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HomeMy Public PortalAbout1989-12-05 PC minutesPLAINFIELD PLAN COMMISSION DATE: December 5, 1989 AT: Village Hall COMMISSIONERS PRESENT: Vice - Chairman Sobkoviak, M. Krippel, W. Schempf, H. Bayer, R. Mentzer, J. Anderson. EX- OFFICIO PRESENT: G. Krahn, J. Wilson, D. Norris, E. Schrader, Fire District. ALSO PRESENT: P.J. Waldock, Village Planner K. Jania, Secretary Vice- Chairman Sobkoviak called the meeting to order at 7:30 p.m. Roll call was taken. Chairman Simmons, L. Kelly, M. Gehrke, and D. Neir were absent. There being no additions or corrections, Vice - Chairman Sobkoviak declared the minutes of the November 7, 1989 meeting approved as presented. Case No. 239- 11989AZ Tony Montalbano and Bob Malek Annexation with specific agreement and establishment of B -4 Business zoning. Location: Along the west side of Route 59, 1,635 feet north of 135th Street. Mr. Waldock reported the subject sit, west side of Route 59 north of 135th annexation is the development of the with a restaurant; pro shop, batting area. The Comprehensive Plan of the low density residential development. is a 25 -acre tract along the Street. Proposed with the site with a golf driving range cages, and miniature golfing Village projects the area for In review, several key issues are identified relating to compliance with the Comprehensive Plan compatibility with adjacent land uses and the extension of Village sanitary sewer and water mains north along Route 59 as development progresses. This is an extremely important growth corridor for the Village. It is essential that sewer and water mains ultimately extend along Route 59 to the north. This proposal does not include water and sewer extensions, however applicants have mentioned they would not be objectionable to the extension of mains along their frontage. Requested rezoning with the application is B -4 Highway Business which allows for the commercial uses. The golf course itself and the associated open space is not an overly intensive use. There are portions of the land use that are rather noticeable such as lighting required for nighttime use. PLAINFIELD PLAN COMMISSION December 5, 1989 Page Two The zoning specifically is of primary concern when viewed in terms of compliance with the Comprehensive Plan. B -4 allows for a wide variety of land uses. Although the recreational use is the only one proposed at this time, it may allow for future redevelopment to a more intensive land use which could have potential negative impacts on adjacent landowners. Subject site is adjacent to an area called the Chaplin Farm, a recently annexed 60 -acre parcel directly south of the subject site which proposes single - family residential land uses. There is an incompatibility of land uses when viewing these two particular uses adjacent to one another. The hitting distance on the driving range may or may not be long enough to prevent golf balls from crossing property lines onto adjacent parcels. When looking at the issue of Village utility extension the subject site has got a rather long frontage. Roughly 900 feet of sewer and water extension would be required to reach the north property line of the subject site. This is an extremely important issue to the Village and it would be felt necessary at the time of annexation that this issue be resolved to assure that the lines would extend at developer's cost to the north property line. Staff's findings are that the proposed B -4 zoning is in conflict with the Village's Comprehensive Plan and provides for uses not compatible with surrounding uses existing and planned; the proposed commercial recreational uses are intense when compared to adjacent residential uses planned or projected for the area; further design and operational considerations are necessary to mitigate negative impacts on surrounding property (i.e. screening lights, site buffering, limited operation hours, noise abatement, etc.); and extension of Village sanitary sewer and water mains through the subject site are essential to Village growth to the north. Based on these findings and because these issues are not addressed in the annexation agreement, staff recommends that the annexation agreement and request for B -4 Highway Business zoning be denied. Mr. Waldock also mentioned there is an alternative to the B -4 zoning. If the Board is inclined to support the annexation and this particular land use it is possible to maintain the Residential A which is the most restrictive zoning classification the Village has. This would comply with the Comprehensive Plan and still allow this land use through the specification in the annexation agreement. Mr. Bob Malek, one of the developers of the proposed project was present. He presented a more detailed drawing of the project to the Board which shows a little difference in the driving distance on the golf range; the tee line has been moved back, a change in the parking lot; and a couple of buildings added which would be part of Phase 2 of the project. They are looking at a small strip shopping center along the front of the property. The retention pond was moved to utilize the land better. The edges of the property on the north and south sides is either for future planning area or fenced area based PLAINFIELD PLAN COMMISSION December 5, 1989 Page Three on the screening from neighbors to provide a nicer appearance. Mr. Malek discussed the lighting issue and passed out phamphlets describing the lighting system they propose to use - bunker type lighting system. This type of lighting system would reduce glare to neighborhing residential areas. The lights would shine downward not straight out. The clubhouse is set up for a 3,000 square foot pro shop and a small restaurant serving just hot dogs, pizza, soft drinks, etc. and potentially beer. Mr. Malek stated the intention is not have a noisy atmosphere or circus -type atmosphere, it's to be more of a country club type. He has been teaching golf for the last 13 years and it is his desire to have this be a golf teaching, golf learning type facility as well as a family recreational area. There might be a PA system for the tee line and some soft music, but this would not be heard off the property. As far as the batting cages and miniature golf, Mr. Malek stated he has had experience in operating these and is familiar with disciplinary concerns of running this. Mr. Bayer asked what the proposed hours of operation would be. Mr. Malek responded 8:00 a.m. would probably be a fair starting time. In this type of business 70% of the business is done between the hours of 5:30 p.m. and 10:30 p.m. This would not be a year round operation, it would be seasonal. Would probably be open from April to November. Mr. Krippel stated he has a problem with the location along 59. Feels there is probably a place in town for a development like this. Would see something like this more along Route 30 near the industrial park area as opposed to Route 59. Mr. Malek stated that each and every driving range that he has worked with has been next to homes. He feels the residents end up being more of a friendly neighbor than a hostile one. He feels the property is a good one. Route 59 does see a lot of traffic, but the road is wider there and provides for a turning lane for access. Vice- Chairman Sobkoviak read into the record a letter of objection addressed to the Village Clerk from adjacent property owner who owns 20% of the frontage adjacent to the south. Mr. Paul Graver, adjacent landowner and developer of Graver Estates was present and stated he was not properly notified of this meeting. He just found out about it today. PLAINFIELD PLAN COMMISSION December 5, 1989 Page Four Attorney Richard Selfridge was present on behalf of the landowners of 60 acres to the south and stated he was not formally notified of this meeting. He expressed his concern that this proposed project will have a negative impact on the Village Green Subdivision which is single- family residential, and it is his feeling the B -4 classification is out of keeping with the Village's long range plans. Mr. Kleronomos, one of th, Village Green Subdivision the driving range and the was going to be a driving have bought it. He feels development. real estate developers of the also expressed his concerns regarding lighting. He stated had he known there range next to his property he would not this project will be detrimental to his Mr. John Weiffenback, owner of one of the lots in Graver Estates and a member of the Wheatland Township Plan Commission commented he doesn't see de- acceleration lanes or road improvements to Route 59 addressed on the plans. Since he lives in Graver Estates he sees problems with access. He also concerned about future sale of liquor on the property. J. Wilson, representative of the Park District, expressed his concerns. He stated the Plainfield Park District operated a driving range for a while which did not generate much revenue. He is concerned if this project would generate enough revenue to support itself. Mr. Wilson also asked if they had contacted anyone from the Plainfield Park District regarding their project. Mr. Malek stated they had not but is willing to talk to them. Mr. Herschel Peterson, adjacent landowner, expressed his concerns. He stated he is caught in the middle of two developments and concerned about the loss of his privacy. He discussed his concern regarding a 5" drainage tile that goes west through the Chaplin Farm, and would like to be informed on how the surface water will be handled. He also commented on the large volume of traffic on Route 59. Mr. Malek stated drainage is a major concern of theirs and will be done properly. Mr. Mentzer stated this looks like a good project but could not vote tonight because of lack of notice to adjacent owners and further review of the new plans presented tonight is needed. Mr. Krippel stated he feels this development would have a negative impact on residential properties surrounding it. Asked the developer if he would be amenable to looking at other locations in the area surrounding the Village where they might fit in. PLAINFIELD PLAN COMMISSION December 5, 1989 Page Five Mr. Malek stated he would not be opposed to looking at other pieces of property and is willing to listen to something that would be more beneficial to him. Mr. Malek asked that if the issue is to be tabled tonight that the Board strongly consider a request for a partial B -4 for the front portion of the property and that the rear portion be under a special use as recommended in the Planner's findings. After some discussion the Board felt we are overzoned on commercial and this would have a negative impact on Graver Estates and the Village Green Subdivision. R. Mentzer moved to recommend to the Village Board to deny the requested annexation and establishment of B -4 zoning for Case No. 239- 11989AZ with the findings of the Planner. Seconded by W. Schempf. Vote by roll call. Krippel, yes; Schempf, yes; Bayer, yes; Mentzer, yes; Anderson, yes; Sobkoviak, yes. 6 yes, 0 no. Motion carried. County Case - Anthony and Gloria Cerra Rezoning from A -1, Agricultural to E -2 Estate District for 2.5 acres located along the west side of Van Dyke Road (248th Street) approximately one -half mile north of 135th Street. Mr. Waldock reported the applicant is requesting rezoning of 2.5 acres out of a parent parcel of 16.1 acres. Subject site is currently developed with an agricultural structure located in the western portion of the site. The request is intended to allow for construction of a single- family residence in the eastern portion of the site closer to 248th Street. The reason for the rezoning is to accomplish or establish a zoning designation with a minimum frontage requirement closer to the available frontage on the subject site. E -2 Eastate zoning allows frontage of 180 feet. Subject site here is 177 foot frontage of which 163 feet is going to be in the rezoning area. In that the property is not intended for subdivision or transfer of title to separate owners and the present owner will maintain ownership of rezoned area as well as the bulk of the property, staff finds no objection to the rezoning and the variance for the reduction in frontage from 180 feet to 163 feet. Staff's recommendation is to approve the rezoning from A -1 Agricultural to E -2 Estate District and a variance from the minimum frontage width of 180 feet to 163 feet as requested. PLAINFIELD PLAN COMMISSION December 5, 1989 Page Six Attorney John Peterson was present on behalf of the applicant was present and stated when Mr. and Mrs. Cerra originally bought the property their intent was to have their daughter operate a horse stable business, which she has for a number of years. When they retired they hoped that they would be able to build a home on the property. They wanted to build a home in 1979 when they acquired the property. The problem was that under the new County ordinance which was just enacted in 1978 the frontage limitations on the agricultural district was 300 feet. There was no way they could get a variance at that time. A new County classification came into effect since that time and Mr. Cerra would now like to implement his plan to build a home. Mr. Peterson stated he has presented this to the Fire District and other authorities and has not received any objections. After a short discussion the Board had no objection to this request. W. Schempf moved to recommend to the Village Board that they not object to the rezoning request from A -1 Agricultural to E -2 Estate District for the Cerra property and the reduction of the frontage requirement from 180 feet to 163 feet. Seconded by J. Anderson. Vote by roll call. Krippel, yes; Schempf, yes; Bayer, yes; Mentzer, yes; Anderson, yes; Sobkoviak, yes. 6 yes, 0 no. Motion carried. Adjourn: 9:05 p.m. Kay Jania, S retary Would everyone attending this Plan Commission meeting please sign this sheet for our official records. I REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH .i , t 1 t � x J r r t _ I REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH .i