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HomeMy Public PortalAbout1993-05-18 PC minutesPLAINFIELD PLAN COYMSSION DATE: May 18, 1993 COMAUSSIONERS PRESENT: ALSO PRESENT: AT: Plainfield Library Chairman Sobkoviak D. Norris W. Schempf W. Manning L. Kachel Peter J. Waldock, Village Planner Michael Lambert, Trustee Joe Ray, Trustee J. Djerf, Village Engineer S. Hart, Secretary Chairman Sobkoviak called the meeting to order at 7:15 p.m. Roll call was taken. A. Consola, and M. Krippel were absent. None of the Representatives from the other governing bodies were present. (Park, School, Township, Library or Fire) Chairman Sobkoviak announced he had been present at a workshop meeting with the Village President and the President, told the meeting at large, that he had been at a meeting with the Governor. at Du Page County Airport, with the Governor, and his remarks were that no counties were in favor of the Fox Valley Freeway, and very few municipalities are. Mr. Peterson also has been in contact with Bolingbrook and apparently they are showing progress in their talks with Bolingbrook regarding a common boundary agreement. Progress on those fronts. He also ask the Planning Department to supply the new members with copies of the Public Notice of the list of scheduled meetings, and Ordinance #1022. Chairman Sobkoviak declared the minutes of the last meeting, May 4, 1993 accepted as amended. � 1 1 NEW BUSINESS: 386- 041593.AA REACH ANNEXATION Planner Waldock spoke regarding Case No. 386- 041593.AA. As The Zoning Board of Appeals we have already considered a portion of this case, this is a public hearing for Annexation to the Village. The subject site in this case is an improved 20,000 sq. ft. Single family lot at 303 Renwick Road. The property is contiguous to the Village limits along the north and on the south. No unusual provisions are being sought by the Annexation Agreement. Mr. Reach and his future purchasers would be subject to customary tap -on fees at the time they connect to Village Utilities. Line charges are also applicable, total cost per lot would amount to about $5,185.79. The site is a logical extension of the current Village boundaries, annexation of the site is consistent with the Village's Comprehensive Plan, land uses proposed are consistent with adjoining lots and compatible with the Comprehensive Plan also. It is Staff's conclusion that the subject site is appropriate for Annexation, that it is a logical extension of Village Boundaries, and would benefit the Village by accepting the remaining balance of Frederick Avenue as part of the Village Road system. PLAN COMIVIISSION MINUTES May 18, 1993 Page 2 The proposed zoning and subdivision are consistent with surrounding properties presently developed on 10,000 sq. ft. lots. For these reasons Staff found no objections to the Annexation Agreement as presented. Therefore, Staff s recommendation suggests that it is appropriate for the Plan Commission to recommend Annexation of the site and establishment of Res. A Zoning. D. Norris made a motion to recommend to the Village Board the approval of the Annexation Agreement for Lot 40, Unit 3, at 303 Renwick Road. Seconded, by W. Schempf. Vote by roll call: D. Norris, yes; W. Schempf, yes; W. Manning, yes; L. Kachel, yes; J. Sobkoviak, yes. Motion carried. 5 yes 0 no. 373- 111892.AA MATERIAL SERVICE ANNEXATION Planner Waldock spoke regarding Case No. 373- 111092.AA. The subject site in this case is located in the northeast area of our community. On the Zoning Map, it is located just south of 135th Street, and just north of Rt. 126. The site is about to become contiguous to the Village limits, by the annexation of the eastern portion of the Lakelands. The Lakelands have an Annexation Agreement pertaining to their site all the way to 224th Street, which governs the annexation of linking the property to the north. At the time that it is annexed, the subject site will be contiguous. Included with the Annexation Agreement is the establishment of A -4, Multi- family Zoning over the bulk of the site (38 acres), the balance of 5 acres would be zoned B -4, Highway Business District. That zoning is in the southern portion of the subject site. The draft agreement presented with this report is the latest version of the Annexation Agreement for the subject site. The applicants are here at the Village of'Plainfield's request, we are attempting to achieve contiguity to the TOPE property which is adjoining to the west of the Material Service site. This is the link necessary to acquire contiguity for TOPE. In accordance with the previous draft of the Annexation Agreement, provisions are made to allow accommodation of current uses of the subject site. Those uses include, hunting, fishing, raising of crops, gun clubs, discharging of firearms, burning of brush, grass and tree limbs. The agreement also allows for continued use of the present structures. The agreement recognizes proposed storm water management regulations and soil and erosion control regulations. This is provided in the event the Village upgrades Village codes pertaining to these areas. Street improvements to Essington Road are regulated by the Annexation Agreement. Provisions are made for the resurfacing of Essington Road at a width of 22 ft. with a 1 1/2" asphalt overlay. The roadway would be constructed to a rural profile with drainage ditches and gravel shoulders. Along the commercial area fronting Essington Road, the roadway improvements would be upgraded to 37 ft. in width with a 1 1 /2" asphalt surface, drainage swales and gravel shoulders. Staff feels that these roadway provisions are acceptable in light of the sensitive natural features of the site and the large length of roadway with limited development potential. PLAN COMNIISSION MINUTES May 18, 1993 Page 3 There are provisions for extensions of utilities to the site, done by TOPE Corporation, to get their utilities from 135th Street to their development on Rt. 126. The Utilities will be extended along the western property line of Material Service's land, there will be line charges of $12,000 at the time of connection. The system is being designed to accommodate the terms of the agreement which would be 40 units, and a 70,000 sq. ft. retail center. No major issues are associated with the agreement other than the specifics above. Staff is recommending approval of the zoning for the subject site as presented, and also the Annexation Agreement. We feel it is a logical extension of Village Boundaries, it provides benefit to the Village by achieving contiguity to TOPE Corporation and inclusion of Essington Road in the street system. After discussion regarding the location of the B -4, zoning; the existing land uses, including rifle and pistol use, the Multi - family zoning on the site and the potential for heavy traffic on Rt. 126 after all the developing is accomplished. W. Manning made a motion to recommend to the Village Board the approval of the Annexation Agreement for Material Service Corporation, along the north side of Rt. 126, south of 135th St. along 224th St. Essington Road. Seconded, by L. Kachel. Vote by roll call: D. Norris, no, .unless there will be no rifle shooting, or pistols used there. The Attorney for Material Service, spoke. We have entered into a lease with these people, until that lease is expired, we can not take away what they have paid and bargained for. The lease is an annual lease. When we renew, we will address these concerns. My advice to my client would be to hold off on the Annexation until this can be settled. Start over of roll call: D. Norris, no; W. Schempf, no; W. Manning, yes; L. Kachel, yes; J. Sobkoviak, yes. Motion not carried. 3 yes 2 no. After a long discussion, the applicant made a conditional recommendation. You could do a vote subject to those uses being prohibited or controlled. D. Norris made a motion to recommend to the Village Board the approval of the Annexation Agreement for Material Service Corporation, along the north side of Rt. 126, south of 135th St. along 224th St. Essington Road, subject to the stipulation that when the development commences on the adjacent parcels, Material Service, the use of rifles and pistols will be curtailed. Seconded by W. Schempf. Vote by roll call: D. Norris, yes; W. Schempf, yes; W. Manning, yes; L. Kachel, yes; J. Sobkoviak, yes. Motion carried. 5 yes 0 no. PLAN COTRVIISSION MENUTES May 18, 1993 Page 4 393- 051293.FP RIVER VIEW ESTATES The subject site in this case is along Naperville Plainfield Road. The site is zoned Single - family Residential, for Lots 1, 2, 3, 4. Lot 5 is a park site. And Lot 6 is an Industrial site. The applicant is proposing a Final Plat for River View Estates Subdivision. The site is roughly 23 acres in area, it is impacted by flood way and flood plain, it is adjoining the Du Page River, and the land is low, and does experience periodic flooding, at high water level on the river. That is the reason the yield is only 4 Residential Lots, the site has a grading plan designed to shift the earth to create building pads as indicated on the plat, and provide compensatory storage, no new dirt is being brought in as fill. It is all fill from the site, once the site is developed, it will store more river water during high water than it does today. The Village regulations call for the site to increase the storage capacity during flood conditions after development. The building pads are going to be impacted by flood plain. The flood plain development regulations will apply to this site, any building pad that encroaches across the present flood boundary, would require that that home be build to flood plain standards. Basements would be prohibited, special foundation design to allow water flow through the foundation, if an earthen fill is to be used, compensatory storage must be provided so that water is not displaced across the river or down stream. The Subdivision proposal meets the parameters of Village Ordinances. The lots generally are quite large, with some over five acres in area. All lots exceed minimum area requirements of the Zoning Regulations. The Final Plat provides for the dedication of an extra seventeen feet of right -of -way along Naperville /Plainfield Road. This will accomplish 50 ft. of right -of -way measured from the center line, consistent with adjoining subdivisions. The building pads for Lots 2, 3 and 4 are located near Mill Street along the subject site. The building pad for Lot 1 is located in the north east corner of the subject site. The industrial lot (Lot 6) is consistent with development plans previously considered and approved by the Village. At present there is no development proposal for the industrial site. It is anticipated that the residential lots will build out in the near future. Sewer and water is to be provided via the extension of a new sanitary sewer line from the midpoint of Lot 2 south to approximately the intersection of Mill Street. This extension is to be done by Lakelands Corporation and the Village of Plainfield as part of the easement agreements for the off -site sewer and water extensions for the Lakelands Project. Village water mains are presently located along Naperville /Plainfield Road across the street from the subject site. The applicant has submitted a request for waiver of sidewalk requirements for the project. They have indicated that the location of the subdivision is adjoining other Village subdivision which do not have sidewalks at the present time. Therefore, they indicate that the sidewalk would only be a maintenance problem to the Village and serve no useful purpose. Staff will recommend that the waiver not be granted. PLAN COABUSSION ME14UTES May 18, 1993 Page 5 Staff recommends approval of the Final Plat for River View Estates Subdivision subject to the following stipulations, Compliance to the requirements of the Village Engineer; Extension of Village sanitary sewer systems south from the center of Lot 2, in accordance with easement agreements. J. Djerf summarized his report. The plans do not include trees. We recommend approval of the plans revised May 10, 1993 subject to provision for trees at one per lot being added. Due to filling on site for building sites, the plat indicates a new floodway boundary, the Developer or the Village should apply to FEMA for the necessary map changes for the modification to the existing floodplain limits. We recommend approval of the Final Plat subject to three stipulations: receipt of IEPA for construction permits for sanitary sewer extension by the Village; receipt of documentation indicating a Notice of Intent (NOI) has been filed with IEPA for construction site activities if area disturbed is greater than 5 acres; and; receipt of an acceptable Engineer's estimate by the Developer's Engineer and all proper security in an amount yet to be determined for sidewalks (if required), water services, and trees. After discussion regarding adjacent landowners concerns of flooding, Lot 6's usable area; which side of the street the sewer and water should be extended; and the possibility of public access along the river's edge. D. Norris made a motion to recommend to the Village Board the approval of the Final Plat for River View Estates with the stipulations of the Planner, and the stipulations of the Village Engineer, with the exception of the stipulation regarding sidewalks, trees should be traded for sidewalks, an amount to be agreed to with the Planner. Seconded by L. Kachel. Vote by roll call: D. Norris, yes; W. Schempf, yes; W. Manning, yes; L. Kachel, yes; J. Sobkoviak, yes. Motion carried. 5 yes 0 no. 389- 050493.FP RIVER RIDGE ESTATES The site is located along the south side of 135th Street, and along Naperville Plainfield Road, this project also adjoins the DuPage River. The overall site area is approximately 70 acres, this proposal is for 87 Single - family homesites, the extension of a circular roadway system within the project. The actual developable area of the 70 acres is approximately 37 acres. The Preliminary Plat for River Ridge Estates was previously approved in June, 1989, subject to five stipulations. Compliance with the Village Engineers Report, dated May 11, 1989. Provisions for private ownership and maintenance of the storm water detention area. Provisions of Park lands and /or Public trail easements in accordance with Village ordinances and Plainfield Park District approvals. Provisions of an outlot to approximate the present flood way boundary of the Du Page River through the site. Provisions of future trail easements along the Du Page River to be provided when the site becomes contiguous to adjoining links of a regional trail, subject to provisions of law. PLAN CONMSSION XBNUTES May 18, 1993 Page 6 The Final Plat for Unit One was originally approved in November of 1990. The Final Plat at that time called for 56 Single - family homesites, The Final Plat approval at that time included three stipulations: Extension of sewer and water lines to access this site must be commenced or assured prior to signatures on the Record Plat; Compliance with Village Engineering requirements; Provision of an easement agreement for a park trail along the Du Page River in accordance with the Preliminary Plat approval. Copies of the Staff report for the previous approvals were included for the Commissioners reference and review. Of those three stipulations, two have been complied with, one, Lakelands has completed its extension of sewer and water, the Village has not accepted it, because of some concerns we still have with surface finish work. The site is contiguous to an operational utility system. The Village ordinances have changed since November of 1990, some of those ordinances have an impact on the Preliminary Plat, the predominant factor affecting this plat is the change to the Flood Plain Development Regulations. In 1991 the Village adopted new Flood Plain Development Regulations. These regulations increased the amount of compensatory storage required when flood plain filling is proposed by development projects. The new ordinance effects the plat design for River Ridge Estates. The extension of "B Street" to access 135th Street requires fill within the flood plain areas. Further, development regulations require the crown of public streets to be no less than the base flood elevation. 135th Street is rather low, just east of the bridge, before Rt. 59. The design, as originally approved provides for the 135th Street access point to be as much as two feet below high water level during 100 year storm conditions along the Du Page River. At the time of approval, we had a compensatory storage level of 1 to 1 ratio, (for every cubic yard of fill, they had to provide storage for 1 cubic yard of water.) That fill requirement has been expanded to 1.5 to 1. In light of these factors, it may be prudent to consider the elimination of the 135th Street access. These issues were discussed with the applicant and the Village Engineer and IDOT. There is a potential for a north access point to Naperville Road, aligned with the entrance road to The Lake subdivision on the opposite side of Naperville /Plainfield Road. That is the change number one that has occurred since the 1989/90 approvals. Change number two, Zoning Ordinance provisions require variances for approval of lots of less than 12,000 sq. ft. This too, is a concern to the applicant. In our present analysis, we discovered that some of the lots do not meet the 12,000 sq. ft. minimum threshold. PLAN COXMMSION MINUTES May 18, 1993 Page 7 There are 17 on the Preliminary Plat out of the 87 that are not 12,000, the smaller of the lots were Lot 53 which is 10,000. We did approve this Plat with Lot 53 in its present location. In evaluating that situation, it is Staff s conclusion for that pinching down effect, is to keep Lots 6 through 11 out of the Flood Plain to the greatest extent possible. All the Lots are 85 ft. wide, so in comparing Lot 53 with Lot 77 (which is 13,000 sq. ft.) they would look the same from the street, the back yards are where the difference is. Because of the amount of open area that they have, it is possible for them to redesign and get the 12,000 sq. ft. Lots, those Lots would be pushed further in to the outlot B, reducing the size of the open area and encroaching into the flood plain, causing a need for more compensatory storage, therefore Staff is not recommending we take that approach. The smaller Lots are not to maximize the density, but to stay out of the flood plain. The basis for the current design, was the original plat as proposed by Ralph Bata. But he did not develop the property. Phoenix Developers have purchased the property, they have developed Indian Oaks, and plan to develop it themselves. The current Final Plat request has been downsized from the 56 originally approved, and call for a 16 Lot Phase One. Subdivision Ordinance requires a minimum of 25 units in each of the phases, this is a variance situation for the number of lots. This is not a concern of Staffs. Of these 16 Lots, Lot 2 is 11,500 sq. ft. and Lot 53 is 10,000 and Lot 54 which is also under 12,000 sq. ft. Staff recommends that Lot 2 be increase to the 12,000 sq. ft., by shifting the lot line between lots 1 and 2. The perimeter of the development should be preserved at 12,000 sq. ft. That can be done by adjusting lot lines. The bulk of the lots that are under 12,000 sq. ft. are in the center portion of the development site, this provides protection to adjacent landowners on currently developed lots. This is a two fold request, one for re- approval of the Preliminary Plat, and approval of the Final Plat of Unit I. Subdivision Ordinance required a re- approval process because the previously approved Preliminary and Final Plats have expired. RECOMMENDATION #1: Staff recommends Preliminary Plat re- approval, subject to the following stipulations. Compliance with each of the five stipulations of the Preliminary Plat approval granted for this subdivision of June 5, 1989. Revision of the roadway system to eliminate access to 135th Street and replace this access with a secondary access to Naperville Plainfield Road in alignment with The Lake Subdivision access street. Revision of the Preliminary Engineering designs to be consistent with the current Flood Plain Development Regulations of the Village. By approving the Preliminary Plat, we are establishing the density for the project, and providing a finding on the roadway. PLAN COMMISSION MINUTES May 18; 1993 Page 8 RECOMMENDATION #2: Staff recommends approval of the Final Plat for River Ridge Estates Unit One subject to the following stipulations: Waiver of the minimum unit number requirements to allow a Final Plat with 16 units rather than 25 as required by Subdivision Code; Revisions of the Plat to increase the lot area for Parcel #2, and all parcels along the south property line to achieve no less than 12,000 sq. ft. minimum lot area. Formal variance approvals shall be required prior to building permit issuance for dwellings on Lots 53 and 54. Compliance with the specifications of the Village Engineer. Completion of all Preliminary Plat revisions as specified above, prior to submission or review of the Final Plat for Unit Two. Approval of the Final Plat allows him to start the physical work at the south end of the site, this construction season. After discussion regarding temporary egress, until the rest of the parcel is developed. Mr. Sharp said it was conceivable to access another route with gravel, (a construction road) temporarily. He said he intended to go as quickly as the market will allow, 15 or 20 houses a year, he had no problem with the stipulations of the planner. Mr. Djerf spoke, regarding his letter dated May 18, 1993 it is a summary of what was commented on in the letters of four years ago and the two letters dated May 10, 1993, one about the Preliminary and one about the final engineering drawings. There was an additional question of the maintenance of Outlot A and B, they are to be farmed. The developer was notified that he would need to finalize arrangements with the Park District on the conditions of the Park donation, prior to final approval. W. Manning made a motion to recommend to the Village Board the re- approval of the Preliminary Plat for River Ridge Estates Subdivision and the Final Plat for Phase One of River Ridge Estates. subject to the stipulations set forth in the Planners and the Engineers report. Seconded by D. Norris. Vote by roll call: D. Norris, yes; W. Schempf, yes; W. Manning, yes; L. Kachel, yes; J. Sobkoviak, yes. Motion carried. 5 yes 0 no. PLAN COMMISSION NM* UTES May 18, 1993 Page 9 390- 051193.FP WINDING CREEK SUBDIVISION UNIT #4 FINAL PLAT Winding Creek Unit Four is a continuation of the Winding Creek Subdivision, which will have six units. The development of this phase approaches the number of units needed to trigger (66% of construction) construction of stop lights on US Rt. 30 and I -55 Frontage Road as required by the Preliminary Plat approval. This unit is a Multi- family zoned section of the subdivision. The proposal accommodates the development of 32 townhouse units and six duplex units, each of the lots is divided into four privately owned lots. The approval of the Final Plat includes provisions for 0 lot line setbacks for interior lot lines of parcels 32 through 39. This 0 lot lining is accommodated by the A -4 Multi - family Zoning Ordinance provisions which permit attached Multi - family dwellings. The Final Plat is in conformance with the provisions of the Annexation Agreement for the subject site as well as the provisions of the Preliminary Plat. The proposal includes the extension of Winding Creek Road south to the Village limits at the Commonwealth Edison easement. 'The extension of Judith Court and a portion of Judith Drive are also accommodated with this plat. Staff recommends approval of the Final Plat for Winding Creek Subdivision #4 including provision for 0 lot line setbacks on interior lot lines, associated with Lots 32 through 39. Subject to the following stipulations: Compliance with provisions of the Village Engineer; Compliance with provisions of the Site Plan Review for Multi- family structures proposed in conjunction with this project; Compliance with provisions of the Plainfield Fire District, and compliance with all remaining provisions of the Preliminary Plat. J. Djerf spoke regarding his letter dated, May 17, 1993. The total number of units through this phase is approximately 58% of the total units, the trigger is not reached. We recommend the approval of the Final Plat for Unit 4, subject to the following stipulations: a. Receipt of IEPA construction permits for sanitary sewer and watermain; b. Receipt of documentation indicating a Notice of Intent (NOI) has been filed with ]EPA for construction site activities; c. Receipt of an acceptable Engineer's estimate and of proper security in an estimated amount of $212,826. D. Norris made a motion to recommend to the Village Board the approval of the Final Plat for Unit #4 of Winding Creek Subdivision, subject to, the stipulations set forth in the Planners and the Engineers report. Seconded by W. Schempf. Vote by roll call: D. Norris, yes; W. Schempf, yes; W. Manning, yes; L. Kachel, yes; J. Sobkoviak, yes. Motion carried. 5 yes 0 no. PLAN COMMISSION MINUTES May 18, 1993 Page 10 391- 051193.SPR WINDING CREEK SUBDIVISION UNI'V #4 SITE PLAN REVIEW Development regulations require Site Plans for all Commercial, Industrial and Multi - family structures of three units or greater to be reviewed by the Plan Commission and by the Village Board as part of the Site Development Regulations process. Timberview Development had previously submitted a Site Plan which was approved for Lot 50, as discussed with the original Site Plan conducted for Lot 50 in March, this Site Plan encompasses eight lots. It was decided at that time, that a bulk review of site plans would be done, as the buildings are basically the same footprint. The buildings are wood frame attached townhouses, with a two car attached garage, each, and driveway of sufficient size to accommodate additional parking for no fewer than two more cars on each dwelling unit. Lot sizes are 16,250 sq. ft. Storm water detention is provided by the subdivision design, there is a storm basin located to the northeast of the site. The facade has a combination of brick and vinyl materials. Each unit has six panel entrance doors and 24 panel garage doors. The facade is consistent with the original approval as provided on Lot 50. Landscaping provides between 31 and 39 plantings per structure. Also included are two parkway trees per building, with the exception of Lots 34 and 35, at the end of Judith Court. Due to the radius of the cul -de -sac, parkway trees interfere with driveway placements. Two additional parkway trees should be provided along Judith Court adjoining Lot 32, and 37, these trees can be seen as a replacement for trees not possible for Lots 34 and 35. The north side of Lot 32 should also include landscaping to soften and buffer the Multi - family uses from adjoining Single - family to the north. There is a large existing forested area by lots 32 and 33, therefore the extra planting suggested in the Staff report are not necessary. Trash enclosures are not required, the townhouses in Winding Creek will be provided curbside pickup of trash on designated days, similar to the procedure for Single - family homes. The plan as presented, does not indicate exterior lighting for the site. It is expected that the lighting will be commensurate with Single- family homes, providing pedestrian scale lighting adjoining the garage doors and at each of the entrances. All lighting mounted on the exterior of the structure should be of a pedestrian scale and not be used to illuminate large areas. Utilities are provided via the extension of the public improvements for the subdivision. Access to all units is provided via the driveways on to Judith Drive, Judith Court and Winding Creek Drive. PLAN COMMISSION ME UTES May 18, 1993 Page 11 Staff recommends approval of the Site Plan for Timberview Development Inc. for 8 four unit townhouse structures on Lots 32 through 39 of Winding Creek Subdivision Unit #IV, subject to the following stipulations: All exterior lighting shall be of pedestrian scale, consistent with standard Single- family dwellings. No trash enclosures will be necessary, subject to trash pickup at the curbside. The Landscaping Plan shall be revised to add additional parkway trees to Lots 37, 32 and 38. After discussion regarding the size of the homes, at 1700 sq. ft.; the building material of the decks, and the maintenance free exterior. W. Manning made a motion to recommend to the Village Board the approval of the Site Plan for the eight townhouse sites in Winding Creek Subdivision Unit IV, subject to the stipulations set forth in the Planners and the Engineers report. Seconded by W. Schempf. Vote by roll call: D. Norris, yes; W. Schempf, yes; W. Manning, yes; L. Kachel, yes; J. Sobkoviak, yes. Motion carried. 5 yes 0 no. Adjourn 10:30 Sharon Hart, Secretary VILLAGE OF LAICFIELD WILL COUNTY'S OLDEST COMMUNITY Would everyone attending this Plan Commission meeting 1993. Please sign this sheet for our official records. Name f � W(.1-1 Ljlaolp� e'"� a'0 ,2<1,:�'20 Vj 1400 NORTH DIVISION STREET • PLAINFIELD, ILLINOIS 60544 • (815) 436-7093 • Fax (815) 436-1950