HomeMy Public PortalAbout2008-06-03 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION MEETING RECORD OF MINUTES DATE : JUNE 3, 2008 LOCATION: Village Hall Chairman Sobkoviak cal led the m eeting of the Plan Commission to order at 7:01 p.m. ROLL CALL: Present: Commissioners Kachel, McKay, Renz i, Bonuchi, and Sanders ; ex -officio Commissioner s Peck; and Fremarek; Chairman Sobkoviak; and a Representative from the Plainfield Township Fire Protection District and Plainfield Township Park District . Absent: Commissioner O’Rourke , Plainfield School Di strict , Library District, and Plainfield Police Department Also Present: Michael Garrigan – Village Planner Village of Plainfield, Mike Schwarz – Planner II Village of Plainfield, Carol Millan – Secr etary Village of Plainfield, and Steve Amann – Baxter an d Woodman MINUTES: The minutes from the Plan Commission Meeting of May 20, 2008 were accepted as presented. Chairman Sobkoviak made mention of the Annual Report of the Plan Commission and Zoning Board of Appeals from June 5, 2007 through June 1, 2008. H e stated he counted about 90 cases and commended the Commissioners on their hard work. A motion was made by Commissioner Bonuchi to send the Annual Report of the Plan Commission to the Village Board, and was seconded by Commissioner Kachel. All commissio ners voted in favor of the motion. DEVELOPMENT REPORT: Michael Garrigan summarized what had occurred at the Village Board meeting of June 2, 2008. Chairman Sobkoviak read a memo from Commissioner O’Rourke. Commissioner O’Rourke was apologizing for his ab sence at previous meetings and some future meetings because he is continuing his education towards a Masters of Science in Real Estate and will be attending classes. Chairman Sobkoviak also mentioned a seminar States Attorney, James Glascow , is holding re garding open meetings and conduct at these meetings, etc. He encouraged the commissioners to take advantage of this opportunity. He stated if the commissioners need any further information they should contact staff .
Village of Plainfield Plan Commission Minutes June 3 , 2008 Page 2 of 10 NEW BUSINESS: CASE: 1399 -04210 8.AA.AAA.RZ HEARTLAND EQUIPMENT, LLC Request: Annexation (Public Hearing) Rezoning from Will County Agricultural to Village of Plainfield B -3 (Highway Business District) (Public Hearing) Location: Steiner Road, North of 143 rd Street Applicant: Heartlan d Equipment, LLC Butch Rusonelos Chairman Sobkoviak stated staff has requested that this case be continued to the June 17, 2008 meeting and asked if staff had any comments. Village Planner Garrigan stated the applicant had not sent out notices and had r equested a continuance. At 7:08 p.m. Commissioner McKay made a motion that Case# 1399 -042108.AA.AAA.RZ be continued to June 17, 2008. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: McKay, Renzi, Bonuc hi, Sanders, Kachel, Chairman Sobkoviak Nay : 0 The motion is carried 6:0 CASE: 1397 -041408.SPR 135 TH PLACE Request: Site Plan Review Location: Outlot 9 in the Meijer Subdivision South side of 135 th Street, east of Rt. 59 Applicant: Kramer B uilders TIME: 7:09 p.m. Planner Schwarz summarized the staff report. There will be 2 one -story retail buildings that total 15,913 sq. ft. There will be 101 parking spaces, 2 of which are handicapped spaces, which exceeds the Village Code by 48 spaces. Staff requested a designated loading space, which has been provided to the south (or rear) of the east building. There is also a loading space between the two buildings and staff has discussed with the applicant that this be removed . The applicant is wi lling to remove this from the plan because it is not needed. Staff feels that area can be enhanced with additional landscaping and pedestrian amenities. The site has two points of access from both of the access roads coming off of 135 th Street. Circul ation around the buildings is also provided. The Fire Department has not indicated any issues with the proposed access points, although they did indicate they would like the applicant to consider slightly widening the access points to accommodate the turn ing radiuses that are needed for their largest equipment. That would be taken care of as part of the Engineering Review. Stormwater management was provided and engineered as part of the Meijer Plainfield Subdivision. There will be two trash enclosures; one for each building. The materials provided on the enclosure do match the proposed building.
Village of Plainfield Plan Commission Minutes June 3 , 2008 Page 3 of 10 Staff is recommending that th e applicant replace the striped crosswalk s that link the existing bike path to the building store fronts with paver bricks and/o r stamped colorized concrete to be consistent with the Meijer Project. The applicant has requested that the Commission allow the stri p ed crosswalks. The building materials are generally consistent with the Meijer store. Planner Schwarz stated under the Meijer PUD Agreement, the building elevations do have to be consistent. Staff would welcome some windows on the rear, but does not oppose the elevations as proposed by the applicant. Staff does recommend a darker tone of split -face block on the rear to a void any stark contrast with the darker red brick color on the front and sides of the building , and the applicant has agreed to this. Staff f eels the landscape plan is okay, but would ask that the applicant confirm that 80 percent of the plantings are fro m the plant palette as provided in the Meijer PUD Agreement. The Village Engineer h as requested that the Colorado Spruce trees proposed at the southwest and southeast building corners be replaced with some other low growing plant to take care of any site distance issues. Staff has requested catalog cut sheets of the proposed parking lot lights and poles . Staff recommends approval of the site plan review subject to the stipulations listed in the staff report. Planner Schwarz made a modification to stip ulation 3b to insert after “paver bricks” the words, “or stamped colorized concrete”. Planner Schwarz concluded his report. Chairman Sobkoviak asked Village Engineer Amann if there were any issues. Village Engineer Amann stated they have completed a re view of this project and identified a number of issues that need to be addressed. He did not believe any of the issues would impact the presented site plan. He stated there are some minor geometric changes, some grading issues, but generally very minor i tems. Chairman Sobkoviak swore in the petitioner. Richard Kramer spoke. He stated he would like the Commission to consider the strip ing versus the brick pavers or stamped colorized concrete. He felt stri ping was safer for pedestrian use. Chairman Sobk oviak stated the Commission has found that the presence of a change in the pavement , whether by colorized concrete or paver s, tends to calm traffic and create a safer condition. Chairman Sobkoviak opened the meeting so the commissioners could ask question s. Commissioner Kachel had a question about the loading area in between the two buildings. He wondered if the petitioner still wants to keep that. Planner Schwarz stated the Zoning Ordinance does not require either of the loading areas because of the smaller sizes of the buildings. Staff feels because of the amenity that the applicant is providing between the two buildings, landscaping, the bike rack, possibly outdoor seating if there are restaurant type uses on the end units, it would be preferable t o have more landscaping and green space than the loading space. The applicant agrees with staff. Commissioner Sanders asked if the potential exists for a restaurant in either of the two end buildings. Richard Kramer stated he would like some type of foo d service. That is why he provided the large patio area in the middle to have outdoor seating. Planner Schwarz stated the Zoning Ordinance encourages outdoor seating and dining for restaurants, etc. Planner Schwarz complimented the applicant on his desi gn of the site. Commissioner Renzi asked if there are any special provisions in the Meijer PUD for drive -through windows. Planner Schwarz stated there is nothing in the Meijer PUD Agreement that restrict s drive -throughs, but there is no drive -through pro posed for this site plan. The plan would have to come back
Village of Plainfield Plan Commission Minutes June 3 , 2008 Page 4 of 10 through the Commission for review if a drive -through is proposed at a later date. Commissioner Renzi felt it would be better to plan ahead of time rather than retrofitting at a later date. Co mmissioner Kachel asked the applicant if he thought of an outdoor atrium between the two buildings (some type of covered roof area). The applicant stated he had not. Chairman Sobkoviak asked if there was anyone in the audience that wished to ask a questi on or make a comment. There was no response. Commissioner Peck agreed with Chairman Sobkoviak that pavers are safer than the strip ing. Commissioner Renzi also agreed. Planner Schwarz stated staff concurs and mentioned that the Village Hall also has an inlaid brick walkway coming into the building. At 7:38 p.m. Commissioner Kachel made a motion that the Plan Commission recommend approval of the request for Site Plan Review subject to several stipulations . 1. Subject to the requirements of the Villa ge Engineer, 2. Subject to the requirements of the Plainfield Fire Protection District, 3. Subject to the plans being revised to address staff’s review comments as outlined in this memorandum, specifically: a. That the applicant provide a darker tone of sp lit -face brick block on the rear (south) side of the buildings to avoid the stark contrast with the darker red brick color on the front and sides of the buildings. (The applicant has verbally agreed to this request.) b. That the applicant replace the stri ped crosswalks li n king the existing bike path to the building walkway with paver bricks or stamped colorized concrete to match the building and to be consistent with several areas in front of the Meijer store, 4. Subject to staff’s technical review of the Landscape Plan and Photometric Plan prior to Village Board consideration. Commissioner Bonuch i 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 CASE: 1386 -042908.A AA.PP.SU.SPR PLAYA VISTA/UPDY KE Request: Special Use for a Planned Development (Public Hearing) Preliminary Plat of Subdivision Site Plan Review Location: 143 rd Street and Ridge Road Applicant: Hartz Constructi on Co., Inc. TIME 7:39 p.m. Village Planner Garrigan stated this is a public hearing being held pursuant to Village ordinance and State Statutes. He summarized the staff report . This is an extension of a previously approved age -restricted
Village of Plainfield Plan Commission Minutes June 3 , 2008 Page 5 of 10 community, Playa Vista North . He stated the applicant’s densities are consistent with the densities that were approved in the original Annexation Ag reement for the Updike Farm. He stated the 2 findings of fact that must be met for a special use and found them to be favorable to the applicant. The applicant is proposing 386 residential units, of which 254 are cottage units and 132 are townhomes. They will all be age -restricted. The 25 acre commercial site will be located at the northeast corner of 143 rd Street a nd Ridge Road. The overall identified density of this project, after deducting the 25 acres of commercial, would be 3.3 units/acre. That is consistent and well within the identified densities that were approved per the Updyke Annexation Agreement back in 2004. The applicant’s proposed plan reflects the same design as was used in Playa Vista north. The applicant has proposed two access points. There will be one central access point off of Ridge Road, just north of the 25 acre commercial portion of the p roperty. In addition there will be an access point off of 143 rd Street, which will be a main access into the residential component of this pro ject. The applicant is proposing a modified grid parallel street network. There will be a stub street to the no rth into the existing Playa Vista development. The applicant has incorporated two traffic circles. The applicant has identified one stub street to the east, but staff is also requesting an additional stub street just a little bit north of this proposed s tub street. Staff believes that provides better interconnection to the future residential development that will occur to the east of this property. The applicant has generally agreed to this provision. The proposed development is generally consistent wi th what was previously approved at the Playa Vista North property. The lot sizes, setbacks, etc. are identified in the staff report , and are consistent with what was previously approved in regards to the Playa Vista North project. Village Planner Garriga n summarized the site plan per the staff report. The townhomes will comply with the Village’s Site Plan Review Ordinance and have been designed with a minimum of 50% face brick on all four elevations. They will have 360 degree architecture on all key and through lots. Staff is looking for the following modifications to the landscape plan: • Landscaped medians at entrances at 143 rd Street & Ridge Rd. • Landscaped medians adjacent to traffic circles located east of Ridge Rd. • Landscape median within the stub st reet be tween Playa Visa North and Playa Vista South • Landscape berm along both 143 rd St. & Ridge Rd. • Uniformed privacy fence design throughout development • Work with Village’s design consultant on shoreline design of retention ponds. Currently, there are no plans for the 25 acres of commercial property. Staff would ask that the applicant incorporate commercial design guidelines for the WIKADUKE Corridor. Staff would also ask for the incorporation of a wide and fully landscaped pedestrian connection between the residential component of this projec t and the commercial component. The applicant will be required to dedicate 60 feet for the future improvements for 143 rd Street and 75 feet for the WIKADUKE. The applicant will also be required to make certain roa dway improvements along 143 rd St. to conform with the Village Engineer’s requirements. Staff is making a favorable recommendation. Village Planner Garrigan concluded his report. Chairman Sobkoviak asked Village Engineer Amann if there were any issues. Village Engineer Amann stated they have identified the following issues: • Preliminary Plat identifies some access points in the commercial parcel in the southwest corner along 143 rd Street. They are concerned that given the future relocation of IL 126 to that route there
Village of Plainfield Plan Commission Minutes June 3 , 2008 Page 6 of 10 is going to be a pretty significant amount of traffic at that intersection of IL 126 and Ridge Road. They have asked the applicant to look at relocating those entrances a little bit further to the east. • Currently, they are working with Village staff to develop a Village Standard for roundabouts. They are concerned that the R.O.W. that has been reserved for those roundabout s may not be sufficient . • He mentioned a street along the north side of the commercial property and stated since it is going to be a major access point for Ridge Road, it will probably need a left turn lane. It will serve as a principle connection for this subdivision through Ridge Road , and they believe it may warrant the status as a Village collector. He stated addi tional pavement there would be warranted. • The roundabout in the southeast corner has about 210’ of pavement between it and the intersection at 143 rd St. There is a potential for southbound traffic to stack up into the roundabout and cause operational prob lems. They have asked the developer to prepare a Traffic Impact Analysis. It is their hope that the Traffic Impact Analysis will either address some of those concerns or suggest some design guidelines for how those things should be developed in the final analysis. • There was an issue related to Bahama Lane on the east side of the detention facilities. It has a rather long length and the land layout has identified a green space about mid -block. They are recommending that consideration be given to a pedest rian access to that green space in conjunction with something like a chicane at the intersection of the green space and the roadway to provide for access between those two long blocks, and at the same time present some traffic calming on the real long bloc k to reduce traffic speeds. Commission Kachel asked Village Engineer Amann if there would be a problem with stagnation on the small detention pond. Village Engineer Amann stated in most situations he would be concerned about that, but because it is on th e downstream end of a fairly large tributary area, he was not too worried about that. He felt there would be a fairly consistent stream of water coming through that pond from sump pumps and a very large upstream tributary area. Commissioner Kachel sugges ted aeration for that small pond. Village Engineer Amann stated because of the tributary area to that pond, there will be a consistent flow of water into and out of that pond. He felt from a water quality standpoint, aeration may not be necessary. He st ated it could be something they would look at in the final design. Commissioner Renzi had a concern that there would be no way for anyone from the southern quadrant near 143 rd Street to get to the commercial without going out on 143 rd Street. Chairman Sobkoviak swore in the representatives for the petitioner. John Murphy, attorney for Hartz Construction, spoke first. He showed some slides depicting the previously -approved Playa Vista to the north and the new project. He stated it is an age restricted community. He also stated the Traffic Impact Study is on order. They have met with the Park District on a few occasions. Chairman Sobkoviak picked up where Commissioner Renzi left off and stated there is limited access to the 25 acre commercial site. He stated there needs to be access to the commercial property from both the north and the east . There needs to be a back door entrance from residential into the commercial without going out on to the major thoroughfare and slowing up traffic. He stated t he plan shows a curb cut going in from the north and asked if that could somehow be highlighted on the plan so it is obvious it is a proposed entrance to the commercial area so that all perspective purchasers of property to the north be made aware that tha t is a proposed entrance to the commercial area. He felt there needs to be an entrance to the commercial area approximately in the middle of the block in the middle of the townhomes.
Village of Plainfield Plan Commission Minutes June 3 , 2008 Page 7 of 10 John Benning spoke to Chairman Sobkoviak’s comments. He stated an entrance from the east to the west is problematic at best, especially because of the 26’ to 29’ elevation change between the proposed WIKADUKE and this site. There will be an 18’ to 20’ retaining wall. Topographically the site falls from its high point, which would be about the center western portion of the commercial site. John Benning stated staff has requested a pedestrian way from the southeast corner of the commercial or the southwest corner of the residential, and they have agreed to that. He st ated they would also like to have an entrance way into the commercial as that is just good planning. He talked about the elevation change and the type of landscape wall. He stated they want the commercial to be at the level of the future WIKADUKE Trail. Chairman Sobkoviak asked John Benning how the petitioner would address the points that Village Engineer Amann addressed. • Access point on the future Rt. 126 – John Benning stated t he entryway up to the north is just an extension of the street and makes sense. To the south, they are calling for a full access approximately 600’ east of the intersection, which would come into the front of the building. He had a concern that going too much further to the east would take you into the back of the building, plus be much further down the hill. Again, it becomes problematic because of the access. He stated they will meet with staff to work it out. • Roundabout design and diameter to ensure the diameter sufficient for large vehicles to move through – John Bennin g stated they have completed a study. He stated what they have does work. The diameter is sufficient. He stated he believes the Fire District was looking for 90’ (45’ diameter). He stated they are at 100’ (50’ diameter). He stated it is a two -lane rou ndabout. Villge Engineer Amann stated one lane is standard in Plainfield. John Benning stated they would work it out at staff level. Village Engineer Amann was concerned that the right amount of R.O.W. is available for what needs to be built. • Access poi nt on Ridge Road – John Benning stated they have agreed. They would put a median in as adequate space exists. • Pedestrian access between the two long blocks – John Benning stated a walkway is not a problem. Commissioner Renzi talked about the elevation of the 25 acre commercial site. John Benning stated the commercial site will be at the elevation of Ridge Road, otherwise it will not be viable. A discussion ensued between Commission er Renzi and John Benning regarding the elevation of the commercial site. Commissioner Sanders asked if the petitioner wanted to discourage as much cut -through traffic as possible by using the dual roundabouts. John Benning stated the roundabouts actually encourage through traffic because there is a continuous flow of traffic . He stated they are reasonably efficient if done correctly. A discussion ensued between Commissioner Sanders and John Benning. Commissioner Bonuch i asked Village Engineer Amann how the land around the commercial site would be impacted because of the el evation. Village Engineer Amann stated from an engineering standpoint it would not affect the property. He further explained. Chairman Sobkoviak again asked if there was some way it could be emphasized on the drawings the entrance to the commercial prop erty from the north so that it is crystal clear to everybody. He wanted the perspective buyers or purchasers of the property to the north aware that there is going to be an entrance there. John Benning stated that would be acceptable.
Village of Plainfield Plan Commission Minutes June 3 , 2008 Page 8 of 10 Commissioner Renz i also wanted reference being made that there will be an elevated detention wall so people buying the townhouse units will be made aware. There was a discussion between Commissioner s Renzi and Kachel, and John Benning about the detention wall and the land scaping. Chairman Sobkoviak asked if there were any comments or questions from anyone in the audience. There was no response. Commissioner Renzi asked staff about the completion of 143 rd . There was a discussion between staff and Commissioner Renzi ab out the status of the completion of 143 rd Street. At 8:29 p.m. Commissioner Sanders made a motion that the Plan Commission recommend approval of the Special Use for a Planned Development subject to the following stipulations : 1. Compliance with the requir ements of the Village Engineer, 2. Compliance with the requirements of the Plainfield Fire Protection District, 3. Submittal of a revised landscape plan reflecting the five bullet points of staff, 4. Work with the Village’s design consultant on the design of the retention ponds and the proposed shoreline configuration. 5. Incorporation of the WIKADUKE Design Guidelines for the 25 acre commercial site. Commissioner McKay seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Bonuchi, Sanders, Kachel, McKay, Renzi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0. At 8:30 p.m. Commissioner Bonuchi made a motion that the Plan Commission recommend approval of the Preliminary Plat for the Playa Vista (Updyke) project subje ct 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. Incorporation of a sidewalk along Ridge Road in accordance with the WIKADUKE P lan, 4. Incorporation of an additional stub street to the east, 5. Incorporation of a landscape pedestrian connection from the residential to the proposed commercial. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll ca ll. Aye : Sanders, Kachel, McKay, Renzi, Bonuchi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0
Village of Plainfield Plan Commission Minutes June 3 , 2008 Page 9 of 10 At 8:31 p.m. Commissioner Kachel made a motion that the Plan Commission recommend approval of the Site Plan for the townhomes subject to the followin g stipulations : 1. Compliance with the requirements of the Village Engineer, 2. Compliance with the requirements of the Plainfield Fire Protection District, 3. A ll townhomes should be developed in conformance with the approved “Pattern Book”, 4. All f encin g used in this de velopment should incorporate a uniform design. 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 OLD BUSINESS: Chairman Sobkoviak opened the discussion of the draft of By -Laws, Code of Conduct, and Code of Ethics for the Plan Commission. He stated it was asked of the commissioners at the last meeting to make a list of comments regardin g the draft and asked if Commissioner Sanders wanted the comments. Commissioner Sanders stated they should be given to Michael Garrigan. Commissioner Bonuchi stated she could email her comments to Village Planner Garrigan tomorrow. Commissioner Renzi and Kachel stated t he y were basically waiting for the memo from the Village Attorney, Jim Harvey , before turning in their comments. Commissioner Garrett suggested continuing the matter and taking it to a joint meeting with the Village Board to review. He wanted to make a motion to that end. Chairman Sobkoviak suggested putting together a draft and then forwarding that to the Village Board for comments. He stated Commissioner Garrett could make a motion to take the matter to a joint meeting if he desired . Commissioner Kachel stated after receiving the memo from the Village Attorney, the Commission could work on the draft and then forward to the Village Board for feedback. Commissioner McKay asked if there was any comparison. Commissioner Sanders stat ed there was not a comparison for Plainfield. He stated in many communities the by -laws were developed in most cases by the Plan Commissions and then forwarded to their respective Boards. Commissioner Renzi and Fremarek agreed with Commissioner Peck ab out going to a joint meeting with the Village Board. Commissioner Sanders stated he felt the Village Attorney would look at the draft to see if it is in compliance with all the State Statues. He did not think there needed to be a dialogue or long meeting . He felt with the attorney’s recommendations that the Commission can forward its comments along to the
Village of Plainfield Plan Commission Minutes June 3 , 2008 Page 10 of 10 Village Board for review. He asked Village Planner Garrigan what his expectations where when the Commission could receive comments from the Villag e Attorney. Village Planner Garrigan stated the Village Attorney has outlined some very limited concerns at this point, and asked that he could have some additional time and opportunity to do some additional research. Village Planner Garrigan stated it w as his hope to have a legal memorandum by the next Plan Commission meeting outlining the concerns and what items would not, from a legal perspective, be consistent with State Statute. Chairman Sobkoviak asked Village Planner Garrigan to explore the possib ility of the Commission getting on the agenda for the Village Board meeting subsequent to the Commission receiving the comments from the Village Attorney. Village Planner Garrigan asked if this would be a future workshop or a Village Board meeting. Chairm an Sobkoviak stated it could be a workshop. Commissioner Kachel asked if the Board has a Code of Ethics. Village Planner Garrigan stated they have State Statute, “Ethics Law”. Village Planner Garrigan stated the By -Laws can always be more restrictive th an State Statute. Commissioner Bonuchi also stated it would be beneficial to discuss at a joint meeting with the Village Board. Village Planner Garrigan wanted a clarification if the Chairman wanted him to distribute the memo from Village Attorney Harvey before having the joint meeting with the Village Board. Chairman Sobkoviak agreed and stated this matter could remain on the Plan Commission agenda. DISCUSSION: No general discussion. Since there was no further business for the Commission, Chairman Sob koviak adjourned the meeting at 8:48 p.m. _________________________________________ R espectfully Submitted Carol Millan – Planning Secretary Village of Plainfield