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HomeMy Public PortalAbout1995-10-17 PC minutesPLAINFIELD PLAN COMMISSION DATE: October 17, 1995 AT: Plainfield Library COMMISSIONERS PRESENT: Chairman Sobkoviak K. O'Connell L. Kachel T. Spika R. Schinderle W. Manning ALSO PRESENT: P. J. Waldock, Development & Zoning Director Fire District representative Library District representative J. Durbin, Planner J. Djerf, Village Engineer 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, A. Anderson, the Park and School District representatives were absent. The minutes of the September 19, 1995 meeting were approved as amended and the October 3, 1995 minutes were approved as presented. Village President Peterson addressed the Planning Commission. Referenced his letter sent to the Plan Commission. He felt that the decision was made for Estate District in February, and felt that we should not change because of one landowner. He also stressed the importance of moving forward with the plan. The Lannert Group is doing two Developments that would comply with the Estate District and brought pl'ansfor the Plan Commission to review. Post Office ground breaking ceremony will be Thursday October 19, 1995. Plainfield High School students will do a critique of the Comprehensive Plan in the next few months. PLANNING & DEVELOPMENT REPORT: Starting additional Zoning Ordinance Text, also working on a Historic Preservation Ordinance, which is felt to be a significant document for the Village. The Text Amendments related to the Business Transitional District, these projects are anticipated for the winter months. OLD BUSINESS: Will be considered after Eagle Chase. NEW BUSINESS: CASE NO. 501-090695.AA/Z EAGLE CHASE SUBDIVISION Planner Waldock summarized his report as follows, the subject site in this case is 78.08 acres in area. The site is presently vacant agricultural land with no substantial major vegetation. The property includes a natural drainage pathway separating the east one third of the property from the west two thirds. PLAN COMMISSION MINUTES October 17, 1995 Page 2 This drainage path accepts stormwatermnoff from several hundred acres north of 135th Street. The pathway ultimatmlypryxdee an overland flow route through Pheasant Chase Subdivision and to the west Norman Drain. The land plan associated with the Annexation Agreement for Eagle Chase has been in the format of Planned Unit Development. The applicants have conducted efiocal impact analysis, school impact analysis and traffic study for the project. Public Hearings will be held at the Planning Commission level with regard to aSpecial Use Permit for a Planned Unit Development at this site and rezonings necessary to accomplish the provisions of the Annexation /\oneernmnt and carry out the land use plan. /\ summary of the Annexation Agreement is as follows: The Annexation Agreement provides for R-2, PUO and R-4, Residential Zoning. Twenty-three lots located in the north west corner of the subject site are designated for duplex construction. South of the duplex area, also along Van Dyke Road, the Plan provides for thirty Single-family hmnneniteu of 10,000 sq. ft. nnininounn and 11/800 sq. ft. average lot sizes. The majority of the ' Single-family a(approxirnately thirty six acres) involving 83 lots will be constructed ataminimum of 12,000 sq. ft. per lot with an average of 14,838 sq. ft. per lot. These larger Single-family honnnsibas are located along the south property line adjoining Quail Run Subdivision, and along the north property line adjoining []olden Meadows Subdivision. The Multi-family area ia proposed to be developed with owner occupied townhouses. They are to be located in the north east corner of the property and will involve ninety-six units on 18.94 acres. Mallard Drive north is also proposed to be extended and to terminate with a circular cul-do-sac. Along that extension will be four Single-family homesiteu with aminimum lot area of0,750 and an average lot size oflO,8UO sq.fL, The lots along the Mallard Drive extension are designed tobecompatible with existing lots within Pheasant Chasm Subdivision. Of the four lots adjoining Pheasant Chase three are above 13,000 sq. ft. in area. The Preliminary Plan calls for hg widths of8Oft. for the entire project area. Street widths are designed at 28 ft' measured back toback. Current subdivision regulations require 86ftofright- »f-"xv and 31 ft' of pavement area, measured back to back. The Annexation Agreement provides for one parkway tree per lot and two trees planted on each lot. The Preliminary Landscape Plan for the project provides for substantial forestation through out the subdivision. Most lots according to this plan will receive two or more parkway trees and up to three shade trees in the rear yard anaoo. The perimeter of the property along 135th Street and Van Dyke Road are to receive heavy tree plantings, abnrmn and acurving bike path. Over 600 trees are shown on the Landscape Plan. The Planned Unit Development in this case includes 117 Single-family horne*itoy, 46 duplex units and 96 Townhouse units. Total units over the 78.1 acre site io259 residential dwellings. Total gross site density is 3.32 units per acre. This is e reduction from 3.95 units/acre that was originally proposed. The proposed Comprehensive Plan for this area would provide for up to 3.2 units per acre with dedicated park land. The proposed Comprehensive Plan would allow for nearly 5 units per acre on sites providing cash in lieu of land. The 1980 Comprehensive Plan would provide for up to 10 units per acre for the moderate density area and upto4 units per acre for the Single-family areas. Therefore, this Preliminary Plan appears to be consistent with both the 1988 plan (now in effect) and the proposed Village Comprehensive Plan' PLAN COMMISSION MINUTES October 17, 1995 Page 3 FINDINGS: 1. The Annexation of the subject site would provide a logical extension of Village Boundaries. 2. The Land Plan proposed for the subject parcel is consistent with the current Comprehensive Plan dated in 1988 and the proposed comprehensive Plan now under consideration. 3. The Land Plan is designed to be sensitive and compatible with existing surrounding land uses. 4. R-2 and R-4 PUD Zoning are appropriate in providing the highest and best use of the subject property without detriment to adjoining properties. 5. A Special Use Permit for Planned Unit Development will enhance the aesthetics of the development project, increase property value on site, provide enhanced public benefit by increased forestation, stormwater management and pedestrian circulation ways. 6. A Special Use for Planned Unit Development will not pose a negative impact on adjoining properties. 7. The design of the Planned Unit Development presents an innovative and creative approach to the development of land and living environments. 8. The Planned Unit Development meets the requirements and standards of the Planned Unit Development regulations. 9. The establishment of the Special Use will not impede the normal and orderly development and improvement of the adjacent property for uses permitted in the district. 10. The physical design of the Planned Unit Development efficiently utilized the land and adequately provides for transportation and public facilities while preserving the natural features of the site. 1.1. Open space area and recreational facilities are provided. 12. The modifications in design standards from the subdivision control regulations and the waivers in bulk regulations from the zoning regulations fulfill the intent of those regulations. Staff recommended approval of the Annexation of the subject property, establishment of R-2 and R-4 Residential Zoning with a Special Use Permit for Planned Unit Development subject to the following stipulations: 1 Increase right-of-way width for Eagle Chase Drive, Golden Meadow Drive and Quail Run Drive to 66 ft. with a street pavement width of 31 ft. measured to the back of curb. 2. Increase parkway tree caliper size to 2 1/2 inch using nursery man's standard. 3. Provide Commonwealth Lane as a private street to serve the Parcel E townhome area. PLAN COMMISSION MINUTES October 17, 1995 Page 4 4. Comply with the requirements of the Village Sign regulations. 5. Provide concrete surface for perimeter sidewalk along Van Dyke Road and 135th Street. 6. Compliance with the requirements of the Village Engineer. 7. Compliance with provisions of the Plainfield Fire District. 8. All Stipulations must be in compliance before the case goes to the Village Board Village Engineer J. Djerf spoke regarding the Engineering Plans. His comments included the following: Cul -de -sacs were not in accordance with Village regulations. Major streets should be 31 ft. measured back to back. Sidewalks should also be on Pilcher Road by the townhouse area, and no sidewalks are shown along Rt. 59. There is also a need for sidewalks extended to curbing at Van Dyke and Pilcher Road. Also extend sidewalks for utility easements through lot 55 & 54. The 10 ft. emergency easement may not be wide enough for emergency vehicles. No street lights on Van Dyke or on Pilcher. Street light should be added at Golden Meadow and Pilcher. Need a ditch on the west side of Van Dyke Road improvements. E. Schrader of the Fire District had comments regarding the following: Cul -de -sacs need to be Village standards. Need parking restrictions in townhouse area, to have adequate access. Should have a fire lane through the.townhouse area. The developers ,needs to be sensitive to emergency vehicles, by providing good signage for the townhouses. Twelve foot width would be better for the emergency easement. Chris Lannnert, Lannert Group, spoke of his plans, both the existing use plat, and the Preliminary Plan Plat. Questions of the Plan Commission included: Where the new schools planned in that area? What are the bike paths standards, why is it 5 ft. and not the forest preserve 8 ft. minimum. Chris Lannert, said if it is concrete, it will be a 5 ft. sidewalk and not a bike path. Questioned who would respond to Mr. Grimaldi's letter to the Plan Commission. Jeff replied that these issues were brought up at the Village Board meeting, and they were aware of them,and they had been addressed last night. He felt that the letter was to, inform the Plan Commission of these concerns. Joe Wilgeknu, 2590 N. Mallard Drive, was concerned with the multi - family segment, wanted to know why it was being built next to single - family. Was also concerned with stormwater runoff and flooding. He felt that the size of the lake would not. be adequate to handle the water. J. Djerf spoke that there has been a inlet added to help handle the stormwater runoff. The lake was based on a higher rainfall standard than the Village requires, he felt that the lake was adequate. But that the sideslopes could be steeper, to enable the lake to hold more water. PLAN COMMISSION MINUTES October 17, 1995 Page 5 Keith Kettelson, 2595 Mallard Drive, was concern with water runoff and the re- classification of some lots in Pheasant Chase as now being in the Flood Plain. Asked this to be informed of this. J. Djerf said it effects the lots along the lake in Pheasant Chase. Planner Waldock said he would be happy to discuss it with him during business hours. Kevin Mc Kanna, 24223 Aster Ct. Golden Meadow, was concerned with duplexes and multi - family homes between two single- family subdivisions. Jim Baltz, 13321 Columbine, Golden Meadow. was concerned with multi - family in the area, and the park area in Golden Meadows, he also was concerned with high density and the narrow streets. Tim King, 656 Pheasant Chase, was concerned with drainage. He wanted to know who would be responsible if the lake was not adequate. He also was concerned with townhomes, and wanted to know who will maintain the lake until the homeowners association would takeover. He was informed that the Developer would be responsible for maintenance. He also asked for assurance that existing trees near his property would not be destroyed (they are 6 inches to 1 ft off his property line). Dennis Foulke, 717 Partridge in Quail Run Subdivision. Had compliments on the number of trees, asked to have lot lines in line with each other. Questioned the use of the easement along the back of the lots, was told that is was an utility easement. He also was concerned with the lake, he felt it should be an open area for public use. Asked how many builders would be involved. He was told approximately four builders, and the subdivision would be build in several units. Laura Pell, 577 Phesant Chase, Lot 29. Wanted to know if she would be able to see the townhouses from her home. Comments and questions of the Commissioners included. R. Schinderle felt that the mix was good, and he felt that the Village has an obligation to provide a mix of housing. One Commissioner asked would the lake be aerated, so the water will not be stagnant. The developer felt there was a good flow of water, and the lake would be 10 ft. deep, therefore would keep itself clean. J. Sobkoviak, suggested adding the following stipulation: 9. That the cul -de -sacs be redesigned to Village and Fire Department standards. 10. The emergency drive be altered to Fire Department approval. 11. Change references of bike path in the Annexation Agreement to sidewalk. 12. Provide sidewalk connection on Pilcher to the business section north and provide sidewalk connection at the corner of Van Dyke and Pilcher and bring a section of sidewalk to the corner. PLAN COMMISSION MINUTES October 17, 1995 Page 6 After discussion, R. Schinderle made a motion to recommend to the Village Board, the approval of the Annexation and Preliminary Plat request for Case No. 501- 090695.AA/Z/PP. Seconded by W. Manning. Subject to the eight stipulations of the Planner and the 4 stipulations of the of the Plan Commission. Roll call vote. K. O'Connell, no; L. Kachel, yes; T. Spika, yes; R. Schinderle, yes; W. Manning, yes; Chairman Sobkoviak, yes. Motion carried. 5 yes 1 no. COMPREHENSIVE PLAN: Chairman Sobkoviak stated that we need move the Comprehensive Plan and Transportation Plan forward to the Village Board. L. Kachel wants to see the overlay of the surrounding communities.. J. Durbin gave a presentation, showing alternatives for the area questioned by Ms. Kramer. He presented 4 alternatives for the Plan Commission. Chris Lannert spoke of Prairie Crossing, in Grays Lake and Mill Creek, two types of the Estate Districts, for the Plan Commission edification. A Commissioner asked what was keeping Ms. Kramer and her clients from petitioning Bolingbrook for Annexation. Planner Waldock reminded the Commission that it is in our Facility Planning Area. They can only get sewer service from Plainfield. After a long discussion, R. Schinderle made a motion to recommend to the Village Board, the February 24 plan with an acknowledgement of Alternative four as presented by J. Durbin and changing the Eaton property map designation from residential to open space. Seconded by T. Spika. Roll call vote. K. O'Connell, yes; L. Kachel, yes; T. Spika, yes; R. Schinderle, yes; W. Manning, no; Chairman Sobkoviak, yes. Motion carried. 5 yes 1 no. TRANSPORTATION PLAN: L. Kachel wanted again to see what the surrounding communities had planned for the area. T. Spika felt that the Village should not let other communities drive our plan, and make decisions for us. After discussion, T. Spika made a motion to recommend to the Village Board, the approval of the Transportation Plan. Seconded by W. Manning. Roll call vote. K. O'Connell, no; L. Kachel, no; T. Spika, yes; R. Schinderle, yes; W. Manning, yes; Chairman Sobkoviak, yes. Motion carried. 4 yes 2 no. L. Kachel brought up the garage for 203 Lockport, Mr. Thompson. After discussion, L. Kachel made a motion to recommend to the Village Board, the approval to allow the garage to be taller than is allowed in the Zoning Ordinance. Seconded by . Roll call vote. K. O'Connell, yes; L. Kachel, yes; T. Spika, yes; R. Schinderle, yes; W. Manning, yes; Chairman Sobkoviak, yes. Motion carried. 6 yes 0 no. ADJOURN: 11:15 I k i� Sharon Hart, Secretary PLAINFIELD .111 • UGUNTYG • OLGEGT • ....... 11 Would everyone attending this Plan Commission meeting on October 17, 1995. Please sign this sheet for our official records.