HomeMy Public PortalAbout1993-12-07 PC minutesPLAINFIELD PLAN COMMISSION
DATE: December 7, 1993
COMMISSIONERS PRESENT:
EX- OFFICIO PRESENT:
ALSO PRESENT:
M
Plainfield Library
Chairman Sobkoviak
W. Manning M. Krippel
W. Schempf D. Norris
School Dist., B. Eichelberger
Fire Dist., E. Schrader
P. Waldock, Village Planner
J. Djerf, Engineer
S. Hart, Secretary
Chairman Sobkoviak called the meeting to order at 7:00 p.m. Chairman Sobkoviak led
the pledge to the flag. Roll call was taken, L. Kachel, A. Consola, the Park District
representative, the Township representative, and the Library District representative were
absent.
Chairman Sobkoviak declared the minutes of November 2, 1993 approved as presented.
PLANNING AND DEVELOPMENT REPORT:
The Planning and Development report was given P. Waldock:
The Final Plat for Vintage Harvest Unit 1 was approved, and the property was
annexed, and zoned. A slight change was made in the Annexation Agreement.
There is no longer reference to B -3, with a drive -up window. The owner will
have to rezone the property to accommodate a drive -up window. The Village
grew by 72 acres.
The Planning and Development Committee are working on building permit fees
and raising some of the registration fees for construction.
The Village Board will probably in the future direct the Plan Commission to
consider the impact by new development on the School District, Police and Fire
services.
NEW BUSINESS: CASE NO. 421- 1109993.FP LAKELANDS, UNIT 3
Planner Waldock summarized his report as follows: This is the continuation of the
Lakelands bevelopment project. Originally Lakelands was approved for 329 residential
units. Proposed with this final plat are 17 Single- family homesites and the Club House
for the project. This plat includes the extension of Marina Drive east from its present
terminus, and the extension of Merganser Cove. The subject site includes a total of
20.28 acres. All lots provide access to the lake, The plat is consistent with the
Preliminary Plat as approved by the Village in August of 1989, and is consistent with
the Annexation Agreement. Staff recommends approval of the Final Plat for Lakelands
Unit 3, subject to the following stipulations:
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December 7, 1993
Page 2
1. Compliance with the requirements of the Village Engineer.
2. Compliance with provisions of the Plainfield Fire District.
3. Submission of Proper Development Surety as required by Subdivision Regulations.
4. All Stipulations must be in compliance before the case goes to the Village Board
J. Djerf, said the only changes were the raising of the roadway on Marina and
Merganser Court by 3 or 4 ft. to better accommodate walkout basements. The second
change regarded the need to terminate the water main with a valve. He recommended
approval of the Final Plat subject to current EPA permits, and receipt of Letter of Credit
for public utilities.
There being no discussion, M. Krippel made a motion to recommend to the Village
Board the approval of the Final Plat for the Lakelands Subdivision Unit 3. Seconded by
D. Norris. Roll call vote: M. Krippel, yes; D. Norris, yes; W. Schempf, yes; W.
Manning, yes; Chairman Sobkoviak, yes. Motion carried 5 yes, 0 no.
CASE NO. 420- 102793.PP SPANGLER FARM SUBDIVISION
Planner Waldock summarized his report as follows: The subject site contains 41 acres
of vacant agricultural land. The Preliminary Plat proposed 95 Single - family homesites,
all 12,000 sq. ft. in area, all at least 85 ft. in width at the setback line. Renwick Road
right -of -way is shown for ultimate dedication of 50 ft. from center, this would achieve
a 100 ft. right -of -way consistent with the east of Rt. 59. 66 ft. right -of -ways are
provided for the minor streets throughout the subdivision.
There are however several significant concerns we have identified in our review. First
on my list is, the Park District review. The proposal at this point is to provide cash in
lieu of land. The Park District Board will meet Wednesday night and will inform us of
their decision.
Secondly, the National Wetlands Inventory Maps have indicated that the subject site is
impacted by 5 acres of tilled wet lands. There are no wetlands there today. The
Wetland's Inventory indicates that there could be one if allowed to revert back to its
natural condition. The designated wetland is under the scrutiny of the Army Corps of
Engineers. Generally they like to provide for mitigation of designated wetland areas.
Mitigation usually takes the form of replacement. It is permissible for a developer to
relocate the wetland to a more practical site somewhere on the property. This can be
done by locating the wetlands in storm storage areas. When the wetlands are located in
the storm water storage area, they are usually wet bottom, and the Corps would want a
greater than one to one ratio. This issue has not been resolved, a decision must be made
with regard to the disposition of the designated wetland.
PLAN COMMISSI ®N MINUTES
December 7, 1993
Page 3
Third, Renwick Road has now been addressed more fully that when the report was
written. The Village is seeking a collector street status, which is accommodated by the
50 ft. right -of -way dedication. What the Village is looking for, is more detail on the
road surface; how the applicants intend to address this issue. What the Village prefers
is that each phase that fronts on Renwick, would result in construction of that frontage
on Renwick. (Both sides of the center line, curb and gutter on both sides, and
sidewalks, only on the north.) The road improvement will be required from Rt. 59 to
the west side of the subdivision.
Also at issue with this subdivision is the potential for re- routing for Rt. 59 and Rt. 30.
This issue has not been discussed at Village Board level, but the Mayor has indicated a
preference for a bypass. A bypass would effect this site, it could bisect this property
or the adjoining property west of the power lines.
The last concern is the need for re- zoning of lots 1 -6. Those lots are zoned today as B-
3, and must be zoned back to Res. A. The re- zoning would be necessary prior to final
plat approval for that portion of the subdivision. This site is not in the Village limits,
but it is under an annexation agreement now enforcing Single- family residential
development. The Plat is consistent with the Annexation Agreement and could be
annexed any time.
Staff is recommending continuance of the Preliminary Plat request for Spangler Farm
Subdivision to allow revisions to the plat in the following areas:
1. Adequately address wetlands mitigation issues on the subject.
2. Amend plans to provide improvements to Renwick Road to a collector street status
along the entire length of the property. Development of such roadway
improvements may be done in stages with each unit.
3. Rezone the east 160 ft. of the subject site from B -3, Commercial, to Res A,
Single- family.
4. Provide Park District donations as required. This may be in the form of a
dedicated park site or cash in lieu of land.
5. Consideration should be given to providing storm water detention areas along the
west property line. This will allow buffer area from the power lines.
6. Adequately address all concerns identified in the Engineers Report for this
subdivision.
7. Comply with provisions of the Plainfield Fire Protection District as they are
identified.
Concerns of the Plan Commission included the Industrial zone, adjacent to single- family
zone on the site, and the consequences if the Hintzsche family should sell. The Plan
Commission asked the owner to make provision for the I -1 zone would revert back to
Single- family, should the family sell at some time in the future. After discussion, the
Hintzsche family agreed to revisions to the Annexation Agreement to revert back to
Single- family at the time that the Hintzsche family no longer owns it.
PLAN COMMISSION MINUTES
December 7, 1993
Page 4
T. Ruettiger said, they understand that the wetland issue is important, and they know
they have to get a proper permit from the Corps of Engineers.
J. Djerf spoke of the need for adding a valve in the locations which the Village Public
Works have suggested. There also is a need for sanitary sewer on Meadowview Drive.
The storm water drainage lakes being lined with clay, could be a concern for future
drainage. At the present, the natural drainage is into the gravel deposits on site. It is
a questionable practice to take the runoff from the development, and release it from
detention lake into an existing field tile, that a farmer has put there to dry out his land.
This detention water must not be placed across the street on someone else's property and
expected to soak in, it should soak in on the development property. The Village
Engineer has recommended that Renwick Road be upgraded to collector street status, 37
ft. back to back, with bituminous base surface. They felt that approval at this time
would be premature, and withheld recommendation, pending the wetland mitigation, and
until the capacity of down stream has been determined.
Planner Waldock spoke of the power lines along the west perimeter of the site. Staff felt
if it was possible to locate the mitigated wetlands area along the power lines, that would
serve a dual purpose, provide storm water storage, and increase the separation between
the homes and the power lines. Electro- Magnetic Fields (EMF'S) are an important issue
to many home buyers. The American Planning Association has addressed the issue and
their recommendation is a 300 ft. separation at the base of the tower, to the foundation
of the nearest home, to avoid readings of elevated levels of EMF's.
T. Ruettiger spoke, they would like to do that if possible, but the topography is such that
surface water won't go across the property. That is one reason why they were proposing
lakes, but they will explore that.
There was discussion regarding the bypass, and it was the decision of the Plan
Commission to go forward with the Plat and consider the effects of the bypass when it
occurs. There also was discussion regarding the drainage and where it will drain to.
Planner Waldock when asked, are the drainage problems, and the bypass enough to hold
up the case, answered yes he could not recommend approval because of the wetlands,
and the drainage problems. After discussion, W. Schempf made a motion to continue
discussion on this case until the Planner concerns and Engineering problems have been
satisfied. Seconded W. Manning. Vote by roll call. M. Krippel, yes; D. Norris, yes;
W. Schempf, yes; W. Manning, yes; J. Sobkoviak, yes. Motion carried, this case will
be put back on the Agenda by the Planner.
Adjourn 8:15
r,
Sharon Hart, Secretary
P'LAINFIELD
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Would everyone attending this Plan Commission meeting on DECEMBER 7, 1993.
Please sign this sheet for our official records.
Name Address
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