HomeMy Public PortalAbout2007-04-17 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE : April 17 , 2007 LOCATION: Village Hall Chairman Sobkoviak cal led the meeting to order at 7 03 p.m. ROLL CALL: Present: Commissioners Kachel, Henry, McKay, Renzi , and Chairman Sobk o viak . A representative from t he Fire District came after the start of the meeting. Absent: Park District, School District , Library District, and Police Department Also Present: Michael Garrigan – Village Planner Village of Plainfield, Mike Schwarz - Plan ner II Village of Plainfield , Eric Gallt – Traffic Engineer Village of Plainfield, Carol Millan – Secretar y Village of Plainfield, and Nea l Eicholtz – Baxter and Woodman Chairman Sobkoviak presented Commissioner Henry with a plaque in appreciation of his six years on the Plainfield Plan Commission. This meeting was Commissioner Henry’s last meeting. DEVELOPMENT REPORT Michael Garrigan gave a report of cases that came before the Village Board Monday, April 16, 2007. Van Dyke Center – Approved ordinances f or Annexation, Special Use for PUD, and rezoning of that property to B -1. Grande Park Neighborhoods 4, 5, & 6 – Directed the Village Attorney to draft an ordinance amending the Annexation Agreement, and a special use for a Planned Development. Supported t he Preliminary Plat and Site Plan Review for the town homes within that project. First Community Bank of Plainfield – Supported the ordinances for a special use for a drive -through, and a major change to the Planned Development for that proposed project. Grace Point Church – Continued to next Board meeting. Shops of Dayfield – Deferred for further consideration. Staff was directed to continue to work with the applicant to resolve any outstanding issues. MINUTES: The minutes from the April 3, 2007 meeti ng were accepted as presented. Chairman Sobkoviak mentioned that the next three cases are to be continued, but he has to take a motion on each one.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 2 of 14 OLD BUSINESS: CASE: 1290 -122206.AA.RZ.SPR PFLD. SCHOOL DISTRICT 202 TRANSPORTATION FACILITY Request: Annexation (Public Hearing) Rezoning (Public Hearing) Site Plan Review Location: Southwest corner of Illinois Route 30 and 143 rd St. Applicant: Plainfield Community Consolidated School District 202 Represented by Dr. John Harper At 7:06 p.m. Commissioner Renzi made a motion that the Plan Commission keep open and continue the public hearing for Case #1290 -122206.AA.RZ.SPR, to the May 15, 2007 Plan Commission meeting. The motion was seconded by Commissioner Henry Chairman Sobkoviak asked fo r a vote by roll call. Aye: Henry, McKay, Renzi, Kachel and Chairman Sobkoviak Nay: 0 The motion is carried 5:0 NEW BUSINESS: CASE: 1303 -030507.MC.SPR PLAINFIELD BUSINESS PARK, LOT I -6 (BRENTWOOD CIRCLE) Request: Major Change to a Planned Development (Public Hearing) Site Plan Review Location: East side of Illinois Route 59, north of W. Industrial Drive South Applicant: Michael Lacoco At 7:05 p.m. Commissioner Henry made a motion that the Plan Commission open and continue the public hear ing for Case #1303 -030507.MC.SPR to the May 1, 2007 Plan Commission meeting. Commissioner McKay seconded the motion. Chairman Sobkoviak asked for a vote by roll call. Aye: McKay, Renzi, Kachel, Henry, and Chairman Sobkoviak Nay : 0 The motion is carried 5:0
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 3 of 14 CASE: 1305 -031907.TA SUBDIVISION CODE TEXT AMENDMENT Request: Text Amendment (Public Hearing) Location: Village -wide Applicant: Village of Plainfield At 7:10 p.m. Commission Renzi made a motion that the Plan Commission open and continue the p ublic hearing for Case #1305 -031907.TA to the May 1, 2007 Plan Commission meeting. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye : Renzi, Kachel, Henry, McKay, and Chairman Sobkoviak Nay: 0 The motion is carried 5:0. CASE : 1306 -031907.FP CHATHAM SQUARE, UNIT 3 Request: Final Plat of Subdivision Location: North of 127 th Street, west of Heggs Road Applicant: Gladstone Homes TIME: 7:12 p.m. Mike Schwarz summari z ed Jonathan Proulx’ staff report. Appli cant is seeking final plat approval for the 3 rd phase of development of Chatham Square. The Village Board originally approved the annexation in February of 2005. Applicant is proposing to plat an additional 13 single -family detached lots in three separat e areas of the project in response to customer preference and market demand. Staff recommends approval of the final plat with stipulations. Chairman Sobkoviak asked Neal Eicholtz if he had anything to add. Neal responded final engineering for Chatham Sq uare subdivision has been completed and approved. There are no additional concerns at this time. Chairman Sobkoviak swore in Adam Dontz from Gladstone Homes. Adam Dontz saw no issues. Chairman Sobkoviak asked if he was in agreement with the R.O.W. dedi cation. Adam stated he will work with staff on that issue. He stated on the western portion of the property Gladstone Homes is negotiating with the landowner. Chairman Sobkoviak asked Mike Schwarz if that was acceptable and he stated it was. He stated that could be covered within the recommendation stipulations and work with the applicant before the case goes to the Village Board. Commissioner Henry asked if a 4 th stipulation should be included. Mike Schwarz stated that could be done if it is the Comm ission’s recommendation. Chairman Sobkoviak asked if there was anyone in the audience who cared to ask a question or make a comment. There was no response. Commissioner Renzi questioned if the SSA would be covered in the stipulation stating compliance w ith the requirements of the Village Engineer. Mike Schwarz stated that was the case.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 4 of 14 Commissioner Renzi questioned Adam Dontz about the meaning of customer preference and market demand. Adam Dontz explained they like to keep up their inventory of differ ent size lots for their customers. At 7:22 p.m. Commissioner Kachel made a motion that the Plan Commission recommend approval of the Chatham Square Phase 3 Final Plat of Subdivision, subject to the following 4 stipulations: 1. Compliance with the requirem ents of the Village Engineer. 2. Compliance with the requirements of the Plainfield and Oswego Fire Protection Districts. 3. Approval of street names by the Village prior to recording of the final plat. 4 Completion of the R.O.W. dedication. Commissioner McKay seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, McKay, Renzi, Chairman Sobkoviak Nay : 0 The motion is carried 5:0. CASE: 1304 -031307.AA.RZ.SU.PP THE SHOPS AT THE POLO CLUB Request: Annexation (Public Hearing) Special Use for PD (Public Hearing) Rezoning (Public Hearing) Preliminary Plat Location: Northeast corner of 119 th Street and Route 59 Applicant: Poag & McEwen Lifestyles Center – Plainfield, LLC. TIME: 7:24 p.m. Michael Garrigan stated t his was a public hearing pursuant to public notice in accordance with Village ordinances. He went on to summarize the staff report. Applicant wants to annex approximately 53 acres of property located at the northeast corner of 119 th Street and Route 59. They plan to develop a 612,000 square foot “lifestyle center”. The applicant is proposing to subdivide the 53 acre site into 3 individual lots. Lot 1 would contain a 7,000 square foot stand -alone building and would be located at the main entrance area j ust off Route 59. Lot 2 would contain the balance of the lifestyle center and Lot 3 would contain a 140,000 square foot Von Maur Department store. The applicant’s proposed project will have a defined lay -out which will reflect a more traditional orientat ion that will promote pedestrian activity. Staff is making a favorable recommendation for the project. Chairman Sobkoviak asked Eric Gallt if he had any comments on the ingress and egress locations and the proposed internal roadways. Eric Gallt stated s taff concurs with the proposed access points. He stated staff did meet with IDOT with some of the preliminary information and received conditional concurrence from the State on access points and some preliminary comments with regard to some geometric impr ovements that they would like to see, but the geometric improvements proposed by the State are consistent with the applicant’s overall plan. He stated the onsite circulation is consistent with the type of development that it is and staff is continuing to work with the developer for cross access into lots to the East.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 5 of 14 Commissioner Renzi had concerns about the 119 th right -in only. Eric Gallt stated one of the comments of the applicant’s traffic engineer is the possibility of making this more of a “high s peed” right entrance. There might be a curve into the site which would create a sense that a right turn out is not possible. Staff had made similar concerns to the applicant and is working with the applicant on this issue. Chairman Sobkoviak asked Nea l if he had a chance to review this case. Neal stated they do not have any significant concerns. Commissioner Renzi asked Neal what direction the water flow is on the site. Neal stated it flows from the north and west to the southeast and that is wher e the detention pond is located. Commissioner Renzi asked the height of the proposed retaining wall on that side. Neal stated it varies from 2 feet to approximately 8 feet on the entire east property line. Commissioner Renzi had concerns about the water flow. Neal stated the site had to be elevated in order to allow relief of the storm sewer, which is a ditch in front of the property on 119 th Street. Chairman Sobkoviak swore in the complete staff for the Shops at the Polo Club. Bren Buckley was th e first to give testimony. She is the Vice President of Development for Poag and McEwen. She introduced the staff from the applicant and what duties they perform. She gave a presentation of the concept. She stated Von Maur Department Store will be the anchor to the site. There will be a main street leading to the Von Maur Department Store with parking in front of the stores. There also will be a gathering place in the middle of the site. There will be a hotel/theater. The theater will serve food and beverages. There will be water features and seating areas through out the site. There will possibly be a book store and specialty stores and restaurants. She showed slides of “lifestyle centers” Poag and McEwen have developed in TN; Kansas City; Deer Pa rk, Chicago; CT ; CO; PA. The proposed grand opening date will be the fall of 2009. Alex Espino sa gave testimony next. He talked about the architecture of the site. He stated there will be the highest level of architectural quality. He stated this incl udes the landscaping, hardscape, and signage. He stated projects of this type that succeed need to have a sense of place. When all the elements that form the building environment work together in a harmonious way they create a unique experience for the u ser. A criterion has been set that needs to be met for the project to have the sense of place. The characteristics are: a sense of order, scale, sense of mystery and discovery and there should be a sense of enclosure. The space needs to be well define d and stylish. The applicant intend s to create a safe, exciting, friendly, and visually stimulating environment that becomes the center of the community. There should be a balanced distribution of space. A person needs to understand the height of a bu ilding in relation to the width of a building. 1.5 to 3.5 is a desirable proportion of space. When the space has a lot of different e lements, example heights, etc., there is more interest. He stated human beings are more comfortable when the space is en closed and defined. The applicant is proposing that a lot of the different areas will probably have that sense of enclosure. Materials will be solid materials versus faux or artificial. Tenants will have to follow guidelines established by the developer . The palette will be warm and earthy with some vibrant colors to stimulate interest. The hardscape will be designed to accentuate and define areas to add visual interest. The landscape will support the character of the architecture. The lighting will highlight architecture in certain areas. There will be amenities, such as benches, bike racks, decorative poles, etc. There will be a variety of signage that will keep with the character of the site. The hotel will be integrated into the heart of the pr oject. The theater also will be integrated into the entertainment district. This will be a center of activity for the community as a whole.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 6 of 14 Kevin McCarthy was sworn in by Chairman Sobkoviak and gave testimony. He is the landscape architect for the pro ject. The landscape on the north side has an adjacent residential area so the requirement for the landscape is to buffer. On the east side there is an undeveloped property. On the two public streets, Rt. 59 and 119 th Street, the landscape is an invitati on to come into the project. On the northern border there is an existing berm with a fence on it. There will be a mix of evergreen shrubs that come up at least 4 feet in height, ground covers and more significantly buffering trees on the project’s proper ty. That will be continuous and should provide pretty good visual blockage from the adjacent housing. Along 119 th Street landscaping will be used to invite people in, but also to present something beautiful along the highway edge. The applicant is propo sing a small 2 foot berm with some planting on top that will help to mitigate the view of car hoods and undercarriages, but also a series of street trees per the landscape code of the Village. On the Eastern property line the applicant has the retaining w all and there will be landscaping buffering into the parking lot. There will be a lot of buffering around the detention area. Along Route 59 the landscaping will once again invite people into the center. There will be a layered look of ornamental grasse s, shrubs, ground covers, and trees. There is a walkway from the undeveloped area to the east and plantings along that area. The area is about 20 feet wide. Alex Espinosa showed some slides showing the parking lot lighting layout. He stated it meets th e requirements of the Village Code. He stated this is a pedestrian oriented space. He stated each project needs to be better than the previous project developed. Chairman Sobkoviak asked the Commissioners if there was support for the annexation, rezon ing, and special use. The Commissioners responded there was support. Chairman Sobkoviak stated then the discussion should be relevant to the Preliminary Plat. Commissioner Henry asked if the applicant designs according to the tenant. Bren Buckley answ ered that they have set the design for the center already. It is very traditional. Commissioner Henry asked what drives the features in their design. Bren Buckley stated when the tenant comes in the applicant already knows what the tenants’ storefronts are like and what their standards are. Commissioner Kachel stated the applicant wants everything to blend in with everything. Commissioner Renzi asked about the upper elevations of buildings. He asked if the building materials to be used from 10 feet o n up are in accord ance with the Village Standards, or are they above, or below the Village standards. Michael Garrigan stated their materials are clearly consistent, if not above. Commissioner Kachel asked Michael Garrigan if there are any problems with materials. Staff stated there is no problem with contemporary structure. Commissioner Kachel asked Bren Buckley if the applicant will be controlling the type of signage the tenants will put in. Bren Buckley said they will approve it first before going t o the Village. Commissioner Kachel asked if there would be any problems with the Village Sign Code in relation to this project. Michael Garrigan said there would be no problem. The signage will be integrated into the overall façade. It all integrates t ogether. A discussion ensued regarding signage. Commissioner Henry stated this is a unique project to any community and you have to be careful not to destroy the uniqueness with a bunch of rules. You do not want to inhibit the creativity. Commissione r McKay stated the applicant has gone above and beyond the architectural elements. Commissioner Renzi stated signage should be integrated into the design.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 7 of 14 Michael Garrigan stated there will be an administrative site plan review consistent with general guidelines. That is what is proposed, but the Village Board will have the final determination on that. There will not be a variance for the signage. As long as the signage is consistent with the general guidelines, staff could basically approve the sig nage as proposed. Commissioner Henry stated that he knows this is a pedestrian driven type of project and he supports it. He was concerned that in the future the developer might want a drive -up. He asked if that would be a special use. Bren Buckley sta ted they have talked about drive -ups. They have included the possibility of that in the center and in their discussions, but they have not put it in. She stated something like that would be included in the PUD Agreement. Commissioner Henry was concerned that a bank would want the site along Route 59. Michael Garrigan stated that would have to be identified in their Planned Development or their annexation agreement ; and if not , they would need to come through the process for a special use. Commissioner Renzi agreed with Commissioner Henry. Bren Buckley stated she could see it as a provision in the agreement. Commissioner Henry asked if that was localized to a specific area within the development. Bren Buckley stated she needed to talk to a few people , but did not envision the site along Route 59 as a bank. Commissioner Renzi asked what would happen when there was a disagreement between the developer and staff as far as the administrative review process. Michael Garrigan stated there should be specif ic language in the Planned Development Agreement or Annexation Agreement that would address that scenario. Commissioner Renzi stated he felt it might make more sense to have the appeal to the Village Board. Commissioner Henry asked the developer their op inion and if that has come up on other sites. Bren Buckley stated the developer realizes if there is a disagreement it will get bumped up to someone. Commissioner Henry asked Bren in their other developers who was it bumped up to. Bren Buckley stated sh e would like to bump it up to the Board. Commissioner Kachel asked if the Site Plan also would not go through the Board either. Michael Garrigan stated that is proposed, but this concept has to be approved by the Village Board. Commissioner Kachel had c oncerns that staff would not have enough time to architecturally review the buildings. He asked if there was an architect on staff. Michael Garrigan stated there was no architect on staff, but felt an architect was not necessarily needed to work with the applicant to make sure the architectural elements are consistent with the design guidelines. Michael Garrigan was confident that staff can handle the workload, but there is always the option to work with a consultant if the need arises. Michael Garrigan again stated that is what is being proposed and would have to be approved by the Village Board. Commissioner Kachel asked the applicant what they do in other communities. Bren Buckley stated they do enlist third party consultants. Commissioner Renzi as ked if that was something the Commission should be talking about or whether that would be something in the annexation agreement. Michael Garrigan stated that would be something in the Planned Development agreement or annexation agreement. A discussion en sued regarding the procedure. Chairman Sobkoviak stated staff has stated they do not think this is a problem. Commissioner Henry stated he noticed the Village Manager in the audience nodding his head in approval. Chris Minick introduced himself and was talking on behalf of the Village of Plainfield. He stated there have been extensive discussions with the developer in regard to the process and the review, both in terms of architecture and building permits and building construction. Staff is prepared to take whatever steps are necessary. There have been discussions with the developer about the possibility of hiring third party consultants to assist in the event that there is a situation where staff’s workload increased to the point of being burdensome. The developer has also indicated a willingness to assist in the financial implications of that and to handle the financial implications. Staff would be committed to making this project a priority based on the unique nature of it, the benefits it brings t o the Village, and the scale and type of development that it is.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 8 of 14 Commissioner Renzi stated he felt it should be put in the PUD about bringing in an outside consultant and who is going to pay for those services. Commissioner Kachel agreed with Commissi oner Renzi. At 9:05 p.m. Chairman Sobkoviak called for a ten minute break. At 9:15 p.m. Chairman Sobkoviak called the meeting back to order. Chairman Sobkoviak opened up the meeting for public comment. Jeff Dycus was sworn in. He is a resident of Sout h Point Subdivision in Naperville. He had questions about the perimeter landscaping plan. He is on the northeast corner of the lot and the existing berm with fence does not extend in back of his house. He looks directly onto the Polo Field. He wanted t o know if a berm could be built up with some additional landscape trees to help buffer the development. The existing berm is only on 40 acres and the site consists of 53 acres. Bren Buckley stated they would be interested in having a discussion with Jeff about the berm. It was established the berm was put in by the developer of South Point and is not on the Shops at the Polo Club property. Paul Layman was sworn in. He is the President of Macom Corporation and they developed South Poi nt. He stated that 40 acres were to go commercial so they built the berm and put the fence up as part of the development to screen the residential from the commercial. Now, 53 acres are going to be commercial. He stated the 13 acres to the east were not in the Village pla n to be commercial and now it is being proposed and that is why there is no berm in that area. He stated the fence is on top of the berm. The property line is at the toe of the berm. The entire berm is on the single family residential lots to the north. Michael Garrigan stated staff can continue to work with the developers and the homeowners to come to some agreement regarding the details of either berming or additional landscaping. Karen Spangler was sworn in. She is a real estate agent for a home i n the South Point Subdivision. She stated she has a listing for one of the homes that are not protected by the berm. A buyer for the home rescinded the offer once they found out they were going to back up to the parking lot. She had issues about the lig hting. Bren Buckley stated the lighting poles on the perimeter on the north side are 20 feet tall and they are on the Shops at the Polo Club property line. They will have shut off backs on them so they do not shine into the neighboring properties. She s tated they turn off the lights about 11:00 p.m. and later on week -ends. Karen inquired as to the time for groundbreaking. Bren Buckley replied if the current schedule is maintained to open in the fall of 2009, they would need to break ground next sprin g . Karen inquired what hotel would be built and how many stories would it be. Bren Buckley replied they did not know the name of the hotel at this time. Bren Buckley stated she imagined 3 stories for the hotel. Karen also inquired what additional thi ngs can be done to buffer the residents from the noise and smell of the restaurant. Commissioner Renzi asked if the Village ordinance has a maximum height. Michael Garrigan replied there is a height limitation in B -3 of 35 ft. and the applicant is aski ng for relief or a variance from that requirement. They are incorporating PD’s in their annexation agreement. Bren Buckley replied the hotel is the highest at 86 feet. The Von Maur would be at 75 feet and a theater could be 75 feet if it is on the secon d level. The in -line retail is at 48 feet. Jeff Dycus spoke again and asked about the unincorporated Polo Club. He stated it was his understanding that it is currently zoned residential and wanted to know if there were future plans for that becoming com mercial.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 9 of 14 Michael Garrigan stated it currently is in unincorporated Will County and is zoned AG. He said there are preliminary discussions with a developer and he anticipates a concept plan will be coming forward in the foreseeable future for a resident ial project. Joan Schuldenfrer was sworn in. She also is a resident of the South Pointe Subdivision in Naperville. She was c oncerned about the landscaping for the NE corner of the project. She asked if it could be written in somewhere that the develope r will meet with the homeowners to discuss what kinds of plants or fences will be placed. Maybe if the developer only wants to put in 4 feet and the homeowners want 6 feet, the homeowners might be willing to pay the difference to buffer their homes becaus e they do not have that berm in back of their houses. Bren Buckley stated that was agreeable and it could be addressed in the annexation or PD agreement. Commissioner Renzi asked about the mix of trees being planted. The landscape architect for the app licant stated that was something they could look at in more detail to address the concerns of the adjacent property owners. Commissioner Renzi asked if there would be an irrigation system. The landscaper stated yes. Chairman Sobkoviak asked if there wou ld be a maintenance crew to maintain the landscaping on the property. Bren Buckley stated there is a complete on -site staff for maintenance and operations. Commissioner Renzi asked about the storm water. Chairman Sobkoviak asked how the water will get f rom one corner down to the detention pond. Steve Cross was sworn in by Chairman Sobkoviak . He works for the engineering firm for the applicant. He stated there will be a system of storm water sewer pipes that will collect the water. The grade on the si te will be designed so if there is a 50 year or 100 year storm the water will actually flow over land toward the pond. The grading of the site will be set up such that if all the storm sewer pipes are plugged the water will eventually make its way over la nd to the detention pond at the southeast corner or the underground storm water at the southwest corner. Commissioner Renzi asked if there was any thought given to natural streams or swales. Steve Cross stated you cannot really incorporate anything of an y magnitude into the design . He stated sometimes those are more of an aesthetic nature to make it look something like a stream, but it really is not a conveyance stream in terms of getting the water off the parking lots into the stream. Steve Cross state d the petitioner is looking into incorporating more islands into the southwest corner. The petitioner is working with staff in terms of developing the Best Management Practices where they can be incorporated into the site. Commissioner Kachel asked if th ere was any thought to put any restaurants looking out onto a water feature. Bren Buckley stated they did start with a plan like that and some of the buildings got moved around. The evolution of the entertainment district changed the plans. Commissioner Renzi questioned about cross access issues. Bren Buckley stated that would all be covered in their Covenants and cross access easement agreements. Michael Garrigan stated there will be reciprocal cross access easements throughout the development. He st ated these will all be private streets and it will be the developer’s responsibility for maintenance. Commissioner Renzi asked if there was going to be any connectivity with bike trails. Bren Buckley stated there is a sidewalk on 119 th and a bike trail o n 119 th . Bren Buckley stated Commissioner Renzi brought up a good point.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 10 of 14 Commissioner Kachel asked if there were any plans for people to walk around the pond. Bren Buckley stated she felt that would be developed further. Tim Dorn was sworn in . He is the traffic engineer for the petitioner. The petitioner is putting dual left turn lanes on both approaches at 119 th Street. They are putting in right turn lanes on approaches even on the other side of the street from their development. This makes the i ntersection whole. A discussion ensued regarding traffic. Commissioner McKay stated she is in support of the project and welcomed the applicant to Plainfield. At 10:14 p.m. Commissioner Renzi made a motion that the Plan Commission make a favorable recom mendation that the annexation of the subject property is a logical extension of the Village’s municipal boundaries. The motion was seconded by Commissioner Henry. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, McKay, Renzi, Kachel, Chair man Sobkoviak Nay: 0 The motion is carried 5:0 At 10:15 p.m. Commissioner Renzi made a motion that the Plan Commission make a favorable recommendation of the Special Use for a Planned Development with the following stipulations: 1. Compliance with the re quirements of the Village Engineer. 2. Compliant with the requirements of the Plainfield Fire Protection District. 3. Incorporation of perimeter sidewalks along Route 59 and 199 th Street. 4. That the applicant continues to work with staff to add some addit ional green areas to the proposed parking lot areas on the subject site. 5. That the applicant work with staff to add some additional green landscaped areas to the corner of Route 59 and 119 th Street. 6. That decorative equestrian fencing is introduced to key areas along the perimeter of the subject site. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye : McKay, Renzi, Kachel, Henry, Chairman Sobkoviak Nay: 0 The motion is carried 5:0 At 10:18 p.m. Commissi oner Henry made a motion that the Plan Commission recommend approval of the rezoning of the subject site to B -3 Planned Development. Commissioner McKay seconded the motion.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 11 of 14 Chairman Sobkoviak called for a vote by roll call. Aye : Renzi, Kachel, Henry, M cKay, Chairman Sobkovia k Nay: 0 The motion is carried 5:0 At 10:19 p.m. Commissioner Henry made a motion that the Plan Commission recommend approval of the Preliminary Plat subject to the following stipulations: 1. Compliance with the requirements of th e Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Chairman Sobkoviak called for a vote by roll call. Aye : Kachel, Henry, McKay, Renzi, Chairman Sobkoviak Nay: 0 The motion is carried 5:0 . C ASE: 1302 -030 207.SPR.SU THREE RIVERS CHURCH Request: Special Use (Public Hearing) Site Plan Review Location: SE Corner of Rolf Road and Rt. 59 Applicant: Three Rivers Church Represented by Carl Hauert TIME: 10:20 p.m. Mike Schwarz summarized the staff report. The property is approximately 36.3 acres and is presently undeveloped. They are proposing a one story, 19,000 sq. ft. church building. The comprehensive plan depicts this area as a greenway due to the proximity of the DuPage River. The Thoroughfare Pl an designated Route 59 as a major arterial and Rolf Rd. as a minor collector. Chairman Sobkoviak asked Mike Schwarz if there were any open issues remaining. Mike Schwarz stated no other than what was identified in the report as far as adjustments to the final plat to accommodate the bike path easement and adjustments to the site plan to adjust based on the right -of -way staff is seeking. Chairman Sobkoviak asked Neal Eicholtz if there were any engineering issues. He stated other than the issue regarding the need for additional right -of -way, there are no additional concerns or comments. Carl Hauert was sworn in by Chairman Sobkoviak. He is representing the church. The petitioner would like to work with engineering to work out the issue of detention. Th ey are not opposed to giving the easement and working with the Park District and the Village giving the right -of -ways. He stated it is a very tight site with all of the floodplain and floodways. They would li ke it to be considered what can be do ne to all eviate some of the detention area.
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 12 of 14 Commissioner Henry stated transportation is a critical issue, especially on Route 59. A critical topic is the right -of -way. Carl stated the petitioner is more than willing to work with the Village. He stated that being so close to the river he has been told that in some cases , where there is direct drainage to the river, the detention area has been eliminated. Commissioner Kachel asked Neal Eicholtz if that was something that was looked at. He stated Will Coun ty allows you to lessen the amount of detention in situation s like these, but the Village of Plainfield does not have that requirement. Commissioner Kachel stated the Village might not have that requirement, but if it makes sense. Why couldn’t the petiti oner do that rather than put a detention in that area. A discussion ensued regarding detention areas along the river. Neal stated the Village ordinance does require that they do need to provide the detention to slow the water down so it does not impact t he stream at a greater rate. Mike Schwarz replied there is a variance procedure in the Subdivision Ordinance that includes all of the detention provisions. The applicant has not requested a variance. There is a mechanism in place if the applicant do es choose to request a variance. The application would have to be amended and add that variance. There would be a separate public hearing on the variance issue. Mike Schwarz clarified the subdivision request. The application did not include a subdivisi on request. The annexation agreement calls for the creation of a second lot to be conveyed to the Village. Staff requested a plat for the 35’ x 35’ parcel because that plat gives the Village the necessary easements. Staff is of the opinion that the appl icant should not be penalized for subdividing because technically they are subdividing at staff’s request. Commissioner Renzi questioned parking. Mike Schwarz stated that the petitioner is out of ordinance, but it is very minor. Commissioner Kachel th ought staff was requesting a berm along Route 59. Mike Schwarz stated staff is not requesting a berm. He stated staff is asking that the 12 foot easement that is shown on the subdivision plat currently be widened to 14 feet. The petitioner is giving an easement along Rt. 59 on their property for the Village to reach the future lift station parcel from Rolf Road. Staff has asked that be widened potentially to 14 feet so the Park District plan could be accommodated for a 10 foot asphalt path with a 2 foot shoulder on each side. Chairman Sobkoviak opened the meeting to public comment. Craig Carter was sworn in by Chairman Sobkoviak. He stated the Plainsmen Subdivision tile system comes onto the Church’s property with all of the subdivision’s storm water . He felt that was the reason they were talking about the retention pond. Chairman Sobkoviak asked Neal if he was aware of that. Neal stated he did not personally view this, but from his understanding it was not an issue. Craig further stated that the t ile goes under Rolf Road and drains down to the River. He stated there is a little more water than what is just coming off of the parking lot. Craig Carter asked if there would be a berm along the parking lot. He had concerns that headlights from cars w ould be shining into the adjacent residents’ houses when there are night events at the Church. Carl Hauert responded there will be a berm and a requirement for 100% screening with landscaping. He wasn’t sure if there would be a berm or the parking lot wo uld be 2 feet lower than the right -of -way at that point. Chairman Sobkoviak asked what the Village Ordinance was for screening. Mike Schwarz stated it was 100 % opacity year round. Mike went on to say an area south of Rolf Road between the two access poi nts for the parking
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 13 of 14 lot would be the proposed berm area. He stated it is a minimum 2 foot berm with 100% year around screening, which basically means evergreen shrubs and trees. The applicant has indicated that is not an issue. Craig Carter also asked if there was going to be all night lighting on the parking lot. Carl Hauert responded there will not be all n ight lighting on the parking lot. Tom Hauert was sworn in by Chairman Sobkoviak. His concern was for the detention pond. He stated in 1996 whe re the pond is planned to be , the entire area was under water. He questioned why they want to plan to put a retention pond onto something that is so big and so close to the river. He felt the detention pond will actually be filled by water back flowing f rom the river. He felt this needs to be reevaluated. Carl Hauert further stated when Rolf Road was improved last year there were double culverts added to help alleviate drainage. Previous to that point there was only one 8 inch drain tile coming from th e north side of the subdivision. Four large drain culverts were added on Rolf Road to help alleviate some of the drainage. The applicant is planning on doing the bioswales to help alleviate the drainage. Commissioner Kachel questioned what would happen when Route 59 is widened. Mike Schwarz stated he does not have the design plan s, but Eric Gall t has worked closely with the IDOT representatives on that issue. Mike has heard that the elevation of the road will be substantially at a higher grade than wha t it is today. Clement Walchshauser was sworn in by Chairman Sobkoviak. ,He is the pastor of the church. He stated 3,000 truck loads of dirt will be moved out of the site. Commissioner Kachel asked about the variance. Mike Schwarz stated at this point staff does not know if the variance would be necessary. Staff is recommending approval of every request subject to the Village Engineer’s approval. Once staff gets into the engineering review more thoroughly and find out how the detention area can be twe aked and modified, hopefully, it will fall within the Village code requirements. If the applicant decides they do need to ask for a variance it would have to be tacked onto the case and brought to the Plan Commission. Chairman Sobkoviak stated there woul d have to be a public hearing. Staff would like to work with the applicant. There was a discussion about the culvert along Route 59. At 11:04 p.m. Commission Renzi moved that the Plan Commission adopt staff’s findings of fact and recommend approval of a special use for a religious assembly for Three Rivers Church, located at the southeast corner of Illinois Route 59 and Rolf Road, subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the re quirements of the Plainfield Fire Protection District. 3. That the plans be revised in accordance with staff’s review comments as noted in this memorandum, prior to this case being forward to the Village Board for its consideration. The motion was seconde d by Commissioner Henry. Chairman Sobkoviak called for a vote for roll call. Aye: Henry, McKay, Renzi, Kachel, Chairman Sobkoviak Nay: 0
Village of Plainfield Plan Commission Minutes April 17, 2007 Page 14 of 14 The motion is carried 5:0 At 11:05 p.m. Commissioner Henry made a motion that the Plan Commission recommend approv al of the site plan review for Three Rivers Church , located at the southeast corner of Illinois Route 59 and Rolf Road, subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. That the plans be revised in accordance with staff’s review comments as noted in this memorandum, prior to this case being forward to the Village Board for its consideration. The motions was seconded by Commi ssioner Kachel Chairman Sobkoviak called for a vote by roll call. Aye: McKay, Renzi, Kachel, Henry, Chairman Sobkoviak Nay: 0 The motion is carried 5:0 At 11:06 p.m. Commissioner Henry made a motion that the Plan Commission recommend of the final plat for Three Rivers Church, located at the southeast corner of Illinois Route 59 and Rolf Road, subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Prot ection District. 3. That the plans be revised in accordance with staff’s review comments as noted in this memorandum, prior to this case being forward to the Village Board for its consideration Commissioner McKay seconded the motion. Chairman Sobkoviak c alled for a vote by roll call. Aye: Renzi, Kachel, Henry, McKay, Chairman Sobkoviak Nay : 0 The motion is carried 5:0. DISCUSSION: There was a discussion about the street readdressing. Commissioner Kachel suggested that maybe it was the time to make s ure streets that run into each other have the same name. __________________________________________ R espectfully Submitted Carol Millan Planning Secretary – Village of Plainfield