HomeMy Public PortalAbout1990-05-08 PC minutesPLAINFIELD PLAN COMMISSION
DATE: May 8, 1990 AT: Village Hall
COMMISSIONERS PRESENT: Chairman Simmons, J. Sobkoviak, W. Schempf,
M. Krippel, H..Bayer, R. Mentzer,
D. Norris.
EX-OFFICIO PRESENT: R. Zimmerman, G. Krahn, D. Neir
ALSO PRESENT: P. J. Waldock, Village Planner
. K. Jania, Secretary
Chairman Simmons called the meeting to order at 7:30 p.m. Roll call
was taken. L. Kelly, M. Gehrke, J. Eichelberger were absent.
There being no additions or corrections, Chairman Simmons declared the
minutes of the April 17, 1990 meeting approved as presented.
Mr. Waldock added discussion on Clark Oil Company regarding canopy
construction and relocation of pump islands to the agenda.
Case No. 264-413902 - Arbor of Plainfield
Requesting rezoning of 11.39 acres from Residence A, Single-Family
to Residence A-2, Multi-Family.
Location: South of Renwick Road, 400 ft. west of Howard Avenue.
Mr. Waldock reported the applicants once again are requesting rezoning
of 11.39 acres along the south side of Renwick Road. The first request
was denied by the Plan Commission and Village Board in February of
1990. The subject site is vacant farmland and is surrounded by vacant
farmland in each direction.
A large number of adjacent residents (375) have expressed opposition
to this request. Concerns included drainage, single-family zoning
on each side, and the likelihood that other multi-family uses in the
area may also be requested.
The only real change in this application is the density proposed by
this development. Previously, the developer proposed 114 townhouses
and have scaled back their proposal to 88. Also, they are proposing
no more than four units per structure.
The Comprehensive Plan for this area guide.s the area for low density
residential development.
Staff feels that to have a well balanced community, choices of housing
types are necessary. It is important to have townhouses, duplexes
and single-family homes. Replacement of moderate density areas provided
by the Comprehensive Plan is a benefit to the Village.
Mr. Waldock suggested as an alternative to this request, consideration
should be made of an A-1 designation instead of the A-2 requested.
PLAINFIELD PLAN COMMISSION
May 8, 1990
Page Two
A-1 zoning allows two-family residential dwellings (or single-family
homesites). The A-1 designation may provide a transition from
single-family to potential higher uses of the Spires property.
Two-family dwellings are generally felt to be compatible with
single-family development. A-1 zoning designation may provide a
compromise between applicant and objectors.
The developers do not support the A-1 designation and prefer the A-2
which they feel better meets the needs of their development.
The rezoning area along Renwick Road does not serve as a transitional
location as well as the west perimeter site does. The A-2 zoning
along Renwick for this reason cannot be justified. Therefore, staff
feels the 1.688 acre site should remain a Residence A single-family
residential district designation.
Staff recommends approval of the rezoning of only the west 9.706
acres from Residence A to Residence A-2.
Developer Howard Koop described his proposed - development: Discussed
screening on Renwick Road. Streets are 37' pavement. Sidewalks on
both sides of the street. These townhomes are not rental units. The
units will range from 1250 sq. ft. to approximately 1700 sq. ft. and
will be two-story structures.
Conditions with regard to the Association are that everything is
maintained at the same time. Average price will be $115,000 per unit.
Each facility does pay a school fee. Discussed covenants and
restrictions - no parking of boats or RV vehicles, etc. will be allowed.
Mr. Dan Withrow presented.a petition (227 signatures) from the property
owners to the west and north of Renwick Road opposing the rezoning of
this site.
Mr. Koop explained the covenants of the Homeowners Association
regarding upkeep of exterior maintenance, assessment fees, insurance,
etc.
Attorney Robert Whitley was present representing Ione and Norm Mueller
who own property to the north and stated they oppose the proposed
zoning. The Mueller's have plans to develop their property in the
future with large single-family lots. He discussed other townhouse
developments along Route 30 that have not done well.
Talked about assessments not being paid and therefore not generating
enough money for the Association. Traffic flow would be increased
with these units. Discussed students per acre and feels 77 units would
generate more students than single-family houses. In summary,
Mr. Whitely stated the Mueller's are in opposition to this development.
They feel it is plugged in the wrong place in town, a place that cannot
accommodate the increased flow of traffic, and believe these units do
lend themselves to investor ownership.
PLAINFIELD PLAN COMMISSION
May 8, 1990
Page Three
Discussed assessments not being paid and therefore not generating
enough money for the Association. Traffic flow would be increased
with these units. Discussed students per acre and feels 77 units
would generate more students than single-family houses. In summary,
Mr. Whitley stated the Muellers are in opposition to this development.
They feel it is plugged in in the wrong place in town, a place that
that cannot accommodate the increased flow of traffic, and believe
these units do lend themselves to investor ownership.
Many of the surrounding residents were present and again expressed
their concerns regarding drainage, increased traffic flow, investor
ownership and maintenance of these units. They all expressed strong,
opposition to this development.
There was some discussion regarding the Comprehensive Plan designation
for this area.
H. Bayer moved to recommend to the Village Board that they deny the
request for rezoning of 11.39 acres from Residence A to A-2 for
Arbor of Plainfield. Seconded by R. Mentzer. Vote by roll call.
Schempf, yes; Sobkoviak, yes; Krippel, No; Bayer, yes; Mentzer, yes;
Norris, yes; Simmons, no. A'_yes,,3'no. Motion carried.
5- 1)—
J. Sobkoviak moved to recommend to the Village Board that they approve
rezoning from Residence A to A-2 of only the 9.706 acres of Arbor of
Plainfield. Seconded by M. Krippel. Vote by roll call.
Schempf, yes; Sobkoviak, yes; Krippel, yes; Bayer, no; Mentzer, yes;
Norris, no; Simmons, yes. 5 yes, no. Motion carried.
Informal discussion followed regarding Clark Oil Company's construction
and relocation of pumps.
Mr. Waldock reported, along with the sewer and water extension Clark
Oil is proposing to move their pump islands out of the easement area
away from sewer and water mains. When this is done they want to put
canopies over the pump islands.
Clark Oil has asked that their annexation agreement be modified to
approve this remodeling.
The key feature here is a 25' 6" setback from Route 30. Front yard
setbacks in the B-3 and B-4 is 30 feet. They would be into a 4'6"
variance for the overhand. The foundation structure is well beyond
the 30 feet from the right-of-way.
Mr. Waldock asked the Board to approve or reject this plan and make
a determination as to whether further hearings are necessary.
PLAINFIELD PLAN COMMISSION
MAY 8, 1990
Page Four
After discussion, it was the consensus of the Plan Commission that
this is a minor remodeling, and ask Clark Oil if they would move
their entrance north on McClellan.
Adjourn: 9:30 p.m.
Kay Jafiig,
J cretary