Loading...
HomeMy Public PortalAbout1992-04-07 PC minutesPLAINFIELD PLAN COMMISSION DATE: April 7, 1992 AT: Plainfield Library COMMISSIONERS PRESENT: Chairman Sobkoviak, M. Krippel, D. Norris, W. Schempf, H. Bayer, E. Fortini, A. Consola EX-OFFICIO PRESENT: M. Gehrke, G. Krahn, B. Eichelberger ALSO PRESENT: P. J. Waldock, Village Planner S. Hart, Secretary Chairman Sobkoviak called the meeting to order at 7:00 p.m. Roll call was taken. J. Ray, R. Zimmerman, J. Eichelberger, G. Bott were absent. There being no additions or corrections, chairman Sobkoviak declared the minutes of March 17, 1992 approved. OLD BUSINESS: NEW BUSINESS: COUNTY CASE - JEHOVAH'S WITNESS CONGREGATION OWNER: Jehovah's Witness Congregation REQUEST: Site Plan Review LOCATION: 157 Frederick Avenue P. Waldock summarized his report as follows. The site is located at 157 Frederick Avenue, the property is presently vacant, it is zoned Single-family Residential by the County, it not contiguous to the Village at this time. It is accessible to the service of sewer and water along Frederick Avenue and the Site Plan indicates those services are proposed. The applicants are proposing the construction of a 4,537.5 square foot Kingdom Hall Building. Parking is proposed for 66 cars. Storm water detention is located in the north-east corner of the site, parking is on both sides of the structure. The plan also included a 440 square foot maintenance garage located on the east of the building. The building facade is designed with brick and cedar. The Entrance is covered with a wood frame canopy under which visitors may exit their vehicles. Site Plans do indicate that sewer and water service will be utilized on the subject site, this is accommodated via an agreement between the Village and the property owners. The line charges have been paid for at the present time. PLAN COMMISSION MINUTES April 7, 1992 Page 2 Part of the agreement to acquire sewer and water services from the Village, was to go through a Site Plan Review process, even though they are not within the Village jurisdiction at the present time. That is the reason the site plan is being presented to us, land use approvals were granted for the site in 1991. The land use is a permitted use within County's Single-family zoning district, as well as the Village's Single-family zoning district, this a place of worship, and churches are permitted uses. Land use therefore is in compliance with zoning regulations applicable to subject site. The building is centrally located on the site, building setbacks exceed County and Village requirements. Traffic circulation for the subject site is accommodated via a 26 foot wide paved driveway, extending from Frederick Avenue to the Parking areas. Traffic is allowed to circulate under the entrance canopy at the front of the building. Drive aisles and parking lot arrangements allow for adequate traffic around and on site circulation. The facade of the structure is to constructed of brick and cedar. These facade materials satisfy Village standards as specified in the site development regulations. Landscaping plantings are provided along the driveway entrance. Additional landscape plantings should be provided in the stone landscape beds surrounding the building. The approximately three foot area around the building is proposed for landscaping beds it is suggested that additional landscaping material be provided at that location, as well as locations along the outer perimeters of the parking areas. This would buffer the parking lots from the adjoining single family residential dwellings. Small scale low height trees are also suggested along the driveway to dress the entrance and not hide the front facade. Access is provided via a 26 foot wide driveway from Frederick Avenue. Village zoning required 25 parking spaces fora structure this size, their provision of 66 parking spaces meet Village ordinance requirements. Parking and drive areas are to be paved with bituminous in accordance with site development requirements. No exterior lighting plans have been submitted at this time. All exterior lighting is to be screened or directed so as to avoid glare onto adjoining residential lots. Plans do not indicate a trash enclosure for the subject site. A dumpster enclosure shall be required. The enclosure shall provide a 100% visual screen. Staff feels that the subject site is in substantial compliance with development requirements of the Village. our requirements are voluntary on the part of the property owner. For this reason, Staff is not objecting to the Site Plan for Jehovah's Witness Kingdom Hall. PLAN COMMISSION MINUTES April 7, 1992 Page 3 Staff recommends approval of the Site Plan for Jehovah's Witness Kingdom Hall at 157 Frederick Avenue. Subject to the following stipulations: 1. A trash enclosure be provided to accomplish a 100% visual screen. 2. Landscaping be provided to buffer parking areas from adjoining residential lots. 150 plantings shall be required for the subject site. 3. All lighting shall be screened and directed so as to avoid glare on adjoining residences. 4. The parking and drive areas are to be paved. P. WALDOCK: That concludes my report, I would like to introduce Ed Kiley at this time. E. KILEY: Thank you. We left the landscaping plans vague, because we weren't sure about a fence, or a hedge around the exterior of the property. one or the other will be provided. We are completely willing to follow the Village's stipulations. Geotech engineered the plan with the storm water management system. It is not really a detention pond, it is more of a storm sewer system, it is actually cement pipes with a drainage area that will drain all the way around the property. They did tests and found that was the best spot on the property, it will drain the water at an adequate rate, and handle any storm water problem. One of the agreements that we wanted to satisfy with the Village of Plainfield was storm water control. If you have any questions I would be happy to answer them. P. WALDOCK: The specific request necessary for this type of use in a residential area is what is called a Special Use Approval. This was requested by the Jehovah's Witness Congregation last year. We received written response today from the Fire District, and they have approved the site layout as presented. CHAIRMAN SOBKOVIAK: In your recommendation # 2, the landscaping to be provided, is of 150 plantings. Do you have any further recommendations as to where those plantings should be placed? P. WALDOCK: I am looking for the plantings to be used as a buffer between the pavement areas, to soften the visual impact of the parking areas. The building itself, is residential in character, of relatively small scale. I would suggest the landscaping be planted along the left line of the north parking lot. on the south property line, between the parking lot and the adjoining residential areas, also on the west line of the south parking lot. CHAIRMAN SOBKOVIAK: Mr. Kiley, I noticed in the photographs, there is a ground sign. Are you contemplating a ground sign? PLAN COMMISSION MINUTES April 7, 1992 Page 4 MR. KILEY: Yes, in fact on our site plan, right at the entrance, it shows two signs, one on the left and one on the right of the driveway. P. WALDOCK: Are those identification signs or directing traffic? E. KILEY: Identifying. You see in the photographs there is a wooden sign, up in the corner, that is what we are suggesting. Something wooden, that can be landscaped around, that won't be too high so it takes away from the building. The benefit, was to have one of each side, so they can be seen from either direction. P. WALDOCK: Village sign regulations really don't apply, but I will share with you what our regulations do require. They would limit you to one sign, that could be two faced, and positioned so that it could be seen from both directions. CHAIRMAN SOBKOVIAK: At this time the meeting is open to questions from the public. Does anyone have any questions of the applicant or the Planner? R. BARON: Can you go over the storm drain plans? E. KILEY: Originally the plan was to have a detention pond on the property, but Geotech found that wasn't adequate to handle the water, so what they decided to do was, put an actual storm sewer system in. The storm sewer system that we are proposing is to take care of any problem with water on the property, but it does not alleviate any pre-existing problem on the surrounding property. This will guarantee that any water on this property will remain on the property. Geotech did the survey and the Village of Plainfield's Engineers, felt that this was a good provision. Chairman Sobkoviak read a portion of a letter received from Hamilton Engineers stating, the plan prepared by Geotech, provides for utility connections, grading and storm water management improvements in accordance with the village requirements and recommend their approval. P. WALDOCK: The natural drainage way, prior to construction of any houses, was a relatively direct route straight to Renwick Road. Construction of houses in the area has altered that drainage course, and over time this property as the only undeveloped property in the area, then started collecting water. The construction on this site is seen by Geotech and by the Village Engineering consultant will now channel that water to a controlled location. R. BARON: This water going to this pond is suppose to go down into the ground? E. KILEY: It is a "French Drain System" that goes into the ground, that is correct. PLAN COMMISSION MINUTES April 7, 1992 Page 5 R. BARON: What happens when the ditch fills up, and the pond can't handle it any more? The farm field to the east? P. WALDOCK: The Village regulations require this site to be able to accommodate the water that the hard surface of this site develops. Engineering calculations are made to determine, how much hard surface is there, then those calculations are put into a formula that determines the amount of runoff at the 100 year storm level, which is a 5 or 6 inch rain fall. When those calculations are made, the flow is designed to go into the piping system and fill up the pond. The pond is designed to hold the 5 inch storm water then to release it over a 24 hour period so that at the end of 24 hours, the pond is dry. That is how this system is designed to work. That is what Village regulations require. Without any development on this site at all, the field would fill up then reach a point where it would drain between your house and your neighbors house to Renwick Road. The current run off is directly south to Renwick Road. With this system, the water will be funnelled up to the pond in the north east corner. If there is more than a 5 inch rainfall, it will overflow in the same direction that it does today, with less than a 5 inch rainfall. If the site were undeveloped, there would be flooding, probably to a greater degree that with the storm controls that are provided. CHAIRMAN SOBKOVIAK: If there are no further questions or discussion, the Chair will entertain a motion. D. NORRIS: I move we recommend approval of the site plan for the Jehovah's Witness Congregation, subject to the stipulations of the Planner. W. SCHEMPF: Second. CHAIRMAN SOBKOVIAK: A motion has been made and seconded, that we recommend to the Village Board the approval of the site plan for the Jehovah's Witness congregation of 157 Frederick Avenue with the four stipulations of the Planner. Roll call vote please. Roll call vote: M. Krippel, yes; D. Norris, yes; W. Schempf, yes; H. Bayer, yes; E. Fortini, yes; A. Consola, yes; Chairman Sobkoviak, yes. The motion is carried, 6, yes; 0, no. Village Board, April 20, 1992. COUNTY CASE - CARLSEN OWNER: 'Emil & Emily Carlsen The case will go to the REQUEST: Zoning Change from A-1 to E-2 LOCATION: 26005 Renwick Road PLAN COMMISSION MINUTES April 7, 1992 Page 6 P. Waldock summarized his report as follows: This rezoning application is to allow a lot split on the property which would divide the site into two Single-family residential lots. The subject site is located along the south side of Renwick Road, west of Indian Boundary, (the diagonal road system) , and the west boundary of County Line Road. Subject site is in an agricultural area. Carlsen's property is located in the center of the map, Konieczny is to the west. In March 1989, the Village Board considered a similar request by Ray & Lynne Konieczny, the Village filed a formal objection on that case, was overturned by the County and this site has now been divided now to two parcels and is under construction with two single family homes. Carlsen's site, adjoining it has one Single-family home, it is located on the east side of the parcel, as depicted in the attached diagrams. The lot split would provide for an additional building site adjacent and to the west, the new parcel would be four acres. The soils in this area drain poorly and there is record of storm water inundation over the surface of this parcel and adjoining properties. There are, storm water control ponds located in the yard systems of these individual houses. There are several properties along Renwick Road, that are similar; the Rury Subdivision was approved in 1987, or 88, (on the corner of Indian Boundary Line and Wheeler Road) that established several lots that are actually smaller than 2.5 acres. I believe only one house has been built on that particular subdivision tract. The Village Board with the Konieczny case changed its position regarding development in the area and determined that it would be inappropriate to provide for further lot divisions in the area because of the drainage conditions. They established their position with the Konieczny case, that was three years ago. A similar case (Blazek) was also rejected by the Village. The Village made a formal objection regarding that rezoning request, and the County did not have the votes to return the objection, that site remains undeveloped today. Basically that is the history behind Village reaction and actions regarding this area. Staff views the Carlsen request differently than the previous hearings, and that is because of the amount of new development currently occurring in the area. It is difficult in Staff's eyes to treat the Carlsen's differently than the Konieczny's. The Village Board however may choose to be consistent with the past and maintain an objection regarding this case just as it has in Konieczny and Blazak. Staff at this point is recommending that no objection be filed; based on the Villages Comprehensive Plan for very low density residential in this area, a four acre parcel for one single family residence meets the qualification as very low density residential under the Villages Comprehensive Plan. The E-2 Zoning has been established in the area on the adjoining property on the west, and the Rury Subdivision to the east. Therefore this is not a spot zoning situation, and I can't find a text book reason to object. The storm water concern is real, however, Staff sees that one single family house isn't sufficient to cause water run off on to adjoining properties because of the size of the parcel involved. PLAN COMMISSION MINUTES April 7, 1992 Page 7 That is the dilemma that you are faced with in your decision making process today. Taking a different direction from the most recent Village decision in this area is a difficult choice. It is very important to decide if it is in the public interest to do so. Chairman Sobkoviak asked the applicant to stand and state his name before speaking. Emil Carlsen used the map to show us exactly where his property was located, in relation to his neighbors, and exactly where he wants to divide his property, and where he has a pond on his property. CHAIRMAN SOBKOVIAK: Do any of the Commissioners have questions of the applicant or Planner? There was discussion; regarding storm water in the area, possible changes in the County zoning stance, some history, of Konieczny in 89, Blazek in 90-91. Konieczny passed in 89, Blazek did not, a similar request, similar area. The most recent case was rejected. The majority voted to approve Blazek, however they did not have sufficient number of votes to overturn the Villages objection. It takes a major majority, 2/3 majority to overturn a lawful objection. There is no development on that lot today. There was discussion; regarding the County zoning laws, one residence can be constructed on a ten acre tract without a zoning change according to Will County regulations. Carlsen's lot today is zoned A-1 and it is developed to it's maximum, that is why he is requesting a rezoning so that a lot split can be accomplished. There was discussion; regarding the Village's rational in objecting to the previous requests, two reasons, one, storm water concerns, and two, proliferation of septic and well development in our perimeter, and that is a serious problem. Development of septic systems, represent a road block to the orderly expansion of sewer and water. It compels a developer down the road to absorb the full cost of extending those lines without any possibility of recapture. CHAIRMAN SOBKOVIAK: I think the storm-water concern is a real concern in that area, and it is my opinion that we need to maintain consistency in our objections to further development in that area. I think we have to do what we think is right, and if the County Board sees fit to over rule us, so be it. I think we have to be mindful of our own concerns. There was discussion; regarding the Village's growth south on Indian Boundary, if there were major development in that area some sort of storm water management system would have to be constructed. Questions were brought up of a comprehensive storm water study, or storm water management plan, being been done for this area. It was said that the best approach to storm water management is through a comprehensive area wide plan. CHAIRMAN SOBKOVIAK: Is there anyone in the audience who has a comment or question of the Planer or Applicant? PLAN COMMISSION MINUTES April 7, 1992 Page 8 M. GEHRKE: The Township denied it when it came before us, because of the water problem. There was discussion; of projections for development in the area, and the plan for the area, the property is 3/4 of a mile from the Village sewer and water systems. CHAIRMAN SOBKOVIAK: Any further discussion, any other questions? Not hearing any, the chair will entertain a motion. M. KRIPPEL: I make a motion that we recommend to the Village Board not to object to the request for rezoning from A-1 to E-2. A. CONSOLA: Second. CHAIRMAN SOBKOVIAK: A motion has been made and seconded to recommend to the Village Board to approve a zoning change from A-1 to E-2 for Emil and Emily Carlsen at 26005 Renwick Road. Roll call vote please. Roll call vote: M. Krippel, yes; D. Norris, no; W. Schempf, yes; H. Bayer, no; E. Fortini, yes; A. Consola, yes; Chairman Sobkoviak, no. The vote is 4 to 3, the motion carries, this case will go the Village Board for their consideration on April 20, 1992 Adjourn 8:15 aazl— Sharon Hart, Secretary