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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