HomeMy Public PortalAbout2008-04-01 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION MEETING RECORD OF MINUTES DATE : APRIL 1, 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 Kachel, McKay, R enzi, Bonuchi, and Sanders ; Chairman Sobkoviak; the Representative from the Plainfield Fire Protection District ; and the Representative from the Plainfield Township Park District. Absent: Commissioner O’Rourke and ex -officio Commissioner Peck , Plainfield School District , Library District, and Plainfield Police Department Also Present: Jonathan Proulx – Planner II Village of Plainfield, Mike Schwarz – Planner II Village of Plainfield, Sara Leach – Planner Village of Plainfield, Carol Millan – Secr etary Vill age of Plainfield, and Neil Eickholtz – Baxter and Woodman MINUTES: The minutes from the Plan Commission meeting of March 18 , 2008 were accepted as presented. DEVELOPMENT REPORT: Planner Proulx gave the development report. He report ed what had transpir ed at the Village Board Committee of the Whole Meeting of March 24, 2008. OLD BUSINESS: CASE: 1302 -030207.SU.SU.SPR.FP THREE RIVERS CHURCH Request : Special Use for Religious Assembly (Public Hearing) Special Use for Planned Development (Public Hearing ) Site Plan Review, Preliminary and Final Plat of Subdivision Location: SE Corner of Rolf Rd., & Rt. 59 Applicant: Carl Hauert TIME: 7:10 p.m. Planner Schwar z summarized the staff report and stated the history of the project. The applicant has amended the application to include a new special use request for a planned development, including variances or relief from provisions of the Village of Plainfield Subdivision Code including those provisions pertaining to the occupation and use of flood fringe area s, stormwater drainage and detention. Due to budget constraints the proposed church building has been reduced in size to 11,239 sq. ft.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 2 of 20 Relief has been requested to reduce the floodplain compensatory storage ratio from 1.5:1 to 1.44:1 for the 0 -10 year increment and from 1.5:1 to 1.004:1 for the 10 -100 year increment; increase the release rate to no greater than the pre -development peak run -off rates, and reduce the stormwater storage requirement or volume to no greater than the pre -development stormwat er storage capacity. There are also several items of relief under the Zoning Ordinance being requested. There is a variance to allow “Genstone” (polyurethane simulated brick and stone veneer product) on the building, use of EIFS as the predominant materi al on the south and east elevations, waive the necessary curbed planting islands at the end of each row of parking in three specific locations depicted on the site plan, and waive the required foundation plantings along the south and east façade. The ch urch project will include a one -story, 11,239 sq. ft. church building with 132 parking spaces . F uture phases will include building and parking lot expansion, as well as potential playing fields and a 1,000 seat outdoor amphitheatre. These items would req uire future applications for site plan review. Planner Schwarz stated the findings of fact for a special use for religious assembly. Two of the 2 findings were found to be favorable to the applicant and staff would recommend approval of the special use f or religious assembly. Planner Schwarz outlined the three purposes and objectives for a Planned Development as stated in the staff report. Staff has evaluated each of the objectives and believes that each of the 3 criteria for approving a planned develop ment has been met. Planner Schwarz stated two findings of fact must be met for a special use for a Planned Development. He stated 2 of the 2 findings are favorable to the applicant. The applicant is proposing a variance to allow them to use “Genstone” on the building exterior as a short -term (less than 5 year) solution. The Zoning Ordinance requires high quality masonry materials as the predominant exterior material. It is planned to expand the church in the future, and the applicant would like to or der the brick and stone at one time. The applicant would then remove the “Genstone” material. Staff has suggested a more durable brick or stone veneer material would be appropriate as the Village would have no guarantee , if and when the church building i s expanded , that the future construction budget would allow for the replacement of the “Genstone” material. If the Village Board and Plan Commission are supportive of the use of the “Genstone” material, then staff recommends a provision in the Statement o f Intent and Agreement for the Planned Development requiring the replacement of the “Genstone” material w ith masonry material within 5 years (as proposed by the applicant). Staff finds the use of EIFS as an acceptable material as the proposed predominant material on the south and east elevations. The applicant is also requesting waiving the curbed planting islands at the end of each row of parking in three locations. They are proposing a larger continuous landscape island along the adjoining drive aisl es, and staff does not have any concerns with this request. The landscape plan does not reflect the required foundation plantings along the south and east facades. Since the total number of plant units exceeds the Village’s minimum requirements, staff do es not have any concerns with this request. Staff is requesting that the applicant depict and provide the equivalent number of parkway trees along Rolf Road, even though the annexation agreement did not require a parkway or sidewalk along Rolf Road.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 3 of 2 0 Th ree lots are proposed on the Subdivision plat. The proposed church would be located on Lot 1, which is the larges t lot, Lot 2 would be dedicated to the Village for a future welcome sign and/or a sanitary sewer lift station, Lot 3 would be conveyed to IDOT for the proposed widening of Rt. 59. Staff does not have any concerns with the Subdivision plat. The parking lot will be located along Rolf Road and will be screened with a slight berm and heavy landscape plantings. The proposed amount of parking space s complies with the Village’s minimum parking requirements for religious use, and meets the Illinois Accessibility Code for handicap accessible parking spaces. Stormwater management will be accommodated off -site in a stormwater detention basin located on the east and west sides of the church building. There will be an east and west bio -swale. This goes above and beyond what is normally required. Staff is looking for additional information on the trash enclosure, the screen walls for the ground -located HVAC equipment, and the base of the monument sign. Staff believes those materials should be consistent with those used on the building. Planner Schwarz stated the Park District and Village are planning a bike trail throughout the Village, generally on t he west side of the river, which is know n as the DuPage River Trail. It is a 29 miles trail running from north Naperville eventually connecting all the way down to Channahon. Sections of this path are already constructed and maintained by the Park Distr ict. This particular future section would run along the south river bank on church property in an easement dedicated to the Plainfield Park District. In terms of the connection of that future segment to Rolf Road, the applicant has agreed to construct th e section adjacent to Rt. 59, alongside the future berm, from Rolf Road to the river. That section would be const ructed by the church working in conjunction with the Plainfield Park District. Planner Schwarz stated the Commission may wish to consider a stipulation requiring sidewalk or cash -in -lieu of construction along Rolf Road and/or along Route 59 in consideration of the relief being requested under the planned development. Planner Schwarz again stated this is a public hearing and all notices hav e been posted and published in accordance with Village ordinance and State Statute. Planner Schwarz ended his report. Chairman Sobkoviak asked Village Engineer Eickholtz if there were any stormwater issues. He asked if since the applicant has requested relief from the compensatory storage requirements does the engineering show that this development will in any way aggravate or increase any flooding problems within the area. Village Engineer Eickholtz stated it would not. He stated the applicant is shoo ting for 1:1 ratio on the compensatory storage , and the detention relief they are requesting is actually allowed in Will County ordinances. Chairm an Sobkoviak asked if there was any evidence of flooding in the general neighborhood. Village Engineer Eickh oltz stated he was not aware of any. Chairman Sobkoviak asked if there were any other engineering concerns. Village Engineer Eickholtz stated the way the variance is worded is fine, the issue is there are not calculations to support that at this time. A s soon as the applicant is able to provide the calculations, the Village Engineer will be good. Chairman Sobkoviak swore in the representatives for the petitioner. Carl Hauert spoke. He had very little to add to the staff report. He brought along a mod el of the church building and samples of the “Genstone” material and the brick to be used on the church in its final stage . He stated the “Genstone” will only be in
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 4 of 20 the first phase and will be about 26% of the entire exterior. As the wings are extended , the plan is to replace about 20% of the “Genstone” with the rest being entirely removed in lieu of the expansion of the addition. The plan is to have natural stone below the sill line and to have brick above the sill line. Chairman Sobkoviak asked if t he church was amenable to having a stipulation added that would state that after 5 years the “Genstone” would be removed and replaced. The petitioner stated they were in agreement. Commissioner Kachel asked if the foundation would be poured with a brick ledger on the outside for masonry. The petitioner stated it would be. Commissioner Renzi had a question about the amount of dirt that was to be removed per the prior plan. He asked since the size of the building was reduced did that cut down on the am ount of dirt that has to be removed. Carl Hauert stated they would not be removing the same amount of dirt, but there still is quite a bit of dirt to be relocated for creating the swales and detention areas. Commissioner Renzi asked the petitioner if t heir engineers were stating this was feasible and that there would not be a third try at this project because the engineering is still not working out. Carl Hauert stated that they are right at the edge of getting it all taken care of. Commissioner Renzi then asked Village Engineer Eickholtz if the release rate no greater than pre -development peak run -off means there can be continual run -off at peak level, or does it mean that occasionally it is going to get to peak level. Village Engineer Eickholtz stat ed a computation is made of what the site releases in its existing condition in a cornfield or grass state, whatever it may be, and then it is put into a value for the detention pond and the pipe is sized accordingly based on the depth of the water in the pond. You would determine what that flow rate would be. He further stated during the 100 year event, it will not release any more water than what has been released during the existing conditions. Chairman Sobkoviak stated the release rate will be the sa me before and after. Village Engineer Eickholtz stated that was correct. Commissioner Kachel asked if the entire parking lot would be put in at this time. Carl Hauert stated it would not, and just a portion would be put in. Commissioner Kachel mentione d the possibility of using permeable pavers. There was a discussion about permeable pavers. Commissioner Sanders stated the replacement of the “Genstone” should be included in the financial package to make sure the expense to remove the “Genstone” in 5 y ears is considered. Carl Hauert could not speak specifically on that detail. He stated they are aware of the design and what the plan is. Commissioner Sanders asked if there were any covenants on the property to require the replacement of the “Genstone” to be completed. Planner Schwarz stated that was something that staff raises for a potential concern for the Board or the Plan Commission. The Village has no guarantee that the church’s budget in 5 years will allow the replacement of this “Genstone”. C hairman Sobkoviak stated that was something the Commission has to agree upon. He asked the Commission if they would allow the “Genstone” to be used and to set some time limitation as to when it should be replaced. Staff has suggested a 5 year time limit. Planner Schwarz clarified that the 5 year time limit came from the applicant. He further stated even with a stipulation there would be no guarantee that the church budget in 5 years would be any different than it is today. Commissioner Kachel was in fa vor of the use of “Genstone” along with Chairman Sobkoviak. Commissioner Renzi’s idea was to give the church 6 years. Chairman Sobkoviak stated the Commission
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 5 of 20 was amenable to allowing the use of “Genstone” as a temporary construction material, as long as there is a “drop -dead” date for replacing it. Commissioner McKay added that the Commission will see the church again for the expansion , and the Commission would have the right to say they would not approve any future site plans without the replaceme nt of the “Genstone”. Chairman Sobkoviak stated that was a good point. Commissioner Renzi asked if there was a sidewalk put on Rolf Road what would it connect with. Planner Schwarz stated it would ultimately connect to points to the west and south. Com missioner Renzi asked if the sidewalk could be used as a bargaining chi p to replace the “Genstone”. There was a discussion about sidewalks and the Park District’s bike trail. Planner Schwarz stated the subdivision plat prepared by the applicant does have 10’ strip dedication along the south side of Rolf road, as well as the public access easement granted to the Plainfield Park District along the river bank. Cameron Bettin from the Plainfield Park District wanted to clarify that they have reached an agree ment for the church to give the Park District a certain amount of money for the Park District to construct the path along Route 59. Planner Schwarz wanted to clarify what he had heard from the Commission. He stated it sounds like there is a consensus f rom the Commission that no cash or sidewalk would be necessary along Rolf, as long as the dedication is made. T he parkway trees along Rolf Road and the shorter sect ion of sidewalk along Route 59 could be waived . Commissioner Kachel asked what about leavi ng in something that stated the church could put trees in at a later date. He further asked the Commission if they would be amenable to a cash -in -lieu as part of the SIA document. This would give the church the option of either putting the trees in the g round themselves or giving the Village the cash equivalent. Chairman Sobkoviak asked if this was acceptable to the commissioners. Carl Hauert for the petitioner stated either option is fine . T hey are planning on doing most of the landscaping themselves. Chairman Sobkoviak opened the meeting to public comment. Chairman Sobkoviak swore in each person before they gave testimony. 1. Tim Cummings – 23744 Rolf Road. He had concerns about water entering into his subdivision and had concerns about the req uested change in compensatory storage of stormwater. He felt the church, by putting in a culvert running underneath Rolf Road, is draining the water to the north instead of taking it to the river to the south. Village Engineer Eickholtz stated the water will be carr ied to the south to the River. Mr. Cummings also had concerns about the height of the land where the proposed church will be built. Chairman Sobkoviak stated the two drainage swales are designed to help. Mr. Cummings asked if the water fro m the detention pond will ever go north. Petitioner Carl Hauert stated it would not, only if the flood water is above the river. He also stated there will be two dry -bottom detention ponds. Commissioner McKay assured Mr. Cummings that the petitioner has stated on record that the water will flow to the south. Chairman Sobkoviak asked if the detention ponds will help alleviate the conditions Mr. Cummings has described. Petitioner Carl Hauert stated yes. The detention ponds are designed as if the entir e project was built out today. Chairman Sobkoviak asked if the proposed drainage swales can be expected to improve Mr. Cummings problem. Petitioner Carl Hauert stated yes.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 6 of 20 2. Ray Hayan – 16904 S. Plainsman Circle. He had flood concerns. He would like the compensatory storage to remain at 1.5:1 instead of 1:1. He felt it is a safety issue. Petitioner Carl Hauert stated they are redoing all of the field drains that go through the church property. They are rerouting them and increasing the size of the m. Also, in a 100 year rain event, the whole detention area will be filled with water no matter what the compensatory storage ratio is. 3. Clement Walchshauser – He asked the Village Engineer Eickholtz if the 1.5:1 compensatory storage ratio would have solved the problem for the 100 year event in 1996. Village Engineer Eickholtz stated it would not have stopped the flooding. 4. Tom Hauert – He stated larger retentions with slower release rates are not going to do anything that close to the river. He stated the culverts were put under the road to help alleviate the flooding problem in the Plainsman Court area as they have always had a water problem there. He stated the drainage system is not completed from the culvert to the river. He stated once eve rything is completed, it should come through the culvert, down through the drainage, and to the river. Since there was no further comment, Chairman Sobkoviak closed the public hearing. Chairman Sobkoviak explained that the compensatory storage ratio has not changed, but now it is allowed for an applicant to show reason and cause to change the compensatory storage ratio. Commissioner McKay asked what was the reasoning for this petitioner to want to change the compensatory storage ratio. Petitioner Hauer t explained. He stated the more they fill in to create more detention, the more they are filling in floodplain. They are trying to get as close as they can to the existing condition. He said out of 36 acres, 5 acres are floodplain. There is very littl e that they can trim off of that to create more storage without basically shrinking down what they can have as a feasible piece of property. Chairman Sobkoviak stated there was no statistical information that was used to set the compensatory storage at 1.5 :1 . It was not entirely arbitrary, but was meant more of a restriction to development than it was as a remedy to flooding. Commissioner Kachel felt what the church is proposing for compensatory storage is adequate. Commissioner Bonuchi stated the church is building this site in increments. There will be ongoing construction that will be reviewed. She was comfortable relying on the opinion of the Village Engineer and staff and felt these plans are okay. Chairman Sobkoviak asked if the church was amenable to a stipulation that if the “Genstone” is allowed to be used in the construction there will be a 6 year time limit on its replacement. Commissioner McKay asked if this would be a precedent setting situation. Chairman Sobkoviak asked staff sinc e this is a planned development with variances sought would this necessarily carry over to another petitioner. Planner Schwarz stated no. He further stated a planned development is intended to stand on its own merits. So, the Plan Commission and the Vil lage Board have the option to review on a case -by -case basis weighing the relief being requested. He felt the enforceability issue, whether it is 5 or 6 years, is a question mark. He wondered w hat recourse the Village would have if later the applicant wo uld indicate that funds are not available.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 7 of 20 Commissioner Kachel stated when they want to put an addition on; the Commission would have control at that time. The Commission could require at that time to remove the “Genstone” before any addition could be built. That is why he asked if the foundation would have a brick ledger all the way around. He was comfortable with this for a 6 year period. Planner Schwarz stated this could be specified in the Statement of Intent and Agreement. He stated it could be specified the sooner of 6 years or the future expansion of the building. The Commission added a 4 th stipulation to both the special use for a planned development and the site plan review stating, “Genstone needs to be replaced after 6 years or construc tion of an addition to the building, whichever is earlier.” Chairman Sobkoviak stated staff is asking that the EIFS material on the south and east wall be painted a brick color and asked the petitioner if that would be a problem. Petitioner Carl Hauert stated that was not a problem. He stated they also plan to put some relief into it so that it is not a flat wall. Chairman Sobkoviak asked the petitioner about the elevations and details for the trash enclosure. Petitioner Carl Hauert stated those will be very close to the rest of the building. Chairman Sobkoviak asked if the petitioner is planning on screen walls for ground -mounted HVAC equipment . Petitioner Carl Hauert stated this will be very similar to the trash enclosure, same feel as the buildin g. Planner Schwarz asked if the Commission would be okay with the “Genstone” being on the trash enclosure. Generally it does have to be masonry. Chairman Sobkoviak stated they can use the “Genstone”, but that would have to be changed as well. Petition er Carl Hauert stated when they add on they will probably change the location of the trash enclosure. Chairman Sobkoviak asked the Commission their feelings as far as the sidewalk. They discussed the sidewalk, an area along the street that a sidewalk cou ld be put in at a future date, and they have also talked about landscaping and trees. He asked the Commission what was the conclusion. There was a discussion among the commissioners. It was decided there would be a roadway dedication to the Village as p art of the subdivision plat and it was recommended to not require a sidewalk or cash -in -lieu. The parkway trees along Rolf Road could either be shown on the plan and planted by the church, or the cash equivalent could be paid to the Village. This could b e taken care of in the SIA document. It was decided the short section of sidewalk adjacent to Route 59 in the new route 59 R.O.W. could be put in the SIA document stating there would be a provision of the cash equivalent of the sidewalk costs be paid to t he Village for eventual future installation. At 8:44 p.m. Commissioner Renzi made a motion that the Plan Commission adopt staff’s findings of fact and recommend approval of a Special Use for a Religious Assembly for Three Rivers Church, located at the sou theast corner of Illinois Route 59 and Rolf Road, 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. That the plans be revis ed in accordance with staff’s review comments as noted in this memorandum, prior to this case being forwarded to the Village Board for its consideration. Commission Kachel seconded the motion.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 8 of 20 Chairman Sobkoviak called for a vote by roll call. Aye: McKay, Renzi, Bonuchi, Sanders, Kachel, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 At 8:45 p.m. Commissioner Bonuchi made a motion that the Plan Commission adopt staff’s findings of fact and recommend approval of a special use for a planned deve lopment for Three Rivers Church, located at the southeast corner of Illinois Route 59 and Rolf Road, subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield F ire Protection District; 3. That the plans be revised in accordance with staff’s review comments as noted in this memorandum, prior to this case being forwarded to the Village Board for its consideration. 4. “Genstone” material on the building needs to be replaced after a 6 year timeframe or construction of an addition to the building, whichever is earlier . Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Bonuchi, Sanders, Kachel, McKay, Chairman Sobk oviak Nay: 0 The motion is carried 6:0 At 8:46 p.m. Commissioner McKay made a motion that the Plan Commission recommend approval of the site plan review for Three Rivers Church, located at the southeast corner of Illinois Route 59 and Rolf Road, 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. That the plans be revised in accordance with staff’s review comments as noted in this memorandum, prior to this case being forwarded to the Village Board for its consideration. 4. “Genstone” material on the building, as well as on the trash enclosure needs to be replaced after a 6 year timeframe or construction of an addition to the bu ilding, whichever is earlier. Commissioner Sanders seconded the motion. Chairman Sobkoviak called for a vote by roll. Aye: Bonuchi, Sanders, Kachel, McKay, Renzi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 9 of 20 At 8:47 p.m. Commission Renzi ma de a motion that the Plan Commission recommend approval of the Preliminary and Final Plat of Subdivision for Three Rivers Church, located at the southeast corner of Illinois Route 59 and Rolf Road, 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. That the plans be revised in accordance with staff’s review comments as noted in this memorandum, prior to this case being forwarde d to the Village Board for its consideration. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Sanders, Kachel, McKay, Renzi, Bonuchi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 The P lan Commission took a break at 8:48 p.m. and reconvened at 9:00 p.m. CASE: 1332 -100307.AA.PP.SU THE SANCTUARY AT MARIAN LAKE Request: Comprehensive Plan Amendment (Public Hearing) Special Use for Planned Development (Public Hearing) Annexation Agreeme nt Amendment, Preliminary Plat Location: North of Caton Farm Road, South of Renwick Road, East of Drauden Road, west of Rt. 59 and the DuPage River Applicant: Town and Country Homes and Mantellate Sisters TIME 9:00 p.m. Planner Proulx summarized the st aff report. He stated tw o elements of this case require a public hearing and public notice has been posted and published. It was originally scheduled for the March 4, 2008 meeting and the case was continued to this evening without discussion. This is an age -restricted community consisting of 272 single -family, detached homes and private clubhouse with an extensive trail system. The Mantellate Sisters will retain a parcel to relocate the existing convent building until such a time that it is no longer ne eded. At that time, the underlying land would be subdivided and incorporated into the age -restricted community. Planner Proulx gave the history of the site. The comprehensive plan amendment is to change the land use designation on the Village’s Future L and Use Plan from low density residential, which has an associated density range of 1.4 to 2.0 units per acre, to medium density residential, which has an associated density range of 2.1 to 3.0 units per acre. The low density designation may have been ass igned due to the proximity of the DuPage River and the significant environmental and scenic resources of the site. Staff believes the adjustment to the land -use classification is a policy issue ultimately to be decided by the Village Board with input and recommendation from the Plan Commission.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 10 of 20 Approximately 10.4 acres are wetlands, including an existing 10 acre central lake, of the 110 total acres; and approximately 20.3 acres of the site are in the floodway/floodplain. Approximately 88.1 acres of the site is classified as buildable. The property is undeveloped and used for agricultural purposes. The HPC had no objections regarding demolition of existing structures . There is an underground gas pipeline within a pipeline easement. The project is pro posed as a planned development. The elements of the planned development that exce ed Village requirements include the strong architecture proposed for the single family homes, enhanced land plan elements, and natural area restoration. The applicant is see king exceptions to 10 of the Village’s development standards. Planner Proulx pointed out a discrepancy in his staff report. The report stated the minimum lot size as 6,000 sq. ft., and according to the plat the smallest lot size listed is 6,750 sq. ft, which could be refined somewhat at the final plat stage. Staff would be open to 6,600 or 6,700 sq. ft. minimum. Planner Proulx summarized the findings of fact. He stated the two standard findings of fact for all special uses are favorable to the applic ant. He also summarized the additional seven findings of fact for a planned development. He stated all 7 of the findings are favorable to the applicant. The developer is seeking the maximum density bonus of 50 percent. He went through the computation f or the density bonus, and stated staff has awarded the density bonus based on the proposed plan. There are two pocket park areas incorporated on blocks west of the lake, and a crescent -shaped pocket park southeast of the lake. The site generally consists of a modified grid street pattern. The two access points off Drauden Road are aligned with the access points from Springbank. Two road studs provide future connections to the north. The developer has proposed street names that correspond with the marke ting and historical use of the property. Generally, the Village requires streets to conform and align with existing streets. The developer strongly wishes to deviate from this and be able to use the proposed street names. The developer has submitted a pattern book. A masonry element will be carried through on all four sides, with particular attention to the front and rear elevations. Architectural requirements will be established via stipulations to the amended annexation agreement and will be enforc ed via key lot and through lot review and master building plan approval at the time of building permit. Planner Proulx stated the proposed landscape plan will satisfy the landscape requirements for the key and through lots. Staff recommends that a prot otypical landscape plan be provided for through lots. The revised plan will provide two different options for the buyer between additional shrubbery and groundcover or an additional on -lot tree. This satisfies staff’s prior recommendation. There is exte nsive tree cover on this site. The landscape plan ca lls for 247 trees to be removed. 124 trees are either in poor condition or are undesirable species, and a total of 233 replacement trees would be provided to mitigate for the tree removal. The develope r is working with the Plainfield Park District to provide cash -in -lieu of a land donation, which is money to help fund a pedestrian bridge crossing the DuPage River in the vicinity of the project. The developer is also considering deeding a portion of the northeast corner of the site to the Park District. The developer could potentially receive credit for construction of the public path connection that would allow for connection between the Booth property and the regional gas pipeline path system.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 11 of 20 Ther e is no school dedication. The developer is working with the Plainfield School District seeking relief from the land donation and impact fee obligation in consideration of the fact that this is an age -restricted development and it is anticipated there wil l be no school age children per the covenants. The developer is proposing stormwater detention using the existing 10 acre lake, as well as any additional series of detention po nds that would be constructed throughout the project to provide additional dete ntion, stormwater treatment to improve water quality, and areas for wetland restoration/wetland mitigation. The developer also proposes to construct t he inlet to the lake from the Fond Du Lac Development, as well as the outfall towards the DuPage River. These improvements are subject to permitting by the U.S. Army Corps of Engineers. Staff recommends the e stablishment of a dormant special service area be required as a back -up in the event the homeowner’s association fails to complete its maintenance obli gations. The property is in the benefited area of some improvements that have been constructed. Staff looks to the developer to participate in the Drauden Road improvements either by paying their fair share or potentially cooperatively working to improve Drauden Road. Staff recommends approval of the requested entitlements. Planner Proulx ended his summary. Chairman Sobkoviak asked staff if recently another age -restricted development was approved by the Village Board in the area and there were substant ial reductions in the setbacks and R.O.W. within the development. Planner Proulx stated there are a handful of similarities. The setback relief was greater in the Villas at Fox Run than what is requested in this development. Planner Proulx mentioned the Playa Vista Development in Grande Park, which he believes has a similar setback. Chairman Sobkoviak asked Village Engineer Eickholtz if there are any issues. Village Engineer Eickholtz stated they have reviewed the plans and the only concern they did have was the need to have 60’ of R.O.W. along Drauden Road. That has been addressed, so at this point they do not have any concerns. Chairman Sobkoviak swore in all of the representatives for the petitioner. John Philipchuck, attorney, spoke first. He introduced Sister Louise Stasouski, Donna Dryan; Town and Country Homes – John McFarland, Ray Blankenship, and Andrew Mau; Heidi Voirol – V3 Civil Engineer; and Tim Ball – Landscape Architect. He gave a brief history of the site. He stated the original development that was approved had up to 700 units, with a combination of apartments, some independent living cottages, and some assisted living units. Because this could not be put together, the amendment to the annexation agreement never actually got exe cuted on their side. This is a senior, age -restricted community. No children under 18 will be allowed to reside for any extended period of time per the covenants. At least one member of the household has to be at least 55 years of age or older. In th e second phase of the project, the convent would have to be removed; and at that time, a decision would be made whether or not a new convent would be built on this parcel or if they might relocate off -site. The funds that are achieved from the sale of the property will be used to take care of the Sisters in their retirement. John McFarland from Town and Coun r ty Homes talked next. He highlighted issues on the preliminary plat. He started out by showing a slide presentation. He gave a description of Town and Country Homes and the developments they have completed. He stated their site plan is proposed for 272 homesites, which is inclusive of the 50 which could be on the retained parcel that the Sisters will be keeping. They are proposing a clubhouse and recreation complex that would be exclusive to the community located by the southern entrance. They will be taking great care in enhancing, reclaiming, and improving the existing lake on the site to turn that into the main feature of the development. Ther e will be a trail that will go
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 12 of 20 around the perimeter also linking to a trail in the gas easement , and that will also go to other open space areas on the site. The Drauden Road frontage is kind of a window to the world for the community. There will be mo numents at each entrance, northern and southern entrances. Each entrance will have a stone monument, along with a fence and column detail that will extend between the two entrances along Drauden Road. There will also be boulevard roads going into the com munity. The boulevards will be landscaped. They feature a berm area between the two entrances with landscaping. He pointed out a detention basin that will buffer some homes from Drauden Road. The berm area ranges from 45 to 85 feet in width, depending on where you are along there. The boulevard and landscaping extends about 300’ into the community. Ray Blankenship from Town and Country Homes talked next. He talked about the elevations of the homes. He stated they are ranch styles and 1 -1/2 story homes. There will be masonry on every plan , windows in garage doors, projecting elements, etc. The materials will range from shake , to siding , to stone . The rear elevations will match up to the front elevations. John McFarland then stated they have wor ked with staff regarding architecture. He addressed a comment by the Chairman regarding how they are dealing with fitting their project in with the adjoining properties. He stated each of the rear elevations of their homes will have features, they won’t just be flat. There will be bump -outs, projections, trim around the windows, grids in the windows, etc. They have taken great care so that when they do abut an adjacent subdivision there is an attractive look on the rear of the house. He stated in regar ds to the land plan there are a number of areas where it is single loaded , and there are some trees along the perimeter. In their tree preservation plan they have taken great care to try and preserve as many trees as they can along the perimeter. Attor ney John Philipchuck stated most of the adjoining homes are 2 story homes, whereas they have the one story ranch and an optional 1 -1/2 story. He stated none of their homes back up to the Fond Du Lac Subdivision. He stated the utilities are available and the right size to handle the site. He stated they would be working with the developer of Springbank for development of Drauden Road. He talked about the density of the project and asked for a favorable recommendation. Chairman Sobkoviak opened the meeti ng to public commen t . He swore in each person before they gave testimony. 1. George Herbst – He asked about reworking the exit from Fond Du Lac into the site and asked what would be the grade level of the street going across the creek. Heidi Voirol – V3 Companies for the petitioner responded to Mr. Herbst questions. She stated in regards to replacing the Fond Du Lac release structure, they are not planning on doing that. They will be extending culverts under the road crossing. Mr. Herbst then asked ho w many culverts. Heidi responded she did not know off hand. Mr. Herbst had doubts that would work. He further stated when their dam was rebuilt in 1998 and the size was reduced, the Sisters had one culvert with the road over it and it backed up into the ir subdivision every time it rained. He had concerns about the creek. Heidi tried to assure him that it is the requirements of the State of Illinois and the Village of Plainfield that they cannot make his situation worse. The situation will be reviewed at the time of final engineering. 2. Phil Wengren – Lakewood on Caton Farm Subdivision. He asked how many homes will be built on the property. The petitioner responded 272 homes. He asked how soon they would begin working on the property. The petition er responded they would begin the summer of 2009. He asked about the hill on the Sisters property behind his property. He wanted to know if there was consideration to lowering the elevation or will it be maintained. He had concerns because when it
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 13 of 20 rai ns they have a stream of water coming off of the hill which then trickles down to the lake. Heidi Voirol stated they are regrading the area and all of the flow off of their site will be sent to the basins on their site. So, the flow will not be going off site anymore. 3. Andrea Arriaga – She was speaking for her mother -in -law , a homeowner in the Fond Du Lac Subdivision. She had concerns about the preservation of the trees. She stated they are a natural buffer between this development and Fond Du Lac Sub division. She stated a concern about headlights from cars, street lights. Tim Ball – Hitchcock Design Group responded for the petitioner. He stated they had to submit a tree preservation plan. He stated the ordinance requires any tree over 8” in diamet er has to be surveyed physically locating it on the site. They are measured, tagged, and graded in terms of the type of species and grade. Town and Country strives to preserve trees unless they are a poor species and could become a problem down the road . Andrea asked if trees were removed, would they be replaced. John McFarland from Town and Country Homes stated he would be happy to walk the property line with the residents to talk about the plan. Andrea then asked about the construction process. Joh n McFarland responded from start to finish , it could be 6 years. Andrea also voiced a concern about noise, dust, etc. 4. Steve Jenks – 2803 Crested Butte Trail – Lakewood on Caton Subdivision. He had concerns about the increased density. He asked about the setback from the back property line. John McFarland stated the minimum setback would be 20’ from the rear property line to the home. Mr. Jenks cited the finding that states it would not hurt the adjacent property values. He asked how that smaller s etback , as compared to the setback in the Lakewo od Subdivision, would not negatively impact the adjacent property values. Planner Proulx stated staff used single family detached homes as compatible uses. Staff does not see any incompatibility between two homes backing up to each other. Mr. Jenks felt there should be a buffer. John McFarland from Town and Country Homes made a comment that the homesite depths are very similar. Their homesites are 122’ minimum and it appears the Lakewood Subdivision minim um is 117’ in that area. He further stated their homes are primarily one story homes versus in the Lakewood Subdivision they are 2 story homes. There is a difference in the massing of the homes. Mr. Jenks asked if there are any tree requirements or buf fering. John McFarland stated there is not a tree requirement. There is an existing fence along there. 5. Michael Korst – Attorney representing a Fond Du Lac homeowner of an adjacent property. He asked the average price of the homes. John McFarland stated $275,000 to $400,000. Mr. Korst had concerns about the reduced setbacks along the south property line adjacent to the Fond Du Lac Subdivision. Attorney John Philipchuck stated there are no homes adjacent to Fond Du Lac. Mr. Korst asked if there w ould be berming or additional screening along the southern lot line. Attorney John Philipchuck stated trees are shown on the plan and the re are existing trees. Mr. Korst asked if there were any environmental studies completed for this property regarding the displacement of wildlife. Heidi Voirol stated they have done extensive testing of the wildlife in the lake and around the lake. They are planning to enhance the situation. There will be more habitats and food for wildlife in that area. Mr. Korst as ked if there was a plan to alleviate traffic and a plan for traffic controls on Drauden Road. Planner Proulx stated since it is an age -restricted project, the peak traffic times do not really coincide with typical peak traffic times. The traffic generate d by this development will be significantly less than traffic generated by a comparable single family detached development or commercial development. As part of this development, the developer will be required to construct left turn lanes serving the deve lopment at both access points on Drauden Road. Mr. Korst lastly asked if the Village had any intention to annex Fond Du
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 14 of 20 Lac in the future. Planner Proulx stated historically the Village is very reluctant to forcibly annex. There has been no discussio n. Chairman Sobkoviak stated Fond Du Lac is too big. 6. Judy Girard – She had a concern about the density. She felt the density could cause flooding. She stated this is a low, wet area. Heidi Voirol stated the developer will work with the Village an d the State guidelines . O ne of the requirements is that they cannot negatively impact any of the properties upstream from this site. She said there are 11 proposed detention basins. Ms. Girard asked if there would be a fence along the entrance road comi ng into Fond Du Lac at the south end. John McFarland stated there would be no fence. Ms. Girard asked about the future convent building. John McFarland pointed out the location on a slide. Planner Proulx pointed out that the convent building would req uire a site plan review through the Village of Plainfield and there would be a meeting where Ms. Girard could make comment. 7. Mike Himes – Lakewood Subdivision. He stated there is a sewer about 5’ from his property line. He asked if anything would be c oming onto his property. Heidi Voirol stated they are not sending any flow offsite. 8. Steve Bussczwski – He had a concern about the 20’ setback and felt houses will be too close to his property. He felt that will lower the value of his home. He feel s there is a floodplain in back of his house and asked how the developer can build in the floodplain. Heidi Voirol stated they will not be building in the floodplain. She further stated part of their improvement plan does include rebuilding the relief st ructure from the lake on the north side that is in disrepair at the present time. It will be upgraded. There is a g ravel path along the north side that will be replaced. The whole area will be re -engineered. She stated because there is floodplain on th e site, they need to make sure that all of the basements are above the floodplain. Mr. Bussczwski had concerns that the land will be cleared right away and he will be looking at bare land. John McFarland stated it is their intention to build the communit y in three phases. Since there was no further comment, Chairman Sobkoviak closed the public hearing. Commissioner Kachel stated in Phase 3 they will be taking down the hill. He asked if the residents will have to wait until Phase 3 to take care of the present water problems in the area generated by the hills. John McFarland for Town and Country Homes responded that is an existing condition. He stated it could possibly be 3 years before they would get into Phase 3. If there was some significant or se vere problem that was happening out there, they could take a look at it along with the Sisters to see if there is some temporary measure that could be taken to alleviate any severe problem. Commissioner Renzi asked if the y would need to do some type of excavation to get the water flow right regarding the lake repair. He asked if there wouldn’t need to be some type of work being done on the entire site. Heidi Voirol stated the lake improvements will be done at one time. Commissioner Renzi stated he und erstood, but felt they would need to get their equipment out there and some minimal excavation would need to be completed. Commissioner Renzi asked if it would be wet bottom detention. Heidi Voirol stated they would be dry bottom basins with wetland na tural plantings. Commissioner Renzi had a concern that the engineering be completed so when Phase 1 goes in the drainage is going to be fine . He a lso asked if the lake will be fine
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 15 of 20 during that period of time too. He asked if they had done incrementa l, as well as total engineering. Heidi Voirol stated they have not done the final incremental yet for the phases, but it will definitely be taken into consideration when they do the final. Commisioner Kachel stated normally the water and runoff is taken care of right in the beginning. He asked if this will be done in phases with the lower portion first and the middle at a later date. Heidi Voirol asked if Commisisoner Kachel was talking specifically about the lake. He responded he was taking about the lake. Heidi Voirol stated the lake specifically will be done all in one shot. Commissioner Kachel asked if that would be in the beginning. Heidi Voirol replied it would be. It is going in as part of Phase 2. Phase 1 will not utilize th e detention and the lake. Commissioner Kachel stated all of the houses in Phase 1 will drain towards the north and n ot into the lake. Heidi Voirol stated they are still working out the particulars of the drainage. Commissioner Sanders reminded the Commission that one of the stipulations is that it goes through the Village Engineer for engineering approval. Chairman Sobkoviak also reminded the Commission that this is just the preliminary plat and the petitioner is going to have to conform to the specifications of the Village Engineer. Chairman Sobkoviak stated the Commission has not addressed the street names. Commi ssioner Sanders felt it was not important that the street names continue on the other side of Drauden. Commissioner Bonuch i agreed. Commissioner Renzi disagreed and felt the street names should continue and felt maybe Springbank would like to rename their street Sanctuary Avenue. He felt maybe the developers could work it out. Commissioner Kachel did have a concern. There was a discussion among the c ommissioners regarding the street names. Commissioner McKay talked about the density of the project. Her concern was that the water from the development does not impact the adjoining properties. Heidi Voirol replied they have to comply with the State of Illinois, Will County, and the Village of Plainfield. Commissioner McKay wanted it to be put on the record that the increase in density is not going to cause any undue hardships via engineering or water. Heidi Voirol stated yes. Commissioner Kachel ask ed staff how many subdivisions are in the Village with 20’ setbacks. Planner Proulx stated he did not have an answer off the top of his head. Commissioner Kachel wanted that reviewed before going to the Village Board. Planner Proulx stated he would look into that. Commissioner Renzi asked about the footprint of the house s . John McFarland stated the 20’ setback would be to a sunroom type of option that would be offered. It is not the full mass of the house. Chairman Sobkoviak asked Attorney John Phi lipchuck about the part of the staff report which states Lot 286, as shown in the preliminary plat, encompasses the area intended to be conveyed to the Plainfield Park District. Chairman Sobkoviak stated possibly that can be included on the final plat. A ttorney John Philipchuck stated that will be worked out before the final plat. Commissioner Kachel asked if the masonry facades are true masonry. The petitioner answered it would be full brick and stone.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 16 of 20 Commissioner McKay stated there was a previo us plan which included some multi -story more condo apartment -like buildings. This plan includes BMP’s, natural area restoration, etc., it seems the developer has come a long w ay since the previous plan and is actively pursuing some creative architecture a nd trying to improve the area. There was a lot more density in the previous plan. Commissioner Renzi stated there might be some people that will not build sunrooms, so not all of the houses could be set back as far. Chairman Sobkoviak stated there is a fence also on the east side. At 11:03 p.m. Commissioner Renzi made a motion that the Plan Commission recommend approval of a Comprehensive Plan amendment to change the future land -use designation for the subject property from “low density residential” to “medium density residential”. Commissioner Sanders seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, McKay, Renzi, Bonuchi, Sanders, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 At 11:04 p.m. Commissioner Bonu ch made a motion that the Plan Commission adopt the findings of fact of staff as the findings of fact of the Plan Commission and further move that the Plan Commission recommend approval of the special use for planned development to permit the proposed Sanc tuary at Marian Lake development. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: McKay, Renzi, Bonuchi, Sanders, Kachel, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 At ll:05 p.m. Commissioner Sa nders made a motion that the Plan Commission recommend approval of the preliminary plat of subdivision of the Sanctuary at Marian Lake subject to the following two stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance wit h the requirements of the Plainfield Fire Protection District. Commissioner Bonuchi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Bonuchi, Sanders, Kachel, McKay, Chairman Sobkoviak Nay: 0 The motion is carried 6:0
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 17 of 20 Chairman Sobkoviak called for a break at 11:05 p.m. The Commission reconvened at 11:15 p.m. NEW BUSINESS: CASE: 1389 -022208.SU.PP.FP PLFD. SMALL BUSINESS PARK Request: Special Use for 3 Major Changes To PD (Public Hearing) Preliminar y & Final Plat of Subdivision Location: East side of Rt. 30, just south of 135 th St. Applicant: Dayfield Properties, LLC Doug Carroll TIME: 11:15 p.m. Planner Leach summarized the staff report. She stated this is a public hearing and it has been publi shed and posted as required by ordinance and State Statute. She gave the history of the site. The applicant is proposing three major changes to the planned development and approval of the preliminary and final plat of subdivision. They are requesting an allowance for the creation of lots on property without public street frontage, a reduction in rear yard setbacks from 30 feet to 20 feet, and allowances for increased amounts of entryway signage to provide additional exposure for businesses in the develop ment. The applicant is requesting that the PD be amended to allow for two signs along one street frontage, each ten feet in height. Planner Leach went through the findings of fact. For each major change 9 of the 9 findings of fact are favorable or non -a pplicable. The subject parcel will be subdivided into 7 lots. Staff recommends approval of the major changes requested and the proposed preliminary/final plat. Chairman Sobkoviak asked if there were any engineering considerations. Village Engineer Eick holtz stated there are no major concerns with this planned development. Chairman Sobkoviak swore in Doug Carroll for the petitioner. Doug Carroll stated he had nothing to add to the staff report and agrees with staff’s findings of fact. Commissioner Ren zi asked if there was a top being added to the monument sign. Doug Carroll stated they will probably try to retrofit the existing sign and add an additional sign that will probably look similar to the drawing submitted to the commissioners. Doug Carroll stated there would be two signs. Commissioner Renzi asked if there would be one sign on the north and one on the south. Doug Carroll stated that was the case. Planner Leach stated there is adequate distance , over 900’, between the signs . Commissioner Renzi had a concern that since there is no cross access with American Systems to the south , people might possibly turn in there by mistake thinking they could get into the Plainfield Small Business Park site . Doug Carroll stated they could move the sign a little further north to avoid confusion. At 11:28 p.m. Commissioner Sanders made a motion that the Plan Commission adopt staff’s findings of fact as the findings of fact of the Plan Commission and recommend approval of the three major changes to the pla nned development for the Plainfield Small Business Park to allow the creation of lots on property without public street frontage, to allow a reduction in rear yard setbacks from thirty (30) feet to twenty (20) feet, to allow for increased amounts of entryw ay signage to provide additional exposure for businesses in the development and Chairman Sobkoviak added to recommend approval of the Plainfield
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 18 of 20 Small Business Park Preliminary and Final Plat of 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. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Bonuchi, Sande rs, Kachel, McKay, Renzi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 CASE: 1394 -032508.FP CHATHAM SQUARE PHASE 5A Request: Final Plat of Subdivision Location: NW Corner of 127 th St. & Heggs Rd. Applicant: Gladstone Builders & Deve lopers Adam L. Dontz TIME: 11:30 p.m. Planner Leach summarized the staff report. She gave a brief history of Chatham Square. She stated Phase 5A includes one lot (Lot 62) Lot 62 had previously been approved as part of Phase 5, but is now before the Commission for a separate plat approval because the applicant would like to have this lot recorded separately and prior to the recording of the other 65 lots in Phase 5 of Chatham Square. The Chatham Square annexation agreement identifies that final plat s may be presented to the Village in phases as determined appropriate by the developer. The applicant has stated that Lot 62 is already served by existing Letters of Credit and existing public improvements, whereas the majority of the rest of Phase 5 woul d require additional Letters of Credit. Staff recommends approval of the final plat subject to stipulations. Chairman Sobkoviak asked Village Engineer Eickholtz if there were any issues. Village Engineer Eickholtz stated no concerns. Chairman Sobkoviak swore in Adam Dontz from Gladstone Builders and Developers. He had nothing to add to the staff report. At 11:35 p.m. Commissioner Kachel made a motion that the Plan Commission recommend approval of the Chatham Square Phase 5A Final Plat of Subdivision s ubject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Submittal of a revised Final Plat with a title that reads, Chatham Square Phase 5A Final Plat of Subdivision. Commissioner Bonuchi seconded the m otion.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 19 of 20 Chairman Sobkoviak called for a vote by roll call. Aye: Sanders, Kachel, McKay, Renzi, Bonuchi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 CASE: 1302 -030207.SU.SU.SPR.FP THREE RIVERS CHURCH Chairman Sobkoviak stated t here was a housekeeping issue. Planner Schwarz explained that he had not included the 7 findings of fact for the planned development in his staff report. He wanted to verbally state the findings. Planner Schwarz stated both staff and the Commission foun d both findings were met for the special use for the planned development. There are 7 additional specific findings for a planned development itself. Staff feels of the 7 findings, 6 are met and the other finding is not applicable (any exceptions to bulk and density regulations of the underlying zoning shall solely be for the purpose of promoting efficient and coordinated site plan no less beneficial to the residents or occupants of the development, as well as neighboring property than would be obtained u nder the bulk and density regulations of the ordinance for buildings developed on separate zoning lots). Planner Schwarz went on to summarize the other 6 findings. Chairma n Sobkoviak called for a motion and the Commission voted again on the special use fo r a planned development after hearing the findings of fact as verbalized by Planner Schwarz. At 11:40 p.m. Commissioner Renzi made a motion to adopt staff’s findings of fact as stated in the staff report and verbally presented by Planner Schwarz and recom mend approval of a special use for a planned development for Three Rivers Church (Case #1302 -030207.SU.SU.SPR.FP) located at the southeast corner of Illinois Route 59 and Rolf Road, 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. That the plans be revised in accordance with staff’s review comments as noted in this memorandum, prior to this case being forwarded to the Village Board for its consideration. 4. “Genstone” material needs to be replaced after a 6 year timeframe or construction of an addition to the building, whichever is earlier. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, McKay, Renzi, Bonuchi, Sanders, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 DISCUSSION: Commissioner Renzi suggested that when editing the 2008 Zoning Map school names be corrected, or added.
Village of Plainfield Plan Commission Minutes April 1, 2008 Page 20 of 20 Commissioner Kachel asked if maps could be displayed during Plan Commission meetings so residents can see where certain projects are located. Commissioner McKay made a comment about the compensatory storage ratio. Chairman Sobkoviak reminded Commissioner McKay that the rat io has not been changed as it remains 1.5:1. The Village Board just allowed petitioners to petition for a variance for relief. Planner Schwarz stated prior to November, 2007 when the text amendment was approved, the applicant could not have even applied for relief. There was a brief discussion by the Commission regarding this topic. Since there was no further business before the Commission, Chairman Sobkoviak adjourned the meeting at 11:45 p.m. _________________________________________ R espectfully Submitted Carol Millan – Planning Secretary Village of Plainfield