HomeMy Public PortalAbout2007-02-20 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: February 20 , 2007 LOCATION: Village Hall Chairman Sobkoviak cal led the meeting to order at 7:04 p.m. ROLL CALL: Present: Commissioners Kachel, McKay, Renzi, Henry, and Chairman So bk oviak . The Fire District came after the start of the meeting. Absent: Commissione s O’Rourke and Murawski , Park District, School District, Library District, and Police Department Also Present: Michael Garrigan - Village Planner Village of Plainfield, Ca rol Millan – Secretar y Village of Plainfield, and Nea l Eicholtz – Baxter and Woodman MINUTES: The minutes from the February 6 , 2007 meeting were accepted as presented . Chairman Sobkoviak reminded the Commissioners to turn on their microphones when they are going to speak. Staff provided the Commissioners with a memo regarding the responsibilities of people in the audience and Chairman Sobkoviak asked that the memo be posted in a prominent place so people will be able to read this memo when attending a meeting. NEW BUSINESS CASE: 1298 -020207.SU.MC.SPR SHOPS OF DAYFIELD Request: Special Use for a drive -through facility (public hearing), Major change to a Planned Development (public hearing), Site Plan Review Location: Northwest corner of Illin ois Route 30 and 143 rd Street (west of Family Video) Applicant: Ionia Real Properties, LLC TIME: 7:09 p.m.
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 2 of 11 Chairman Sobkoviak announced that the applicant and staff had agreed to continue the case. The case will be continued to the March 6, 2007 Plan Commission meeting. At 7:10 p.m. Commissioner Renzi made a motion to continue Case No. 1298 -020207.SU.MC.SPR to the March 6 th meeting. Commissioner Henry seconded the motion. Chairman Sobkoviak asked for a vote by roll call. Aye : Commissioners Henry, McKay, Renzi, Kachel, Chairman Sobkoviak Nay : None The motion is carried : 5:0 CASE: 1292 -010207.AA.SU.RZ VAN DYKE CENTER Request: Annexation (Public Hearing) Special Use for PD (Public Hearing) Rezoning to B -1 (Public Hearing) Location: Van Dyke Ro ad, north of 127 th Street and Edwards Hospital Applicant: Van Dyke Road Ventures, LLC TIME: 7:11 p.m. Michael Garrigan reviewed the staff report. Chairman Sobkoviak asked Neal Eicholz if there were any problems with the project. Neal replied he did no t see any problems at this time. Chairman Sobkoviak asked Michael Garrigan if staff was recommending reducing the curb cuts from 3 to 2. He asked Michael Garrigan if that would be a stipulation for the special use permit for a PUD or if it should be pa rt of the rezoning stipulations. Michael Garrigan replied it should be part of the PUD. Commissioner Renzi clarified if it would be 3 curb cuts going to 2 or from 2 to 1 because he was wondering if a street would constitute a curb cut. Michael Garrigan replied that including the street, Prairie Grove Drive which is within the applicant’s property line, there would be 2 access points. Michael further stated that would mean Prairie Grove Drive and 1 additional full access point. Commissioner Renzi ques tioned where the curb cut for Heritage Grove Middle School was located. Michael Garrigan believed it was consistent with the northern access point based on his discussions with the Traffic Engineer. Commissioner Renzi felt that the curb cuts should line up with each other. Chairman Sob koviak swore in the petitioners.
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 3 of 11 Scott Hagge is the managing partner of Van Dyke Center properties. He was been in the business of developing for 25 years. He has projects in Naperville, Woodridge, and Yorkville. He stated the potential of the property grows as the hospital grows. He stated if the hospital stays where it currently is they would probably go with small buildings, all harmonious in style to support the area and neighbors. If the hospital gets approved to its full potential , they would probably then go with 4 story buildings, big ger professional type offices. He feels that by getting the property annexed into the Village and getting it zoned with a PUD , he will have a much greater chance of bringing a higher quality support group of tenants to the area ; and as the hospital grows , they could add to the group of tenants . He stated they always want to make sure they have the right parking ratios. The pond would always stay consistently on the southeast c orner of the property, which is just north of where the hospital has its detention pond . Commissioner Henry asked if it would be possible that some of the tenants might also be tenants of higher education, schools, like an off -campus university occupyin g a full floor of one of the buildings. Scott Hagge mentioned that over on 95 th Street the school has taken over some of the office buildings , and he would not have a problem entering into a similar type contract. He stated that if the hospital stays as it is already, he will go ahead and build small office incubator buildings. They coul d build a small retail venue. He is prepared to go ahead even if nothing else happens with the hospital. Commissioner Henry asked what the driver is between low -rise versus high -rise. He asked if it was the retail mix or the office mix. Scott Hagge stated that they would probably do retail on the first floor and offices on the second floor, but he would also be looking at a larger tenant that might want a whole floor . Commissioner Renzi asked if there were any time limitations. Michael Garrigan stated once the plan is recorded , the plan will run with the land. He also stated that the annexation agreement is good for 20 years. Chairman Sobkoviak asked if there was anyone in the audience that cared to make a comment. There was no response. At 7:42 p.m. Commission Henry moved to make a favorable recommendation to the Village Board of the annexation of the subject site into the Village of Plainfield. Commissione r Kachel second the motion Chairman Sobkoviak called for a vote by roll call . Aye: Commissioner McKay, Renzi, Kachel, Henry, Chairman Sobkoviak Nay : None The motion is carried 5:0
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 4 of 11 At 7:45 p.m. Commission Henry moved that the Plan Commission make a favorable recommendation to the Village Board for the special use of Planned Development with the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Extending and constructing Prairie Grove Road in a boulevard or parkway profile. 4. Dedicating fifty (50) feet along Van Dyke Boulevard. 5. Allowing 1 curb cut plus the extension of Prairie Grove Street. Commissioner Kachel seconded the motio n. Chairman Sobkoviak called for a vote by roll call. Aye : Commissioners Renzi, Kachel, Henry, McKay, Chairman Sobkoviak . Nay : None The motion is carried 5:0. At 7:46 p.m. Commissioner Henry moved that the Plan Commission recommend approval to the Vill age Board of the requested rezoning to B -1 (Neighborhood Convenience District) zon in g for the subject site. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye : Commissioners Kachel, Henry, McKay, Renzi, Chair man Sobkoviak Nay : None The motion is carried 5:0 CASE: 1295 -011807.SPR CROSSROADS BUSINESS CNTR. LOT 6 Request: Site Plan Review Location: Southeast corner of 143 rd and Route 30 Applicant: Louis Karlis TIME: 7:48 p.m. Michael G arrigan reviewed the staff report.
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 5 of 11 Chairman Sobkoviak asked Neal Eicholtz if there were any stumbling blocks. Neal responded they are working with the developer and their engineer and have not at this time identified any significant issues. Chairman Sobkoviak swore in the petitioner. Paul Mitchell was the first to speak. He is representing the petitioner, Louis Karlis. He indicated there is the Home Star Bank in this project and also Lot 4, a retail center, that is just being constructed. His clie nt owns Lot 4 and is developing that site, which is south of the corner parcel. That project was approved in October of 2005. This particular site is on the very corner, the southeast corner of Rt. 30 and 143 rd Street. He mentioned he was just before th e Commission objecting to the bus barn. The petitioner is requesting site plan review. This particular lot is part of the Crossroads project that was previously approved . They are proposing construction of a 10,300 sq. ft. retail building. It would be 6 rental units. The north cap unit would be rented to 7 Eleven, who would also have some gas pumps out front. They have close to twice the required parking. He wanted to address the cross access issue that came up in the staff report. He had just seen the staff report that day. He called Peter Theodore, the Project Architect, to go over the site plan and elevations in more detail . Peter Theodore stated he was the project architect, 2464 E. Dempster, DesPlaines, IL. He has been an architect for 25 ye ars. Mr. Karlis , the petitioner, had stated to Mr. Theodore how important this corner is. He felt it was the anchor to two major arteries. He wanted to create something unique. Mr. Theodore stated that they had exceeded the minimum standards in their d esign. They have set the bar for other developers. When they do four -sided architecture there are significant costs associated with that. Mr. Theodore stated it was important to him that people traveling to each side of this building would see significa nt architecture. He further stated that with the landscaping they established a couple of rules. The rules were that anything they did along 143 rd and Route 30 had to be done in a creative way because that is sort of the entrance to the community. He ed ucated himself in the choice of species and that knowledge carried on to the people he works with. They used a mix of landscaping so that as the site evolves throughout the season ; the colors, variety, etc. are never static. He created arches over each o ne of the tenant spaces. He made an effort to look at the corners of the building and how the building was anchored. The building is going to be transitional. He felt it was important for the towers to actually become useable space. Everything is very well thought out. Mr. Theodore felt the multiple access points did have implications as it relates to tenants, to the relationship to IDOT and access to 143 rd Street and Route 30 , and issues as it relates to safety and circulation. He stated he believe s the access they are providing, which essentia l l y ties up with the ring road and ties the whole center into their project, is the safest and most consistent access management that can be provided for this site. He stated they wanted to make sure they all owed enough parking so that people are not c onsistently circulating back on to two arteries. They wanted to plan not only for retail, but also the opportunity to get some good restaurants. He felt any further access cuts into Lot 5 would compromise that, but furthermore any cuts from outlot 8 into their property they feel would compromise circulation and deliveries. He stated that conceptually they are against multiple access points. He also felt tenants that are going to be in the center would be agains t it.
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 6 of 11 Chairman Sobkoviak asked if there are any cross connections to adjacent lots from this parcel. Paul Mitchell stated what they are proposing is cross access along the south to go to lot 5 and along the east to go to lot 7 . He stated when they purchased this lot it was already subdivided, PUD, it was platted, and they paid a premium to get a right -in, right -out onto Route 30 and 143 rd Street. He stated the site has been fully engineered and there is an access road one lot over on the other sid e of lot 7 , and on the south side of lot 5 there is full access onto Route 30 and onto 143 rd . The access points were moved further south and further east to ge t them away from the light at 143 rd and Route 30. Mr. Mitchell stated the reason they have righ t -in, right -out is they are not going to generate a lot of traffic. He felt it would be an undue burden on this project to have other parcels funneling in. The Plat was recorded in 2003. He stated when developers purchased these lots they knew where the access points were . Mr. Mitchell also stated that if his client has to provide 2 more cross access points, there will be 5 access points on a lot that is only 1.3 acres. Paul Mitchell stated there is a road that goes north/south all the way down to Home Star Bank. He stated there is a ring road that is supplied at the southeast corner. The whole thing was designed and purchased based upon the site plan that is actually a recorded document that shows no cross accesses. He believes it is an undue burden . He stated his client has been talking with 7 Eleven, and his client has big concerns he could lose the lease to 7 Eleven because there might be people coming in and possibly going behind the building, almost going through where the filling tanks will be located. 7 Eleven is pay ing a premium for a corner. Possibly there will be other strip centers funneling through where the delivery trucks are in the back, and where the gas station will be located in the front. He stated his client never would have bo ught this property if he knew that there was going to be these cross accesses . H e is relying on the site plan that is a recorded document. He feels there is access and the cross access easements are not needed. There are no cross access easement s to the south and everything is working fine. Chairman Sobkoviak asked Mr. Mitchell if in the southeast corner there is a connection to the ring road. Mr. Mitchell responded that there was a connection and the ring road goes all the way south to Home Star Bank , and all the way to the east. Michael Garrigan reiterated that staff feels the site plan as submitted , without the cross access easement , would work. There is sufficient circulation there. The original intent was never to incorporate access points withi n these outlots. Commissioner Henry agreed that for most commercial developments cross access easements make a lot of sense, but he felt in this particular instance , with all the other curb cuts going on to 143 rd and Rt. 30, it would be a bit much. Cha irman Sobkoviak asked if there was any other development without cross access easements. It was agreed there was no cross access for Menards. There was a discussion regarding cross access easements. Commissioner Kachel agreed that he wouldn’t want to se e a cross access easement. Mr. Mitchell asked that the Commission recommend approval without the stipulation of a cross access easement.
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 7 of 11 Commissioner McKay stated that she felt because it was on the corner and there was a distinctive use , it was slig htly different because it is a mixed use and retail. She stated if it was just retail, there might be a di fferent perspective because the tenants might want to have that cross access traffic coming through. The y might want to encourage people to go from one outlot to the next. She believes in this case the ring road is completely appropriate. Chairman Sobkoviak stated the cross access easement and the cross access connection go a long way in reducing traffic accidents and congestions on the road. He fe els that the connection with the ring road accomplishes most of what a cross access easement will do. The intent is to reduce the amount of traffic going out onto the roadways. Commissioner Renzi asked who would build the rest of the ring road. Michael Garrigan replied the developer has already built this road . A discussion ensued about the ring road. Chairman Henry asked if there was going to be a canopy at the gas pumps . H e didn’t see it on the site plan. The other Commissioners responded that a ca nopy had been mentioned. Michael Garrigan stated that the canopy had been really well done. He stated it is basically the same roof line as the building itself. Chairman Sobkoviak asked if there was anyone in the audience who cared to ask a question or make a comment regarding this development. There was no response. Commissioner Renzi asked about the parking. Mr. Mitchell stated there was plenty of parking. Chairman Sobkoviak stated there were 3 stipulations in the staff report and the 3 rd stipula tion addresses the cross access easements. He stated if the Commission strikes the 3 rd stipulation they should let the Village Board know what the basis of removing that stipulation was. The Commission agreed that the connection to the ring road will giv e sufficient interconnectivity to the remainder of the outlots. Commissioner Henry added that the cross access would actually encumber movement of traffic. Stipulation 3 was removed from the staff report. At 8:25 p.m. Commissioner Kachel recommended app roval of the site plan for Lot 6 in the Crossroad s Commercial Center subject to the following two stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. C ommissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Commissioner Henry, McKay, Renzi, Kachel, Chairman Sobkoviak
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 8 of 11 Nay: None The motion is carried 5:0 At 8:30 the Commission took a break. At 8:40 the meeting r econvened. CASE: 1296 -011907.AA.SU.PP.FP.SPR GRANDE PARK NEIGHBORHOODS 4, 5, & 6 Request: Special Use for PUD (Public Hearing) Preliminary Plat Final Plat Site Plan Review Location: 135 th Street and Stewart Road Applicant: Hartz Construction Compan y TIME: 8:40 p.m. Michael Garrigan gave his staff report. Chairman Sobkoviak asked Neal Eicholz if there were any engineering problems. Neal responded there were no problems at this time. Chairman Sobkoviak swore in the petitioners. The first to tal k was Attorne y John Murph y. He talked about the project and stated it is age -restricted and is to be an active adult community. He stated that this encompasses a more sophisticated home buyer, usually not typically a first home buyer. He had an issue wi th pedestrian access to their commercial property located at 135 th Street and Stewart Road. He felt a pedestrian access to the rear would detract from the aesthetics of the area. He requested the issue of a pedestrian access to the commercial be eliminat ed. They are dedicating not the full 75’ right -of -way, but instead 50’ right -of -way and 25’ for landscaping. He stated the dominant market would be active adults with possibly children moving to other parts of Plainfield to be close to parents. He went on to say that right now they are discussing the possibility of the clubhouse being part of the Park District. At the present time they are struggling with the decision as to whether the clubhouse will be private versus public. Commissioner Kachel asked about extending the stub road further south and extending the greenway. The next petitioner to talk was John Beening. He stated there was green space on both sides of the stub street by developer. Chairman Sobkoviak asked about the bike/pedestrian pa th along the Wikaduke and the bike path along 135 th Street.
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 9 of 11 Commissioner Renzi questioned whether the residents would be going out on the Wi kaduke to get to the commercial at 135 th and Stewart. Attorney Murph y felt the residents could walk on the pedestr ian path to get to the commercial. Usually active adults are vigorous walkers. A discussion ensued about access points for people to get to the commercial. Commissioner McKay mentioned that people typically do not walk during the winter months when the weather is bad. She felt they also do not walk when they do their weekly shopping. Gary Hostert was sworn in. He lives at 6330 Stewart Road and owns 4.6 acres of property at intersection of Stewart and Plainfield Road to the south of the proposed proj ect. He presently is working with staff to gain access into the development from his property. There is a 5 acre municipal site to the south of Mr. Hostert’s property that the Plainfield Fire Protection District is possibly planning to develop. Commissi oner Henry asked about the density. He noticed that the density went down from what was previously presented. He wanted to know where the area went. Michael Garrigan responded it went to parks and greenways. John Beening stated the style of the develop ment changed to a courtyard style. Chairman Sobkoviak asked if there were any comments from the audience. There was no response from the audience. At 9:35 p.m. Commissioner Henry made a motion that the Plan Commission recommend approval of the Prelimina ry Plat subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Commissioners McKay, Renzi, Kachel, Henry and Chairman Sobkoviak Nay: None The motion is carried 5:0 At 9:36 p.m. Commissioner Renzi made a motion that the Plan Commission recommend approval of the Final Plat subject to t he following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. That the applicant incorporate a vehicular connection to the future commercial at 13 5 th Street and Stewart Road. 4. That a DSSA be created prior to the release of the Final Plat for this development 5. The applicant has agreed to work with staff to provide connection to the Hostert property to the south .
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 10 of 11 Commissioner Henry seconded the m otion. Chairman Sobkoviak called for a vote by roll call. Aye: Commissioners Renzi, Kachel, Henry, McKay, Chairman Sobkoviak Nay : None The motion is carried 5:0 At 9:40 p.m. Commissioner Renzi 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 requirements of the Village Engineer. 2 . Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Commissioners Kachel, Henry, McKay, Renzi, Chairman Sobkoviak Nay: None The motion is carried 5:0 At 9:42 p.m. Commissioner Henry made a motion that the Plan Commission recommend appro val of the Site Plan subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner McKay seconded the motion. Chairman Sob koviak called for a vote by roll call. Aye : Commissioners Henry, McKay, Renzi, Kachel, Chairman Sobkoviak Nay: None The motions is carried 5:0
Village of Plainfield Plan Commission Minutes February 20, 2007 Page 11 of 11 DISCUSSION: Commissioner Kachel suggested that staff investigate using gray water from the Wastewat er Treatment Plant or the DuPage River to sprinkle the vegetation for the proposed River Walk project and the Lockport Streetscape project. The meeting adjourned at 9:50 p.m. __________________________________________ R espectfully Submitted Carol Millan Planning Secretary – Village of Plainfield