HomeMy Public PortalAbout1989-10-03 PC minutesPLAINFIELD PLAN COMMISSION
DATE: October 3, 1989 AT: Village Hall
COMMISSIONERS PRESENT: Chairman Simmons, Vice Chairman Sobkoviak,
H. Bayer, R. Mentzer, J. Anderson,
W. Schempf, M. Krippel.
EX- OFFICIO PRESENT: M. Gehrke, D. Norris,
E. Schrader, Fire District Representative.
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, J. Krupowicz, G. Krahn, J. Wilson were absent.
There being no corrections or additions, Chairman Simmons declared
the minutes of the September 19, 1989 meeting approved as presented.
Case No. 231- 92889FP - G.N. Development /Lakelands
Final Plat approval for Lakelands Unit One.
Location: Northeast corner of Naperville- Plainfield Road and 135th
Street in Wheatland Township.
Mr. Waldock reported to the Board on the Final Plat for Unit One of
the Lakelands Subdivision. This tract was annexed to the Village some
time last month. Unit One involves 160.369 acres with 17 cluster and
townhouse lots and 20 single - family lots. The Final Plat is in
conformance with the approved Preliminary Plat. The Final Plat meets
the conditions of the annexation agreement. The Village Engineer has
reviewed the engineering plans along with the Final Plat for the
subject site and has approached the developer with some minor corrections.
The Village Board, in reviewing the Preliminary Plat, had a concern with
some missing dimensions. A revised Preliminary Plat was presented
with the dimensions.
E. Schrader, Fire District representative, stated he thought the Board
was in agreement that the cul -de -sac sizes should be 60' radius for
pavement surfaces. The Lakelands plans only show 50'. The Fire
District ordinance requires 601.
Gerald Clark, Developer, stated the cul -de -sac sizes were agreed to
in the annexation agreement. He stated they were not trying to save
10' of pavement. The issue was that they are controlled by governmental
agencies to the amount of fill that they are allowed to put in the lake
and what they can take out. They have only so much space to work with.
Mr. Waldock stated the Village is bound by the annexation agreement.
If Mr. Clark is willing to provide additional pavement width, it is his
discretion to do so.
PLAINFIELD PLAN COMMISSION
October 3, 1989
Page Two
Mr. Waldock then checked the annexation agreement which states
cul -de -sac diameter will be 80' which would be a 40' radius.
Mr. Schrader stated the Fire Department cannot turn a fire truck
around in that area and you are giving away some fire safety element.
A question arose regarding on- street parking. Mr. Clark stated there
will be no on- street parking, except along 135th Street. All
residents will be required to have two -car garages. The driveway
setbacks will be far enough back where there should not be a problem
with on- street parking.
W. Schempf moved to recommend to the Village Board that they approve
the Final Plat for Lakelands Unit One. Seconded by J. Sobkoviak.
Vote by roll call. Bayer, yes; Mentzer, yes; Anderson, yes;
Schempf, yes; Sobkoviak, yes; Krippel, yes; Simmons, yes.
7 yes, 0 no. Motion carried.
Case No. 230- 92689SPR - Rick and Michelle Migliorini
Requesting Site plan Review for three townhouse structures including
14 units on three lots.
Location: Lots 8, 9 and 10 of Marybrook Subdivision at the corner of
Hazelcrest and Route 59.
Mr. Waldock reported that proposed with the site plan review is the
development of three structures on three parcels. The overall site
has 275' of frontage along Route 59, and 150' of frontage along
Hazelcrest. Primary access is provided off of a shared drive from
Route 59 and secondary access off of Hazelcrest. The access drives
are 16' wide. There are two parking spaces per unit, 28 parking spaces
overall. Landscaping is provided along the Route 59 frontage with
scattered plantings throughout the site.
In review a primary change suggested b
with Building A. The 5 -unit structure
4 -unit would then be facing Route 59.
building separation between the units.
separation. Would provide for each of
meet setback requirements.
staff is to swap Building B
would face Hazelcrest, the
This would provide for an increased
It would exceed the 20' building
the two separate buildings to
Parcel 9 will provide parking for all of the units. The applicants_
are working on the townhouse covenants which would preserve access
and the availability of parking spaces for the units on the south lot.
Present zoning at the site is B -3. Staff has requested that the
applicants submit a rezoning application to change the zoning
designation at the site to Residential A -4 which is appropriate for a
townhouse development. It is felt that a zoning change is appropriate
at this site in that the subject area was improved specifically for the
purpose of townhouse developments.
PLAINFIELD PLAN COMMISSION
October 3, 1989
Page Three
As the properties involved in the area of the B -3 site had progressed,
covenants were placed on those sales to require compliance with
A -4 setbacks and construction of structures which would be for
multi - family use only. Applicants will be applying for rezoning.
Mr. Waldock also stated that we are looking at rezoning all of the
ten lots, they would all be A -4. The existing townhouse owners will
be contacted to sign with the rezoning applciation. Application fees
will be waived.
Mr. Waldock also noted that the new site plan review ordinance requires
sites with over 50% hard surface area to provide storm water detention.
That would apply in the case of Parcel A. However, in review by the
Village Engineer it is determined that that would cause a hardship in
this case and overburden the development of the site since the site is
served with storm ditches and storm sewers. Because of the age of the
Marybrook Subdivision the Village Engineer felt that the time to
accomplish storm detention was at the time of subdivision. After some
discussion the Board agreed to waive storm detention for Parcel A.
Mr. Allan Mauer, Developer, stated that this is a subdivision that has
been in existence since the forties. Basically what he is doing is
finishing up existing platted lots that were lots of record since that
time. The problem is that in the interim the ten lots were zoned B -3.
He stated that at the time he purchased the property he sat down
with the Village's previous planner to discuss development of this site.
The Planner stated that anything can be done that is covered under
B -3.
Mr. Mauer explained that with every contract he has sold of the ten
lots it is specifically stipulated in those contracts that it is for
multi- family use only.
R. Mentzer commented that in looking at the new site plan review
ordinance, it looks like more detailed plans should have been presented
with this case. The plans need more detail as to landscaping, number
of trees, fire hydrants, and sidewalks. He stated that since we have
this ordinance we should follow it.
Mr. Mauer commented that he is developing the site with sidewalks
and fire hydrants.
A long discussion followed regarding site plan review applications
A comment was also made that the plans do not show anything about
the 25% brick facade.
M. Krippel commented that we have a specific set of requirements laid
out in the site plan review ordinance and feels they have not been met
with this development. He does not have a problem with the development,
but we should follow the requirements for all applications.
PLAINFIELD PLAN COMMISSION
October 3, 1989
Page Four
In agreement with the'Board, Mr. Waldock stated recommended findings:
1. Subject site is directly adjacent to existing storm management
facilities.
2. Development of the subject site as presented will provide
minimal impact to the area.
3. Development of the site as proposed is not to the highest use
available under current zoning.
4. Development of this site is in conformance with private
covenants.
Along with these findings staff recommends approval of the subject
site plan subject to the following stipulations:
1. Place the 5 -unit building along Hazelcrest and the 4 -unit
building along Route 59 in Parcel A.
2. Establish access easements for ingress and egress between
Parcels A and B.
3. Provide berms and landscape plantings along frontage with
Route 59 to buffer from traffic activity.
4. Establish covenants for Lots 9 and 10 to preserve shared
parking rights and use of common areas.
5. Rezone from Business District B -3 to Residential A -4.
6. The facade is to be minimally 25% masonry construction.
7. Site plan shall conform to requirements for lighting and
access, landscaping, trash enclosures as provided in the site plan review
ordinance.
J. Sobkoviak moved to recommend to the Village Board that they approve
the site plan for Rick and Michelle Migliorini to include the the
stipulations and findings stated by the Planner. Seconded by H. Bayer.
Vote by roll call.
Bayer, yes; Mentzer, no; Anderson, yes; Schempf, yes; Sobkoviak, yes;
Krippel, yes; Simmons, yes. 6 yes, 1 no. Motion carried.
Conditional Use Permit Ordinance
Mr. Waldock stated the Village Board has requested that the Plan
Commission consider a provision of the conditional use permit ordinance
for drive -in restaurants in B -3 districts.
PLAINFIELD PLAN COMMISSION
October 3, 1989
Page Five
The Plan Commission discussed a proposed draft of these regulations
which are intended to protect adjacent residential properties and provide
for on -site storage of autos waiting in line at drive -up windows.
It was the consensus of the Board to approve this provision being
added to the conditional use permit ordinance.
J. Sobkoviak moved to recommend to the Village Board that they approve
of the conditional uses in business districts regarding drive- through
restaurants limited to B -3 zoning. Seconded by J. Anderson. Vote by
roll call. Bayer, yes; Mentzer, yes; Anderson, yes; Schempf, yes;
Sobkoviak, yes; Krippel, yes; Simmons, yes; 7 yes, 0 no.
Motion carried.
Adjourn: 9:05 p.m.
Kay Jania,J Ocretary
VXLLAOA60E OF 1PLA0A6XX41rXELD
1400 DIVISION ST PLAINFIELO, IL 60544
PHONE SIS-436.7003
Would everyone attending this Plan commission meeting
please sign this sheet for our official records.
N Am. L
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