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