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.
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