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HomeMy Public PortalAbout2006-10-03 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: October 3 , 2006 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:0 4 . Roll Call Present: Commissioners Kachel , Mc Kay, Henry , Renzi, O’Rourke, Sobkoviak , Fire District , Park District Absent: Commissioner Murawski , School District, Library District Minutes The minutes from the September 19 , 2006 meeting were accepted as presented . 2007 Meeting Schedule Chairman Sobkoviak asked if there were any conflicts wit h the meeting dates, and Commissioner Henry said that July 3 did not seem to make sense. Chairman Sobkoviak agreed and said that it was a possibility that this might be cancelled. He also said that if the commission had to schedule a meeting or delay one , it could be done when the meeting came. However, the scheduled presented was public notice for when the commission intended to have meetings. There was no opposition to this, so the schedule would be sent on to staff for publication. Development Repor t Michael Garrigan went through the Development report: - For Grande Park South, a presentation was done and the public hearing was continued to the COW meeting on 10/23 for further consideration. - The Normantown vacation was approved along Park District pr operty. - The Ordinance for Todd’s body shop rezoning and Special Use for a PUD was approved. - The attorney was directed to draft an ordinance for the subdivision code text amendments. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 2 of 18 OLD BUSINESS: CASE: 1260 -072806.RZ/SPR/SU/PP/FP NORTHWEST CORNER R OUTE 59 Request: Rezoning, Special Use for a PUD (Public Hearing) AND OAK STREET Site Plan Review, Preliminary Plat, Final Plat Location: Northwest corner of Route Illinois 59 and Route Illinois 126 Applicant: Division Street Properties (John Argoudelis -Agent) Time: 7:0 8 pm Jim Donahue read the Staff report. Chairman Sobkoviak asked if there were any engineering issues. Mr. Eickholtz said that one of the items of concern was that on the southwest corner, if a pedestrian was walking, there may be sight -line concerns. It was also unclear if the street in the back of the building was one or two way. Another item was that a sidewalk was originally proposed by the Walgreens site that would need to be extended. He also needed to see the detention calculati ons. Chairman Sobkoviak swore in John Argoudelis who said that he appreciated the time to go over the proposal. He stated that it was his intention to discuss the issues and seek input as he wanted to continue this. Without getting into specifics, he sa id that there were some fundamental issues to be resolved, especially as this relates to the Walgreens there now. He reviewed some of these and asked how the Plan Commission viewed this. He also asked about the Teng Plan consistencies and reminded the Pl an Commission that when Walgreens was going through, the Teng Plan was brought up. He thought that the Plan Commission had been divided on whether the Teng Plan should apply, especially as this would have buildings fronting Route 59. The Village Board ha d agreed that the Teng Plan should not apply to the Walgreens site. The third question was regarding Oak Street because at the time Walgreens was going through; Staff proposed that it would make sense to acquire the parcel. If the developer did not acqui re this, Oak Street was a safety issue and outlived its usefulness. He wanted to work together with the Village to create the type of use requested. He asked the commission to determine what made the most sense. The last item he added was that the devel oper had a commitment to a coffee retailer to provide a drive -thru. He reviewed this and noted that he did not say it would be consistent with Bryant retail but said that it would be consistent with the Walgreens. Chairman Sobkoviak agreed with the iss ues identified as the fundamental things needed to be addressed. He said that Oak Street and rezoning needed to be looked at. Mr. Argoudelis said that the developer was okay with B1 (as opposed to the original request for B3); he also said that it could be done with the Oak Street vacation but would be difficult . Commissioner Kachel said that the Plan Commission was not against the Teng Plan but had wanted this set back further. He said that t here was also a different concept proposed than what was show n later. He said that the Village wanted the house to be kept and had discussed the Oak Street vacation as part of a park area with the house and PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 3 of 18 war memorial. He noted that the Fire Dist rict and Transportation Committee did not support this . He had a problem with the way it went through. Mr. Argoudelis said that he had not had the opportunity to determine the specific concerns of the Fire Dep ar t ment or Traffic Engineer. He had agreed to talk to these t wo entities, and a d iscussion ensued regarding the plan for the war memorial area. R egarding the demo lition of the Quinn house, Mr. Argoudelis said that the applicant had filed an application for demolition and followed the rules. He did not want to be punished for that as he did what he was authoriz ed to and what was economically feasible . However, Commissioner Kachel said that he went ag ainst what the Village wanted; he also noted that in BTD areas, somethin g similar to what was torn down had to be put back up. Mr. Argoudelis said that he did what the Village approved , and a discussion ensued regarding this. Commissioner Henry said that he was supportive of bringing commercial business to Plainfield, and this site did make sense to become commercial. It bothered him that of all of the va riations being requested, only five of them were to Walgreens as well. He felt that it was an example o f someone taking more than giving . His recommendation would be for denial at this point. Chairman Sobkoviak noted that the petitioner had said that he might wo rk further with staff to resolve some difficulties . Mr. Argoudelis asked if the Plan Commissioner believed it made sen se to do things similar to this because that cleared up how to address some of these issues. Commissioner O’Rourke said that Staff had a ddressed most of the issues and recommended some things, but the applicant wanted to move forward. He said that a rguments could be made both ways regarding planning the site and ty ing the two properties together; however, h e supported sending this back to staff. Mr. Argoudelis said that he was correct that the timing was not there, and he said that Staff was asking the same question he was about some of the fundamental issues. However, Commissioner Henry said that he was requesting more than Walgreens . Commissioner O’Rourke wanted to be more consistent with the surrounding area , and not Walgreens. He supported BTD or light commercial. Chairman Sobkoviak asked if there was support from the commission for B1 or BTD. Commissioner O’Rourke supported BTD . Commissioner McKay supported B1 and asked if there was an opportunity to come up with something more architecturally interesting to withhold the integrity of the neighbors. She said that it was a gateway, and there was an opportunity, esp ecially for a fr anchise . Commissioner Renzi agreed with Commissioner McKay that franchising made sense to start revitalizing the downtown, but he said that revitalization could also be a domino effect in the wrong direction. He did not have a p roblem going beyond BTD, b ut he wanted someone to be he ld accountable for this. He wanted to know for sure what was going to be presented with a solid plan. He also expressed concerns about the traffic in this area. Regarding the BTD versus B1 zoning, Commissioner Kachel said th at t he same particular building did not always get put up. He did not think it was safe for a drive -thr u, and h e supported a good -looking BTD. Chairman Sobkoviak said that the intensity of use in the drive -thru lane was only a PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 4 of 18 couple of cars an hour f or a drug store, but a coffee shop could be much more intense. He also said that the Fire Dep ar t ment wanted something more. Chairman Sobkoviak supported BTD and said that there were a number of issues to be reconciled. He said that a PUD was established to negotiate, but he did not feel that the Village was getting enough for what was being received. The Village had asked other developers to do similar things. Chairman Sobkoviak opened up the floor for public comment. Cameron Betti n (of the Park Distr ict) clarified that, regarding the memorial, no set decision was made regarding moving it. There was talk of moving it, but there was no commitment to do so. He asked, if Oak Street was vacated, how the developer could go with parking onto the Park Distr ict property. Mr. Donahue said that the right -of -way acquired would come up to the property line. Mr. Betti n said that he had received a letter in mid -April asking for comments, and the Park District wrote response but had not heard back. He said that t here was no talk with the Park District. Commissioner O’Rourke asked if it was policy to split this upon vacancy. Mr. Donahue said that this would be a Vi llage Board decision. Mr. Betti n agreed that the Park District might want part of the vacation , and if there was a coffee shop, people might want to walk over to the war memorial. Mr. Garrigan noted that it was state statute to split the property if vacated Commissioner O’Rourke said that this showed the petitioner taking the whole thing. Mr. Argoudel is said that the plan showed green space on part of the vacation as well, and he showed this for discussion. He noted that it was not essential to vacate Oak Street but listed reasons to do this. Commissioner O’Rourke asked what would happen without the vacation, and Mr. Argoudelis said that it flowed better with it. Mr. Argoudelis said that a major chain was not in there because a drive -thru was not allowed. He said that it was a choice that the V il l a g e h ad to make. He also said that he could work out some of the s maller issues with staff if he knew how this project fit in . R egarding running this use down Route 59 , he said that nat iona l retailers want ed a high -profile corner . Mr. Argoudelis also said that the developer got variations at the Walgreens to make the project work . Commissioner O’Rourke said that the major coffee retailer wo uld n ot go in without a drive -thru . Mr. Argoudelis said that it might be possible in a downtown pedestrian -oriented community , but th is client would not. Commissioner McKay said that in 2005 and 2006, many coffee retailers did not want a location without a drive -thru. She felt that it was an opportunity . Commissioner Kachel said that the fact wa s that this was too congested as it was. Chairman Sobkoviak asked if the commission felt that BTD was important . Commissioner McKay wanted to be cautious about turning away a retailer outright without working with Staff to tweak the plan . Chairman Sobkoviak suggested continuing the discussion but wanted to send the pet itione r away knowing how the commission felt. Commissioner Renzi did not feel that he had enough information to PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 5 of 18 determine this ; he wanted more info rmation . He wanted a traf fic study on the impact of this and what could be done to protect the people. If the developer wanted to do this, he could. Chairman Sobkoviak said that the commission seemed to want to hear more and want ed the hearing to be continued to allow the petitioner additiona l time to meet the issues. Commissioners Kachel and O’Rourke s upported BTD only , and Commissioner Henry supported B TD and no further . Commissioner McKay asked if the commission could ask the Traffic Eng ineer about the drive -thru situation . Erik Gallt said that the main reason for the lack of support was the consistency wit h the streetscape plan by vacating Oak and Arnold. He added that the Village was awarded a grant to continue the streetscape plan and make it more of a walk -able corridor. R egarding the drive -thru, he said that the drive -up window for a coffee shop wa s m ore intense than a drug store. He did not know w hether this was an appropriate location as he had not had a lot of contact with the applicant. If the commission wanted him to look at, he said that he could possibly look at a circulation plan. He u nderst ood that this was a n important commercial corner, and the long -term plan was to reduce the type of traffic on 126 to make it more workable. He d id n o t have all of the information to make a specific opinion now, and Mr. Argoudelis said that, because of tra ffic concerns, he thought these were important questions to have answered . Commissioner Renzi said that there could be an appearance of a division in the commission, and he wanted to clarify that he felt that there was an abominable number of requests for variances. He asked that Staff objections and recommendations be addressed. Commissioner Henry asked if this was enough info rmation for Staff. Mr. Donahue said that the general discussion wa s to have this continued to see how this would play out . He u nderstood that the commission would not approve the current plan but p ossibly might with significant revisions. Chairman Sobkoviak asked if he needed to know anything more . Mr. Argoudelis said that a lot of points were made on things to be answered; he p referred to have this continued to see what could be achieved. Commissioner McKay also wanted t he war memorial to stay where it was if it was the Park District’s wish. Commissioner Kachel said that when the commission denied the previous Plan, it went to the Board differently. Mr. Donahue said that any significant revisions to the plan would be brought to the Plan Commission. Commissioner Henry said that the previous case had gone past the Board, and the applicant came back with changes. At 8:34pm, C ommissioner O’Rourke moved to accept the findings of fact as outlined above and recommend denial of the rezoning, Final Plat of Subdivision, Special Use Permit for a Planned Unit Development, and Site Plan Commissioner Kachel seconded the motion. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 6 of 18 Chairm an Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, O’Rourke, Henry Nay: McKay, Sobkoviak The motion is carried 4:2:0. If the applicant wished to re -do this, notification would need to be done. It was also confirmed that the option remained open to go to the V il l a g e B oa rd with a negative recommendation. CASE: 1252 -060506.AA/RZ/SU/PP/SPR SOHOL PROFESSIONAL CENTER Request: Annexation, Rezoning, Special Use, (Public Hearing) Preliminary Plat and Site Plan Review Location: Rt. 59 near 127 th St reet Applicant: Robert Sohol Time: 8 :36 pm Michael Schwarz read the Staff report. Erik Gallt said that, regarding the traffic study, trips generated by this site were consistent with the traffic planning in this area, especially with the traffic signal. The signal had been approved; however, the state did not allow a signal until traffic warrants were met. He said that this site would help balance this area and would not detract from the flow of Route 59. There were better access plans, but with the li mitations of the site, he found it acceptable. Commissioner Henry asked if the developer needed to make a transportation impact fee . Mr. Gallt defer red to the planning dep ar t ment o n this, but Mr. Garrigan did not believe there was one for transportation impact fees on commercial (only residential). Mr. Schwarz said that this was an Annexation Agreement, so if there was a strong feeling on this – there was no policy set on it. Commissioner O’Rourke asked if, based on zoning, there was anything that precl uded the use and if it would impact traffic. Mr. Schwarz said that traffic would be impacted with a change of use; however, these we re proposed as being either medical or general offices. He said that this was parked as medical use . Mr. Gallt said that this was discussed and there were some concerns with the type of use; however, the traffic study was done assuming office use. Mr. Schwarz said that this was being processed as a PUD, so the uses we re noted in the building footprint. A ny change would be brought before the P lan C ommission, but Chairman Sobkoviak said that not many office uses converted to retail as there was not as much visibility . Commissioner O’Rourke said that the controls were in place if this did happen. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 7 of 18 Chris Papesh briefly went over the B est M anagement P ractice s . He said that d uring construction , p erimeter silt fence, inlet filters, and erosion control blankets on slopes would be installed. The permanent items would be a gravel bottom detention basin, vegetation s wale, and wet domestic seed mix. Commissioner Renzi asked for clarification of the last item, and Mr. Papesh said that this would be a seed mix spread out by a landscape architect . He said that these were wildflowers designed for wetlands . Chairman Sobkoviak asked i f this was acceptable, and Mr. Donahue briefly reviewed this. Commissioner O’Rourke asked if Mr. Papesh designed the BMP ’s. Mr. Papesh said that he had had a conversation with the engineer regarding what was available and previously approved . Commission er O’Rourke asked about the experience level, and Mr. Papesh said that he did not get involved with it. However, his engineer had some experience; he said that the design was used based on suggestions from the Village . Commissioner Henry said that the co mmission had experience from a development on a much l arger scale , and a discussion ensued regarding the opportunities on this site. Commissioner O’Rourke asked if this look ed like a standa rd that could be worked through. Mr. Schwarz said that some of th e items fell into B est M anagement P ractices, but he was not sure about the gravel bottom. He felt it was a good start and said that i f the commission was comfortable, he was comfortable with this size of a site. Commissioner O’Rourke asked if the commiss ion could just leave in a stipulation to work this through with Staff to allow more time for review. Mr. Papesh said that the engi neering plans would have to be approved by Staff, and that could be addressed then . Regarding the possibility of Rhea Drive offsetting the roadway with walk -ways and different color configurations, Commissioner Renzi said that the commission had talked about some type of other material for water dissipation. He asked if this might be part of the BMP, and a brief discussion ens ued regarding this. Mr. Schwarz said that on the pedestrian access exhibit, there were two pedestrian accesses proposed to connect the buildings and create a campus. In terms of creating permeable pavers, he did not think it would have a significant impa ct on the site for just pedestrian crossings. However, he woul d support a different texture. Chairman Sobkoviak said that it would be nice to have crosswalks with distinctive pavement types, and Commissioner Kachel said that it would slow people down . R egarding the recommendation , Chairman Sobkoviak asked if the applicant was in agreement with the modif ication of Rhea Drive . Mr. Papesh said that there was a misunderstanding, and the applicant was willing to reduce the radius of the cul -de -sac to 40 feet . Six and a half feet c ould be pick ed up in the parkway along with 5 feet additiona l. He also supported vacation and left t his up to the commission on how to approach. Mr. Schwarz said that Staff supported this; however, if it was vacated, the applicant and neighboring owners would need to come to a maintenance agreement. Chairman Sobkoviak asked what the preference was. Mr. Papesh said that he had s poken PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 8 of 18 wit h both property owners, and a vacation could be done. Commissioner Renzi said that he would prefer not to vacate this, and Mr. Schwarz said that Staff wou ld support either option. If this was vacated south of Industrial, he said that this would require a plat of vacation and easement grant. Chairman Sobkoviak opened up the floor for public com ment. Gina Patterman said that the vacation of Rhea drive would work in the best interest to get cross -access between properties. Commissioner Henry said that he was inclined to change stip ulation 3 . R egarding concern s about the turn off of Route 59 , he asked if the state would require a deceleration lane. Mr. Schwarz said that IDOT did require this f or northbound traffic movement, and it would be continuous to the McDonalds exit . At 9 :12 pm, Commissioner Renzi moved to recommend approval of the request for annexation . Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, O’Rourke, Henry , Sobkoviak Nay: None The motion is carried 6:0:0. At 9:13pm, Commissioner Henry moved to adopt staff’s findings of fact and recommend approval of a Map Amendment (Rezoning) from the default R1 (Low Density Single -family Residence) District to the Village of Plainfield B3 (Highway Commercial District) for the subject property located on the east side of Il linois Route 59, north of 127 th Street. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, O’Rourke, Henry, Sobkoviak Nay: None The motion is carried 6:0:0. At 9:14pm, Commissioner Kac hel moved to adopt staff’s findings of fact and recommend approval of the request for a Special Use for a PUD . Commissioner O’Rourke seconded the motion. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 9 of 18 Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, O’Rourke, Henry, So bkoviak Nay: None The motion is carried 6:0:0. At 9:14pm, Commissioner Henry moved to recommend approval of a Preliminary PUD and Subdivision Plat for Sohol Professional Center subject to the following stipulations: 1. Subject to the requirements of the Vill age Engineer. 2. Subject to the requirements of the Plainfield Fire Protection District. 3. Submission of required documents to vacate Rhea Drive south of Industrial Drive and grant required cross -access easements. Commissioner Renzi seconded the motion. Chair man Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, O’Rourke, Henry, Sobkoviak Nay: None The motion is carried 6:0:0. At 9:15pm, Commissioner McKay moved to recommend approval of the Site Plan Review for Sohol Professional Center sub ject to staff’s technical review and approval prior to Village Board consideration, including but not limited to additional landscaping and evergreen shrubs being provided within the linear curb island located between Lots 1 and 6. Commissioner Renzi seco nded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, O’Rourke, Henry, Sobkoviak Nay: None The motion is carried 6:0:0. Chairman Sobkoviak said that this would go forward at the next scheduled meeting, but he enc ouraged the applicant to be in touch with Staff. At 9:15pm, the commission took a 10 minute break. The meeting reconvened at 9:25pm. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 10 of 18 NEW BUSINESS: CASE: 1266 -082506.SPR PLAINFIELD EAST HIGH SCHOOL Request: Site Plan Review Location: 12001 S. Nap erville Rd. Applicant: Richard Eldred Plainfield CCSD 202 Time: 9 :26 pm Mr. Schwarz read the Staff report. Chairman Sobkoviak asked if there were any engineering issues. Mr. Eickholtz said that he was in the process of reviewing this, and no significa nt issues were identified. Scott Anderle was sworn in, and – as far as the eight recommendations, he saw no reason that the school district could not accommodate these. Regarding the bike path in a public access easement, he wanted concurrence that it wo uld be put into the public right -of -way. Mr. Schwarz said that this was acceptable to Staff. Mr. Anderle said that, on the 50 -foot right -of -way and removal of the carriage walk, he could take a look at this but asked for clarification. Mr. Schwarz wante d to work this out with the engineer to make sure it was still functional. Commissioner Kachel asked where the sewer and water come in on this one, and Mr. Anderle said that it ran along the easement. Since this was a courtesy review, Commissioner Renzi asked, other than the stipulations 1 and 2, what could be imposed on the school district. Mr. Schwarz said that legally none of them could. However, the school district agreed to work with the Village. The process just got formalized for Staff to point out to the Village what was requested. He said that the rest was just done in good faith and was worked out. Commissioner Renzi said that he was looking at the sixth stipulation in particular; he asked why stipulations that were being worked out could no t be eliminated. Chairman Sobkoviak said that if any stipulations were agreed upon, they beca me obligations . Commissioner Kachel said that if this was formalized, some thing happen ed quicker . Mr. Schwarz said that it put the V il l a g e on the same page for what expectations were for the S chool D istrict. However, in the end, he said that the motions were just recommendations, and a further discussion ensued regarding this. Mr. Schwarz said that the Village should treat the school district like a developer b ecause while it was not a de veloper for profit , the school district was developing a plan. Infrastructure was being put in, and a few minor modifications we re added with caution . Commissioner O’Rourke said that this was just an extra set of eyes to keep the properties consistent . Mr. Schwarz reiterated that these were recommendations , and Commissioner Henry said that this was in good faith . PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 11 of 18 Chairman Sobkoviak opened up the floor for public comment. There was no response. At 9:54 pm, Commissioner Henry moved to recommend approval of the Site Plan (including Building Elevations Plan) for Plainfield East High School subject to the following conditions : 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainf ield Fire Protection District. 3. Submittal of a Landscape Plan for staff review and approval prior to building occupancy. 4. Modification of the Site Plan to reflect a 10 -foot wide asphalt pedestrian/bicycle path placed within a public access and sidewalk easem ent or within public right -of -way per the approval of the Village Board . 5. Submittal of a Plat of Dedication to the Village of Plainfield for the 119 th Street access road within one year of Village Board approval of the Site Plan. 6. Modification of the cross -s ection for the 119 th Street access road to comply with Village standards for roadway width, parkway width, and sidewalk locations, specifically as these relate to the design of the west side of the access road. 7. Modification of the Site Plan to extend to th e east property line the proposed eight -foot (8’) sidewalk located on the south side of the service drive at the northeast parking lot. 8. Modification of the Site Plan to extend to the east property line the proposed eight -foot (8’) sidewalk located on the s outh end of the tennis courts. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, O’Rourke, Henry , Sobkoviak Nay: None The motion is carried 6:0:0. CASE: 1256 -071406.SPR.RZ.FP OVERMA N JONES Request: Rezoning (Public Hearing) Site Plan Review, Final Plat Location: 403 N. Division St. (15211 S. Rt. 59) Applicant: Patti A. Bernhard Time: 9 :55 pm Kelly Chrisse announced that this was a public hearing being held in accordance with all a pplicable rules and regulations of the Village of Plainfield and the State of Illinois. She read the Staff report. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 12 of 18 Chairman Sobkoviak asked if there were any engineering issues. Mr. Eickholtz said that he was in the process of reviewing the Site Plan Review, and the underground detention design was the biggest consideration. However, he did not anticipate problems with it. Chairman Sobkoviak swore in Patty Bernhard who had people available to answer questions. She said that the Staff report was tho rough, but she just wanted to make sure that the property was rezoned from R1 to B1. That way, she said that the entire parcel would have the same zoning with the consolidation. Regarding the Site Plan, she said that this was the same process that occurr ed when parking was added in 2002. The applicant just wanted to add additional parking on the north side. Regarding the photometric plan, she said that this could be done. She addressed the standards and was in agreement with the standards and findings of fact. She requested positive recommendation Commissioner Renzi asked Staff if the present B1 zoning to the north and south was the old or new classification. Mr. Garrigan said that the uses were consistent, and this was neighborhood commercial. Comm issioner O’Rourke asked what the difference was between this B1 and the previous case, and it was determined that there was none – this was the same business use. Commissioner O’Rourke asked if BTD came in, and it was confirmed that this was to the north. He asked why the Village would not seek BTD, and it was confirmed that the current use would not be consistent. A discussion ensued regarding BTD and parking, and Mr. Garrigan explained that this was for housekeeping so that the parcel was all the same zoning. Chairman Sobkoviak opened up the floor for public comment. There was no response. At 10:08pm , Commissioner Kachel moved to recommend approval of the requested zoning of the subject property from R -1 to B -1 zoning. Commissioner Renzi seconded th e motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, Henry , Sobkoviak Nay: O’Rourke The motion is carried 5 :1 :0. At 10:09pm, Commissioner Henry moved to recommend approval of the plat of consolidation for Overman -Jones Funeral Home subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Renzi seconded the motion. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 13 of 18 Chairman Sobkovia k called for a vote by roll call. Aye: Renzi, Kachel, McKay, Henry, O’Rourke, Sobkoviak Nay: None The motion is carried 6:0:0. At 10:09pm, Commissioner Henry moved to recommend approval of the site plan for Overman -Jones Funeral Home subject to the follo wing three (3) stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Revision of the light levels along the eastern property line to conform to code requirements . Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, Henry, O’Rourke, Sobkoviak Nay: None The motion is carried 6:0:0. CASE: 1271 -090706.AA.RZ GRANDE PARK SOUTH - PIERONI Request: Ann exation and Rezoning (Public Hearing) Location: 1120 W. Wheeler Rd. Applicant: Wendy Yaksich MPI Development, LLC Time: 10 :10 pm Mr. Garrigan read the Staff report. Chairman Sobkoviak swore in Mike Martin who was open for questions. Commissioner Renzi agreed with this, and Mr. Martin said that he believed the commission was familiar with it. Commissioner O’Rourke asked about the right -of -way being dedicated to the Village, and Mr. Martin said that this was included in the Annexation Agreement of Grand e Park South. Chairman Sobkoviak opened up the floor for public comment. There was no response. At 10:14pm, Commissioner Henry moved to recommend that the proposed annexation of the subject site is a logical extension of the Village’s municipal boundari es. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 14 of 18 Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, Henry, O’Rourke, Sobkoviak Nay: None The motion is carried 6:0:0. At 10:15pm, Commissioner Renzi moved to recommend approval of the proposed rezoning of the subject site to B -3 (Highway Business District) zoning. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, Henry, O’Rourke, Sobkoviak Nay: None The motion is carried 6:0:0. This would go forward to the Village Board on October 23. CASE: 1263 -081606.CP STEWART RIDGE – PHASE TWO Request: Concept Plan Location: South of 119 th St. and East of Heggs Road Applicant: Fry Properties Time: 10 :16 pm Mr. Garrigan re ad the Staff report. Chairman Sobkoviak asked if there were any engineering issues. Mr. Eickholtz said that the developer made commitments to certain drainage, and the developer preferred to lower this. He pointed out a couple of other areas with draina ge concerns, and h e was also worried about exception properties and recommended detention. He a lso wanted to ma ke sure enough right -of -way for Heggs was provided. Chairman Sobkoviak confirmed that no portions would be on the WIKADUKE. Chairman Sobkoviak swore in Patti Bernhard, Alan Fry, Emo Fufori, and Mike Schoppe. Ms. Bernhard said that she was here for concept review and input. Mike Schoppe presented some points on the concept plan (especially the site analysis, site data, storm water management, b oulevard, single family elevations, and townhome elevations). PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 15 of 18 Chairman Sobkoviak went through the five bullet points in the Staff report and asked if there were any problems with 3 thru 5. Mr. Schoppe did not have any problems with 4 and 5; however, r egarding the bike trail, he wanted to have some more discussion to determine where it was continuing to. He wanted to be part of implementing that. Chairman Sobkoviak said that there had been some discussion regarding monotony in recent cases with townho me developments. Commissioner Kachel asked if the detention ponds in the lower right -hand corner would be interconnected. He was w orried about water movement and mosquitoes for smaller areas. Mr. Schoppe said that water would not be stored but conveyed, and there might need to be a re -circulating amenity added. Commissioner Renzi concurred that the waterways could be wound to the southwest; he also mentioned some lot size issues and connectivity. Mr. Schoppe said that there was a drainage corridor thro ugh there. Commissioner Renzi asked if it was a problem that the roads on Heggs did not align. Mr. Garrigan said that he had had a d iscussion with Mr. Gallt regarding this, and , while the Village did generally like roads to align, some offsets were accep table to minimize conflict. Commissioner O’Rourke asked if there was a reason these did n ot line up. Mr. Schoppe said that this was due to the commercial property and the Loeffel house . T here would not be full access off of 119 th Street (per the V il l a g e Eng ineer request), so the full access was south of the commercial site . The other offset was d ue to the location of the Loeffel house which was desired for an entrance feature. Commissioner Renzi confirmed that the developer would own the land, but Mr. Schoppe said that the developer was still exploring would take this over. Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Renzi asked about the existing home in the far south, and Mr. Schoppe said that the developer did not own this. R egarding BMP , Commissioner McKay said that there were people out there who did not have a complete handle on this; she felt that the manicured pond might be an okay alternative if the H omeowners A ssociation did not know how to handle it . She liked the mix, and said that she was a fan of the greenspace and benefit s of establishing a community. However, while the developer was adding greenspace, more people were being squeezed in. She wanted to add some larger lot s . Commissio ner Henry also wanted to add m ore variety to the overall design . He said that the developer might want to consider mixing up the lots to get a variety of homes in the lots to open up possibilities. Mr. Schoppe said that he could look into this from a mar keting standpoint. Regarding the land use , Mr. Schoppe asked if there were any concerns on land uses. Commissioner Henry said that as long as the multi -family wa s kept to the north, he was okay. He also said that the quantity of townhomes could be a con cern , so he asked the PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 16 of 18 developer to be wa tchful. Commissioner O’Rourke liked the design on the west side but was concerned about the number of townhomes on the west side . Commissioner O’Rourke confirmed that the stub street on the southeast matched up to the subdivision to the east and to the south. Commissioner Kachel said that, with the commercial development to the west, there would need to be some buffering. Commissioner McKay echoed concerns about monotony and quantity; she thought quality needed to be addressed. Mr. Schoppe said that more examples could be brought forward. Chairman Sobkoviak asked if key lots were used for townhouse developments. Mr. Garrigan said no, because materials on townhomes were higher quality and essentially all key l ots. Commissioner Kachel asked about porches. Commissioner Renzi said that there were some four story condominiums in this area, and there might be a precedent for some between the commercial nodes . He gave some suggestions and said that this might prov ide more walkability. A discussion ensued regarding this. R egarding future commercial going east , Commissioner O’Rourke asked what could be done with the southeast corner of 119 th and Heggs. Mr. Schoppe did no t want to preclude re development of these pr operties, and Mr. Garrigan said that a school -house was there that was identified as historic in the survey . At 10:55pm, Commissioner Henry moved to recommend that the Plan Commission made a favorable recommendation of the proposed Stewart Ridge Phase 2 C oncept Plan subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Incorporation of a bike trail along 119 th Street and internal bike tra il through park/school site. Any bike trail along 119 th Street and through the park/school site should connect to the commercial sites within this development. 4. Look into the re -design of the 500 foot cul de sac on the Kuhn parcel into more of a loop lane. 5. Work with staff on investigating the potential of preserving of the Loeffel farmstead. Commissioner McKay seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, McKay, Henry, O’Rourke, Sobkoviak Nay: None The motion is carried 6:0:0. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 17 of 18 CASE: 1272 -091106.CP PLAINFIELD VILLAGE SQUARE WEST (OLD SECOND BANK) Request: Concept Plan Location: Lockport St. west of Van Dyke (Part of Pfld. Village Centr.) Applicant: Mason Oliver – HRM Properties & Development, LLC Time: 10 :5 6 pm Mr. Schwarz read the Staff report. Chairman Sobkoviak asked if there were any engineering concerns. Mr. Eickholtz said that there were some site specific issues with the entrance lining up with an existing entrance. He also recommended the curb be shifted over to align with the curb and requested pedestrian connections. He also needed to review the detention calculations. Chairman Sobkoviak swore in Mason Oliver who also had a group available to answer questions. Chairman Sobkoviak swore in Dan Malinowski who reviewed the plan, especially regarding the access into the site. To solidify some comments, Commissioner Henry said that two things stuck out: he felt the west elevation needed to face Lockport Street and he wanted the curb cuts to align. Commissioner Renzi concurred that there was a separate place for a drive thru in some facilities. He asked if the bank would be adverse to this. Mr. Oliver said that the bank would not be opposed to it, but it would come down to feasibility of cost (es pecially with underground preparations). He said that a separate facility could also sometimes be a security issue; he would have to check on the cost. Commissioner Kachel said that there we so many banks in Plainfield, and he said that this seemed to be a “dead zone”. Commissioner McKay echoed this and also said that she did not support a bank in this location. With limited retail use in the area, she wanted more sales tax dollars. Commissioner O’Rourke said that if zoning supported it – he was okay w ith it. However, he did not know if the design had worked for this site. Chairman Sobkoviak said that the Village relied on Staff’s advice and guidance and placed a lot of weight on the constructive criticism given . Mr. Malinowski said that he had tried to keep traffic away from the residences, but a remote facility might be more of that . Commissioner Renzi said that it would still be more of an east -west traffic pattern; he could see some valid points, but he said that the downtown area needed jobs. H e s uggested putting in an additional floor wit h possible office space for additiona l tax dollars and jobs in the downtown. Mr. Oliver said that, on this second story, there would probably be m ore personal financial people as part of a leas ing space for pr ofessionals. Chairman Sobkoviak swore in Michael Brown who reviewed the architectural layout and why the orientation was presented as it was. PLAN COMMISSION MINUTES OCTOBER 3, 2O06 Page 18 of 18 Commissioner McKay wanted to clarify that the Route 59 corridor seemed like it had more banks. She had hopes for the downtown and said that, with a bank across the street, it seemed monotonous to her. Commissioner Henry asked Staff if he had what was needed, and Mr. Schwarz said that, as long as the applicant had direction, he had nothing else to add . At 11:25p m, Commissioner Henry moved to direct the applicant to continue working with staff to address staff’s and the Plan Commission’s concerns. Commissioner O’Rourke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Kachel, M cKay, Henry, O’Rourke, Sobkoviak Nay: None The motion is carried 6:0:0. Mr. Garrigan regretted to say that Jim Donahue would be leaving . The commission appreciated his work and wished him luck . Commissioner Henry clarified that the Special Use should be for a PD (Planned Development) instead of a PUD. Commissioner Renzi said that he had talked about getting more information on traffic flows for projects. Chairman Sobkoviak adjourned the meeting at 11 :28 pm. Respectfully submitted, Laura Griffith -Rec ording Secretary Karick & Associates, Inc.