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HomeMy Public PortalAbout1990-05-01 PC minutesPLAINFIELD PLAN COMMISSION DATE: May 1, 1990 AT: Village Hall COMMISSIONERS PRESENT: Chairman Simmons, Vice-Chairman Sobkoviak, W. Schempf, M. Krippel. EX-OFFICIO PRESENT: L. Kelly, M. Gehrke, D. Norris, E. Schrader, Fire District. ALSO PRESENT: P. J. Waldock, Village Planner J. Djerf, Village Engineer K. Jania, Secretary Chairman Simmons called the meeting to order at 7:30 p.m. Roll call was taken. H. Bayer, R. Mentzer, G. Krahn, J. Wilson, and D. Neir were absent. There being no additions or corrections, Chairman Simmons declared the minutes of the April 3, 1990 meeting approved as presented. Case No. 246'11789PP - Arbor of Plainfield Preliminary Plat for Arbor Place Location: South of Renwick Road between Route 59 and Howard Avenue. Mr. Waldock summarized his report to the Board: The preliminary plat was originally considered by the Plan Commission in November of 1989. Since that time the plat was tabled to do further work in engineering design for the subdivision. The plat proposes 184 single-family lots and two large outlots totaling 11 acres between the two. Specific matters that will be concentrated on at this hearing will be drainage, street layouts, sewer and water locations, storm sewer routing, sump pump connections, street lights, hydrant locations, street pavement widths and locations, curb and gutter, and sidewalks. The subject site is 89.9 acres. Two streets are extended south from Renwick Road. Three cross streets (Feeney, Reuben and Ewing) are intended to extend into adjacent parcels as extensions of existing streets. Developer will discuss phasing of the development. Storm detention ponds are going to be included on the north side of Feeney. Two are ponds; one (to the east) is a dry basin. The subdivision plat meets Village ordinance requirements for minimum frontage and lot area. All lots are 12,000 square feet or greater in area. There are three cul-de-sacs located in the southern portion of the project. The project also calls for a lift station to service the sanitary sewer connections. In staff's review, it is suggested that a "no access" easement be provided along the Renwick Road right-of-way line. A berm and landscape screening would be useful to soften the Renwick Road impact Plainfield Plan Commission May 1, 1990 Page Two on adjacent homesites. The lift station should be shared with the project to the east, and should be installed by the first developer of the two subdivisions beginning construction and then the adjoining subdivision can participate in the cost. Staff recommends approval of the Preliminary Plat for Arbor Place subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Provision of adequate park and school district donations as required by ordinance and is approved by each agency. 3. Loop Dunham Court to connect with Adams Court. 4. Compliance with Plainfield Fire Protection District requirements. 5. Plat should be revised to include lot dimensions. 6. Storm systems should be revised to access all lots for sump pump connections. 7. If A-2 zoning is approved for the 9 acres along the west Arbor Drive should be built to a 371 pavement width. 8. Provide a "no access" easement along Renwick Road. 9. Provide a berm and landscape screening along Renwick Road. 10. Share lift station with Renwick Pointe Subdivision. John Djerf, Village Engineer, reported on his review of the Preliminary Plat with his letter dated May 1, 1990 regarding sanitary sewer, storm sewers, and streets. His report states approval of the preliminary plat is for concept only and not for specific grades indicated on the grading plan sheets I and 2. The concept is acceptable but he reserves approval until final drawings are presented at which time minor adjustment may be desirable. Howard Koop, developer, stated they have done significant engineering and have complied with all codes of the Village. As far as berming of Renwick Road is concerned, they have no problem with that. They have no problem with sharing the lift station with the adjoining developer. Have increased cul-de-sac radius to 120 feet so that vehicles can get in and out. Briefly discussed phasing of the development. Mr. Koop also stated he has no problem with the Planner's stipulations except for cul-de-sacs. He has met with the Fire District regarding the cul-de-sacs and fire vehicles. Further discussion is needed regarding cul-de-sacs. Plainfield Plan Commission May 1, 1990 Page Three There was some discussion regarding a stub street to the south and Commonwealth Edison's easement. Chairman Simmons stated the developer might talk to Com. Ed before putting in a stub street. Many surrounding landowners were present and expressed their concerns regarding drainage and increased traffic. The residents stated there is no natural absorption of water on this site. They also stated the area is not farmed because of the water. John Djerf, Village Engineer, described all the flood plain areas. Chairman Simmons said he would like to see a report from the developer's engineers on the south side of the site to see if a ditch needs to be opened, etc. Mr. Koop stated he feels he has confronted the storm drainage - kept everything away from the east property and confined it. We have released at a rate of 50% less than the allowable rate. His engineers have done extensive studies on this. A long discussion followed regarding flooding, flow of water, and detention ponds. M. Krippel stated that he feels in the long run, the water problems will be alleviated through continued development where we get subdivisions continuing down toward the DuPage River, and stormwater drainage is-going to improve each time a new subdivision is developed. Eventually you will be to that discharge point and you will get a good release and the flooding problem will be alleviated. In the meantime, we are trying to prevent any additional flooding occuring in the neighborhood. The developers seem to indicate that they are containing some of it and actually reducing the discharge rate by 50%. J. Sobkoviak moved to recommend to the Village Board approval of the Preliminary Plat for Arbor Place with the stipulations outlined by the Planner, deleting No. 3 (the looping of Dunham Ct. with Adams Ct.), but leave in looping of the water line; and with an addition of investigation of running a stub street in the southwest corner of the development. Seconded by W. Schempf. Vote by roll call. Krippel, yes; Sobkoviak, yes; Schempf, yes; Simmons, yes. 4 yes, 0 no. Motion carried. Case No. 263-469OPP - Richard Searls Preliminary Plat for Renwick Pointe Estates Location: The southwest corner of Renwick.at Howard Avenue along the west side of Howard from Renwick to Feeney. Plainfield Plan Commission May 1, 1990 Page Four Mr. Waldock summarized his report to the Board: The subject site is about 28 acres in area and is vacant farmland at this point. The north 300 feet of the subject site is presently within the Village limits. The south portion has not been annexed at this time, but must be annexed prior to final platting. This site is subject to an annexation agreement calling for Residence A Single- Family zoning. The applicants are proposing to construct a single- family subdivision establishing 62 single - family homesites. Howard and Feeney Avenues are to be improved to collector street status (37' of pavement and 80' of right -of -way). Rueben Street is to be extended (at 66' right -of -way), and Orchard Street (also at 66' right -of -way) is also proposed to run parallel to Renwick Road. Lot area ranges from 12,000 sq. ft. to 18,000 sq. ft. Average lot area is 15,288 sq. ft. All lots meet ordinance requirements for area and width. Lots along Renwick are double fronted and will access Orchard Drive. Storm detention is proposed for the rear yard area of Block 1, Lots 5 through 10, and 23 through 28. This dry basin design has an area of'1.4 acres and is proposed to release to the south. Mr. Waldock discussed key issues of storm water management and utility design related to this development. Storm water detention area appeas appropriately located in terms of topography. Storm water storage should be large enough to allow a very slow release to the downstream water course. Release rates should be very slow in order to avoid overburdening the existing downstream water course. Utility designs call for a lift station and forced main. A single lift station should be designed and located to serve both Renwick Pointe and Arbor Place. Sanitary sewer lines should be relocated to Howard Avenue. A line is proposed for Dan O'Connell and will serve the lots on the west. Also suggested is a "no access" easement be provided along the Renwick Road right -of -way line. Berm and landscape screening would soften the Renwick Road impact on adjacent homesites. The plans make no mention of sidewalks. A street cross section for Orchard and Rueben is not shown on the plat. This should be added at a design acceptable to the Village Engineer. Plainfield Plan Commission May 1, 1990 Page Five Staff recommends approval of the Preliminary Plat for Renwick Pointe subject to the following stipulations: 1. Provide cross sections for minor streets (Rueben and Orchard). 2. Relocate sanitary sewer mains to street right-of-ways. 3. Share lift station with Arbor Place development. 4. Provide parkway trees in accordance with Village ordinance. 5. Provide sump pump connections as required by Village ordinance. 6. Provide sidewalks as required by Village ordinance. 7. Provide street lights as required by Village ordinance. 8. Provide water main and hydrants as required by Village ordinance. 9. Oversize the storm detention area to allow for a reduction in release rates. 10. Comply with Village Engineer and Plainfield Fire Protection District requirements. 11. Provide a "no access" easement along Renwick Road. 12. Provide a berm and landscape plantings along Renwick Road to buffer the rear yard areas. John Djerf, Village Engineer, summarized his review of the preliminary plat with his report dated May 1, 1990. His report discusses the water system, sanitary sewer system, storm sewers, and streets. Also, since the western tier of lots for this subdivision depends on access and utilities to be constructed on Dan O'Connell Drive by the developer, no final plat should be approved involving lots 5 - 14 in Block 1, and lots 5-15 in Block 2 until these improvements are secured or arrangements made by the developer for construction of improvements for access and utilities. Ed Schrader, Fire District Inspector, referred to his letter of April 16, 19.90 stating at this stage the Fire District has no objection to the development, but would like to see the engineering on the fire hydrants and water main. Water main size, hydrant spacing and internal grid system of mains is the main concern of the Fire District. Plainfield Plan Commission May 1, 1990 Page Six Don Wilson, Attorney for developer Richard Searls stated they have reviewed the list of stipulations given to them by the Planner, and the developer will comply with all of them. Mr. Djerf's recommendations and the Planner's stipulations will be given to the developer's engineers and will be incorporated into the Preliminary Plat before the Village Board meeting. Many surrounding landowners were present and stated they are very concerned about the drainage in the area. Attorney Wilson stated the flow of water will be curtailed into the ditch with this new development. J. Sobkoviak commented on the Fire District's letter about street alignment. The preliminary plat shows Feeney and Rueben not lined up. Attorney Wilson stated this will be corrected. John Peterson, Attorney representing Mr. and Mrs. Mueller asked why there are no setbacks shown on four lots. Mr. Waldock stated it probably is just a simple omission. Mr. Peterson also asked Mr. Waldock to describe the berms. M. Krippel moved to recommend to the Village Board approval of the preliminary plat of Renwick Pointe Estates with the stipulations outlined by the Planner as well as the Village Engineer and the concerns of the Fire District. Seconded by J. Sobkoviak. Vote by roll call. Schempf, yes; Sobkoviak, yes; Krippel, yes; Simmons, yes. 4 yes, 0 no. Motion carried. Informal discussion on a request for zoning clarification from Robert E. Lee Building Company, Inc. regarding mini warehouse/self- storage facilities in the B-4 zoning district. Mr. Waldock reported Mr. Joseph Wisniewski of Robert E. Lee Building Company is requesting an interpretation or clarification that self- service storage facility, mini warehouse type of use would be an allowable use in the B-4 zoning district. The subject site he has in mind is along Route 30, the south side of Lily Cache Creek on property owned by Koren Motors at this time. Our ordinance does not expressly mention self-storage facilities. Ed Schrader of the Fire District commented they would be concerned with the site plan and construction. They should be self-contained units so fire cannot pass to other units. After discussion, it was the consensus of the Board mini warehouse/ self-storage is allowable in the B-4 district. Plainfield Plan Commission May 1, 1990 Page Seven J. Sobkoviak moved to recommend to the Village Board that a clarification be made to include public storage facilities and mini warehouse facilities in the B-4 zoning classification. Seconded by W. Schempf. Vote by roll call. Krippel, yes; Sobkoviak, yes; Schempf, yes; Simmons, yes. 4 yes, 0 no. Motion carried. Adjourn: 9:20 p.m. Kay Janid,(-,Secretary r -.+ AAC . - Would everyone attending this Plan Commission meeting 511,.L6, please sign this sheet for our official records.' 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