HomeMy Public PortalAbout1992-06-16 PC minutesPLAINFIELD PLAN COMMISSION
DATE: June 16, 1992 AT: Plainfield Library
COMMISSIONERS PRESENT: Chairman Sobkoviak, D. Norris,
W. Schempf, H. Bayer, E. Fortini,
A. Consola, M. Krippel.
EX-OFFICIO PRESENT: G. Krahn, M. Gehrke.
ALSO PRESENT: P. J. Waldock, Village Planner
S. Hart, Secretary
Chairman Sobkoviak called the meeting to order at 7:05 p.m. Roll
call was taken. G. Bott, J. Ray, R. Zimmerman, the School
District representative, and J. Eichelberger were absent.
Chairman Sobkoviak declared the minutes of June 2, 1992 approved,
as amended.
OLD BUSINESS:
Discussion: Baker Ford - Lighting Plan
There are four, thirty foot light poles, with three lights each,
on both sides of the Rod Baker Ford property that were not approved
in the Site * e Plan review. The Village has received four complaints
regarding glare from these light fixtures. The concern at this
point is the angle of the lighting fixtures, and the glare on
adjoining homes. The site plan approved as part of the
construction approval process included exterior lighting on
building walls and along the Route 30 frontage. The Commission was
reminded of the note on the original site plan, that stated:
All lighting to be screened to avoid glare to the southeast.
Coach lights are planned for fixtures along the show room
area. Berm is to be relocated along the McClellan Ave. right-
of-way line, per Plan Commission meeting of 6-4-91.
options are:
1. New light head, that is designed to shine down.
2. Remove light fixtures and start over again.
3. No change.
4. Approval of the lights, in the present location, with
screening slats placed on the fixtures, even if they have
to be fabricated, and they should be directed straight
down.
PLAN COMMISSION MINUTES
June 16, 1992
Page 2
Staff recommended:
1. Approval of the lights, in the present location, with
screening slats placed on the fixtures, even if they have
to be fabricated, and they should be directed straight
down.
Mr. Baker did not believe that the lights would work properly if
they were parallel to the ground, as they were not designed to work
that way. His concern was they are tipped so far down now, that
they are shining as much behind as in front. And there are no
shields that are made for the fixtures.
The Planner suggested fabricated shields for the existing fixtures,
putting them on immediately, and waiting 30 days to see the result.
Staff is sympathetic with the concerns of the neighborhood in that
they agree that those lights are directed toward their homes.
A nearby property owner, Norman Mueller, stated that the problem
is glare, he stated that the minimal adjustment done so far, had
made no improvement, he is concerned about next October, when there
is no foliage on the trees. He asked that the Board not give'any
approval on the fixtures, until fall.
There was concern from the Commission that fabricated shields,
(those not manufactured to fit) may blow off. It was the consensus
of the Commission, to send Staff back to work with Mr. Baker, to
look at the screening slats.
W. Schempf motioned to continue this discussion for thirty days in
order to give the Planner and Staff opportunity to consult with
Mr. Baker and his lighting contractor. Seconded by H. Bayer.
Voice vote. 6 aye, 0 no. Motion carried.
NEW BUSINESS:
Discussion: Jack Benning Concept Plan prepared for
.TOPE Corporation.
The subject site is located in Section 2 of Plainfield Township,
the site lies on both sides of Route 126, just east of Interstate
55. It is surrounded by former gravel mines.
Staff is viewing this as a Planned Unit Development. The site is
not yet contiguous to Village Boundaries. Contiguity would have
to be provided before the site can be annexed. However, annexation
agreements can be entered into with regard to the subject site.
The site can be served with sewer and water via off-site extensions
of utilities to the parcel.
PLAN COMMISSION MINUTES
June 16, 1992
Page 3
The proposal includes two classifications of single-family lots.
The northern single-family development area; eighty home sites on
25.8 acre. The south single-family area; one hundred home sites
on 29.4 acres. The project also includes two townhouse development
sites of 22 acres with 124 units, and 18.9 acres with 106 units.
Park and open space is provided throughout the project, yielding
67.7 acres of park or preserved open space. The project will
achieve an overall density of 2.5 units per acre over the 164 acre
tract.
Mr. Benning stated that:
The lot sizes are 751 X 1251 and 651 X 1201 for single family,
and 124 units at a density of 5.6 for the townhouses. The
developer will determine what kind of house will be built, and the
elevations. All houses will have two car garages, and be built of
brick and cedar, the cost will be in the mid to high hundreds.
Setbacks will be 101 between each house and the lot line, a total
of 201 between the houses. Without certain PUD concessions, the
site is undevelopable.
There was discussion regarding concerns such as; the route of the
water and sewer services from the Village, and the extent of the
cost. The fact that the off-site improvements will be a benefit to
the Village, and that there will not be a recapture for the
developer, was also discussed. The developer will be starting the
annexation process, but the approval of the land use is the crux
of whether the project will be economically viable, and go forward.
The possible effects of the development on the flood plain, and the
developers plans for storm water management were also discussed.
The consensus of the Commission was (5) Commissioners favorable,
and (2) Commissioners had concerns regarding lot size, or traffic
within the project.
Discussion: Intergovernmental Agreement between
Will County and the Village of Plainfield.
The agreement suggests that it is time for us to coordinate
planning activities between our jurisdictions. This
Intergovernmental Agreement is intended to coordinate the
Comprehensive Plans of the County and the Village, and implement
our Agricultural Zoning District which they see as a tool for
agricultural preservation.
This agreement is to have a common goal of the public best interest
in mind, and have an opportunity to coordinate through the planning
process, to achieve the agricultural preservation goals of the
County and the appropriate land use goals of the Village. This
agreement would make it more difficult for the County to approve
a septic and well subdivision just beyond our Village limits, with
or without our objections. The biggest problem we are having
today, with rural residential development comes in the form of 5
acre and 10 acre lots, with septic and well.
PLAN COMMISSION MINUTES
June 16, 1992
Page 4
If the County continues to proliferate re-zonings that result in
permission to build a house on 5 acre tracts, it becomes
problematic for the Village to properly expand our boundaries and
serve larger areas, because we get these gaps of septic and well.
Staff is recommending that an Intergovernmental Areement be
executed between the County of Will and the Village of Plainfield
to improve coordinated land use planning efforts.
A. Consola moved to recommend to the Village Board the acceptance
of the Intergovernmental Agreement between the County of Will and
the Village of Plainfield. Seconded by H. Bayer. Vote by roll
call.
D. Norris, yes; H. Bayer, yes; E. Fortini, yes; A. Consola, yes;
M. Krippel, yes; Chairman Sobkoviak, yes.
5 yes, 0 no. Motion carried.
Discussion: Comprehensive Plan Amendment
The Planning Department has started the process of updating the
Village's Comprehensive Plan, as part of that process, we have
established population projections, and some land use planning in
what we call the Northeast 1-55 Corridor.
This area extends from 115th Street as North boundary, Naperville/
Plainfield Road as West boundary, Weber Road as East boundary and
1-55 as the South boundary. This is a wedge shaped parcel that
includes some areas that are presently in a Facility Planning Area
for the cities of Romeoville and Bolingbrook.
This study is conducted in light of significant pressure for
annexation of portions of Wheatland Township as well as
Southwestern DuPage Township. Property owners in DuPage Township
Sections 19, 30 and 31 as well as Wheatland Township 36 have
expressed an interest in annexation to the Village of Plainfield.
The Population projection densities, which were based on 2 units
per acre and 2.6 people per household. There is a significant
amount of economic development potential for the area, because of
the amount of Commercial Development. The land use projections
include 120 acres of commercial, 440 acres of Office, Research and
Distribution Center, nearly 630 acres of Agricultural Preservation
and Open Areas, a 40 acre school site, 80 acres moderate density
residential, and 640 acres of to single-family residential.
H. Bayer made a motion to continue the discussion until the next
meeting on July 7, 1992. Seconded by D. Norris. Vote by voice,
motion carried.
Adjourn: 9:45
Sharon art, Secretary
1400 OIVISION ST. PLAJNFIELO, IL 60544
PHONE B15-436-7023
Would everyone attending this Plan Commission meeting
.1992.
Please sign this sheet for our official records.
Name
..... .....
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