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
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