HomeMy Public PortalAbout1995-03-07 PC minutesPLAINFIELD PLAN COMMISSION
DATE: March 7, 1995 AT: Plainfield Library
COMMISSIONERS PRESENT: Chairman Sobkoviak
R. Smolich L. Kache)
W. Schempf W. Manning
ALSO PRESENT: P. J. Waldock, Village Planner
J. Peterson, Village President
Fire District representative
School District representative
Library District representative
J. Djerf, Village 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, R. Schinderle, A. Anderson and the Park District representative were absent. The
February 21, 1995 minutes were approved as presented.
PLANNING AND DEVELOPMENT REPORT:
There was no Planning & Development report.
OLD BUSINESS:
NEW BUSINESS: 473- 021595.SPR LAKEWOOD NURSING HOME
Planner Durbin summarized his report as follows: Lakewood Nursing and Rehabilitation Center is
proposing an addition to their existing skilled care facility at 1112 North Eastern Avenue. The
existing facility has the capacity for, and is licensed for 50 residents (50 beds). There are currently
32 residents. The proposed addition will provide the capacity for 43 additional residents (43 beds).
The addition will also help in reconfiguring dining and rehabilitation facilities to provide better
services for the residents.
The adjacent land uses are generally compatible with this land use. There have been no conflicts
between the industrial facility to the south and the nursing center. To the east is Indian Trail Junior
High School. To the north and west are existing residential uses. Both the Planning Commission
and the Village Board recently reviewed the issue of appropriate land use for this site and expressed
no concerns when discussions were held regarding changing the zoning from 1 -1 to R -4 with the
adoption of the Zoning Ordinance amendments. R -4 was approved to provide the appropriate
zoning for the existing facility.
To minimize impacts on adjacent properties, the addition is located on the south side of the facility
to avoid impacts on the residential uses to the north or west. The proposed addition also provides
a landscape buffer along the south property line as noted on the Landscape Plan. In terms of land
use compatibility, there are no major issues associated with this proposal.
PLAN COMMISSION MINUTES
March 7, 1995
Page 2
The Village Engineer has reviewed this proposal and has recommended the provision of a culvert
across the existing south parking lot entrance. As the existing drive dips approximately one foot
below street level, a culvert would eliminate the nuisance of surface water flowing across this drive.
This is not directly within the requirements of Village ordinances; however, it would eliminate a
potential nuisance. No stormwater detention is required. The Plainfield Fire Protection District has
reviewed this proposal and has requested the provision of a 15 foot wide fire lane from Center Street
to the southwest corner of the building. They have also requested provision of parking spaces for
emergency vehicles at the end of this fire lane and concrete service walks to the west and south
exits. The site plan does not call for the provision of any new parking. The site currently provides
40 parking spaces (1 handicap space). Staff feels that consideration should be given to the provision
of additional parking spaces. As the proposal meets the requirements of the new ordinance, it is
difficult to require additional parking. The Zoning Ordinance parking requirements have been
reviewed once again in regards to this case. One space per four residents is in fact based on sound
data as generated by the Institute of Transportation Engineers. Staff would not recommend changing
these requirements at this time, rather we would recommend that the site plan provide for future
parking, which could be implemented should the need be determined in the future. This could be
incorporated into the fire lane design from Center Street. The plan should provide for 15 additional
spaces. The addition of 15 spaces beyond the existing 40 can be justified in two ways, first if
parking is required for 30 employees (estimated) and one space is provided for each four residents,
53 spaces would be required. Second, if the skilled care facility is considered a hospital in terms
of it's parking requirements, this facility would require approximately 53 spaces. Again, staff is
recommending provision only for additional future spaces at this time. Staff would recommend
provision of at least four handicap parking spaces.
The Site Plan appears to comply with the landscape requirements of the Site Plan Review Ordinance,
however, with the addition of another drive lane, additional landscaping will be required. The
landscaping will serve to soften the impact of the pavement and reduce the "heat island" effect.
Village policy in the past has been to require commercial developments not served by sidewalks to
install sidewalks as a condition of Site Plan Approval. Traditionally it is accomplished through the
requirements of the Subdivision Ordinance, however, in developed commercial areas, further
subdivision rarely occurs. Most recently, developments such as Burger King, White Orchid, and
Corwin Medical Center have been required to install (or pay the cost of installing) sidewalks.
Accordingly, the Site Plan should be amended to include public sidewalks.
Staff recommends approval of the Site Plan with the following stipulations:
Provide a culvert across the existing south parking lot entrance, per the recommendations
of the Village Engineer.
2. Comply with the stipulations of the Plainfield Fire Protection District (provide a 15 foot wide
fire lane from Center Street to the southwest corner of the building. This should include
parking spaces for emergency vehicles at the end of the fire lane and concrete service walks
to the west and south exits).
3. Provide additional landscaping along the new fire lane /future parking pavement.
4. Provide additional handicap parking spaces (one required).
PLAN COMMISSION MINUTES
March 7, 1995
Page 3
5. Make provisions for 15 additional parking spaces on the site plan, to be implemented should
the need be demonstrated in the future.
6. Provide public sidewalks on all three street frontages (Center, Rt. 126, and Eastern Avenue).
7. Amend the Site Plan to comply with stipulations 1 through 4 prior to consideration by the
Village Board.
8. Obtain appropriate approvals and permits from other regulating authorities with jurisdiction
over nursing and rehabilitation facilities, i.e. the State of Illinois, prior to issuance of building
permits.
Tom Russian, Attorney for the applicant, spoke, saying that most of the stipulations would be
complied with, the two new ones, (sidewalks, and additional landscaping) would have to be
addressed by the home office in New Jersey.
Paul Cantafio, Tech Engineering, passed out revised plats, and spoke of the changes that had been
made to address the stipulations, except the perimeter sidewalks and additional landscaping.
There was a long discussion regarding the emergency access sidewalk, and the perimeter sidewalks.
The consensus of the Plan Commission was that sidewalks were necessary, because the Village
needs to get sidewalks in town; it has to start somewhere, and there is no place to walk around the
area for residents or visitors.
The Fire Department felt that if it was a brand new facility, they would require a roadway all the way
around for ease of access. The Fire Department had asked for the fire lane access off of Center
Street, for ambulance or fire trucks, and were satisfied with the plat as presented, but did feel that
the sidewalk from the new building to the old building could be eliminated.
Chairman Sobkoviak suggested that though the sidewalks may currently go nowhere, we must start
somewhere. Eventually the network would be completed.
J. Peterson, Village President reiterated that there are other locations in the Village where similar
sidewalks have been required, such as Riverview Subdivision, White Orchid, and Burger King.
One Commissioner suggested oversize trees in the back by the chairs and swing, to provide shade
for the residents.
After discussion, W. Manning made a motion to recommend to the Village Board, the approval of
the Site Plan for Lakewood Nursing Home, subject to the stipulations of the Planner. Seconded L.
Kachel, who requested larger trees in the back of the building to provide shade. Vote by roll call:
R. Smolich, yes; L. Kachel, yes; W. Schempf, yes; W. Manning, yes; J. Sobkoviak, yes. Motion
carried. 5 yes 0 no.
PLAN COMMISSION MINUTES
March 7, 1995
Page 4
CASE NO. 475- 022295.FP AMBER SUBDIVISION
Planner Waldock summarized his report as follows: The subject site has 193.09 ft. of frontage along
Naperville- Plainfield Road and is located about 150 ft. south of St. Mary's Cemetery. The 1.13 acre
site is a remnant parcel left over after the subdivisions of surrounding properties were platted. The
subject site in this case is a 49,332 sq. ft. parcel. Presently, the site is developed with one (1) single -
family dwelling and a detached three car garage. The applicants are seeking annexation to the
Village and subdivision of their property into three single family homesites. The subdivision
proposal would establish a private street serving Lots one and two. Access for Lot three would be
available via Naperville- Plainfield Road. All lots established for residential construction or use
exceed 12,000 sq. ft. in area.
B On October 3, 1994, the Village Board of Trustees considered the concept plan. At this
meeting the Board voiced no objections or concerns to the proposal.
® On December 19, 1994, the Village Board held a Public Hearing for an Annexation
Agreement including the subdivision plan dated August 26, 1994 as an attachment. No
objections from members of the Village Board were presented.
® Ordinances for the Annexation Agreement and Annexation will occur along with the Final
Plat consideration.
• The Plan Commission has recommended approval of the Annexation Agreement and the
Concept Plan.
Amber Subdivision has been prepared in accordance with the associated Annexation Agreement.
The Final Plat is consistent with the concept plan, attached as part of the Annexation Agreement for
this site.
All proposed lots exceed the minimum 12,000 sq. ft. lot requirements.
2. This development proposal is similar to other recent infill developments.
3. The sewer extension has been completed to serve this development.
Staff recommended approval of the Annexation and Final Plat of the Amber Subdivision subject to
the following stipulations:
Compliance with the requirements of the Village Engineer.
2. Compliance with provisions of the Plainfield Fire District.
3. Provide public sidewalks along the Naperville /Plainfield Road right -of -way.
4. All Stipulations must be in compliance before the case goes to the Village Board
PLAN COMMISSION MINUTES
March 7, 1995
Page 5
Chairman Sobkoviak stated that the applicants had met all the requirements, and had been to the
Commission now, for the third time. After a short discussion, R. Smolich made a motion to
recommend to the Village Board the approval of the Final Plat for Amber Subdivision subject to the
four stipulations of the Planner. Seconded by W. Schempf. Vote by roll call: R. Smolich, yes; L.
Kachel, yes; W. Schempf, yes; W. Manning, yes; J. Sobkoviak, yes. Motion carried. 5 yes 0 no.
DISCUSSION:
L. Kachel wanted to discuss sidewalks, and the possibility of the Village putting in sidewalks along
Eastern Avenue for the Jr. High School, up to Rt. 126. And he wanted to know who would have
to pay? He suggested making a recommendation to put in sidewalks.
Mayor Peterson gave a short slide presentation of cluster homes he visited in Concord, Connecticut.
The Commissioners discussed the possibility of developers building cluster developments within the
Village. The Planner confirmed that itwas possible through the PUD process, and would be suitable
for the Estate District proposed by the Comprehensive Plan.
aron Hart, Secretary
PLAINFIELD
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Would everyone attending this Plan Commission meeting on March 7, 1995.
Please sign this sheet for our official records.
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