HomeMy Public PortalAbout1990-04-17 PC minutesPLAINFIELD PLAN COMMISSION
DATE: April 17, 1990
COMMISSIONERS PRESENT: Ch
H.
W.
EX-OFFICIO PRESENT: L.
ALSO PRESENT: P.
K.
AT: Village Hall
airman Simmons, Vice-Chairman Sobkoviak,
Bayer, R. Mentzer, J. Anderson,
Schempf, M. Krippel.
Kelly, G. Krahn, E. Schrader, Fire District.
J. Waldock, Village Planner
Jania, Secretary
Chairman Simmons called the meeting to order at 7:30 p.m. Roll call
was taken. M. Gehrke, D. Norris, J. Wilson, and D. Neir were absent.
Chairman Simmons declared the minutes of the March 20, 1990 meeting
approved with a correction on Page 3, Stipulation No. 2: The last
sentence should read "Construction traffic on Pheasant Chase Drive
shall not be permitted."
County Case - Phase Three Associates
Preliminary Plat of Wolfcreek Phase 3
Location: Along the east side of Route 59 between 127th Street and
119th Street in Wheatland Township.
Mr. Waldock reported the County Board approved the rezoning of Wolfcreek
Unit III in September of 1989. This was done above the Village's
objection to the industrial zoning. The objection was based on
non-conformance to the Village Comprehensive Plan and lack of sewer
and water services. Discussion by the Board at that time indicated
that the zoning boundary between the industrial area and residential
area should be aligned with the east line of Wolfcreek Unit II. That
alignment was approved by the County. In this way, the residential area
was increased in size, therefore reducing the industrial acreage.
The proposal at this time includes 34 industrial lots approximately
one acre each and 48 single7family lots. Right-of-way widths for both
subdivisions is 66 feet, 33 foot pavement is proposed in the industrial
area, and 31 feet of pavement for residential area. Curb and gutter is
proposed in each. Storm sewers will be provided.
The original preliminary plat had shown an emergency access at Andrew
Road. This has been amended with the plat handed out tonight along with
other changes. Basically, the changes coincide with the discussions at
the County level sketch plan meeting which was held April 12th. At this
meeting, some homeowners of thd Wolfcreek Subdivision were present as
well as Will County Health Department, Plainfield Fire Protection District,
and Village Planning staff. Discussion at this meeting tried to include
all of the concerns mentioned at the previous zoning hearings as well as
the concerns of each agency involved in the review.
In response to the Wolfcreek Owners Association concerns regarding the
emergency access, the access point was relocated to the south between
the industrial area and residential area. Also, the developers propose
an emergency access to Route 59 near the south site boundary. This is
PLAINFIELD PLAN COMMISSION
April 17, 1990
Page Two
to avoid any direct connection between Andrew Road industrial and
Andrew Road residential, and it also protects the integrity of the
buffer between the two land use groups.
There were several areas that the Village had identified that needed
clarification relating to street lights, sidewalks, cross sections,
pavement widths for the industrial area, and storm sewer routing. Notes
on the newly revised plat do indicate compliance with the Village's
sidewalk requirements, street light requirements, parkway tree ordinance,
etc. Also the developers have now agreed to provide for access to
sump pump connections for each of the residential houses.
Mr. Waldock then stated the following stipulations should be provided
on amended plat drawings prior to Village Board review:
1. Relocate the emergency access to the area between lots
1-15 and 1-16 and R-14 and R-15.
2. Provide a paved emergency access from Route 59 along the
south line of lot 1-8.
3. Provide landscape screening on the buffer screening berm
to accomplish a 75% visual screen year-round.
4. Provide street lights per Village Subdivision regulations.
5. Provide 4' wide sidewalks along each side of all
residential streets in accordance with Village Subdivision Regulations.
6. one (1) parkway tree for each interior lot and two (2)
parkway trees for corner lots per Village Subdivision ordinance
requirements.
systems.
7. Provide direct connections from sump pumps to storm sewer
8. Design all public improvements to Village standards.
9. Provide a minimum industrial pavement width of 37'.
10. Provide a 71 utility easement along the front of each
industrial lot to achieve an 80' wide working area (easements plus
66' of right-of-way).
11. Comply with Village Engineering requirements.
12. Comply with the Plainfield Fire Protection District
requirements.
13. Provide cross sections for streets, curb, gutter and
sidewalk on Preliminary Plat.
14. Provide appropriate utility easements along Route 59 to
allow for future Village utility extensions.
PLAINFIELD PLAN COMMISSION
April 17, 1990
Page Three
Mr. Michael Martin, Attorney for the developer, presented a memo
dated April 17, 1990 addressing the 14 stipulations.
H. Bayer asked if the concerns of Mr. and Mrs. Schack's letter of
April 12th have been addressed. Mr. Waldock stated that the items
have been addressed and discussed the 15' berm.
Mr. Martin stated that basically everything Mr. Waldock stated is
correct. Mr. Martin added that the emergency fire access was added
and designed in this fashion because of discussions with Mr. Schrader
from the Fire District. The emergency access was discussed.
Regarding the berm, he stated they are trying to make it a 10 ft.
earthen with langscaping. Developer has tried to comply with all the
ordinances. Mr. Martin asked that some consideration be given on the
street, because the developer is picking up the existing streets in
the existing Unit II and just following along with the same thing.
There will be no parking.
Developer is dedicating easements for water and sewer along the lots.
Has given 301 additional for water easements on Route 59 and has
established a building line 60' back from this right-of-way to keep all
the buildings back from Route 59.
John Djerf, Village Engineer, stated in regard to the street question,
he has no objection to the lesser width if it is acceptable to the
Board. The matching of the existing street is okay and the 33' width is
more than adequate provided there is no parking on either side.
Mr. Djerf discussed cross connections relating to materials used.
Ed Schrader of the Fire District discussed the emergency access routes.
He has one stipulation regarding dry hydrant. If the County allows
a detention pond, a dry hydrant is not practical.
Homeowners present from Wolfcreek Subdivision asked if there are notes
on the plat regarding the berm. They want to make sure it is noted
on the plat.
J. Sobkoviak commented that we should recognize the pre-existing street
width in the first two sections of the industrial plat.
J. Anderson moved to recommend to the Village Board that they approve
the Preliminary Plat of Wolfcreek Phase 3 subject to the stipulations
in the Planner's report, plus a waiver on the street from 44' reduced to
331 to match the Phase 2 development. Seconded by J. Sobkoviak. Vote
by roll call. Bayer, yes; Mentzer, yes; Anderson, yes; Schempf, yes;
Sobkoviak, yes; Krippel, yes; Simmons, yes. 7 yes, 0 no. Motion
carried.
PLAINFIELD PLAN COMMISSION
April 17, 1990
Page Four
Case No. 236-101889AZ - Clark Oil & Refining Company
Annexation and establishment of B-4 Highway Business District zoning.
Location: 23200 W. Lincoln Highway
Mr. Waldock reported the subject site is located at the corner of
McClellen and Route 30. Clark oil has recently granted easements
for sewer and water extensions along Route 30. They have also provided
an annexation agreement. Key features of this agreement include:
1) The B-4 zoning to accommodate the existing fuel station use;
2) Provisions to waive or grant variances for setback requirements to
the rear lot line; and 3) Provisions to waive tap-on fees for sewer
and water connections. It is suggested that if setbacks are closer
than 5 ft. to the rear property line or in the event that building
separation between adjacent structures becomes less than 20 ft, proper
fire safety construction measures should be implemented in accordance
with building codes and Plainfield Fire Protection District
requirements.
Staff recommends approval of the annexation agreement for Clark Oil
and Refining Corporation and establishment of B-4 zoning subject to
the following stipulation: Fire walls or other safety measures be
provided along building sides not greater than 5 ft. from adjoining
property lines.
Discussion followed regarding a fire wall should there be any
construction in the future. Ed Schrader recommended a 4 hour rated
fire wall.
The Board discussed adding language to the annexation agreement to
waive variances for setback requirements to the rear lot line.
Ms. Tone Mueller, resident, stated there is a great hazard at the side
entrance to this station. The entrance is next to the stop sign,at
this corner. People coming off of Route 30 turn into this entrance
which is a hazard to anyone at the stop sign on McClellan. There have
been accidents. Ms. Mueller also stated she would like to see some
buffering around the station if they remodel.
Mr. Waldock stated if any remodeling is done they would be subject to
the Village's site plan review ordinance which requires buffering.
Ingress and egress would also be addressed.
J. Sobkoviak moved to recommend to the Village Board that they approve
the Annexation Agreement and establishment of B-4 zoning along with
the stipulation that if any remodeling is done, a 4 hour rated fire
wall be provided along building lines not greater than 5 feet from
adjoining property lines. Seconded by W. Schempf. Vote by roll call.
Bayer, yes; Mentzer, yes; Anderson, yes; Schempf, yes; Sobkoviak, yes;
Krippel, yes; Simmons, yes. 7 yes, 0 no. Motion carried.
PLAINFIELD PLAN COMMISSION
April 17, 1990
Page Five
Case No. 260-323902 - Car Collection, Inc. Ted Bensen, Owner.
Requesting rezoning from Residence A to B-4 Highway Business District
to accommodate an existing auto dealership use.
Location: 23227 W. Lincoln Highway.
The subject site is located down the street and slightly to the
north from the Clark Oil property. There is B-4 zoning to the north,
south and east. Various single-family residences are to the west.
Staff's recommendation is for approval of the rezoning from
Residence A to B-4, Highway Business District as requested.
The subject site was annexed in April of 1989. No annexation agreement
was reached with the previous owner at that time. Subsequently,
the property has changed ownership and a request has been made to
establish a B-4 zoning designation to accommodate the existing auto
sales use.
J. Anderson asked if a stipulation can be added for provision for
buffering between the business and residential homes to the rear.
Several adjoining landowners were present and expressed concern about
drainage. Some of their yards are about 6 feet below.the subject
property. Water sits now at the end of the blacktop area. Residents
are concerned if the business adds to their parking lot that the water
would then run into their yards. The residents asked that the water
problem be taken into consideration.
Mr. Waldock stated that if any future improvements are done, they
would be subject to Village ordinances, and these concerns would then
be taken into consideration.
J. Anderson moved to recommend to the Village Board that they approve
the rezoning for Car Collection from Residence A to B-4 as presented
with the recommendation that we ask for the cooperation in buffering and
landscaping if any future improvements are made to this site. Seconded
by M. Krippel. Vote by roll call.
Bayer, yes; Mentzer, yes; Anderson, yes; Schempf, yes; Sobkoviak, yes;
Krippel, yes; Simmons, yes. 7 yes, 0 no. Motion carried.
There was informal discussion regarding a letter received from
Debra Olsen proposing to the Village Board and Plan Commission that
a Historic Preservation Committee be formed to work with the Plan
Commission on site plan review for the three block business district.
This could possibly be similar to the sign review process.
PLAINFIELD PLAN COMMISSION
April 17, 1990
Page Six
Ms. Olsen stated there is no control as to what is being done to
the buildings. She feels there should be some control to keep the
historic look in the downtown area.
In discussion, the Board agreed they
but feel they could not legally have
their buildings. It was suggested a
committee and when a building permit
recommend or encourage the applicant
Building Department could have a pot
preservation of the downtown area.
would like to see this done
control over what people do to
group of volunteers form a
is applied for, the Village could
talk to this committee. The
icy of encouraging historic
The Board agreed some criteria should be set up and attached to
building permit applications. Also, a meeting should be set up
between the Building Inspector and Debra Olsen to discuss this.
The Village Board should be informed of this also.
Adjourn: 8:55 p.m.
Kay JaniaOS retary
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