HomeMy Public PortalAbout2007-08-21 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION MEETING RECORD OF MINUTES AMENDED DATE : August 21 , 2007 LOCATION: Village Hall Chairman Sobkoviak cal led the m eeting of the Plan Commission to order at .7:04 p.m. ROLL CALL: Present: Commissioners Kachel, McKay, Renzi, O’Rourke , Murawski, Bonuchi, Chairman Sobkoviak, and ex -officio Commissioners Cox and Sanders . Also present was Plainfield Fire District. Absent: School District , Library District and Police Department Also Present: Michael Garrigan – Villa ge Planner Village of Plainfield , Jonathan Proulx – Planner II Village of Plainfield, Sara Leach – Planner I Village of Plainfield, Carol Millan – Secretary Village of Plainfield, and Steve Amann – Baxter and Woodman. MINUTES: The minutes from the Plan Co mmission meeting of August 7 , 2007 were accepted as presented DEVELOPMENT REPORT Michael Garrigan gave the development report. The following items were brought befor e the Village Board at their 8/20 /07 meeting: Grace Pointe Church – Final Plat was approv ed. Rousonelos Annexation – Requested the Village Attorney draft ordinance annexing property. Coil Plus, Lot 16 – Supported staff’s findings of fact and requested Village Attorney to draft ordinance for rezoning. Christ Community Church – Supported staff’s findings of fact and requested the Village Attorney draft ordinance for Special Use for a preschool. Heritage Business Center – Approved the amended site plan. Test Amendment to Chapter 6, Article III, Division 2 of the Municipal Code regarding native pla ntings – Requested the Village Attorney draft the ordinance for the text amendment. All American Auction Special Use Request – Requested the Village Attorney draft the ordinance for the special use. Plainfield Business Park – Requested the Village Attorney draft the ordinance for the PD and approved the Site Plan. Heron Point Reconsideration Request – The request was approved. It will be scheduled for next COW meeting.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 2 of 16 Commissioner Kachel asked Michael Garrigan if the Heron Point project was coming b ack to t he Board. H e asked if there was going to be a change to the architecture or are they just going to be re -voting on it. Michael stated there have been some small limited modifications. He did not know if it would be remanded back to the Plan Commis sion as that would be the prerogative of the Village Board. OLD BUSINESS: CASE: 1 340 -062707.AA.SU.SPR.FP LATTER DAY SAINTS Request: Annexation (Public Hearing) Special Use (Public Hearing) Preliminary/Final Plat of Subdivision Site Plan Review Lo cation: 1336 Simons Road, Oswego Applicant: Ed Howell TIME: 7:08 p.m. Jonathan Proulx summarized the staff report. He stated this case does require a public hearing and notice was posted and published for the annexation for a hearing for August 7 th . Th at public hearing was continued until tonight’s meeting to allow concurrent consideration of the special use for the church use in the R -1 Zoning District. There was a separate hearing posted and published for tonight’s meeting. The petitioner is seeking to construct a church of approximately 24,000 sq. ft. The subj ect site is located on a 6 acre site at the south side of 127 th Street (Simons Road) west of Gilmore Road in the far northwest quadrant of the Village. The site is bounded east, south and wes t by property that was annexed into the Village last summer by the name of Plainfield West. The parcel is within the Village’s Facilities Planning Area and is contiguous to the current municipal boundary of the Village. It represents a logical extension of the Village’s boundaries. The use is consistent with the trend of development in the area. Upon annexation the property would receive the R -1 zoning designation. There is a special use request to allow the church use. According to the Zoning Ordinan ce two findings of fact must be made to allow the special use. Staff believes both of these findings have been met. The primary purpose of the plat is to facilitate granting of road right -of -way dedication for the widening of 127 th Street, along with ded icating the required public utility easements. The 127 th Street dedication will achieve a proposed ROW of 50 feet from centerline. This is consistent with the adjacent Plainfield West development. Staff finds the subdivision plat meets the requirements of the Subdivision Code and Zoning Code. There will be two access points from 127 th Street . A full access point is proposed near the northeast corner of the site and a second access point would be a right -turn -in/right turn -out near the northwest corner of the property. Sta ff has submitted two recommendations to improve vehicular site ingress/egress and on -site circulation. Staff is requesting th at the egress be provided with separate left -turn and right -turn lanes. Staff also recommends that the circu lation pattern around the eastern -most double -row of parking be one -way in a counter -clockwise direction.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 3 of 16 A proposed bike path would be constructed adjacent to 127 th Street. This proposed bike path would extend along the northerly property line and would be consistent with the planned Plainfield West improvements to the east and west. There are 72 parking spaces required according to the Zoning Code and 282 spaces are proposed. So, parking is well in excess of the required parking. Stormwater detention would be handled in the southern portion of the property. This will also separa te the parking and lighting from the adjacent homes. It will provide some buffering. Staff stated the petitioner has done an excellent job in incorporating stormwa ter Best Management Practices (BMPs). A trash enclosure will be provided near the pavilion and will match the brick of the principal building and will have fully screened gates. The church building is proposed as an all -brick structure with limited EIF S accents. The proposed elevations will be high quality. The monument sign is located on the landscape plan and will be constructed with the same material as the brick used on the principal building. There will be extensive foundation plantings around t he base of the building on all four elevations. The Photometric plan meets the Village’s requirements. Staff believes the annexation of the property represents a logical extension of the Village’s boundaries . Staff also believes the required findings of fact have been met for the special use to permit the religious assembly use, and the preliminary/final plat meets the requirements of the Subdivision Code and Zoning Code. Staff supports the site plan and elevations as proposed with minor modifications. Chairman Sobkoviak asked Steve Amann if there were any engineering issues. He stated there is nothing significant at this point. He stated there was a concern about the grade difference between this site and the adjacent Plainfield West Subdivision. He stated given that this site would develop before the residential property adjacent to it, he felt those concerns were mitigated to a great extent. Chairman Sobkoviak asked if there was any anticipation of drainage problems due to the elevation of the chu rch property. Steve Amann stated there are no concerns. He stated the same engineer is designing both the Church site and Plainfield West so the change in elevation will be accommodated. Steve Amann stated the drainage from the back slope of the berms d own toward the residential subdivision is not a significant amount and should be accommodated in the on -site systems in the residential site. Chairman Sobkoviak asked Steve Amann if either he or the Traffic Engineer, Eric Gallt, had reviewed the entrance point and the circulation in the parking lot. Steve stated he could not speak for Eric, but he would support staff’s concerns. He stated given the proximity of that internal intersection to the entrance on 127 th Street , there could be trouble . He stated 127 th Street is planned to be a significant arterial road in the Village. Given the nature of this site, the Village has not required a Traffic Impact Analysis, so it is difficult to quan ti fy at this time, but given geometry that we see with the site pla n and the geometry we anticipate for 127 th Street, he stated they would support the change that staff has recommended. Chairman Sobkoviak swore in the representatives for the petitioner. John Philipchuck was the first to speak. He introduced Ed Howell, Project Mgr. Latter Day Saints; Tony Germotto , Architect; and Rich Scheffrahn , Civil Engineer. He stated staff has done a very thorough job. He stated they concur with staff’s recommendation with regard to the driveway access onto 127 th Street and they c an accommodate that and will work it into finalizing the site plan. He stated they did take exception to the sidewalk issue. He felt because there was a good circulation system within Plainfield West, which takes everybody up to the bike path along 127 th Street in the public right -of -way, that would accommodate anyone from that subdivision that would wish to walk to the church. He cited safety reasons for not putting in the sidewalk connection.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 4 of 16 He stated there are no utilities yet to service their sit e so they will be in a holding pattern until Plainfield West commences and the utilities get extended to the site. They have worked with staff to employ as many BMPs in the design of the site so as to be able to handle stormwater surface drain into an are a of native plantings and design such to funnel the water into those areas rather than maximizing storm sewer usage. The present owners want to remove some vegetation from the site. There will have to be a substantial amount of grading on the site. They have gone over and above Village requirements as far as the landscape plan is concerned. He stated this is a good fit for the area. Commissioner Renzi asked why the large amount of parking spaces. He was wondering if some of the parking spaces could be elimi nated to allow more vegetation or impervious surface to reduce risk of run -off of water. John Philipchuck replied that the Latter Day Saints Church has a couple of convocations each year where folks from the general area come to their facility. The y wanted to make sure there was enough parking to handle that. Ed Howell from Latter Day Saints explained the parking requirements. He stated this would be a regional state center. Commissioner Kachel stated he had no problem with the parking, but wan ted to talk about pavers by the pavilion. Ed Howell stated it was a possibility they could consider, but it was a problem to keep the pavers level and looking nice. Chairman Sobkoviak stated there are problems with uneven surfaces. He stated it is diffi cult to remove snow and ice fro m t hese pavers. A discussion ensu ed about pavers. Commissioner Sanders asked if the steeple was pre -fabricated. Tony Germotto, the Architect, stated it was a pre -fabricated steeple. It is steel . He stated the building is designed to National Standards, actual Hurricane Standards. The steeple is also well reinforced. Commissioner Sanders asked about the soffits . Tony Germo tto stated it was around a 50 mil. Aluminum . He stated it is a fairly heavy gauge. Commissioner O ’Rourke asked about the traffic on 127 th Street and asked if deceleration lanes should be considered for the entrances for this project. Jonathan Proulx stated due to the fact that Sunday is an off peak time , they did not consider this. Steve Amann state d they are anticipating in the future 5 lane s , which would be two lanes in each direction . He stated usually you do not see right hand turn lanes on a 5 lane roadway. Chairman Sobkoviak asked if there was anyone in the audience who cared to ask a questio n or make a comment. There was no response. Commissioner Renzi stated it was his recollection that on 127 th Street there is anywhere from 50, 60 and 75 feet of right -of -way depending on the development. Steve Amann stated previously there has been 50’, but more recent developments have been asked for 60’ or a combination of 50’ of right -of -way and a 10’ easement beyond that. Commissioner Renzi asked if 50’ would be good enough to do 5 lanes. Jonathan Proulx stated the right -of -way does vary from projec t to project. In this instance staff identified 50’ as being consistent with Plainfield West annexation, which includes the residential to the east and the Wheatland Athletic Association to the west, where there will be a continuous right -of -way cross sec tion. He believed the bike path was constructed outside of that right -of -way. Due to the cemetery being across the street from the Latter Day Saints’ site, staff will look into any potential R.O.W. issues on the north side of the road to ensure there wou ld be no impact with the ultimate expansion of the road. Commissioner Sanders asked if this was similar to 135 th and Rt. 59 where there seems to be a constriction of stacking lanes and deceleration lanes and acceleration lanes. Jonathan Proulx stated tha t area suffers from multiple access points . This site ’s access points will be much more conservative and more coordinated.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 5 of 16 Steve stated time should be spent to look at the available right -of -way from the cemetery or across the cemetery frontage and ident ify what can be done to accommodate the ultimate build -out of 127 th Street across this particular section. John Philipchuck stated Plainfield West looked a t traffic volumes diminishing as you go west of this area. Obviously, they would pick up as you go east as you approach Route 59. Commissioner O’Rourke asked if the current right -of -way that is proposed and existing at the cemetery is enough to handle the proposed and future improvements on 127 th Street. Steve Amann stated that is really the heart of the question. Jonathan Proulx stated the road is under design and it has been reviewed by the Village Consulting Engineer. The Engineer is actually trying to fit it into the prescriptive easements in the event, for example, this property did not come in a nd annex. Commissioner Renzi stated as he reads the blueprint, the bike path is in the easement and that is 10’, which means there will only be 73’ for 5 lanes and curbs. He asked if that is going to be enough. Commissioner O’Rourke asked the petitioner if it would be a problem to ad d the right -of -way dedication of an extra 10’. John Philipchuck stated it can be a problem as far as setbacks are concerned. He stated there is still the possibility of a roadway easement. Chairman Sobkoviak stated the Com mission should put in a stipulation that staff needs to review the ROW requirement and if need be obtain an additional 10’ from this petitioner. Commissioner O’Rourke stated possibly would the Commission be willing to give in on some of the setbacks in or der to get additional ROW. Chairman Sobkoviak polled the commissioners if any of them had a problem with reducing the setback in order to obtain an additional 10’ of ROW should it be required. The commissioners agreed. Chairman Sobkoviak stated a stipul ation should be put in the site plan review that staff will determine the requirements for the ROW and if it will be necessary to obtain 10’, which the petitioner has agreed to, in exchange for consideration of the setbacks. Commissioner McKay felt the parking is appropriate and concurred with the developer on the sidewalk that it could be a safety issue. Commissioner O’Rourke asked if there was a different buffering on the west side. Jonathan Proulx stated the buffering is provided for any non -residen tial use adjacent to a residential district . S o given that there will be homes to the east and to the south , there is the great er buffering requirement. Commissioner O’Rourke asked if there should be additional ROW to make the radius on the cul de sac. He was wondering if there was enough to take from the existing subdivision , or would there b e a potential radius ROW from this parcel as well. Jonathan Proulx stated that was an excellent question and it would be a question that would be before the Commi ssion for the Plainfield West Final Plat. Chairman Sobkoviak polled the commissioners how they felt about the walking path connecting to the subdivision. He tended to agree with the commissioners. He felt it would turn out to be a security problem. T he commissioners agreed. Jonathan stated staff would request that the stub street be a public ROW dedication to the property line. In the event the church proposal does not move forward, staff feels it would be an appropriate safeguard to have a public R OW dedication. Chairman Sobkoviak polled the commissioners on the question of annexation if there was any further discussion on the appropriateness of extending the Village boundaries to include this parcel. There was no discussion. Chairman Sobkoviak polled the commissioners on the special use for religious assembly if there was any discussion regarding the issuance of a special use permit to allow for religious assembly. There was no discussion.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 6 of 16 Chairman Sobkoviak then asked the commissioners if th ere was any further discussion regarding the preliminary/final plat. There was no discussion. Jonathan Proulx stated regarding the proposed stipulation about the 127 th Street ROW, staff also submits that is an appropriate stipulation for the final plat o f subdivision. Chairman Sobkoviak then asked the commissioners if there was any further discussion regarding the site plan review. There was no further discussion. AT 8:06 p.m. Commissioner Renzi made a motion that the Plan Commission recommend approval of the annexation of the six -acre parcel located south of 127 th Street, west of Gilmore Road and commonly known as 1336 Simons Road. Commissioner O’Rourke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, McKay, Renzi , O’Rourke, Murawski, Bonuchi, Chairman Sobkoviak Nay: 0 The motion is carried 7:0 At 8:07 p.m. Commissioner Bonuchi made a motion that the Plan Commission adopt the findings of fact presented in the staff report as the findings of fact of the Plan Commi ssion and recommend approval of the requested special use for religious assembly for the proposed Jesus Christ of Latter -Day Saints Church at the property commonly known as 1336 Simons Roads. Commissioner Kachel seconded the motion. Chairman Sobkoviak ca lled for a vote by roll call. Aye: McKay, Renzi, O’Rourke, Murawski, Bonuchi, Kachel, Chairman Sobkoviak Nay: 0 The motion is carried 7:0 At 8:08 p.m. Commissioner Murawski made a motion that the Plan Commission recommend approval of the Preliminary/Fin al Plat of Subdivision, subject to the following three (3) stipulations. 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Oswego Fire Protection District; 3. Payment of applicable recapture fees prior to the release of the final plat for recording; and 4. Determination by staff if it is necessary to obtain an additional 10’ for ROW, which the petitioner has agreed to, in exchange for consideration of the setbacks. Commissioner McKay seconded the motio n.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 7 of 16 Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, O’Rourke, Murawski, Bonuchi, Kachel, McKay, Chairman Sobkoviak Nay: 0 The motion is carried 7:0 At 8:09 p.m. Commissioner Renzi made a motion that the Plan Commission recommend appro val of the site plan review for the proposed 24,000 square foot Jesus Christ of Latter -Day Saints church building at the property commonly known as 1336 Simons Road, subject to the following four (5) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Oswego Fire Protection District; 3. Modification of the site Plan to incorporate revisions to the full access and on -site circulation as directed by the Plan Commission and/or staff; 4. Submitta l and/or review of the photometric plan and lighting fixtures subject to the review and approval of the Village Planner; and 5. Determination by staff if it is necessary to obtain an additional 10’ for ROW, which the petitioner has agreed to, in exchange f or consideration of the setbacks. Commissioner O’Rourke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: O’Rourke, Murawski, Bonuchi, Kachel, McKay, Renzi, Chairman Sobkoviak Nay: 0 The motion is carried 7:0 NEW BUSINESS: CASE: 1348 -071207.AA.RZ.SU.CP RIVER VILLAGE Request: Annexation, Rezoning, Special Use (Public Hearing) Concept Plan Location: West of IL Rt. 59 , south of Fraser Applicant: Patti Bernhard Chairman Sobkoviak asked if this was being continued at the request of the petitioner. Michael Garrigan stated there was an issue with publication , so it is being continued at the request of the Village. At 8:12 p.m. Commission Bonuchi made a motion that the Plan Commission continue Case 1348 -071 207 until the September 4, 2007 Plan Commission meeting. Commissioner Kachel seconded the motion.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 8 of 16 Chairman Sobkoviak asked for a vote by roll call. Aye: Murawski, Bonuchi, Kachel, McKay, Renzi, O’Rourke, Chairman Sobkoviak Nay: 0 The motion is carri ed 7:0 CASE: 1345 -070907.CP.MC.FP CROSSROADS BUSINESS CENTER Request: Major Change to a Planned Development (VARIOUS LOTS) (Public Hearing) Preliminary/Final Plat of Subdivision Location: Southeast corner of IL Rt. 30 & 143 rd St. App licant: FMBF, LLC TIME: 8:13 P.M. Michael Garrigan summarized Mike Schwarz ’ staff report in his absence. He stated this was a public hearing for the major change to the Planned Development. The applicant wishes to add an additional three outlots to th e proposed project and a major modification to the previously approved concept plan which reflected a large big box on this site. They are proposing 7 total lots, not including the 3 previously approved lots. The concept plan reflects 9 buildings contain ing approximately 119,000 sq. ft. For any major change to a Planned Development, the petitioner must comply with the findings of fact outlined in the Village’s Zoning Ordinance. Staff feels this is an excellent opportunity to maximize the opportunities o f this site. Michael Garrigan stated the 7 findings of fact have been met. No traffic impact study has been submitted, but there have been extensive discussions between staff and the Village’s traffic engineer , and the Village is generally comfortable wi th the proposed access point s . Stormwater management has already been addressed as part of the overall Crossroads development. Generally, all trash enclosures will be consistent with the previously constructed trash enclosures as constructed in the bank and retail building of Lot 4. The origina l concept plan showed a big box; the applicant has slightly modified that to reflect an “L -shaped” retail component. No building elevations have been submitted as part of this concept plan, but the applicant has agreed to work with staff. The applicant has agreed to develop this project in a unified, cohesive manner. Staff has been working with the applicant and is generally comfortable with their proposal for a master landscape plan. The applicant has agree d to comply with the landscape requirements as outlined in the original Planned Unit Development and will continue to work with staff to provide some landscaping opportunities in the boulevard areas, entrance areas, and gateway areas. Staff is generally c omfortable with the lighting specifications. The applicant has requested a drive -throug h for each of these new outlots. Staff asks that each drive -through come in as the site plans come through the process. Staff also would request that the petitioner s tay with the 50’ ROW, but a 10’ additional easement be granted, which would provide some opportunities if that ROW has to be expanded .
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 9 of 16 Staff recommends approval of the major change to the PD subject to several stipulations and approval of the Final Pla t of Resubdivision with stipulations. Michael asked that Stipulation #4 in regards to the Major Change to the PD be stricken. He would request that the stipulation be modified to state that the applicant will continue to work with staff to comply with or iginal landscaping terms of the original PD. With regards to the 4 th stipulation in regards to the final plat , staff would request that stipulation be modified to state that the applicant incorporate language that a 10’ easement will be incorporated along 143 rd St. consistent with staff’s request. Chairman Sobokviak asked Michael if all of the revisions to the concept plan have been satisfied. Michael Garrigan stated staff continues to discuss some of the smaller issues with the applicant in regards to t he pedestrian pavers. He felt there will be an opportunity to flush some of these issues out as the site plan comes through the process. Chairman Sobkoviak asked if stamped concrete is allowed. Michael Garrigan stated stamped concrete could be used. Ch airman Sobkoviak asked Michael Garrigan if the 8 revisions to the Final Plat have been addressed. Michael Garrigan stated it is his opinion that staff continues to work with the applicant on these issues, but he is highly confident these small technical i ssues will be resolved with respect to the final plat itself. Chairman Sobkoviak stated John Philipchuck, the attorney for the petitioner, had been sworn in previously. John Philipchuck stated Wendy Yaksich and Brett Fessler were also present. He stat ed primarily the reason they are coming back in is there is new ownership of this property. The petitioner has been in the marketplace ta l king to various users. They decided to take another look at the PUD . T hey decided instead of the big box they had i nitially proposed there seems to be a need for some smaller complimentary users to some of the immediate residential areas. They are trying to adapt to the marketplace and feel they have come up with a nice modification. They talked about modifying the s etback along Presidential Avenue to address what has been done already when the bank was created on the corner. Some of the items are tidying things up and others are looking ahead and trying to see where the marketplace is tak ing the petitioner as new ow ner . T hey foresee making this a very aesthetically pleasing development on a major intersection in the community. The petitioner will bring in a specific landscape plan as various lots come before the Commission. All of this has to come back before the Commission. The petitioner asked for the drive -through consideration on the outlots. The drive -through consideration would be subject to site plan review. Commissioner Kachel asked about the corner lot on 143 rd St. and Rt. 30. He stated when it previou sly came before the Commission, the back portion of it where the access is off of Rt. 30 , it was talked that the petitioner didn’t really want people coming through there. He asked if that still would be the case with the PUD change. John Philipchuck sta ted that has been worked out. He stated there will be cross access among the lots. Commissioner Sanders asked if the ROW for Diageo was the same. Michael Garrigan stated there was no dedication for Diageo. That came in for a rezoning. There was no pla tting or proposed development for that property. He stated he would anticipate that when that property comes for development, there will be additional dedication of ROW. Commissioner O’Rourke asked the difference between an easement and ROW. He asked wh y there just would not be a ROW. Michael Garrigan stated the reason why the ROW is not being done right now is i t is not consistent with what staff has already requested for the existing outlots that have already been approved. It also is not consistent with the original terms of the PUD and it would have a major impact on future setbacks for the proposed outlots. These are the reasons staff is not asking for 60’. A discussion ensued about the ROW.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 10 of 16 Chairman Sobkoviak asked if there was anyone in the au dience who wished to make a comment or ask a question. There was no response. Commissioner O’Rourke had a problem with the drive -through approval for each lot. John Philipchuck stated they would like to get that approval, but it would be at the time the site plan review comes before the Commission for each lot. Commissioner O’Rourke felt it was a better idea to have these come forward as a special use. Brett Fessler, the petitioner, addressed this concern. He stated this was for marketability of the l ots. Since there were drive -throughs already approved, he did not want to be restricted should he come back to the Commission to ask for a drive -through. He stated these would still have to come to the Commission during site plan review. Brett Fessler w ent over the concept plan. Commissioner O’Rourke had concerns if the Commission approved the concept plan were they approving the sizes listed on the concept plan. Michael Garrigan stated this is a concept and the exact footprints or actual square footag e is not being approved. Commissioner O’Rourke asked the petitioner if he was asking for a reduction in the parking setbacks along Presidential Avenue. He asked if that would bother the landscaping in that area. Brett Fessler stated it would not bothe r the landscaping. Chairman Sobkoviak asked if Brett Fessler was comfortable with the 6 stipulations for the Major Change to a Planned Development. Brett Fessler stated he was. Chairman Sobkoviak also asked if the 4 stipulations for the Final Plat of Resubdivision were acceptable to Brett Fessler. He stated they were acceptable. Commissioner McKay agreed that giving cart blanc for drive -throughs for every lot is a stretch. S he also felt the Commission should think about the marketplace. Commissione r O’Rourke stated most retailers know they need a special use for a drive -through and did not think it would bother the marketplace. Chairman Sobkoviak agreed with Commission er O’Rourke. Chairman Sobkoviak stated there still is the potential for a drive -through, but felt it should be considered as a special use. He did not want to grant a blanket approval for drive -throughs. A discussion ensued about the drive -throughs. At 9:16 p.m. Commissioner Renzi made a motion that the Plan Commission adopt staff’s findings of fact and recommend approval of the request for a Major Change to a Planned Development, including an Amendment to the SIA, for Crossroads Business Center (various lots), located at the southeast corner of Illinois Route 30 and 143 rd Street, s ubject to the following stipulations. 1. Subject to the requirements of the Village Engineer; 2. Subject to the requirements of the Plainfield Fire Protection District; 3. Subject to staff’s technical review and approval of all related drawings and various revisions as outlined in this memorandum, and in compliance with all Village requirements, prior to the case being forwarded to the Village Board for consideration; 4. The applicant will continue to work with staff to comply with original landscaping term s of the original PD. 5. Subject to the submittal of an Amendment to the Statement of Intent and Agreement for the subject property prior to the case being forwarded for Village Board consideration; 6. Subject to a restriction on advance approval of drive -through facilities on Lots 2, 5, 7, 8, 9, and 10, given that future development proposals will require Site Plan Review anyway, and because individual Special Uses for drive -through facilities may be requested concurrently with the Site Plan Review process if necessary.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 11 of 16 Commissioner Murawski seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Bonuchi, Kachel, McKay, Renzi, O’Rourke, Murawski, Chairman Sobkoviak Nay: 0 The motion is carried 7:0 At 9:19 p.m. Commissioner O’Rourk e made a motion that the Plan Commission recommend approval of the Final Plat of Resubdivision for Crossroads Business Center (various Lots), located at the southeast corner of Illinois Route 30 and 143 rd St., subject to the following stipulations: 1. Subj ect to the requirements of the Village Engineer; 2. Subject to the requirements of the Plainfield Fire Protection District; 3. Subject to Plan Commission discussion and resolution of proposed Lot 10 prior to Village Board consideration; 4. Subject to staff ’s request that the applicant incorporate language that a 10’ public utility and roadway easement will be incorporated along 143 rd St. consistent with staff’s request. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, McKay, Renzi, O’Rourke, Murawski, Bonuchi, Chairman Sobkoviak Nay: 0 The motion is carried 7:0. At 9:20 p.m. the Commission took a break. At 9:30 p.m. the Commission reconvened. CASE: 1325 -052507.FP MAUDE -ERB RESUB DIVISION Request: Final Plat of Resubdivision Location: West side of Frederick St., south of Renwick Rd. Applicant: Maude & Erb Development V., LLC. TIME: 9:30 p.m. Michael Garrigan summarized the staff report. The applicant wishes to resubdivide this parcel, which is 4.15 acres and is currently zoned B -3, into 3 lots. This will allow the Plainfield Fire Protection District to proceed with the construction of their new Fire Station #4 . The proposed final plat is consistent with the Village’s Subdivisi on Code. Staff is making a favorable recommendation. Chairman Sobkoviak asked if there was anyone in the audience that wished to make a comment or ask a question. There was no response.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 12 of 16 Commissioner Renzi asked if resubdivisions could be titled A, B, C, etc instead of numbers. In this way, everyone would know this is a resubdivision instead of the original lot. Michael Garrigan felt Commissioner Renzi raised a good point. Chairman Sobkoviak asked Steve Amann if there were any engineering issues. S teve Amann stated they had raised some minor technical issues in a review of the plat, but nothing significant. At 9:36 p.m. Commissioner Kachel made a motion that the Plan Commission recommend approval of the request for a Preliminary and Final Plat of R esubdivision for Maude -Erb Resubdivision, subject to the following stipulations: 1. Subject to the requirements of the Village Engineer; 2. Subject to the requirements of the Plainfield Fire Protection District; 3. Subject to the minor technical revisions per staff’s review prior to recording. Commissioner Murawski seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: McKay, Renzi, O’Rourke, Murawski, Bonuchi, Kachel, Chairman Sobkoviak Nay: 0 The motion is carried 7:0 CASE: 1351 -073107.SPR PLAINFIELD FIRE STATION #4 Request: Site Plan Review Location: Southeast Corner of Renwick Road & IL Route 59 (Renwick Place) Applicant: FGM Architects TIME: 9:38 p.m. Sara Leach summarized the staff report. The applic ant is requesting site plan review for a proposed 12,407 sq. ft. fire station on a two acre lot in Renwick Place. The site plan shows two access points for the proposed fire station site. There are 19 parking stalls proposed and staff feels this is accep table. One of the parking stalls will be for handicapped users. The structure is proposed to be constructed of a variety of masonry materials, fiber -cement siding, and an asphalt shingle roof system. Some of the shrubs along the eastern frontage, which is the front of the site , will be relocated around the building foundation because the front yard does not have a large enough area to incorporate the required shrubs. Staff finds this explanation acceptable. Stormwater detention is intended to be provid ed on an outlet at the eastern portion of the site. There are sidewalks connecting the drive areas to the building. Staff recommends approval.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 13 of 16 Chairman Sobkoviak asked Steve Amann if he had any concerns. Steve Amann stated at this time they do not se e any critical issues. They did have some significant concerns with the off -site drainage that comes into the site from the west and into the detention pond, but they are working with the District’s engineer to make sure that this flow is accommodated ess entially around this site by diverting it to an overland flood route around this site that can handle this water. Chairman Sobkoviak asked if there was anyone in the audience that wished to ask a question or make a comment. There was no response. Commis sioner O’Rourke asked what would happen with the rest of the parcel to the north. Sara Leach stated no specific plans have been identified. It will be subdivided also in the future. Commissioner Renzi asked if there was an irrigation system required in Station #3. The applicant replied yes. He also asked if the photometric plan was different than for Fire Station #3. Sara Leach stated the only issue with the photometric plan is that the foot candles are a little bit high at some of the property lines. The applicant is going to do something to either lower the wattage of the bulbs or put shields on to direct the light downward. Chairman Sobkoviak asked if this was an open issue. Sara stated no it wasn’t. She went on to say the applicant has informed her that they have already made those changes. Commissioner Renzi stated that at Fire Station #3 either involving the sidewalk or the bike trail, there was a coloration issue to alert people that trucks could be coming out. Commissioner McKay stated it was on the drive aisle she believed. Chairman Sobkoviak stated the issue was joggers wanted asphalt because it is more kind to your feet. The Plan Commission’s ultimate decision was to put concrete. Chairman Sobkoviak swore in Andy Josek – FGM Archite cts. He talked about the sidewalk issue at Fire Station #3. He stated the concrete was stripped diagonally all the way through. Commissioner Renzi asked if there was any need to do that at Fire Station #4. Andy Josek stated there is no sidewalk that ru ns along that side of Frederick Street. The bike path is on the east side. Commissioner Bonuchi asked about the stormwater. She stated this seems to be an area where other residents have come forward with stormwater issues. Steve Amann stated the deten tion pond for this project was designed a few years ago and the critical thing now is to ensure that this site design for this project matches the assumptions that were made for the design of the detention pond in terms of how much impervious ness and flow rates from this particular site . T hey are working with the design engineer on this at this time. Steve Amann stated he believes this is a percolation pond. There was a discussion about detention ponds. At 9:54 p.m. Commissioner McKay made a motion that the Plan Commission recommend approval of the Site Plan for Plainfield Fire Station #4, subject to the following stipulations: 1. Compliance with the recommendations of the Village Engineer; 2. Compliance with the recommendations of the Plainfield Fire Pr otection District; 3. Submittal of a revised landscape plan consistent with the recommendations of staff in this report; 4. Submittal of a revised photometric plan consistent with the recommendations of staff in this report; 5. Submittal of a material boar d to provide a visual for the architectural elevations. Commissioner Kachel seconded the motion.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 14 of 16 Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, O’Rourke, Murawski, Bonuchi, Kachel, McKay, Chairman Sobkoviak Nay: 0 The motion is carrie d 7:0 . CASE: 1355 -080907.FP SPRING KNOLL RESUBDIVISION Request: Final Plat of Resubdivision Location: Northeast corner of Spring Hill Lane & Eastern Avenue Applicant: Geoff Schrock TIME: 9:50 p.m. Michael Garrigan summarized the st aff report. This is a final plat for a 3 unit subdivision. Previously the Commission recommended approval and the Village Board did approve the Preliminary Plat and PUD for this project. The final plat is consistent with the previously approved prelimin ary plat. Any applicable school and park donation fees will be made at the time the applicant is seeking building permits. The only outstanding issue is with respect to staff has had discussions with the applicant in regard to improvements along Eastern Avenue. There are no plans at the present time to improve Eastern Avenue, but staff has requested some type of cash contribution for Eastern Avenue for improvements for gutters, storm sewers, and typical improvements . Staff will continue to work with the applicant on that one issue. Staff is making a favorable recommendation with 4 stipulations for the approval of the final plat. Chairman Sobkoviak asked if there were any issues. Steve Amann stated there are not any critical ones on this site. Chairma n Sobkoviak swore in Geoff Schrock. Commissioner Renzi asked about key lots and it was his recollection that the Commission went from 3 key lots down to 1 key lot. Michael Garrigan stated that was his recollection also. Geoff Schrock addressed key lots. He stated the PUD did go through the approval process with only 1 lot being a key lot. The addition of the change for 3 key lots is a change he did not have an opportunity to speak to staff about. He did not know why that change was made. Mr. Schroc k stated as far as the open issue of improvements to Eastern Avenue, it was his understanding that other developments that have abutted Eastern Avenue in the past had very modest fees paid for Eastern Avenue improvements, which may or may not be made. He has been discussing with staff what the right amount is – is the right amount the full value of curbs and gutters or is it some lesser amount given that there are no plans currently to improve Eastern Avenue. Chairman Sobkoviak stated the Commission does not have the authority to make those negotiations and adjustments. Chairman Sobkoviak stated regarding the key lot issue, Commissioner Renzi seems to have a good memory for the original agreement and Mr. Schrock seem s to agree with that. Michael Garrig an stated they can amend the one stipulation to state Lot 1 to be a key lot and the other 2 lots will conform to the architectural guidelines as outlined in the original PD.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 15 of 16 Chairman Sobkoviak asked if there was anyone in the audience who wished to as k a question or make a comment. There was no response. At 10:05 p.m. Commissioner Kachel made a motion that the Plan Commission recommend approval of the request for Final Plat of Resubdivision for Spring Knoll Resubdivision subject to the following stip ulations. 1. Subject to the requirements of the Village Engineer; 2. Subject to the requirements of the Plainfield Fire Protection District; 3. Subject to minor technical revisions per staff’s review prior to recording; 4. Subject to payment of cash in l ieu of Eastern Avenue improvements, payable at the time of building permit issuance, said amount to be finalized per the approval of the Village Engineer prior to Village Board consideration. Commissioner O’Rourke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: O’Rourke, Murawski, Bonuchi, Kachel, McKay, Renzi, Chairman Sobkoviak Nay: 0 The motion is carried 7:0. DISCUSSION: Commissioner Kachel asked if anything had been decided on the sidewalk issue on Rou te 59. Michael Garrigan stated he had conferred with the Community Development Director and the Village Administrator on that issue. There are no immediate plans for that sidewalk. Commissioner Kachel thanked Michael Garrigan for checking on this for hi m. Commissioner Bonuchi referred to a letter from a resident regarding flooding on their property and asked what the process is for following up on issues. Michael Garrigan stated he is working with Public Works and the Village Engineer for a solution. He stated he would check with Public Works. Commissioner Sanders mentioned an article in the Planning Journal about Late Nights. Chairman Sobkoviak stated it was getting too late to discuss tonight. Michael Garrigan stated there would be two big cases c oming before the Commission at the next meeting. There was a discussion about the ground rules the Commission would like to implement to get these cases through the process in a timely manner. There was discussion as to restricting a time limit of 2 hour s to each case and to limit the time the public could give testimony to possibly 3 -5 minutes. It was the consensus of the Commission to meet on Tuesday and Thursday to handle these cases.
Village of Plainfield Plan Commission Minutes Au gust 21 2007 Page 16 of 16 Since there was no further business before the Plan Commissi on, Chairman Sobkovia k adjourned the meeting at .10:45 p.m. _________________________________________ R espectfully Submitted Carol Millan Planning Secretary – Village of Plainfield