLAN COMMISSION MINUTES January 10, 1995 Page 2 In an effort to tie this project in with the adjoining Pheasant Chase Subdivision, North Mallard Drive would be terminated in a cul -de -sac on the south portion of the Multi- family area. This will allow for several Single - family homesites of comparable size to Pheasant Chase, (8,500 sq. ft.) This will avoid traffic from Multi- family areas driving through the established Pheasant Chase neighborhoods and allow for proper termination of North Mallard Drive as a cul -de -sac. Staff sees the concept plan as consistent with the current Comprehensive Plan. The Land Use Plan appears sensitive to existing and proposed land use surrounding the subject site. And Staff is generally supportive of the 10,000 sq. ft. lots, in the north west corner of the site. The Staff report indicated that the stormwater detention at 28 acre ft. was a regional benefit, but further study is needed to make that clear. The Village is not requiring a regional benefit. The plan does show 28 acre ft. of stormwater detention, through the natural drainage path, which is more than current ordinance requirements which is 7 acre ft. of storage. The proposed ordinance which the Village Board is considering, would require approximately 14 acre ft. If it is of regional benefit, the Village would participate in the cost of construction of the stormwater area. If it is not of regional benefit, the stormwater detention would be much smaller, and the townhouses would be much closer to the single family areas. Staff would not be supportive of an increase in the number of units for the townhouse area. H. Hamilton, spoke regarding the possible regional benefit of the 28 acre ft. stormwater detention. In 1988 when Hamilton studied the flooding problems in Pheasant chase, it was determined that 23 acre ft. storage was needed. Since that time, it is felt that the storm water detention at Riveria Estates and Golden Meadow have taken some of the pressure off of the area with their individual stormwater detention. The NIPC Stormwater Ordinance, which the Plan Commission has approved, would decreases the release rate to .15 cfs per acre from the current .2 cfs per acre. Anything that releases to the West Norman Drain, uses this more stringent release rate. He did not see a true regional benefit, but he did see a benefit to Pheasant Chase. The consensus of the Plan Commission was that the 28 acre ft. of stormwater detention would be a financial benefit to the developer, a recreational and aesthetical improvement. They stipulated that if the developer decides not to put in the 28 acre ft. of stormwater detention, that he not add to the number of units for his town house area. The Plan Commission also discussed; the entrance to the townhouse section, which was only on 135th St, with an internal circulation. The street system connections with surrounding subdivisions. Chris Lanyard spoke for the developer, the Planning Consultants for the B & C Partnership. B & C stands for Cass Collins, and Bill Barry. He apologized for the number of duplexes stated on the drawing, the correct number is 23 lots not 41 lots. The Plan Commission was concerned regarding the bike path connection and the amount of the right -of -way. Chairman Sobkoviak stated that the issues that should be focused on, were whether the Annexation is an appropriate extension of Village boundaries, and if the zoning proposed is appropriate, if the lot sizes and density are appropriate. He stated he had no problem with the placement of the Multi- family, from 143rd St. to Rt. 59 to buffer the development from the highway rather than a possible Industrial area. PLAN COMMISSION MINUTES January 10, 1995 Page 3 E. Schrader of the Fire District stated he was pleased that the developer had been in to discuss the project with the Fire Department. He felt the plan was workable, at 20 ft. mid building. There were no comments from the audience. Chairman Sobkoviak stated that he felt that the annexation was an appropriate expansion of our boundaries, agreed to the proposed proportion of zoning, he would not be positive with any additional multi-family units. L. Kachel stated that he agreed with the Chairman. R. Smolich, liked the buffering in the northwest corner, and the multi-family on Rt. 59. W. Manning, liked the concept, and thought it was imaginative. A. Anderson had no problem with the plan, questioned the cul-de-sac of Mallard Drive. (Planner Waldock, stated it was to buffer the single-family homesites from the multi-family.) Planner Waldock stated, when asked, that he was comfortable with the density of 3.95 units per acre, because the Comprehensive Plan called for a combination of Multi-family and Single-family on the site. H. Hamilton, stated that this is a sensitive area, and the Village should use the most conservative numbers when dealing with the stormwater management. There was a long discussion regarding the NIPC Stormwater Detention Ordinance. Questions included: W. Manning stated that it would appear that the Village Board is going to adopt the NIPC standard. Planner Waldock, stated that the Board had expressed support and concern at the same time. They felt it was important to upgrade the current Ordinance, the concern was would the NIPC Ordinance have too great of an impact on commercial development in the Village. W. Manning asked, isn't it true that if the Village does not adopt it, the Village will be frozen out of funds? Planner Waldock answered, the Village needs NIPC's approval to do Facility Planning Area (FPA) changes. For example, a new sewer plant is a FPA change, the Village has to get NIPC approval before the EPA permits can be applied for. W. Manning, L. Kachel and Chairman Sobkoviak agreed that the Village needs to use the NIPC standard when dealing with any development. Planner Waldock stated there will be ajoint Village Board/Planning Commission Workshop on Lane Kendig, Land Use Plan on January 16, 1995. Sharon Hart, Secretary PLAINFIELD Will • COUNTY'S • OLDEST • Co N _ Would everyone attending this Plan Commission meeting on January 10, 1995. Please sign this sheet for our official records.