HomeMy Public PortalAbout1989-04-18 PC minutesPLAINFIELD PLAN COMMISSION
DATE: April 18, 1989 AT: Village Hall
COMMISSIONERS PRESENT: Chairman Simmons, R. Mentzer, H. Bayer,
W. Schempf, J. Sobkoviak, M. Krippel,
EX- OFFICIO PRESENT: L. Kelly, M. Gehrke, D. Norris,
E. Schrader, Fire District Rep.,
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. J. Anderson, R. Russ, J. Eichelberger, G. Krahn, and
J. Wilson were absent.
Chairman Simmons declared the minutes of the April 4, 1989 meeting
approved with the following corrections: Page 2, second paragraph -
delete the word "masonry "; and Page 3, fourth paragraph -
typographical error, "is" should be "his ".
Case No. 208- 3989AZ Public Hearing for Annexation and Establishment
of B -4, Highway Business District zoning for the Kelly Automotive
site, 23309 W. Lincoln Highway.
Case No. 212- 31789AZ Public Hearing for Annexation and Establishment
of B -4, Highway Business District zoning for the Jacobs Oldsmobile -
Chevrolet site, 23205 W. Lincoln Highway.
Case No. 216- 31789AZ Public Hearing for Annexation and Establishment
of B -3, Business District and B -4 Highway Business District zoning
for the Sehring - Harshbarger property located east of Route 30,
south of Renwick and west of McClellan Avenue.
Mr. Waldock summarized his report to the Board which combined the
three cases.
The Kelly site is Parcel 35 and 36; Sehring- Harshbarger is Lot 32, a
24 -acre site that is vacant; and Jacobs Oldsmobile Lots 41, 42, and 43.
The Kelly and Jacobs sites are proposing B -4 Highway Business zoning.
Both sites are partially developed at this time. There are no major
issues related to the Kelly annexation agreement. The zoning is
requested to accommodate the existing use. Also, the annexation
agreement would recognize the existing land uses at the property and
allow them to continue in the future. The agreement also provides
for one sewer and water tap -on - waiving the fee for such tap -on.
PLAINFIELD PLAN COMMISSION
April 18, 1989
Page Two
The Jacobs annexation agreement is similar in that it also recognizes
the existing land use which is an automobile dealer with associated
repair facilities. The agreement is worded so that future development
would be subject to site plan review ordinance if and when it is
approved by the Village.
The Sehring - Harshbarger property is a 24 -acre site, vacant at the
present time. Present land use is agricultural. Land use proposal on
this site is a split of two different types of commercial developments.
The west 10 acres located along a line 457 feet east of Route 30 and
parallel to Route 30 would be proposed for B -4 zoning. The remainder
of the site about 14 acres is proposed for B -3. Subdivision of the
site is ultimately proposed. There is no specific land use
development proposed for the site at this time. Five tap -on fees are
provided for in the annexation agreement to accommodate the large
size of parcel in comparison to some of the other parcels on the
Rout 30 annexation area.
Concerns have been raised from adjacent property owners in the
Lily Cache Subdivision regarding traffic and impact from the commercial
uses onto their single- family residential area. To accommodate this,
the developers have agreed to prohibit access onto McClellan. They
would access the central portion of their 24 -acre site via the
extension of a cul -de -sac which would access onto Renwick Road and
commercial properties would then front onto the cul -de -sac with access
at that point.
Also, screening and landscaping would be provided along the east
property line of the site to accommodate a buffer and to facilitate
a reduced impact of the uses between the two facilities.
The annexation agreement for this property is worded so that more
restrictive ordinances in the future would apply, specifically the
site plan review ordinance.
The Comprehensive Plan does project commercial land uses approximately
for the area designated for B -4 by the Sehring - Harshbarger proposal.
The B -3 portion is designated by the Comprehensive Plan as moderate
density residential development.
Mr. Waldock stated we have received a letter signed by many property
owners in the Lily Cache Subdivision. Also received a letter
regarding the conservation of the Lake Renwick area - concerned about
the impact that this type of zoning and ultimate development may have
on Lake Renwick.
Many of the adjoining landowners were present and expressed their
concerns: They could live with the B -4, but do not like the B -3;
what the impact will be to Lake Renwick; landscaping barrier should
be done before any construction started (referenced Rod Baker - no
barrier and bright lights); concerned about what type of businesses
PLAINFIELD PLAN COMMISSION
April 18, 1989
Page Three
can go in B -3; increased traffic on McClellan; McClellan is a very
narrow street - who will pay for widening and curb and gutter.
Mr. Waldock was directed to talk to Rod Baker regarding the
barrier and lights. Also, regarding the street, the developer
is generally required to upgrade the street to meet Village standards.
M. Krippel stated the Comprehenive Plan designation is moderate
density residential i.e. multi - family which is generally not too
popular with adjacent landowners. But feels there is a need for
that type of housing in the community. How would we justify casting
aside that designation. He stated he would tend to support the
Comprehensive Plan designation. R. Mentzer agreed.
H. Bayer stated he could live with business zoning along Rt. 30, but
agrees there should be a spot there for residential. Mr. Bayer
suggested B -4 and A -1 for zoning.
Mr. Waldock stated he received a phone call from an attorney
representing the Department of Conservation saying that they would
be interested in reviewing specific development plans for the site.
Mr. Troka, Attorney, for applicant stated he feels B -3 may be of a
lesser impact than residential. Also, they will provide whatever
protective barrier is requested along McClellan. He stated they
are only in the zoning stage and that there are no development plans
at this time.
M. Krippel moved to recommend to the Village Board that we allow
B -4 zoning along the Route 30 Sehring - Harshbarger parcel and in
keeping with the Comprehensive Plan designation an A -2 for the
remainder of the parcel which would allow a moderate density
residential. Seocnded by R. Menter. Vote by roll call.
Mentzer, yes; Bayer, yes; Schemp, yes; Sobkoviak, yes; Krippel, yes;
Simmons, yes. 6 yes, 0 no. Motion carried.
J. Sobkoviak moved to recommend to the Village Board approval of the
Annexation Agreement per the Planner's recommendation of the
Kelly /Conroy parcel and the Jacobs Oldsmobile- Chevrolet parcel.
Seconded by W. Schempf. Vote by roll call.
Mentzer, yes; Bayer, yes; Schempf, yes; Sobkoviak, yes; Krippel, yes;
Simmons, yes. 6 yes, 0 no. Motion carried.
8:40 p.m. (A short recess was taken.)
PLAINFIELD PLAN COMMISSION
April 18, 1989
Page Four
Chairman Simmons reconvened the meeting at 8:48 p.m.
County Case - Phase Three Associates
Requesting County rezoning from A -1, Agricultural to I -2, Industrial
on 40 acres; C -4, Commercial on 19 acres; and R -2A, Single- Family
Residential on 16 acres located along Route 59 south of Wolf Creek
Unit 2 near 119th Street in Wheatland Township.
Mr. Waldock summarized his report to the Board: The subject site
is located along Route 59 south of the Wolf Creek Industrial Park.
The property is within a mile- and -a -half of the Village's boundaries.
Requested is three different types of zoning - Commercial on 19 -acre
commercial tract along Rt. 59, 39 Industrial lots with a minimum
acreage of 40,000 square feet each, and 20 single- family residential
zoning on the eastern portion of the site.
The proposal calls for connections between adjacent land uses.
There is no direct linkage proposed in terms of streets between the
single- family portion and the industrial portion. The residential
portion would be accommodated with the extension of an unnamed street
which would extend from Andrew Road. The proposal calls for landscape
berming along the property line diving industrial uses from residential
uses to the east. The creek is proposed for storm water management.
There will be a ball diamond, picnic area and park provided for public
use. There will be a slight relocation of the Norman Drain.
The Comprehensive Plan calls for low density residential development
on the subject site, but the Plan does not recognize the existing
industrial uses to the north and the commercial uses further north on
119th. This is seen to be an error on the part of the consulting firm's
preparation of the Plan.
Staff recommends that this project is compatible with existing land
uses, and buffering be upgraded between the industrial and single -
family, that the area be highly landscaped and screened to provide an
adequate buffer between the two different land uses.
Attorney Leevy representing the developer stated they were before
the Wheatland Township Plan Commission and received approval of this
proposed development. He stated that in developing this plan they
tried to conform this development to the surrounding land uses, to buffer
the existing residential with single- family residential so the
adjoining landowners would not bear the burden of abutting any
industrial or commercial uses. The industrial use is compatible with
the existing Wolf Creek Phase II and that the commercial use is
compatible with the development on Route 59.
PLAINFIELD PLAN COMMISSION
April 18, 1989
Page Five
Many of the adjoining landowners were present and expressed their
concerns. Their attorney, Dan Quigley, was present also stating
some of the concerns: The County Comprehensive Plan for the area calls
for this to be an office complex along Route 59. Do not feel this
subdivision proposal is compatible as the applicant is requesting
an I -2 zoning for the site which is more intense than I -1. Also,
concerned on the residential and the buffering. Objection is that
they feel the R -2A should be moved further over so that you get a
better buffer. All access to the residential area through the park
comes down to the adjoining landowners subdivision. This would
increase traffic. Also, who will maintain the park and police it.
This is also flood plain area. Another concern is what type of
houses will be built there. They do not want devaluation of the
existing properties. Mr. Quigley stated they feel the proposal is
not compatible with the existing area. Residential should be expanded
and industrial lessened.
There was some discussion regarding the deep well for the proposed --
development.
E. Schrader, Fire District representative, stated they have no
objection to the rezoning, but that the Fire District requires
two means of access to properties. There is only one to the commercial
and one to the residential.
R. Mentzer suggested that we do not encourage additional industrial
growth in areas that are not identified for industrial under our
land use plan.
H. Bayer moved to recommend to the Village Board they object to
the rezoning request in light of all the concerns of the people
involved and that the public hearing at the Wheatland Township Plan
Commission was not well publicized wherein the adjoining landowners
were not able to be represented. Seconded by J. Sobkoviak.
Vote by roll call. Mentzer, yes; Bayer, yes; Schempf, yes;
Sobkoviak, yes; Krippel, yes; Simmons, yes. 6 yes, 0 no.
Motion carried.
Case No. 211- 3989AZ Public Hearing for Annexation and Establishment
of B -3, Highway Business District zoning on approximately 20 acres
and Residential A, Single - Family District zoning on approximately 40
acres for the Chaplin Family Farm located at the corner of 135th
and Route 59.
PLAINFIELD PLAN COMMISSION
April 18, 1989
Page Six
Mr. Waldock summarized his report to the Board. Subject site
is a 60 -acre parcel proposed for annexation located at the
intersection of 135th and Route 59 and located in Wheatland
Township. The site is known as the Chaplin Family Farm.
Land use proposals in conjunction with the annexation of this site
include a site of approximately 20 acres devoted for B -3 commercial
uses with remainder of the site to be provided for Single- Family
Residential development in accordance with Residance A zoning
classification. Unique features of the site include an existing
radio tower which has a 10 -year lease and will remain after the
development of this particular land project.
The annexation agreement proposes to acquire contiguity to the
Village through annexation of a 300 -foot southern portion of the
Bronk Farm as well as the 300 -foot portion of the adjacent farm to
the west of Bronk which is the Pilcher Farm. That would provide
contiguity along the existing vacant property known as the Moser
property.
The Comprehensive Plan calls for low density residential development
on this site with commercial development on the southeast corner
of this intersection.
Other details of the plan call for six separate outlots from the
core development area of the commercial. On the larger portion is
a shopping center of approximately 123,000 square feet. The
perimeter lots are approximately one acre each. B -3 zoning is
proposed which would not accommodate drive - through restaurants.
There is a recapture segment in the annexation agreement which would
relate to the extension of sewer and water mains which would be
oversized to serve this parcel and surrounding territory. The
recapture agreement would cover such details as a stoplight at the
135th and Route 59 intersection, and road improvements to Route 59
and 135th.
Staff's recommendation is for approval of the annexation of the
property as proposed and the establishment of B -3 zoning in
accordance with an associated annexation agreement.
Mr. Richard Selfridge, Attorney was present on behalf of applicant,
Plainfield Partners. He briefly discussed the proposed development
stating the tower would be removed when lease expires and would
become residential. They will work with the adjacent landowners
in routing drainage. The plan is to provide for berming to buffer
the residential from commercial. The outlots will be separately
owned and sold off.
PLAINFIELD PLAN COMMISSION
April 18, 1989
Page Seven
Mr. Wally Daum from the Wheatland Township Plan Commission was
present. He asked if the Board would postpone this hearing
until Wheatland has had a chance to review it. Mr. Selfridge
stated he will be at their next meeting.
Some adjoining landowners were present and discussed storm sewers
and drainage.
W. Schempf moved to recommend to the Board that they approve the
annexation of this property and the establishment of B -3 zoning,
and also the 300 foot strip of the Bronk Farm and the 300 foot
portion of the adjacent farm to the west of Bronk Farm.
Seconded by J. Sobkoviak. Vote by roll call.
Mentzer, yes; Bayer, yes; Schempf, yes; Sobkoviak, yes; Krippel, yes;
Simmons, yes. 6 yes, 0 no. Motion carried.
Case No. 215- 31789AZ Public Hearing for Annexation and Establishment
of B -3, Business zoning at a vacant 5 -acre site located at the
southwest intersection of Route 59 and Fort Beggs and a 1.4 acre
site at the northeast intersection of Route 59 and Robert Avenue.
Mr. Waldock summarized his report to the Board: The Parks desire
annexation of two of their properties along Route 59. Separate
annexation agreements for each parcel has been drafted to address
unique condition of the sites. Associated with this annexation
will be the provision of easements for sewer and water lines. This
will facilitate service to the Renwick Road area. The second
annexation agreement concerns the existing Park Bros. Grocery Store
site. The terms of this agreement recognizes the present land use
and provides for its continuance. Each of these sites are
contiguous to the present Village boundary.
Staff recommends approval of annexation and establishment of
B -3 zoning.
Attorney Richard Selfridge briefly discussed the easements.
J. Sobkoviak moved to recommend to the Village Board to approve the
annexation of the 5 -acre tract at the southwest corner of the
intersection of Fort Beggs Drive and Route 59, and the 1.4 acre
site at the northeast corner of Robert Avenue and Route 59 with
the establishment of B -3 zoning as proposed. Seconded by H. Bayer.
Vote by roll call. Mentzer, no; Bayer, yes; Schempf, yes;
Sobkoviak, yes; Krippel, no; Simmons, yes. 4 yes, 2 no.
Motion carried.
PLAINFIELD PLAN COMMISSION
April 18, 1989
Page Eight
Case No. 213- 31789AZ Public Hearing for Annexation and Establishment
of B -3, Business District zoning for a site located at 100 So.
Lincoln Highway.
Mr. Waldock summarized his report to the Board. The subject site
contains a vacant restaurant building and remnants of a burned down
house. The parcel is the former site of Dino's Restaurant.
Proposed after annexation is the construction of a new restaurant
with associated parking. Village sewer and water can be extended
to serve the site.
Key features include B -3 zoning, cost recapture for oversizing
water and /or sanitary sewer lines, and land use approval for a new
restaurant with liquor license.
The Comprehensive Plan shows this area as existing commercial.
B -3 is compatible. No major issues with this project.
Owner would have to apply for a liquor license.
There was a short discussion regarding water and sewer mains and
seating capacity of the new restaurant (170 -180 seats).
J. Sobkoviak moved to recommend to the Village Board to approve
the annexation and establishment of B -3 zoning on the subject site.
Seconded by R. Mentzer. Vote by roll call.
Mentzer, yes; Bayer, yes; Schempf, yes; Sobkoviak, yes; Krippel, yes;
Simmons, yes. 6 yes, 0 no. Motion carried.
Case No. 214- 31789AZ Public Hearing for Annexation and Establishment
of B -4, Highway Business District zoning for the Lily Cache Plaza at
the northeast intersection of Lily Cache Road and Route 30.
Mr. Waldock summarized his report to the Board. The property owners
are seeking an independent, voluntary annexation agreement.
Key features of this annexation agreement are consistent with others
along Route 30. Zoning is proposed as B -4, existing land uses are to
continue after annexation and waiver of fees for one water and
sewer tap -on is provided. Staff recommends approval.
After a short discussion, the Board had no objections.
R. Mentzer moved to recommend to the Village Board to approve the
annexation of Lily Cache Plaza and establishment of B -4, Highway
Business District zoning. Seconded by J. Sobkoviak. Vote by roll call.
Mentzer, yes; Bayer, yes; Schempf, yes; Sobkoviak, yes; Krippel, yes;
Simmons, yes. 6 yes, 0 no. Motion carried.
PLAINFIELD PLAN COMMISSION
April 18, 1989
Page Nine
Discussion followed with Mr. Wally Daum from Wheatland Township
Plan Commission regarding meetings and notification of meetings.
Adjourn: 10:45 p.m.
Kay Jani , ecretary
Would everyone attending this Plan Commission meeting
please sign this sheet for our official records.
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VXLLAq6CE OF PLA11%6X2q1rXX:LD
14CO DvGON ST PLAINFIELO, IL 60544
PHONE 615. 436-7092
Would everyone attending this Plan Commission meeting ql,�dm
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please sign this sheet for our o!'ficial records.
ADDRESS
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REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENING$.OF EACH MONTH
VXLLAtLOE OF 12LAtUMMEMID
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PHONE 815-436.7093
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Would everyone attending this Plan commission meeting
please sign this sheet for our official records.
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