HomeMy Public PortalAbout1993-10-19 PC minutesDATE: October 19, 1993
COMMISSIONERS PRESS:
EX- OFFICIO PRESENT:
ALSO PRESENT:
AT:
Plainfield Library
Chairman Sobkoviak
W. Manning L. Kachel
A. Consola W. Schempf
D. Norris
Library, G. Krahn
Trustee, M. Lambert
Peter J. Waldock, Village Planner
J. Peterson, Village President
J. Harvey, Village Attorney
S. Hart, Secretary
Chairman Sobkoviak called the meeting to order at 7:00 p.m. Roll call was taken, the Park
District representative, the School District representative, the Township representative and the
Library District representative and the Fire District representative were absent.
There were no minutes to approve.
Report was given by M. Lambert:
Mc Donald's Rezoning passed, 6 yes 0 no
The reasoning of Board Members was:
1. Mc Donald's is a good corporate neighbor, could solve the problems of the
neighbors objections.
2. There are traffic problems, but they didn't feel that Mc Donald's would cause any
more, and perhaps even force IDOT to upgrade some of the issues at the
Naperville /Plainfield Road intersection.
3. There was concern as to what would happen if it was denied, would it go to court
like White Hen did, and get the zoning anyway.
4. Also, there was a different audience at the Village Board meeting than at the Plan
Commission meeting, there was a good deal of public support, both at the
meeting, and in communication with the Trustees, before the meeting.
Bed and Breakfast tabled until November 1, 1993
Drafted by the Planning & Development Committee, some aspects of the Ordinance were:
Parking requirements
Village wide, not limited to Commercial Zoning or Highway Business Zone.
Limit Number of rooms, the number of rooms equals 1/i of I% of the current
population.
PLAN COMNIISSION MINUTES
October 19, 1993
Page 2
Meeting with Four Transportation Consultants October 25, 1993
Working on Final Review for Request for Proposal for Comprehensive Plan.
Resurrecting Preservation Ordinance
1. In 1980 there was a survey of the Village, and 96% thought Preservation was an
important issue.
2. In 1987 an Ordinance was written, and money was set aside to have it professionally
reviewed, and then the money was taken away, the ordinance was never reviewed and
subsequently dropped.
3. We have requested that a Certified Preservation Planner be hired, March 94, to complete
a survey, and review the previous survey, and to make recommendations for a historic
district.
4. Certified Preservation Planner will cost $3,500 - 5,500.
OLD BUSINESS:
CASE NO. 416- 091793.FP GOLDEN MEADOW ESTATES #5
Planner Waldock summarized his report as follows: Much has transpired in regard to this case
in the last couple weeks. We have made progress with regard to clarifying the issues in dispute.
The request is for Final Plat approval for Phase 5, which involves the establishment of 33 single -
family homesites. The extension of Primrose Circle, Golden Sunset Drive and Prairie Rose
Court. At issue at the last discussion, was the establishment of improvements along the right -of-
way that is being dedicated by this plat between Lots 149 and 150. As you recall, there were
disagreements between Staff and the applicant, with regard to interpretation of the Annexation
Agreement and the obligations for improvements on that street. The Plan Commission asked
that the item be tabled to allow the Village Attorney an opportunity to make comment before the
Plan Commission, and to further investigate the issue.
J. Harvey spoke: Pursuant to your request made at your last meeting for my presence at this
meeting, when the issue came up regarding the improvement of the road extension to the north
and the interpretation of paragraph 20 of the Annexation Agreement. The Annexation
Agreement provides for a road extension to the north and Neumann Home's will provide the
land. The Annexation Agreement didn't say anything about improvements, and it was Staff's
position that one of the powers the Village Board has, as a condition of approval is, to require
improvements to that subdivision, including internal streets. Mr. Neumann maintained that the
bargain actually was only to give the land, but the improvements were to be done by the
development to the north. Subsequently, Planner Waldock obtained transcripts from a number
of the Board meetings that preceded the execution of the Golden Meadows Annexation
Agreement, and compiled the minutes. It was helpful to have the written transcripts of the
discussions of the Board Members and Mayor when this agreement was being hashed out, and
amended after these discussions.
PLAN COND41SSION XMSTIMS
October 199 1993
Page 3
Also, I interviewed a number of Board members, past and present, including the Mayor as to
the recollection of the intent of the Board at that time. The minutes were not all that clear, but
the transcript of the Village Board meetings that Planner Waldock obtained of the meetings prior
to the Annexation Agreement being entered into, were clear. Three Trustees did not want the
road put in, the Mayor, and Trustee Lambert felt the road was a necessity, and that it was
necessary to get it at the time the Annexation Agreement was entered into, because once the
property was developed it would be impossible to get that roadway installed, because there
would be no land. After talking to Mayor Latta, she did confirm that the intent was to require
the developer to give the land and that the developer to the north would install the
improvements. The intent was that Mr. Neumann give the land, and the improvements would
be installed at a later date.
Planner Waldock spoke: In light of that position, it is prudent then to change the
recommendation to not require this applicant to improve that right -of -way segment. So I will
eliminate stipulations 4 and 5 from the Staff report.
Concerns of the Plan Commission included a request to add a new number four, to remove any
obstruction from the right -of -way between Lots 149 and 150 within thirty days notice of a
written request by the Village. The four stipulations of the Planner now read.
1. Compliance with the requirements of the Village Engineer.
2. Compliance with provisions of the Plainfield Fire District.
3. Compliance with the provisions of the Preliminary Plat approval.
4. Remove any obstruction from the right -of -way between Lots 149 and 150 within thirty
days notice of a written request by the Village.
After a short discussion, L. Kachel made a motion to recommend to the Village Board, to
approve the Final Plat for Golden Meadow Estates, including the four stipulations of the
Planner. Seconded W. Schempf. Vote by roll call. W. Manning, yes; L. Kachel, yes; A.
Consola, yes; D. Norris, no; W. Schempf, yes; Chairman Sobkoviak, yes. Motion carried,
5 yes, 1 no.
CASE NO. 418- 100893.SPR TODD'S BODY SHOP
Planner Waldock summarized his report as follows: The site is presently occupied as a tavern
with associated parking and yard areas. The subject site is located along the southwest side of
U.S. Rt. 30 at 23251 W. Lincoln Highway. The subject site in this case is approximately
32,680 sq. ft. in area. The site is contiguous to an existing single - family dwelling, along the
northwest property line. Koren Motors adjoins the site to the southeast. Commercial uses are
located along the northeast side of U.S. Rt. 30 across from the site.
PLAN COlVYIVIISSION AMUTFS
October 19, 1993
Page 4
Proposed is the construction of a 6,264 sq. ft. Commercial Body Shop Building. Paved parking
for 5 vehicles at the front of the building are sufficient for customer parking. Additional paved
parking spaces should be provided at the side or rear of the building to accommodate employee
parking. A 6' screening fence is provided surrounding the storage areas on the side and rear
of the building. Thirty one landscape plantings are provided in green areas at the front of the
building. Originally no storm water detention was provided on the site, now storm water
detention is being provided in the south east corner of the site. Plans indicate a hard surface
coverage of 47 %. The building is a steel frame construction, with steel and masonry facade
exposures. The building includes 969 sq. ft. of office space, 4,921 of shop space and a 596 sq.
ft. garage area.
The facade as presented, is not sufficient to meet the development regulations for 25 % masonry
or other approved materials. For this reason, it is suggested that a brick veneer for the office
area be considered. A total brick surface of 920 sq. ft. is required to meet the minimum
specifications of the ordinance. The facade as presented is not sufficient to meet the
development regulations for 25% masonry or other approved materials. For this reason it is
suggested that a brick veneer for the office area be considered. A total brick surface of 1180
sq. ft. is required to meet the minimum specifications of the ordinance. The front facade wall
is 1,120 sq. ft. in area.
The subject site has access to U.S. Rt. 30. A 24' curb cut is to be developed near the southeast
property line. This access would be developed in place of an existing 50' access at the north
portion of the site. This single access into the site is seen as adequate to accommodate the needs
of the parcel.
Side and rear storage areas are proposed to be developed with gravel surface. This is contrary
to development regulations for commercial sites. The ordinance is very clear as to how to
develop parking surfaces on any commercial site in the Village of Plainfield. It says, all parking
and drive areas shall be paved with bituminous or with portland cement. The gravel on this plan
does not meet the criteria. Staff feels that the ordinance should be followed requiring
bituminous surfacing for the storage area. The applicants have suggested Tar and Chip
pavement, this was not felt to meet the specifications in the ordinance.
The subject site requires 31 approved plant materials according to Village ordinances. Site Plans
indicate a mixture of Bradford Pear trees, dwarf burning bushes, evergreens and seeded grassy
areas. Plant materials are concentrated along the front building facade and parking areas.
Landscaping is intended to soften the visual impact from Rt. 30.
No trash enclosure has been specifically identified on the subject site. A concrete pad should
be constructed in an accessible location. This pad should be enclosed by fencing to screen the
discarded materials generated by the site. Placement of this pad within the fenced area should
be accomplished in a manner which is fully screened from view off - premises.
PLAN COIVDMSION AMWJTES
October 19, 1993
Page 5
Exterior lighting for the site is provided via wall mounted fixtures. No specific details have
been provided for these fixtures. There is one light over the garage door shown on the plans.
In discussing this matter with the applicants, we pointed out other lighting options. It is possible
that a double head fixture could be mounted in the northwest corner of the site and may be
desirable. These details should be submitted for Planning Commission and Staff review. Wall
mounted lighting fixtures should be aimed directly to the ground, in no event should luminares
from wall mounted lighting be visible from off - premises. All lighting must be screened or
directed to avoid glare on adjoining residential properties. Pole mounted lights of a "shoe box
design" facing away from any residential area may be advisable.
The project in this case is seen as an improvement of the existing conditions of the site. The
development, if approved, would provide for the demolition of the existing tavern at the site.
The proposal appears to be in greater conformance to ordinance standards than the present tavern
development. The body shop use is interpreted as a permitted use in the B -4 Zoning District.
The B -4 District allows for auto body operations, major auto repairs and auto dealerships.
Bituminous surface in the storage area should be provided to meet code requirements.
Staff recommends approval of the Site Plan for Todd's Body Shop with the following
stipulations:
1. Increase the masonry content of the facade to achieve a minimum of 1,120 sq. ft.
The office area should include full face brick, or masonry on all three walls, and
including the front wall of the shop area facing U. S. Rt. 30.
2. Provide stormwater detention if determined necessary by the Village Engineer.
3. Provide a concrete pad for the trash enclosure area. This enclosure should be
surrounded by a fence and should be located in the side or rear storage area of
the site. The trash enclosure must be screened or located in a manner to be out
of site when viewed from off premises.
4. Provide paved parking areas for 5 more stalls along either side of the subject site.
This would achieve a total of 10 paved parking spaces.
5. All drive parking and auto storage shall be bituminous or portland concrete.
6. Screen and direct all exterior lighting immediately to the ground. All lighting
must be directed or screened to avoid glare on adjoining residential properties.
7. Compliance with the requirements of the Village Engineer.
8. Compliance with provisions of the Plainfield Fire District.
9. All Stipulations must be in compliance before the case goes to the Village Board.
,- PLAN COMNIISSION AEUI JTFS
October 19, 1993
Page 6
There was a long discussion regarding the need for bituminous or portland cement for the
storage area, one of the Plan Commission members suggested paving at a later date, Planner
Waldock felt it was in the Village's interest to enforce the ordinance. A Plan Commission
member suggested Tar and Chip as it is easier to repair. Planner Waldock felt it was in the
Village's interest to enforce the ordinance.
Randy Miller, Attorney for Todd Dralle, addressed the ten recommendations. He has no
objection to number one, we are in compliance with number two, the concrete pad for the
dumpster is no problem, we have no problem with the five additional parking stalls, if this Board
and the Village Board make us pave that portion, that would solve that problem, if not, we are
ready to put it along the side of the building and pave the spaces. Number six, we are not as
concerned with the fluids dripping from the cars, as we are with the damage that bent and torn
up bumpers and fenders and wheel hubs could cause. Most of the time when a vehicle is
leaking, all the fluids have leaked out before it gets to "Todd's Body Shop ", the fluids are
leaked out where the accident occurred, or at the gas station that had the tow truck. We are
most concerned about when the tires have to come off, then you need to move the vehicle, how
much it could scratch up the bituminous surface, especially in the summer months. Portland
cement of course, is almost totally out of the question, because of the cost. Gravel surface is
the most practical from our standpoint, because it is easily repaired. This storage area is also
totally out of sight from any traffic, or anyone that comes into the front of the body shop. With
the fence in the back, and the five acre vacant lot in the back, no one could see it, unless they
come into the security area. Planner Waldock is correct when he said the ordinance does require
bituminous concrete or portland cement surface, however, there is another provision that says
"other dust free paving material, as approved by the Board" we think that Tar and Chip falls
under that special description. Reluctantly, if you require it, we will agree to the Tar and Chip,
that is dust free and easy to repair. On number seven, the lighting is not a problem, we
understand the Planner's description, and will comply with the stipulation. As far as we know,
we are in compliance with number eight, and number nine.
The Chairman said he will rely on the recommendation of Planner Waldock in regard to the
lighting, but is conducive to Tar and Chip, because you can't patch asphalt, all you will end up
with is bumps. I appreciate Pete's concern for the ordinance and the way it is written, and what
it is meant to accomplish. He thought in this case the petitioner makes a good case for relief,
in that the storage area will be entirely behind a screening fence. The storage area is for the
applicant's convenience, and efficiency. What we are going to be interested in is something that
will not promote dust, and Tar and Chip surface will minimize that.
L. Kachel was also in favor of the Tar and Chip. W. Manning questioned, does Tar and Chip
comply with the ordinance? Planner Waldock said his interpretation was that it did not, but the
ordinance does give the Board latitude to approve Tar and Chip, but the Planner did not
recommend that the Plan Commission do that. A. Consola, also had no problem with Tar and
Chip surface in this case. D. Norris agreed with Mr. Consola.
PLAN COl D41SSION AHNUTES
October 19, 1993
Page 7
After a short discussion, regarding modifying Planner Waldock's recommendation number six,
L. Kachel recommended that the Plan Commission change stipulation number six, to read: The
side and rear storage area may be surfaced with Tar and Chip within the screening fence. There
also was some discussion regarding lighting, and stipulation number seven, a separate application
will be made, and handled by Staff.
A. Consola made a motion to recommend to the Village Board the approval of the Site Plan
Review for Todd's Body Shop to include the nine stipulations of the Planner, as amended by the
Board. To wit; number six being modified to: The side and rear storage area may be surfaced
with Tar and Chip within the screening fence, and number seven: That the lighting be approved
by the Village Staff before it goes to the Village Board. Seconded D. Norris. Vote by roll call:
W. Manning, yes; L. Kachel, yes; A. Consola, yes; D. Norris, yes; W. Schempf, yes;
Chairman Sobkoviak, yes. Motion carried, 6 yes, 0 no.
CASE NO. 417- 092993.FP WALKER'S GROVE SUBDIVISION UNIT #1
Planner Waldock summarized his report as follows: The Preliminary Plat for Walker's Grove
Subdivision was approved on August 16, 1993, subject to the following stipulations:
1. Provide a 37 ft. pavement width (back to back) for Meadow Lane (then known
as Round Barn Road), provide a 66 ft. right -of -way and 40 ft. front yard setback.
In addition, sidewalk easements shall be provided along the front property line (to
permit construction of sidewalks in the required front yard area).
2. Provide impact fees of $325 per unit at the time of building permit issuance for
each lot, now reflected in the Annexation Agreement.
3 Compliance with the requirements of the Village Engineer.
4. Compliance with provisions of the Plainfield Fire District.
5. The construction costs incurred by the Village for the West Norman Drain
interceptor shall be repaid by the developers at the time of building permit
issuance. This stipulation shall be subject to final provisions of the approved
Annexation Agreement.
6. 135th Street shall be developed to a full width urban profile, from the west
property line of Walker's Grove Elementary School to the west property line of
Lot 335 as shown on the Plan dated June 28, 1993.
7. Comply with the requirements of the Plainfield Township Park District and the
Plainfield School District.
PLAN CON 41SSION XMNUTES
October 19, 1993
Page 8
8. This approval shall include provisions for a waiver of maximum block length
requirements regarding Vermette Road and Meadow Lane. (Neither of those
roads are included in Phase One.
The Unit One Final Plat includes 26 single- family homesites. The development also includes
a 7.8 acre drainage easement area shown as parcel one. This area shall be improved with the
storm water detention facilities necessary to accommodate the first unit of development.
The Final Plat for Walker's Grove Subdivision is in substantial compliance with the provisions
of the Preliminary Plat. The plat as submitted, is in substantial compliance with the provisions
of the Annexation Agreement relative to this project. The applicants desire to proceed with the
Final Plat approval simultaneously with the Annexation Agreement approval for the subject site.
These reviews are scheduled for Village Board consideration on November 1, 1993. No major
issues are associated with this request. This request is forwarded at this time to the Plan
Commission in order to finish the approval process prior to the onset of the winter season.
Staff recommends approval of the Final Plat for Walker's Grove Subdivision Unit #One, subject
to the following stipulations:
1. Compliance with the requirements of the Village Engineer.
2. Compliance with provisions of the Plainfield Fire District, Park District, and
School District.
3. Satisfactory completion of the Annexation process.
4. All Stipulations must be in compliance before the case goes to the Village Board.
Questions of the developer were: How many acres is Phase One? The developer answered 17
acres.
After a short discussion, A. Consola made a motion to recommend to the Village Board, the
approval of the Final Plat for Walker's Grove Unit One, subject to the stipulations of the
Planner. Vote by roll call. W. Manning, yes; L. Kachel, yes; A. Consola, yes; D. Norris,
no; Does not meet 12,000 sq. ft. requirement. W. Schempf, yes; Chairman Sobkoviak, yes.
Motion carried, 5 yes, 1 no.
The Plan Commission decided to open the subsequent Plan Commission Meetings with the
Pledge of Allegiance.
Adjourn: 8:30
Sharon Hart, Secretary
PLAINFIELD
MI. . A.'"I . omctr . enrvuum
Would everyone attending this Plan Commission meeting on OCTOBER 19, 1993.
Please sign this sheet for our official records.
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