HomeMy Public PortalAbout2009-05-05 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION MEETING RECORD OF MINUTES DATE : MAY 5, 2009 LOCATION: Village Hall Chairman Sobkoviak cal led the m eeting of the Plan Commission to order at 7:05 p.m. Village Clerk, Michelle Gibas, swore in Commissi oner Kiefer and ex -officio Commissioner Schrack. ROLL CALL: Present: Commissioners Kachel, Renzi, Sanders, and Kiefer; ex -officio Commissioner Schrack; and the Plainfield Fire Protection District. Absent: Commissioner O’Rourke, Plainfield Park Distric t, Plainfield School District, Plainfield Library District, and Plainfield Police Department. Also Present: Michael Garrigan – Village Planner Village of Plainfield, Jonathan Proulx – Planner II Village of Plainfield, and Carol Millan – Secretary Village of Plainfield Chairman Sobkoviak thanked out -going Commissioners Bonuchi, Peck, and Fremarek for their service to the Village of Plainfield. He also wished them good fortune in their new activities. DEVELOPMENT REPORT: No Report APPROVAL OF MINUTES: T he April 21, 2009 minutes were accepted as presented. OLD BUSINESS: CASE: 1457 -032509.SU.PP .FP KING’S BRIDGE ESTATES DUPLEXES Request: Special Use (Public Hearing) Preliminary/Final Plat of Subdivision Location: NWC of King’s Bridge Estates Subdivisio n . Applicant: Madonna Development At 7:10 p.m. Commissioner Sanders made a motion that the Plan Commission continue Case: 1457 -032509.SU.PP.FP – King’s Bridge Estates Duplexes to the June 2, 2009 Plan Commission meeting. Commissioner Kiefer seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Sanders, Kiefer, Kachel, Chairman Sobkoviak Nay: 0 The motion is carried 5:0
Village of Plainfield Plan Commission Minutes May 5, 2009 Page 2 of 7 CASE: 1440 -123108.AA.SU.SPR HARVEST CHURCH Request: Special Use for Religious Assembly (Public Hear ing) Site Plan Review Location: East side of Van Dyke Road, ½ mile north of 135 th Street Applicant: Harvest Church Plainfield, Inc., represented by Pastor Nolan McCants and Attorney Carl Buck At 7:11 p.m. Commissioner Renzi made a motion that the Plan C ommission continue Case: 1440 -123108.AA.SU.SPR – Harvest Church to the Plan Commission May 19, 2009 meeting. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Sanders, Kiefer, Kachel, Renzi, Chairman Sobko viak Nay: 0 The motion is carried 5:0 NEW BUSINESS: CASE: 1458 -032509.FP 14918 S. EASTERN AVENUE Request: Final Plat of Subdivision Location: 14918 S. Eastern Avenue Applicant: Francis J. Carlock TIME: 7:13 p.m. Planner Proulx summarized the staff report. The applicant seeks to subdivide an existing lot that is improved with a home. The lot is approximately 57,500 sq. ft and it is proposed to subdivide that into two lots. One lot would contain the existin g home, and the second lot would be avail able for future use. It is the applicant’s desire to sell the home . He feels he may be able to address the cost basis of the home and make it a little bit more attractive to the current market by separating off s ome of the surplus land. The site is on the west side of Eastern Avenue a little bit south of the railroad tracks. It is contiguous with the industrial project, Furqaan Academy, which has been before the Commission recently. Planner Proulx summarized the adjacent uses. The lot sizes in this area are somewhat larger than typical per more current subdivision standards. They range in size from 11,300 sq. ft. to approximately 48,000 sq. ft. Staff has reviewed the proposed subdivision relative to the requirements of t he Zoning Code and the Subdi vision Code. The proposed subdivision meets all the Zoning Code requirements in the R -1 Zoning District. Lot one is proposed at 27,000 sq. ft. and lot two would be a little over 30,000 sq. ft. The average lot si ze for homes on Eastern Avenue is 22,900 s q. ft. For a typical subdivision, road dedication is required to meet the functional classification standards as identified in the Comprehensive Plan. Eastern Avenue is designated as a minor collector, which has an identified minor collector right -of -w ay width of 80’. That would be a 40’ dedication from centerline. Staff is proposing a modification to the plat to grant a 4 0’ dedication. There is sufficient room with the existing home to still meet the setback requirements after the new dedication. T he Subdivision Code would also call for all public improvements to be made or to have financial security in place to guarantee that those improvements will be made at the time of development. Those improvements would include a public sidewalk, potential r oad improvements, access to utilities (water and sanitary sewer) to the newly created lot as well as any grading or drainage improvements that would be completed. Staff fells this is somewhat of an unusual circumstance. There is no imminent development p roposal. Staff is somewhat sympathetic to the applicant’s position . Staff feels that if any up -front financial obligations were imposed at this time it would not be practical for the petitioner to move forward. Staff is proposing to make these requireme nts an obligation of a builder at the time of a building permit , or creating a stand -alone agreement that would be recorded at the same time the final plat is recorded against the title of the newly created lot . This way any buyer would be aware what the financial obligations would be in ter ms of constructing the sidewalk and making sure there are laterals provided for water and sanitary sewer service to the new lot.
Village of Plainfield Plan Commission Minutes May 5, 2009 Page 3 of 7 Planner Proulx further stated this site has extensive mature trees. Any development would trigger tree preservation and tree replacement requirements. Therefore, staff feels it is appropriate to address the issue of tree preservation and tree replacement at the time there is actual development activity. There is a sidewalk on the southe rn portion of the property. It currently terminates at about where the proposed lot split would be. Staff proposes that if there were future development of the newly created lot, that sidewalk would be extended to the north. As part of the Furqaan Acade my project, presently before the Village Board, if approved there is a requirement for a sidewalk extension. So, there would be a contiguous sidewalk extending to the north on the west side of Eastern Avenue. Since two lots are being created out of one, there is an impact, in theory, to the School District and the Park District. So at time of building permit, the Village would seek to co llect a cash -in -lieu of site contribution for impacts to the schools and parks as is typical of all development. Staf f recommends approval of the preliminary/final plat of subdivision. Planner Proulx concluded his report. Chairman Sobkoviak swore in Mr. Francis Carlock, the petitioner. Mr. Carlock agreed with Planner Proulx’ comments. He stated he is just trying to s ell a house. He hasn’t had any success in trying to se ll the whole parcel, so he felt he would try to split it in half. Chairman Sobkoviak asked Mr. Carlock if he was in agreement with staff’s assessment of what would be required for future development. Mr. Carlock responded that if he had to do that, he would do that. Chairman Sobkoviak asked if there was anyone in the audience that cared to ask a question or make a comment. There was no response. Commissioner Renzi had concerns about the preservat ion of the trees. He asked Planner Proulx if the owner of the lot could chop down the mature trees. Planner Proulx stated the Subdivision Code does have a replacement ratio. The real question would be enforcement. Commissioner Renzi asked if tree repla cement is dealt with at a latter date what protection would there be between the present and the time of development. He suggested a stipulation be ad ded as far as tree maintenance, or that there is a tree inventory at time of purchase . Planner Proulx sta ted that was a great point and staff will make sure that requirement is reflected in any binding agreement. A discussion ensued between the Commissioners and Planner Proulx in this regard. Commissioner Renzi stated this binding agreement should be shown on the title and plat of survey so any future purchaser of the lot would be informed of this agreement. Planner Proulx stated there are extensive trees, but he has not gone through the property with the Village Arborist to see if all the trees are in goo d health. Commissioner Kiefer asked as far as the lot that would be created, what is staff’s findings on drainage and its impact on neighboring properties. Planner Proulx stated he had visited the site with the Village’s consulting engineer. There is no final engineering submitted with the present application. Chairman Sobkoviak stated generally something this small does not require engineering reports. Planner Proulx further stated if a single family home were to be built there, staff assumes th e lo t would need to be raised. I t would need to be assured that any overland flow would not create any drainage issues. Chairman Sobkoviak stated that is at the time of development. At 7:30 p.m. Commissioner Kachel made a motion that the Plan Commission r ecommend approval of the preliminary/final plat of Francis J. Carlock Subdivision, subject to the following four (4) stipulations: 1. Compliance with the requirements of the Village Engineer, 2. Compliance with the requirements of the Plainfield Fire Prot ection District, 3. Modification to the preliminary/final plat to reflect a 40 -foot public right -of -way dedication on Eastern Avenue from centerline. 4. Execution of a binding agreement to enumerate and memorialize the future development requirements for r oad, sidewalk, utility, grading, drainage, and tree retention and replacement, as well as school and park site contributions. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kiefer, Kachel, Renzi, Sanders, Chairman Sobkoviak Nay: 0 The motion is carried 5:0
Village of Plainfield Plan Commission Minutes May 5, 2009 Page 4 of 7 FOUR SEASONS CORPORATE PARK CONCEPT PLAN TIME: 7:30 p.m. Village Planner Garrigan summarized the concept plan. This is a long term plan for a future corporate park. Staff was directed to look at some opportunities for a development of a corporate park to provide more opportunities for a more diversified employment base for the Village of Plainfield. Staff has worked on a plan for the past year. He stated it was imperative that everyone understan d that there are absolutely no immediate plans to develop the Four Seasons Park or the Forest Preserve Property that is currently located along Lockport Street and the Interstate . This is a concept for a long term vision of some opportunities to develop a future corporate park along the Interstate. This would entail approximately 450 acres along I -55 and be bisected by Route 126 to the north, Lockport Street would run through the middle of the project, and potentially Renwick Road to the south. Three p hases are proposed for this project. The first phase is the existing Four Seasons Park, which is owned by the Plainfield Park District , and the Avery Sod Farm. This proposed corporate park could contain up to 750,000 sq. ft. of Class A office space, whic h could possibly be the largest corporate facility in the southwestern suburbs of Chicago. This is really a long -term plan. The major Corporate Corridors in the Chicagoland Area are generally located along the Interstates. They range from the Tri -State Corridor in Lake County to the I -90 Corridor in northwestern Cook County, to the I -355 Corporate Corridor in Schaumburg. There is also the I -88 Corridor along the East/West Tollway, often identified as a Technology Corridor. This long -term plan really de pends on the full interchange at Route 126 and potentially a full interchange at Lockport Street. This project really would not be viable in the market without these full interchanges. The goal of this plan is to provide an employee base for the reside nts of the Village of Plainfield. The majority of the residents within the Village of Plainfield commute outside the Village’s boundaries. He stated almost 7% of the Village’s workforce actually commutes to Naperville and almost 14% commute to the City o f Chicago. This proposed park would provide long term opportunities for residents to find employment in the Village of Plainfield and truly help the Village provide an additional diversified economy consistent with many mature communities. This property is located just east of the Avery Preserve. The vast majority of this proposed project, along the Avery Preserve, would be retained as open space. Obviously, any future corporate development would have to negotiate a purchase of the property with the Pl ainfield Park District, which would require some type of exchange because the Park District Athletic Fields are being maximized right now. There is a critical need for those facilities. The Forest Preserve has articulated no interest in developing their property. Staff believes that long -term, 25 to 50 years out, there may be some opportunities for development and there is precedent for even Forest Preserves exchanging property. The proposed Phase I would contain approximately 293 acres, which could pot ential ly contain up to ½ million sq. ft. of Class A Office Space and would have a full interchange off of Rt. 126 and potentially also Lockport Street. This phase has been identified as the phase that would probably be most realistically developed. Traf fic justification studies are possibly being completed for that interchange. The Village of Bolingbrook, Village of Romeoville, and the Village of Plainfield are currently working on the potential opportunities for a full interchange at Route 126. Staff believes Phase I would be the first aspect of the project which will be developed with Class A space. One critical element of Phase I would be a new corporate parkway, which would intersect Route 126 and potentially run south all the way to Renwick Road. This would provide a new major north/south collector street through the Village’s eastern boundaries contingent on development of that open space through the corridor. This would provide the opportunity to create a corporate corridor with Class A office space very similar to what the City of Naperville did with Diehl Road along I -88. Phase II would include a future satellite college campus within the Four Seasons Corporate Park. This would be located north of 143 rd Street just south of the future Rou te 126 full interchange at the Interstate. Phase III would be the most difficult phase. This property is owned by Will County Forest Preserve. He wanted to make it perfectly clear that there is no interest by the Forest Preserve to develop this approx imately 150 acres. Staff has identified that long term there may be development opportunities. Therefore, staff has included with the concept plan a proposed development of that Forest Preserve property. Potentially these 150 acres could contain up to 2 00,000 sq. ft. of Class A office space and provide additional opportunity to extend the proposed corporate parkway from Lockport Street south to Renwick Road .
Village of Plainfield Plan Commission Minutes May 5, 2009 Page 5 of 7 Village Planner Garrigan went through the proposed architecture. He stated it is more of a modern contemporary architecture. There is a predominance of glass, almost all 100% glass glazing with non -reflective glass. All the building s within this development incorporate a uniform blue, non -glazing glass to incorporate a uniform appearance. T here is an opportunity to provide a new visual image for the Village of Plainfield. There would be an asymmetrical architectural approach used. There is an alternative mixed use plan, which in many ways reflects different developments within the United States. This will provide an opportunity to incorporate not only Class A Office space, but also opportunities for restaurants, some limite d retail, even multi -family residential within the proposed site to provide more of a 24 hour a day approach, provid ing a real sense of place. Village Planner Garrigan felt in many ways this reflects more of a new trend in office, mixed use developments. This area encompasses the Four Seasons Park, and also the sod farm to the north. The previously mentioned propos ed parkway will be 3 miles. It is a very ambitious plan. It will be heavily landscaped, with an array of trees on the median and on both sides. Native plantings are promoted because this proposed facility is adjacent to the Avery Preserve and Lily Cache Creek. Staff’s vision is to create a very modern architectural approach, but to also incorporate native plantings, which is more consistent with the overall green approach the Village has recently taken. There are also some opportunities to incorporate some formal landscaped areas at the entrance areas. The guidelines include extensive plantings, w ith regards to ornamental trees and heavy beds of perennials to provide the additional landscape interest that are incorporated into all first class corporat e facilities. Village Planner Garrigan also stated extensive hardscape entrance improvements have been incorporated. The entrances into a corporate facil ity really define the character. T herefore, a very formal approach has been identified with promin ent entrance gateways. A clock tower, which will be approximately 50’ high, along with a reflective pool will hold the center of the project. This would provide some visual interest to the project. Hardscape is a critical element for any successful corp orate park ranging from the type of pavers used on the boulevard to gateway entrances, from fencing to stone walls, etc. Village Planner Garrigan identified extensive, modern design waterfalls throughout this plan. There is a connection between water and the well being of employees. More and more corporations use water features in their proposed parks. Village Planner Garrigan stated a lot of blue has been used in this plan. Staff believes it is critical that public art be introduc ed consistent with c orporate facilities that are developed in a first class manner. Village Planner Garrigan stated one of the most difficult aspects is Lockport Street. Because Lockport Street travels through the historical downtown, it is critical that if there is a full interstate exchange at Lockport Street that some form of traffic calming be approached. Therefore, several alternatives have been identified within the plan ranging from a roundabout to a “t” intersection to provide some traffic calming on Lockport Street . He further stated there are opportunities to provide geothermal energy for the whole facility. Staff has identified that the major retention lake for this proposed Four Seasons Park could provide opportunities for geothermal energy. It would be consis tent with the green aspects of this plan. A Gr een architectural approach would be e ncouraged for the buildings. He emphasized this is a very ambitious plan that is a vision for the Village of Plainfield. It is truly a long term vision. At present there is a glut of office space and currently no one is building Class A office space. As the metropolitan area expands and we get through the present economic challenge, Village Planner Garrigan felt there would be opportunities as the Village of Plainfield m atures to really attract the type of professional employers in regard to white collar and professional job opportunities. The major area where they would locate would be along the interstate because that is generally where corporate facilities locate. Village Planner Garrigan concluded his staff report. Commissioner Sanders mentioned a similar type project he had been involved with back in the 60’s. He stated that project is now nearing completion some 40 years later. He felt the level of detail of this project is phenomenal. Commissioner Kachel also complemented Village Planner Garrigan on this project. He stated in the 15 years on the Plan Commission this is the first time he has seen someone look totally “out -of -the -box” and look at the future o f Plainfield. He stated Green is in nationally. He felt in the next 40 years this is something that will be seen all over the country. He fu rther stated everything fits in place in that area. There will be transportation, nature preserves, water, etc. He felt it would be ideal if some type of college would be interested in locating there. He felt this is a great base to work with. He is looking forward to seeing it come to pass. Commissioner Sanders felt there would be some civil engineers that wou ld like to work with this because they like sculpting the land. He felt it is a great springboard for a lot of creative thinkers.
Village of Plainfield Plan Commission Minutes May 5, 2009 Page 6 of 7 Village Planner Garrigan did want to point out that there is extensive floodplain. This property is not the easiest prop erty to develop. There are really some constraints with development opportunities here, but there is some land that is “high and dry”. There are some development opportunities. Commissioner Kachel felt this is a good opportunity once the developers star t building again. He suggested maybe coming up with a different name other than just Four Seasons Corporate. It would be neat to come up with some type of pitch that could be given to corporations that are really looking to do something different. He fe lt it would be great if the interchange is built to start with something like a Green hotel. That would bring in corporate also. He was excited about the plan. Chairman Sobkoviak asked if there was anyone in the audience that cared to ask a question or make a comment. There was no response. Commissioner Kiefer was impressed by the suggestion of geothermal energy. He also commended Village Planner Garrigan on the concept. Commissioner Renzi had concerns about the possible fights with other public ent ities to acquire the land that may or may not be buildable . Commissioner Renzi stated once the interstate exchange goes through it possibly is going to gut 2 to 3 baseball fields and possibly the football concession stand. He could see where there would be a willingness on the Park District’s part to do a land exchange. A discussion followed. He felt there are opportunities, but it would require a true consortium of governmental interests. He suggested there should be some type of transportation plan t o handle the traffic on Renwick Road, the cut -through traffic, the railroad crossing traffic, etc. Commissioner Sanders mentioned he had attended the Chicago Metropolitan Agency for Planning Pilot presentations for the Future Leaders in P lanning. They addressed what they vision for 2040 as high school sophomores, juniors, and seniors. The students all had visions that there will need to be things that need to be addressed and they will probably be the ones to address them. The concept of the Future L eaders in Planning presentations was how to keep Chicago as a hub and develop everything around it over the next 40 years. He felt The Four Seasons Corporate Park concept fits in with the theme of the Future Leaders in Planning and was a blank canvas. Ch airman Sobkoviak stated for sure there will be obstacles and challenges to be overcome. Commissioner Renzi stated the Commission should talk about taking land. We are going to be a governmental agency spa w ning commercial development on what are now pr imarily open spaces . That is a fundamental concept that has not been discussed. It is taking land from the Park District and Forest Preserve and converting it to commercial development. Chairman Sobkoviak asked Commissioner Renzi if he did not believe this land could be replaced with other land in another area to serve a better use. He further stated that part of the Park District land will be intruded upon by a possible inters tate interchange, which may render a good portion of this land un -useable. It might be necessary that the Park District replace the entire park anyway. Commissioner Renzi agreed with that. A discussion followed. Commissioner Kachel stated there could still be a park with corporate buildings. There could still be a wetland are a with corporate around it to blend in with the wetland area. Chairman Sobkoviak stated Village Planner Garrigan gave an excellent presentation. This is a long and time -consuming process. It might take more than one or two generations to accomplish an ything. Over that period of time, the concept can change and the entire plan could change into something entirely different. Village Planner Garrigan wanted to emphasize that the Forest Preserve District has no interest in this. Theoretically, Phase I is ½ million square feet of office space. That is a huge corporate campus. This proposed project could be developed without even touching the Forest Preserve property. From a planner’s perspective, if the Village is looking for a large corporate facili ty there is a very limited area along the interstate. It is a question of choices. There is really no other area within the Village where a Class A corporate campus could be located because access to the interstate is critical. Chairman Sobkoviak stated this is a future vision.
Village of Plainfield Plan Commission Minutes May 5, 2009 Page 7 of 7 DISCUSSION: DOWNTOWN PLAINFIELD HISTORIC DISTRICT Village Planner Garrigan gave an update to the Commission with regard to preservation. Currently, there is a pending Downtown District which went before the Historic Prese rvation Commission. There was general support from the Historic Preservation Commission. Staff is working with the HPC to potentially send that to the Village Board. Last year, the Easter n District was approved. The Village is in the process of being r ecognized as a CLG. Chairman Sobkoviak stated this is not a public hearing. This presentation on the Downtown Plainfield Historic District is fo r the information of the Plan Commission only. The Plan Commission has no jurisdiction or authority to take any action regarding anything to do with the Historic Preservation Commission. Staff has presented this in answer to some queries from Plan Commissioners. Commissioner Sanders asked if the 35% that was stated as property owners that did not consent to t he designation meant they said “no” or that they did not reply. Village Planner Garrigan stated the property owners did not reply. Currently, the majority of the people that responded did not support the district. Staff and the HPC are deciding whether to take this to the Board or withdraw it. Commissioner Renzi asked if there was any perception there is support for the District from the residents that did not respond. Village Planner Garrigan stated from staff’s perspective he did not believe there i s any sense that there is a silent majority out there who would like to see the District really proceed. He thought there was no consensus downtown. Downtowns are very difficult to create into a district. Commissioner Kachel asked before anything else is done are they going to post signs up around the perimeter area for public notice. Village Planner Garrigan stated that has already been done. He was not sure if the signs were still up. Certified notices were sent out twice. Signage was put out. He did not think there were any due process issues or challenges. There also have been informational meetings. The discussion ended on the Downtown District. Commissioner Kachel wondered if there was any way the left -hand turn lane on Rt. 126 at Rt. 59 could be extended down to Illinois street to accommodate traffic coming off of I -55 to go to Rt. 59 and traffic that builds up due to the train crossing. Planner Proulx stated Route 126 was extended just a little bit when Walgreens went in. Staff could r evisit that with the Village’s Traffic Engineer and see if there is an opportunity there. Commissioner Kachel stated there is a new downtown area where they are doing the “click it or ticket” from the State of Illinois . He did not feel it was the best th ing right now to be issuing tickets to people downtown for not having their seatbelts on. Planner Proulx mentioned at the next Plan Commission meeting staff intends to present the draft of the Transit Oriented Development Study around the future Metra S tation. There might be a public open house from 5 -7 . The first order of business for the Plan Commission would be to hear a presentation and provide comments. Planner Proulx acknowledged that Village Planner Garrigan has been working on the Four Seaso ns Corporate Park from the inception of the idea through the presentation tonight. It has been Village Planner Garrigan’s diligent effort from drafting the report and completing the illustrations. His formal title is Village Planner and Planner Proulx co uld not think of a project that better exemplifies all that means for the Village. Chairman Sobkoviak stated Village Planner Garrigan did a tremendous job on the Four Seasons Corporate Park Concept. Since there was no further business before the Commissi on, Chairman Sobkoviak adjourned the meeting at 8:30 p.m. Re spectfully Submitted Carol Millan Planning Secretary Vill age of Plainfield