HomeMy Public PortalAbout1985-12-03 minutesCORRECTED
PLAN COMMISSION
Minutes of the December 3, 1985 meeting.
PRESENT: Arlo Simmons, Chairman Mary Latta, Mayor
Herb Bayer Dale Gullicksen, Trustee
Jim Anderson Bob Russ, Ex-Officio
Don Anderson Gene Cline, Ex-Officio
Rich Neely Steve Manning, Planner
Don Pearson
Walt Schempf
ABSENT: John Myers, Ex-Officio
Avon Arbo, Ex-Officio
S. Hjemvick, Ex-Officio
The new Plan Commission member, Don Anderson, was welcomed to his first
meeting after being appointed by the Board of Trustees December 2.
CZAJKOSKI REZONING
David Seil, attorney for James Czajkoski, has petitioned Will County for a
map amendment change of zoning from A-1 to R-2 with Special Use for a
storage building. The location of the 1.42 lot and house owned by Czajkoski
is 14435 S. Budler Road which is East of 1"55. Since the house is within
the 12 mile planning jurisdiction of Plainfield, Will County has asked for
Plainfield',s,review and comment.
Seil presented several exhibits including:
- letter 11/25/85 from himself to Village of Plainfield requesting
review and comment.
- application for county map amendment
- plat of survey
- letter 11/21/85 from Plainfeld Township to Will County announcing
4-0 vote of approval by Township Board
- brochure describing storage building 40'x60' that Czajkoski wants
to build for his contractors trucks and some equipment and materials.
There were no objections. Neely moved to recommend to the Board to send a
letter to the County not objecting to the rezoning request. Jim Anderson
seconded. All voted aya, except Don Anderson voted present.
BAYS REZONING
Simmons - A public hearing has been scheduled for December 17 to rezone the
new addition to Plainfield Plaza shopping center on Division Street from
B-1 to B-2. I would like that item scheduled first on the agenda and I
will turn over the meeting to Herb to chair. I have been active in this
case in the past and it would not be appropriate for me to vote on this
case now.
PLAN COMMISSION
December 3, 1985
Page Two
SIGN ORDINANCE
Gullicksen - The Board had a workshop to review the proposed sign ordinance
and decided to get more input from the businesses and other people in the
Village. Arlo would you set up a joint meeting between the Commerce
Association and the Plan Commission maybe in mid January.
Latta - Copies of the ordinance have been sent to the PCA.
ZONING ORDINANCE REVISION
Manning - Tonight I have 6 sheets to hand out to you which contain, in
outline form, the core or most important.parts of what I think should be in
the new Zoning Code for Plainfield.
- Purposes
- List of Uses per district - permitted, special, prohibited
- Standards per district
- Non-Conforming
- Parking
There is alot of information here so I though that tonight we could go over
each page so everyone understands and gets a chance to ask questions. At
our next meeting December 17, after you have had a chance to take there
sheets home and study them, we can set aside some time on the agenda for
you to make comments and give me some direction. I want to avoid the
situation of having people afraid to say anything because the draft
ordinance is too big or too far along or too complicated.
Simmons - I would like to see the new zoning code control the property
along Division Street to not destroy or detract from the residential
character of the area. My idea is to find some way to require that new
construct on or remodeling for commercial have extra buffering,or residential
style architicture. We need to protect the desireable environment that
people like about Plainfield.
Don Anderson - I agree with Arlo.
Bayer - I wonder if zoning can require a business to look like a house.
Simmons - Also, our rezoning code does not have any parking requirements
so we definitely need to see that in the new code.
Manning - Presented the site plans for White Hen Pantry and Plainfield
Plaza. Discussed shortage of parking and short setbacks.
Simmons - There is a error on the chart for existing permitted uses.
I believe gas station's were taken out of B-1 and put in B-3.
Manning - One way to evaluate the list of uses by district is to look at
intermal consistancy, that is to determine if each use is compatible with
PLAN COMMISSION
December 3, 1985
Page Three
every other use in the same district. A new feature I recommend for
Plainfield is standards for planned unit developments. The PUD gives
the Village more chance,to control development and gives the developer
more flexibility and chance to be creative. Another feature I recommend
is expansion of the special use requirements. Special uses are those land
uses that can be somewhat incompatable if they are not designed right.
In other words, a Village has the authority to require a more detailed
review for certain uses such as restaurants to make sure there is no
negative impacts such as traffic or noise.
Neely - Should there be an agricultural zone?
Manning - Only if you want to annex agricultural uses. The only standards
for density in the zoning code now are -units per building. I recommend
using a standard of units per acre for multi-family.
Simmons - There is an error in the.chart of existing standards. The side
s6tb.qcks- were changed from 7' and 20' to 10' and 10'.
Neely - The 80' width of a single family lot seems narrow. If you require
a wider lot, a larger or more expensive house will be built which would
be beneficial to the Village by bringing in a better group of residents.
Manning - The Plainfield standard is now 60'. Most towns range from
65'-85' width standards. If the lots are too wide, they will be too
expensive and some builders will not build. Also, wider lots will mean
more length of utilities and roadway per house that the Village will have
to maintain.
Jim Anderson - There is a problem of small lots in the older sections of
town that do not meet the minimum size standards. Is all construction
prohibited by these zoning standards?
Simmons - We usually grant a variation in those cases. I lived near a town
in New Jersey that was sued many times for not allowing houses on lots smaller
than 5 acres.
Manning - Two ways to handle small lots is to either create a separate
district -usually called a conservation district that lust permits the small
lots by right or to write your non-conformance chapter in the zoning code
to specify when and where variations on lot size will be approved.
The parking standards on this last sheet are pretty much typical. I
recommend not using as a parking standard number of parking stalls per
employee because employees can vary over time. Some uses, such as
churches, vary quite'a bit as far as parking need so no one standard
would make sense. Some towns have a zoning check off on all business
licenses to make sure if there is a change in use there is enough parking.
PLAN COMMISSION
December 3, 1985
Page Four
NEW BUSINESS
Latta - Are mini-warehouses permitted in B-3?
Simmons - No. They probably would be permitted in I-1, the way the ordinance
is worded now.
Manning - I would advise against adding mini-warehouses to B-3 because it
is not a retail use and incompatibility with other B-3 uses.
Latta - The Board is also studying what to do about the municipal parking
lots. Maybe you could discuss this with the PCA when you meet with them on
the sign ordinance.
Meeting Adjourned.