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HomeMy Public PortalAbout2005-01-18 PC MinutesPLAN COMMISSION January 18, 2005 Page 1 of 11 Village of Plainfield Planning Commission Record of Minutes Date: January 18, 2005 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7 :00 pm . Roll Call Present: Commissioners Henry, Kachel, Gehrke, Manning, Schinderle, Racich , Sobkoviak , Park District Absent: School District, Fire District , Library District Minutes Commissioner Kachel noted that he was incorrectly marked as voting for the last case presented when, in fact, he was not present during this case. The minutes fro m the December 21 , 2004 meeting were accepted as amended. Development Report Michael Garrigan read the development report. • The Stewart Ridge Development was approved for a preannexation agreement and Preliminary Plat by a vote of 6 -0. • The text amendment for a Jet Ski and snowmobile sale was approved by a vote of 4 -2. New Business CASE NO.: 1154 -121504.RZ 15133 S. RT 59 (CONTINUED TO 2/01/05) Request: Rezoning Location: 15133 S. Rt. 59 Applicant: Village Started: 7:04 pm Mr. Garrigan said that this was a mutual staff and applicant decision to continue the case to 2/1/05. At 7:04 pm, Commissioner Schinderle moved to continue the case to February 1, 2005 . Commissioner Manning seconded the motion. PLAN COMMISSION January 18, 2005 Page 2 of 11 Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Racich , Sobkoviak Nay: None The motion is carried 7 :0:0 . CASE NO.: 1155 -122104.SU/SPR/FP MEIJER Request: Special Use (Public Hearing); Site Plan Review/Final Plat Location: Southeast corner of Rt. 59 and 135 th S treet Applicant: Chris Perry - Wool pert Started: 7:06 pm Jonathan Proulx announced that this is a public hearing being held in accordance with all applicable rules and regulations of the Village of Plainfi eld and the State of Illinois. He read the staff report. Chairman Sobkoviak asked if there were any engineering concerns. The Village Engineer said that there is none other than the connection to the south being important. Chairman Sobkoviak said that he was worried about curb cuts, but they could dis cuss it later. The Village Engineer said that the Transportation Engineer had some concerns. The Transportation Engineer noted that the intersection closest to Route 59 is a right in -right out for the appropriate level of service. There has been a reque st for one full access which has been provided far enough away so as not to conflict . An additional access is possible with the Northeastern -most lots, and they plan to look at that. They do not anticipate a lot of traffic east of this on 135 th Street. Chairman Sobkoviak swore in the group of petitioners. Lynn Richardson, the real estate manager for Meijer, introduced Chris Perry, the site engineer from Wo o lpert. Mr. Perry said that the staff did an excellent job. Regarding the access drive, they plan to build a driveway, but their concern is with the timing on the development to the south. He also said that they have had a conversation with IDOT regarding the signalized intersection, and there may be some minor accommodations to be made in order to meet IDOT regulations. He also said that they would have access easements throughout the development. He also wanted flexibility for the Northeast lots. Mr. Perry said that the additional trees will be no problem, but he wants to add them in the pedestr ian courtyard or garden area as they do not want their signs blocked. The pedestrian courtyard will be a special area with lighting and benches. Regarding the light poles, Meijer will be looking at this. The original plan was to have the light poles whi te. PLAN COMMISSION January 18, 2005 Page 3 of 11 Regarding the new bike path, Mr. Perry said that Meijer has provided a pedestrian access and is worried about the cost and time involved with dealing with FEMA due to flood planes and culverts. David Schull, the architect, addressed the commission to speak on the building issues. Several changes were made to the design based on the Village’s input. There is now brick over the entire top; they improved the different elevations; the convenience store will now look similar to the main store; and the ma terials will be pre -caste. Mr. Schull showed samples of the various materials and where they would appear on the building. Commissioner Kachel asked how long the stain holds up. Mr. Schull said that this should not have any wear pattern issues. Commiss ioner Kachel asked if they can incorp orate features in the pre -caste on the eastern elevation. Mr. Schull said that they added banding, but that side is not usually looked at. Ms. Richardson summed up and welcomed any questions. Commissioner Henry asked if they could do more with landscaping – like mounds – on the eastern elevation. Mr. Perry said that the edge along the pond will be a raised berm , and they are trying to add landscaping to add to the depth. Commissioner Kachel asked if the wet detentio n is adjacent to the park district and if the park district has any problems with this. He also asked if they can add a ny pond features. Cameron Betti n, the superintendent of Park District Planning, said that they have no concerns as the park is on the e ast side of the Normantown Drain. There is a prairie buffer as well, so it will not be used. He also said that Mr. Proulx did work with the Park District to help provide relief. He hoped that Meijer considers extending the bike path and gave some benefi ts to doing so. Commissioner Kachel asked if he saw the problems that the petitioner brought up. Mr. Bettin said that he understood, but he thought that it would be nice to request to finish the connection. Commissioner Manning asked who owns the proper ty that they want to extend. Mr. Bettin said that there is approximately 320 feet from Meijer to the Drain and 480 feet from the Drain to Eaton that is Plainfield property recently acquired from the Illinois Forest Preserve. Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in John Weiffenbach of 13154 Thelma Circle who owns the property across the street on the South end. He had concerns about why they were lining PLAN COMMISSION January 18, 2005 Page 4 of 11 up the driveway that it was. He did not want to leave the intersection up to IDOT as he had concerns about traffic and water flows. Mr. Weiffenbach also asked what the “gray things” were on the eastern view. He did not want these to be air -conditioning units. The Transportation Engineer said that they have had many discussions with several different groups regarding the access points. However, it was recommended that there be quarter mile spacing which is why they placed the access points where they did. The state has agreed to allow the left turn into Pl ainfield Commons. He appreciated everyone’s patience, and they are working on a solution that works with everyone. Mr. Weiffenbach asked if Prairie Commons was south. The Transportation Engineer said that Plainfield Commons would be a possible cross ac cess to the properties. Mr. Weiffenbach said that the traffic signal would be directly south and would block the driveway. The Transportation Engineer noted that Meijer would not change the flooding issues. The Village Engineer said that Mr. Weiffenbach has been in contact with the building department, and he can call to assist. Mr. Weiffenbach showed on the map where the problems might exist. Commissioner Manning asked if when traveling north on Route 59, if a person can turn left into Plainfield Comm ons. The Transportation Engineer said that they could not – you would have to turn left onto 135 th Street. However, a left turn would be available with this plan. Commissioner Henry asked why they would not want to combine this, eliminate the right in -r ight out, and move it up to Plainfield Commons. The Transportation Engineer said that it was a distance issue. Chairman Sobkoviak swore in Steve Putney of 13530 S. Rt . 59 (Plainfield Commons). Mr. Putney said that in April of 2001, the Plan Commission m ade a stipulation to have full access south of the Bank of Illinois. They were assured by the Highway Consultant that they would have full access, and they were not prepared to sacrifice this. He said that their signal approval will conflict with Meijer moving the light south. They have worked out something that may work to coordinate efforts. Chairman Sobkoviak said that they can separate the access point from the Site Plan Review as they do not have the authority to make a commitment. Commissioner He nry said that moving the access point with alter the Site Plan Review. Chairman Sobkoviak swore in Tom Cornwell, the Senior Vice President of First National Bank of Illinois. He said that when they were interested in this site, they showed the main entra nce of Meijer lining up with the south access from Plainfield Commons. However, as highway improvements were made, the solid median has hurt their business. PLAN COMMISSION January 18, 2005 Page 5 of 11 Mr. Cornwell said that as you look at the development, they face Route 59 – but any traffic going north will have to wind through an alley to access. He said that Plainfield would not have allowed the Commons to be set as it is now. They have worked with the developer, and their engineer has submitted something to IDOT, but Meijer is conflicting wit h this. Chairman Sobkoviak recalled there being a full service access point in the Plainfield Commons plan. He did not know when this changed and asked Staff to research this. Chairman Sobkoviak asked what the possible remedies were. Commissioner Manni ng said that constructing a left turn is not their problem. The Transportation Engineer said that there were some issues with this from the beginning. There was a paperwork problem that was not completed before the Route 59 improvements were done. The r ecent request was submitted in the fall of 2004. They currently have the same agreement with IDOT. A discussion ensued regarding what IDOT can approve. The Transportation Engineer said that he knew this was a compromise from what they were originally pr omised. Commissioner Kachel asked who owns the land south of Plainfield Commons. Mr. Weiffenbach said that the daughter of the original farmhouse owns this. Mr. Weiffenbach’s son owns the next lot south, and Mr. Weiffenbach owns the lot south of that. He showed how they would have to access Plainfield Commons. He also suggested lowering the speed limit. Chairman Sobkoviak asked if there was any further public comment. There was no response. Commissioner Henry asked what the minimum distance was that IDOT would accept. The Transportation Engineer said a quarter mile, and they would not bend in this area. Commissioner Kachel asked if the road in the back of Plainfield Commons would be a corridor. The Transportation Engineer said that they considered the future uses of these lots. The access proposed will allow minimum access if they develop. They are hoping that the current signalization plan will provide gaps. He also said that the signal will reduce speed. Chairman Sobkoviak said that he did no t think that the Plan Commission could solve this. Chairman Sobkoviak said that Meijer has made a commitment to providing access to the South. Clayton Olsen, who owns the property to the south, said that they are excavating right now and anticipate the intersection going in this year. Chairman Sobkoviak asked Mr. Olsen if this same alignment was shown on his plans. He said it was. Chairman Sobkoviak asked if there was any further public comment. There was no response. PLAN COMMISSION January 18, 2005 Page 6 of 11 Commissioner Manning said he w as interested in Mr. Perry’s logic in not starting the connection to the south. Mr. Perry said that he was worried about building a dead end road that would become a dumping ground. If the property to the south was going to be constructing the road in 20 05, he did not have a problem with this. Commissioner Henry asked if there would be rooftop equipment. Mr. Schull said that there would be, but the parapet would screen it except to the east. Chairman Sobkoviak` noted the distance that people would see this from. It was shown on the map that natural screening would interrupt the sight line. Commissioner Racich asked Mr. Perry if they could move the signal north. Mr. Perry said that they cannot do back -to -back left turn lanes and IDOT will not allow a signal that close to the intersection. Chairman Sobkoviak said that in order to achieve PUD, he asked if there were any problems with the bullet points. There was no response. Chairman Sobkoviak said that the staff presented the findings of fact, and th ey need to agree with these findings for the Special Use and the Special Use for a PUD in order to make a motion to approve. He asked if there were any problems with the developer developing under the PUD guidelines. There was no response. Chairman Sobk oviak asked if there were any problems with the final plat. Commissioner Schinderle said only as it pertains to the entrance. Commissioner Henry asked what lot 12 was. Mr. Perry said that this is the lift station. Commissioner Manning said that with th e separate entrance issues that it has been explained that there is not much they can do. Mr. Proulx said that they will not finalize this until they have IDOT approval Commissioner Schinderle asked if there was a possible compromise for everyone. Mr. P roulx said that the Transportation Engineer is working with IDOT on this. Commissioner Kachel asked about outside storage. Commissioner Manning asked what the staff’s position was on this. Mr. Proulx said that they have two options: they can grant a tem porary/seasonal approval or they can write the restriction into the PUD. Chairman Sobkoviak said that there did not seem to be unanimous approval on this. Commissioner Manning said that they can put a control in the Statement of Intent Agreement. Comm issioner Kachel asked what they do for Jewel, and Mr. Proulx said that Jewel comes before the Board every year. A discussion ensued regarding putting the accepted uses into the SIA. Ms. Richardson said that the petitioner is comfortable with this. PLAN COMMISSION January 18, 2005 Page 7 of 11 Commi ssioner Racich asked if Meijer has similar drive -thru windows in other stores like they are proposing on this one. Ms. Richardson said no, that they have some stores that have the drive -thru near the groceries, but this has caused logistics problems with the loading dock. They changed this in direct response to the feedback received. However, she noted that this will only be open during business hours. Chairman Sobkoviak asked if there were any questions on the Special Use. Commissioner Manning asked w ho Meijer gives the recapture rights from on the lift station. Mr. Proulx said that this is for a small amount of undeveloped land. Chairman Sobkoviak asked if there were any other questions on the Special Use. There were none. Chairman Sobkoviak asked if the petitioner had agreed to put a driveway into 135 th Street as part of the final plat. They had. There was some confusion regarding the access points but was clarified with no problems. Chairman Sobkoviak asked if there were any other issues with the Final Plat. There were none. Chairman Sobkoviak asked for any questions on the site plan. Commissioner Manning asked about stipulation four, and if the landscape plan was acceptable. Mr. Proulx said that he was okay after the applicant explained; h e just asked them to add trees where appropriate. Chairman Sobkoviak asked if the petitioner was okay with the light pole color change. They were. Chairman Sobkoviak asked about the bike path connection. Commissioner Kachel said that this will be a ben efit and will be used. He thought maybe they could work with the Park District. Commissioner Racich seconded that opinion. Commissioner Manning reiterated that this would be voluntary. Commissioner Kachel understood, but thought it would be nice. Chai rman Sobkoviak asked if there was agreement with Staff regarding the reduction of landscape islands. There was. There was some discussion regarding the intent of the ordinance, and there was agreement that this intent was met. Chairman Sobkoviak said th at the only thing remaining was the intersection. Commissioners Manning and Schinderle said that they have no options. Commissioner Racich asked for some clarification on the style of the gas station. PLAN COMMISSION January 18, 2005 Page 8 of 11 Commissioner Kachel asked if there would be foundati on plantings. Mr. Proulx said that they are looking for a minimum amount. A discussion ensued regarding the placement, but there were no problems with the foundation plantings. Mr. Putney said that it was stated that the south exit is an IDOT situation, but that was not true. He said that IDOT gave a permit to Plainfield Commons that conflicts with this plan. Mr. Proulx appreciated his comments but said that he is under the impression that the timing was off on the paperwork, and IDOT would not allow a ccess to the north. Mr. Putney clarified that their permit was still active and IDOT said they would honor it. He was worried that the permit would be invalidated if this plan goes through. Commissioner Racich noted that if they have papers proving this other permit that Staff should probably meet with everyone to get the stories straight. Mr. Garrigan said that there has been discussion regarding this. Mr. Proulx said that the Transportation Engineer has proposed a modified access that is not shown on the current Site Plan. A discussion ensued regarding this. Commissioner Kachel asked if they can just exclude this from the case. Chairman Sobkoviak said that they can add a stipulation that the involved parties get together to come to an agreement. C ommissioner Manning said that Staff, the petitioner, and Plainfield Commons do not need to resolve this – IDOT does. A discussion ensued regarding what was accepted by IDOT recently and what is in front of them now. Commissioner Henry asked what happens to the lot South of Plainfield Commons. Mr. Proulx said that they are planning for it in the future. The Plan Commission asked what stipulation Staff recommended. Mr. Proulx said that they can add that it is subject to IDOT approval or subject to an agr eement being made. A discussion ensued regarding this. Mr. Proulx reiterated that Staff would not advance this without resolving the issue. Chairman Sobkoviak asked for discussion on the stipulation. Commissioner Henry said that it does not address the previous promises made. A discussion ensued regarding this. Mr. Proulx said that there is truth to the statements made by Plainfield Commons, and Staff plans to continue working with them. However, he felt that it would be problematic to put the respon sibility on Meijer to find an agreement. At 9:20pm , Commissioner Schinderle moved to recommend approval of the Special Use for Planned Unit Development at the southeast corner of Illinois Route 59 and 135 th Street, to allow development of a retail store o f approximately 200,000 square feet and a convenience store/service station/car wash with the various use and development standard exceptions noted in staff’s report, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Vi llage Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. PLAN COMMISSION January 18, 2005 Page 9 of 11 Commissioner Racich seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle , Racich , Sobkoviak N ay: None The motion is carried 7 :0 :0 . At 9:21pm , Commissioner Schinderle moved to recommend approval of the Site Plan Review of the proposed retail store of approximately 200,000 square feet and the proposed convenience store/service station/car wash at t he southeast corner of Illinois Route 59 and 135 th Street, 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. Revision of th e site plan to include construction of the access drive to serve Lots 6, 7 and 8 and connect to the property to the south with the initial phase of development. 4. Revision of the site plan to include the 3” caliper canopy trees and foundation plantings reque sted by staff. 5. Submittal of product specifications for the following subject to the approval of the Village Planner: special pavement material for areas of high pedestrian activity, pedestrian benches, trash receptacles, bike racks, tree well covers, decor ative light fixtures for pedestrian plaza, and proposed wall lighting. Commissioner Racich seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7 :0:0. At 9:22pm , Commissioner Schinderle moved to recommend approval of the Final Plat of the proposed Meijer Plainfield Subdivision at the southeast corner of Illinois Route 59 and 135 th Street, subject to the following two (2) stipulations : 1. Co mpliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke , Manning, Schin derle, Sobkoviak Nay: Kachel, Henry, Racich The motion is carried 4 :3 :0. PLAN COMMISSION January 18, 2005 Page 10 of 11 This case will go forward the first meeting of February subject to discussions. A 10 -minute recess was called at 9:27pm. The meeting re -convened at 9:37pm. Mr. Putney submitted a timeline of Plainfield Commons events for public record. CASE NO.: 1153 -121304.AA/SPR OSWEGO FIRE DISTRICT Request: Annexation (Public Hearing); Site Plan Review Location: Northeast corner of 127 th and Gilmore Road Applicant: Shawn P. Flaherty Started: 9 :38pm Mr. Garrigan read the staff report. Chairman Sobkoviak asked if there were any engineering issues. The Village Engineer said that there are no significant issues. He had one concern with the 127 th Street entrance’s proximity to the Gilmore and 12 7 th Street intersection. He explained the future of Gilmore Street as a collector. He was concerned that the Fire Department entrance would create traffic problems and recommended that the emergency entrance and exit be moved as far east as possible. Ch airman Sobkoviak swore in Scott Anderle from Healy, Bender & Associates, the architects of this project. He said that this was a prototype building of three other buildings being built. All similar issues that they have had with this have been resolved. Regarding site concerns, he said that the possible expansion of the right -of -way would require building placement modifications. Mr. Anderle said that there is vacant land for a temporary well and septic system that can be sold for community development. He said it was not possible to move the building further east. Mr. Anderle also said that they have met with Opticom who provide the installation of the system that controls signals or warnin g lights if needed. Commissioner Schinderle asked if this was a volunteer staff. They said it would be staffed with 3 -4 people. The petitioner also said that they would provide plantings as requested, and the trash enclosure would be the same brick as the building. Chairman Sobkoviak said that the only issue is w ith the intersection, and if the Fire Department is comfortable with the signalization, the Village should be comfortable with it. Commissioner Henry thanked the petitioner for the information provided. Commissioner Racich asked if the fire station would be closer to the intersection than the Naperville fire station. The petitioner said it would be closer. Commissioner Racich asked how many daily calls they get. The petitioner said two to five. PLAN COMMISSION January 18, 2005 Page 11 of 11 Chairman Sobkoviak said that it appears the applicant has complied with the stipulations and plan. Commissioner Kachel asked if they could flip the building or if that would require a complete redesign. Mr. Anderle said that it would require a lot of rework. Commissioner Manning said he understood why the Vil lage wanted an annexation agreement, but he asked why the applicant wanted that now. Mr. Garrigan said that they can waive certain fees and can solidify the commitment for utilities as that area is quickly being annexed. At 10:00pm, Commissioner Racich m oved to recommend approval to the Village Board of the requested annexation of the subject site into the Village of Plainfield. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manni ng, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0:0. At 10:01pm, Commissioner Racich moved to recommend approval of the site plan review to the Village Board subject to the following stipulations: 1. Compliance with the requirements of th e Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Submittal of a revised landscape plan prior to the Village Board meeting. 4. Verification that the trash enclosure will be constructed out of face brick. 5. That the applicant provide the additional right -of -way of 60 feet on 127 th Street and 50 feet on Gilmore Road as required by the Village Engineer. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Ge hrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0:0. Chairman Sobkoviak wished asked if there was any further business. Upon hearing none, he declare d the meeting adjourned at 10:01pm . __________________ Respectfully subm itted, Laura Griffith -Recording Secretary Karick & Associates, Inc.