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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 A tt C L't'l-r r eo q PIC i r- (-I vo_ REGULAR COUNCIL MEETINGS FIRST ANO THIRO MONOAY EVENINGS OF EACH MONTH A11V C ICA -P- V� J Au" C L't'l-r r eo q PIC i r- (-I vo_ REGULAR COUNCIL MEETINGS FIRST ANO THIRO MONOAY EVENINGS OF EACH MONTH Would everyone attending this Plan Commission meeting�1'% please sign this sheet for our official records. REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH