HomeMy Public PortalAbout1993-05-04 PC minutesPLAID MLD PLAN COAEMSSION
DATE: May 4, 1993 AT: Plainfield Library
COAEMSSIONERS PRESENT: Chairman Sobkoviak
D. Norris H. Bayer
E. Fortin M. Krippel
A. Consola
EX- OFFICIO PRESENT:
ALSO PRESENT:
M. Gehrke
J. Eichelberger, representative
Peter J. Waldock, Village Planner
S. Hart, Secretary
J. E. Peterson, Village President
J. Djerf, Village Engineer
Chairman Sobkoviak called the meeting to order at 7:00 p.m. Roll call was taken.
W. Schempf, G. Bott, J. Ray, G. Krahn, R. Zimmerman and the School District Representative
were absent.
Chairman Sobkoviak declared the minutes of the last meeting, April 6, 1993 accepted as
presented.
OLD BUSINESS:
NEW BUSINESS:
387- 042693.SPR CORWIN MEDICAL CENTER (VILLAGE MEDICAL CENTER)
The subject site is a vacant five acre tract, located along Rt. 59, on the northeaster corner of the
Hintzche Farm. The property is zoned B -3, General Business. The applicants are proposing
construction of three 5000 sq. ft. Medical Buildings, of one story each. The site is able to
accommodate a fourth building should the future needs of the property owner warrant additional
construction. The site is laid out to accommodate the establishment of an outlot which could be
transferred to another property owner for future development. Subdivision Ordinance requires
a formal subdivision approval to create a separate lot at a time in the future.
Parking; and Drive Areas: The Plan provides 87 current and 62 future parking spaces. Parking
and drive areas are bituminous concrete pavement. Curbing and parking lot islands are provided
to control traffic movements around the facility as well as accommodate proper drainage. The
drive aisles are 26 ft. wide which is standard to Site Development Regulations. The Parking
stalls are 181/2 ft. wide, there are some spaces along the perimeter that are 161 /2 ft. , that reduces
their hard surface are, and accounts for overhang.
PLAN COABUSSION AMU MS
May 4, 1993
Page 2
Facade: Building facade is designed of masonry. The facade includes a split faced concrete
block design with face brick inlays. Also included, are metal canopies for the entries. The
facade is acceptable under the Site Development Regulations.
Storm Water Detention: Development plans provide a stormwater detention basin in the
southwest corner of the subject site. The detention has been sized to accommodate .73 acre ft.
of storage area for the initial three building development. The specifics of the calculations and
the details of the engineering were not available at the time of the Planner's review.
Landscal2ina: Landscaping Plans provide 185 approved plantings, 800 additional ground cover
plants - are also provided in the central court area between the buildings. Site Development
Regulations require 240 approved plantings for the subject site. The water creeper along the
center court area, is nice, but does not meet the requirements. Staff feels that additional
plantings should be provided along the north property line to buffer future residential areas.
Further, the northwest corner of the site appears to be suitable for additional plantings as well.
Also, two Skyline Honey Locust trees should be provided in the island area for the future
parking spaces located in the center of the east parking lot.
Trash Enclosure: Dumpster enclosures are provided for each of the three proposed structures.
Details for these enclosures are not provided. However, Village regulations require such
enclosures to provide 100% visual screen.
Exterior Li hg tins_ Site Plans provide for two, twin head, 20 ft. high, pole mounted high
pressure sodium "shoe box" style parking lot lamps. Also provided are five 20 ft. high single
head shoe "box style" lamps for parking and drive areas. No wall mounted lamp details have
been provided. All lighting must be screened and /or directed to avoid glare on adjoining
residential areas.
Generally, the plan was acceptable as presented. Further details regarding grading and drainage
plans must be reviewed by the Village Engineer, and proper Subdivision approval shall be
required for establishment of the outlot as proposed.
RECOMMENDATION:
Staff recommended approval of the Village Medical Care Center, subject to the following
stipulations:
1. Compliance with the Village Engineer's report for Utility installation, stormwater detention,
and grading.
2. Exterior building mounted lights, if provided, shall be directed immediately downward. All
lighting for the subject site shall be screened or directed to avoid glare on adjoining
properties.
PLAN COMMISSION MINUTES
May 4, 1993
Page 3
3. Additional landscape plantings shall be provided along the north property line to soften the
property separation between parcels and provide additional buffering from projected
residential development. In addition, extra landscape plantings should be considered for the
northwest comer of the subject site, and within the future parking area in the east parking
lot.
4. Dumpster enclosures shall provide a 100% visual screen.
J. Djerf, Village Engineer's report was summarized as follows: The plans received were not
complete, therefore there was no recommendation for approval. There is adequate storm water
detention, but because there is no storm sewer out of the detention area, the Engineer has
requested additional information as to the soil's ability to absorb. As far as the water and sewer
systems that are indicated, the details are not given as to size or materials, there is one fire
hydrant in the center of the site. Engineering staff feels that the hydrant should be in the back
to be accessible to fire trucks in the rear of the buildings, as there are fire hydrants along Rt.
59. The sewer line should continue to the north property line, not stop in the middle of the
property. The parking and entrance is acceptable, placing the entrance to the outlot at the north
end may help with the exiting cars. The parking and stall depths of 16 1/2 ft., while it doesn't
meet exact requirements with overhang, it would meet requirements. However, plantings
should be considered that will not impede overhang, by : getting too big. The sidewalk along the
back, by the parking stalls, will be cut down to 2 ft. after overhang, it may not meet ADA
requirements. When the Engineer receives additional engineering detail, there will be a final
report for recommendation.
Fire District's report is summarized, there has been a preliminary review, and one concern is,
the fire hydrant at the back of the buildings would be needed because there are already fire
hydrants on Rt. 59.
The applicant, agreed to all the suggestions of the planner and the engineer. He stated that the
parking stalls that are 16 1/2 ft. is planned for employee parking.
One of the Commissioners questioned the kind of operation that is planned. The applicant
answered, a Family Practice, with various specialists coming on a part time basis, a building
leased to St. Joseph Medical Center with a physical therapy department, diagnostic testing, an
Obstetrician and an Orthopedic Surgeon. A third building is leased to a chiropractor and a
podiatrist, with space available for one other tenant. There will not be an Emergency Room or
an Urgent Care Facility. It will not be open 24 hours.
An added stipulation was decided upon, and stipulation 1 was amended.
5. Fire hydrant at the back of the property, rather than the center.
1. The Engineering must be completed before going to the Village Board, and compliance with
the Village Engineer's report for utility installation, stormwater detention, and grading.
PLAN COMMIISSION MINUTES
May 4, 1993
Page 4
M. Krippel made a motion to recommend to the Village Board the approval for the Site Plan for
the Corwin Medical Center (Village Medical Center), at Rt. 59 north of Renwick Road, subject
to the four stipulations of the Planner, and one of the Plan Commission. Seconded by D.
Norris. Vote by Roll Call. A. Consola, yes; M. Krippel, yes; D. Norris, yes; H. Bayer,
yes; E. Fortin, yes; J. Sobkoviak, yes. Motion carried 6 yes, 0 no.
CASE NO. 388- 042893.FP COOK'S RE- SUBDIVISION
The applicants Donald and Angela Cook are requesting a lot split approval for an existing
Duplex site, at 1814 Sunshine Circle in Winding Creek Subdivision. The subject site is fully
developed at the present time, the property has been improved with a two story frame two
family dwelling. The subdivision, as proposed, would provide a split of the existing Lot 240
of Winding Creek Subdivision Unit II. This lot split results in a 0 lot line setback for the
common property lot line between parcels one and two of Cook's Re- Subdivision as proposed.
The Residence A -4 Zoning District allows for Multi Family dwelling's, therefore staff finds the
0 lot line setback as an acceptable condition within this zoning district. The duplex meets all
setbacks for front, side and rear for exterior property lines.
No major issues were associated with the application. A Plat is required by current Subdivision
Regulations for establishment of lots smaller than 5 acres in area. The Village has routinely
approved subdivisions for lot splits of existing two family or townhouse developments providing
for a 0 setback common property line between party walls of units. For those reasons, staff
finds no objections with the Final Plat as presented.
Staff recommended approval of Cook's Re- Subdivision including provisions for a 0 lot line
setback for the common property between lots one and two of Cook's Re- subdivision as
proposed.
A. Consola made a motion to recommend to the Village Board to approve the Final Plat /Lot
Split for Cook's Re- Subdivision at 1814 Sunshine Circle. Seconded, by M. Krippel. Vote by
Roll Call: A. Consola, yes; M. Krippel, yes; D. Norris, yes; H. Bayer, yes; E. Fortin,
yes; J. Sobkoviak, yes. Motion carried. 6 yes 0 no.
J. Sobkoviak introduced John Peterson, the new Village President to the Plan Commission.
President Peterson announced his appointments to the Plan Commission, two new members,
Walter O. Manning and Larry A. Kachel, and one present member, D. Norris.
PLAN COMMISSION AIMUTES
May 4, 1993
Page 5
President Peterson told the Plan Commission he would like the Plan Commission to become
more autonomous than it is, and carry the load so that there are no problems when cases get to
the Village Board. All the details including Public Hearings and whatever outcries come, will
be heard at this level, rather than the Village Board. Detailed reports should be submitted to
the Board members. Also, defer judgement as much as,possible to the Engineer and the Planner
who are the professionals in this area, rather than to the.Village Board.
Adjourn 8:30
HOAL-
Sharon Hart, Secretary
VILLAGE
WILL COUNTY'S OLDEST COMMUNITY
Would everyone attending this Plan Commission meeting on May 4, 1993.
Please sign this sheet for our official records.
Name Address
1400 NORTH DIVISION STREET 9 PLAINFIELD, ILLINOIS 60544 o (815) 436 -7093 ® Fax (815) 436 -1950