HomeMy Public PortalAbout1992-03-17 PC minutesPLAINFIELD PLAN COMMISSION
DATE: March 17, 1992 AT: Plainfield Library
COMMISSIONERS PRESENT: Chairman Sobkoviak, A. Consola,
M. Krippel, D. Norris, W. Schempf,
H. Bayer, E. Fortini.
EX-OFFICIO PRESENT: J. Ray, J. Eichelberger
ALSO PRESENT: P. J. Waldock, Village Planner
S. Hart, Secretary
J. Djerf, Village Engineer
Chairman Sobkoviak called the meeting to order at 7:15 p.m. Roll
call was taken. M. Gehrke, R. Zimmerman, G. Krahn, School
District, G. Bott were absent.
There being no additions or corrections, Chairman Sobkoviak
declared the minutes of March 3, 1992 approved.
OLD BUSINESS: River View Estates case will not be heard tonight.
NEW BUSINESS: CASE NO. 339-030292 FP
OWNER: Dunn, Martin & Miller Subdivision
REQUEST: Final Plat Approval
LOCATION: 405 W. Main Street
P. Waldock summarized his report as follows:
Dunn, Martin & Miller are requesting a lot split for their site
located at 405 West Main Street. Subject site is presently
occupied by an historic structure which is being converted to
offices at the present time. This site is due west of the Mobil
Station, on the corner of Main and Division Streets. The property
was rezoned by the Village Board on May 20, 1991, along with the
rezoning petition, the applicant submitted a site plan which we
have here, with a concept plan for their lots' width. The request
tonight is the final plat, which accomplishes the lot split
associated with the site plan, and completes the processes
necessary to allow for future building development on the adjoining
property. The existing structure is located on the eastern portion
of the site. The new development lot is being created to the west,
the actual frontage width will be 651. There is no specific
building plan for this lot. They are simply establishing a lot at
this time. Development of the lot would require a Site Plan Review
at a future date.
PLAN COMMISSION MINUTES
March 17, 1992
Page 2
Access is provided to the site, via Main Street. There is a 25
ft. easement, which provides for shared use of the driveway, which
will accomplish access to the rear parking area.
There are no major issues associated with this request, Subdivision
Ordinance does not establish a minimum lot area or minimum frontage
width for B-1 zoned parcel. Therefore the 65 foot lot that is 175
foot deep is adequate under present zoning regulations. For these
reasons Staff is recommending approval of the final plat for Dunn,
Martin & Miller Subdivision as presented.
The applicants have received Department of Transportation approval
which is required for any subdivision fronting along a State
Highway. Main street being Illinois Route 126.
CHAIRMAN SOBKOVIAK: Will there be sufficient space to provide
parking under our ordinance?
P. WALDOCK: Yes, for a building 501 X 481 there will be adequate
parking.
After some discussion about the mature trees on the subject site,
and the need for them to be preserved, the Chair called for a
motion.
CHAIRMAN SOBKOVIAK: Are there any questions or discussion, not
hearing any, the chair will entertain a motion.
A. CONSOLA: I make a motion that we recommend to the Village Board
Final Plat approval for Dunn, Martin & Miller Subdivision.
W. SCHEMPF: Second.
CHAIRMAN SOBKOVIAK: A motion has been made and seconded to
recommend to the Village Board, the approval of the Final Plat for
405 West Main Street. Roll Call vote please.
Roll call vote: A. Consola, yes; M. Krippel, yes; D. Norris, yes;
W. Schempf, yes; H. Bayer, yes; E. Fortini, yes;
Chairman Sobkoviak, yes.
The motion carried, 6, yes; 0, no. The case will go to the Village
Board, April 6, 1992.
PLAN COMMISSION MINUTES
March 17, 1992
Page 3
CASE NO. 341-031092 FP
OWNER: Gerald Clark
Lakelands Unit 2
REQUEST: Final Plat Approval
LOCATION: 1061.77 feet east of the center of the
intersection of Naperville /Plainfield Road with
135th Street in the Southwest section of the
Lakelands Development Site.
P. Waldock summarized his report as follows:
The Unit 2 final plat to establish the townhouse sites, subject
site is approximately 900 feet east of Plainfield/Naperville Road,
on the north side of 135th Street in the Lakelands Subdivision.
The site is 2 1/2 acres in area, 35% of that area or 1.66 buildable
acres. The Unit 2 Subdivision is a continuation of the Lakelands
development program. This Final Plat is comprised one townhouse
lot. This proposal will extend utilities along 330 feet of
frontage along 135th Street. Phase One brought the 135th Street
improvements up to the west property line, this phase will extend
the public improvements, the surfacing of 135th and extension of
sewer and water that additional 330 feet. The project will
ultimately accommodate the construction of ten townhouse units on
the 2 1/2 acre site. The proposal conforms to the provision of the
preliminary plat as approved by the Village Board on October 16,
1989. Engineering review of public improvements for this site were
completed as part of the review process for Lakelands preliminary
plat and Unit 1 final plat approvals.
Zoning at the site is A-4 Multi-family which will accommodate the
proposed land use. The proposal as presented conforms with
provisions of the preliminary plat and annexation agreement as
previously approved. Public improvements costs are estimated in
the amount of $63,741.60. Staff has no objections to the waiver
of subdivision regulations for the minimum number of lots per
phase. Therefore, Staff is recommending that approval be granted
for final plat of the final plat of Lakelands Unit 2 as requested,
subject to the following stipulations:
1. Provision of Letter of Credit in the amount stated.
2. Compliance with the requirements of the Village Engineer.
3. Development in accordance with stipulations of the
associated Site Plan Review for development of this site.
I will turn it over to John Djerf for a brief summary.
PLAN COMMISSION MINUTES
March 17, 1992
Page 4
J. DJERF: We had two comments, the first, is the right-of-way now
being proposed is 30 feet that is in accordance with the agreement
but it is contrary to the 33 feet approved on the drawings.
CHAIRMAN SOBKOVIAK: How can we reconcile that.
P. WALDOCK: Because it is in conformance with the annexation
agreement, the plat is adequate as presented.
J. DJERF: They have indicated the building setback at 15 feet from
right-of-way, which if you include 8 feet of parkway, to the
pavement it will be 23 feet. (some discussion regarding setbacks,
and scale distance.) We recommend approval of the final plat
subject to:
1. Current EPA Permits for water and sewer extensions.
2. Receipt of proper security for public improvements in the
amount not less than $63,800-00.
CHAIRMAN SOBKOVIAK: Are there any questions of the Planner or the
Applicant? Hearing none, the chair will entertain a motion.
M. KRIPPEL: Mr. Chairman, I will make a motion the we recommend
the Village Board to approve the final plat for Lakelands Unit 2
with the stipulations on the Planner.
E. FORTINI: Second.
CHAIRMAN SOBKOVIAK: A motion has been made and seconded to
recommend to the Village Board the final plat approval of Case No.
341-031092 FP roll call vote please.
Roll call vote: A. Consola, yes; M. Krippel, yes; D. Norris, yes;
W. Schempf, , yes; H. Bayer, yes; E. Fortini, yes;
Chairman Sobkoviak, yes.
The motion carried, 6, yes; 0, no. The case will go to the Village
Board, April 6, 1992.
PLAN COMMISSION MINUTES
March 17, 1992
Page 5
CASE NO. 340-030492 SPR
OWNER: Clayton Olsen
Summit Building Services
REQUEST: Site Plan Review
LOCATION: Approximately 900 feet east of
Plainfield/Naperville Road, on the north side of
135th in the Lakelands subdivision.
P. Waldock summarized his report as follows:
The development to be constructed on the proposed site is a Ten
Unit Townhouse project. To be constructed in three buildings, two
4 Unit buildings and one 2 Unit Building. Access to the site is
accommodated via a circular private drive, that will have two
access points on 135th Street. Each of the driveways will access
the private drive. No direct access is provided to 135th Street
for any of the units.
PARKING, DRIVE AREAS AND ACCESS:
Every townhouse will have an attached two car garage, a driveway
sufficient for parking two cars or more, and there will be ten off
street parking spaces, located in the interior of the circular
drive. Total parking provided for the site is for fifty cars.
All parking and drive areas are paved, drive is bituminous, and the
driveways are concrete.
ZONING:
Existing zoning at the site is A-4 Multi-family, which allows for
developments of over 8 units, this site fall within that category
in that it is a ten unit development on a single tract. Setbacks
and building separations standards are established in the
annexation agreement for the site. Building separation here is
eleven feet, building separation is 20 feet under straight zoning,
the annexation agreement allows for ten foot minimum setback with
an average separation between buildings of 20 feet. This site plan
complies with that provision. Side setbacks are six feet from
property lines, development allowances are specified in the
annexation agreement of five feet. Front yard setbacks, which is
the setback between roadway, 135th Street and the development is
set by the annexation agreement as 20 feet measured to the roadway.
As mentioned in Mr. Djerf's report, building setbacks measured to
the edge of the roadway is be about 28 feet, which is satisfactory
under the conditions of the annexation agreement. Normally
straight zoning, would require 30 foot setback to the property line
which would be about 40 feet back to the edge of the pavement. In
this case the annexation agreement allowed for the shorter setbacks
due to the nature of the site, and the proximity of the lake.
PLAN COMMISSION MINUTES
March 17, 1992
Page 6
FACADE:
The building plans provide for a facade of brick and cedar
combination. The rear elevation, will have the appearance of three
stories, from the lake. The window spaces are large and become
part of the facade. Site development regulations call for 25%
masonry, Staff feels that the combination of cedar, brick and glass
in this building is an acceptable alternative to an exact
measurement of 25%.
LANDSCAPING:
The landscaping proposal for the site, calls for one hundred
plantings, the plans submitted exceed this requirement, therefore,
landscaping is satisfactory for the site.
SCREENING & BUFFERING:
Site development regulations call for screening or buffering
between Multi-family sites and adjoining Single-family residential
sites. The required screening and buffering is to achieve 75%
visual screen. In this case, screening is not achieved, however,
the subject site is separated by a distance of 115 feet. Staff
feels this distance is adequate to provide sufficient buffering.
The townhouses will be constructed prior to the Single-family
homes.
DRAINAGE & STORK WATER CONTROLS:
Hard surfaces areas are intended to be drained via overland flow
to 135th Street. Discussions between the Applicant and the Village
Engineer have indicated the catch basins and storm piping are also
to be utilized for storm water control. Catch basins will be
installed on site, to drain hard surface areas into the lake, There
will be provisions for decontamination through a settlement
process.
LIGHTING:
No exterior lighting is identified on the site plans as submitted,
other than standard residential style facade lights as shown on the
building elevations. If exterior lighting beyond wall mounted
lights are proposed, Staff would recommend that they be a gas light
style compatible to the building design. No taller than 8 to 10
feet.
TRASH ENCLOSURES:
No trash enclosures are proposed with this development. Trash
collection can be accommodated similar to single-family residence
simply by bringing to the end of the driveway on trash collection
day.
PLAN COMMISSION MINUTES
March 17, 1992
Page 7
COMMENTS:
The Townhouse Development is designed in accordance with the
annexation agreement for the Lakelands. Site plans meet the
provisions of the Site Plan Review Ordinance. Therefore, Staff
has no objection to approval to the site plan as presented. Staff
recommends approval of the site plan for Summit Building Services,
with stipulations as follows:
1. Detailed grading and utility plans must be submitted for
approval of the Village Engineer and Superintendent of
the Water and Sewer Department.
2. Construction of Units 1, 2, 3 and 4 shall not be
permitted until paper work form FEMA has been finalized
and approval.
3. Final plat approved for Lakelands Unit two must be
completed, approved and recorded.
(John Djerf will need the detailed grading and utility plans before
he can make comments.)
I will turn it over to the applicant, Clayton Olsen.
C. OLSEN: There are light poles at the end of each drive on the
Landscape plan.
P. WALDOCK: I missed them. Tell us what you have in mind for the
lighting, and utilities.
C. OLSEN: There will be gas lights on eight foot poles, at the
corner of the driveway and the sidewalk, along with the lights on
the buildings themselves. The utilities, we will bring a main
service for each building for sanitary and water and wye each unit.
The electric. and the gas will run along the front, between the
buildings and the drive coming in. Any questions on that?
P. WALDOCK: Specifically could you discuss the underground storm
drainage system.
C. OLSEN: Storm drainage will be curb and gutter on the street,
that will drain toward 135th Street. The high point in front of
the two unit building and back toward 135th Street each way, with
the catch basin at the corner of 135th Street at the lane and a
pipe draining from there to the Lake, with a sediment basin in the
catch basin.
PLAN COMMISSION MINUTES
March 17, 1992
Page 8
J. DJERF: The new grading of this street, the west edge of this
lot will be a high point, all across this lot it will drain to the
east and go across the next lot as well, to the cross culvert at
the south end. The original design did not anticipate all of this
drainage that is indicated on this lot as coming into that ditch,
or anticipate the road itself. Some drainage off this site on the
street ditch can be tolerated. The size of this lot does not
require detention, but because the lot originally drained to the
lake, because the ditch is not sized, or anticipated to take as
much off site as directed there, we thought it would be better to
direct the water back to the lake.
P. WALDOCK: I would like to mention, the plant list is acceptable,
for the Landscaping plan, the sizes are in compliance with the
Landscape regulations of the Site Plan Review Ordinance, the only
thing we don't have, is the quantities. That is why I would like
to hear from Mr. Kropp at this point for discussion of the
landscape plan that he prepared for the site, and I would like him
to explain for us the quantities he has in mind for the
development, and the basic nature of the landscaping.
MR. KROPP: I don't have exact quantities, of the plants on the
plan, but it is excessive.
P. WALDOCK: The number of plants required for the site is one
hundred, the number provided on Site Plan is probably one thousand.
MR. KROPP: The idea was to shield the ten car parking lot with
this massive shrubbery in front, planting them at 3, 4, 5 and 6
foot heights, and they will eventually maintain themselves at 4,
5 and 6 feet, with the exception of some very low shrubs so that
the cars that will be parked behind this will not show. The
concept was to leave an open area of lawn between the drives and
the plantings so the utilities would swing up through the open lawn
area so we are planting heavily between the openings of the
buildings trying to give each entrance a feeling of their own
private courtyard, or garden. We are filling the spaces between
the buildings, so they do not become a public way down to the
water. Public walkways will be provided around the ends of each
of these units as they are built. Each townhouse will have a
walkway, next to the building that people will able to walk on a
flagstone walk way completely around the building. It won't be a
common access to the lake. The shrubs and ground covers in the
front area are all rather low, with the exception of taller shrubs
which are Blackhaw Viburnum they are the major landscape plants in
the foreground, and they will be at maturity ten to twelve feet
high and they will have multi-stems, like a small grouping of
trees. The tall shade trees all occur on the lake side, partially
to give shade into all that glass area, but mainly to frame the
view of the lake from inside the townhouses, so that people in the
houses looking out will have something in the middle ground to
soften the look of the expanse of water.
PLAN COMMISSION MINUTES
March 17, 1992
Page 9
There are tall shrubs that are proposed at the lake edge, that edge
of the property curves down to the lake quite abruptly and so the
tall shrubs along the edge will not obstruct the view but they will
help with the erosion that might occur, and also soften the bluff
that is about 5 or 6 feet tall. So that people passing in boats
will feel this is a natural area that continues around the cove.
Where the cove meets 135th Street is a natural vegetation area,
this will just continue the look.
The tall trees in the foreground are a selection of Fauriei Pear
(ornamental) which is quite pyramidal. We propose that in each
townhouse development there will be these explanation points so
that when coming down 135th Street at the conclusion of this
project, you will see a whole series of these trees, which will
become a landmark for this project. The owners asked me to try to
give this an Eastern look, and when I looked at photographs of
Eastern Estates it seemed like there were hugh masses of low shrubs
around the buildings and all these trees in the background. This
is our attempt to bring a East Coast look to the south shore of
Walloon Lake.
E. FORTINI: On the site plan, the top of the bank is at 615 feet,
and on the landscape plan, along the same line is the flagstone
path, will that cause a problem, being so close to the edge.
MR. KROPP: we discussed that, and actually the bank is rounded at
that point, we may have to drop the pathway just below the top of
the path on a level area, then the bank will drop again.
E. FORTINI: So there won't be any problem with the weight of the
flagstone?
MR. KROPP: No.
CHAIRMAN SOBKOVIAK: Are there any other questions of the
landscaper?
H. BAYER: I have a question for the Planner, are there any teeth
in our ordinance, that says landscaping shall always be maintained,
in the way it was presented initially.
P. WALDOCK: We really don't, our maintenance codes are associated
with the exterior of buildings, other than our Tree Ordinance.
It would be a good question for the applicant.
MR. CLARK: There is a Homeowners Association that eventually will
take title to this property, it will be their job and their
responsibility to maintain the landscape as been provided by the
developer. Those associations are properly funded so that the
maintenance will be perpetual.
CHAIRMAN SOBKOVIAK: Any other questions or comments? If not, the
chair will entertain a motion.
PLAN COMMISSION MINUTES
March 17, 1992
Page 10
A. CONSOLA: I propose that we accept the Site Plan Review for a
Ten Unit Townhouse.
WF
CHAIRMAN SOBKOVIAK: A motion has been made and seconded to
recommend to the Village Board the approval of the Site Plan,
subject to the stipulations of the Planner. Case No. 340-030492
SPR.
Roll call vote: A. Consola, yes; M. Krippel, yes; D. Norris, yes;
W. Schempf, yes; H. Bayer, yes; E. Fortini, yes;
Chairman Sobkoviak, yes.
The motion carried, 6, yes; 0, no. The case will go to the Village
Board, April 6, 1992.
P. WALDOCK: I should note for the record, the completion of the
utility plans as discussed by the commission tonight, will also be
required for submittal to the Village Engineer for his approval in
sufficient time for him to review them, prior to the April 6, 1992
Village Board meeting.
CHAIRMAN SOBKOVIAK: The next Plan Commission meeting will be
April 7, 1992, same time same place.
Adjourn 8:15
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Sharon Hart, Secretary