HomeMy Public PortalAbout2007-06-05 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE : June 5, 2007 LOCATION: Village Hall Chairman Sobkoviak cal led the Plan Commission meeting and Zoning Board of Appeals meetings to order at 7 :05 p.m. Village Clerk, Michelle Gibas, swore in Chairman Sobkoviak and Commissioners Kachel, and Bonuchi. Ex Officio Commissioners James Sanders and Charles Cox were also sworn in. Chairman Sobkoviak called for a brief recess and then closed the Plan Commission meeting and left open the Zonin g Board of Appeals meeting. After finishing the business before the Zoning Board of Appeals Commission, Chairman Sobkoviak reopened the Plan Commission meeting at 7:37 p.m. ROLL CALL: Present: Commissioners Kachel, McKay, Renzi , Murawski , Bonuchi and Ch airman Sobk oviak , Ex Officio Commissioners Sanders and Cox, Park District, School District, and Fire District Absent: Commissioner O’Rourke , Library District, and Police Department Also Present: Michael Garrigan – Village Planner Village of Plainfield, Jo nathan Proulx - Planner II Village of Plainfield , Sara Leach - Planner I Village of Plainfield, Carol Millan – Secretar y Village of Plainfield , and Neil Eicholtz, Baxter and Woodman MINUTES: The minutes from the May 1 5 , 2007 meeting were accepted as prese nted. DEVELOPMENT REPORT Michael Garrigan presented the development report. He stated the following items were brought before the Village Board at their June 4, 2007 meeting. Office Max sign variance was approved with two stipulations. Grace Point Churc h ordinances for Annexation Agreement, Special Use, and Rezoning were approved. The Village attorney was asked to draft an ordinance re -approving the Special Use for a Planned Development for the Plainfield Commons Subdivision. The Site Plan was also re -a pproved. The Site Plan modification for the Van Dyke Center regarding accent color was approved. Michael Garrigan introduced the new Planner I, Sara Leach, to the Plan Commission.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 2 of 23 Chairman Sobkoviak made an announcement that there were 3 cases being con tinued, Plainfield Business Center, Lot I -6; Spring Knoll Resubdivision; and LaBancz. OLD BUSINESS : CASE: 1303 -030507.MC.SPR PLAINFIELD BUSINESS PARK, LOT I -6 Request: Major Change to a Planned Development Site Plan Review Location: East side of Ill inois Route 59, north of W. Industrial Drive South Applicant: Michael LaCoco At 7:40 p.m. Commissioner Renzi made a motion that the Plan Commission continue the public hearing for Case #1303 – 030507.MC.SPR to June 19, 2007 Plan Commission Meeting. Commi ssioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: McKay, Renzi, Murawski, Bonuchi, Kachel, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 NEW BUSINESS: CASE: 1312 -041307.PP.SU SPRING KNOLL RESUBDIVISION Request: Special Use for a Planned Development Preliminary Plat of Subdivision Location: 14829 S. Eastern Avenue (formerly 813 N. Eastern Ave.) Applicant: Edward Kelly, acting as agent for Donald and Shirley Milliron At 7:41 p.m. Commiss ioner Murawski made a motion that the Plan Commission continue the public hearing for Case #1312 -041307.PP.SU to the June 19, 2007 Plan Commission meeting. Commissioner McKay seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye : R enzi, Murawski, Bonuchi, Kachel, McKay, Chairman Sobkoviak Nay : 0 The motion is carried 6:0
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 3 of 23 CASE: 1122B -051404.AA.PP.SU.CP (1324 -041307.CP ) LABANCZ PROPERTY Request: Concept Plan Location: North and south sides of Illinois Rt. 126 Ea st of County Line Rd., extended Applicant: Lakewood Land, LLC Jim Truesdell At 7:43 p.m. Commissioner McKay moved that the Plan Commission continue Case: 1122B -051404.AA.PP.SU.CP (1324 -041307.CP ) to the June 19, 2007 Plan Commission meeting. Commissio ner Bonuchi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Murawski, Bonuchi, Kachel, McKay, Renzi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 CASE: 1319 -050907.CP LIFE SPRING COMMUNITY CHURCH Req uest: Concept Plan Location: 14735 Wood Farm Road Applicant: Hitchcock Design Group Bill Inman TIME: 7:45 p.m. Jonathan Proulx summarized the staff report. Life Spring Community Church has been in the community for approximately 10 years, previously known as the Cornerstone Community Church . The petitioner had worked with staff prior to purchasing this site on the east side of Wood Farm Road just north of Lockport Street and immediately north of the Plainfield Historical Society’s depot location. Im mediately to the north is the Village’s future Star Line site. There will be shared detention and shared parking. The petitioner will be back before the Plan Commission at some time with a Site Plan Review application. There are some environmental co nstraints and flood plains that limit the area that can be developed. Petitioner is considering raising up the site to be more in line with the elevation of Wood Farm Road so the buildings can be placed closer to Wood Farm Road. The facility would be fr ont -loaded along Wood Farm Road. There is angle parking proposed on Wood Farm Road and this is contemplated to be part of a future road improvement that will be constructed by the Village. Some conceptual elevations have been submitted by the petitione r. There are 3 full -access points proposed for the site. There are adequate drive aisles and flow in and around the parking areas. There is a proposed pedestrian path through the site originating at the Historical site and meandering through the sit e providing an important pedestrian connection in the direction of the future commuter rail station. In addition a sidewalk would be proposed as part of the future Wood Farm Road improvements. There is sufficient parking to meet the first phase of the c hurch’s development and for any future building
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 4 of 23 expansion the parking would be reevaluated. There have been preliminary discussions regarding shared detention with the Plainfield Historical Society’s facility and merging them with the Star Line detenti on. Staff supports the site plan as proposed and no significant issues have been identified. Chairman Sobkoviak asked Neil Eicholtz about engineering. Neil stated the plan is just in the concept level now and there is no detailed engineering, but they are working with the applicant regarding the shared detention. Chairman Sobkoviak asked Neil what the practical advantages of combining the two detention areas are into one basin. Neil stated maintenance is easier, and the aesthetics are better with on e larger detention area than several smaller areas. Commissioner Kachel asked if the Village would be taking over all of the maintenance rather than the Church or the Historical Society. Neil stated he believed that still needed to be worked out. Commis sioner Kachel felt that one agency taking care of it would be a better idea. Jonathan stated if it was successful to have a shared detention it would lend itself to more buildable area on the Village’s property, which would be a financial benefit for the Village. A discussed ensued about the maintenance of shared detention areas. Commissioner Kachel felt it would be better for the Village to take care of all of it. Chairman Sobkoviak stated the Village Board will make the decision on that. Commissi oner Renzi stated it needs to be clear that if there are significant concessions, for example the pathway the church is constructing at their expense, it would make sense for the Village to take some responsibility for maintenance of the detention areas. Commissioner Renzi asked if some of the buildings would be retained . Jonathan stated there are some structures with historical significance or value that are within the petitioner’s property and the petitioner has been consistently supportive of making th ose available to the Historical Society. Jonathan did not know at this time how those would be deeded over. Chairman Sobkoviak swore in the petitioner, Bill Inman. He is the representative for the church. He wanted to thank the village staff for their professional attitude and cooperative spirit. He stated this project has been in process for nearly 2 years, but there are still quite a few details to be worked out. They wanted to bring this forward to the Commission to see if they were going in the r ight direction and wanted the Commission’s input. Commissioner Kachel asked about a bike path in the back part of the property that would be constructed by the Park District. Cameron Bettin , Superintendent of Planning with the Park District, stated that he thought Commissioner Kachel was referring to the DuPage River trail. He stated that trail was actually on the other side of the railroad tracks. He stated the River trail was part of the River Front project. Commissioner Murawski asked whether this p athway would be a combination bike/pedestrian pathway. Jonathan stated one of the challenges for this path is the wetlands/flood plain. There are environmental constraints for the petitioner to address. Bill Inman stated there are engineering issues to be worked out, but stated the vision is to have a minimum of a 10 foot wide path so it could be considered multi -use. It could be a reasonable alternative transportation route through the LifeSpring Church site to the Metra line in the future so that peop le could utilize that trail to the
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 5 of 23 commuter station. Commissioner Murawski asked if basically the only green area is the area behind the church and parking area. Bill Inman stated they wished there was more greenway. There are a lot of constraints wit h this property. Commissioner Kachel asked what the plans of the Village are for the future in reference to this pathway. He wanted to make sure that the pathway would not have to be reworked in the future to match other pathways, etc. Commissioner Renz i had concerns that the bike path link up with other paths. He asked Neil what the drainage pattern was for this area. Neil replied that it was south to north. The water would go through the detention pond first. Commissioner Renzi asked if that was th e natural flow or was the water being redirected. Neil stated it was being redirected in the sense that it would go to the pond first before going to the River. Commissioner Renzi had concerns with moving the water to the north and asked if engineering w ould be a problem. Neil stated it would be a challenge and the site needs to be graded so that it drains toward the detention pond. A discussion ensued about the drainage of the water. Commissioner Kachel asked Neil where the water from the Historical S ociety property and the adjacent apartments and commercial is draining. Neil stated it is being detained and probably there is a pipe tied directly into the wetland or the River itself. Jonathan Proulx stated engineering and stormwater management will di ctate how the site will be developed. The Church has been working with a Civil Engineer to evaluate these issues. Jonathan stated in terms of the path connection at Lockport Street, that is an assumption right now. Staff knows it is going to come close to the Historical Society property. Staff would certainly look for ways to bring that path connection through that property, but the petitioner is kind of hesitant to design off -site. Commissioner Renzi asked if the additional 65 angle parking spaces w ere included in the parking spaces. Jonathan Proulx stated there are 181 spaces proposed on -site and an additional 65 spaces off -site. Commissioner Renzi wondered if some of the parking could be eliminated in lieu of green space. He was concerned about the flow of the stormwater. Jonathan Proulx stated staff would encourage the petitioner to have only enough parking to meet their future needs. Currently the petitioner does have some plans for Best Management Practices in the landscaped area between the rows of parking and asked the petitioner to expand on the Best Management Practices they are contemplating. Bill Inman went on to say they want to bring in possibly internal parking bioswales. They are also exploring the possibility of using permeable p aving. Costs are still being analyzed. The petitioner wants to make sure that the water that comes on the property leaves in a cleaner fashion. They are dealing with bypass flow, water lands , jurisdictional concerns with the Army Corp of Engineer, flood plain, and the stormwater management program to implement. Commissioner McKay asked if the Army Corp would look at the plan. Neil Eicholtz stated as long as the wetlands are not impacted, the Army Corp of Engineers does not really need to be involved, but if the wetlands are involved, the Army Corp will be heavily involved.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 6 of 23 Chairman Sobkoviak asked if there was anyone in the audience who cared to make a comment or ask a question. Michael Lambert, representing the Plainfield Historical Society, was sworn in by Chairman Sobkoviak. He stated he is the President of the Society. He just wanted to say the Society supports this concept. They have been pleased with the way LifeSpring Church has been asking for their input. There was no further response from the audience. Jonathan stated according to preliminary staff discussions , the neighborhood will be consistent with the downtown development pattern. Commissioner Kachel mentioned if the Village is going to be talking about a streetscape he suggeste d pavers. He also stated if there is going to be any exterior lighting, maybe the Village could work with the Church so that the lighting is uniform. Chairman Sobkoviak swore in Karrilynn Leblanc. She stated she felt the pathway would be a great way for anyone using the Star Line to get to the downtown area. Commissioner Kachel stated if this is going to be a pathway there should be some type of low -level lighting. He suggested that maybe the lines be put in place at the time the pathway goes in so t hat it does not need to be torn up at a future date. Commissioner Renzi stated maybe a bridge should be put in , such as in Naperville , so you can get from one side of the river to the other to give a direct route to the downtown area. At 8:25 p.m. Commis sioner Renzi made a motion that the Plan Commisison recommend approval of the concept plan for the proposed LifeSpring Community Church located north of Lockport Street and east of Wood Farm Road. Commissioner Murawski seconded the motion. Chairman Sobko viak called for a vote by roll call. Aye : Bonuchi, Kachel, McKay, Renzi, Murawski, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 CAS E: 1300 -020707.SU.PP.FP.SPR GRANDE PARK NEIGHBORHOOD 10 Request: Special Use for Planned Development (Public Hearing) Preliminary Plat, Final Plat, Site Plan Review Location: Southwest corner of Ridge Road (WIKADUKE) and 127 th Street Applicant: Legacy Development Brett Fessler TIME: 8:25 p.m.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 7 of 23 Jonathan Proulx stated the appropriate notices have be en published and posted in accordance to State Statute and local ordinance regarding the public hearing. This is one of the last neighborhoods of the original Grande Park annexation . There are 24 acres split between neighborhoods serving retail and comme rcial , residential , and a proposed street right -of -way. Development of any of the commercial lots would require a future site plan review by the Plan Commission and Village Board. The petitioner is seeking relief for corner side -yard setbacks from 30 t o 15 feet along Blue Spruce Lane. The bulk and density standards for the R -4 District would apply instead of applying to the R -1 single -family standards, although the subject site’s underlying zoning is going to remain R -1. The number and placement of re tail center signage is requested to be permitted as proposed. The apartment use and clubhouse use will be permitted in the R -1 zoning district. These were all set forth in the annexation agreement for Grande Park and the PUD agreement for the entire Gran de Park project so they are not new items of relief. The commercial lots will be zoned B -3. There is no dedicated park space on the site, but this is part of the overall Grande Park development and the park dedi cation has been met through a large central park , five neighborhood parks and trails linking the individual neighborhoods to the parks. It is within the Oswegoland Park District. There will be 6 commercial lots and 2 larger lots for 10 apartment buildings with 20 residential units in each build ing, as well as a clubhouse of approximately 3,500 sq. ft. with a pool. The petitioner would be dedicating sufficient right -of -way to accommodate the future road improvements, as well as providing a landscaped easement. There is a public street proposed, Legacy Drive, that would have a full access point at 127 th Street and a limited access point at the WIKADUKE Trail. Blue Spruce drive will be continued to connect to Neighborhood 12 and at the intersection staff is proposing various traffic calming measu res, possibly a traffic circle, as opposed to an uncontrolled intersection. There is the potential for cut -through traffic on Legacy Drive for motorists traveling east on 127 th Street. This intersection will be signalized. There are two elevations propo sed for the apartment buildings. Staff feels the architecture is of a high quality and meets the requirements of the Site Plan Review Ordinance. The landscape plan is a final plan in respect to the apartments with a conceptual landscape plan with respect to the commercial lots. When each commercial lot comes in, that developer will be required to supply a detailed landscape plan for that portion. It is anticipated there will be a relatively low school enrollment for this neighborhood for the Oswego Scho ol District 308 so there is no school land/cash obligation identified for development of the residential portion of this site. There is no on -site detention proposed within Neighborhood 10. Detention was actually planned and accommodated with the adjacen t N eighborhood 12. There should be some agreement that the maintenance of the detention pond is shared between Neighborhood 10 residential and commercial and Neighborhood 12. This could be accomplished by expanding the dormant special service area that w as formed for Neighborhood 12. Staff has suggested in terms of the garage appearance for the apartment buildings that possibly an arch treatment to certain garage openings, for example the outer garage openings such as a clipped
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 8 of 23 corner; or to add a secon d style of garage door with a second style of window opening to the garage door. Just one of these elements could provide some variation to the garage door openings. Also, on the side elevation of the apartment buildings there is the potential to possibl y protrude a window opening to break up the mass of the side elevation. This could include the paneling and/or copper canopy similar to that used on some garages. Staff recommends extending the brick wainscot around all four sides of the clubhouse. Sta ff also recommends incorporating the shingle or fiber -cement board element used for the pediments above the front and side entrances on the rear elevation for the gable above the transom windows. The petitioner is requesting conceptual approval of the ele vations for the commercial buildings. Staff is proposing more of a prairie style architectural theme all along the WIKADUKE Trail in the Village of Plainfield. Staff believes that the required findings of fact for recommending approval of the special use for planned development have been met. Staff is seeking a favorable recommendation. Chairman Sobkoviak asked Neil if there were any concerns. Neil Eicholtz stated the biggest concerns are the intersection of Blue Spruce and Legacy Drive in making that pedestrian friendly, as well as the large amount of outside drainage coming from the north. The petitioner has agreed to address these concerns. Neil stated they have worked well with the developer in the past so they do not anticipate any problems. Cha irman Sobkoviak swore in the petitioner, Vince Rosanova. He is representing the petitioner Legacy Development and Construction. He stated Jonathan did an excellent job of presenting an overview of the project. He mentioned the names of the people with h im – Terry Smith, Dwight Trosell, Dan Oakner, and Brett Fessler. He stated they were free to answer any questions. Chairman Sobkoviak asked if there were any of staff’s recommendations that the petitioner disagrees with. Vince Rosanova stated there are n umerous items that are still being worked on with staff to come to a conclusion. He stated as far as the traffic circle is concerned, they have been working with staff to identify where they can get a traffic circle to work in that location. Nothing conc rete has been decided. He also talked about the boulevard entry proposal at Ridge Road and 127 th Street. He stated they are currently working on that to see if that is feasible. Also the right turn lane and left turn lane along 127 th Street is also bein g looked at to see how feasible that is. The pedestrian crossing from the residential component to the commercial component and a traffic calming mechanism are two items the petitioner deems appropriate. Also some WIKADUKE Trail monument art work was req uested by staff and the petitioner is in agreement at this point to reserve an easement at that location for that monument. Commissioner Kachel asked the petitioner about the architecture around the commercial building. Vince Rosanova stated as far as the architecture in the commercial portion of the development they have drafted a PUD agreement where different commercial development criteria have been identified which would be applicable to the commercial portion of development. Staff has indicated th ey want a WIKADUKE Trail prairie theme, but at this point they have not provided any solid guidelines for us to review and try to incorporate into that agreement. As a result, the petitioner has decided they just want a general approval on the concept PUD plan and in the future
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 9 of 23 when the commercial is to be developed , the petitioner will come in on a lot -by -lot basis for site plan review to the Plan Commission and then to the Village Board. Jonathan indicated staff is reasonably comfortable where everyt hing is at in terms of evaluation of the engineering aspects of the project. He stated as far as the boulevard style entry at 127 th Street, the petitioner had indicated it is not feasible at the WIKADUKE Trail given their access configuration . S taff supp orts that and would not be seeking a boulevard style entry at the WIKADUKE Trail. Staff would be looking for the dual out lanes at 127 th Street and would look for a traffic circle, or if that cannot be incorporated given engineering requirements, staff wo uld welcome a special paving treatment to the intersection or some other alternative at that location. Commissioner Kachel mentioned he had visited an area that had roundabouts everywhere. He mentioned a lot of these were just paved, so any fire trucks or major trucks, even snow plows do not hit curbs. People don’t hit them and get hurt. The people will still follow around it. Chairman Sobkoviak swore in Terry Smith. He talked about the roundabout concept. He stated the area where the roundabout might go is actually a very tight area. He stated they probably just have the room for a circle that’s maybe a right -of -wa y circle 110 fee t in diameter. Commissioner Renzi asked Terry about the concept that Commissioner Kachel had mentioned. Commissione r Kachel further stated these roundabouts were a slight hump with pavers in that area with no curbs. Drivers that came up to it slowed down in the area. Terry Smith stated that might be a good idea for the tight area. Commissioner McKay had concerns a bout the location of the traffic calming circle and the drop off for the clubhouse. Terry Smith indicated that if a traffic circle was incorporated , the drop off for the clubhouse would be eliminated. Commissioner McKay stated the petitioner could look a t putting in some speed bumps. Terry Smith stated speed bumps just seem to catch people by surprise. Chairman Sobkoviak stated the Fire Department is on recor d as not loving speed bumps. Jonathan stated the landscaping items are relatively minor, but parkway trees will be incorporated onto 127 th and the WIKADUKE. The petitioner is trying to decide if that is the master developer’s responsibility or the developer of this site. Vince Rosanova concurred that was the situation. Jonathan stated as far as the clubhouse and apartment architecture, there are recommendations regarding the garage door opening style, and potential for a bay window protrusion for the side elevation. Jonathan stated there is a recommendation to balance the brick wainscot on the side elevations and rear elevation. G abled areas over front and side openings with either shake or fiber cement board material could be added on the rear elevation as well. Commissioner Kachel agreed with staff that some added features are necessary sinc e you can see the building from all sides. Terry Smith stated they could provide maybe a brick wainscoting treatment that extends to all 4 sides of the building at possibly the height of the window sill, which is about 24 inches above the main elevation. He also stated at the main entry gable and porch, the brick quantity would remain as shown. So, the detailing would be provided in conformance with Jonathan’s suggestion. Terry also stated with respect to the gable in the rear elevations , the fiber ceme nt material at the rear gable as suggested would be used .
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 10 of 23 Chairman Sobkoviak stated the garage doors were also pointed out as a point of interest and asked if there was something that could be done to the garage doors in the apartment houses to make th em a little more unique. Jonathan has suggested arches or angled corners , changing the windows, or varying the size of windows. Terry Smith stated the color also could be varied. Terry Smith stated certainly they can work with staff on this issue. Comm issioner Renzi asked if there shouldn’t be bike paths somewhere on the site. Jonathan stated there is a bike path proposed on the south side of 127 th Street. The petitioner is once again working to see if it is the responsibility of the master developer or himself. A bike path will be established. A discussion ensued about the bike path. Jonathan stated there are some pedestrian amenities proposed within the development. Terry Smith stated there is a pedestrian pathway from the multi -family rental to the commercial that runs east/west. A discussion ensued regarding bike paths and pedestrian walkways. Chairman Sobkoviak asked if there was anyone in the audience that would like to ask a question or make a comment. Debi Wilson was sworn in by Chairm an Sobkoviak. She gave testimony. She had concerns because the letter she received stated this property was zoned R -1. Jonathan Proulx explained the R -1 default zoning. She also wanted to know what businesses were allowed in the B -3 zoning district. J onathan gave some examples of what is allowed in the B -3 zoning district and stated he would be happy to give her a listing during the recess . Chairman Sobkoviak stated that when property is annexed into the Village, the State made it a law that it would be brought in as the lowest intensity use, R -1. They did this so it would force a public hearing for the granting of the ultimate zoning category. He went on to say i n this case all of Grande Park was annexed at one time. There were 12 neighborhoods tha t were annexed at that time and they each had a designation for what the zoning would ultimately be. The Village is obligated contractually to grant that zoning. Tracy Bonthala was sworn in by Chairman Sobkoviak. She gave testimony. She stated her buil der never told her that there would be apartments near their home. They were told there would be commercial, but never rental apartments. She stated this project does not have their own proposed playground and there are only 2 little playground s in her n eighborhood . She stated she lives in the Red Bridge section. Vince Rosanova stated the Grande Park development was developed as a life style community. It consisted of approximately 880 acres when it was approved in 2001. He also stated this apartment component was approved in 2001. It is part of the master community. There is a system of parks, trails, etc. in this master community, which account for nearly 300 acres of open space. Tracy reiterated that she would like this project to have a park of their own. Chairman Sobkoviak reiterated that this was part of the master plan. All of Grande Park is one with 12 neighborhoods.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 11 of 23 Commissioner McKay stated that Ms. Bonthala was not given an entire plan for Grande Park by her builder. She stated as these new life style communities are being built out, maybe the builders should have the perspective owners sign something saying they understand this is a master community so that they are not surprised when either a road goes through, apartments go in, c ommercial goes in, etc. Don McGuire was sworn in by Chairman Sobkoviak. He is an adjacent landowner. He talked about the planning of the WIKADUKE. He was annexed into Plainfield within a flex -zone and a regional commercial B -3 zoning classification. 8 8 acres of the flex zone gives him the mix for houses and apartments, along with the commercial. He too was concerned that the letter sent to him stated the Grande Park property was zoned R -1 and was surprised when he came to the hearing to hear that it i s going to be apartments and commercial. Chairman Sobkoviak asked Jonathan what he knew about the zoning on the McGuire parcel. Jonathan stated it was zoned B -3 commercial. It is envisioned to be a major commercial node on the order of the Meijer Subd ivision, the Jewel Subdivision, and the WalMart Subdivision. The commercial node before the Commission tonight is significantly smaller in magnitude, approximately 9 acres and this type of use is envisioned to be more neighborhood convenience, such as a p harmacy, dry cleaner, etc. Chairman Sobkoviak asked if there was anyone else in the audience that cared to ask a question or make a comment about this case. There was no further response, so Chairman Sobkoviak closed the public portion of this hearing . Jonathan explained the access points. He stated the proposed access point is what staff considers to be a limited access. It is not a full access point. WIKADUKE Management Plan allows limited access points provided they are not less than 500 feet fr om another intersection. Commissioner Sanders asked the developer if the apartments will be built at the same time. Brett Fessler stated they will be built in stages. He estimated it woul d be about one year to complete, and he would like to begin in l ate fall . At 9:40 p.m. Commission Murawski move that the Plan Commission recommend approval of the requested special use for planned development for the proposed Legacy Apartments and commercial at Grande Park, located within Grande Park Neighborhood 10 l ocated at the southwest corner of Ridge Road and 127 th Street, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. Recording of a “Statement of Intent and Agreement” subject to the review and approval of the Village Planner. The “Statement of Intent and Agreement” shall incorporate revised preliminary plat, landscape plans, photometric plans, and elevations as noted i n the associated stipulations for approval of these plans. Commissioner Renzi seconded the motion.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 12 of 23 Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, McKay, Renzi, Murawski, Bonuchi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 At 9:41 p.m. Commissioner Renzi made a motion that the Plan Commission recommend approval of the preliminary plat of subdivision for Grande Park Neighborhood 10, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Vi llage Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. Submittal of a revised preliminary plat incorporating landscaped boulevard entries, a traffic circle, and other changes per the direction of staff and/or the Plan Commission. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call Aye: McKay, Renzi, Murawski, Bonuchi, Kachel, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 At 9:43 p.m. Commissioner McKay made a motio n that the Plan Commission recommend approval of the final plat of subdivision for Grande Park Neighborhood 10, subject to the following five (5) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. Submittal of revised final plat in conformance with the revised preliminary plat per the stipulations listed above; 4. Formation of a dormant special service area (DSSA) or expansion of the DSSA for Grande Pa rk Neighborhood 12; 5. Submittal of draft covenants, conditions and restrictions to demonstrate provisions for common area maintenance, shared parking, cross -access, and assignment of maintenance/cost responsibility for stormwater management. Commissioner Murawski seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Murawski, Bonuchi, Kachel, McKay, Chairman Sobkoviak Nay: 0 The motion is carried 6:0
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 13 of 23 At 9:45 p.m. Commissioner Kachel made a motion that the Plan Commissi on recommend approval of the site plan review for the proposed Legacy Apartment and clubhouse located within Grande Park Neighborhood 10, generally located at the southwest corner of Ridge Road and 127 th Street, subject to the following four (4) stipulatio ns: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. Submittal of a photometric plan and product specifications for light fixtures for the apartments and clubhou se subject to review and approval by the Village Planner; and 4. Submittal of revised apartment and clubhouse elevations per the direction of staff and/or the Plan Commission. Commissioner McKay seconded the motion. Chairman Sobkoviak called for a vote b y roll call. Aye : Murawski, Bonuchi, Kachel, McKay, Renzi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 At 9:46 p.m. Chairman Sobkoviak called for a 10 minute recess The Commission reconvened at 9:56 p.m. CASE: 1311 -04120 7.CP HE RITAGE WOODS OF PLFD. Request: Concept Plan Location: South of Ewing Dr. and east of Rt. 59 Applicant: Gleason Architects, P.C. TIME: 9:56 p.m. Michael Garrigan summarized the staff report. This is a concept plan for a 102 unit supported living facilit y located on Ewing Drive, east of Route 59 and west of the Plainfield Park District’s Clow Stevens Park. Currently, the site is located in unincorporated Will County. The petitioner wants to get input from the Commission. Critical storm water will be ad dressed if the Commission agrees this plan is acceptable. Currently, the site is listed in the Comprehensive Plan as medium density with 2.1 and 3 units per acre. The question before the Plan Commission is – is this use consistent with the neighborhood . Single family homes are to the north and to the west, medium and low density homes are to the south and the Park District is to the west. The site plan proposes one access drive right off of Ewing Dr to align with Dan O’Connell Drive. There is only on e access into this proposed development. Staff stated that generally to accommodate life safety emergency purposes there are 2 access points. Therefore, if this plan receives support from the Commission, that issue of access points would have to be looke d at. There are 62 parking spaces. The Village requires 1 space per 4 beds or a total of 26 spaces ; and
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 14 of 23 therefore, there is an excess amount of parking spaces. Staff suggests that if this concept is accepted, possibly some parking spaces could be lost to open green space. This is a 3 story structure with a combination of face brick and siding. The elevations that have been submitted generally are consistent with the Village’s Site Plan Review Ordinance. There would need to be extensive landscapi ng buffer to mitigate any impact to the single family homes. Chairman Sobkoviak asked Neil if the engineers had looked at any part of this plan at this time. He stated he knew there had been problems with water for years. Neil stated the area does have a problem with high ground water. He stated the applicant would need to make sure the lowest floor elevation is well above the high ground water. He didn’t know if a basement was proposed, but that could be an issue. He also stated the sanitary sewer i s shallow in this area as well so they will have to pump up to the sanitary sewer for their service. He stated also there should be two access points for the site. Commissioner Kac hel asked Neil in his opinion if would it be more of a problem with single family homes in that area. Neil stated if there are single family homes, they will want to have basements and basements will not work in this scenario. He also stated detention should be provided for the site whether it is single family or this project. A discussion ensued about detention and water drainage between Neil and the commissioners . Chairman Sobkoviak swore in John Argoudelis. He is the attorney representing the petitioner. He congratulated the new commissioners and welcomed them. He also thanked Michael Garrigan for his staff report. He s tated the petitioner is a group of gentlemen who have put together several of these supportive living facilities throughout the State of Illinois. They have facilities in Yorkville and Batavia. This is a unique type of housing and adds to the type of housing mix. It is for seniors who need some assistance. The present Comprehensive Plan does not take into account this type of facility, so no where in the Plan does it designate this type of density and facility. So, if Plainfield wants to have this type of housing we have to find a location where it makes sense. He argued, as he thinks the staff supports, this is a type of residential housing and it is best placed in a residential area. John Argoude lis introduced Blair Minton who explained the supportive living concept. Chairman Sobkoviak swore in Mr. Minton. He stated a supportive living facility is a type of license which is exactly like assisted living. There is no difference between supportive living and assisted living other than the payer source and who is licensing the unit. An assisted living, for example Sun Rise, is licensed through the Illinois Department of Public Health and a supportive living facility is license d through Heath Care a nd Family Services (HFS). The difference is if a person is in a private pay, Sun Rise type facility, and a person runs out of money, then you have to leave the facility. They ask you to leave. In a supportive living facility if you are private pay that is fine, but if you run out of money or if you do not have money, HFS will make up the difference between what you have in income and Social Security and what we charge. So , it is a payer source type of thing. The supportive living facilities are just as nice as any assisted living facility. They are the largest company in the State of Illinois that provides care through the supportive living program. They have 17 projects open throughout the State, and another 8 projects currently under construction in the State. The s upportive living program
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 15 of 23 does not allow care for anyone who is mentally ill, anyone on drugs, or anyone who is developmentally disabled. This is strictly a senior program for people over the age of 65 who need some assistance. They hav e 24 hour staff and 3 meals a day. Snacks are provided. A bus and a beauty/barber shop are also provided, and there is staff to provide activities for the seniors. The person has their own apartment. This is not a nursing home or double occupancy. Mr. Minton stated they did look at several sites throughout the Village. This project is to serve the seniors in Plainfield that cannot afford to live in private assisted living, but they still need help. Very few of their residents drive an automobile. There is very little traffic, mainly the workers coming and going on 3 shifts and any visitors. He stated they try to match their architecture to fit in with the surrounding area. Their residents have an average age of 84. Most of them have a walker or are in a wheelchair. They do not utilize park services and do not go out and do a lot of walking because of the age. The residents bring in their own furniture and belongings. They also have a bus to take their residents to the doctor, to the store, et c. He stated their company is built on a mission. Their mission is to provide safety, security, love, compassion, and dignity to those residents. He feels the neighborhood is a very safe and beautiful neighborhood. He said they think the location would be a great location. He stated they understand there are water problems and they have not engineered the site. They would work with the neighborhood to mediate those water problems. They think the detention area they would have would help to mediate th ose problems. They would work very closely with the engineers, the city, and the neighborhoods. Chairman Sobkoviak reminded the commissioners that this is a concept and the primary question is whether this type of facility should be allowed at this locat ion. Commissioner Renzi asked if Howard Street is to be extended. Michael Garrigan stated he did not see that happening. Commissioner Renzi then asked about the Clow Stevens Reserve. He asked if that was going to stay as a passive use or whether it i s going to be ball fields, etc. Chairman Sobkoviak swore in Cameron Bettin. Cameron is from the Plainfield Park District. He stated they are applying for a grant to develop the northwest corner. They just went through an extensive master plan process. There is going to be playgrounds, soccer, community gardens, a dog park area, etc. A lot of it has been pushed down to the South away from the residents and they are creating buffer areas. There are not going to be any lights ; maybe a few parking lot li ghts for security purposes. There will be active use, but a lot of passive use also. Commissioner Kachel asked Cameron if he foresees any problems with this plan. Cameron stated he did not see any problems. Cameron stated the detention they are plannin g right now is going to be west and south of the houses. They are basically following the drainage pattern of the site. Most of the Park District development on the Clow property is going to be on the east side of the corner parcel that they own. There will be a playground on the northwest corner with a path tying into Howard Street. The rest of the area will be open grass area, soccer, prairie plantings, etc.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 16 of 23 Commissioner Kachel asked if the petitioner could work with the Park District if they nee ded another access point on Howard Street. Cameron stated they could talk to the petitioner about that, but they have always been under the impression that Howard Street was not going to continue south. O riginally the Park District had thought about putt ing in a parking lot off of Howard Street and one of the concerns was the residents did not want people parking along there. The Park District is trying to provide enough parking within the park for the soccer and other uses. There was a discussion with Commissioner Kachel and Cameron Bettin about parking. Cameron stated that if the Park District removes any vegetation, they will replace it. Michael Garrigan responded to a question from Commissioner Renzi about zoning. Michael Garrigan stated it has been recognized that assisted living facilities are a special use in the R -1 District; and therefore, the zoning ordinance recognizes under certain conditions it may be appropriate and consistent with the single family neighborhoods to incorporate a use su ch as an assisted living facility or nursing home in a residential area. As a planner it is not unusual to see assisted living facilities, nursing homes, and other specific uses such as schools which have much more of an impact, adjacent to or within sing le family neighborhoods. Commissioner McKay had a concern that this facility fits into the R -1 zoning. She feels this concept is more equated to multi -family than to R -1, being that it is 3 stories, being that there is a drive aisle. She also stated i t was more apartment or condo like than it is townhome like. Blair Minton stated they were there with just a concept. They will work with staff and the neighborhood to come up with an architecture that would fit for all concerned. He stated they have a multi -level building rather than a single story building because each resident is closer t o the elevator bank, and to the dining room. With the average age of 84, and many over 90 and a few over 100, the ambulation is very hard for them. If they were b uilding an independent living building, they would try to spread it out more and have a one or two story building. Commissioner McKay asked about the 3 shifts and how many staff members. Blair Minto n responded they are 24 hour shifts and there would be a total 50 full -time employees working on a seven day week basis. There will be 3 shifts with more people working on the day shifts. The d aytime shift will have as many as 21 -22 employees. Commissioner Sanders asked about the delivery of supplies and t he size of the vehicles bringing in supplies. Blair Minton stated the deliveries would be during the day. He stated it is not a full semi. I t is a truck. They come in once a week to deliver. It is the same type of truck that would deliver food to a r estaurant. Commissioner Sanders then asked how close this site was to Rt. 59 and Fraser. Chairman Sobkoviak stated about 4 blocks from Fraser and about 6 -8 blocks from Route 59. Chairman Sobkoviak opened the meeting to public comment. Chairman Sobkovia k swore in the following residents who gave testimony : Beth Kenealy – 23639 Ewing. This facility will be built behind her house. She is concerned with the flood issues with the houses that were built above her ground level. She stated their water runs from the farm into her backyard. The retention ponds are
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 17 of 23 running off into the easement that was never taken care of previous to her purchasing her home. It runs to her yard. She is the lowest point house in the subdivision. She is worried about the ad ditional traffic. She is not against the facility, but feels it should be built at a different location. Chuck VonRhein – 16526 S. Howard. This facility would be immediately across Howard. He handed out photos of his backyard in 1996. This area for th e facility is floodplain. Arbor was also in floodplain, but it was dealt with by increasing the grade of the subdivision. He had stormwater issues. He stated this is the wrong place for this facility. Talked about the Lily Cache Creek. Stated somethin g radically needs to be done with the stormwater. It is being ignored. Amit Singla – He is building a house on Dayfield Ct., w hich backs up to the property . He also had concerns with stormwater. He is concerned about additional traffic. He feels the 3 story building does not fit into the neighborhood. Kim Neville – 23661 Arbor Ct . He had concerns with the access to the facility, increased traffic, and stormwater. She stated this piece of property is wetlands according to the U.S. Fish and Wildlife S ite. Dr. Abhi n Singla – 23660 Dayfield Ct. She had issues with stormwater. Stated this area is wetland area. He was concerned with the additional amount of traffic for employees coming and going to this facility. He is not against the concept, but doe s not feel this is the right location. Ed Diaz – Arbor Dr. He stated he had concerns with safety, and traffic. He feels this is the wrong area for this facility. John Neville – 23661 Adams Ct. He stated there is problem with drainage in this area. He did not have confidence in engineering, as they have problems with the engineering that had been done in the past. Tom Jones – 23660 Adams Ct. He had concerns with privacy and traffic. He also had concerns with stormwater concerns. His builder had t old him this property would be single family homes, possibly 3 -4 homes. He had concerns the value of his home would decrease. Robert Meskauskas – 16506 Howard . He gets standing water every time it rains. He hopes the stormwater problems are resolved b e fore anything is being built he r e . He does not want this facility to be built in this location . Chairman Sobkoviak closed the public hearing. Commissioner Renzi asked the petitioner how often ambulances are coming to other facilities. Blair Minton repl ied that it was 2 to 3 times per week. They usually do not have their sirens blaring or the lights flashing. Commissioner Renzi stated the petitioner had talked about the food deliveries, but asked if they also do not have medications delivered to the fa cility. Blair Minton stated no. He stated most of the drugs come through UPS or FedEx and that comes through daily. Commissioner Renzi also asked if everyone does their own linens. Blair Minton stated everybody has their own linens. There are washers
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 18 of 23 and dryers in the facility and staff does do the laundry for them. All of the washers and dryers are residential style; they do not have a laundry facility. Commissioner Renzi asked about the number of visitors. Blair Minton stated probably about one -t hird to one -fourth of the residents will get a visitor every day. The visitors are during the daytime. There was a discussion between Commissioner Renzi and Blair Minton regarding the traffic flow, buffering, and elevation of existing buildings. Commi ssioner Kachel agreed that Plainfield does need a facility of this type, but there are major problems in the area with stormwater. He feels a different area would be a better idea. Blair Minton responded this is a very unique opportunity for the Village of Plainfield and they would like to be in the Village. This may or may not be the correct location. They were unaware of a lot of the flooding problems that the neighbors have talked about until just recently and have not had time to try to engineer tho se problems to determine if anything can be done. Commissioner Cox asked how many projects are close to residential. Blair Minton stated in Yorkville there are single family homes across the street, apartment complexes adjacent to the south. He gave the location for the facility in Yorkville. Chairman Sobkoviak swore in one of the petitioners, George Dinges. He stated applications were submitted to the State. Many more applications are submitted than ever approved. Plainfield was approved from the St ate. They had to show a need, a market study, etc. The application cycle closed and it will remain closed for a long time. There is a limited window of opportunity and it will close by the end of the year. Commissioner Bonuchi stated this was a wonderf ul opportunity for Plainfield, but felt another area would be better suited for the facility. Chairman Sobkoviak stated the Commission has two options to either recommend approval of the concept or recommend denial of the concept. If the Commission recom mends denial the reasons need to be specific for denial. Commissioner Renzi also liked the concept and the facility, but did not like the area because there is no convenient way to get in or out. Chairman Sobkoviak stated that most of the commissioners w ant this type of facility within the Village. John Argoudelis asked if this be withdrawn at this time. Blair Minton stated they have heard the neighbors and they really do want to come in and be a good neighbor. He stated they could table it and they will look for a better location in Plainfield. Chairman Sobkoviak stated the chair is going to ask for a motion to continue this July 17, 2007. At 11:40 p.m.Commissioner Renzi made a motion that the Plan Commission continue Case 1311 -041207.CP to the J uly 17, 2007 meeting. Commissioner Kachel seconded the motion.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 19 of 23 Chairman Sobkoviak called for a vote by roll call. Aye: Bonuchi, Kachel, McKay, Renzi, Murawski, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 Chairman Sobkoviak explained what th is means to the residents. He stated they are going to come back in with a different proposal with possibly a different site. One of the residents asked if it could come back on this site. Chairman Sobkoviak explained it could. Michael Garrigan told t he resident to keep in touch with staff and staff could keep them up to date on the case. Michael Garrigan handed out some of his business cards so the residents could contact him. Commissioner McKay told the residents that all of their testimony was on public record. CASE: 1316 -042607.SU FRATERNAL ORDER OF THE MOOSE Request: Special Use Location: Southwest corner of Lockport Street and Illinois Applicant: Moose Lodge 2491 TIME: 11:45 p.m. Michael Garrigan summarized the staff report . This is a special use for the relocation of a fraternal organization at 500 W. Lockport, the clock tower building. A fraternal organization requires a special use in the B -5 (Traditional Business District). Michael went through the favorable findings of fact. There is no evidence to indicate that the applicant’s use will have any negative impact on any of the surrounding uses. This use is consistent with the historical character of the downtown. The applicant stated this is a temporary use. One of the major issues is parking. The petitioner will work with the owner of the building to fix the façade of the building, which has been vacant for a while. Chairman Sobkoviak swore in the petitioner, Mark Owens. He thanked the commissioners for consideri ng the special use. He read the statement of purpose of the Moose and history of their events. They have held many fundraising events for the Plainfield Area. They will direct their members to places to park when they have an event so they will not impac t parking in the immediate downtown area. They will do their part to improve the downtown area. Chairman Sobkoviak stated he felt it was important to note that the building they would be taking over was a restaurant. When it was open for a restaurant, t hey used a lot of parking spaces too. Commissioner Kachel asked Michael Garrigan about the façade program. Since the Moose has members that will do their own work, he asked Michael if the façade dollars could be used to reimburse the Moose to pay for mat erials. Michael Garrigan stated it was a matching program for the owner of the building. He was not sure there was an opportunity to work with a fraternal organization to reimburse their out -of -pocket expenses for any improvement that they make. A discu ssion ensued about the façade program of the Village of Plainfield.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 20 of 23 Chairman Sobkoviak swore in the people in the audience who wanted to give testimony: Dr. John Bates – He handed out a letter to the mayor. He disagreed with Michael Garrigan’s finding s of fact. He stated the subject property is a prime gateway location for the downtown. He stated preferred uses for this property are clearly delineated in the Village Zoning Ordinance. He discussed the uses in the B -5 District. He stated this use is injurious because it keeps downtown Plainfield to be what it should be. He stated the fraternal use is worse than the present vacancy. It takes parking spaces away from the present retailers. He also stated the Moose would provide liquor and that would be against the ordinance with a church being close. The adjacent property owners are all against this use and he asked the Commission to take their views into consideration. Lynn Reiche r t – Her husband and she are the owners of the subject property in qu estion. She stated most of the time the building has been a restaurant and using parking. The building is over 100 years old. As far as serving liquor, Moe Joe’s and Gruben’s Bar are close also to the church. To say the Moose is just a bar is unfair. Chere Bates – She stated more non -retail occupancy in the downtown will eventually kill the retail in downtown. It was stated that they were requesting limited time occupancy and nothing was stated about the length of this. The petitioner stated maybe up to a year would be the length of time. He said they are interested in a location, the old police department station. They would like to get into a building that they could purchase and own themselves, because it is hard to lease a property. It depends on the availability of other properties in the area. Chere Bates went on to say if it was just for a year, they could stay in their current location. If the Moose goes to this location, it inhibits another retail location looking at that because it is oc cupied. If they come in, it can be very difficult to get them out. Terry Miller – He owns the butcher shop across the street. He has known the Reicherts for a long time. He feels the Moose organization is a great organization, but there is a parking pr oblem. They say they have 151 spots. If any commissioners want to go in the afternoon and count the spots open you will see this is not the case. There is no parking in the afternoon. He did not feel the Moose people would want to walk like the petitio ner has suggested. Michael Krebs – He stated he can sympathize with many of the downtown businesses. He has been a resident of Plainfield all of his life. He stated the Moose is pretty much a private organization. You have to require a membership in or der to be invited into the facility. It is not a public facility. He stated he wants to have retail downtown. You want to bring people downtown. Sam Reichert – owner of the subject building. He stated there is no guarantee that retail will ever go i nto his building. There is an opportunity with a good organization, who is already in the downtown, to have the family come downtown possibly buy an ice cream cone, have a cup of coffee, buy something somewhere. There is no guarantee that he will
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 21 of 23 ever put retail in that building. It is his decision whether to hold out for retail or not. He feels it is an opportunity to get the building façade fixed. There were no further comments from the audience, so Chairman Sobkoviak closed the public hearing port ion of the meeting. Commissioner Kachel asked if it could be put in the approval that this special use will only be for one year. Michael Garrigan stated he did not think there was a legal basis to limit the special use. He stated he would confer with t he Village Attorney. Commissioner Renzi agreed with Commissioner Kachel that he could support this if he saw a time limit of one year. He feels somebody is better than nobody, but not for an indefinite period of time. Chairman Sobkoviak stated he did no t th ink the Moose has to justify their presence. Commissioner McKay stated she is a property owner directly across the street at 501 Lockport Street. She stated she consulted with legal and she does have a right to testify and to vote on this. She ref erred to the body painting not be allowed as a special use, since they are generating tax dollars. The issue is that the downtown right now is at a huge crossroads. She has an empty building. It is not easy to find tenants, but she assured the last owne r that they would do their best to find retail and they turned offers away in order to find retail. They were offered full rent for an office for 5 years and they turned that away for retail. If you cannot put a time limit on this, it needs to be an appr opriate use for the downtown area. If it’s a one year commitment why would the petitioner put money into it for a façade improvement. Petitioner stated they probably are not going to do major renovations. It could be just painting the outside of the b uilding. There are a lot of members who are skilled in a lot of professions and they donate a lot of their time. Commissioner Kachel stated an occupied building is better than a vacant building. It would help the look of the downtown even if the outsi de was just painted. Michael Garrigan replied to Commissioner McKay that the body piercing was not permitted in the B -5 zoning and was not even a special use in the B -5 zoning district. A fraternal organization is recognized as a special use in the B -5 z oning district. Commissioner McKay thought the body piercing was asking for a special use. Michael Garrigan stated they were not recognized in the B -5 as a special use or a permitted use in the B -5 district. It is only allowed in the B -3 district. Co mmissioner McKay asked the petitioner if they were amicable to a stipulation for a one year time period. Michael Garrigan stated they could add a stipulation. It might not be a valid stipulation or a legal stipulation. It would be at the Village Board’s discretion. The Commission can continue the matter for legal consults opinion. Michael Garrigan stated as long as he has been with the Village, they have never incorporated a provision limiting a zoning classification special use.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 22 of 23 At 12:39 a .m. Com missioner Renzi made a motion that the Plan Commission recommend approval of the special use for a fraternal organization in the B -5 district for the Fraternal Order of the Moose Lodge subject to the following stipulations: 1. Compliance with the requirem ents of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Compliance with the requirements of the Village’s Building Department. 4. That the applicant continues to work with staff and the owner of the site on any necessary façade improvements to the structure. Commissioner Kachel seconded the motion. Chairman Sobkoviak called the motion out of order because Commissioner Kachel abstained. Commissioner Bonuchi seconded the motion. Chairman Sobkoviak ca lled for a vote by roll call. Aye : Renzi, Bonuchi, Chairman Sobkoviak Nay: McKay Abstain : Kachel, Murawski The motion is carried 5:1 Chairman Sobkoviak called a 10 minute recess at 12:40 a.m. The Commission reconvened at 12:50 a.m. CAS E: 1293 -010207.SPR LOT 3 AT MENARDS Request: Site Plan Review Location: Route 59 and 135 th St., Lot 3 Applicant: KMA & Associates Sara Leach summarized the staff report. This is a site plan review for a 2,700 sq. ft. building. One Price Cleaners is o ne tenant and the tenant for the remaining 800 sq. ft. is unknown at this time. The applicant’s proposed retail center appears to be consistent with the design of the existing Menards store and surrounding retail uses. Staff recommends approval with 6 st ipulations. Chairman Sobkoviak asked Neil if there were any issues. Neil stated he had concerns that the proposed staple site does not allow for the curb cut access. The applicant needs to work with the developer of the Staples site. Chairman Sobkoviak swore in the petitioner, David Mangertner of KMA & Associates, the architect.
Village of Plainfield Plan Commission Minutes June 5, 2007 Page 23 of 23 Chairman Sobkoviak asked him if he had any problems with: Including the dimensions of the parking stalls on new elevations sheets – David had no problem Reducing the nu mber of proposed brick accent bands from 7 to 3 on the building – David said he would work with staff Adding additional shade trees on the western and southern boundaries – David had no problem Enclosing the t rash enclosure with 100% screening – David ha d no problem Including a photometric plan – A plan had been included Chairman Sobkoviak asked if there were any questions from the audience. There was no response. Chairman Sobkoviak stated there was a substantial berm between the residential and comme rcial that was constructed with the original development. At 1:00 a.m. Commissioner Kachel moved that the Plan Commission recommend approval of the site plan for Menard’s Outlot 3 subject to the following stipulations: 1. Compliance with the recommendatio ns of the Village Engineer. 2. Compliance with the recommendations of the Plainfield Fire Protection District. 3. Submittal of revised architectural elevations consistent with the recommendations of staff in this report. 4. Submittal of a revised landscape plan consistent with the recommendations of staff in this report. 5. That any brick used on this structure be consistent in color with the proposed Staples store. 6. That all lighting fixtures used on this property be consistent with the lighting fixtures throughout the Menard’s development. Commissioner McKay seconded the motion. Chairman Sobkoviak called for a vote by roll call: Aye: McKay, Renzi, Murawski, Bonuchi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 Michael Garrigan stated there wi ll be a special Plan Commission meeting on Tuesday, June 26, 2007. Since there was no further business before the Plan Commission, Chairman Sobkoviak ad journed the meeting at 1:05 a.m. _________________________________________ R espectfully Submitted Ca rol Millan Planning Secretary – Village of Plainfield