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HomeMy Public PortalAbout1989-05-16 PC minutesPLAINFIELD PLAN COMMISSION DATE: May 16, 1989 AT: Village Hall COMMISSIONERS PRESENT: Chairman Simmons, J. Sobkoviak, H. Bayer, J. Anderson, W. Schempf, M. Krippel. EX- OFFICIO PRESENT: D. Norris, M. Gehrke, J. Krupowicz, G. Krahn, E. Schrader, Fire District Representative. ALSO PRESENT: Peter J. Waldock, Village Planner K. Jania, Secretary Chairman Simmons called the meeting to order at 7:30 p.m. Roll call was taken. R. Mentzer, L. Kelly, J. Eichelberger, J. Wilson were absent. County Case - Phase Three Associates requesting County rezoning from A -1, Agricultural to I -1, Industrial on 64.629 acres and R -2A, Single- Family Residential on 39.955 acres. Location: Along the east side of Route 59, South of Wolf Creek Industrial Park II in Wheatland Township. This case was first considered by the Plan Commission on April 18, 1989. The subject site is approximately 100 acres and adjacent to existing Industrial Park and an existing single- family residential subdivision. The site is within a mile and a half of the Village jurisdiction. Developers have amended their request to address the concerns of the adjacent residential landowners. The single- family residential zoning area has been expanded to increase the buffer area around the existing residential subdivision. The request no longer includes commercial zoning. The entire industrial area is now requested for I -1 which is consistent with the industrial zoning in Wolf Creek Unit II. Lot area averages 40,000 square feet for minimum with larger lots along Route 59. No direct access to Route 59 is proposed. All lots along Route 59 will access from Rhea Drive. The plan proposes construction of 31 single - family residential parcels. In view of the new proposal and in conjunction with the Village's Comprehensive Plan, the proposal is a step in the right direction. The Comprehensive Plan for that area shows low density residential development. The Plan does not take into account the existing industrial uses to the north. This new proposal addresses some of the concerns heard at the original hearing and that was to create a little bit larger buffer area for the area between the existing and proposed industrial and the existing residential. This plan now provides for single - family parcels completely surrounding the existing residential lots now in Wolf Creek. PLAINFIELD PLAN COMMISSION May 16, 1989 Page Two Wheatland Township has not heard this case a second time. They have been informed of the proposed changes. Angelo Kleronomos and Robert Soho, developers of this development were present. Mr. Kleronomos stated that they have taken into consider all of the objections and comments that were made at the previous meeting. In redoing the plan, they have almost doubled the residential portion of the development. Regarding the concern that the I -2 use would be too intense or have problems with outside storage, they have reverted to an I -1 use which is a lighter use and more consistent with the uses to the north. The commercial zoning was taken out. Another concern was about the drainage basins along the Normantown Creek. They have created dry detention storage areas rather than having any wet ponds, thereby eliminating any hazard to children or maintenance problems in terms of mosquitoes or wet areas. They have maintained a 50 foot wide berm between what is the proposed residential and industrial development. Increased the size of the residential lots. The lots in the industrial park are all over 40,000 foot or larger. Another concern was water usage. They have eliminated their proposed centrla deep well and will go on individual wells as are consistent to the developments to the north and residential area. Another concern was the configuration of Andrew Road. A stub street extension to the west (from the residential area) and the potential continuation of the north -south residential street will provide for construction of secondary access roads to serve the site. Mr. Kleronomos asked that the Board reconsider the rejection of the more intense use in the original plan and find that this plan is more consistent and does conform to existing uses. Mr. James Brady, Attorney for`�Ehe Wolf Creek Homeowners Association was present and stated some of the concerns of the homeowners. He discussed the Village's Comprehensive Plan. The homeowners feel - that the Board should recommend low density residential to the County in keeping with the Plan. They feel if you do not follow the Comprehensive Plan development will be piecemeal. They request that the Board follow the Comprehensive Plan and deny the request and send a formal objection to the County. Several adjoining residents were present and expressed their concerns: They feel their concerns are not met with this new plan. They are concerned with the industrial zoning, entrances to the site, buffering, lighting from the industrial area, environmental questions related to industrial zoning, and what this will do to the value of their homes. PLAINFIELD PLAN COMMISSION May 16, 1989 Page Three The residents also objected to the fact that they were not notified by Wheatland Township of the meeting at which this case was heard. M. Krippel moved to sustain the Plan Commission's original recommendation to the Village Board to file a formal objection to the County Rezoning request of Phase Three Associates from A -1 to I -1 on 64.629 acres and R -2A Single - Family Residential on 39.955 acres. Vote by roll call. Bayer, yes; Anderson, yes; Schempf, yes; Sobkoviak, no; Krippel, yes; Simmons, yes. 5 yes, 1 no. Motion carried. Case No. 219- 42789PP River Ridge Estates requesting Preliminary Plat review for an 87 -lot single- family subdivision. Location: Along the west side of Naperville - Plainfield Road south of 135th Street. Mr. Waldock reported the developers propose a single- family residential subdivision of 87 lots to include Village sewer and water. A park site of 1.57 acres is provided in the northwest portion of the property. Common access to the river is provided for owners of Lots 5 -24 fronting on the DuPage River. A 23 -acre outlot is shown in the southern portion of the site. Minimum lot size will be 12,000 square feet. Streets are designed to a width of 66 feet. No cul -de -sacs are proposed. The subdivision is in substantial compliance with the Village zoning ordinance and regulations. The Village Engineer's letter dated May 11, 1989 points out several areas that should be addressed by the developer relating to easements and street trees. Mr. Bob Rogina, Engineer, representing the applicant was present. He pointed out the storm water detention area, park site adjacent to 135th Street, two points of access, one off of Naperville - Plainfield Road and a seocndary access off of 135th Street. Mr. Rogina stated they have no problem with the comments in the Village Engineer's letter. Mr. Rogina discussed one change regarding Lots 5 -24. The previous plat provided that these lots facing "B" Street would own all the way to the river with a common access easement across the back side of those lots taking into account the proposed pond area and floodway. The feeling was this area would be for the benefit of those lots. The developers would now like to look at the possibility of taking the floodway area and making it a common area for the benefit of all of the lots in the subdivision. Mr. Waldock commented that the Village's Comprehensive plan calls for a large amount of green area to be provided (open space) along the DuPage River corridor. The preliminary plat addresses this issue by provision of Outlot B as a common open space. The park site is also along the river and would tend to address the Comprehensive Plan open space requirement. PLAINFIELD PLAN COMMISSION May 16, 1989 Page Four The Park District has approached the developer regarding a park trail along the River. The developers were receptive to a public park trail (via easement) along the banks of the river to be granted at such time as the site becomes linked to a trail on adjacent properties upstream or downstream. The developers will make land donation and cash contribution in accordance with ordinance requirements. Mr. Rogina stated the homeowners association will be responsible for the maintenance of the open area. One adjoining landowner questioned why the need for the lakes. Mr. Rogina stated is is more for aesthetic consideration. The homeowner said his own feeling was there is no need for those lakes. He is also concerned about the road coming out on 135th Street. He feels this would create a serious problem for traffic coming in and out of the subdivision as it would be a blind point because of the dip in the road. E. Schrader, Fire District representative stated the Fire Department would like to have access to these open areas in case of drownings, etc. Also asked that the Fire Department be notified where the fire hydrants will be on Naperville Road. W. Schempf moved to recommend to the Village Board to approve the Preliminary Plat for River Ridge Estates with the following stipulations: 1. Compliance items addressed in John Djerf's letter dated May 11, 1989. 2. Provision for private ownership and maintenance of the storm water detention area. 3. Provision of park lands and /or public trail easements in accordance with Village ordinances and Plainfield Park District approvals. 4. The provision of an outlot to approximate the present floodway boundary of the DuPage River through the site. 5. The provision of future trail easement along the DuPage River to be provided at a time when this site becomes contiguous -to continue links in a regional trail system subject to the provisions of law to achieve that goal. Seconded by J. Sobkoviak. Vote by roll call. Bayer, yes; Anderson, yes; Schempf, yes; Sobkoviak, yes; Krippel, yes; Simmons, yes. 5 yes, 0 no. Motion carried. PLAINFIELD PLAN COMMISSION May 16, 1989 Page Five Informal discussion of a subdivision proposal by the Spartan Group located along the south side of Renwick Road between Peerless Subdivision and Route 59. Mr. Waldock briefly reported the subject site is proposed for a single- family subdivision with 12,000 square foot lots, 192 lots and several townhouse sites as well. Representatives of the Spartan Group were present to explain the proposed development. Discussed the surrounding zoning and will create a buffer between the residential and business zoning. There will be two entrances into the area. Discussed detention areas. Developers are aware of park donation requirements. The plan has some cul -de -sacs and the developer stated he will conform to Fire Department regulations regarding size. A long discussion followed regarding surrounding zoning. Developer stated they have attempted to contact Orva Spires, one of the adjoining landowners, but have failed to do so at this time regarding her property and zoning. Developer stated they are still trying to contact her. It was the consensus of the Board that the developer continue to try to located Mrs. Spires; to draw up some concept sketches; also to give these sketches to the Fire District for their review. Case No. 218 - 516892 Text Amendment. Establishment of regulation of conditional uses in all zoning districts Village -wide. There was a brief discussion regarding this proposed amendment. The Board agreed to table this case to the next meeting. Adjourn: 9:50 p.m. Kay Jan a, ecretary logo NIF"'MLAAACE 01r 1PLAq6XZ4FqXELX) 14CC DIVISION ST PLAINFIELC, IL 6C544 PHONE §15•434•7093 Would everyone attending this Plan Commission meeting please sign this sheet for our official records. N tum L 7-7 ADDRESS 6 ' 4, 75 () P "�� , �� " N/ ,fin j /o �A / —Pe" ji N' A, IAL REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH Would everyone attending this Plan Commission meeting J-/M/292 please sign this sheet for our official records. 14 AM L ADD RLSS REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH .� �11L -P )Wl, ADDRE'SS REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH