HomeMy Public PortalAbout2008-08-19 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION MEETING RECORD OF MINUTES AMENDED DATE : AUGUST 19 , 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 , Ka chel, Renzi, O’Rourke, Bonuchi, Sanders and Peck; ex -officio Commissioner Fremarek; and Chairman Sobkoviak ; Plainfield Park District; and Plainfield Fire District Absent: Plainfield School District, Library District, and Plainfield Police Department Also P resent: Michael Garrigan – Village Planner Village of Plainfield, Carol Millan – Secr etary Village of Plainfield , and Neal Eickholtz – Engineer Baxter and Woodman MINUTES: The minutes from the Plan Commission Meeting of August 5, 2008 were accepted as pre sented . DEVELOPMENT REPORT: Village Planner Garrigan summarized the results of the August 18 , 2008 Village Board Meeting NEW BUSINESS: CASE: 1414 -071608.SPR.SU HERITAGE WOODS SUPPORTIVE Request: Site Plan Review LIVING Special Use (Public Hearing ) (Continued to 9/2/08) Location: NEC of Steiner & S. Rt. 59 Applicant: Plainfield Supportive Living, LLC TIME: 7:02 p.m. Chairman Sobkoviak stated it has been requested that this public hearing be continued to September 2, 2008. Village Planner Garri gan stated it was per the applicant’s request. At 7:03 p.m. Commissioner Kachel made a motion to continue the public hearing for the Heritage Woods Supportive Living, Case: 1414 -071608.SPR.SU until September 2, 2008. Commissioner Renzi seconded the moti on. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, O’Rourke, Bonuchi, Sanders, Kachel, Peck, Chairman Sobkoviak Nay: 0 The motion is carried 7:0
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 2 of 17 CASE: 1415 -071808.SPR.RZ MERLIN FACILITY Request: Site Plan Review Rezonin g (Public Hearing) Location: North of Rt. 30 and 143 rd Street Applicant: Ionia Real Properties, LLC TIME: 7:05 p.m. Village Planner Garrigan stated this is a public hearing being conducted pursuant to Village Ordinance and State Statute. Al l required notices have been forwarded and the property has been posted. He summarized the staff report. The applicant is proposing to construct a 4,280 sq. ft. Merlin’s facility on Lot 1 of the Dayfield Commons project. Currently, the property i s zoned R -1 and t he applicant is requesting a B -3 zoning. The Dayfield Commons Annexation Agreement did identify the site would be annexed with a B -3, so the requested zoning is consistent with the Annexation Agreement. The subject site was never rezoned from the R -1 to B -3 as part of the original rezoning and planned development for the Dayfields Common project. Village Planner Garrigan went through the 5 findings of fact for a rezoning, and stated the applicant has complied with 5 of 5 findings of fact. Staff gives a favorable recommendation for the rezoning. The applicant has also conceptually shown an expansion of the Merlin’s Facility, of which the applicant is not seeking a revi ew or any input from the Commission tonight. Historically, the Village has encouraged auto oriented uses to be a second tier use along commercial corridors. Staff has communicated this desire to Merlins, but they have expressed a desire to have high visibility on Route 30. The B -3 Zoning District does support an automotive use, so there i s no basis for staff to recommend denial. Staff has consistently applied the idea of an automotive use to be a second tier use throughout the Village. There is only one access point off of Fieldbrook Drive and staff believes this is appropriate. The sub mitted plan shows a total of 34 parking spaces, which complies with Village requirement. Staff requests that the applicant add an additional two landscaped islands, which is consistent with Village Ordinance. One landscaped island is required for every 1 2 parking spaces. The applicant has not yet complied with that aspect. The applicant has submitted somewhat of a utilitarian structure. There is a predominance of split face block, which is contrary to Village Ordinance. A very limited amount of face b rick would be used along the foundation of the building and as accents. There will be 7 bay doors facing the southern elevation facing the 1 st Community Bank. The materials being used are not consistent with Village Ordinance or the approved planned deve lopment for the Dayfield Commons project. Staff cannot support the proposed elevations as submitted and would be looking for a predominance of face brick on all 4 elevations. The landscape plan generally is consistent with the Village’s Landscape Ordinan ce. The applicant has added additional shrubs, which will provide a natural hedge along Rt. 30 and Fieldbrook Drive. Staff would request the addition of 25 Austrian Pine trees to the southern and western perimeter of this site to provide the necessary 10 0% buffering to the adjacent residential neighborhood that is required by Village Ordinance. The photometric plan is generally consistent with Village Ordinance with regard to the maximum foot candle illumination level at the property line. Staff would a sk the applicant that the same lighting standards and fixtures will be used as were used throughout the Dayfield project. At the present time, no final engineering has been submitted and is generally required with any site plan review. As a court esy to t he applicant, this was published and brought before the Commission, but staff is not in a position to make a favorable recommendation for approval of this project. Therefore, staff’s recommendation is to continue this case to September 2, 2008 for further consideration to allow the applicant to address concerns with regard to the architecture and engineering. Village Planner Garrigan concluded his staff report. Chairman Sobkoviak asked Village Engineer Eickholtz what are the issues. Village Engineer E ickholtz stated this project has not yet submitted the engineering. A letter was sent out on July 23 rd requesting the information. The applicant did state that they are working on the engineering. Chairman Sobkoviak swore in the petitioners, John Argo udelis and Mike Haymeister. John Argoudelis spoke first. He stated they prefer not to continue the case because of the time of the year and the wish to get construction started . He stated they would prefer to discuss whatever issues are outstanding an d move forward to the Village Board . He would prefer a motion with stipulations. He stated they are willing to sit down with staff and go over the concerns to find a resolution. They will comply with Village Ordinance with regard to the Landscaping and Photometric Plan. Applicant Argoudelis stated the
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 3 of 17 engineering should be pretty straight forward and will be submitted. He gave the Commissioners a copy of a similar Merlin building located on Eola Road in Aurora. He stated this is almost identical to the proposed building. The building is a split face block building. He stated this is a very “easy to care for ” material and is cost effective. It is very consistent with what they have in the Dayfield Commercial area. He went on to explain the constru ction of the other buildings already constructed in the Dayfield Commercial project and the Fox Restaurant , which is currently under construction . There are a variety of materials. He stated the color of this proposed building is very consistent with th e Shops of Dayfield. He stated staff has encouraged them to coordinate the buildings. Mike Haymeister from Merlins commented on the operations of the Merlins Facility. He stated the building looks good long term. He stated the advantages of the sales tax. He stated the volume of business varies from store to store and locations. They do more than just mufflers. In fact , the muffler business is a very small part of their business. They have maintenance programs. Chairman Sobkoviak asked the peti tioner how they would reply to the comment from staff that the proposed split face block material is inconsistent with the Village Ordinance. Applicant Haymeister stated he did not believe it was inconsistent. The Village Ordinance is essentially asking for a masonry building. They are providing a masonry building with all 4 sides being masonry. It is an attractive building with warm colors. He further stated he believes it is consistent with the shopping ce nter and the other buildings. Village Plann er Garrigan read the ordinance regarding commercial standards for commercial and office development. This has been consistently used by staff over the past 10 years or so. He stated that buildings of “concrete block, split face block, precast panels prim arily of EIFS construction or equivalent, are strongly discouraged.” He stated this ordinance has consistently been applied and that is why you see a lot of brick throughout the Village. He submitted that was not an “accident”, but is consi stent with the Village Ordinance. Chairman Sobkoviak asked if the Merlin Facility located off of Rt. 59 is constructed of brick. Village Planner Garrigan stated that was constructed under the Village’s old Site Plan Ordinance. He showed a slide of a Merlin building i n Algonquin which is all brick. There are all brick Merlins in the Chicagoland Area. Chairman Sobkoviak mentioned all of the times the developer has been before the Commission for changes to the PUD. He agreed with staff that it does not meet the ordina nce and was not willing to budge. Petitioner Argoudelis argued that the ordinance does not state there needs to be all brick. He stated they also had this discussion with the Shops of Dayfield. S taff wanted them to wrap the building in brick. It was ap proved with painted, precast concrete panels that will last for many years. He stated when determining the construction materials for a building, you should look at the use of the building and it should dictate the materials to be used. Petitioner Argoud elis disputed the fact that they have been before the Commission on numerous requests regarding the Dayfield Commercial property. He stated they did not ask for a lot of variances. He further stated the split face block is consistent with the Ordinance. Commissioner O’Rourke stated Petitioner Argoudelis did not mention what staff had mentioned in the staff report about the use and the location of the use. He stated staff has consistently recommended a second tier location for an automotive use. He stat ed he would agree with staff that if the petitioner wants to go on a primary location , then certainly you should step up and upgrade the architecture so it matches the rest of the center. Petitioner Argoudelis argued that , in his opinion , it does match th e rest of the development. He further stated the rest of the buildings in the development are less than 50% brick, and yet staff is requesting that the automotive use be 100% brick. He stated he believes 100% brick is inconsistent with the rest of the de velopment. Commissioner Kachel stated this elevation might be fine in another location, but not along Rt. 30. There also is residential property adjacent to this property. The commercial bank right next to it is much more of a higher end than this build ing. He stated he believes the petitioner would want something to blend in better with the bank, as well as with the adjacent residen tial properties. He referenced the Merlin property in Algonquin which is all brick and wondered why Merlin cannot do that in this location. Petitioner Argoudelis stated they do different materials in different locations depending on the type of marketpla ce. Petitioner Argoudelis again referenced the Merlin building in Aurora on Eola Road and asked what is wrong with that b uilding. Commissioner Kachel asked what is around that building in Algonquin. Petitioner Haymeister stated there is retail around it and residential behind it. He stated home prices are probably in the neighborhood of $600,000 - $800,000. Commisioner Sanders stated there should be a complimentary and similar look with what is going on the other side of the corner lot for Merlins. Petitioner Haymeister stated they did warm up the color of the building to give it a friendlier look.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 4 of 17 Commissioner Kache l stated he would not have as much problem with this elevation if it were not right on Route 30. All of the garage doors will be very visible from Route 30. He stated the doors will wear due to the constant opening and closing of the doors. He had conce rns about the look of the doors in years to come. Petitioner Haymeister stated they hire an outside company to do the maintenance. Commissi oner Peck asked the applicant if they had a problem with adding the 25 Austrian Pine trees as a buffer to the adjac ent residential. Petitioner Argoudelis stated they will comply with the requirements of the Landscape Ordinance. He was sure th ey could work something out in that regard. He stated the buffering on the West side against the residential is the most impor tant thing. He stated he would have to talk to his Landscape Design Architect to see how many Austrian Pines could be put in. He stated he could not agree specifically to 25 Austrian Pines, but he would confer with the Landscape Design Architect and staf f and come to a resolution before it goes to the next level . Commissioner Renzi asked staff if the reasoning behind the 2 nd tier location for automotive is to back them away from the street because of the garage doors, etc. Village Planner Garrigan state d that was correct. Commissioner Renzi asked if this is something that is routinely done as there is a Firestone on 119 th and Rt. 59. Village Planner Garrigan stated as part of the new Zoning Ordinance, these types of uses went from what were previously special uses to basically permitted uses in the B -3. He further stated there is no legal basis to prohibit the placement of this Merlin Facility . Commissioner Renzi wondered if this 2 nd tier concept for automotive could be taken to the Board so they coul d decide if this would be policy. Then, the Plan Commission would be able to utilize this the next time something comes before the Commission so they would be able to say that this type of use needs to be a 2 nd tier use. Village Planner Garrigan stated h e felt that was a worthy question. A discussion followed. Commissioner Renzi asked if the parking count was completed using the potential retail uses also. Village Planner Garrigan stated he did not consider the future retail uses. A discussion followe d regarding the parking needed when the retail comes in. Commissioner Renzi was also concerned about the elevations of the future retail. Petitioner Argoudelis stated there is no pl an for future retail at any time soon. He directed the Commission’s atte ntion to the site data key. It states the required parking of 21 stalls for the automotive, 9 stalls required for the retail, for a total of 30 stalls. The number of stalls listed is 34. He further stated based upon the calculations of his architect, th ere are 34 stalls and only 30 are needed, including the potential future retail. Commissioner Renzi asked how many stalls would be lost to the islands. Village Planner Garrigan stated he believes there is a surplus, but staff can work with the applican t and make sure there is not a shortage of parking spaces. Commissioner Renzi asked about the elevation of the building where it would join to the future retail. Petitioner Argoudelis stated there are no plans whatsoever, but it would have to be someth ing that complements and is consistent with the look of the other buildings. There is no particular plan at this point. Commissioner Renzi was leaning toward continuing this case because of the missing engineering, the design is not integrated with the other buildings already there, the unstated policy of having automotive uses front the street, no quality of design, and no architectural interest. He also wanted to see what all 4 sides of the building will look like. Commissioner Bonuchi stated the si gnage will also probably be a point of contention. Village Planner Garrigan stated the Merlin and the separate breakaway sign would be considered as two separate signs. He felt that would pose a challenge , and he has identified that from the beginning wi th the applicant. The signage generally is not reviewed during the Site Plan Review. That is a separate application process. Village Planner Garrigan stated for the record , as the sign is reflected on the elevations it probably would not be consistent w ith Village Ordinance. Commissioner Sanders stated to come up with the number of stipulations needed to go forward would not be a good use of the Commission’s time. He agreed with staff’s recommendation to continue the case. Commissioner Fremarek also s tated there is not enough information. He had a concern that in the future if there is retail , it would have to match the Merlin building. A building of the split face block becomes more of the norm and that will be the material put on development along Rt. 30. He stated what he read in the staff report was that staff is looking for a predominance of brick and not 100% brick. He also would like to see all 4 sides of the building as well. Chairman Sobkoviak asked if there was anyone in the audience that cared to ask a question or make a comment regarding this project.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 5 of 17 Bob Kaysen – A resident of the Dayfield Subdivision. He referred to Petitioner’s Argoudelis concern for the appearance and his consideration of the residents to the west. He would like to have the weeds in excess of 8” on the property cut . He felt that would show “good faith” on the part of Petitioner Argoudelis. He felt the Merlin Facility had a warehouse look and would be better fitted to 143 rd Street or Van Dyke Road. He had concer ns of fire from welding, noise, emissions, the cars coming into the facility, etc. He did not want the Commissioners to be distracted by the color of the building. He stated “if you paint a skunk yellow, it still smells”. He also had a concern with the dumpsters in the back of the Shops of Dayfield. Sometimes debris is set along the back of the building. He stated the doors of the dumpsters are left open frequently and they have to look at the m ess while sitting in their back yard. He stated he has co ncerns about how considerate his neighbor to the east has been. He has concerns as to what the petitioner’s standards of acceptable appearance are. There was a discussion among Mr. Kaysen and Petitioner Argoudelis regarding the gates of the dumpsters and the location of the dumpsters. Mr. Kaysen questioned whether more landscaping to act as screening would help. Chairman Sobkoviak stated the ordinance reads the landscaping needs to be 100% blockage year round. The trees would be close together. Mr. Ka ysen responded that they are not even close to being close together. Mr. Kaysen wanted the Commission to look at the Petitioner’s track record. There is no need to compound that with this warehouse look. Commissioner Peck asked that Mr. Kaysen leave his contact information so that he could follow up with him. There was no further response from the audience. Petitioner Argoudelis agreed that due to the number of comments a continuance to September 2 nd would be in order . Chairman Sobkoviak stated some of the concerns of the Commission: Landscape Islands and parking Buffering along the west side of the new parcel Commissioners would like to s ee all 4 elevations of the building Is this Facility suitable for this particular area Architectural Interest Co mplementary aesthetics Unresolved issues with staff that need to be addressed Chairman Sobkoviak asked the Commissioners if there was a problem with the rezoning from the R -1 default to B -3. Petitioner Argoudelis stated when they came in for the Dayfield Subdivision, which includes the residential and the commercial, that ordinance of the Village says that this is suppose to be B -3. For some reason, it was never made B -3. It was a matter of inadvertence that it was never made B -3. Commissioner O’Rour ke did not have a problem, but just wondered why it had never been rezoned . It was identified as Lot 1 in Dayfield Commercial Development. He also asked if there were any lots to the north that are part of this subdivision. Petitioner Argoudelis stated the property to the north is a 40 acre farm. Commissioner O’Rourke stated he would consider the Merlin Facility in a spot like this rather than a second tier, but he thou ght the applicant should go above and beyond with the architecture rather than belo w what staff is recommending. Also, he would consider an easement to the north on the driveway so that in the future if the 40 acre parcel develops, they might be able to tie that into the parking lot. Village Planner Garrigan stated that parcel is shown in the Comprehensive Plan as residential, but there could be a couple of lots as commercial. Petitioner Argoudelis stated either on the west side or east side, it would b e very easy to tie in an access if that would become commercial to the north. There was a discussion of future cross access. Mr. Kaysen spoke again and stated he has an issue with the one access on Fieldbrook. A discussion followed. Chairman Sobkoviak asked Village Engineer Eickholtz if they had looked at all of the traffic entering t his site on Fieldbrook. Village Engineer Eickholtz stated as far as he knew that was not looked at. There was no traffic study done in this area so he was n ot going to answer at this time if that was a concern or not. Chairman Sobkoviak emphasized that the engineering needs to be completed before sending the Site Plan forward. Petitioner Argoudelis stated regarding the access point, it is highly unlike ly that IDOT would give another access point on Route 30. Mr. Kaysen asked if this is all predicated o n U.S. Rt. 30 remaining a two lane highway at that point. He asked where the buffer was for expansion of Rt. 30. He asked what they would do to the landscaping along Rt. 30 . Village Planner Garrigan stated that was a good point. He stated staff did req uest , as part of the Dayfield Commons project , a R.O.W. dedication. He believed the applicant gave the Village an Easement for Future Improvement. Petitioner Argoudelis stated that was correct. He didn’t know if it was on this lot, but they will do what is consistent with Dayfield Commons and The Shops of Dayfield. There are easements that Public Works requested as part of the deal and they are in place. Mr. Kaysen asked how that would change this development. Village Planner Garrigan stated much of t he landscaping on the site plan will disappear.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 6 of 17 Commissioner Peck asked if there was fire department access. Chairman Sobkoviak stated the Fire Department and Police Department customarily review Site Plan Reviews. The Fire Department Representative a t the meeting stated probably the best way to address the Fire Department concerns would be if there is a commercial development to the north to tie access in that way. That would give a second entrance in. Otherwise, there is one entrance and that is a ll that will be available for this piece of property. At 8:12 p.m. Commissioner O’Rourke made a motion that the Plan Commission continue Case #1415 -071808.RZ.SPR – Merlin Facility to September 2, 2008 Commissioner Bonuchi seconded the motion. Chairman S obkoviak called for a vote by roll call. Aye: O’Rourke, Bonuchi, Sanders, Peck, Kachel, Renzi, Chairman Sobkoviak Nay:0 The motion to continue is carried 7:0 CASE: 1411 -070308.AA.CP BOUGHTON FARM Request: Annexation (Public Hearing) Concept Plan Review Location: Route 127 th east of Route 59 Applicant: Madonna Development, Inc. TIME: 8:12 p.m. Village Planner Garrigan summarized the staff report. He stated this is a public hearing and all notices have been published and posted pursuant to V illage Ordinance and State Statute. This is a pre -annexation and a concept plan review. The applicant is seeking to annex 185 acres of unincorporated property in Will County and develop it into 316 units. Staff is seeking the Commission’s review of the concept plan. There will be 221 single -family homes and 95 townhomes, which is 30% of the development. The proposed gross density is 1.7 units per acre, which is consistent with the Comprehensive Plan. There will be 108 neo -traditional homes with garage s on alleys. The annexation is a logical extension of the Village’s boundaries. There is a modified grid and serpentine land plan that incorporates a central boulevard. Around the perimeter of the project to the west, lot sizes will exceed 12,000 sq. ft . Smaller lots have been incorporated in the neo -traditional pattern facing a large greenway, which will run through the center of this project and provide an open space vista to the DuPage River. Townhomes are clustered around individual pocket parks, w hich is consistent with the Village’s Design Guidelines. Village Planner Garrigan submitted a Pattern Book to the Commissioners. Book Road will be configured in a serpentine design, which will extend through the project and is adjacent to much of the ope n space and floodplain adjacent to the DuPage River. None of the neo -traditional homes have any driveways on the re -aligned Book Road. That is consistent with Book Road being classified as a collector street. There is the incorporation of a round -about and several large landscaped medians within Book Road. This not only provides aesthetic relief and a traditional boulevard, but more importantly it is a traffic calming aspect. He stat ed Book Road should be modified where it meets 127 th and shifted to th e west to align with a future extension of Book Road. There is a future development to the south which shows Book Road going south of 127 th Street. Staff requests that the applicant shift Book Road to the western perimeter of the site aligned with the fu ture extension of Book Road to the south. Staff is generally supportive of the reconfiguration of Book Road. There are some floodplain areas that the applicant will need to work with the Village Engineer on possibly doing a LOMAR. Some of those issues w ill be flushed out during the preliminary and final plat stage. There are two stub streets to the west. The applicant has proposed two stub streets to the Wolf Creek, unincorporated Will, Subdivision. This is good planning practices to try to maximize f uture connections between neighborhoods. Staff foresees that the main collector for residents going north or south will be Book Road, not necessarily these stub streets into the Wolf Cre ek Subdivision. The applicant has tried to be sensitive to those lar ger estate lots by incorporating some of the largest lots along the western perimeter, in addition to some retention ponds, which will incorporate extensive landscape buffering. The majority o f the lots are between 80 and 90 foot width lots. The neo -trad itional homes will incorporate 70’ width lots. The applicant has incorporated extensive architectural design guidelines. The applicant is proposing a semi -custom product for the neo -traditional lots. Staff is in support of the diversity of product.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 7 of 17 The applicant has incorporated a 6 acre park just to the east of the re -aligned Book Road. Two additional pocket parks will also be incorporated. The applicant has also incorporated a trail system to the center of this product and a trail system along t h e DuPage River. There is extensive open space throughout the development. There is 41% open space, including the floodplain. Staff would request a bike path along the western side of Book Road and a meandering sidewalk along 127 th Street. Staff gives a favorable recommendation that the proposed annexation is a logical extension of the Village’s Boundaries and of the concept plan with 5 stipulations . Chairman Sobkoviak asked Village Engineer Eickholtz if he had any comments. Village Engineer Eickholtz stated they have reviewed the concept plan and have identified some items the developer may need to be made aware of as he moves forward. In regards to servicing the site with sanitary sewer, there will be two options available to the applicant: Build a l ift station on 127 th Street and extend the force main westerly to Route 59, or Extend a trunk sewer south from 127 th to basically where the Meijer Store is located on 135 th Street. The water location is easily accessible, right across the street on 127 th . Book Road will need to be align ed with the development to the south. There are 3 streams, the DuPage River, and two creeks, that run adjacent to this project. There are some aerial photography contours that show that the area to the south may be a much larger area consumed by the floodplain than what the applicant is showing on the concept plan. They may need to have their engineer take a closer look at that area . Because there are two creeks that are unstudied, a study will need to be completed for t hose two creeks to identify the floodplain elevations in those areas. Chairman Sobkoviak swore in the petitioners, Dan O’Donnell, Brian Tallman, and Jim Stortzum. Brian Tallman gave an audio and visual PowerPoint Presentation of the project showing the land plan and architectural features of the project. Commisioner Peck wanted to know who to hold accountable for this recording, whether it was a matter of public record. He wanted to know who is responsible for the validity of the recording and that t he petitioner is held accountable for the content. Village Planner Garrigan stated the recording is on record. The presentation was prepared by the applicant. It reflects an accurate representation based on what they have done before. Commissioner Renz i stated the Commission does need someone to affirm the content. Chairman Sobkoviak asked that the petitioner give staff a copy of the presentation. Village Planner Garrigan stated the presentation is an accurate portrayal of the project. Commissioner P eck asked if staff had heard from Will County Forest Preserve. Do they have any intentions of any conservation easements in this development. Village Planner Garrigan stated no actual plan has been submitted to the Will County Forest Preserve. As you we ll know this is the DuPage Trail System which is being proposed which will be adjacent to the proposed open space within this project. Village Planner Garrigan was not aware of any plans within the Forest Preserve to basically incorporate public trail sys tems on private property. They are curious about this project. They have a copy of the project. Commissioner Peck asked if there are any intergovernmental agreements with Naperville for Book Road . H as the Village communicated with them , and has there be en any input from them regarding our plans. Village Planner Garrigan stated the Village has worked with Naperville. There is some controversy about the extension of Book Road up in Naperville , but as Book Road meets 119 th Street, there has been some coop eration between the Village’s traffic engineer and Naperville’s Traffic Department as far as the final configuration of Book Road as it meets 119 th Street. There is some discussion about reconfiguring, shifting Book Road in its current configuration north of 119 th Street. Commissioner Peck asked if there were any objection letters from Wheatland Township Governments, their Highway Commissioner , or Will County. Village Planner Garrigan stated there were none. Commissioner Peck showed the Pattern Book or Guideline Book and asked if this was “The” Book. Village Planner Garrigan stated it is the proposed first draft of a plan. Commissioner Peck asked if it would be available to the public. Village Pl anner Garrigan stated absolutely. Commissioner O’Rourke asked if the site was contiguous to the Village. Village Planner Garrigan stated it is contiguous to the east. Commissioner O’Rourke stated it shows parcels to the north and south that say Macom and asked if the developer is also Macom for this parcel. Village Planner Garrigan stated no it is not Macom and that it is Madonna Development. Commissioner O’Rourke asked the applicant if they were affiliated with Macom. Dan O’Donnell stated they were not affiliated with Macom.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 8 of 17 Commissioner Sanders asked t he applicant if the intent for stub outs is that if anything is developed adjacent to there that there is access for both ways. Petitioner O’Donnell stated to his knowledge that is why the stub streets are there. Commissioner Sanders asked if there are w ider easements recorded on the stub streets. Petitioner O’Donnell stated the stub street goes to the property line. Chairman Sobkoviak stated when Wolf Creek was developed; stub streets were added to the plat. Commissioner Fremarek asked what the densit y of the subdivision to the west is. Village Planner Garrigan stated he did not know. Commissioner Renzi asked if the development to the south has been reviewed since it appears they have Book Road already position ed . Village Planner Garrigan stated t hat it has not been reviewed yet . Commissioner Renzi asked if Book Road was cut in stone or whether it could be moved. He asked when the development to the south would be coming in. Village Planner Garrigan stated they would be coming in during the next month or two. Village Planner Garrigan stated there is a consensus with staff and the engineers that it is appropriate to basically shift Book Road a little bit to the west to align with the p roposed Book alignment for the Riverstone Project , the future development to the South . The applicant does not have a problem as they are willing to shift the road to the west. He was not sure if conversely Macom , the developer to the south, would be willing to shift Book Road to the east. Chairman Sobkoviak remin ded everyone this is just a concept plan. Commissioner Renzi just wanted to make sure that the road would be aligned within other developments. Commissioner Renzi felt the applicant would be eligible for a number of density credits. Village Planner Garr igan stated he believes they could get density bonuses. Chairman Sobkoviak stated the Commission needs to concentrate on the number of lots and their sizes and the gross density. There was a discussion between Commissioner Renzi and Village Planner Garri gan about the density and possible density bonuses. Chairman Sobkoviak called for a recess at 8:55 p.m. The meeting was reconvened by Chairman Sobk oviak at 9 :06 p.m. PUBLIC COMMENTS : Chairman Sobkoviak opened the meeting to public comment after the re cess. He swore in each of the people before they gave their testimony. Tony Iannone - He is a resident of the Wolf Creek Subdivision. He had concerns that Wheatland Township and Will County should be notified. He stated the lot sizes are 36,000 to 38 ,000 sq. ft. for the lots adjacent to the development. He also had concerns that a traffic study be conducted. Tim Jordan – He lives on Oxford Lane in the Wolf Creek Subdivision. He had concerns about the width of the traffic circle and felt the traffi c circle concept in subdivisions is not very popular for residents or people driving through. They will find a route around that. He asked , even though there is no requirement , that there be commun ication with Wheatland Township. He had concerns there w ould be a significant amount of cut -through traffic through his subdivision. Todd Morse – 23641 W. Andrews Road, Wolf Creek Subdivision. He asked why there are no stub streets to the north or south. He talked about the property to the east and the possi bility of making that a Forest Preserve to be maintained by Will County. He had concerns that the townhomes w ere too dense, t oo many retention ponds , and the costs associated with mosquito abatement. He also had concerns about the size of the lots and cu t -through traffic through Wolf Creek Subdivision. Barb Fatina – She lives on Cotswold Drive. She stated only the people adjacent to this development were notified and wanted more people to be notified. She wanted more communication with Madonna Develo pment. She was told large estate -type lots would be on the northern part of Plainfield when she had her home built. She has been in her home for 15 years and has never received any notification of development . Cotswold and Andrew will not support traffi c. She stated their subdivision has narrow streets with one way in and one way out. She wanted more dialogue with the organization. Commission Renzi asked Village Planner Garrigan to explain the legal notification process. Village Planner Garrigan stat ed consistent with all public hearings within the Village of Plainfield, the Village requires that all applicants submit a notic e to any adjacent property owners. The notice is published a minimum of 15 days or 30 days maximum for a public hearing, which was duly done in this case. There was a sign posted on 127 th Street adjacent to Book Road. That is consistent with Village Ordinance and State Statute. It is the applicant’s prerogative to contact more individuals, but it is not require d by Ordinance or State Statute and that is consistently applied for all development throughout the Village of Plainfield. Commissioner Peck asked if the Village Ordinance goes above and beyond the State Statute. Village Planner Garrigan stated it does not go beyon d Stat e Statute.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 9 of 17 Nancy Stanton – Wolf Creek Subdivision. She wanted to know where the notice was posted. She did receive a notice because she is one of the contiguous landowners, a certified letter that included the wrong map. She called and got the correc ted map, but it did take a little time which made it more difficult to communicate with her neighbors. She stated it was posted in th e Naperville newspaper, but they do not live in Naperville and do not get that paper. She did not see a sign posted on th e lot , which she had driven earlier that day. She has seen 3 different concept plans . Chairman Sobkoviak reminded her that this is a concept plan and just an idea. She further stated t here are 3 floodplains to the property. The land north of 119 th Stre et is DuPage County Forest Preserve land. There are n o sidewalks in Wolf Creek. She had pictures of retention ponds in Kings Bridge Estates and did not want that behind her house. Judy Rotenheight – She had questions about what is going to happen to 119 th Street with the addition of this development, the new high school, and the Shops at the Polo Club. She had a concern about the water table and what it would do to their wells. She also had traffic concerns. They have no sidewalks in their subdivision , and only one way in and one way out. Chairman Sobkoviak mentioned the connectivity to another subdivision could help alleviate that problem because it gives a back way out . Michael Rollinger – He lives at 23625 Andrew, Wolf Creek Subdivision. He does not want connectivity with the Wolf Creek Subdivision and this development. This is his biggest concern. He felt there should be connections to the north and south properties instead of the connections with Wolf Creek Subdivision. Eileen Schwartz – She asked the petitioner what the proposed price ranges are for the development. Petitioner O’Donnell responded they are: estimated at $325,000 for townhomes, estimated at $325.00 neo -traditional, starting at $550,000 for the estate lots, and $800,000 -$900,000 custom estate lots. She further asked the petitioner the percentage of his developments that are completed. Petitioner O’Donnell responded everything but Kings Bridge Estates. She wanted an explanation of the Bonus Densities. Village Garrigan gave an explanation. She had concerns with the multi -family product. Bruce Brown – He had concerns with traffic flow and storm water issues. He felt stubbing the streets to the north and south would be essential to the plan. Kathy Rott – She pointed out ar eas on the concept plan. She had concerns about stormwater drainage, locations of retention ponds, and traffic issues. Kathy Myli – 23639 W. Stratford Drive. She stated there is a drop at the stub street locations into the proposed development. She w as concerned about how the developer would address this. She stated two of the retention ponds appear as though they will be stagnated , and wondered if they would have aeration systems , and who would be responsible for the maintenance of these systems. C hairman Sobkoviak stated the homeowners associations would be responsible for the maintenance. He also explained the Special Service Area process. She had concerns about traffic on 119 th Street, especially with the opening of the new High School and the Shops at the Polo Club. Village Planner Garrigan stated 119 th Street has been identified as a strategic regional arterial, which will be improved as an arterial with at least a minimum of 5 lanes. That will basically occur as development occurs along 119 th Street. The final engineering is actually being worked on at the intersection of Rt. 59 and 119 th as part of the Shops at the Polo Club. Ms. Myli had real concerns about the corner of 119 th and Naperville/Plainfield road because of the new High School . Village Planner Garrigan stated because of fiscal restraints for the School District , there have been some limited improvements along 119 th Street. Most of the long term improvements will be completed by residential developers once the market returns. She stated, “we need to control development if we cannot control the roads.” Guy Moser – 11909 Wolf Drive. He expressed traffic concerns and would like to see additional stub roads to the north and south. He had concerns that the property values for th e homes in Wolf Creek Subdivision would be reduced. He also did not like the alleyways for the neo -traditional homes. He had concerns of traffic from the new High School on 119 th Street. Commissioner Renzi stated in order to fix a traffic problem , the V illage has to have jurisdiction for the road. It comes on the shoulders of the developers to build the roads. Mr. Moser asked if the property has to be annexed in to the Village of Plainfield to be developed. Chairman Sobkoviak answered it did not have t o be annexed to be developed. Wolf Creek was developed under Will County and the large lots are in order to accommodate the wells and septic fields. Mr. Moser just wanted to make sure whatever is developed is comparable to their subdivision and the plann ing is taken care of so the traffic routes are diversified. There was a discussion about the planning of the Wolf Creek Subdivision by Will County. Mr. Moser had concerns about the alleyway. Chairman Sobkoviak stated Plainfield has a very nice subdivisi on that utilizes alleyways. Village Planner Garrigan mentioned other developments in other towns that utilize alleyways that are very attractive and have been developed in the last 5 years or so. Tony Iannone – He spoke again. He does not want the townh omes or the alleyways.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 10 of 17 Todd Morse – He spoke again. He stated there was a disagreement when the Plan Commission was bringing the industrial into his backyard. Chairman Sobkoviak stated it was not the Plan Commission. It was developed under Will Coun ty regulations. The only say Plainfield had in the matter was to write a “letter of no objection” or “letter of objection”. Mr. Morse stated when the new industrial park was built and Sterling Estates went in, that was Plainfield. Mr. Morse stated there was to be a cul -de -sac at the stub end street on the other side of Wolf Road and bring commercial into Wolf Creek’s resident’s backyards. They fought to make sure the existing plan was followed. The concern is to plan the whole plot of land from 119 th t o 127 th from north to south and have a good traffic flow. Gary Krol – He had traffic concerns. He felt the responsibility to upgrade the roads in the area would be put on the Township and all the property owners within the Township. He had concerns ab out fire safety and getting a fire truck down the road in Wolf Creek Subdivision if there is additional traffic on the road. He had concerns and worries about the safety of their hom es and children. Keep the homes in the new development to the same calib er as their homes. Tom Wisnionski – Wolf Creek resident. He stated when there was a fire incident in the subdivision, there were two “near misses” front end collisions because of the width of the road. Wolf Road and Andrew cannot support the traffic. H e did not like the round -about in the new development. Cindy Heidenreich - She was a young girl and stated that she has friends in the neighborhood and if the development is built there will be 300 extra cars and she and her friends will not be able to g o to each other houses to play with each other because it will not be safe. Cary Rodgers - Wolf Creek Subdivision. She had concerns about the traffic from this development going through their subdivision because of the narrow street in Wolf Creek. She had concerns about flooding and the safety of their children. She asked what comes next. Chairman Sobkoviak made an assumption that the concept plan is approved. At some later date, this petitioner would come in with a set of plans called a Preliminary Plat. That would have elevations, street locations, easements for utilities, etc. Assuming that was approved, the final plat would come next. That has everything in it and it goes to th e Will County Recorder of Deeds. Ms. Rodgers asked about the constr uction route. Chairman Sobkoviak stated most likely construction traffic would be barred from using the streets in Wolf Creek. There usually is a designated construction route within the new subdivision. Commissioner O’Rourke explained that the Commissi on is an Advisory Board and the Village Board makes the final decision. Commissioner Kachel stated they are all concerned with traffic , and one of the things they try to look at is to get more connections north, south, east, and west. Unfortunately, some times that does affect a subdivision . The Commission does try to limit that as much as possible though. You cannot isolate yourself as a community. A resident, who did not re -identify themselves, asked that the different governmental bodies work togethe r. Neal Stanton – He mentioned the listing of questions the Commission received from the Residents of Wolf Creek/Sterling Estates (copy attached to the minutes) and asked how that would be read into the record. Chairman Sobkoviak stated a copy has been given to the recording secretary and it will be part of the public record. He asked how they will receive the answers. Chairman Sobkoviak asked the developer to have answers the next time before the Commission. Some of the answers have been addressed t his evening. Mr. Stanton wanted to know what recourse the two subdivision s have if they do not want their roads connected with the new development. Chairman Sobkoviak stated they would have to start with the Township Supervisor, Highway Commissioner. He stated if the residents have additional issues, there will be ample opportunity to voice those issues. A woman who had spoken previously and did not re -identify herself stated 119 th Street and Book Road goes through two different subdivisions and Wheat land Township. No one cares about them. There is Bolingbrook, Plainfield, Wheatland Township, and Naperville. Everyone has their vested interest in what happens to their land. She referenced Plainfield High School, The Shops at the Polo Club, and a qua rry. She had concerns about the additional traffic on 119 th Street. Another woman asked Madonna Development how much money they have invested in this project. Petitioner O’Donnell did not give the information. Todd Morse – He spoke again and asked if the Village of Plainfield would force the annexation of the Wolf Creek Subdivision and Sterling Estates. Chairman Sobkoviak stated it cannot be involuntarily annexed because of its size. Mr. Morse invited the developer to come to his home to meet with th e residents for a “one -on -one” meeting.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 11 of 17 Mike VanPouche – Macom Corporation. He stated they have the piece to the north and south of this development. He stated Macom is open to meeting with Madonna Development. It was his understanding that Book Ro ad from the north comes out of Naperville and would probably be moved to the west, away from the River and floodplain. Book Road may be moved to the west from the concept plan for the Boughton Farm. He stated they are part of the mix from 127 th Street to 119 th Street. They do not have any plans yet, but they would be happy to meet. Commissioner Kachel asked if there has been any talk about a north/south straight street through the subdivision. Mike Van Pouche stated the straight street would probably b e Book Road moved over to the west. He stated they haven’t planned their development out yet. There is a creek there that probably will only be crossed once. He was guessing there would be a bridg e of some sort required. He stated it depends on if Book Road comes south out of South Pointe Subdivision, it can curve one way or the other. Maybe it can curve further west and beco me the north/south street. There was a discussion about a future north/south street. A woman in the audience stated they are pa rt of the community and are willing to grow, but they want to be a part of it. She wanted to be notified. Village Planner Garrigan wanted to say for the record that there have been internal discussions with the Village Engineers. There is no consensus of shifting Book Road to the west north of this property. He had conferred with the Village Engineers and they have stated the proposed alignment , as identified here , conceptually works from an engineering perspective. Commissioner O’Rourke asked if Boo k Road could be kept where it is right now and have another north/south street further west. Village Planner Garrigan stated there is no reason conceptually why you could not add an additional north/south street. It depends where the north/south street c omes out on 119 th Street. It obviously cannot be too close to Book Road because 119 th Street will be a future SRA so there is a minimum distance requirement between those future access points on 119 th Street. Since there was no further comments from th e public, Chairman Sobkoviak closed the public hearing portion of the meeting. Commissioner Renzi stated they know where conceptually Book Road’s access point will be on 119 th Street and wondered if they could figure out if two roads could intersect with 119 th Street. Otherwise, he felt there should be a stub street to the north. He wanted to make sure there would not be future engineering problems in connecting roads over the wetlands . He also felt there should be a stub to the south and this would giv e four sides of access. Chairman Sobkoviak stated he sees there is a consensus that everyone would like to see some sort of a north/south thoroughfare. Chairman Sobkoviak asked the Commissioners if they agree that the annexation is a logical extension of the Village’s Municipal Boundaries. The Commissioners agreed. Chairman Sobkoviak asked the Commissioners what they did not like about the concept plan: Commissioner O’Rourke 1. Look at the opportunity of eliminating access to the west. 2. Urge staff a nd the petitioner to keep Book Road as a major collector. 3. Work with neighboring Developer. 4. Developer density worksheet to show how density was figured. Petitioner Tallman stated the overall density was based on the gross land area. Village Planner Garrigan stated that is how it is computed across the board. There was a discussion about the density bonus calculations. Village Planner Garrigan stated the developer can provide a net analysis. Commissioner Bonuchi 1. She is not a fan of traffic circl es and Book Road should be kept as a major collector and not bring it through the way it is depicted on the plan. 2. Re -think entrances and exits in and out of the subdivision. Commissioner Renzi 1. Maybe interior lots should be bigger and more of a trans ition between lot sizes.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 12 of 17 Commissioner Kachel 1. Besides having Book Road, put in another north/south road. Commissioner Sanders 1. Use of double round -abouts is to keep the flow of traffic going through. 2. It is a creative concept plan that he would not discourage. 3. The 119 th corridor going from Oswego to Weber Road is designed on the Will County Plan and the Regional Plan as a major arterial Road. He would assume that will be coordinated by Will County because of the various municipal jurisdict ions in that area. Commissioner Fremarek 1. Number of townhome units. Recently, a developer asked for less townhome units because he was having difficulties in selling the townhome units. Make sure the developer has looked at this from a marketing stand point. 2. Additional north/south entryway He thanked the residents for coming out to give testimony. Village Planner Garrigan wanted to make sure there was a consensus of the Plan Commission of shifting Book Road further to the west, basically subdividing this development , and removing the traffic calming. Commissioner Renzi would like to have two roads. If two roads cannot be accommodated within the existing space, then there could be one road and move it over, possibly putting the tow nhomes on one side and subdividing it that way. Commissioner O’Rourke’s thought was to keep Book Road where it is today as a major collector. H ave another road further west more in the middle, which would be a minor collector. This could be more of a neighborhood street. A discussion followed. Commissioner Peck 1. He had concerns about the turn -arounds 2. Book Road 3. Lighting needs to be well lit in the Alleyways for the safety of the public. Chairman Sobkoviak summarized the concerns of the Commissioners for the developer: Traffic – Book Road issue Cut -through traffic to neighboring subdivisions Remove at least one, if not both, connections to adjacent subdivision. Lot sizes at the perimeter. Possibly aligning the lot lines so they more closely match up with th e adjacent properties. Drainage – aesthetics of detention sizes Stub streets north and south Traffic study to show the likelihood and the amount of cut -through traffic expected through the existing subdivision Difference between net and gross density Bike Path on western side of Book Road Meandering sidewalk on the north side of 127 th Street Commissioner Sanders suggested the residents should check with Will County and the Township on what the plans are for Wolf Road as it is planned for 119 th to be a divided highway. There may be only a right -in from the west and right -out to the east on 119 th . It was his observation there is going to be an impact at that intersection. Commissioner Peck thanked the public for coming out to make their issues know. At 10:55 p.m. Commissioner Renzi made a motion that the Plan Commission recommend approval of the pre -annexation as being a logical extension of the Village’s municipal boundaries. Commissioner Sanders seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Bonuchi, Sanders, Kachel, Renzi, Peck, O’Rourke, Chairman Sobkoviak Nay: 0 The motion is carried 7:0
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 13 of 17 At 10:56 p.m. Commissioner Sanders made a motion that the Plan Commission recommend approval of the Concept Plan subject to the following stipulations and the comments made by the Commissioners. 1. Compliance with the requirements of the Village Engineer, 2. Compliance with the requirements of the Plainfield Fire Protection District, 3. That the applicant dedicate the required 50 feet for 127 th Street, 4. That the applicant construct the Village’s standard round -about design, 5. That the applicant incorporate a bike path along the western side of Book Road and a sidewalk along 127 th Street. Commissioner Renzi seconded the motion . Chairman Sobkoviak called for a vote by roll call. Aye: Sanders, Renzi, Chairman Sobkoviak Nay: Peck, Kachel, O’Rourke, Bonuchi The motion to approve fails 3:4 At 10:57 p.m. Commissioner O’Rourke made a motion that the Plan Commission recommend denia l of the Concept Plan as presented. Commissioner Peck seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, O’Rourke, Bonuchi, Peck Nay: Renzi, Sanders, Chairman Sobkoviak The motion to deny is carried 4:3 The residents asked that they be notified when this moves to the next stage. Village Planner Garrigan stated staff will publish for the annexation and will post a sign on the property. Chairman Sobkoviak asked if the residents will be notified by certi fied m ail. Village Planner Garrigan stated they would not be notified. Chairman Sobkoviak stated the notice will be in the Enterprise publication, and posted on the Village of Plainfield website. The residents may contact staff. Chairman Sobkoviak called for a recess at 11:00 p.m. The Chairman reconvened the meeting at 11:11 p.m. CASE: 1412 -070308.AA EATON KRO GH FARM Request: Annexation (Public Hearing) Concept Plan Review Location: Route 126 & East of Schlapp Rd. Applicant: Madonna Development TIME : 11:11 p.m. Village Planner Garrigan summarized the staff report. The applicant is seeking a pre -annexation and concept approval for a 173 unit project in unincorporated Kendall County. This is the first proposed project which is truly a conservation p roject. This is the developer’s first residential project that is coming under the Village’s Countryside Plan. The Countryside Plan was approved last year by the Village Board as part of the Green Village Initiative. Fifty percent of the proposed site i s open space. The applicant is able to accomplish that by clustering. Currently, the proposed project is not within the Village’s Facility Planning Area, but it is within the Village’s Planning Area. Schlapp Road is the future western boundary of the Vi llage of Plainfield. This is in the Countryside Estate District, which incorporates the density of approximately one unit per acre. The property is contiguous to the Village of Plainfield via the Grande Park South development. When the Grande Park South (Grande Meadows) parcel develops there will be adjacent utilities up to this site. This property will develop after the Grand e Meadows development develops , and that probably will not be until after the housing slump is over.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 14 of 17 Staff is requesting the i ncorporation of a bike trail along Rt. 126. Staff also requests replacing the two cul de sacs of the new north/south parkway with a loop road design. Staff believes that the proposed annexation is clearly a logical extension of the Village of Plainfield’s Municipal Boundaries. Village Planner Garrigan went through the highlights of the project. Staff recommends approval of the proposed annexation and proposed concept plan. Chairman Sobkoviak had previously sworn in the petitioners, Dan O’Donnell, Brian Tallman, and Jim Stortzum. Brian Tallman spoke. He had nothing to add to the staff report. He gave an audio and visual presentation of the project. This is the First Conservation Design Project in the Village of Plainfield. Required open space is 64.4 acres and the actual open space is 65.7 acres, or 51% open space. Commissioner Renzi asked the location of the parks and if they are adjacent to the high school. Village Planner Garrigan stated that is no longer the proposed high school; it is now goin g to be a middle school and a potential elementary school. Oswego School District purchased property at Rt. 126 and Grove Road. Commissioner Renzi referenced the bonus calculations by the petitioner of 180 and asked Village Planner Garrigan if he agreed with their math. Village Planner Garrigan stated he would have to double check their math. He thought they were well within the scope of the density bonus. Commissioner Renzi asked the applicant what the condition of the creek is within the site and i f it needed any restoration. Petitioner Tallman stated it is more of a drainage swale for agriculture right now and is nothing special. Commissioner Renz i reminded everyone that the Grande Meadow project is to restore and reconstruct the Aux Sable to hav e water flowing through it. Village Planner Garrigan agreed. Commissioner Renzi asked if this site was south of Grande Meadow. Village Planner Garrigan stated this site is well west o f the Aux Sable. He believed it was an old farmer’s ditch. As part o f the preliminary engineering they will have to look at it. There may be some opportunity to do some restoration, but he wanted to mention tha t the applicant is also proposing to restore a farmstead at Rt. 126, which is adjacent to that ditch. Commission er Renzi guessed that the water from the ditch flows into a creek somewhere, which ultimately could take it to the Aux Sable. His concern is that if we are to restore the Aux Sable and to get it so that it looks like it did back when settlers came in, the n we would want to make sure that our water would be flowing that way too. Commissioner Bonuchi thought it was one of the best plans that the Commission has seen since she has been a member. It is an interesting concept. She asked Village Planner Garr igan about the vinyl siding. Village Planner Garrigan stated staff would work with the applicant on vinyl siding by minimizing vinyl siding with a fiber cement board. Chairman Sobkoviak asked if there was anyone in the audience who cared to ask a quest ion or make a comment. There was no response. Commissioner O’Rourke asked if there was a slide that shows how this relates to Grande Park South (Grande Meadow). Village Planner Garrigan did not have a slide. The northeastern portion of this site is adj acent to the Grande Meadows site at Rt. 126. Grande Park Neighborhood 12 or 13 had a school/park site there. Plainfield Park District Superintendent Cameron Bettin stated the park site hooks up to the proposed school/park site as part of Grande Meadow. He has had discussions with the Oswego School District . T hey are not quite sure if they are going to do a middle school or middle/elementary school site . B ecause there is Park District property attached to that site, Oswego School District will work with the Plainfield Park District to look at the entire site. Commissioner O’Rourke asked Cameron if there would be any need or reason to connect back to the west from the eastern park site . Cameron did not feel that was necessary because it is all open spac e. Commissioner Renzi stated if that road was not there, the entire subdivision would have to be bused because they would have to be put out onto Rt. 127. Village Planner Garrigan stated there could be a pedestrian connection. Cameron had a concern abou t putting a road through because it would break up the site. The Park District is taking the Aux Sable Corridor, which is connected to the school/park. There is a potential for a real large school/park site. He stated there could be tributaries of the A ux Sable Creek on the west side. The Park District’s preference with the floodplain in the southwest corner would be to try and do some more with bio -swales or native plantings. Commissioner O’Rourke stated he saw a map showing Rt. 126 coming up east of Schlapp Road and asked if that would affect the northern R.O.W. of this project. Village Planner Garrigan stated he thought Rt. 126 does not start to swing until well e ast of this project.
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 15 of 17 Commissioner Renzi asked if there were stub roads from the com mercial into Grande Meadow. Village Planner Garrigan stated it would make sense to stub the road from the commercial into Grande Meadow. Commissioner Renzi felt it would be worthwhile to bring to the attention of the developers of Grande Meadow before th ey bring forward their preliminary plat/final plat. Commissioner O’Rourke asked what is the Commission agreeing to at Concept Plan. Village Planner Garrigan stated the concept plan is attached to an annexation agreement. The applicant is entitled to a c ertain amount of densities, number of units. The layout will change. When they do preliminary plat and engineering, the general layout will change. That is just reality . With regard to the main access points, IDOT will have jurisdiction of access point s. So, regardless of what the annexation says, IDOT will have the final call in regard to the access points. Village Planner Garrigan stated as part of the annexation agreement, he will probably have the developer do an Access Management Plan. Commissio ner Renzi asked if the Commission could add the wording to stipulation #1, “including an access point analysis”. At 12:00 a.m. Commissioner Kachel made a motion that the Plan Commission recommend approval of the proposed annexation as being a logical exte nsion of the Village’s boundaries. Commissioner Bonuchi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Peck, Kachel, Renzi, O’Rourke, Bonuchi, Sanders, Chairman Sobkoviak Nay: 0 The motion is carried 7:0 At 12:01 a.m. Com missioner Bonuchi made a motion that the Plan Commission recommend approval of the proposed concept plan subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer, including an access point analysis, 2. Compliance w ith the requirements of the Plainfield Fire Protection District, 3. Incorporation of a bike trail along Route 126, 4. Incorporation of a bike trail on the west side of the new north/south parkway that will transverse this development, 5. To comply with the general guidelines incorporated in the Village’s Countryside Plan and Residential Design Guidelines. Commissioner O’Rourke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Renzi, O’Rourke, Bonuchi, Sanders, Peck, Cha irman Sobkoviak Nay: 0 The motion to approve is carried 7:0 CASE: 1418 -072908.TA TEXT AMENDMENT COMP PLAN Request: Address Accomplishments Location: Village -wide Applicant: Village of Plainfield TIME: 12:02 a.m. Village Planner Garrigan s um marized the staff report. Staff is requesting a text amendment for housekeeping for the Village’s current Comprehensive Plan. The proposed changes are based on the current issues the Village is having with the proposed CN purchase of the EJ&E. Staff w anted to make sure that the Comprehensive Plan accurately reflects the potential need for grade -separated areas over the future CN. There is a need for grade separations at major intersections, such as 143 rd , 119 th , and 127th . Therefore, the Comprehensiv e Plan has been modified per that. The Comprehensive Plan is a living document, which is
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 16 of 17 regularly modified. Also, certain things have been addressed and accomplished in regards to goals and objectives and staff wanted to, from a housekeeping perspect ive, outline those changes. Staff is making a favorable recommendation . Commissioner Renzi stated he had previously talked to Village Planner Garrigan, who addressed his questions. So, he did not have any questions. Commissioner Kachel questioned the t erm PEP. Village Plan ner Garrigan stated a Plainfield Economic Partnership Corporation was developed. There was an Economic Development Commission prior to PEP. The change was never made in the Comprehensive Plan. PEP has been up and running for a coup le of years so staff wanted to make a change to that one objective goal. Commissioner Kachel asked about elevated tracks and what would happen to water collecting underneath since there are some high water tables in locations. He asked about pump stati ons. He asked if the railroad or the Village would be responsible for that. Village Planner Garrigan stated the railroads traditionally have not been responsible for more than 5%. Commissioner Sanders stated the purpose is it is in the Plan now and iden tified , and any engineering or anything will be worked out later. This is a matter of record. At 12:06 a.m. Commissioner Sanders made a motion that the Plan Commission recommend approval of the proposed text amendments to the various sections of the Comp rehensive Plan as is highlighted in the attachments to this report. Commissioner Bonuchi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, O’Rourke, Bonuchi, Sanders, Peck, Kachel, Chairman Sobkoviak Nay: 0 The motion to approve is carried 7:0 S ince there was no further business for the Commission, Chairman Sob koviak adjourned the meeting at 12:10 a .m. R espectfully Submitted Carol Millan – Planning Secretary Village of Plainfield
Village of Plainfield Plan Commission Minutes August 19, 2008 Page 17 of 17