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.
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