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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 ZJA� 0*Z11- Sharon Hart, Secretary