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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 W." - .0 NTra - OGDe6T , Would everyone attending this Plan Commission meeting on March 7, 1995. Please sign this sheet for our official records. T, I � ✓1 LL Tt CA A-C-