HomeMy Public PortalAbout1989-11-07 PC minutesPLAINFIELD PLAN COMMISSION
DATE: November 7, 1989 AT: Village Hall
COMMISSIONERS PRESENT: Chairman Simmons, Vice - Chairman Sobkoviak,
H. Bayer, W. Schempf, M. Krippel.
EX- OFFICIO PRESENT: G. Krahn, D. Norris,
E. Schrader, Fire District
ALSO PRESENT: P.J. Waldock, Village Planner
K. Jania, Secretary
J. Djerf, Village Engineer
Chairman Simmons called the meeting to order at 7:30 p.m. Roll call
was taken. J. Anderson, R. Mentzer, L. Kelly, M. Gehrke,
J. Krupowicz, and J. Wilson were absent.
There being no additions or corrections, Chairman Simmons declared
the minutes of the October 17, 1989 meeting approved as presented.
Case No. 228- 92289AZ Ed Welch, Agent
Annexation and Establishment of B -3 zoning in accordance with an
Annexation Agreement. Location: 500 feet West of the Centerline of
Route 59, Renwick Road.
Mr. Waldock reported that the subject
adjacent to the recently annexed Span,
corner of the intersection of Renwick
annexation is intended to accommodate
to provide enough depth from Route 59
the corner.
site is a 160 foot strip
jler Farm property at the west
Road and Route 59. The
additional acreage for the site
to develop a shopping center at
Included in the annexation agreement is a proposal for B -3 zoning.
The continued farming of the subject site or specific right -of -way
areas and tax abatements are included in the agreement as well as the
amendment of the original Spangler Farm Annexation Agreement which is
still in effect.
The subject site encompasses approximately 100 acres in this area
including some other acreages at off -site locations that are included
in the Annexation Agreement. This annexation agreement tonight would
modify that to expand the B -3 zoning category into this 160 foot
parcel area.
The area is also the site of well testing that
There is no provision for well testing or well
in the agreement. The Village is not anticipa
a well will be needed or found to be necessary
within the 160 feet. However, well testing is
Spangler property. There may be some merit in
regarding Village well sites in this agreement
overall Spangler Farm annexation.
is currently going on.
site locations mentioned
ting at this time that
within the B -3 area or
continuing on the
including language
as it is amending the
PLAINFIELD PLAN COMMISSION
November 7, 1989
Page Two
Staff's recommendation is for approval of the annexation and rezoning
to B -3 of the subject site in accordance with the property annexation
agreement with the stipulation that an amendment to the agreement be
made to address the issue of Village well site should test drilling
indicate an acceptable location.
There was some discussion about a water tower in the area. A water
tower will be necessary in that general area of the community, but
at this time the specific location is not known. -
Attorney Ed Welch representing the developer stated he has been in
discussion with the owner's attorney concerning the recommendation
for making a change in the current annexation agreement giving
unspecified rights to that property. The owners have indicated that
until they see something specific they would not even want to address
the issue.
Also, the present B -3 site is not of adequate depth from Route 59
to accommodate the proposed development, therefore an additional
160 feet is requested.
Mr. Welch stated he feels that this is a good project for the Village
but would not like to see it specifically contingent upon the granting
of a well site at an unknown location. Mr. Hintzsche and Mr. Seneca
indicated that they certainly would cooperate with the Village and
have cooperated in the past, but want to see something specific before
they agree to it.
Mr. Waldock stated the main thing he was trying to accomplish in his
recommendation was to identify that this is a concern of the Village.
Would like the three parties to work together to resolve the situation
that would be beneficial to everybody.
We will continue to communicate with the Hintzsches and Senecas and
Mr. Selfridge.
H. Bayer moved to recommend to the Village Board that they approve the
petition for annexation and rezoning to B -3 of the subject site in
accordance with a proper annexation agreement. Seconded by
J. Sobkoviak. Vote by roll call.
Krippel, yes; Sobkoviak, yes; Schempf, yes; Bayer, yes; Simmons, yes.
5 yes, 0 no. Motion carried.
Case No. 232- 91589AZ Wickes Lumber Company
Annexation of 20.77 acres and Establishment of I -1 zoning with an
Annexation Agreement.
Location: Along the East side of Route 30 between 135th and 143rd
Streets in Plainfield Township.
PLAINFIELD PLAN COMMISSION
November 7, 1989
Page Three
Mr. Waldock reported to the Board that the subject site is the
location of the Wickes Lumber Company on Route 30 between 135th and
143rd Streets. The site is unincorporated Plainfield Township at the
present time. The Village is holding public hearings for the
consideration of an annexation agreement associated with annexation
of this property. The site is approximately 21 acres. It is
developed with an operating lumber yard. The proposed zoning is
I -1 which is compatible with the surrounding zoning designations on
three sides of the subject site. Annexation of the territory appears
to be a logical extension of the Village boundaries.
The Annexation Agreement calls for the preservation of the existing
195 square foot sign - 35 feet in height. The agreement also asks
that should -a new -sign be required in the future that - Wickes be
allowed to replace the sign at the present dimensions. The agreement
also gives tap -on waivers.
Mr. Waldock recommended that there should be some language added
to better address the signage concern. The agreement also includes
tax abatement which would be applicable to the subject site for the
term of the agreement.
Staff's findings are that the subject site is contiguous to present
Village boundaries; annexation of the subject site presents a logical
extension of Village boundaries; zoning as proposed is consistent with
surrounding zoning and conforms to the Village Comprehensive Plan;
and annexation of the site will provide increased sales tax revenue
to the Village without substantially increasing Village costs for
services.
For these reasons staff recommends approval of the Annexation
Agreement and zoning to I -1 with the following stipulations: Amend
the language of Page 3, Paragraph E to refer to County Health
Department regulations prohibiting cross - connection of water systems,
Village inspections of water /sewer system connections and proper
capping and abandoning of wells; and amend language of Page 3,
Paragraph G to allow signage at the present location not to exceed
a height of 35 feet and 195 square feet in area.
A short discussion followed regarding the sign which the Board felt
should not be any higher than 35 feet.
J. Sobkoviak moved to recommend to the Village Board that they approve
the Annexation Agreement and rezoning to I -1 of the Wickes Lumber
Company property on Route 30 subject to the two stipulations in
the Planner's report. Seconded by W. Schempf. Vote by roll calla
Bayer, yes; Schempf, yes; Sobkoviak, yes; Krippel, yes; Simmons, yes.
5 yes, 0 no. Motion carried.
PLAINFIELD PLAN COMMISSION
November 7, 1989
Page Four
Chairman Simmons asked the Planner that in all these agreements
and zoning changes the Fire Department be given information before
the packets are delivered to give them more time for review.
(Chairman Simmons left the meeting at 8:05 p.m.)
Case No. 235 - 1011892 Naper Lawn Works
Rezoning from Residence A to I -1 Light Industrial
Location: 301 Naperville - Plainfield Road
Mr. Waldock reported the subject site is located along the west side
of Naperville - Plainfield Road east of Route 59 and south of Comm Ed
power lines at Ash and Mill Streets. The south portion of the
property is zoned I -1, the northern portion is currently Residence A.
Applicant is requesting expansion of the existing I -1 area 150 feet
to the northeast to expand the zoning area to provide enough
developable land are to accommodate construction of an office and shop
for equipment. Naper Lawn Works is a landscape and excavating
contractor. The subject site is encumbered by flood plain.
The expansion to the north of the rezoning area allows for the
construction of a building within an area where there is a slight break
in the flood fringe area.
The Comprehensive Plan for the site designates this area as low density
residential. In this case there is existing industrial development
to the southwest, directly across the street is the Village garage,
and some other light industrial uses.
Staff's findings are: the rezoning is an expansion of an adjacent
zone district; the rezoning can provide for a reduced impact on
DuPage River flood plain; and industrial development of the subject
site is compatible with adjacent industrial land uses. For these
reasons staff recommends approval of the rezoning from Residence A
to I -1.
Mr. Waldock also stated this is the extent of the industrial zone
at its greatest at this particular location and would not be
recommending in the future any additional expansions or alterations
of the zoning district.
Also, the site plan review ordinance is now in effect in the Village.
Therefore, any industrial development on this site would be subject
to the site plan review ordinance.
PLAINFIELD PLAN COMMISSION
November 7, 1989
Page Five
Attorney Tom Grant was present on behalf of Mark Soave, Petitioner.
Mr. Grant presented certificate of mailing of notice to adjoining
landowners.
Mr. Grant stated he concurs with the findings of the Village Planner
and is prepared to comply completely with the site plan review.
The proposed building would basically be a warehouse /storage
facility 60' x 120'. Attached to that would be an office facility
of approximately 30' x 40'. The office will be a two -story
structure, will have a basement, and will be a completely bricked
facade. The warehouse will be brick halfway up and then cedar wood
siding on top.
The front portion of the property will have a blacktopped parking
area. They will put up an earthen berm in front to lend a better
sight to the property which will consist of bushes and trees.
The property backs to flood plain. They do not intend to do anything
with the flood plain area. They will use it for some storage which
will be screened.
Petitioner intends to develop the balance of the property - feel that
they can get two residential lots out of it. No intention or desire
to do anything further in the way of industrial with the property.
Some adjoining landowners were present and questioned the Petitioner
regarding the buildings, outside storage of equipment, screening, and
water and sewer usage.
H. Bayer questioned what would prohibit Petitioner from expanding
the industrial once it is rezoned. Petitioner responded there is
no other buildable space on the property because of the flood plain.
W. Schempf moved to recommend to the Village Board they approve the
-rezoning from Residence A to I -1 for the subject property.
Seconded by M. Krippel. Vote by roll call.
Bayer, yes; Schempf, yes; Sobkoviak, yes; Krippel, yes.
4 yes, 0 no. Motion carried.
Case No. 238- 102789PP Roppolo Development, Inc.
Preliminary Plat for Spring Hill Estates. Location: Along the
east side of Eastern Avenue north of the E.J. &E. tracks south of
Illinois Route 126.
Mr. Waldock reported the subject site is comprised of approximately
24 acres. The subdivision would provide for a circular road pattern.
No cul -de -sacs are provided for. A dry detention basin is provided
for along the E.J. &E. railroad right -of -way. The subdivision is
PLAINFIELD PLAN'COMMISSION
November 7, 1989
Page Six
in substantial compliance with the provisions of the zoning
ordinance and subdivision regulations. The lots along the north
are shown at 84 feet rather than 85 feet as required by zoning code.
All other lots meet zoning standards for lot area.
Storm system includes catch basins to drain the rear portions of the
lots and the drainage flow is towards the E.J. &E. railroad right -of -way
where the detention basins are located.
John Djerf, Village Engineer, in referring to his letter dated
November 6, 1989 stated that after review of the Preliminary Plat
for Spring Hill Estates, several items appear to be in non - conformance
to the subdivision regulations: street trees are not noted on the
plat; street lighting is not indicated on the plat; and detention
pond requirements. Also, it is understood the developer will be
installing a new parallel sanitary sewer along Eastern Avenue from
the lift station to Lockport Street.
H. Bayer asked about a secondary access to the development.
Clayton Olsen, representative of Roppolo Development, stated there
will be a paved brick access to the E.J. &E. right -of -way for
emergency access.
Vice - Chairman Sobkoviak read a letter from the Fire District addressed
to Roppolo Development approving of the secondary access and stating
they have no objections to the Preliminary Plat.
Several adjoining landowners were present and expressed their
concerns regarding the sewer system and detention basin.
M. Krippel moved to recommend to the Village Board to approve the
Preliminary Plat for Spring Hill Estates subject to the recommendations
and stipulations of the Village Engineer and Village Planner; and
that the final engineering of the detention basin needs further
approval from the engineer. Seconded by W. Schempf. Vote by roll call.
Bayer, no; Schempf, yes; Krippel, yes; Sobkoviak, yes.
3 yes, 1 no. Motion carried.
Case No. 234 - 1011892 Allan Mauer, Agent
Requesting rezoning from B -3 Business to A -4 Residential.
Location: Lots 6, 7, 8, 9, 10, 16, 17, 18, 19 and 20 of Marybrook
Subidivision, Route 59 and Hazelcrest.
Mr. Waldock reported the subject site is composed of ten lots of
approximately 15,000 square feet each. The site has been improved
with sewer and water services. Site plan approval was granted by
the Village Board on October 16, 1989. Public improvements were
provided to accommodate townhouse development.
PLAINFIELD PLAN COMMISSION
November 7, 1989
Page Seven
As a result of an ordinance amendment to all commercial zoning
classifications removing residential classifications from the list
of permitted uses, rezoning of the site from B -3 to A -4 is proposed
to address the existing land uses and provide the correct zoning
for future development.
Findings of staff are: the subject site is served with public
improvements intended to serve a townhouse development; existing
and proposed development of the site is no longer compatible with
present zoning; and proposed zoning is appropriate for existing and
proposed development on the site. Staff recommends approval of the
rezoning from B -3 to A -4 as requested.
Several adjoining landowners were present and expressed their concerns
regarding storm water runoff. They stated there is no storm sewer
within a block and a half of the corner of Route 59. No intakes
on Kelly Avenue, Hazelcrest or Route 59. The State ditch has been
plugged for about 15 years. The corner of Kelly and Hazelcrest does
not drain. Also, there have been no street improvements for 20 years.
Mr. Waldock stated he would look into the drainage problem.
M. Krippel moved to
the rezoning of Lots
Subdivision from B -3
Vote by roll call.
Bayer, yes; Schempf,
4 yes, 0 no. Motion
recommend to the Village Board that they approve
6, 7, 8, 9, 10, 16, 17, 18, 19 and 20 of.Marybrook
to A -4 as presented. Seconded by H. Bayer.
yes;.Krippel, yes; Sobkoviak, yes.
carried.
Informal discussion was held on a County case for property located
at Frederick and Norman Avenue requesting a variance from frontage
requirement of 90 feet to allow construction with existing 66 foot
frontage.
Attorney Kurt Carlson present on behalf of Mr. and Mrs. Lanny Plough
who are purchasing Lots 42 and 43 on Frederick Avenue. Subject site
is approximately a 3 -acre parcel, zoned R -3 which requires 20,000
square feet. Mr. and Mrs. Plough plan to build their home on half
of the parcel and sell the other half to some very good friends of
theirs who also plan to build a home on half of the property. They
plan to build 2,000 to 2,500 square foot homes.
Mr. Carlson referenced letters he received from Plainfield Township
Road Commissioner and the Will County Health Department.
The subject property is about 125 feet from Village limits. There is
also sewer and water now located along Renwick Road.
PLAINFIELD PLAN COMMISSION
November 7, 1989
Page Eight
Mr. Waldock stated that in reviewing the proposal it looks like the
site was originally designed to be served by an extension of Norman
Avenue which accounts for the 66 foot neck portion of the site.
From a planning perspective the site would be best utilized as a
multi -lot subdivision with the extension of Norman Avenue through
the center. Staff would not have an objection to one single residence
on the site.
Mr. Carlson stated they would be willing to place the buildings so
there would be no further development of the area in the future.
Since there were only four Board members present, there was really
no consensus as to the feeling of the Plan Commission on this
matter. Two of the members present appeared to be in favor of the
variance. Petitioner was asked to formally come before the Plan
Commission at the next meeting.
Adjourn: 9.45 p.m.
Kay Jania, Secret -ary
VXLLAS6CwE OF 1PLA6XZqFqXELD
1400 OVISION ST PL A INFIELO, IL 60544
PHONE 015-434.7093
Would everyone attending this Plan Commission meeting
please sign this sheet for our official records.
N lum ADDRESS
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Would everyone attending this Plan Commission meeting�1'%
please sign this sheet for our official records.
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