HomeMy Public PortalAbout2008-03-18 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION MEETING RECORD OF MINUTES DATE : MARCH 18 , 2008 LOCATION: Village Hall Chairman Sobkoviak cal led the m eeting of the Plan Commission to order at 7:00 p.m. ROLL CALL: Present: Commissioners McKay, O’Rourke , Bonuchi, and Sanders ; ex -officio Commissioner Peck; Chairman Sobkoviak; the Representative from the Plainfield Fire Protection District Absent: Commissioners Kachel and Renzi , Plainfield School District , Library District, and Plainfield Police Departmen t Also Present: Jonathan Proulx – Planner II Village of Plainfield, Sara Javoronok – Planner Village of Plainfield, Carol Millan – Secr etary Village of Plainfield, and Steve Amann – Baxter and Woodman MINUTES: The minutes from the Zoning Board of Appeal s/Plan Commission meeting of March 4, 2008 were accepted as presented. Chairman Sobkoviak mentioned that Ex -Officio Commissioner Cox had resigned. He thanked Commissioner Cox for his contribution to the Plan Commission. DEVELOPMENT REPORT: Planner Prou lx gave the development report regarding items brought before the Village Board 3/17/08. • Ordinance relative to alleyway signage in the Central Business District was approved. • Construction contract for Lockport Street construction was approved. Work schedu led to begin next week. Commissioner Kachel has been representing the Plan Commission. • Grant project was approved to study two transportation centers in the Village (potential Star Line Stations – one near downtown and the other as part of the Blvd. Devel opment holdings). • Public hearings were continued for Village Center to 3/24/08 and River Village to 4/14/08. • An amendment to the annexation agreement for Chatham Square was considered and a motion was passed to reconsider at the next Village Board meetin g on 4/7/08. • The 2008 Zoning Map was approved. • Van Dyke Road Ventures PP/FP was approved.
Village of Plainfield P lan Commission Minutes March 18, 2008 Page 2 of 6 Planner Proulx wanted to add that staff intends to form a Steering Committee to oversee the Regional Technical Assistance Program Project for the Star Line statio ns. It is staff’s hope to have a member of the Plan Commission participate on the committee. He invited any interested commissioners contact him . OLD BUSINESS: CASE: 1380 -122007.AA.RZ.PP.SPR.FP PLAINFIELD MEDICAL CNTR. Request: Annexation, Rezoning, Preliminary Plat, Site Plan Review & Final Plat Location: 12357 S. 248 th Street (North of 127 th St., east side of 248 th St., South of Plfd. North High School) Applicant: Tandem Development Group, LLC Pierre Cowart TIME: 7:06 p.m. Planner Javoronok su mmarized the staff report. She stated this is a public hearing and all notices and postings have been completed per ordinance. This is a request for annexation, rezoning from the default R -1 to B -1, Preliminary/Final Plat of Subdivision, and Site Plan Re view. The applicant is proposing to construct a medical office building on Lot 1 and later to rebuild The Followers of Christ Lutheran Church located on Lot 2. Planner Javoronok stated 4 of the 5 findings of fact are favorable for the rezoning. Regard ing the site plan review, the applicant is currently proposing to construct a medical office building on Lot 1. A future site plan review will be required for Lot 2 at the time the church wishes to rebuild. Lot 1 is located in the northern portion and Lo t 2 is located in the southwest portion of the site. A stormwater management area is located in the eastern portion of Lot 1. There is a single private access drive into the property from 248 th Avenue with two entrances to both the church and medical off ice building. There are a total of 357 parking spaces, 8 of which are for handicapped users, which meets the Village requirement. The required setbacks in the Village Zoning Ordinance have been met. The building is constructed of precast concrete panels with a thin brick veneer. Recessed areas between each set of windows provide visual interest. The windows are green pre -finished aluminum casings with a cast stone lintel. Cast stone coping is above the precast panels. Pre -finished aluminum panels pro vide a vertical element to the north and south entrances. The rooftop mechanical units will be screened. The applicant’s landscape plans are generally sufficient and t hey are addressing a few of the areas where there are discrepancies. The trash enclosu re will be located at the rear of the east side of the building and will be constructed of precast panels with a thin brick veneer to match the main building structure. S taff has requested locations of irrigation systems be identified on revised landscape plans. The submitted photometric plan appears to be consistent with the site plan review ordinance. Staff has requested though that the applicant not use drop lenses on the lighting. There will be a public sidewalk west of the medical office buildi ng and around the perimeter of the building. Staff has requested a pedestrian connection to the building’s main entrance from the public sidewalk.
Village of Plainfield P lan Commission Minutes March 18, 2008 Page 3 of 6 Any signs proposed for the facility shall be handled through a separate sign application. The applicant has not proposed any signs at this time. Staff recommends approval of the annexation, rezoning, preliminary/final plat of subdivision, and site plan review. Chairman Sobkoviak asked Steve Amann if there were any engineering issues. Steve Amann replied t hat they completed a review of the plans and supporting documents a few weeks ago and a number of issues were identified. The vast majority of the issues were minor in nature. There was one fairly substantial issue regarding stormwater detention ponds. Steve stated they have been meeting with the developer and design engineer over the last few weeks ; and based upon what they have seen , they believe the applicant has addressed that concern. Steve stated they have recommended a few minor changes to the gr ading of the pond and some storm sewer issues, but at this point he didn’t see any real problems. Chairman Sobkoviak swore in the representatives for the petitioner. Pierre Cowart from Tandem Development was the first to speak. He introduced their team, Steve Saunders – project architect, Dennis Carl – project civil engineer, Paul Aherns – Tandem Development Group, Marty Ahern – Tandem Development Group, Dave Eden – landscape architect. Commissioner O’Rourke asked Planner Javoronok if she could explai n the difference in her report about the right -of -way. Planner Javoronok stated a 50’ right -of -way would be required and the applicant is a few feet short of the 50’, but she felt it would be possible to accommodate the whole 50’. Commissioner O’Rourke a sked if the 50’ would be required and stated that the plans are showing 40’. Planner Javoronok stated the plans are showing 40’ plus 7’ of additional right -of -way dedicated. Commissioner O’Rourke asked the petitioner if they were aware of the change . Co mmissioner O’Rourke figured that would push the building setback an additional 10’ further in as well . Dennis Carl for the petitioner explained there is an existing 33’ half right -of -way and to be consistent with the recent development, Canterbury Woods, they have added 7’ to the 40’ half right -of -way. He stated this was the first time they had actually seen the 50’ number. They have added the sidewalk along 248 th Street in that 7’. Commissioner O’Rourke asked whether the Village needs 40’ or 50’. Pla nner Javoronok stated it is a major collector and a major collector requires 50’ of right -of -way. Chairman Sobkoviak asked if the petitioner was prepared to alter the plan to accommodate the requirement for 50’. The petitioner stated it would be acceptab le to them. Chairman Sobkoviak asked if there was anyone in the audience who cared to ask a question or make a comment. There was no response. Commissioner O’Rourke asked if the typical standard was zero spill at the lot line regarding the photometric p lan. Planner Javoronok stated that was correct. She stated there was a revised photometric plan submitted that showed .5 at the lot line. Commissioner O’Rourke asked if it does meet the requirement then . Planner Javoronok stated it does meet the requir ement.
Village of Plainfield P lan Commission Minutes March 18, 2008 Page 4 of 6 Chairman Sobkoviak called the petitioner’s attention to the staff report regarding certain issues: • The applicant has not met the Village’s irrigation requirement and asked if that has been accomplished. Gary Deaton for the applicant stated th ey have addressed the irrigation. They were told it has to be on the front and both sides, so they have a plan for that. • Staff requests that there be a pedestrian connection to the building’s primary entrance from the public sidewalk and asked if that can be accomplished. Steve Saunders for the applicant stated they had read the comment before the meeting and that will be accomplished. They will talk with the Village planners where they want to put the sidewalk. • Commissioner O’Rourke asked if there was a ny thought about switching or moving the building further back. He stated there were 3 rows of parking in the rear and asked if some of that parking coul d be put in the front and set the building further to the east to add some distance between the buildi ng and the residential across the street. Steve Saunders stated they did not think about that, but it would be easily accomplished. There was a discussion about the placement of the parking and the building. Steve Saunders went on to say a ll of the serv ice access is on the east side of the building where the docks are located so they need a little bit more room on that side for trucks. It might be difficult if the building was shifted to the east, but they could lo ok at that. Chairman Sobkoviak stated the idea of shifting the building is because there is residential across the street and asked if the commissioners supported shifting the building slightly to increase the distance from the residential area. There was a discussion among the commissioners regarding this. Commissioner Bonuchi stated she was familiar with the area and felt it did not necessarily need to be moved because there appears to be a substantial distance from the properties on the other side. The petitioner stated regarding the di scussion of the right -of -way of another 10’, the building would be pushed back another 10’. The biggest concern the petitioner has is to make sure there is enough maneuvering space on the east side for the dock area. Chairman Sobkoviak stated they woul d leave it with staff to obtain the maximum amount of separation between the building and the residential across the street . The commissioners agreed. Commissioner O’Rourke stated it was mentioned in the staff report that signage was not part of this req uest, but yet it shows up in the presentation. Planner Javoronok stated signage will not be discussed at this meeting as signage will be a separate procedure that the petitioner will have to complete at a later date. The sign on the plan tonight is not n ecessarily being approved. Commissioner O’Rourke wanted to make sure it was part of the record that the signage was not approved tonight. At 7:29 p.m. Commissioner McKay made a motion that the Plan Commission recommend approval of the annexation of the s ubject property as it is a logical extension of the Village’s municipal boundaries. The motion was seconded by Commissioner O’Rourke
Village of Plainfield P lan Commission Minutes March 18, 2008 Page 5 of 6 Chairman Sobkoviak called for a vote by roll call: Aye : McKay, O’Rourke, Bonuchi, Sanders, Chairman Sobkoviak Nay : 0 The motion is carried 5:0 At 7:30 p.m. Commissioner Bonuchi made a motion that the Plan Commission recommend approval of the rezoning of the subject site from the default R -1 to B -1. Commissioner Sanders seconded the motion. Chairman Sobkoviak call ed for a vote by roll call. Aye: O’Rourke, Bonuchi, Sanders, McKay, Chairman Sobkoviak Nay: 0 The motion is carried 5:0 At 7:31 p.m. Commissioner O’Rourke made a motion that the Plan Commission recommend approval of the Preliminary/Final Plat of Subdivi sion 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 Bonuchi seconded the motion. Chairman Sobkoviak called f or a vote by roll call. Aye: Bonuchi, Sanders, McKay, O’Rourke, Chairman Sobkoviak Nay: 0 The motion is carried 5:0. At 7:32 p.m. Commissioner McKay made a motion that the Plan Commission recommend approval of the site plan for the medical office buildi ng, Plainfield Medical Center, 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, 3. Submittal of a revised landscape plan illu strating the additional parking islands and landscaping, as well as the location of the irrigation systems, 4. A pedestrian connection from the public sidewalk along 248 th Avenue to the primary building entrance, 5. The right -of -way dedication should be in creased to 50’ along 248 th Avenue. Chairman Sanders seconded the motion.
Village of Plainfield P lan Commission Minutes March 18, 2008 Page 6 of 6 Chairman Sobkoviak called for a vote by roll call. Aye: Sanders, McKay, O’Rourke, Bonuchi, Chairman Sobkoviak Nay: 0 The motion is carried 5:0. Since there was no further bus iness before the Commission, Chairman Sobkoviak adjourned the meeting at 7:34 p.m. _________________________________________ R espectfully Submitted Carol Millan – Planning Secretary Village of Plainfield