HomeMy Public PortalAbout2006-01-17 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: January 1 7 , 2006 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:0 4 . Roll Call Present: Commissioners Kachel, Henry, McKay, Renzi , Fazio, Lucenko, Sobkoviak , Library District Absent: Ed O’Rourke, David Murawski, Park District, School District, Fire District, Police Department Minutes The minutes from the December 20 , 2005 meeting were accepted as presented. Development Report Jonathan Proulx read the Dev elopment Report: - There was a Village Board discussion of potential bank uses Village -wide , but there was a lack of support . T here wa s still a moratorium o n free -standing bank uses on Route 59 . - The F inal P lat on Fairfield Ridge was re -approved as this was not previously recorded. - The F inal P lat on Edward Hospital was re -approved as this was not previously recorded. - There was a m odif ic ation of the Enclave subdiv ision for open style fence s on the easement . As a matter of housekeeping Chairman Sobkoviak said that in the event of his absence, he would like to designate Commissioner Henry to call the m ee t in g to order and have roll call to establish quorum . The commission would then request who would act as chairman for the meeting. Chairman Sobkoviak said that they were going to hear a large case soon for Grande Park South and needed to be stricter on their protocol during large cases like this . He said that the presentation would be first, and there would be no staff report in the normal fashion as t he am oun t of information would be time -consuming to go through b oth. Following the presentation, he said that they may adjourn as the case may take two or three meetings. He was not sure how much public comment they would get but said that it may determine the le ngth and q uanti ty of the meetings . He asked the c ommissioners to
PLAN COMMISSION 1/17/06 MINUTES PAGE 2 hold questions until the Q&A forum at a subsequent meeting. There was some discussion regarding other cases that might come in during this case. New Business CASE: 1221 -113005.FP SPRI NGBANK, UNIT #5 Request: Final Plat Location: Northwest/southwest of Indian Boundary Road, east of County Line Road Applicant: MAF Development, Inc. Time: 7:15 pm Jonath an Proulx read the Staff report. Chairman Sobkoviak asked if Staff want ed the no -a ccess easements to be a stipulation or simply a verbal agreement . Mr. Proulx confirmed that a v erbal agreement would be satisfactory. Commissioner Kachel asked about the roundabout change and if this would be widened. Mr. Proulx did not know but could find out . He noted that they have a similar situation through Creekside where improvements are in the interim , but they ha d stipulated this. A discussion ensued regarding roundabouts being two -lanes, and Mr. Proulx said that he could provide an informat ional memo at the next meeting . Chairman Sobkoviak swore in Paul Mitchell (representing MAF Developments) who said that they had dedicated 80 to 90 -feet of right of way for Drauden Road and we re obligated under the A nnexation A greement to provide the righ t of way for possible widening. They were constructing this as a local road , so they were not planning to widen this like the others. Mr. Mitchell noted that j ust south of Unit 5 is a 22 -23 acre park that they have agreed to turn over to the Park Distr ict which is in the process of applying for a state grant for th e playing field . They were turning in this unit now to establish lot lines for this park. He said that Indian Boundary wa s being vacated as part of this plat but it would continue to be a pu blic road until other improvements are completed. He also said that County Line Road restrictions should have been on plat and would be for the final. Mr. Mitchell said that t o the N orth is a 10 -acre site that they acquired and would be coming forward on Unit 6 soon. Chairman Sobkoviak said that Staff ha d identified key and through lots, and Mr. Mitchell said that he was s ure that they could work this out. Mr. Mitchell confirmed that he would have no problem with the need for a final landscaping design plan. He also said that he would agree with the boulevard landscaping if it was required. 2
PLAN COMMISSION 1/17/06 MINUTES PAGE 3 Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Fazio said that he had been approached by a resident who lives just S outh of Renwick Road by the bridge, and Mr. Mitchell said that he had not been involved in any land acquisition. Mr. Proulx pointed this out on a map and said that it had been identified as a potential acquisition site for the Renwick Road bridge . Comm issioner Fazio said that the Village map had a bike path and Van Dyke Road going through his property , and Mr. Proulx confirmed that in order to construct the bridge and Van Dyke Road extension, it may be necessary to acquire this property . A discussion e nsued regarding this road extension being part of engineering/road plans. Commissioner Renzi asked about the 10 acres to the north b eing the access to County Line and if U nit s 5 & 6 were anticipated to be built together . Mr. Mitchell said that those impr ovements would need to be done because the detention would be done at the same time. Commissioner McKay noted that they were submitting certain things after the approval of final plat , and Mr. Mitchell said that it had, in the past, only been available af ter the final engineering. He said that he would do whatever the commission wants , and a discussion ensued regarding the landscaping plans going to be submitted. Mr. Proulx said that there wa s a requirement to provide a final landscape plan, and the comm issioner s should have the opportunity to review. He took responsibility for feeling like the plan was close enough to complete since the landscaping did not affect lot lines. Chairman Sobkoviak said that they had already seen several other phases complet ed, and they have built up a confidence in the developer. He noted that t he consequences further down the road would be severe if they d id not comply. Commissioner Henry said that he did not usually approve cases if there were a long list of stipulations . However, he said that landscaping for residential areas was usually not a big deal. A discussion ensued regarding engineering concerns. Commissioner Kachel said that they h ave the same concern especially if the developer seems hesitant to work with th e commissions or Staff’s request . Commissioner McKay said that she was not an opponent to this development; she just want ed to get a complete plan . Mr. Mitchell said that they would not go to the V il l a g e B oa rd w ith o ut final engineering , and they have lan dscaping obligations . Chairman Sobkoviak said that these were appropriate concerns, and if there was a lot undone and the commission wa s uncomfortable with the information submitted, they could vote not to approve this. Commissioner Kachel said that Sp ringbank had been coming for many years . Mr. Mitchell said that there are design guidelines in the A nnexation A greement that they have to meet . Commissioner McKay thought that it wa s good that the developer had a good reputation, but she thought that eve ryone should be treated fairly and equally . 3
PLAN COMMISSION 1/17/06 MINUTES PAGE 4 Commissioner Renzi asked why there was no east -west roads connected to County Line Road south of Renwick. Mr. Proulx said that part of planning is for curvilinear streets to cut down on long, straight streets , but he noted that there would be collector streets to move east and west. A discussion ensued regarding the streets going east -west being limited because of the railroad and river. At 7:5 0 pm, Commissioner Henry moved to recommend approval of the final pl at of subdivision for Springbank of Plainfield – Unit 5, subject to the following six (6) stipulations : 1. Compliance with all requirements of the Village Engineer. 2. Compliance with all requirements of the Plainfield Fire Protection District. 3. Payment of applic able recapture fees prior to release of the Mylar final plat for recordation. 4. Recordation of a Declaration of Covenants and Restrictions for the development, which will include architecture standards and responsibilities of the Home Owners’ Association, pr ior to release of the Mylar final plat for recordation. 5. Preparation of final landscaping plan, subject to review and approval by the Village Planner. 6. Approval of street names. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Henry, Kachel, McKay, Lucenko, Sobkoviak Nay: Fazio The motion is carried 6:1 :0. This w ill go forward pending final engineering approval at a date to be determine d. Commissioner Kachel asked if there was a new traffic plan othe r than the ones in the book showing Ind ian Boundary being straightened. Mr. Proulx said that Public Works was in the process of doing this. Chairman Sobkoviak said that the commission was interested in obtaining this. CASE: 1207 -090805.SPR LOT 13 IN M ENARDS OF PLAINFIELD Request: Site Plan Review Location: Lot 13 of the Menards of Plainfield Subdivision East of Route 59 east of Tuffy Muffler Applicant: Mike Guinta Time: 7:53pm Jim Donahue read the Staff Report. 4
PLAN COMMISSION 1/17/06 MINUTES PAGE 5 The developer could not attend, but Mr. Donahue offered to answer any questions adding that the developer said that he would comply with Staff’s requests. Commission Fazio asked if there were any businesses planned. Mr. Donahue said that the petitioner was not sure at this point. Commiss ioner Henry was not sure which elevation was which, and Mr. Donahue confirmed this. Commissioner Henry clarified that the trash enclosure was on the northeast corner of the building. Commissioner Kachel asked if the face brick was pre -cast or brick and M r. Donahue said that this was not true brick. Commissioner Kachel asked what was on Menards. Mr. Donahue said that the Menards is brick, but the outlots do veneer. Commissioner Henry asked if this was pre -cast with half -brick. Mr. Donahue thought tha t this was block as he did not want pre -caste. Commissioner Lucenko asked if the traffic committee would consider a right -turn lane necessary off of 135 th Street. However, Mr. Donahue said that this was not required. A brief discussion ensued regarding this not being required at this time. Commissioner Kachel said that there had been developers using higher quality pre -caste and asked what the requirements were. Mr. Donahue said that the only requirements were that they discouraged pre -caste; he believ ed that this was brick going over block. Commissioner Renzi confirmed the door being put in the back. Chairman Sobkoviak was interested in how a garbage truck would access the dumpster . Mr. Donahue clarified that his concern was that the truck would hav e to access through the parking areas , and this would be up to the tenant. Chairman Sobkoviak asked if he would have to move it, and – if so – if there was an alternate location . Mr. Donahue said that the location right now is the best since this is a ti ght site. Chairman Sobkoviak asked if Staff was confident that the developer would work with him to meet concerns. Mr. Donahue said that he had spoke n with the developer, and they had agreed. Commissioner Renzi noted that there seemed to be a lot of asp halt and building and asked if there was a s peci al type of tree for landscaping. Mr. Donahue said that the trees selected were “street trees” and there were some good setbacks. Commissioner Renzi asked if this would be a problem if 135 th S treet expands, but Mr. Donahue said that the trees were not on the right -of -way. At 8 :06 pm, Commissioner Lucenko moved to recommend approval of the site plan for Lot 13 of Menards of Plainfield Subdivision, subject to the following four (4) stipulations : 5
PLAN COMMISSION 1/17/06 MINUTES PAGE 6 1. Compliance with all requirements of the Village Engineer. 2. Compliance with all requirements of the Plainfield Fire Protection District. 3. The light standards shall match the existing standards used in the overall subdivision. 4. Submitting a revised landscaping plan that meets all requirements as set forth in the Site Plan Review Ordinance. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Henry, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 7 :0:0. This will go forward at the next scheduled Board meeting. CASE: 1226 -122705.FP CHATHAM SQUARE UNIT #1 Request: Final Plat Location: North of 127 th Street, west of Heggs Road Applicant: Gladstone Homes Time: 8:07pm Jonathan Proulx read the Staff report. Chairman Sobkoviak asked if there were any engineering issues. Mr. Eickholtz said that they were continuing to work with the design engineers, but there were no major issues with this unit. Chairman Sobkoviak swore in Adam Dontz, representing Gl adstone Homes who has had a good experience and thought they were in good shape. With regard to the comments regarding tree species, he said he was sure that they could work this out. With regard to the cul -de -sac and median planning, he was happy to coo perate and place that in the plan. However, he wanted to make sure that the median did not affect the turning radius for any emergency vehicles. Chairman Sobkoviak asked if t he key lots could be designated on the F inal P lat drawing . Mr. Dontz said that if they we re not on the plat, they should be as t hey ha d alread y agreed to this. Commission Renzi listed some reasons not to have a median on the cul -de -sac and asked why Staff was pushing for this. Mr. Proulx said that the Planning Staff had encouraged this over the years to add greenspace and landscaping, but there we re advantage s to not having this as well. Commissioner Renzi thought that this might be a tight configuration for emergency vehicles, and there would be greenspace/retention adjacent, so t he 6
PLAN COMMISSION 1/17/06 MINUTES PAGE 7 detention may not be an issue . Mr. Dontz added that there we re a number of other cul -de -sacs with green area s. Commissioner Kachel thought that this could create a hazard. Commissioner McKay live d on a court with a cul -de -sac and said that this origi nally looked good bu t had to be maintained; they also found the landscaped median to be more hazardous. Mr. Proulx was comfortable taking direction from the commission . Commissioner McKay said that because it wa s small, it may not be advantageous for a m edian. Chairman Sobkoviak asked if this was a policy for new subdivisions . Mr. Proulx said that their a pproach, in general, wa s not to have cul -de -sacs, but when they do have them to try and enhance the appe arance so it is not all pavement. Chairman Sob koviak’s concern wa s in the winter for snow removal . Commissioner Kachel asked if there would be any lighting going in the cul -de -sac , and Mr. Proulx said that this was standard street lighting. Commissioner Henry was comfortable with the Staff and Publi c Works making the decision . A discussion ensued regarding the engineering issue. Commission Kachel did not want other developers to come in and feel that this set a precedent. Commissioner Renzi said that the adjacent open area and the small size ma de this particular cul -de -sac unique ; if another developer came in with t he same circumstances, they would probably have the same discussion. Chairman Sobkoviak said that this may cause a problem to have it landscaped but not to let this influence future des ign. Mr. Proulx said that he had neglected to note that the developer ha d provided focal point landscaping to break up large rows of homes that back up to each other . Commissioner Henry asked if the petitioner was in agreement with the other stipulatio ns and requests . Mr. Dontz said that they had no trouble working through everything discussed. Chairman Sobkoviak opened up the floor for public comment. There was no response. At 8 :29 pm, Commissioner Lucenko moved to recommend approval of the Chatham Square Phase I Plat of Subdivision, 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. Payment of applicable recapture fees prior to release of the Mylar final plat for recordation. 4. Recordation of a Declaration of Covenants and Restrictions for the development, which will include architecture standards and responsibilities of the Home Owners’ Association, prior to the release o f the Mylar final plat for recordation. 5. Approval of street names. Commissioner Renzi seconded the motion. 7
PLAN COMMISSION 1/17/06 MINUTES PAGE 8 Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Henry, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 7 :0:0. This would probably go forward at the next scheduled Board meeting. Chairman Sobkoviak said that where he grew up, there was a beautiful, wide boulevard with segments that were well maintained and others that were not. He was not sure what the Villag e was doing when they created this, so he was lukewarm about public landscaping. He said they were great if they were maintained, but this ends up being paid for with tax dollars. Commissioner Kachel said that there were some Villages where the Village t akes care of this. Commission Fazio asked about the sheet of Village committees, Boards, and Commissions. Mr. Proulx said that this was prepared by Amy DeBoni. Commissioner Fazio said that the Library and School Districts were not included and also woul d like to see more interaction with them. Commissioner Fazio said that in February, the Committee of the Whole will discuss transition fees and asked the commission’s thoughts. Commissioner Lucenko’s personal opinion was that this wa s just another way of taxing, but it comes back to t he person buying the property. Commissioner Fazio said that they had heard about development paying for infrastructure, but the homeowners that live here are paying increased taxes ; h e thought this was a good way for d e v e l o pm e nt to pay for this. He said that the S chool D istrict had 130 students come in, and this needs to be paid for. Commissioner McKay said that this was a large can of worms and agree d that d e v e l o pm e nt in the southwest part of Chicagoland area has grown , and th e y are experiencing growing pains. She agreed that they need to find some way to pay for this and accommodate education . She noted that t he developers we re here as a business , and they should make them fair and accountable. Commissioner Kachel wis h ed that Plainfield had done this 10 or 12 years ago, so they could have gotten the benefit sooner . Commissioner Henry said that in the absence of the state not meeting its con stitutional requirements, he thought it wa s the best alternative . Commissioner Renzi said that with taxation issue , he thought that adjustments c ould be made but was n ot sure if Joliet’s format was best for them. Commissioner Kachel said that when the commission review s plans, the developer sometimes makes changes before being appr oved by the V il l a g e Board. He thought that the public should have some input o f th ese changes. He ci ted the Walgr eens property on Route 126 & 59 and stated that this was n ot fair to the public if this is a different concept architecturally. 8
PLAN COMMISSION 1/17/06 MINUTES PAGE 9 Commissioner Lucenko said that taxing is a large issue, but until the state is changed, it would be difficult for local people to pay for future needs. He said that even if they look at available land in a high -growth community and try to figure out its best use, the y ’d still be behind. Chairman Sobkoviak said that when an area is new, y oung people move in with kids, and when an area matures, they have vacancies. He said that they were creating an infrastructure t hat would weigh heavy on future residents. Commissio n Fazio said that a study was compiled in July of 20 05 listing some creative thing s that other states have done – like a d e veloper building school and leasing it to the School Districts. Chairman Sobkoviak said that a fter the kids grow up, the schools may be vacant. Commissioner Kachel said that the big developments we re treating this well an d treating it like a small city, so t his would be a good time to look into creative solutions. Commissioner Fazio thought that they should get ideas out there and ta lked and felt that something had to be done to be creative . A discussion ensued regarding Chicago and Plainfield’s school districts’ lack of money. Commissioner Renzi thought that they should meet with the S chool D istrict and P ark D istrict. Commissioner Kachel suggested get ting in a meeting with the developers . Mr. Proulx said that the sheet handed out to them was for the V il l a g e employees ’ use of government offices; h owever, the community guide is where other organizations are listed. Commissioner Kac hel wanted to know who everyone was on the Board so everyone knew the commission members . Commission McKay asked if the Park District should be there for cases like Springbank. Chairman Sobkoviak said that there was usually an agreement created early wit h the A nnexation A greement, and a lot of issues were addressed at that point. Commissioner Kachel said that everyone used to come to the meetings, but they became large enough that they had their own planners that work with the developers directly . Mr. P roulx said that these groups were notified of the agendas, and as more projects start coming in after the moratorium, they would probably come in more . Mr. Proulx said that the Lockport Streetscape Committee ha d begun meeting . Mr. Proulx said that regard ing the upcoming workshop s , the first workshop would be January 31 with the Park District, and they we re trying to schedule the School District . Commissioner Kachel said that if anyone had any ideas for Lockport Street , to let him know . Commissioners Hen ry and McKay brought up p arking . Commissioner Kachel said that they would be looking at that a lot as well as signs . Commissioner Lucenko asked about a Main Street Co mmission or special taxing body. Commissioner McKay noted that Aurora had an interestin g article in their Planning magazine. A brief discussion ensued regarding this. Chairman Sobkoviak declared the meeting closed at 8 :5 5 pm. __________________ 9
PLAN COMMISSION 1/17/06 MINUTES PAGE 10 Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc. 10