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HomeMy Public PortalAbout2006-02-07 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: February 7, 2006 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:02. Roll Call Present: Commissioners Kachel, Henry, Renzi , Fazio, Sobkoviak, Ed O’Rourke A bsent: Commissioner McKay, Lucenko, David Murawski, Park District, School District, Library District, Fire District, Police Department Minutes On page 3, Commission Fazio said that he had asked about the property south of Renwick, and Mr. Mitchell had sa id that he was not involved in any land acquisition. Commissioner Renzi said that the vote on page 4 should have been 6:1. The minutes from January 17, 2006 meeting were accepted as amended. Development Report Michael Garrigan read the Development Repo rt: - The Final Plat for the Meijer project was approved 6 -0. - The Final Plat for Unit 1 of Chatham Square was approved. - Lot 13 for the small retail center was approved. - There was some discussion on the Star line, and a consultant came before the Village Boar d to present three concept plans; there was a general consensus of support on the overall concept for 60 acres as outlined. Mr. Garrigan also introduced the newest planner, Michael Schwarz, joining them from the City of Naperville. _____________________________________________________________________ CASE: 1220 -111005.SPR/SU FIRST MIDWEST BANK Request: Site Plan Review/Special Use for a (PUBLIC HEARING) Planned Unit Development Location: Southeast corner of Illinois Route 126 (Lockport Street) and Van Dyke Road Applicant: First Midwest Bank represented by Attorney Paul Mitchell and Architect Patrick Magner PLAN COMMISSION 2/07/06 MINUTES PAGE 2 Time: 8:14pm Michael Schwarz announced that this was a public hearing being held in accordance with all applicable rules and regulations o f the Village of Plainfield and the State of Illinois. He presented the Staff report. Chairman Sobkoviak wanted to add one thing. Often the Planner added the signage as a separate motion/transaction. With Staff’s consent, he wanted to add that as a sev enth stipulation. Chairman Sobkoviak swore in the group of petitioners. Paul Mitchell introduced himself and said that he had worked with Mr. Schwarz before with the City of Naperville. He reiterated where this site was and said that they bought the lot in 2002. They had gone before the Board with the idea in 2003. The Site Plan had been worked on, and they were hoping to get approval to be able to break ground in the spring . They agreed to re -configure the project once Lockport Street is turned over to the Village. Also, they were agreeing to dedicate 28 -feet for angled parking and streetscape provisions along Lockport Street. Mr. Mitchell had no problem with the sign, and they were making the required changes. They had agreed to all six provisions for the Planned Unit Development and Site Plan Review. Pat Magner, the architect, highlighted the circulation on the site plan. They did not want to mix the drive traffic and customers coming into the bank. He explained how the ingress/egress would wor k to make the best and safest accessibility. He said that their intention was to use Lockport Heritage stone, and the stone detailing would be the cut version of the same stone. The brick being used with this was uniform in color and monolithic with slat e -like roofing. He wanted to bring an “old downtown” feel further down Lockport Street. As far as the landscaping and lighting, he said that they had worked with the Village on matching this. Mr. Mitchell said that they had met the findings of fact and agreed with the stipulations. Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Henry asked that the petitioner pass around the material samples. He also confirmed that, in their submittals, they indicated natural stone. Commissioner Kachel said that this was a nice design with nice materials. Mr. O’Rourke asked if there was ever any point during the original plans to have a drive -thru in the rear instead of on the side. Mr. Magner said that the bigger c onsideration was the layout of the site to accommodate pedestrian and drive -up traffic. They had looked at various schemes but wanted to keep the two uses separate. He said that without access around the building, they end up with dead -end parking which ends up being a worst situation. PLAN COMMISSION 2/07/06 MINUTES PAGE 3 Chairman Sobkoviak said that having to do this in two phases was great. He said that they were cooperating and displaying patience so this would look good both in the interim and after Lockport Street was completed. Mr. Mitchell said that the Teng Plan indicated that they did not want access off of the street, so they laid this out so pedestrians did not have to walk across the drive -thru to access the bank. Mr. Magner said that they ended up breaking up the streetscape façade with a parking lot if they moved it. Commissioner Kachel asked if the driveway coming around the front would be pavers. Mr. Magner said that they had talked about this, and it did look like they were doing it. Mr. Schwarz noted that with the scr een wall, they probably would not see the pavement texture. Chairman Sobkoviak asked if the Staff was satisfied with all aspects of the two phases. Mr. Schwarz said yes and that there would be a need to adjust or modify the sections of the screen wall. Chairman Sobkoviak asked if there were any engineering issues. Mr. Eicholtz said that no engineering had been submitted for his review yet. Commissioner Renzi asked about the findings of fact regarding more efficient use of the land. Mr. Schwarz said th at, generally, a PUD occurs on a larger parcel. He said that this was a one lot PUD, so that particular condition was not applicable to such a small site. Commissioner Renzi asked about preserving natural features and if they needed to have a finding for this. Mr. Schwarz said that he drafted the findings for adoption, but if they found that one finding was not applicable, it was normally the preponderance of the findings. He could also argue that there were no natural features. A discussion ensued reg arding this. Commissioner Renzi asked about the utility easement in the parking lot. Mr. Schwarz said that it was a perimeter easement, so if the Village needed to get in there, it was at the bank’s risk. Commissioner Renzi said that, considering the em phasis on trees, he wanted to know why they were permitting shrubs over trees. Mr. Schwarz said that it seemed a small percentage. Mr. Magner said that one of the issues with the trees was because the islands were small and they could not have landscapin g to the east with a drive -up lane. He said that the number of trees to make the requirement work would be too dense. Mr. Garrigan said that they were trying to re -draft the landscaping ordinance to provide some consistency. Commissioner Renzi asked abo ut the plans currently under development. Mr. Garrigan said that these plans would remain in place. A discussion ensued with the petitioner on the percentages of trees and bushes as well as different planners having different perspectives. There was som e confusion, and they were trying to revise the ordinance to be more in line with what works. Commissioner Kachel asked if, when Lockport Street was turned over to the Village, they were talking about putting places for people to sit. Mr. Schwarz said th at there was a cross rendering of a typical streetscape. Mr. Magner said that once this comes in, there would be a public space, but, right now, the sidewalk came right up to Dreyer’s property PLAN COMMISSION 2/07/06 MINUTES PAGE 4 line. Mr. Schwarz said that they did look at this, but the si dewalk jogged per the Teng plan. Commissioner Henry liked the plan and attention to detail. He did not see where the trash enclosure would be located, so this was pointed out on the layout. Mr. O’Rourke asked if, regarding signage, the petitioner had an y consideration with Wallin Woods to keep the sign on their property. Mr. Mitchell said that there was no easement, and their sign had to go on that corner. He said that the Wallin Woods sign was supposed to be a temporary sign, and the Homeowner’s Assoc iation did not seem to want this to be labeled. Chairman Sobkoviak agreed and said that, in the past, the Plan Commission had discussed not labeling subdivisions after marketing. Mr. Schwarz said that the ground monument sign would need a slight adjustme nt to meet the requirements of 10 -feet. Mr. Mitchell said that the sign would have to come down as the bank was on the site, and they agreed to meet the sign requirements. Mr. O’Rourke asked if, on the right -turn access condition, if there was some reaso n that this would not be approved at this point. Mr. Schwarz said that they could not approve this as this was a state road. Mr. Mitchell said that the Statement of Intent Agreement allowed that if IDOT approved this or it came under city jurisdiction th at it would be done. Mr. O’Rourke asked about the 90 -day approval provision and asked why this would not be concurrent. Mr. Schwarz just wanted to give some flexibility to allow the surveyors to get the right -of -way. If they wanted this to happen sooner , he had no issue with that. Mr. Mitchell said that it takes 30 to 45 days to obtain a plat of dedication, and Commissioner Henry said that the applicant had seen the stipulations. At 9:02pm, Commissioner Henry moved to recommend approval of the Site Pla n (including Landscape Plan, Building Elevations, and Photometric Plan) for First Midwest Bank subject to the following conditions: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. The designated section of pavement to be temporarily used for the drive -thru exit lane shall be removed and replaced with sod and landscaping as depicted on the Landscape Plan at such time that Lockport Street comes under the jurisdiction of the Village, and a right -turn out access onto Lockport Street is granted for the drive -thru facility. 4. Van Dyke Road right -of -way adjacent to the subject property must be formally dedicated prior to Village Board approval of this case. 5. The applicant shall dedi cate a sufficient strip of right -of -way along Lockport Street as determined by the Village (estimated at approximately twenty -eight feet (28’), in order to accommodate future streetscape improvements to Lockport Street after it is transferred to the jurisd iction of the Village. Such dedication shall occur within 90 days of Village Board approval of this case. 6. The applicant shall make any and all necessary technical revisions to the associated drawings and plans as determined by staff, including but not lim ited to signage modifications, prior to Village Board consideration of this case. 7. No signage approval is assumed with approval of this project. PLAN COMMISSION 2/07/06 MINUTES PAGE 5 Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi , Henry, Kachel, Sobkoviak Nay: None The motion is carried 5:0:0. At 9:03pm, Commissioner Henry moved they recommend approval of the Special Use for a Planned Unit Development in the B5 District for First Midwest Bank, and that they adopt staff’s findings of fact, subject to the following conditions: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. The designated section of pavement to be temporarily used for the drive -th ru exit lane shall be removed and replaced with sod and landscaping as depicted on the Landscape Plan at such time that Lockport Street comes under the jurisdiction of the Village, and a right -turn out access onto Lockport Street is granted for the drive -t hru facility. 4. Van Dyke Road right -of -way adjacent to the subject property must be formally dedicated prior to Village Board approval of this case. 5. The applicant shall dedicate a sufficient strip of right -of -way along Lockport Street as determined by the Vi llage (estimated at approximately twenty -eight feet (28’), in order to accommodate future streetscape improvements to Lockport Street after it is transferred to the jurisdiction of the Village. Such dedication shall occur within 90 days of Village Board a pproval of this case. 6. The applicant shall make any and all necessary technical revisions to the associated drawings and plans as determined by staff, including but not limited to signage modifications, prior to Village Board consideration of this case. Co mmissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Henry, Kachel, Sobkoviak Nay: None The motion is carried 5:0:0. This would go forward at the first meeting in March. Mr. Mitchell said that h e had always been mystified by the findings of fact and said that it would be difficult to grant this if they needed to meet all the requirements. CASE: 1134 -.072804.FP/V INDIAN OAKS UNIT 7 Request: Preliminary Plat/Final Plat/Variance (PUBLIC HEARI NG) Location: South of Wallin Woods and Van Dyke And east of Indian Oaks Estates PLAN COMMISSION 2/07/06 MINUTES PAGE 6 Applicant: Sharp Homes, Charles Sharp Time: 7:09pm Mr. Garrigan read the Staff report. The petitioner was not present. Chairman Sobkoviak asked if they could create an agreement without the petitioner present. Mr. Garrigan said that they could do this based on the court order and stipulations. Chairman Sobkoviak asked how this would adversely affect adjacent residents. Mr. Garrigan said that there would be a driveway closer, but he thought that the public response might help determine any issues. Chairman Sobkoviak opened up the floor for public comment. Mr. O’Rourke wanted to get a map of the property, but one was not available. Cameron Bettin (from Park District P lanning) asked about the flag lot on the south side and if there would be one driveway onto Van Dyke for both lots. Mr. Garrigan confirmed that this was the case. Mr. Bettin said that the Park District is the neighbor to the south, so he would like to se e the tree line preserved by putting the driveway on the north side. There were some foot paths created over the years, and they were working on improving them. He wanted to see a buffer maintained. Mr. Bettin asked where the utilities were coming from. Chairman Sobkoviak thought that they might be coming from Van Dyke Road. Mr. Garrigan believed this was corrected but was not sure. Chairman Sobkoviak said that this may also come from the backyards of homes depending on the utility. Mr. Bettin recomm ended they run as many utilities as they can along the driveway and Commissioner Henry said that there are easements on the properties as well. Commissioner Fazio said that the proposed right -of -way is 4.43 acres of trees taken out for the road, and they would have a driveway on a road without any. Mr. Garrigan said that this is a minor neighborhood collector, but as part of the court order, they must allow it. Commissioner Fazio said that the local streets should be protected from a list of things and t hought that the driveway would set a precedent. Mr. Garrigan said that they have worked with the engineer on this to ensure a slow speed throughout the area. They had incorporated this into their plan, and it was consistent with the plan that Staff and e ngineering had been working on. He said that this was sensitive to the neighboring communities. There was a discussion regarding the woods and the history of this area. Mr. Bettin said that when putting the utilities through there, they marked what tree s they wanted to preserve; they had tried to preserve a buffer on the west side of Van Dyke Road. Chairman Sobkoviak was sitting on the Planning Commission when Indian Oaks was platted, and the preservation of trees was considered. He said that they did an arbor survey and built the streets and lot lines based on this. Historically, this area was deemed sensitive for tree preservation, and Wallin Woods had been developed the same way. PLAN COMMISSION 2/07/06 MINUTES PAGE 7 Commissioner Fazio just wanted to point out that the Park District go t rid of some natural landforms but then were worried about a couple hundred feet. Mr. O’Rourke asked where the driveways would be, and Mr. Garrigan said that both lots would branch off of one driveway off of Van Dyke Road. Chairman Sobkoviak asked about the plans for the abandoned portion of Van Dyke, and Neil Eicholtz, from Baxter & Woodman, said that this becomes a private street. Commissioner Renzi asked if they could have the driveway go there. Commissioner Kachel said that this would cause enginee ring problems with people coming down Van Dyke. Commissioner Renzi detailed the idea, and a discussion ensued regarding the cost to tear up the road. Mr. Eicholtz said that this was part of the planned improvements. Mr. O’Rourke said that the pavement o n the extended Van Dyke Road is not an entire right -of -way and asked who does the rest. Mr. Garrigan said that the applicant would be responsible for connecting to the street. Commissioner Kachel asked if the Village had decided what to do with this, and a discussion ensued regarding easements. Commissioner Kachel asked if the trees were being taken out, and, if so, if they could be replanted in an open space area. Mr. Garrigan said that he could look into that. Mr. O’Rourke asked if there were any dra inage requirements. Mr. Garrigan said that this would be addressed by the engineer. Mr. Eicholtz said that they would not be required to provide detention as these are single -family homes. Mr. O’Rourke said that in talking about moving the driveway nort h what assurances would they have that the trees would be saved. Mr. Garrigan said that they could incorporate a stipulation to work with the developer and that they have to replace these per the Village ordinance. Mr. O’Rourke said that if they were mov ing the driveway to save the trees, he wanted to ensure that it happened. Mr. Garrigan suggested adding a fifth stipulation to preserve the tree line . Mr. O’Rourke said that on the 30 -foot flag piece, if they could direct where the driveway would be buil t. Mr. Garrigan said that they would have to coordinate this with their engineer and public works department; the Village would dictate this. Chairman Sobkoviak asked if there was any other public input. There was no response. Chairman Sobkoviak asked if there were any additional questions or discussion. Commissioner Renzi asked if it was possible to use the old part of Van Dyke, and if any curb cuts would have to be on new Van Dyke. Mr. Garrigan thought this was inconsistent with the engineering plan s for the Van Dyke extension and would create problems to connect the stub street. He deferred to the Village engineer on any possible engineering problems. At 7:44pm, Commissioner Kachel moved that the Plan Commission approve of the Preliminary and Fina l Plat for Indian Oaks, Unit 7 subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. PLAN COMMISSION 2/07/06 MINUTES PAGE 8 2. Compliance with all requirements of the Plainfield Fire Protection District. 3. That the subject property be limited to one (1) cur b -cut on the future extension of Van Dyke Road and that the applicant be required to incorporate a reciprocal access easement on both subdivided lots. 4. That the applicant shift the proposed drive -way for Lot 1 to the east in order to avoid a grouping of tre es located along the southern perimeter of the subject property. 5. To preserve the tree line on the south border of the parcel. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Henry, Kachel, Sobkoviak Nay: Renzi The motion is carried 4:1:0. Mr. O’Rourke asked who defines what the tree line is, and Mr. Garrigan said that they would work with the developer on this. Chairman Sobkoviak said that they would probably have a safe distance, and they would ma ke sure that it was no more than was necessary. Commissioner Henry asked how they got themselves into this situation; they did a condemnation preceding that left the sliver of land behind. He said that by the court order, they needed to provide certain r emedies and asked if there was a lesson learned. Mr. Garrigan said that this property had always been owned by the applicant and said that they had to do this. Commissioner Henry confirmed that this was not part of Wallin Woods. It had been part of Indi an Oaks, and Chairman Sobkoviak explained the history of the road. Commissioner Henry saw similar issues popping up to the north, and a discussion ensued regarding this. Chairman Sobkoviak said that he received something in the mail from a lawyer to visi t and ask questions. He was sure it was done in interest and generosity; however, it was inappropriate to obtain testimony outside of a public forum. He said that if they meet a petitioner on a one -to -one basis, they are being given information that cann ot be cross -examined by an objector and removes due process. Chairman Sobkoviak received another item in the mail regarding managing natural wetlands on February 10 at Kendall County Courthouse. Chairman Sobkoviak asked if there was anything else for the Plan Commission. Upon hearing none, Chairman Sobkoviak declared the meeting closed at 9:08pm. __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc.