HomeMy Public PortalAbout2008-05-06 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION MEETING RECORD OF MINUTES AMENDED DATE : MAY 6, 2008 LOCATION: Village Hall Chairman Sobkoviak cal led the m eeting of the Plan Commission to order at 7:02 p.m. Village Clerk, Michelle Gibas, swore in Commi ssioners McKay and Sanders with their new terms expiring in 2011 and then swore in Ex -Officio Commissioner Anthony Fremarek. His term also will expire in 2011. ROLL CALL: Present: Commissioners Kachel, McKay, Renzi, Bonuchi, and Sanders ; ex -officio Comm issioner s Peck; and Fremarek; Chairman Sobkoviak; and the Representative s from the Plainfield Township Park District and Plainfield Township Fire Protection District . Absent: Commissioner O’Rourke , Plainfield School District , Library District, and Plainfi eld Police Department Also Present: Michael Garrigan – Village Planner Village of Plainfield, Sara Javoronok – Planner Village of Plainfield, Sara Leach – Planner Village of Plainfield, Carol Millan – Secr etary Village of Plainfield, and Nea l Eickholtz – Baxter and Woodman DEVELOPMENT REPORT: Village Planner Garrigan summarized the results of the regular business meeting of the Village Board on 5/5/08 . MINUTES: The minutes from the Plan Commission meeting of April 15, 2008 were accepted as amended. Commissioner Peck requested an addition to Page 4, Paragraph 3. He requested the sentence read: “Commissioner Peck had a tax base concern and felt there would be a shortfall in funds for the schools of $3 million per year subsidized by other homeowners a nd businesses in Plainfield as a result of this development.” Commissioner Kachel wanted a clarification on Page 9, Paragraph 4 . He had stated it would be nice to move some of the historical buildings to one location. He wanted to add “similar to what h as been done in Naperville at the Naper Settlement,” and remove the sentence, “He referenced Naperville.”
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 2 of 17 OLD BUSINESS: None NEW BUSINESS: CASE: KENDALL COUNTY CASE.SU PLFD. TOWNSHIP PARK DISTRICT Request: Special use to develop a softball/baseball complex Location: North side of Walker Rd., ¼ mile west of Ridge Rd. (Coogan Property) Applicant: Plainfield Township Park District Cameron Bettin, Superintendent of Planning TIME: 7:09 Planner Leach summarized the staff report. She stated the Plain field Township Park District wishes to construct a sports complex with 5 softball fields and 5 baseball fields. It will be lit and include an entry drive, parking lots, paths, playgrounds, plantings, concession/restroom buildings, and a storage shed. Com missioner Renzi arrived while Planner Leach was summarizing the staff report. Since the property is located within 1.5 miles of the Village’s boundaries, the applicant is required to provide notice to the Village in accordance with State Statute. The s ite plan depicts two access points – one on Walker Road and one stubbing to a future development at the north. The Village and the Plainfield Fire Protection District request that the applicant incorporate a landscaped boulevard entrance for safety reason s and aesthetic value since until development occurs to the north, the Walker Road entrance would be the only vehicular access to the park. The Park District is not proposing to improve Walker Road at this time due to budget constraints, but will tar and chip the road and make improvements at a later date . Since there are no public utilities proposed, they will utilize well water as the water source and holding tanks for a sewage disposal system. Stormwater will be handled through wetlands, bioswales, an d native plantings. Walker Road will require an 80’ R.O.W. The Park District states the park begins approximately 50’ from the road centerline to honor this future dedication. Kendall County is requesting a 50’ R.O.W. Since the creation of the staff re port, the photometric plan has been revised indicating that all property lines have foot candle readings of less than .5, as required by ordinance. Kendall County has indicated they would like to see readings of .2 foot candles at the property lines. Sta ff would support Kendall County in this decision. The Fire District and Village Engineer have reviewed the site plan and have many technical comments focusing mainly on the site’s access and circulation. Staff is seeking concurrence from the Plan Commiss ion to send a letter of no objection to Kendall County regarding the request for special use with 8 recommendations as noted in the staff report, with the exception that recommendation 5 be changed from, the Park District shall comply with the Village’s li ghting standards to read Kendall County’s lighting standards instead. Planner Leach concluded her report. Chairman Sobkoviak asked Village Engineer Eickholtz if he had any comments. He stated there are two entrances into the parking lot and recommend ed a couple of areas where there could be a few entrance points. He also recommend ed that the perimeter road be con structed to help with congestion, and the
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 3 of 17 entrance at Walker Road be three -lanes with a separate dedicated left and right exit and an entrance lane. S ome problems are anticipated along Walker Road if it remains a dirt or tar chip road. Chairman Sobkoviak reminded the commissioners that their actions will be limited to either recommending a letter of objection or of no objection because this is a Kendall County case. Chairman Sobkoviak asked the petitioner to speak. Cameron Bettin, Superintendent of Planning for the Plainfield Township Park District spoke and stated Gregg Bott also from the Park District was present. Cameron Bettin added that in regards to the foot candles, he did talk to the county planners and they are okay with the Park District meeting the .5 foot candles requirement through the Village of Plainfield. He further stated in regards to the left and right turn lanes and wideni ng the entrance, the Park District is okay with that ; but as far as the boulevard entrance, they will have to take that into consideration due basically to the cost. He stated the Park District has an agreement with Wiseman Hughes, the developer of the Vi sta Pointe Subdivision , that when they start the Vista Pointe Development, they will start this project as well. They will be making the mass grading improvements, all the stormwater requirements, the wetland and bioswale plantings, the turf grass seeding , and also construction of the parking lot and drives. The Park District is kind of limited on the costs Wiseman Hughes will be spending on the project. The Park District had to cut back on a few items. That was one of the reasons why the drive does not continue to the north. Cameron stated when the development comes in to the north, then that is when the Park District will address that access drive. He stated the Park District talked to the Township a while back and notification has been sent to them. He stated about a year ago, the Township stated they would make the improvement to Walker Road with the Park District paying for the improvement for the time being until further developments come in. Chairman Sobkoviak asked Cameron Bettin about the r ecommendations staff has listed in the staff report . He asked if other than the boulevard entrance and the access road, did Cameron have any problem with the other recommendations. Cameron Bettin responded they did not have any problem. He stated the Par k District will work with the Village and the County. Chairman Sobkoviak asked Cameron if the entire site would be completed all at once. Cameron Bettin responded it would not be completed all at once. He stated once Wiseman Hughes gets the site mass gr aded , and all of the other work is completed and approved, the land swap will occur. He stated the Park District’s main focus will be the 5 softball fields, which they hope can be completed at one time. Chairman Sobkoviak asked if there was a timetable for the remainder of the project. Cameron stated it is hard to say. He stated the Park District does have some funds designated from the Grande Park South (Grande Meadow) Development. It will be dependent on when development starts occurring. Gregg Bo tt stated once this gets started and the land swap occurs, it is going to be a priority to the Park District to get the whole park completed. Chairman Sobkoviak stated the commissioners were free to ask questions of staff or the petitioner. Commissioner Kachel inquired if the Park District had looked into grants as far as underground storage of water and re -using underground water. Cameron Bettin stated they did look into that and the costs were high, plus the capacity was also a concern. It probably wo uld not work for this site. There was a discussion between Commissioner Kachel and Cameron Bettin regarding the use of underground water. Chairman Sobkoviak asked if there was anyone in the audience who cared to ask a question or make a comment. There w as no response.
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 4 of 17 Commissioner Peck stated he thinks the project looks great. He supports the parks and thinks this is instrumental in the build -out of Plainfield. It falls within the Comprehensive Plan , and he would like to see the Commission give this a “thumbs up.” Commissioner Renzi stated his major concern is that the field is lit enough to keep the children safe. He felt since there are no adjoining residences at this time, someone would be building with the knowledge of what is already there . H e felt that sometimes there are not enough fields for children to play ball so he would be in favor of anything that would expedite 5 more fields. Chairman Sobkoviak reminded Commissioner Renzi that the lighting is a matter of the ordinance. Commissioner Sanders asked the Village Engineer Eickholtz how this will be integrated with the Transportation Plan. He asked if it would be through impact fees as property is annexed. Village Planner Garrigan stated there will be some limitations along Walker Road. The City of Joliet boundary is to the south so recapture opportunities might be somewhat limited. There are some development opportunities to the west and east. The Village’s current traffic impact fees might need to be used to make the necessary improv ements as identified in the Village’s Transportation Plan. Commiss ioner McKay stated she is a huge proponent of the Park District. She was excited about the plan and thanked the Park District. At 7:29 p.m. Commissioner Renzi made a motion that the Plan Commission submit a letter of no objection to Kendall County regarding the request of the applicant for a special use for a sports complex. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, McKay, R enzi, Bonuchi, Sanders, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 Village Clerk , Michelle Gibas, swore in Commissioner Renzi for his new term ending in 2011. CASE: KENDALL COUNTY CASE NA -AU -SAY TOWNSHIP Request: Special Use for the construction of Township buildings Location: 1312 Wheeler Road Applicant: Na -Au -Say Township TIME: 7:31 p.m. Planner Javoronok summarized the staff report. The property is located within 1.5 miles of the Village of Plainfield’s boundaries, so the appl icant is required to provide notice to the Village of Plainfield. The buildings will be constructe d over the next several years. Kendall County planning staff recommended approving the special use with a condition that the township submit a site plan and proposed elevations
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 5 of 17 prior to the construction of the new buildings. Village of Plainfield staff has concerns with approval of a special use without a concept or site plan and would like to see a pre -annexation agreement prior to the site plan review pr ocess. This property is already contiguous to the Village and is most likely to be surrounded by the Village of Plainfield. Staff is seeking concurrence of the Plan Commission to send a letter of no objection to Kendall County for the special use request with the recommendation that Na -Au -Say Township sign a pre -annexation agreement with the Village prior to site plan review process. Planner Javoronok ended her report. Chairman Sobkoviak asked if it would be in the Village’s best interest to include a r ecommendation to obtain a pre -annexation or annexation agreement prior to the approval of this special use. Village Planner Garrigan stated there might be some legal questions and staff would like to confer with the Village Attorney. He stated as far as putting a stipulation in a county case, it may be somewhat limited; but staff has had some discussions with the applicant. Robert Nelson, an attorney, talked on behalf of the applicant. He stated this township does not presently have any facilities. The y have been looking for property for years. He stated the contract to purchase the property is subject to the condition that the special use be approved. The township has come before Kendall County, as well as this Commission, requesting that it acknowle dge good faith on the part of the township trustees that they will, in fact, develop the property in a way that is satisfactory for the communities involved. It was also understood that there would have to be a site plan review process before any construc tion is under way. The closing is sometime in July. If the Kendall County vote for the special use is in favor, then the township will purchase the property. At that time, the trustees will be in a much stronger position, as being the owners of the prop erty legally, to consider the annexation question. He didn’t know of any strong sentiment about annexation. It was just never contemplated until it was brought up by Plainfield staff. He stated the trustees will meet in a couple of weeks, and that will be the first time they will be able to consider this as a group. He could not imagine them taking formal action on it until they own the land. He stated he had no objection on their behalf of a recommendation from this Commission that the annexation be a condition considered by Kendall County. Commissioner Bonuchi stated she would like to see something more concrete as far as annexation, the site plan, etc.. She referenced the homes and the possible school site in the area. She also stated it was not ed that the petitioner has up to 5 years to build, and that raise d concerns. She agreed with staff’s issues. Chairman Sobkoviak reminded Commissioner Bonuchi that this is just getting approval to use the property for township buildings. The petitioner w ill need to submit a site plan to both the Village and Kendall County before they can develop the property. Robert Nelson stated that was correct and that Kendall County requires it as well. Commissioner Kachel asked what would happen to the special us e if it was decided this was not going to be built in this area within the 5 years time period . Robert Nelson stated he believed under the Kendall County ordinance it could be withdrawn. He further stated after speaking with the zoning officers, he asked that the t ime for development be extended to 5 years in the petition. It may be 5 years, or it may be 2 years . Commissioner Renzi asked if the township ever thought of partnering with the Plainfield Library or Plainfield Park District to maybe have a mu lti -use building. Robert Nelson invited any one of the bodies to come forward with a request to discuss this. He stated it is a 5 acre site , and he was not sure if that
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 6 of 17 would be enough area to accommodate that many uses. He shared Commissioners Bonuchi and Kachel’s concern about how long of a period before the buildings are constructed. Commissioner Kachel stated many of the township buildings are plain metal buildings. He had a concern about the aesthetics of the building. Robert Nelson responded th at the trustees are well aware of that. He stated one of the trustees mentioned the new Plainfield Township building. He asked if their township building needed to be any more special than that building. Commissioner Kachel stated the Plainfield Townshi p building is close to I -55. So, there really are no residences around it. He further stated the site for the Na -Au -Say Township building will have homes around it so there will be a concern about the aesthetics of the building. Robert Nelson stated it was understood. 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 Sanders asked Planner Javoronok if the default on agricultural zoning within any county is R -1. Planner Javoronok stated if it were to be annexed , R -1 would be the default. Chairman Sobkoviak stated municipal buildings are allowed in any zoning district. A discussion followed. Commissioner Kachel asked if a stipulation should be added regardin g screening for the outdoor storage. Chai rman Sobkoviak stated the thing to do would be to require a site plan review. Village Planner Garrigan stated staff has previously added stipulations to County case s which address outdoor storage and screening. I t is possible to do that, but there is a question whether the County has to comply with that stipulation. Chairman Sobkoviak asked Commissioner Kachel if he was asking that a stipulation be added to staff’s recommendation to cover screening of outdoor sto rage and equipment. Commissioner Kachel stated he was. Chairman Sobkoviak polled the rest of the Commission. It was decided to add a stipulation to any positive recommendation. Commissioner Sanders asked Robert Nelson if a pre -annexation agreement, as recommended by staff, would be one of the things that basically the Na -Au -Say Township Board would have as one of the immediate things that they would look at. Robert Nelson stated that would be brought to their attention immediately, and they should give very careful consideration to that once they own the property. At 7:50 p.m. Commissioner Renzi made a motion that the Plan Commission send a letter of no objection to Kendall County regarding the request for a special use for the Township purposes with t he recommendation that Na -Au -Say Township sign a pre -annexation agreement with the Village of Plainfield prior to the site plan review process subject to the following stipulation. 1. Outdoor storage and any and all equipment outdoors must be adequately sc reened. Commissioner McKay 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
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 7 of 17 CASE: 1396 -032808.TA ZONING ORDINANCE TEXT AMENDMENT Request: Text Amendment to Article XV: Historic Preservation (Public Hearing) Location: Village -wide Applicant: Village of Plainfield TIME: 7:51 p.m. Planner Javoronok summarized the staff report. Staff and the HPC have several propose d changes that will assist the HPC in gaining Certified Local Government status and will ease in the operation of the ordinance. There were changes to Section 9 -148 (3), Section 9 -148 (13), Section 9 -148 (14), Section 9 -149 (2 ) (b ) (ii), Section 9 -149 (f ) (vi), and Section 9 -149 (3 ) (j). Commissioner Renzi questioned what 10 da ys referred to in Section 9 -148 (3). Planner Javoronok stated it was 10 days from the date of the Neighborhood Question and Answer Session. A discussion followed. Commissioner Kac hel stated it should be the date of receiving the certified mail. Commissioner Renzi mentioned that it said first class mail and not certified mail. Planner Javoronok pointed out that one of the changes was to change from certified mail to first class ma il. She further stated it is not tied to the date of the mailing, but to the date of the Neighborhood Question and Answer Session. Commissioner Renzi had a question about Section 149(3 ) (j). He stated it reads “changes have been made to the plans as app roved”. He felt what Planner Javoronok was getting at was when someone gets approval and then makes changes after the approval. He felt it should say “changes have been made to the plan subsequent to approval” by the Commission. He felt that would be cl earer. Planner Javoronok stated she would note that, but that was taken verbatim from an earlier zoning ordinance. Commissioner McKay had a question about Section 148(3). She wondered what percentage of the votes was needed to be included in a Historic D istrict. Planner Javoronok stated if over 50% of the votes are “no”, then the application cannot go forward. Commissioner McKay asked what the repercussions were for not filling out the questionnaire. Planner Javoronok stated there were no repercussions . A form has to be returned to be counted. It will be considered neither consenting nor non -consenting. Chairman Sobkoviak stated sometimes the tally of th e vote is of the respondents. It could work against someone to not respond. Commissioner McKay s tated somewhere it should state that only the vote of the respondents will be counted. She further stated some of these letters have been delivered to the address and it is a rental property. Planner Javoronok stated the letters are delivered to the prop erty owners as shown on the record of the local real estate tax collector. So, it is mailed to wherever the property tax bill is sent. Commissioner Kachel asked if it was certified mail or regular mail. Planner Javoronok stated they propose to make it r egular mail as opposed to certified mail. There was a discussion about the benefits of sending mail certified instead of first class mail. Planner Javoronok stated they are matching what would be required for Village initiated rezoning, and that requires a letter sent to the owners. Also, staff has been receiving certified mail back from the Post Office because people do not pick them up from the Post Office. There were calls from people saying they did not know about the meeting because they did not pi ck up their letter from the Post Office , or they picked it up a couple of weeks after the meeting.
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 8 of 17 Commissioner Peck suggested sending two letters, one certified and the other first class mail. The other commissioners agreed this would be a good sol ution. Planner Javoronok wanted to add that this would be a first class letter notifying residents of the Neighborhood Question and Answer Session where residents can come to the meeting and ask questions of the commissioners or other residents in the are a involved i n putting together the District. P rior to the District actually going to the Historic Preservation Commission there would be a public hearing where a certified mailing would go out to all of the residents within the proposed Historic District a nd residents within 250 feet of the boundaries of the proposed Historic District. So, there would be a certified mailing prior to a public hearing where a District would be proposed . Commissioner Kachel felt the public hearing should have a dual notice o f both certified mail and first class mail. Commissioner Renzi questioned the 10 day notice meaning. He also questioned what the wording “returned within 10 days” means. He wondered whether it meant rece ived by the HPC or postmarked. A discussion follo wed. Commissioner Sanders asked whether the Neighborhood Question and Answer Session was an additional indication of interest which would precede any kind of public hearing that would form the District , or whether it really form s the District. Planner Ja voronok stated this would precede any public hearing as far as forming the District. Commissio ner Sanders stated it was his understanding that when a resident returns this letter, it is an indication of interest, one way or the other, in forming the Histo ric District. Planner Javoronok stated that was correct. Commissioner Sanders then stated the next step would be more detailed where you might need duplicate mailings or something. He wondered how a person would react if they received two identical lett ers. Commissioner Kachel stated it could be stated that a resident would receive both a certified and first class letter. Chairman Sobkoviak asked if there was anyone in the audience who care d to ask a question or make a comment. There was no response. Commissioner McKay asked who is responsible for proposing the District. Planner Javoronok stated that is also in the ordinance. It can be proposed by residents, HPC Commission members, etc. Commissioner Peck felt the costs associated with the certifi ed mailing and the first class mailing would be far less expensive than a lawsuit against the Village. Commissioner Peck moved on to the Discussion portion of the staff report. He wanted to know what powers would be granted to the HPC if they receive Certified Local Government (CLG) status. Planner Javoronok stated the Village would be able to receive funds from the State for projects, public education meetings, or different grants that would be offered. Commissioner Peck stated it would then be a fi nancial advantage. Planner Javoronok stated there would also be tax benefits. Commissioner Peck made a comment on Section 9 -149. He wanted to know how far will the HPC go to tell someone what they can do to their private property as w e are telling someo ne that they cannot remodel the outside of their property. He was not for or against this section of the ordinance, but he did want it to be part of the record that this is private property and we are going to be telling people what they can do to the out side of their home. Commissioner McKay asked what would happen to a house in the middle of the block that has no historical interest, but becomes part of the Historic District. She asked if t hey would not then be able to a lter the outside of their house and would have to come in under the standards of the District. Planner
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 9 of 17 Javoronok stated if their house is a contributing house within a Historic District, they would have to apply for a Certificate of Appropriateness for certain changes they would want to make. Commissioner McKay had a concern that it would sometimes become very difficult to do even simple repairs. Planner Javoronok stated there are minor repairs that are outlined that can be done without a Certificate of Appropriateness, as far as pai nting, maintaining your lawn, replacing sheds. Chairman Sobkoviak stated there is a list of exceptions, such as storm windows, storm doors, etc. Commissioner McKay stated she wanted it on record that there would still be procedure for residents to ask fo r the right to either demolish or recreate the exterior of their home in the Historic District. Planner Javoronok stated that was correct. At 8:15 p.m. Commissioner Bonuchi made a motion to recommend approval of the text amendment to Article XV: Historic Preservation of the Zoning Ordinance as outlined in the staff report to include additions suggested by the Plan Commission. Commissioner Sanders seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi , Bonuchi, Sanders, Kache l, Chairman Sobkoviak Nay: McKay The motion is carried 5:1 CASE: 1383 -010708.SPR.SU GAS CITY Request: Special Use (Public Hearing) Site Plan Review Location: Route 30 and Renwick Road Applicant: Gas City TIME: 8:16 p.m. Village Planner G arrigan summarized the staff report. He stated this is a public hearing and all notices have been mailed and posted per State Statute and Village Ordinance. The applicant is requesting an amendment to the Planned Development to allow outdoor storage an d is seeking approval of the site plan. The Village Board previously approved an amendment to the Planned Development to allow a gas station to hold the hard corner. This project went before the Village Board in March, 2008 and received favorable commen ts and general support from the Village Board with two exceptions. There was concern about the proposed canopy and the proposed outside storage. He stated the 2 findings of fact for the special use are found to be unfavorable to the applicant. Village Planner Garrigan summarized the highlights of the site plan. He stated the proposed architecture appeared to be acceptable to the Village Board and the Board did not request any necessary modifications to these elevations. The Village Board was looking for a more neutral color canopy versus the current canopy that is being proposed. The applicant continues to propose the front and side of the main fueling canopy to contain their standard corporate colors and signage. As far as the landscape plan, the a pplicant will be required to add an additional 113 shrubs. The trash enclosure plan is consistent with Village ordinance and will be constructed out of the same brick material as the proposed convenience store and car wash. The applicant has complied wit h the .5 foot candle illumination level at the property line, but
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 10 of 17 staff would like to see a maximum foot candle illumination of 30.0 under the fueling canopy instead of the average foot candle illumination level of 30.09 and the maximum foot candle illumin ation level of 48.4. There is an excessive amount of signage per the Village Sign Ordinance. The applicant will be required to remove much of this signage. IDOT will be required to sign off on any final plat for the subject development and the applica nt will have to make any necessary improvements as identified by IDOT. It is staff’s understanding IDOT is looking for an additional lane on Route 30 and staff is looking to the applicant for clarification on this point. Staff recommends denial of the am endment to the Special Use for outdoor storage, but based on the expressed wishes of the Village Board recommends approval of the site plan per the stipulations in the staff report. Chairman Sobkoviak asked Village Engineer Eickholtz if there were any iss ues. Village Engineer Eickholtz responded they are continuing to review the engineering plans and at this point have not identified any major concerns. He stated IDOT’s comments regarding the subdivision of Heron Point are fairly significant. IDOT is re questing that Renwick Road, as well Route 30, be improved to include an additional lane. The developer does not want to do the improvement. That will have to be addressed. Chairman Sobkoviak asked if this were to go forward how would IDOT obtain the nec essary R.O.W. for the extra lane. Village Engineer Eickholtz stated the R.O.W. that they have requested has been agreed upon between the developer and IDOT. They do agree on the amount of dedicated R.O.W. that they are providing IDOT. The concern is tha t IDOT is requesting some additional lane work on Renwick, as well as Route 30. He stated they are requesting a right turn lane on Route 30, and an additional third lane on Renwick Road, that will eventually dead end when it reaches the entrance on Renwic k Road. Village Planner Garrigan stated the final plat cannot be released until IDOT signs off on it. Chairman Sobkoviak swore in the petitioners. John Argoudelis, the attorney representing Gas City, spoke first. • IDOT Issue – He stated Paul Hemmer Com panies is the developer and has in the PD agreement dedicated all the R.O.W. He was not sure about the discussion at this time between the developer and IDOT. He stated Gas City has no responsibilities for any of the road improvements. • He stated stipulat ion #3 regarding the landscape plan can be removed because they will be submitting a revised landscape plan. • Photometric Plan – The plan does comply with the Village Ordinance and meets the legal requirements. Additionally , the Forest Preserve District has not expressed a concern about the lighting. • Sales Storage – There will not be mulch storage lined around the parking lot. There will not be 6’ tall displays of soda pop. There will be a limited and restricted amount of outdoor sales. • Fueling Canopy – He stated it has been changed somewhat since the Village Board. He stated some Board members had expressed concern about the amount of red on the canopy. He stated some of the red has been reduced, but Gas City still wants to retain some of the logo i dentification. Chris Kalischefski , Corporate Design Development Group, was representing Gas City. • He stated they are asking for 400 sq. ft. of outdoor sales area, a minor area. He showed the areas for outdoor storage on the slide presentation. • He exp lained the site plan. He stated the landscape ratio is a minimum of 20% and they are at 32%. He stated they are 160% over. He stated they not only meet the minimum, they far exceed
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 11 of 17 it. He stated there was a misunderstanding of the number of bushes, and they will be providing all the bushes that are required by the ordinance. • He stated there is a 2 bay car wash, convenience store, auto canopy, and a truck canopy. • He went through the architectural features of the buildings. • He went through where th e signage will be placed and stated they need to work with staff. • IESNA gives the lighting regulations for the Country. Their 2001 report for merchandise lighting, which specifically has a chart for a gas station, says the average under the canopy shoul d be 50 foot candles and the yard should be 15 foot candles . T hey are already below the IESNA regulation. They met with the Forest Preserve District and the Forest Preserve District had no concerns regarding lighting . They have pole cutoff lenses on all of the fixtures in the canopy. S o, all of the light is kept on the site. They did take the concerns expressed by staff and they did look at what could be done. They reduced the amount down to 30 foot candles average; 40% of what is required by the IESN A. They feel that is the threshold of safety. Going down below that will create an unsafe environment. • He stated .5% is the outdoor sales area. He showed slides of examples of what they are asking for outdoor storage. He stated they are not proposing mulch along the perimeter. They are proposing displays on each side of the islands and at the front as depicted on the site plan . He stated the outdoor sales are a convenience factor for their customers. Chairman Sobkoviak opened the discussion up to t he commissioners. Commissioner Peck had a few comments. He stated he has followed this case since its starting plan. He saw it go to the Village Board and heard different opinions and arguments for and against the development. He refere nced the monumen t sign with the heron on it. He did not like the sign at all, and agreed with Trustee Vaupel, who previously had stated he did not like the sign. Commissioner Peck was not sure if the finding of fact stating the outdoor storage decreases property values in the area was valid considering the surrounding businesses. He wants to see businesses coming to Plainfield to be successful , and the Village should give them tools to help them be successful. He was not against the outdoor storage. He felt it was a p olicy issue for the Village Board if the ordinance restricting outdoor storage should be changed. Commissioner Kachel was not a big fan of the monument sign also. He gave some suggestions for the monument. He wondered what material would be used for the posts. Kris Kalischefski stated it would be renaissance stone. Commissioner Kachel asked if there could be some screening for the outside storage. He gave suggestions. He also gave some suggestions of ways the outside storage could be confined to stay neat and orderly. He stated he does not like to see the outside storage a nd it has not been done at other gas stations within the Village of Plainfield . Chairman Sobkoviak stated one of the problems with the outside storage is that if this is approved i t could set a precedent. He stated there are other businesses that have requested outdoor storage in the past and have not been approved. He stated the Village wants to see businesses prosper because when they prosper , the Village prospers. Commission er Kachel stated he agreed with Chairman Sobkoviak ent irely. He stated the outside storage gets to look bad after a period of time. He stated possibly using brick piled so high with a cap on the top to screen the storage behind it somewhat could be looke d at . Kris Kalischefski wanted to re -emphasize
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 12 of 17 that Gas City is only asking for 400 sq. ft. of outdoor storage, very designated, very specific areas on the site plan. They are very limited items just for their customers to quickly pick up while they are getting their gas. They are not asking for any mulch storage on the perimeter of the site . Commissioner Sanders asked if the Commission was just considering the site plan for Gas City right now and that they really have not had a site plan review for th e buildings behind the Gas City building. Village Planner Garrigan asked if he was referring to the multi -tenant building. Commissioner Sanders stated he was. Village Planner Garrigan stated there was a site plan review completed on that. Commissioner Sanders asked if the Gas City was complimentary to the design on the multi -tenant building. Village Planner Garrigan stated that was correct. Commissioner Sanders asked how long the developer has to complete this under the PD. Village Planner Garrigan stated he believed the PD was good for 2 years. He didn’t recall the specific provisions. They are still within the terms of the PD. Commissioner Sanders asked if the Village is pretty much assured that the retail portion is also going to be developed in a relatively short period of time. Village Planner Garrigan stated the Gas City is one of the key elements which will be required to allow them to proceed with the multi -tenant building. John Argoudelis stated that was correct. He stated Paul Hemmer Companies believes Gas City will provide the momentum so that when they build the multi -tenant building behind it, they should be able to get some tenants in there. They believe the traffic from the Gas City will generate business for the tenants in the m ulti -tenant building and make them successful . Commissioner Sanders felt there was excessive use of red and yellow on the canopy. He also felt the beige could be darkened a little. He felt the words Gas City on the canopy were signage. He felt the cano py could be down played. John Argoudelis stated that the Village of Plainfield’s PUD ordinance lays out several elements. It lays out what the architecture will look like and also lays out an equally significant factor in the economic viability of a pr oject. He stated that requires a balancing of the economic viability and the need for aesthetics. He stated there is not a big margin in gasoline sales . They will be selling water softener salt, windshield washer fluid, etc. He stated it appears the pr imary objection to outdoor storage is the aesthetics. If Gas City can provide some means to keep everything orderly and nice looking, the outdoor storage would provide them with the opportunity to be economically viable . If some type of parameters were e stablished for the outdoor storage, the code enforcement officers would be able to enforce the provisions. Commissioner Sanders asked if the footprint can be maintained with something. He also asked if there are operating procedures that Gas City has for the maintenance of their outdoor sales to make sure it is always attractive and aesthetically pleasing. Kris Kalischefski responded there is an employee designated to wash down bays at the car wash and clean up outside and restack the items. He reiterat ed that Gas City is not asking for the mulch storage. Commissioner Sanders asked how many cubic feet of storage or sales area is requested. Kris Kalischefski stated about 2,000 cubic ft. (400 sq. ft. x 5’). Commissioner Fremarek felt the present archi tecture is better than previously submitted. Pertaining to the economic viability of the site, he asked what was the percentage of income from outdoor sales. Kris Kalischefski stated if it wasn’t worth putting it out there, they wouldn’t do it. He did not have the actual figures. He stated he can follow up with Gas City to give the actual percentage. Commissioner Fremarek
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 13 of 17 stated that according to most of the articles he has read, gas companies have been making record profits. Kris Kalischefski disput ed that comment. He stated the main money for the oil industry is seen by the refineries. Commissioner Fremarek stated the true statement is that a gas retailer, not a refiner , doesn’t make a lot of money on gasoline. The majority of the money that the y make is based upon the convenient store items. The gas is more of a “lost leader” than a profit maker for the company. Kris Kalischefski stated a petroleum facility is not a destination driven facility. Commissioner Kachel mentioned that other sta tions have the television screens with specials throughout the day. He felt it is almost easier to go inside to get items rather than carrying them inside to pay for them. He felt maybe the store should be extended outwards and put the items inside. Kri s Kalischefski responded that he felt if he just put a screen at the pump and put a candy bar on the screen, people probably will not go pick that up. He compared it to the items at the register in the grocery store. Chairman Sobkoviak asked if there wer e any comments or questions from the audience. There was no response. Commissioner Bonuchi stated the gas station was obviously not the first choice for the corner. She liked the design changes. She felt the Gas City sign is the logo and is their ident ity. She asked staff what risk the outdoor storage opens up on a case -by -case basis if a restrictive amount of storage or sales space is okayed. She felt some of the other businesses might really try to take advantage. Village Planner Garrigan felt it r eally opens the door for more and more businesses throughout Plainfield to basically ask for relief. He stated the Rt. 59 corridor is economically viable without outdoor storage. He also suggested that code enforcem ent duties could be complicated with re spect to going onsite and measuring heights of stock piles, etc. To allow variances to each particular business in many ways complicates Code E nforcements ’ responsibility. Commissioner Bonuchi stated Jewel outside storage was referenced and wondered ho w they are allowed to have this storage. Village Planner Garrigan stated on a seasonal basis, very limited outside storage has been allowed. They also come through for approval from the Village Board with their seasonal flower items in the parking lot. Commissioner Bonuchi also stated she like d the heron on the monument sign. Commissioner McKay stated the heron on the monument sign doesn’t bother her at all. She felt the screaming gas prices and the heron on the sign do not go together. She felt so met hing needs to be changed, but she was not sure it would be the heron. She asked if 400 sq. ft. of outside storage on a $2.5 million project is going to make a difference. She further stated she is a “point -of -sale” shopper and she has never picked up a 1 2 pack of pop at a gas station and walked from her car inside the gas station to pay for it . John Argoudelis stated he did not know the finances. He felt Gas City would not have had them go to as many meetings as they have if it were not a significant ec onomic importance to them. He stressed again that this is only 400 sq. ft. of outdoor sales and it is economically important to the viability of this gas station. Commissioner McKay further stated she generally has been in support of the change for the c orner. She felt the Gas City on the canopy is a logo. She also liked the architecture. She felt that there were other ways to increase your “point -of -sale”-purchase on the inside without having to ask for special use on the outside. Commissioner Renzi stated the applicant stated they are 30% below on the lighting. He wanted to know how they arrived at that figure. Village Planner Garrigan stated his staff report indicates there is no debate
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 14 of 17 they comply with the Village Ordinance. He stated staff woul d like to see the canopy lighting consistent with other gas station s in other communities with respect to the whole night sky approach. A number of communities have adopted this and it is not coming from the Village Ordinance. This is made very clear in the staff report. There is no obligation that the applicant has to comply with this, it is simply something s taff is suggesting they look at. Commissioner Renzi asked if other gas stations in town have canopy lighting rates of 30.0 foot candles. Villa ge Planner Garrigan stated they are somewhere around what the other canopies are for gas stations within the Rt. 59 corri dor. There was a discussion among Commissioner Renzi and Kris Kalischefski about the canopy lighting of various other gas stations. C ommissioner Renzi wanted the lighting dialed down as much as possible, but still wanted it to be safe. He asked staff if they were aware of any safety issues. Village Planner Garrigan stated he was not aware of any. He stated safety is staff’s #1 concer n. Staff would like to work with the applicant on this issue. Commissioner Renzi then questioned the statement previously made by Kris Kalischefski that they were 32% over on landscaping. Kris Kalischefski explained his statement. Commissioner Renzi asked the petitioner if the outdoor storage was for all year and not just seasonal. Kris Kalischefski stated that was correct. Commissioner Renzi asked staff if any other gas stations in town have this outdoor storage. Village Planner Garrigan stated th ere is one violation and Code Enforcement is working on that. Commissioner Renzi asked if there had been any closed gas stations in town. Village Planner Garrigan stated there have not been any closures. Commissioner Renzi stated that unlike everybody e lse in town, since Gas City has to positively have outdoor “point -of -sales” to maintain a viable investment, how will Gas City jump start this area and get the development that is suppose to go through. John Argoudelis stated the idea of how a gas station can generate activity does not have anything to do with the margin of their profitability. He further explained. He stated Gas City will provide the momentum. Commissioner Renzi stated he can see why Gas City is asking for the outdoor storage, but was not in favor of it. Commissioner Kachel asked if the present architecture depicted the Gas City in Frankfort. Kris Kalischefski stated this is in Frankfort and New Lenox. Commissioner Kachel asked what was done with their lighting and outdoor storage. Kris Kalischefski stated outdoor storage is allowed and the same quantity is available in front and by the islands. The lighting is very close in foot candles to the Plainfield site. The store in New Lenox actually has a 40 foot candle average. Commis sioner Kachel asked if the plantings will reflect the Rookery . Kris Kalischefski stated there was an approved plant list for the whole PUD. John Argoudelis stated he believes the landscape plan was designed according to the ordinance, which pre -dated the change in August, 2006. Chairman Sobkoviak polled the Commission regarding the site plan. He stated staff has recommended approval of the site plan, but there is a question about the illumination. There was general support from the Commission regarding the site plan. Chairman Sobkoviak stated staff has recommended 30 foot candles under the canopy. He stated this recommendation can either be passed on or not pass ed on to the Village Board .
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 15 of 17 Commissioner Sanders proposed a stipulation that the dominan t color or colors around the canopy be earth tone and that the usage of red and yellow be limited to the guidelines in the Sign Ordinance. Chairman Sobkoviak asked if the other commissioners supported the stipulation. This stipulation was not supported b y the rest of the Commission. Chairman Sobkoviak stated it seems the special use is not going anywhere. There has been considerable discussion with the Commission not budging and the petitioner not budging. He suggested using staff’s motion of denial o f the special use for outdoor storage. Commissioner Bonuchi asked if Item #3 regarding the landscape plan should be removed. Chairman Sobkoviak stated that should stay in there. The petitioner has agreed to comply with that item. Commissioner Sanders s tated based on the Village’s Zoning ordinance and that granting a variance would not maintain a sense of character along the revitalized Route 30 commercial corridor as it is developed and redeveloped from I -55 to Renwick Road, following established commer cial corridor architectural guidelines, he made a motion that the Plan Commission recommend denial of the amendment to the PD for the special use to allow outdoor storage. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by ro ll call. Aye: Bonuchi, Sanders, Kachel, McKay, Renzi, Chairman Sobkoviak Nay: 0 The motion to deny is carried 6:0 At 9:56 p.m. Commissioner Kachel made a motion that the Plan Commission recommend approval of the site plan for Gas City subject to the fol lowing 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 with the additional shrubs and plantings that are req uired by Village Ordinance; 4. Reducing the foot candle illumination level under the fueling canopy to a maximum of 30 foot candles. Commissioner McKay seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Sanders, Kachel, McKay, Bonuchi, Chairman Sobkoviak Nay: Renzi The motion is carried 5:1 CASE: 1400 -042308.SPR PLFD. FIRE STATION #1 Request: Site Plan Review Location: Southwest corner of 143 rd Street and Van Dyke Rd.
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 16 of 17 Applicant: Plainfield Fire Protection Distric t Andrew Jasek, FGM Architects TIME: 9:58 p.m. Planner Leach summarized the staff report. The Plainfield Fire Protection District is seeking approval of the site plan review for a proposed 13,139 sq. ft. fire station on a 2.1 acre lot in the Crossroa ds Business Center. This fire station would replace the Village’s fire station in the downtown in terms of housing the duty firemen. The administration and office staff would remain in the downtown location for 2 -5 years until a new administration center can be built adjacent to Fire Station #2 on 135 th Street. Planner Leach went through the features of the site plan. There are two access points for the proposed site. Staff finds the number of parking spaces and handicap spaces sufficient. To be consi stent with surrounding buildings, staff had envisioned a fire station that had more of a streamlined appearance, with a flat roof and no gables. The Fire Protection District looked at this and decided not to do because of cost and character complications. Staff supports the design and does not oppose its construction in this location, but would welcome comments from the Plan Commission. This station is architectural ly consistent with Fire Stations #3 and #4. Based on staff’s review of the architecture a nd proposed materials, the applicant has met the Village’s minimum requirements as proposed in the Site Plan Review Ordinance. As far as the landscape plan, there is a shortage of shrubs on the northern side yard. Staff requests a revised landscape plan be submitted illustrating these additional shrubs, as well as the irrigation system that will be installed. The applicant has met Village requirements for trash enclosures and lighting. The applicant has incorporated 10’ wide bike path easements along bo th Van Dyke Road and 143 rd Street. Since the writing of the staff report, Public Works has stated that the applicant will need to install the bike path along 143 rd Street and staff will forward the bike path specifications to the applicant. Planner Leach stated the favorable motion for the site plan review and asked that a 4 th stipulation stating the installation of a bike path along 143 rd Street be added . Chairman Sobkoviak asked Village Engineer Eickholz to speak about the project. Village Engineer Ei ckholtz stated they are reviewing the plans; and at this point, they do not anticipate any major concerns. Chairman Sobkoviak swore in the person representing the Fire Protection District. Andrew Jasek spoke. He did not have any additional comments. He stated they would comply with all 4 of the stipulations. There was a discussion between Commissioner Renzi and Andrew Jasek about the proposed bike path and driveway and its similarities to Fire Station #3 on 119 th Street. Andrew Jasek stated because th e bike path was so much more wider at Fire Station #3 , staff had asked that it be stripped and cross -strip ped. H ere no stripping is being proposed, it will just be demarked with concrete joining. Commissioner Renzi asked if the colors for the brick are c omplementary to the other structures along Coil Plus. Andrew Jasek stated the colors will be the same as Fire Station #3. They did not feel red or blue worked well with this. At 10:06 p.m. Commissioner Kachel made a motion that the Plan Commission rec ommend approval of the Site Plan for the new Plainfield Fire Station #1, subject to the following stipulations:
Village of Plainfield Plan Commission Minutes May 6, 2008 Page 17 of 17 1. Compliance with the recommendations of the Village Engineer; 2. Compliance with the recommendations of the Plainfield Fire Protection Distric t; 3. Submittal of a revised landscape plan consistent with the recommendations of staff in the staff report; 4. Construction of a bike path along 143 rd Street. Commissioner Bonuchi 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: Chairman Sobkoviak announced that Commission Sanders is working on a Code of Ethics and By -Laws for the Plan Commission and they wil l be discussed at a Plan Commission meeting in the future. Commissioner Sanders stated he has enjoyed sitting on the Commission for the last year, and is putting together ideas he has acquired over the past year by attending various meetings, seminars, et c. Commissioner Bonuchi welcomed Anthony Fremarek to the Commission. Commissioner Renzi asked what the speed limit on Route 30 is south of 143 rd Street. He stated it is not posted. Since there was no further business for the Commission, Chairman Sobkov iak adjourned the meeting at 10:12 p.m. _________________________________________ R espectfully Submitted Carol Millan – Planning Secretary Village of Plainfield