HomeMy Public PortalAbout2011-02-15 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: February 15, 2011 Chairman Sobkoviak called the meeting of the Plan Commission to order at 7:03 p.m. and led the pledge to the flag. ROLL CALL: Present: Commissioners Seggebruch, O’Rour ke, Renzi, Sanders, Kiefer, Heinen and Chairman Sobkoviak; and Fire District Absent: Park, School, and Library Districts Also Present: Michael S. Garrigan; Village Planner; Jonathan Proulx, Planner, Steve Amann, Engineer from Baxter and Woodman, Merrilee Trotz, Recording Secretary Chairman Sobkoviak welcomed Commissioner Se ggebruch back to the Plan Commission. Approval of Minutes: Amendments to the minutes of December 21, 2010 we re made on page 6 second to last paragraph with the addition of “… extensive ch anges to the Comprehensive Plan especially based on the density were potentially troublesome.” The December 21, 2010 minutes we re then accepted as amended. Also the ZBA minutes from August 17, 2010 were accepted as presented. DEVELOPMENT REPORT Mr. Garrigan stated the Village Board approved Bartel ’s Auto Clinic. The Birkett and Brummel farms went to the Village Board, the Village Board agreed with the Plan Commission with regard to the density and overall plans, and the applicant is in the process of making revisions. OLD BUSINESS: None NEW BUSINESS: Case No. 1536-011311.Z.SU.FP.SPR Witte Commercial Building Mr. Garrigan stated this matter comes before you pursuant to public hearing in accordance with the village ordinances and applicable state statute. The a pplicant is asking for rezoning, special use, site plan review and final plat. The applicant has submitted a revi sed site plan since the writing of this staff report. This property is located just north of the Wal-Mart and the Village’s pumping station on Route 59. The applicant proposes to construct a small engine repa ir and parts store on approximately .34 acre. The property to the north, south and west is R-1 residen tial while to the east is B-3 commercial. A map amendment requires that the following finds of fact be met: a. The amendment promotes the public health, safet y, comfort, convenience and general welfare, and complies with the policies and official plans of the Village. Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Larry Kachel Bill Lamb Garrett M. Peck James Racich
Plan Commission Minutes February 15, 2011 Page 2 of 21 The proposed rezoning of the subject property to B-3 (H ighway Business District) is not consistent with the Village’s Comprehensive Plan which identifies the subject site as Medium Residential Density. b. The trend of development in the area of the subject property is consistent with the requested amendment. The requested rezoning is not consistent with the V illage’s Comprehensive Plan which has promoted that commercial development along Route 59 be located along major commercial nodes. This property is somewhat separated from the commercial nodes. c. The requested zoning classification permits uses th at are more suitable than the uses permitted under the existing zoning classification. The size and location of the subject site requires the a pplicant to seek substantial relief from the Village’s Zoning Ordinance to allow commercial development on the subject property. The property has very limited use as a residential property b ased on the fact that it is on Route 59. d. The property cannot yield a reasonable use if permitted only under the c onditions allowed under the existing zoning classification. The property could be used for residential or a multi-family but there are many hurdles for that type of use on Route 59 based on the trend of development. e. The amendment, if granted, will not alter the essential character of the neighborhood and will not be a substantial detriment to adjacent property. The applicant has made extensive efforts to blend in with the residential to the west. The applicant is requesting a Special Use for a Planned Development in order to obtain relief from the required rear setback and lot size. In order for the Plan Commission to recommend approva l of the special use, two required findings must be met. a.The special use will not be injurious to the use and enjoyment of other property in the immediate area for the purposes already permitted, nor substantially diminish property values within the neighborhood; and Staff believes there is a potential impact to the residential property to the west. b.The establishment of the special use will not im pede the normal and orderly development and improvement of the adjacent properties for u ses permitted in the subject zoning district. Staff does not believe there would be any negative impact nor would it impede the normal and orderly development of the adjacent properties due to th e landscape buffer provided by the applicant and the existing buffer for the Heritage Meadows neighborhood.
Plan Commission Minutes February 15, 2011 Page 3 of 21 With regard to the site plan the applicant is pr oposing a single-story building containing approximately 2000 square feet on .34 acre of land. The applicant is proposing one right-in/right-out into the site with no additional access points or cross-easements to the south. The Village through the Public Works Department is not amendable to providing a cross-access to the south in view of the potential impact that it would have on the operations of the water pumping station. The applicant has 6 parking spaces plus the 1 handi cap parking space which complies with Village site plan review ordinance. The applicant proposed for three parallel parking spaces along their northern property line and three 90° parking angle spaces adjacent to their building. Staff has some concern about the potential conflict between the angle and parallel parking spaces and is seeking input from the Village Engineer on this potential conflict. The applicant h as worked with their engineer indicating there is no conflict with the turning radii. Based on that fact the applicant has complied with the Village’s minimum parking requirements. Originally the applicant submitted a plan with the five foot sidewalk but no landscape buffer. The applicant has changed the plan to provide a twenty foot landscape buffer along Route 59. The applicant is seeking relief in the rear setback of 23 feet fro m the required 30 foot setback; and requesting relief from the required lot size which is 1 acre in the B-3 District to one-third acre. The applicant has incorporated an extensive landscape plan to mitigate any imp act along Route 59 and along the western boundary and southern boundary. The applicant is proposing to construct a one story structure that would be constructed with a predominance of face brick and cement fiber board. The applicant is proposing a gabled roof with several dormers to provide a more residential character of this proposed building. The applicant’s proposed architecture co mplies with the requirements of the Village’s Site Plan Review Ordinance. The photometric plan complies with the requirements of the Village’s Site Plan Review Ordinance. The applicant has subm itted a trash enclosure plan which is consistent with the Village’s Site Plan Review Ordinance. The applicant has subsequently submitted a final plat which appears to be consis tent with the village’s code. Staff still has some concerns with the rezoning so we are not in the position to make a favorable recommendation for the map amendment. We are in the position to make a favorable recommendation for the special use subject to the two standard speci fications and to make a favorable recommendation for the site plan subject to the two standard specificati ons plus a third stipulation to incorporate additional landscaping on the southern elevation and also to ma ke a favorable recommendation for the final plat. Chairman Sobkoviak sworn in Dave Kives. Mr. Kiv es reiterated the proposal of a one story building to house a small engine parts and maintenance store to be constructed north of Wal-Mart with the relief as previously described by Mr. Garrigan. Mr. Kive s further described the other commercial properties in the area, i.e. Plainfield Business Park, Wal-Mart and others. Mr. Kives stated the impervious surface is 67% which is less than the 80% allowed in the B-3 District and the green space is 33%. Mr. Kives reiterated the access and proposed parking. Mr. Kives st ated their engineer increased the 24 foot drive to a 25.5 foot drive to eliminate any conflict and ensure there is sufficient turning radius to avoid any potential impact. We propose a five foot sidewalk in front of the project to meet the required code. Mr. Kives explained Mr. Witte has been in business fo r over 29 years currently in Naperville. Mr. Kives stated Mr. Witte purchased the property in 2007 and indi cated a residential property on this lot would not be beneficial due to the traffic from Rt. 59 and the noise.
Plan Commission Minutes February 15, 2011 Page 4 of 21 Mr. Kives stated there is a 90 foot natural buffer ar ea between this site and th e Heritage Meadows homes that will never be developed. There will be a total of 111.5 feet from the building to the residential lots. Mr. Kives further detailed the proposed landscaping and proposed fence; the proposed lighting; the proposed building materials. Mr. Kives indicated Mr. Witte has already received preliminary approval for a right in/right out from IDOT. Mr. Kives stat ed Mr. Witte obtained a permanent easement agreement from Heritage Meadows Homeowners Associa tion which was a requirement by IDOT. Mr. Kives described various other commercial sites indicating the location of adjacent residential properties. Further stating most of these commerc ial sites have overhead doors facing the residential properties. Chairman Sobkoviak asked for comments from the V illage Engineer. Mr. Am ann responded the final plans had not yet been submitted. Chairman Sobkoviak asked for public comme nts – no one approached the microphone. Commissioner Renzi asked if the map amendment analys is was correct for residential to be constructed on this parcel. Mr. Garrigan indicated a residentia l use for this parcel was slight. Commissioner Renzi said if under the analysis of the criteria c) and d) ar e yes; then he would concur with the applicant on criteria b) that commercial would be best in this locat ion; and criteria a) could be a neutral. Mr. Garrigan indicated no because the Comp Plan shows the parcel as r esidential but agreed use as a residential is slight but agreed that criteria b) could be a neutral. Commissioner Renzi asked if criteria e) was a yes. Mr. Garrigan said yes. Commissioner Renzi asked about cr iteria d) reasonable use. Mr. Garrigan indicated he did not see this property being used as residen tial property. Commissioner Renzi stated we have always pushed for cross access and could we get a lett er from Public Works detailing the reason why they do not want cross access. Commissioner Sanders suggested changing the pre ssure station to B-3 zoning when we redo the Comprehensive Plan. Chairman Sobkoviak stated the pressure station falls into a category of municipal use and municipal uses are an allowable use in all categories. Commissioner Sanders suggested if the pressure station was B-3 then there would not be a pocket of R-1. Commissioner Heinen asked about the whole parcel fro m Pasquinelli Drive down to this parcel, stating if we approve this tonight we are opening that corridor for commercial development. Mr. Garrigan indicated Heritage Meadows owns that property a nd indicated it might be possible to develop this property in the future; it is possible but Staff might have some concerns as we have discouraged strip development; further stating if Heritage Meadows wanted to develop that property then Commissioner Heinen’s point is valid. Mr. Kives indicated this one third acre was purchased from the Fry farmstead which was originally the homestead of the property when the rema inder was sold to Heritage Meadows. Commissioner Kiefer asked what has changed from the concept plan that was previously submitted. Mr. Garrigan said basically nothing. Commissioner Kiefer agreed with Commissioner Renzi that two of the five findings were neutral. Commissioner O’Rourke asked if the applicant had re ceived any input from the residents. Mr. Kives said they have not other than the approval from the Home owners Association for the permanent easement that IDOT required. Commissioner O’Rourke asked about the berm and the buffer. Mr. Kives said the
Plan Commission Minutes February 15, 2011 Page 5 of 21 applicant knew the residential properties were there and wanted to make sure there was enough hard and soft buffering between his property and the homes. There is a 90 foot buffer to the west plus this proposed buffer; there is 10 acres to the north that is open and there is buffering to the south. Commissioner O’Rourke asked about the distance th at noise generated from a standard lawn mower would travel. Mr. Kives indicated some of the ne wer engines are much quieter, the noise could probably travel 50 to 80 feet. Mr. Kives indicated the repair engine work would be done inside the shop; noise could escape if the door is open. Commissioner O’Rour ke expressed a concern that there apparently was a need for the original buffer when the subdivision w as developed and now you are encroaching into that area where your project is proposed; there is an overhead door which could be open emitting noise and emissions. Commissioner O’Rourke felt that pe ople purchased their home knowing the property behind them was zoned residential and not commercial. Mr. Kives indicated they originally proposed two overhead doors and this has been reduced to one ov erhead door; a possible solution would be that the overhead door be replaced with a man door. Commissi oner O’Rourke asked if the overhead door could be moved to the east side. Mr. Kives did not think that was allowable. Mr. Garrigan indicated it was possible but staff would have some concerns about the architecture and design. Commissioner O’Rourke said previously we had a situation at another locatio n that the neighbors asked if certain hours could be established as to when the door could be open. Commissioner O’Rourke expressed his concern for the neighbors. Chairman Sobkoviak sworn in Jeff Witte, applicant. Mr. Witte stated the noise from Route 59 that will be transmitted to them will be far less than what they have currently. Commissioner O’Rourke felt shrubbery does not reduce noise but his concern is when the door is open and motors are running; further stating the difference is when the people bought th eir houses Route 59 was already there. Commissioner O’Rourke asked if the door could be moved. Mr. Kives and Mr. Witte thought it would be better to put it on the north or south side rather that the east side. The north is where the main showroom will be located. There could be a door but it is probably not the best location. Commissioner Sanders asked about the change of elev ation with the buffer behind this lot. Mr. Kives stated the elevation of the proposed buffer will be on e to two feet. Their existing buffer is maybe eight feet in height. Commissioner Heinen said he looked at the property today and it flattens out. Commissioner Seggebruch stated if the zoning does not change, nothing else can happen. Commissioner Seggebruch stated he remembered wh en Wal-Mart came through and the same neighbors were very concerned, the fact that they are not pr esent tonight indicates they may not care too much; there are a lot of subdivisions along Route 59 that have no bu ffer at all; this was an orphan lot and may not set a precedent for the development of the 10 acres to the north. Commissioner Seggebruch did not feel anything residential could be built there; felt the mo st troubling thing would be the noise; the building blends in with the residential behind it and the pu mping station to the south. Commissioner Seggebruch stated this is a destination; the noise will be inside the building unless they are in the parking lot revving the engines; and the door could be moved. Some di scussion was held with regard to the turn around and the possibility of a decorative pavement instead of just asphalt. Commissioner Renzi stated he was not a fan of side walks that go nowhere but did like the paver idea. Commissioner Heinen said with regard to the parallel parking at the north end, pulling in and parking is fine but pulling out could be a problem. Commis sioner Heinen suggested pulling the building to the south to encroach into the setback but then you wo uld have 90% parking. Commissioner Heinen felt an encroachment into the setback to the south (the pumping station) is not as bad as encroachment to the west and would be more favorable to him. Mr. Garrigan indicated the setback would probably end up
Plan Commission Minutes February 15, 2011 Page 6 of 21 being 5 feet. Mr. Kives agreed that was feasible and you would probably increase the number of spaces to maybe 10 or 11 parking spaces. Commissioner Seggebruch asked what would be the biggest item be that would be delivered to the shop. Mr. Witte stated a riding lawn mower and indicated they do pick up and deliver. Commissioner Renzi stated shifting the building to the south with mini mal engineering costs made sense and then add some landscaping to break up the wall. Commissioner O’Rourke asked about parking and the number of people dropping off mowers. Mr. Witte said a few extra parking spaces would be nice. Commissioner O’Rourke asked about the right of way. Mr. Amann indicated he had not looked at a plat but the right turn lane is there; if the state wanted the dedication of 60 feet the state would have asked for it. Mr. Kives said Mr. Witte indicated the original property was 140 feet deep and IDOT bought a large chunk of that parcel for that easement as well as the turning lane for Wal-Mart. Commissioner Sanders made a motion to recommend the proposed B-3 zoning from its current R-1 zoning classification based on the facts that the app licant has complied with a majority of the required findings. Commissioner Renzi seconded the motion. Vote by roll call: Commissioner Kiefer, yes; Co mmissioner Heinen, yes; Commissioner Seggebruch, yes; Commissioner O’Rourke, no; Commissioner Renz i, yes; Commissioner Sanders, yes; Chairman Sobkoviak, yes. Motion carried 6-1. Commissioner Sanders made a motion to recommend Special Use for a Planned Development based on the fact that the applicant has met the majority of the required findings of fact subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Renzi seconded the motion. Vote by roll call: Commissioner Seggebruch, yes; Commissioner O’Rourke, no; Commissioner Renzi, yes; Commissioner Kiefer, yes; Commissioner Hein en, yes; Commissioner Sanders, yes; Chairman Sobkoviak, yes. Motion carried 6-1. Commissioner Renzi made a motion to recommend approval of the Site Plan subject to the two standard stipulations and the added third stipulation: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Incorporate additional landscapi ng on the southern elevation. Commissioner Heinen seconded the motion. Vote by roll call: Commissioner Seggebruch, yes; Commissioner O’Rourke, no; Commissioner Renzi, yes; Commissioner Sanders, yes; Commissioner Kief er, yes; Commissioner Heinen, yes; Chairman Sobkoviak, yes. Motion carried 6-1.
Plan Commission Minutes February 15, 2011 Page 7 of 21 Commissioner Kiefer made a motion to recommend approva l of the Final Plan subject to the two standard stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Heinen seconded the motion. Vote by roll call: Commissioner O’Rourke, no; Commi ssioner Renzi, yes; Commissioner Sanders, yes; Commissioner Seggebruch, yes; Commissioner Kiefer, yes; Commissioner Heinen, yes; Chairman Sobkoviak, yes. Motion carried 6-1. Case No. 1537-012111.FP Ingers oll and York Subdivision Mr. Proulx stated this is a proposed resubdivision to create a new lot to relocate a historic house. This case is related to a recent case for the expansion of a parking lot and futu re building addition for Plainfield Dental located on the west side of Route 59 just north of Commercial Street at the intersection of Joliet Road a/k/a Route 30. One house known as the “Pioneer House” has been designated as a Landmark and will remain where it stands while the house to the east will be relocated. The request is to consolidate the existing lot 3 of Shreffler’s Addition, incorporate some additional land from Lot 2, and then to resubdivide the two lots. The existing lot is approximately 10,960 squa re feet; approximately 700 square feet will be added and then resubdivided into two new lots of approximately 5400 square feet and 6,180 square feet. Staff notes that the square footag e falls short of the current lot size for a typical R-1 zoned lot. Staff also notes that these lots based on the historical platting of the Village dating back over 100 years are currently legal non-conforming lots to begin with. Staff is comfortable with the size of the lots given the fact that there are many lots in the ar ea that would be consistent with the proposed new lot sizes. Staff notes that the proposed subdivision is being requested to facilitate the relocation and preservation of a historic home. The proposed driveway would come from the alley so there would be no new curb cut or street access from Commercial Street. There is no park obligati on since there is no new residential unit created. Engineering has been reviewed as part of the Plainfie ld Dental addition. Prio r to issuance of a building permit the applicant will be required to provide new utility connections. Staff supports the merger and resubdivision and woul d be seeking a favorable recommendation if the Plan Commission concurs. The Petitioner was not present. Chairman Sobkoviak said it is a commonly held principal that you do not expand non-conforming pr operties and parcels. The only reason to entertain this proposal is because it has to do with the preservation of a historic structur e. It will also preserve the integrity of the commercial property. Commissioner Renzi said the report needs to reflect th e fact that it was always contemplated that the house would be moved and with the prior vote it was done for the benefit of the commercial business. It was contemplated that we would be moving an d confirming a non-conforming use and expanding it. Commissioner O’Rourke asked for clarification. Mr. Proulx indicated there are three lots of similar si ze going from the west to the east and one other lot that had already been cut in half which is Plainfield Dental and to the west is rezoned to BT to allow for future expansion of Plainfield Dental. The one house will be moved approximately 20 feet to the west to
Plan Commission Minutes February 15, 2011 Page 8 of 21 make way for the future expansion of Plainfield De ntal. By moving it to the west the applicant is requesting to resubdivide to create a lot for the new house once it is moved. Commissioner Seggebruch asked about the jog in the lo t. Mr. Proulx indicated the jog on the south is approximately 10 feet by 70 feet that was given to Pl ainfield Dental from the current applicant to provide enough room to get a house with reasonable side yard set backs. The reason it did not continue all the way north was to give access. Commissioner O’Rourke asked if the property was going to be recorded as historic. Mr. Proulx said they are proposing to move forward with the building perm it for foundation and they have demonstrated good faith in shifting the house. Further there is some hist oric value to the house. It may be eligible for a standalone landmark status. The applicant is also the owner of the house to the west that has been landmarked so they have demonstrated a track record for seeking landmark status for the properties that they own that merit landmark status. Commissioner Seggebruch asked if the preservation commission had discussion on the possibility of landmarking this property. Mr. Proulx did not recall. Chairman Sobkoviak asked for comments from the audience. No one approached the microphone. Commissioner Renzi asked if there was a need to sti pulate a time frame for the completion of the building permit or excavation of the foundation. Chairman Sobkoviak stated the dentist was in a hurry to accomplish this. Mr. Proulx stated the Route 59 construction has impacted this project. The intention was to construct it last fall and IDOT needs to install a storm sewer that would drain the parking lot. This has not been completed. Mr. Proulx said a time fram e would be a challenge as this is a final plat of resubdivision, once it is recorded the lots are resubdivided. Commissioner Renzi made a motion the Plan Commi ssion recommend approval of the final plat of subdivision for the Subdivision of Lot 3 of Block 1 of Shreffler’s Addition subject to the following two stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Sanders seconded the motion. Vote by roll call: Commissioner Kiefer, yes; Co mmissioner Heinen, yes; Commissioner Seggebruch, yes; Commissioner O’Rourke, yes; Commissioner Renzi, yes; Commissioner Sanders, yes; Chairman Sobkoviak, yes. Motion carried 7-0. Chairman Sobkoviak called for a ten minute recess at 8:50 p.m. Meeting reconvened at 9:00 p.m. Case No. 1538-012511.AA.SU.SPR Oswego High School #3 Mr. Garrigan stated this matter comes before you pursuant to a public hearing in accordance with the village ordinances and applicable state statute. Th is applicant is proposing to develop their third High School which is 493,000 square feet on approximate ly 112 acres located at the southwest corner of Plainfield-Oswego Road and Ridge Road. The propert y is currently unincorporated Kendall County with A-1 zoning. West of this site is Gr ande Park South; northeast of this s ite is Grande Park; southeast of this site is the Updyke Property; this property is adjacen t to Cherry Road and a little north of Johnson Road. Ridge Road a/k/a Wikaduke Trail is a major arte rial and is adjacent to this proposed site.
Plan Commission Minutes February 15, 2011 Page 9 of 21 The applicant is asking to annex into the Village. The subject is contiguous to the Village, is located in the Village’s Planning Area, and is generally surrounded by the Village of Plainfield; there are utilities to the north/northeast of this property. Staff believes this proposed annexation is a logical extension of the Village’s municipal boundaries. School sites in the R-1 zoning district require a special use. There are two findings of fact that must be complied with under Section 9-38. The first finding of fact is: The Special Use will not be injurious to the use and enjoyment of other property in the immediate area for the purposes already permitted, nor substantially di minish property values within the neighborhood: Staff feels the Comprehensive Plan has identified this site as medium density but there is an inherent nexus between residential and schools. School sites can be a wonderful amenity to a residential neighborhood if it is planned properly. Therefore Staff feels there is nothing in the proposed location that would automatically create a negative or poten tially injurious impact on the adjacent residential areas. There are a number of issues based on input from adjacent residents that should be considered. The location of the main access on Plainfield/Osw ego Road and its alignment with Ashgate Way. The location of the proposed football stadium (w ith a capacity of approximately 4000 spectators) and impact on residences adjacent to the subject property. The location of the student parking lot and th e potential impact on the adjacent residents. The applicant has attempted to address these issu es by incorporating an extensive landscape buffer around the perimeter of the property. Ther e are two full access points into the subject site that will be signalized. Staff is looking to the Commission to determine if there are any impacts with regard to the first finding of fact. The second finding of fact is: The establishment of the special use will not im pede the normal and orderly development and improvements of the adjacent properties for u ses permitted in the subject zoning district: The proposed development is generally consistent with the trend of development; if properly designed this campus provides a wonderful amenity to the west ern portions or neighborhoo ds of the Village of Plainfield. Therefore Staff feels there is nothing in the proposed high school location that would inherently impede the normal and or derly development or improvement of the adjacent properties. Mr. Garrigan stated there will be major commercial deve lopment along the Wikaduke at Johnson Road or the future 143rd Street and also at Ridge Road. Staff beli eves this proposal is consistent with the future trend of development in this area and therefore the a pplicant has complied with the second finding of fact. The applicant is proposing a 493,000 square foot campus on 112 acres which could contain potentially 3000 students at full capacity and approximately 245 f aculty members. The applicant is requesting a number of variances as part of the proposed special u se relating to the maximum height of the proposed site, landscaping requirements, and height of stadium and field lights. The applicant proposes two full access points, the first aligns with Ashgate Drive and will be signalized including right and left turn lanes; the second full access point is on Ridge Road along the southern
Plan Commission Minutes February 15, 2011 Page 10 of 21 perimeter of the property which also will be signalized, include dedicated turn lanes, and will be a private drive until the property to the south is developed at which time it would become dedicated to the Village. This second access point will be used for the buses and faculty traffic. The internal circulation system will link the 746 student parking lot north of the school with the 309 space faculty parking lot to the south. There is a circular drive located along the eastern elevation facing Ridge Road for visitor parking and student drop-offs. A total of 1,295 parking spaces are proposed which exceeds the required 800 parking spaces. The applican t is requesting relief from the village’s parking lot landscape requirements. The western portion of the site contains the athletic fields (including 12 tennis courts, 6 baseball/softball fields, 4 practice fields and the stadium) and takes up approximately 2/3 of the site. The stadium will be lighted now but the other fields will not be lighted at this time but have the potential to be lighted in the future. The high school is located along the eastern site . The dry stormwater retention area is adjacent to Ridge Road. In the future they may add a 25 or 50 meter swimming pool which would also service this campus. Neighbors have expressed concern with the location of the stadium and the student parking lot. The applicant is proposing a two-story building that is constructed with a predominance of face-brick and insulated glass and complies with the material requirement s of the Village’s Site Plan Review Ordinance. Staff has recommended additional landscap ing or natural vine or ivy to soften the extensive brick on the western elevation and additional landscaping at the entrance areas and along the eastern, northern and southern elevations. Staff would also be looking for the applicant to iden tify the location of all mechanical systems throughout this proposed campus. Consistent with previous policy and ordinance requirements, any mechanical system should fully screened. The applicant has incorporated a series of undulating berms along Plainfield-Oswego Road and Ridge Road with extensive landscaping. Based on the elev ation of the berms there should be no impact from vehicle head-lights on any of the residential parcels. The applicant should revise the landscape plans to a dd additional landscape islands in the proposed parking lots of this campus. The applicant has i ndicated the landscape islands would cause a hardship from a maintenance standpoint and have asked for relief. The photometric plan as it relates to the perimeter of the site complies with the ordinance. The proposed football stadium will have four lighting standards with the height of 90 feet. Staff has some concern about the level of illumination on the practice fields and baseball fields and the potential impact it will have on the existing residences abutting this site and fu ture residential development at Grande Park South to the west. Staff would be looking for the applic ant to add some additional landscaping along Cherry Road to mitigate some of the potential impact on these illuminated fields. There are generally good pedestrian connections from Ri dge and Plainfield Roads to the actual campus. Staff feels there is an opportunity to provide some ki nd of pedestrian connection to Cherry Road as future residential development to the west of this campus occurs.
Plan Commission Minutes February 15, 2011 Page 11 of 21 Staff continues to negotiate with the applicant regard ing the size and timing of the addition of the 25 or 50 meter pool. This project will have a significant impact on traffi c both on Ridge Road and Plainfield/Oswego Road. The applicant will be improving the access point inte rsection by incorporating the required dedicated turn-lanes and future signalization. The traffic study identifies that this campus will generate 1,010 two-way vehicle trips during the weekday morning peak hour and 695 two-way vehicle trips during the weekday afternoon peak hour. Less than 20% of the se vehicle trips will be made up of the school buses on a weekday basis. Based on this analysis, with th e exception of the intersection of Ridge and Ash Gate the ‘Level of Service’ created by the high school will be acceptable. The “E” rating at Ridge and Ash Gate will constitute “high delays resulting from poor progression, high cycle lengths and high V/C ratios. Staff is in general support that the proposed campus is an appropriate location; is clearly an appropriate annexation; and the standards for the require d special use have been complied with. The concerns are whether the proposed athletic fields are in the appropriate location; whether the Plan Commission is comfortable with the location of the st udent parking; the potential impact on the adjacent residents. Is the Plan Commission comfortable with the number of illuminated fields in the future; and does the Plan Commission see any need for any changes in the archit ectural elevations as proposed. Staff suggests a favorable recommendation that the a nnexation is a logical extension of the Village’s municipal boundaries, to the special use subject to th e two standard stipulations , and generally making an favorable recommendation of the site pl an review subject to the eight stipulations in the staff report. The applicant indicates the landscape isla nds in the parking lots are not acceptable so Staff is generally comfortable with the elimination of stipulation nu mber 3 in accordance with applicant’s request. Chairman Sobkoviak asked for Stev e Amann to introduce himself. Steve Amann stated he represents Baxter and Woodman, the Village’s review engineer. Mr. Amann indicated there is a six inch water main and sanitary sewer immediately adjacent to this property which has more than enough capacity to serve the school’s needs. Mr. Amann indicated there was some additional drainage information they would need to review as the project moves forward. Mr. Amann encouraged the school district to investigate the Best Management Practices (BMP) as much as possible to help with stormwater quality i ssues. The District has identified 12 to 14 acres of detention along the eastern perimeter of the site. Mr. Amann suggested th e District look at native plantings and such to encourage filtration of stormwater and not just dir ect runoff. Regarding the signalization the petitioner should keep in mind these roads are county roads. The county highway engineer is generally supportive of the access points, the proposed turn lanes and th e traffic signals, and the completion of the Wikaduke improvements along Ridge Road from the intersection with Plainfield Road all the way to the north/south line. There are some additional details they would like to look at but these are things that would be worked out with the engineer. Mr. Amann stat ed he would second Mr. Garrigan’s suggestion for additional access to the west side of the site in light of the future residential that is planned to the west. Chairman Sobkoviak sworn in the following – Mike Schoppe, Josh Witt; Doug Gallois; Dennis Bane, Bill Woodard; and Todd Roberts. Mr. Schoppe, Planner/Architect, indicated the Os wego school district goes from Kane/Kendall county line all the way down to about one mile south of Caton Farm Road. Mr. Schoppe explained the three main criteria in the placement of a new school site as being 1) the proximity to major highway; 2) the
Plan Commission Minutes February 15, 2011 Page 12 of 21 distance from the existing high schools; and 3) proximity to public utilities. The District had reviewed several sites but chose this site due to the locati on of utilities and the proposed growth over another site that would use a well system as well as require an on-site sewer treatment facility because there were no utilities close by. Mr. Schoppe explained the location of the access point for the students for this high school and indicated the majority of the students would come from the west, northwest and north areas of the school district. Mr. Schoppe stated they needed permission from Kenda ll County for any road access into the property. The County has told the District that because of th e distance from the Ridge Road intersection with Plainfield and the Johnson Road intersection with Ri dge Road there would only be one full access point granted. The County also stated the District needed a minimum of two access points and preferably at an intersection therefore Ashgate would be the second entrance. Mr. Schoppe stated the property drains generally to the east which is why the stormwater basin is along Ridge Road. The majority of the traffic will come fro m the north and west so this determined the location of the student parking lot at the north entrance. Mr. Schoppe described the location of the field house, administration, auditorium, library, class room spaces , cafeteria, mechanical room etc.; location of access for the students and the series of gates that limit the st udents to the north lot. The bus, faculty and visitor traffic enter and leave from the Ridge Road entrance. Mr. Schoppe explained the entrance off Ridge Road w ould become a public dedicated street to provide access to Grande Park South as it is developed. The stadium is located at the north so it is adjacent to the north parking lot which includes 746 parking sp aces. The baseball fields with the drive down the middle are the most efficient way to manage the fields. The right of way for Cherry Road will be dedicated to the Village. The School District will have no access from Cherry Road. The Fire District agrees there is no need for access to Cherry Road. Mr. Schoppe explained the landscaping; the berms along Plainfield Road will be 2 to 5 feet high and along Wikaduke the berms will be 3 to 5 feet high. Th e north end of the stadium field to the back of the residences across the street is approximately 500 feet; to the residence to the northwest is about 325 feet. The stadiums may be closer to residences some of th e other High Schools in town. The plan is for this High School to open in the fall of 2014. We hope to begin construction later this year. Chairman Sobkoviak opened the meeting for public comments. Debra Dictor was sworn in. Ms. Dictor lives in the Grande Park neighborhood across Plainfield Road. Ms. Dictor indicated a concern with the 90 foot stadium lights; the student population as the Junior High School in Grande Park is currently vacant; and asked if it will be just freshman the first year and the next freshman and sophomores and so on. Mr. Gallois indicated the Murphy Junior High School has not been used since it was built. There are 1400 students in each of the early grade levels; that is primarily first through fourth grade levels; then about 1350 for the next grade levels. The main goal is Murphy Junior High will begin to house freshman in 2012, then in 2013 and 2014 they will house the freshman a nd sophomores at Murphy and the following year this facility would open and because of the growth the Murphy school will fill to a Junior High facility. Next year the District will have appr oximately 5000 High School students. The District believes two High Schools should function at 4600 to 4800 students. With this population already existing and the larger classes proceeding into those High School levels this school will be filled. The boundaries need to be determined in order to give you exact numbers of students in the first freshman,
Plan Commission Minutes February 15, 2011 Page 13 of 21 sophomore, and junior classes. If there is no growth a nd they have 1400 students per grade level that is 5600 students. This school may not have the same nu mber as the existing two schools to begin with but additional growth will fill this school. Ms. Dictor stated she is opposed to the parking lot and the 90 foot lights; did not feel the berm was sufficient to offset the noise and traffic; felt th e overflow parking would be in her neighborhood; concerned that the high school children would come across Plainfield Road and hang out in the small children park right across from the parking lot. Ms. Dictor stated you are impacting more families in the neighborhood than students in the school. Ms. Dictor asked why they did not receive copies of the plans with the notification that was sent out. Mr. Garrigan stated in accordance with state statute th e applicant is required to send out by certified mail notification of the hearing but they are not required to provide a site plan. Gerald Pettit was sworn in. Mr. Pettit lives across Plainf ield Road; indicated they have a 3 to 5 foot berm in the back yard and the property slopes up and away; is concerned with the location of the parking lot and lighting of the parking lot right behind his house; is concerned with the traffic, the noise from the bands who will be practicing outdoors in the summertim e; felt the value of their property would decrease again; and is concerned with the lack of green space. Jean Reppy was sworn in. Ms. Reppy stated she lives in the house at the corner of Cherry and Plainfield Road. Ms. Reppy is concerned with the football field and the lights shining in her windows. She explained this site is higher than her property. Ms. Reppy was concerned with Cherry Road access which she indicated had been answered. Ho wever, she stated she gets water about six times a year that drains off the field down the side of Cherry Road all the way to Plainfield Ro ad, sometimes it is just in the ditch and sometimes it is the whole side of her yard; and th ere are no retention ponds on the west side of this site. Ms. Reppy hopes the water issue will be addressed. Commissioner Heinen asked Ms. Reppy if she has had any issues with flooding in her house. Ms. Reppy said no because they have piping all the way around he r house out to Plainfield Road. In the flood of 1996 a lot of the field dirt filled in her ditch and it has not been dug out. The closest the water gets to her house is in the side yard maybe 50 feet away. Cathy Crawford was sworn in. Ms. Crawford submitte d a petition signed by 41 residents of Grande Park with more emails coming in. Ms. Crawford stated th e main concerns in Grande Park are the daily and special event traffic from Plainfield Road; noise; the lo cation of the stop light to be located at the top of Plainfield Road which could be dangerous as it ma y not allow enough time to slow or stop according to the reduced line of sight; the second light on Plainfield Road within a short distance of the existing light at Plainfield Road and Ridge Road could cause add itional congestion in this area; the location of the stadium to their homes; and the location of the student parking lot to their homes. Ms. Crawford stated she appreciated the value of the school that it will add to the community but it should not be at the expense of the quality of life and enjoyment of the Grande Park residents. Ms. Crawford felt the landscaping does not reduce the noise and felt the 3 foot berms did not meet their expectations. Chairman Sobkoviak asked how many signatures were on the petition. Ms. Crawford indicated there were 39 emails and thought there were 5 signatures and she had three more in her email that she could not print out. Chairman Sobkoviak stated the petition aski ng the Oswego Public School District to revise the proposed plan in a way to minimize the impact on the neighborhood and the quality of life and redesign the plan to accommodate the main entrance of the cam pus elsewhere on the site not on Plainfield Road, to
Plan Commission Minutes February 15, 2011 Page 14 of 21 relocate the student parking and football stadium to the south section of the site and increase the sound buffers and landscaping with significant berms that include generous plantings and fencing. There are 39 emails and 5 signatures in support of this petition. Ms. Crawford asked why Cherry Road was not consid ered an entrance. Mr. Schoppe indicated the size, condition and more over the future plan for Cherry Road is not appropriate for an entrance. The entrances to a high school need to be on major roads. Katie Lindell was sworn in. Ms. Li ndell is a resident of Grande Park north of the stadium on Ashgate Crossing. She is concerned with the following: the stop light right next to her house; felt the open lots in this area will not be built on now; the children’s park; and felt the students would cut through her neighborhood due to the traffic; indicated that 10 to 15 buses cut through now to get to the elementary school in Grande Park; the location of the stadium with the 90 foot lights; value of life; and location of the detention. Todd Roberts, engineer for the School, indicated underground detention is extremely expensive, it is $250,000 to $500,000 per acre foot. This is not possible. Ms. Lindell asked if it was appropriate to have so many fields as that means more and more lights as well. Mr. Gallois stated the tennis courts are the same number of courts they have at the other two high schools; the diamonds at this facility is pretty much the same number of diamonds. Space at Oswego High School is a little limited but Oswego East High School does not ha ve that problem. The practice fields are really open areas, they are designed as appropriate squares but generally speaking they are open grass areas. Ms. Lindell asked if the fields would be used by othe r organizations. Mr. Gallois indicated there probably would be a lot of interest coming out of Plainfield. The lights for these fields are not in the first phase, the lights will probably be caused if the population grows to such a degree that there is a high demand from the young people. High School athletics do not use the baseball diamonds and tennis courts at night, generally that is caused by the community. Ms. Lindell asked if Plainfield Road was to be widene d. Mr. Gallois said Plainfield Road is widened for the turn lanes at the intersections and indicat ed where the turn lanes would be placed. Ms. Lindell felt the proposed berm and landscaping would not do much good for the residents. Al Raskevicz was sworn in. Mr. Raskevicz expressed concern with possible flooding and indicated they have been flooded 3 or 4 times already in the last 15 years. Mr. Raskevicz asked whether the lighting on the fields would be on all the time. Mr. Gallois stat ed the lights at the stadium will only be light when in use. The football field is primarily used for football but there are also soccer programs. Chris Heffernan was sworn in. Mr. Heffernan stated he is a teacher at Naperville and when their parking lots get full the neighborhoods around the school are fille d with cars. Mr. Heffernan is concerned with the safety for the small children with all this additional traffic coming in the neighborhood. Mr. Heffernan stated when the reconstruction of Plainfie ld Road at Ridge took place all the cars cut through their neighborhood and it was a dangerous situation; st ated that at dismissal time all the cars would turn onto Plainfield Road and the kids will cut through th eir neighborhood; asked if the developers could find a way that would prohibit the cut through traffic and make the traffic go to the light. William Woodward, KOLA traffic engineer, stated you want the connectiv ity between neighborhoods and major roadways. The vehicles coming out of the high school will basically tu rn left to go northwest or right to go to Ridge. You do not really want to block the turning movements coming across from your neighborhood as that
Plan Commission Minutes February 15, 2011 Page 15 of 21 restricts your movement coming in and out of your neighborhood as well as loose the connectivity of the neighborhood. Signs could be placed indicating no th rough traffic which would prohibit students from exiting out and going into that subdivision. The cap acity study shows that the intersection of Ridge and Plainfield Roads has more than enough capacity to handl e not only the traffic that is here today but also the traffic from the High School as well as the traffic growth. We took a traffic volume and bumped it up seventeen percent and it shows the intersection ha s more than enough capacity to handle the traffic volumes and also has reserve capacity for the future th at might be developed in the area. There should not be a long delay and people will use it because it w ill be faster than cutting through the neighborhood with speed limits of 25 miles per hour. Mr. Heffernan did not agree. Commissioner Renzi stated there was a map attach ed to the petition and asked that it be noted. Cindy Kerr was sworn in. Ms. Kerr stated there are two intersections to the north of 135 th that will be hugely impacted by this school so turning left off of 135 th Street and Grande Park Boulevard without a signal will be dangerous and then there is a four way stop at 127 th Street. Ms. Kerr asked about the start times of the three schools (elementary, middle and high school) and how the bus system works. Mr. Gallois stated to the best of his knowledge hi gh school has a 7:30 a.m. start time; and thought there was about a twenty minute gap between the high school and the junior high. Ms. Kerr said there would be about a two hour time period where Grande Park would be hugely impact ed with bus traffic. Someone in the audience indicated high school starts at 7:30 a.m., junior high starts at 8:00 a.m. and elementary starts at about 8:40 a.m. Ms. Kerr stated the stude nts that walk to school will meet a lot of increased traffic; and asked how the school district manages that much traffic in an emergency situation with three schools in the two block area. Commissioner Renzi said it is like that in Plainfield, you have about eight schools in a 2 to 2-1/2 mile radius. Mr. Gallois stated it happened with the rece nt snow storm and it was successfully accomplished. Mr. Gallois stated they have other schools in close proximity and there have been no problems. Ms. Kerr asked about the expansion of the Wikaduke. Chairman Sobkoviak said the Wikaduke runs from Aurora to Minooka and will be built as it is needed. Jim Hugunin was sworn in. Mr. Hugunin stated he w as in support of the location of the school but was not sure a third high school was needed; concerned with the density on Cherry Road; concerned with the lack of infrastructures from Grande Park South; felt the students would cut through the Grande Park neighborhoods and felt the school should look into sw itching the student parking lot with the teacher parking lot; felt they could slide the football field to the location of the tennis courts; was concerned that Plainfield Road is not a good road for students to be driving on; supported the two traffic signals; wanted the signalization at Rt. 126 and Ridge Road; and sup ported no exits through the school to Cherry Road. Christie Capalety was sworn in. Ms. Capalety stated she is the manager for the Grande Park Homeowners Association. Ms. Capalety stated th e petition presented captures the majority of issues the Grande Park residents have; indicating there were ma ny more residents that addressed their concerns to her as they could not be present at this meeting. If the commission recommends approval they would like the special consideration for the impact that this w ill have on the residents both safety and quality of life; and they are open to working with the school district on possible solutions as this will affect the residents on a day to day basis.
Plan Commission Minutes February 15, 2011 Page 16 of 21 Mr. Raskevicz asked if Cherry Road would be upgr aded. Mr. Schoppe stated it would not be improved by this development. Chairman Sobkoviak closed the public comments. Commissioner Heinen stated he h as done work for DLR Group and was the architect for this project. Commissioner Heinen stated they currently do not ha ve any contracts in place or any known opportunity. Chairman Sobkoviak said you (Commissioner Heinen) recognize no conflict of interest. Commissioner Heinen stated that was correct. Commissioner Sanders asked when this application was initially submitted was it the 112 acres as shown in the site plan. Mr. Garrigan said this is the orig inal site plan and the School District is buying the northern 112 acres of the Rot Farm. Commissioner Sa nders offered for consideration that the School District look at the southern portion and expanding it to over 112 acres in order to accommodate relocation of the stadium. Commissioner Renzi stated his belief is that the Plai nfield Schools are usually 80 to 90 acres. Oswego usually has bigger sites. Commissioner Seggebruch asked the number of acres for Oswego East. Mr. Gallois stated Oswego East is 110 acres and is almost identical to this site plan. Mr. Schoppe indicated the parking lot will have standa rd parking lot light fixtures usually about 20 feet tall. The 90 foot light fixtures are only at the athletic fields and the lighting in the football stadium is very typical with four poles. There are a number of lights on each pole and given the location are all pointed into the field. There are 50 foot candles on the field a nd that is standard for an athletic event. Prior to final payment to the contractor the lighting test will be done on the property to ensure that we have the 40-50 foot candles on the field and also that a test is done on the perimeter to see that we do not exceed those light levels shown on the photometric plan. Th e student parking lot is sized for 746 spaces and will be built initially with the high school. The parking lo t shown as future parking, showing 177 spaces, is not part of the phase one construction but if we find out there is a need we will construct this additional parking lot. The two existing high school, OHS is the larger and has student population of about 2300 students provides a total quantity of 920 parking spa ces and of that about 520 of those spaces are located right next to the football stadium. This lo t has been sized to accommodate 3000 students. Commissioner Renzi asked if this configuration is th e same football field as Oswego East in terms of the lighting and all that. Mr. Schoppe stated correct. Commissioner Renzi asked if lighting tests were done for Oswego East. Mr. Schoppe stated he was not involv ed with that part of Oswego East. The north track area of the stadium is about 500 feet away from the Grande Park residents and is about 300 feet away from the resident to the northwest. The football stad ium located at Plainfield North is about 300 feet away from the residents across the street with no berming and with very few trees. Chairman Sobkoviak stated the trees that are there now were added in r esponse to outcries from the public. Mr. Schoppe stated the football stadium at Plainfield Central is located approximately 200 feet from the track of the stadium to the closest residents. Commis sioner Heinen asked if we get a lot of complaints from the neighbors. Mr. Garrigan said no comments about the lights; the comments were about the aesthesis of the stands. Commissioner Renzi at Plainfield North stated foul ba lls are routinely shagged out of the back yards from the diamonds. Commissioner Seggebruch indicated Plainf ield North is at a corner location and has access to 248 th and 119 th with no signalization; the only signalization is at the 248 th and 119 th intersection.
Plan Commission Minutes February 15, 2011 Page 17 of 21 Commissioner Seggebruch said Grande Park is about 880 acres that was developed and 80 acres was in Will County and the Plainfield School District a nd the 800 acres is in Kendall County and Oswego School District. The developer was not excited about installing the foot bridge across Ridge Road. When this site was originally proposed it showed the s ites for elementary and middle schools. When Grande Park is fully built out it may be able to fill a high school by itself. Commissioner Seggebruch asked if the residents would rather the school be built down by 126 th and the students would all be bused. Ms. Kerr stated the plan showed the location of the middle school but there was no mention of a high school. Mr. Heffernan agreed it was probably a good location for a high school but their issues are with the arrangement. They would like minor adjustments such as the parking lots and the fields being rearranged. Commissioner O’Rourke asked for confirmation that the foot candles at the edge of the property are going to be within standards less than one-half foot candle; could there be a shield to protect the people to the north. Mr. Schoppe said it has been looked at and addressed. The lights shown on the plans have the shields to direct the light down and forward. Co mmissioner O’Rourke asked about the glow. Mr. Schoppe indicated they would look at it. Commissioner O’Rourke asked if they could addre ss the cut through traffic at dismissal time. Mr. Schoppe stated if no through traffic signs are posted th is means the residents would not be allowed to cut through either. Commissioner Renzi said if you cut through you will end up on 135 th Street, and did not see the upside to cutting through as you might get to Ridge a minute or two quicker but then you would sit at Ridge trying to make a left hand turn. Commissioner Heinen said how many site plans did you put together before you got to this one. Mr. Schoppe indicated at least four. Co mmissioner Heinen asked if there were any renditions with the student parking on the south or a mirror image of this site pl an. Mr. Schoppe stated no, that when they learned the majority of the population of the students would be coming from the north and the west they all focused on getting the majority of the students into the campus as quickly as possible. Commissioner Heinen asked Mr. Woodward in looking at the summary of the traffic report at the intersection of Plainfield and Ashgate we have an A.M. peak at level service E. Mr. Woodward said the E represents the intersection under a stop sign co ntrol where Ashgate Way and the school access are under stop sign control with Plainfield Road being free flow through the intersection. A signalization intersection which is planned results with a level service C for that morning peak hour with all the movements. Commissioner Heinen stated it is anticip ated that the signalization will be put in from day one and it should be a level C. Mr. Woodward agreed and stated in the full traffic study there is a table and it shows the intersection was a two way stop contro l intersection and that the intersection was traffic controlled. Commissioner Heinen suggested updating the staff report. Commissioner Heinen stated it was mentioned the site drai ns west to east but there is that area that flows to the northwest corner of the site and a couple reside nts mentioned concerns about flooding. It looks like all the stormwater management is on the east side but you are not addressing the issue of stormwater at the northwest corner. Mr. Roberts said all the ball fi elds are designed to drain away from the center and there will be a series of stormwater drains throughout all the ball fiel d areas that will capture the runoff and bring it down to the pond. Commissioner Heinen said you are changing the drainage patterns. Mr. Roberts said it is a very small contributing area that was discussed with the Village engineer and they were open to the idea of taking that runoff into the pond. Commissioner Heinen asked about the 100 year flood. Mr. Roberts said the 100 year would have its normal course. Commissioner Heinen asked Mr. Amann to take a look at that drainage. Commissioner Renzi suggested using the discus field as a dry
Plan Commission Minutes February 15, 2011 Page 18 of 21 water detention. Commissioner Heinen said you coul d probably get a series of stormwater management areas to capture that water. Commissioner Heinen asked Mr. Schoppe what elements were implemented with regard to BMPs or sustainable design. Mr. Schoppe said the primary area is with the stormwater management dry detention basin. The school district has experience with naturalized vegetation on some stormwater management facilities at the other high schools and they have not all been received well. There will be some naturalized plantings along the Wikaduke. There may be opportunities in the future as an educational opportunity to take part of this and create a natural prairie or a meadow. It is not some thing that we can commit to now but we will keep in mind any educational opportunity that the site or the building has. Commissioner Heinen said the Village of Plainfie ld preaches green approaches and sustainable designs; encouraged the school district to look at opportunities of implementing bio swales as the end of parking lots so the water can be filtered before it goes into the stormwater managements facilities. These may actually be a cost benefit as you might not need as much storm sewer. Commissioner Heinen asked the applicant to please look at BMPs that are cost effec tive too. Mr. Schoppe indicated they would. There was rational in the determination of how much property they needed to buy. Commissioner Kiefer asked if they looked at other locations for the stadium to be moved further south due to the comments from the public. Mr. Gallois stated they need to be good neighbors; he has seen where the addition of a high school added tremendous va lue to adjacent areas. Th ere are some limitations and cost factors but they will review this with th e School Board. Commissioner Renzi suggested there may be ways to swap the football stadium with other fields which would put flat land to the north that could actually help with the 100 year flood. Commissioner O’Rourke asked if they foresee any community involvement happening after school hours with the practice fields which could create a problem on the west side because people want to park close so they walk the least amount of distance possible. Commissioner O’Rourke asked if people will be parking along Cherry Road because it is more conveni ent to watch the kids and provides closer access to the open fields? Commissioner O’Rourke also asked why Cherry Road did not extend further south so that if the road running east/west continue d west it would connect with Cherry Road. Mr. Garrigan indicated Grande Park South has a park space planned there by Cherry Road. Mr. Schoppe stated there are certain entitlements that have been given to Grande Park Sout h development in terms of the layout of their lots and parks. Cherry Road comes south and makes a 90° bend and heads west. There are approved park plans and lots that back up to the school property along the west side of the school property line then there is a street that runs throu gh the middle of Grande Park South and is planned to stop at our west property line. Anything could cha nge down the road. The county highway department will tell you the intersection of Cherry Road and Pl ainfield Road is not the best intersection. Commissioner O’Rourke stated the continuation of Che rry Road could be planned for even if it never is built but the right-of-way could be there. Commissioner O’Rourke asked if the school district could consider this. Further discussion was held with regard to the location of the sidewalks. Mr. Schoppe indicated no parking along Cherry Road could be enforced with no parking signage. Mr. Schoppe stated he thought that portion of Cherry Road was under the jurisdiction of Plainfield through the annexation of Grande Park South.
Plan Commission Minutes February 15, 2011 Page 19 of 21 Chairman Sobkoviak stated the petitioner had made no pr omises but did agree to reconsider the location of the stadium. Mr. Garrigan stated of the bullet points raised by Staff the biggest one was if the Plan Commission is generally comfortable with the location of the student parking lot. Chairman Sobkoviak asked if we need to ask the applicant to bring this back to the Plan Commission. Mr. Garrigan stated there was an opportunity to work with the applicant; there is a ve ry tight time line based on their construction plans; Staff can look to see if the stad ium could be relocated to address the residents’ concerns; the applicant has heard the concerns of the residents and the applicant will try to mitigate some of the impact; there is an opportunity for staff to wo rk with the applicant prior to going to the Village Board; and there will be another public hearing at th e Village Board level. Commissioner O’Rourke stated another issue is the possible cut through traffi c. Chairman Sobkoviak stated another objection was overflow parking occurring in the neighborhoods; at Plai nfield Central that problem was solved by signs being posted indicating no parking during school hour s which would affect visitors that the residents might have during the week. Chairman Sobkoviak asked the commissioners if they were comfortable in allowing the variances listed on page 3 of the staff report. The responses were a ffirmative. Commissioner Renzi indicated he liked the idea of no islands in the parking lot which allows th e snow plows to just push the snow as long as we can minimize what goes into the sewers with swales. Commi ssioner Sanders stated with the fire lane and the aid of the detention lot they could clear the snow without building mountains. Mr. Garrigan stated that would eliminate stipulation number 3 in the site plan review. Co mmissioner Seggebruch asked if there was a comment with regard to having a foot path going out to Cherry Road. Mr. Garrigan stated this was discussed with the applicant and would be looked in to for future development. Commissioner Renzi stated there are a number of ideas for some sort of f oot traffic between the park and the baseball fields. Commissioner Renzi asked if the applicant would look into the open/close windows for the natural ventilation. Dennis Bane, with DLR Group, stated w ith the size of the building, the number of students, the operable windows often are not as conducive as you might think, specifically with the need to air condition one room while at the same time we might be heating another room. A mechanical engineer will tell you operable windows can throw the system out of balance. The code requires a lot of fresh air in the building through the mechanical system just because it is a school. Mr. Bane indicated operable windows are something they can look at. Commissi oner Renzi said there may be areas where you can compromise with one system that could work. Mr. Garrigan said they can work with staff; we have talked about some green design elements with the architecture and BMPs. Commissioner Renzi asked about the stipulation rega rding the foundation plantings; this could be done over time. Mr. Garrigan said the applicant has agreed to incorporate a very limited foundation planting along the entrances only. Staff is not looking for them to do foundation plantings along the linear frontage. Commissioner Renzi suggested allowing th e plantings to be done over a time period so the students and/or parents could take ownership. Mr . Garrigan said we could work with them on a phasing plan. Commissioner Kiefer asked about the status of sti pulation no. 6 regarding the western architectural elevation. Mr. Garrigan indicated he has discussed with Mr. Schoppe about a compromise to do something like ivy to soften the elevation. Commis sioner Renzi said he was not going to ask them to do architectural design and requested that words architectur al elements be stricken from stipulation no. 6. Mr. Garrigan agreed. Commissioner Seggebruch suggested if the stadium could move south and stayed in the north/south orientation maybe some practice fields could come up al ong the north property line without rotating them.
Plan Commission Minutes February 15, 2011 Page 20 of 21 Commissioner O’Rourke suggested adding a condition that you will work with staff to relocate the stadium. Discussion was held with regard to adding the reloca tion of the stadium and reducing the impact of cut through traffic through the subdivision being part of a stipulation so that it is spelled out in order the Village Board would understand it was a concern. Seve ral Commissioners felt it was a part of the public record and was agreed to under oath. Discussion was held with regard to stipulation no. 7 re garding the mechanical systems be fully screened. Mr. Garrigan stated screening is our policy. Most Commissioners agreed to leave in stipulation 7. Chairman Sobkoviak asked if there were any other issues to be discussed. Commissioner Heinen made a motion to recommend approval to the Village Board that the proposed Annexation is a logical extension of the Village’s municipal boundaries. Commissioner Kiefer seconded the motion. Vote by roll call: Commissioner Seggebruch, yes; Commissioner O’Rourke, yes; Commissioner Renzi, yes; Commissioner Sanders, yes; Commissioner Kief er, yes; Commissioner Heinen, yes; Chairman Sobkoviak, yes. Motion carried 7-0 Commissioner Kiefer made a motion to recommend approval of the Special Use for the high school in the R-1 district with the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Heinen seconded the motion. Vote by roll call: Commissioner Seggebruch, yes; Commissioner O’Rourke, yes; Commissioner Renzi, yes; Commissioner Sanders, yes; Commissioner Hein en, yes; Commissioner Kiefer, yes; Chairman Sobkoviak, yes. Motion carried 7-0 Commissioner Renzi made a motion to recommend approval of the Site Plan Review to the Village Board with the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Introduce some foundation plantings along the proposed school structure. 4. Introduce some additional landscaping along Cherry Road to minimize the impact of the illuminated practice and baseball fields. 5. Incorporate some additional landscape elements to soften the western architectural elevation of the school. 6. That all mechanical systems be full y screened in accordance with Village ordinance. 7. Any landscaped median along Ridge Ro ad be landscaped as per the WIKADUKE Study. Commissioner Heinen seconded the motion.
Plan Commission Minutes February 15, 2011 Page 21 of 21 Vote by roll call: Commissioner Sanders, yes; Commissioner Kiefer, yes; Commissioner Seggebruch, yes; Commissioner O’Rourke, yes; Commissioner Renz i, yes; Commissioner Heinen, yes; Chairman Sobkoviak, yes. Motion carried 7-0 Chairman Sobkoviak stated these recommendations will go forward to the Village Board noting that the petitioner has agreed to work with staff on several issues. DISCUSSION: Commissioner Renzi suggested developing a policy with regard to the Public Comments. Chairman Sobkoviak suggested we may need to establish a policy. Maybe staff can offer suggestions at the next meeting so we can be consistent with the way Village Board handles this policy. Adjourned at 11:50 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary