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
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