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HomeMy Public PortalAbout1990-03-06 PC minutesPLAINFIELD PLAN COMMISSION DATE: March 6, 1990 AT: Village Hall COMMISSIONERS PRESENT: Chairman Simmons, Vice-Chairman Sobkoviak J. Anderson, M. Krippel. EX-OFFICIO PRESENT: M. Gehrke, D. Norris, E. Schrader, Fire Dist., J. Wilson ALSO PRESENT: P. J. Waldock, Village Engineer L. Pehlke, Recording Secretary J. Djdrf, Village Engineer Chairman Simmons called the meeting to order at 7:35 p.m. Roll call was taken. R. Mentzer, H. Bayer, W. Schempf, L. Kelly, G. Krahn, and D. Neir were absent. Chairman Simmons declared the minutes of the February 20,, 1990 meeting approved with a correction on page 2, last paragraph: the word "still" should be "steel". Informal Discussion - Robert G. Whitley, Jr. Attorney Whitley was present to discuss proposed division of the East Quarter of Lot 10 in E. Corbin's Subdivision. He plans to build a single-family residence on the back portion of a lot which has been in existence for several decades. He would like to divide the lot into two pieces. There would be a driveway that would extend south from Ottawa Street down to the back of the lot which would be about 10 feet away from the house. The back part of the lot that would be built on is approximately two acres; the remaining part is about one acre. There would be no zoning change. Mr. Waldock stated this particular area does have a lot of narrow deep lots. The issue here becomes a policy decision on how to address narrow deep lots. This particular neighborhood will be seeing requests of this nature. E. Schrader of the Fire District stated he sees no problem right now, but would like to see dimension scaled plans showing where the houses would be placed. In discussion, the Board agreed the Village needs some consistent policy regarding these type of lots. They did'not have an overbearing objection to a single-family house being constructed to provide better utilization of these properties, but would want these sites limited to single-family house sites rather than multi-family sites. Theysuggested Attorney Whitley come back to the next Plan Commission meeting since more information is needed regarding engineering plans and input from the Fire District. PLAINFIELD PLAN COMMISSION March 6, 1990 Page Two Case No. 253-2169SPR - Dr. Joseph Conklin, Jr. Requesting site plan review for construction of a chiropractic clinic located at the southwest corner of James Street at Lockport Street. Mr. Waldock reported the subject site is a vacant-lot located at the southwest corner of James and Lockport Streets. The proposal is for a 2,200 sq. ft. chiropractic clinic. Parking is provided for 14 cars. Ordinance would require 12 spaces. The structure itself will have a brick facade. It is approximately a story and a half tall. A loft area is available on the second level. There is a basement that is intended for placement of mechanical equipment and some storage availability as well. An office, x-ray room, lobby and five examination rooms are included on the first floor. Storm detention is not required on this site since the site is less than 50% hard surface coverage. Front setbacks have received a variance to allow 20 feet from Lockport and 20 feet from James. The proposal shows 30 landscape plantings. Ordinance would require 37, however in this case there are existing trees on the site. The facade is acceptable on the site plan in accordance with the ordinance. Landscaping is provided on the south in terms of a hedgerow which is felt to satisfy the 75% screen requirement. There is no specific lighting plan provided at this time. Lighting is scheduled to be a landscape level lighting which the applicants intend to place to avoid glare onto adjacent residential properties. The site will access only from James Street and not from Lockport via a curb cut which is approximately 59 feet from the property corner. No trash enclosure is shown on the plans. The applicants are not intending to use dumpsters, however the Plan Commission may wish to discuss this issue. Staff recommends approval of the site plan for Dr. Conklin subject to the provisions of the engineer report, a trash enclosure should be provided if determined necessary by the Plan Commission, lighting details should also be provided for fixture-type and placement. Lights must not glare onto residential properties. Chairman Simmons stated he feels a trash enclosure is needed. We should not deviate from the ordinance requirement in the business district. Mr. John Djerf, Village Engineer, summarized his letter of March 6, 1990 reviewing the site plan. He recommends the foundation and first floor elevation be raised at least 6 inches as required to the flood protection elevation. He also suggests that the compensatory storage area be defined on the drawings and that appropriate calculations be provided. The base flood elevation according to the Flood Insurance Study is 602.5 at this location and not elevation 602.0 as listed on the drawings. PLAINFIELD PLAN COMMISSION March 6, 1990 Page Three M. Krippel asked if the x-ray facilities will be inspected. Dr. Conklin responded that the State has regulations that the facility be inspected once a year and certified. M. Latta suggested if any changes to plans are to be made that they be made before Village Board review rather than adding them to building permits. The Plan Commission agreed. J. Sobkoviak moved to recommend to the Village Board that they approve the site plan for Dr. Joseph Conklin, Jr. with the following stipulations to be completed prior to Village Board review: 1. Compensatory storage shall be provided for any fill below the 602.5 contour. 2. A trash enclosure providing a 100% visual screen shall be provided. 3. Lighting details shall be provided for fixture type and placement. Lights must not glare onto adjacent residential properties. 4. Compliance with the Village Engineer's report dated March 6, 1990. Seconded by M. Krippel. Vote by roll call. Anderson, yes; Sobkoviak, yes; Krippel, yes; Simmons, yes. 4 yes, 0 no. Motion carried. Case No. 254-3190PP - Quail Run Joint Venture, Owners Intech Consultants, Engineers. Requesting Preliminary Plat approval for Quail Run Subdivision located west of Pheasant Chase Subdivision, east of Van Dyke Road. Mr. Waldock reported the subject site is approximately 44 acres and includes the existing stormwater retention area which is currently serving the Pheasant Chase Subdivision. The proposal includes 87 lots, 86 of which would be for single-family home sites. The remaining lot would be a proposed park site. This plat proposes to include the stormwater retention area as dedicated park land. The proposed subdivision is the same area that was previously preliminary platted as Lakeside Manor Unit 3. Minimum lot sizes in the proposed subdivision are 12,000 sq. ft. per lot. This particular layout provides for a curtain stormwater control system which would control both above and below ground water movements. Streets extended through the subdivision include the extension of Pheasant Chase Drive. The plat also includes a link with the Krakora property to the north. Cul-de-sacs have been removed. PLAINFIELD PLAN COMMISSION March 6, 1990 Page Four Many of the stipulations of plat have been accommodated are yet to be addressed by completion of Van Dyke Road The Village's Comprehensive street. the Lakeside Manor Unit 3 preliminary by this proposal. There are some that the plat. Among those would be the in accordance with collector street status. Plan shows Van Dyke Road as a collector There also remains the question of the storm retention pond. one of the stipulations of the original approval for Lakeside Manor Unit 3 was that the owners associations be combined between the several subdivisions into one homeowners association if this is workable with the desires of the existing homeowners association. The proposal tonight is bringing a change in this regard. Park District has not yet made a determination as to a park location on this site. Pheasant Chase Homeowners Association has not yet been able to schedule a meeting with the developers to more fully discuss the proposal, and for these reasons staff recommends that this plat be discussed tonight fully and tabled to the March 20th meeting. Also, the Village Engineer has not completed his review of this plat. Staff feels that this subdivision is felt to be a clear improvement over Lakeside Manor. The applicants have attempted to address the concerns identified by staff through discussions. Attorney Edward Welch was present on behalf of the developer, Quail Run Joint Venture. Also present were Andy Bellestra, Patrick Kelly, and Glen Mann, engineers; and developer, Charles Engram. Attorney Welch stated he would like to point out that they already have preliminary approval of a plat. He feels the proposed preliminary plat tonight is a big improvement over the previous plat. With this plat cul-de-sacs have been eliminated. He further stated that they are not adverse to unifying the homeowners associations, but is proposing the lake area as part of the park. Both subdivisions would be able to use it. Mr. Andy Bellestra, Engineer with Intech Consultants presented a revised plat and discussed the engineering design. The changes made on the revised plat were to the lots fronting on Van Dyke Road. These lots were changed to back up to Van Dyke Road. Mr. Bellestra discussed at length the drainage design of the site. As soon as weather permits some wells will be put in to measure the location of the ground water in this project, and the soils engineer will be taking samples. Mr. Bellestra also discussed the curtain of catch basins and storm piping that will surround the overall site. This will lower the water table on the site. PLAINFIELD PLAN COMMISSION March 6, 1990 Page Five He also explained some of the requirements that will have to be met by purchasers of lots: after a foundation of a house is constructed there will be a spot survey to verify that that foundation has been put in the correct location per the plan and foundation elevation is correct; will require a detailed grading plan of the builder prior to him coming in for a building permit. Also required is a final grading survey for each of the lots which will insure the fact that the lots are graded according to the plan. Mr. Bellestra stated drainage plans will help the existing subdivision in one manner by not malting things any worse. Water runoff and ground water conditions were discussed. Several adjoining landowners were present and expressed several concerns: how high will elevations be on Lot No. 7 in Quail Run and will there be a swale there for runoff; concern on how 44 acres of drainage into the lake's present size is going to affect it and what environmental impact this will have on the life in the lake; concerned about water level increases during rain storms; additional traffic within the subdivision; Rt. 59 improvements; concern about the overland flow of water shown on the Quail Run plat and will this affect the existing subdivision; and concern about the weir at the north end of the pond and what is planned for that area. In answer to some of these concerns, Mr. Charles Engram discussed Rt. 59 improvements - it is planned this will start prior to development of Phase 2. He also explained that all construction traffic will have to come off 135th Street and Van Dyke Road. A temporary gravel road will be put in to accommodate construction traffic. Mr. Mike Bellestra, Construction Coordinator with Intech discussed the present condition of the weir at the north end of the pond and stated it has not been maintained very well. He stated that their changes to weir design will help this area. Dave Grom of Pheastant Chase expressed concern about the new subdivision regarding water problems. He does not want to have more problems with the new subdivision coming in or cause Pheasant Chase to have more water problems. Mr. J. Wilson of the Park District was present and stated the Park District is unanimous in that they do not want the liability or responsibility that goes with the lake. He would like to see Lots 39 and 42 as park sites as they are centrally located. Since many items need to be addressed at this time, it was agreed to table this hearing to the next meeting. PLAINFIELD PLAN COMMISSION March 6, 1990 Page Six J. Sobkoviak moved to continue discussion of Quail Run Preliminary Plat to the March 20th meeting. Seconded by J. Anderson. Voice vote. 4 yes, 0 no. Motion carried. Adjourn: 9:30 p.m. (arissa Pehlke, Secretary Would everyone attending this Plan Commission meeting please sign this sheet for our official records. r) I C-t REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH "s- 61 I C-t REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH Would everyone attending this Plan Commission meeting 3/(,Z9a records. please sign this sheet for our oA. fficial, NAML < �j ADDRESS REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH 1212- V 2 0 1- He.? v"V % /, - P REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH