HomeMy Public PortalAbout2011-12-06 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: December 6, 2011 Chairman Sobkoviak called the Plan Commission meeting to order at 7:00 p.m. ROLL CALL: Commissioners Seggebruch, O’Rourke, Kiefer, Heinen , Fulco, and Chairman Sobkoviak; Fire District and Park District were present. Commissioner Renzi arrived at 7:10 p.m.; School District and Library District were absent. Also present were Jonathan Proulx, Planner II, St eve Amann, and Engineer from Baxter and Woodman, Merrilee Trotz, Recording Secretary Approval of Minutes: The minutes of Nove mber 15, 2011 were accepted as presented. PUBLIC COMMENTS: Chairman Sobkoviak asked for public comments on items that are not on the agenda. There was no response. DEVELOPMENT REPORT Mr. Proulx stated the Village Board approved the ordi nance authorizing the special use for the Ron Baker Quick Lube project and directed the attorney to prepare ordinances for annexation and rezoning development of the Springs at 127. OLD BUSINESS: None NEW BUSINESS: Case No. 1568-102111.AA.SU.Z Springs @ 127 Mr. Martin, attorney for the applicant, addressed so me concerns raised at the previous meeting. Chairman Sobkoviak indicated Mr. Martin remained under oath. Mr. Martin indicated the traffic study was provided as requested; the traffic study indicated left turn and right turn lanes from 127 th would be required and these have been provided and the annexa tion agreement confirms these turn lanes will be provided; there is a dedication of 33 ft of right-of-way and the applicant is also dedicating an additional right-of-way for a total of 60 feet of right-of-way for the eventual widening of 127 th Street; a five-foot sidewalk will be built along our frontage of 127 th Street; and a financial c ontribution of $287,500 for future improvements to 127 th Street is provided to the Village. Mr. Martin indicated there is no direct connection between this development and the subdivisi on to the north; this development provides for two accesses from 127 th Street; the streets provide fire truck ma neuverability. Regarding the fence, Mr. Martin indicated when you get so far away you will be able to see over the fence; the closest building from our north property line is 75 feet; next to the east if the Yunker property which is 393 feet from our closest building; then 434 feet to the Roemer prope rty from our closest building; and 695 feet to the properties along Cotswald from our closest building. Mr. Martin indicated they have increased the Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy
Plan Commission Minutes December 6, 2011 Page 2 of 10 landscaping with a total of 75 trees with a black vinyl chain link fence. Mr. Martin indicated they are willing to build whatever fence the commission wants. Mr. Martin indicated a flood study was submitte d and comments from Baxter and Woodman, the Village’s engineer, were received; the applicant has not yet received any response from the Army Corp of Engineers; and the density has been addressed in the staff report; the square footage for lot area also meets code. Mr. Martin did not believe the noise from this de velopment would be any greater than the noise from Route 59. With regard to the demolition of the existi ng building – there is an incentive in the annexation agreement to complete the clubhouse and obtain occupa ncy prior to March 1, 2013 or they will be required to pay an additional sum of $12 6,000 in impact fees to the Village. Mr. Proulx summarized the staff report; indicating the public hearing for the special use was continued from our previous meeting and the appropriate notic e has been posted and published in accordance with state statute and local ordinance. The site is on the north side of 127 th Street approximately ¼ mile east of Route 59 consisting of approximately 27 acres which includes the former Luth eran High School site. The petitioner is proposing to develop 17 buildings to include 340 deluxe apar tments, with a clubhouse, and a 3.8 acre park. Mr. Proulx reviewed the uses of adjacent properties. The Norman Drain crosses the northwest corner of the property so a portion of the site is in the designated floodplain. Mr. Proulx reviewed the density and how this is figur ed. The comprehensive plan sets the density range for “Multiple Family Residential” as 10 to 15 units pe r acre. The proposed project is 12.3 units per acre using the gross site area of 27.6 acres. Excluding the 3.8-acre park site, the density is approximately 14.3 units per acre. Mr. Proulx indicated the relief requested is 1) the minimum home side per dwelling unit to allow a studio apartment of 515 square feet and 2) the proposed fe nce material (vinyl-coated chain link, whereas chain link is prohibited in residential districts per the zoning code). Mr. Proulx reviewed the special use findings: a. The special use will not be injurious to the use and enjoyment of other properties in the immediate area for the purposes already permitted, nor substantially diminish property values within the neighborhood. Staff submits that the location of the project is ap propriate and that the proj ect has been designed to minimize impacts to adjacent properties. 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 finds that the project is compatible with ex isting uses in the area and will not be detrimental to potential future uses with the potential for developmen t or redevelopment of adjacent properties to the west, south and east. Mr. Proulx reviewed the seven planned development findings. Staff feels the proposed project would help to fulfill several goals under the Comprehensive Pl an; feels there is a need for rental housing options; public utilities are available to the property and w ould be extended at the developers expense; transportation improvements would be made and the natural elements w ould be preserved; the design of
Plan Commission Minutes December 6, 2011 Page 3 of 10 the project complies with the planned development sta ndards set forth in Section 9-44 of the zoning code; a public park will be dedicated; and there are no redu ced setbacks proposed and th e project is compatible with adjacent properties. Mr. Proulx reviewed the preliminary plat – this is a two lot subdivision, one lo t to establish the park and one lot for the building site. Mr. Proulx reviewed the site plan explaining the over all site; access and circula tion; parking; park and school obligations; engineering and stormwater manage ment; provision of trash enclosure; elevations; landscape plan; and photometric plan. Staff believes the findings of fact can be demo nstrated to support the special use for planned development. The proposed project complies with the requirements of the zoning code and subdivision code with respect to the prelimin ary plat and site plan review. Prior to any public comments, and in advance of di scussion by the Plan Commission, staff believes the findings can be made to support the requested annexation and re-zoning. Chairman Sobkoviak asked Mr. Amann for his comment s. Steve Amann, consulting engineer with Baxter and Woodman for the Village, stated the app licant submitted a flood study and indicated they are working with the applicant and their design team; there is unstudied floodplain in the northwest corner of the property and there is no elevation determined fo r this area; the applican t has done their best to approximate the floodplain given what is on the map and planned their development to avoid that area of the site; based on what Baxter and Woodman has see n so far the only place the floodplain touches their property is in the northwest corner. Chairman Sobkoviak asked Cameron Bettin, superintende nt of Planning of Plainfield Township Park District, for comments. Mr. Bettin indicated there is a draft agreement wherein the applicant has agreed to fine grade and seed the park site; they are plantin g along what will be the Pa rk District’s property to give the landowner to the east some buffer and will r eceive a credit from the park district toward their cash in lieu. There are no proposed uses for this park at this time. The Park District is fine with the park site; we have met with the Wheatland Township and will work out some type of mutual agreement. Chairman Sobkoviak asked about possible development to the east. Mr. Bettin indicated there was a development to the east which would continue a greenway to the proposed DuPage River Trail. Commissioner Renzi asked if there was a policy for light ed baseball fields. Mr. Bettin explained in this type of situation they would work out an agreement. Mr. Martin indicated they would need approval for the black vinyl chain link fence around the pet park. Chairman Sobkoviak opened the meeting for public comments. Chairman Sobkoviak swore in David Roemer, resident on Brighton Lane. Mr. Roemer felt traffic is still a concern; is opposed to a chain link fence; wants a berm and a cedar fence along the north property line of this development; and felt this developmen t would further diminish property values.
Plan Commission Minutes December 6, 2011 Page 4 of 10 Commissioner O’Rourke asked if a berm was an option in that area. Mr. Amann indicated a berm in that area would require the applicant to do compensatory st orage; currently the development does not plan to do any work in the flood plain. Mr. Roemer said the berm could be built as you have 27 acres to work with. Mr. Amann said the flood plain is along the east Norman Drain off the northwest corner. Mr. Roemer stated the density would be reduced. Mr. Proulx indicated the Village, Bolingbrook and Will County are pursuing a traffic signal at Naperville Road at 127 th and 119 th Street. Chairman Sobkoviak swore in George Mueller, attorney for Craig and Judy Haick. Mr. Mueller asked if the traffic study included Route 59 and 127 th Street and if counts were provided; asked the existing level of service for turn movements at the intersection of Rt. 59 and 127 th ; were gap studies done for inbound left turns and outbound turns from the proposed proper ty; felt the study was incomplete. Mr. Martin indicated he would have to review the traffic study . Mr. Proulx indicated there were traffic counts done on Route 59. Mr. Mueller asked about the flood plain study; how many 100 year floods and/or 500 year floods in Will, Kendall or DuPage County in the last ten years; as ked if the developer provided the calculations and modeling with respect to the size, depth and discharge rates of the detention basin. Mr. Amann indicated these were received but was not sure if these calcula tions were provided to the Village. Mr. Mueller asked if Baxter and Woodman ran the models. Mr. Amann indicated they check the developer’s modeling. Mr. Mueller asked if Mr. Amann had reviewed the we tland study. Mr. Amann indicated yes. Mr. Proulx indicated the Village was copied only on the transmittal to the Army Corp of Engineers. Mr. Mueller asked about wetland mitigation. Mr. Amann indicated the developer would not need to do mitigation if they are not impacting the wetlands. Mr. Mueller asked about the calculation of the dens ity; asked about adverse impacts to the adjoining properties; asked if a study was done on the shortfal l of existing multi-family dwelling units in the area; asked the number of vacant homes in Plainfield. Mr. Proulx indicated the petitioner has done extensive market research. Mr. Martin indicated there is no pr oject similar to this project in Plainfield. Mr. Mueller asked about the topography of the area. Mr. Proulx indicated more information would be filed with the final plat if this project moves forward. Mr. Mueller asked why the Village did not have the wetland delineation. Mr. Proulx indicated the Army Corp of Engineers have been asked to provide an opinion regarding the wetland delineation. Mr. Mueller asked to question his client, Craig Haick. Chairman Sobkoviak swore in Craig Haick. Mr. Mueller asked where Mr. Haick lived; if his property abuts this proposed development at the northeast secti on; how much land he owned; if it was a residential lot; how many people lived there; how long they ha ve lived there. Mr. Haick gave his address on Brighton Lane; agreed his property abuts this developm ent; it is just under three acres; it is residential; two people live there; and they have been there 15 years.
Plan Commission Minutes December 6, 2011 Page 5 of 10 Mr. Mueller asked if Mr. Haick noticed any changes in the water levels over the past 15 years in the Norman Drain. Mr. Haick indicated yes and e xplained; presented pictures from 2007 and 2008 showing his back yard and described the length of time it tak es to dry out. Mr. Haick indicated this area is now wet year around. The photos were made a part of the public record. Mr. Haick indicated the water now goes all the way around the shed. Mr. Haick indicated his issues are the flooding and the traffic. Mr. Mueller asked why the operational specifications and modeling for the design and operation of the detention pond have not been placed on file with th e Village. Mr. Amann indicated it is preliminary engineering at this point. Mr. Mueller felt the ab ility of the stormwater detention pond to function efficiently should be addressed in its entirety prior to any approval. Commissioner Heinen asked if the applicant’s traffi c and stormwater representatives were present. Mr. Martin indicated they were not present, felt that si nce the traffic study had been submitted and they had agreed to the improvements dictated by the traffic st udy it would not be necessary for the traffic engineer to be present. Chairman Sobkoviak swore in Mary Kelley, owner of house and farm south of 127 th Street. Ms. Kelley is still concerned with the drainage issues. Ms. Kelley stated there were pink flags delineating wetlands on the west end of this property next to the Angelos pr operty; there were also flags regarding a 4-inch tile that seemed to terminate in the middle of the propert y; felt it would be interesting to know where that drain tile went; hoped to find that some of those tiles we nt into her property which is currently wetter than it had been five years ago. Ms. Kelley said there is drain tile that goes through the Yunker property to the northeast corner where the 3 acre park is to be locat ed. Mr. Kelley indicated this development has to provide the continuation of that drainage and that th is tile needs to be in some of these studies; and did not see anything about that particular drain when she attended the open house. Mr. Amann stated the applicant has done a drain tile survey based on Ms. Kelley’s input from the last meeting to look for tiles from her property crossing 127 th Street to this property and they did not find any evidence of that; based on her knowledge of the area plus the flagging – there is at least one tile that is identified in the tile survey and will make sure that the drainage that goes through that tile is accommodated. Commissioner Renzi indicated he had done some of the math and could have answered some of the questions asked by Mr. Mueller; explaining how to determine those numbers of the traffic presently on 127 th – going west bound is 405 and east bound is 515 an d also shows a 12% increase of traffic going west and 16% increase going east based on the anticipate d numbers coming in and out of this subdivision; and also felt the information provided in the staff re port was helpful with regard to the determination of values. Chairman Sobkoviak swore in Gary Yunker, owner of property east of the Wheatland Township Park. Mr. Yunker indicated there is a tile that runs through and out the back of his property to the proposed park area; said he was told they did not investigate that ar ea because it was being dona ted to the park; said this tile was hit when water was installed along 127 th Street and was repaired. Chairman Sobkoviak swore in Michael Bortel, Ch airman of the Plainfield Historic Preservation Committee. Mr. Bortel asked if the developer considered incorpora ting this existing building into this development. Mr. Martin said they could not incorporate the building into the development; the owner of the property
Plan Commission Minutes December 6, 2011 Page 6 of 10 submitted to State for preservation issues; the nec essary documents were filed with County and the response from both State and County was there were no issues. Mr. Bortel indicated HPC was notified about this pr oject just before Thanksgiving; the building was constructed in 1929. Mr. Martin indicated the bu ilding was not ADA compliant. Chairman Sobkoviak mentioned it sometimes is not feasible to readapt some of these old buildings. No others approached to speak. Chairman Sobkoviak indicated the public comment is closed. Commissioner Heinen asked about the proposed future improvements to 127 th Street; whose has jurisdiction of 127 th Street; and suggested it might be more ec onomical to build out this portion of 127 th Street now. Mr. Amann indicated they have discussed the developer’s responsibility for improvements to 127 th Street and these details have not been finalized at this time. Commissioner Renzi echoed this concern. Chairman Sobkoviak indicated we could p ass our concern to the Village Board but that the Village Board would ultimately make that decision. Commissioner Heinen was concerned with the side walk going nowhere; suggested we analyze these improvements prior to the construction. Commi ssioner Renzi mentioned that a bike path would traditionally go to the south but that this may be the only area to be developed a nd it might be beneficial at this time to put in a bike trail on the north for access to the park site. Mr. Proulx indicated the traffic committee had reviewed this project with regard to improvements to 127 th and had three considerations; 1) project frontage being limited; 2) off site right of way restraints; and 3) location of overhead utility poles. Commissioner Seggebruch asked about the jurisdicti on from Route 59 to Naperville Road. Mr. Proulx explained the official jurisdiction and indicated our Public Works Department does a good job of reaching out to the various townships and local agencies to make the most efficient use of everyone’s effort; there may be tradeoffs when there are little gaps in te rms of snowplowing etc. Commissioner Seggebruch mentioned the speed limits on 127 th Street. Mr. Amann indicated the speed limits are being considered. Commissioner Heinen asked about th e stormwater, wetlands and floodplains. Mr. Amann indicated the improvement to this site should not have an impact on the base flood elevation in the creek; they have come up with a preliminary estimate of the base flood el evation along this site; if they incorporate all our suggestions then the base flood elevation may go up a fe w inches at the northwest corner. Commissioner Heinen asked if we would require a full study at fina l. Mr. Amann stated we have reviewed their full study; and they are staying out of the floodplain. Mr. Amann said the jurisdiction wetlands are in the floodplain area; and they are not going to be discharging the detention portion of the floodplain there. Commissioner Heinen asked about the wet bottom dete ntion. Chairman Sobkoviak reminded Ms. Grimm that she remains sworn in from the last meeting. Ms. Grimm indicated they would like the detention pond to be an amenity for their community; they want it to hold water so the pond is designed per the Village’s standards of the 5 to 1 side slope, having the safety sh elf, appropriate plantings in the pond, the deepest part of the pond to date is five feet. Ms. Gri mm further explained how the drainage would flow. Commissioner Heinen asked if they could go deeper in the pond. Ms. Grimm stated if they can dig the pond deeper they would do so and this w ould be addressed in the final engineering.
Plan Commission Minutes December 6, 2011 Page 7 of 10 Ms. Grimm mentioned they hired a we tland expert and they do not want to touch the wetland area; further described the non-jurisdictional wetland areas. Ms . Grimm stated she had the traffic information numbers as well. Commissioner Kiefer asked if Fire or Police had a ny issues with accessibility or maneuverability within the project. Mr. Proulx indicated the applicant has subm itted the auto turn radius to the Fire Dept and the vehicles can maneuver through the site and the Police Department is part of the Traffic Committee and had no objections. Chairman Sobkoviak asked the Commission’s thoughts about the fence materials along the north property line. Commissioner Heinen felt th e applicant should work with the neighbors to the north. Commissioner Kiefer suggested a stipulation for the a pplicant to work with the neighbors but also have direction from the Village with regard to the fe nce. Ms. Grimm indicated a concern with the maintenance of the cedar fence. Commissioner O’Rourke felt part of the issue was th e landscape along the fence as well as the fence. Mr. Martin indicated they are 30% over code on the trees. Ms. Grimm described the type and size of the trees. Ms. Grimm stated she is flexible on the fen ce; indicated there have been several discussions with the neighbors but no agreements at this time and she would like some input from the Commissioners. Ms. Grimm indicated the first concept plan had 58 trees which has been increased to 75 trees to be planted on both sides of the fence along the north property line which is about 1300 linear feet. Commissioner Seggebruch asked about the location of th e fence. Ms. Grimm indicated they proposed the decorative wrought iron aluminum type fence along th e west property line up to the wetlands, and on the east and south property; felt the black chain link fen ce along the north would look and blend in better with the landscaping. Commissioner Seggebruch felt the di fferent types of fence would not relate to each other. Mr. Roemer stated he wanted solid screening with a berm and cedar fence. Commissioner O’Rourke is concerned with the fence or screening to the north; and the density and traffic that will be created. Ms. Grimm indicated it was not feasible to lower th e number of units or numbe r of buildings on this property; they have addressed the concerns with the tr affic. Mr. Proulx said if Staff had reservations on the traffic impacts or density as proposed this would have factored into the recommendation; and stated this development would help to support the businesses in the area of Route 59 and 127 th Street. Commissioner O’Rourke asked where within the Comprehe nsive Plan would an R-4 District be directed. Mr. Proulx indicated downtowns and in transit orie nted areas, areas such as Cedarlake Village and Heritage Woods; in parallel we are currently re-e valuating the Comprehensive Plan. Commissioner O’Rourke suggested that the applicant’s projects in the other towns where against different zoning districts. Ms. Grimm indicated they have other de velopments that are directly abutting single-family homes where the single-family homes where constructed first. Commissioner Renzi mentioned if Best Management Pr actices (BMP) were being used for the detention area they could receive credit for density. Ms. Grimm agreed they are using BMP. Mr. Proulx agreed the BMP could increase the density.
Plan Commission Minutes December 6, 2011 Page 8 of 10 Commissioner Renzi asked if the applicant and engi neers looked for drain tile in the 3.8 acre proposed park land. Ms. Grimm said yes and the tile is shown on their survey. Mr. Bettin indicated this was news to him and the Park District would work that out with the applicant. Commissioner Seggebruch mentioned if this drain tile makes it all the way to the Norman Drain then it is actually leaving your property and ending up on the neighbor’s propert y. Ms. Grimm explained where the drain tiles are located and understood they are required to take care of these through their development. Commissioner Seggebruch indicated this is water draining from a different property, running through this property and draining to the north; suggested there might be a way to intercept this water if you go deeper on your pond which may help the neighbor to the north. Commissioner Heinen asked if Baxter and Woodman could review and make certain th e drainage tiles are documented and anything that is identified is conveyed through the system. Mr. Amann indicated this would be thoroughly checked. Commissioner Renzi asked about the speed limit on 127 th Street. Mr. Proulx said the consensus from the traffic committee was 45 mile per hour speed would be appropriate in this location. Mr. Amann said the design speed is 5 miles over the posted limit; based on the long term improvement we would expect the eventual speed to be 45 mph; and we are asking the applicant to design th eir facilities based on that posted speed limit. Commissioner Renzi asked if the right turn lane had any positive or neutral impact on the capacity results of whether we are at A, B or C. Mr. Amann said the right turn lane is a positive impact on capacity. Mr. Proulx said the right turn lane was a recommendation of the traffic committee based on the PM peak hour of 50 trips currently posted at 55 miles per hour. Commissioner Renzi asked about the private road. Discussion was held that private apartment complexes were always private roads. Ms. Grimm described the pavement and indicated there will be a heavier pa vement section in front of the compactor and at the main drive due to the amount of traffic and indicat ed this will be shown on the final engineering. Commissioner Renzi indicated property can always be sold so it is best to have the roads built in the way we deem they should be constructed. Commissioner Renzi asked if it could be referenced in a future report that the space between the planted trees (along the north boundary line) is standard. Commissioner Renzi suggested adding a stipulation that in the event the parties cannot come to an agreement on the fence that the decision be brokered by Staff. Mr. Martin agreed to the stipulation. Commissioner Fulco asked if the school district is on board with the 340 units. Mr. Proulx indicated there was a meeting at Staff level between the Superi ntendent and our Administ rator and we believe we are on the same page with regard to the school oblig ation. According to the School District’s formula there would be approximately 38 students from the proj ect and the developer will be paying cash in lieu for school site in addition and will generate approximately $460,000 annually for the school district which will more than offset the cost of educating the students from this site. Commissioner Kiefer asked if we would need to am end the zoning code to include studio apartments. Mr. Proulx indicated that would be appropriate. Commissioner O’Rourke asked if anyone had any concer ns about plantings along the north property line. Chairman Sobkoviak indicated it would depend on what kind of tree they were planting. Commissioner Kiefer thought the fence design would go hand in hand with the landscaping. Commissioner Heinen felt it was more important that it be a good distributio n of landscaping on both sides of the fence.
Plan Commission Minutes December 6, 2011 Page 9 of 10 Commissioner Renzi asked how we coordinate the minimum lot size required versus the proposed acreage. Mr. Proulx explained the minimum lot size is 12,000 sq. ft. and they are proposing a little over 22 acres. Chairman Sobkoviak indicated the addition of a th e third stipulation to the Site Plan Review. Commissioner Heinen asked if another stipulation should be added regarding the roadway. Commissioner Renzi thought they could ask the Villag e Board to consider the roadway improvement but did not think the Commission could make that a stipulation. Commissioner Renzi made a motion regarding the speci al use for the Planned Development to adopt the findings of fact presented in the staff report as the findings of fact of the Plan Commission and recommended approval of the requested special use for planned development for the proposed 340-unit apartment development for the property commonly known as 23756 W. 127 th Street. Commissioner Heinen seconded the motion. Vote by roll call: Fulco, yes; Seggebruch, yes; O’Ro urke, no; Kiefer, yes; Heinen, yes; Renzi, yes; Sobkoviak, yes. Motion carried 6-1. Commissioner Heinen made a motion to recommend approval of the Preliminary Plat of Springs at 127 th Street Subdivision, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Seconded by Commissioner Seggebruch. Vote by roll call: O’Rourke, no; Renzi, yes; Kiefer, yes; Fulco, yes; Seggebruch, yes; Heinen, yes; Sobkoviak, yes. Motion carried 6-1. Commissioner Heinen made a motion to recommend appr oval of the site plan review for the proposed 340-unit apartment development subject to the two (2) s tipulations in the staff report 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. That the fence type and tree mix will be brokered by Staff. Seconded by Commissioner Renzi. Vote by roll call: Kiefer, yes; Fulco, yes; Seggebr uch, yes; O’Rourke, no; Renzi; yes; Heinen, yes; Sobkoviak, yes. Motion carried 6-1. Case No. 1569-102511.TA Text Amendment Commissioner Renzi made a motion to continue this proposed text amendment to the sign code to January 3, 2012. Commissioner Kiefer seconded the motion.
Plan Commission Minutes December 6, 2011 Page 10 of 10 Vote by roll call: Heinen, yes; Fulco, yes; O’Rour ke, yes; Kiefer, no; Renzi, yes; Sobkoviak, yes. Motion carried 5-1, 1 absent. Case No. 1570-110311.TA Text Amendment Mr. Proulx stated this is a public hearing and the appropriate notice has been published in accordance with state statute and local ordinance. This is a proposed modification to the Subdivision Code which is kind of a rule book for the Planning Department when reviewing subdivisions and a tool used by Public Works Department. The Village adopted a revised model for how the cost associated with public improvements was handled; this was done on an hourly basis for the outside engineer and reimbursed by the developer. Staff worked with the development community to provide a well defined range of what those costs would be to determine a flat fee percen tage basis; since that time the Village has a staff engineer with the ability and expertise to make some of these public inspections; our building department has taken on some additional responsibility and as a team the Village is able to do some of this work in house so we are proposing to modify the percenta ge basis (which was a rranged for our consulting engineers) to an hourly reimbursement basis for in house services. Discussion was held to determine if we were de leting the previous langua ge; the dollar amount was discussed as to whether it was adequate to cover all th e benefits and overhead; and how the fee could be increased as needed. A suggestion was made that we could identify the hourly rate be defined by the Village Board via a published fee schedule. Commissioner Heinen made a motion to recommend that ordinance 2936 be modified to allow for a flat fee for construction services of $50.00 per hour to repl ace the existing language in Section 1 dealing with construction services and to allow for the Village Board to assess the hourly fee as an administration action. Seconded by Commissioner Renzi. Vote by roll call: Kiefer, yes; Fulco, yes; Seggebr uch, yes; O’Rourke, yes; Renzi, yes; Heinen, yes; Sobkoviak, yes. Motion is carried 7-0. DISCUSSION Commissioner Renzi suggested checking the timing of the traffic lights at Route 59 and Route 30. Mr. Proulx indicated this is being currently being reviewed. Commissioner Heinen commended Staff, Plan Commi ssion and Village Board on working with the Physicians Immediate Care project; also brought to th e attention that the Plainfield Fire District now requires a 2000 or greater square foot commercial bu ilding be sprinkled which caused Physicians to consider building in Naperville. Adjourned at 9:45 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary