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HomeMy Public PortalAbout2005-03-15 PC MinutesPLAN COMMISSION MINUTES 3/15/05Page 1 of 8 Village of Plainfield Planning Commission Record of Minutes Date: March 1 5 , 2005 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7 :4 0 pm . Roll Call Present: Commissioners Kachel, Gehrke, Manning, Sobkoviak , Library District , Park District Absent: Commissioners Henry, Schinderle, Racich , School District, Fire District M inutes The minutes from the March 1, 2005 meeting were accepted as presented . Development Report Michael Garrigan read the development report. • The proposed PUD, Site Plan Review, and Final Plat for the Meijer project were approved. • The Annexation Agreement for White Ash Unit 3 was approved. • The Final Plat for the Crystal Lake Development was approved. • There was a discussion regarding the revised site plan on the southwest corner of Route 126 and Route 59. The applicant has revised the plan to be a 15,000 square foot Walgreens with a drive -thru. The Board seemed to be in general approval of this. • There was support for the Site Plan Review an Annexation Agreem ent for the Oswego Firestation #4. The Village Attorney was directed to draft an Annexation Agreement. There were two cases and the Comprehensive Plan on the agenda for the evening. Chairman Sobkoviak requested to move the Comprehensive Plan discussion to the end. There was no objection. New Business CASE NO.: 1135 -08054.SPR/PP/FP MARTIN COMMERCIAL CENTER Request: Site Plan Review/Preliminary Plat/ 1 PLAN COMMISSION MINUTES 3/15/05Page 2 of 8 Final Plat Location: Northwest corner of Route 59 and Riverwalk Court Applicant: Ronald Chovan Started : 7:45 pm John Kersh presented the Staff report. Chairman Sobkoviak asked if the commissioners needed clarification on anything. Commisioner Kachel asked about the detention on the Site Plan. Mr. Kersh said that this is currently not available. Chairma n Sobkoviak swore in the group of petitioners. Ronald Chovan said that they will do whatever Staff requests; the trees and trash enclosure materials are not a problem. Chairman Sobkoviak said that they are generally in agreement with Staff’s recommendati ons. Chairman Sobkoviak asked about an agreement regarding Lot 4 stormwater. Mr. Chovan said that this is not a problem, and they will have the lawyer draft this. Chairman Sobkoviak as if the Chief of Police had any concerns about the shared drive. Mr. Chovan said that they have talked with him a lot, and they are looking for ward to sharing the parking areas. Commissioner Manning asked where the name “Martin Commercial Center” came from. James W. Martin, Jr. said that he is a partner in the project. Commissioner Kachel asked about the detention pond on the flood plain. Mr. Kersh said that thus far, the Village Engineer has not expressed any concerns about this. Jeff Allen, the consulting engineer for the applicant, said that they have two facilities – one is on the flood plain where they have the land sloped to drain back into the creek. The other is a storm water detention pond behind that. Commissioner Kachel asked if this will be aerated. Mr. Allen said this probably would be aerated due to its size. Chairman Sobkoviak asked if there was a bike path in the area. Mr. Kersh said that he did not see one. Commissioner Manning asked why the petitioner far exceeded the parking ordinance. Mr. Chovan said that they wanted plenty of parking. Mr. Mar tin said that they are finding that tenants are demanding more parking these days. Commissioner Manning asked what types of businesses will be in here. Mr. Martin said that they will probably get law offices, medical offices, and title companies – but he is not sure. 2 PLAN COMMISSION MINUTES 3/15/05Page 3 of 8 Commissioner Kachel said that with the amount of blacktop that they have , pavers in some portions of the lot may help. Mr. Martin said that they will have this in some of the sidewalk areas. Commissioner Kachel said that they may want to a dd more than that. Mr. Martin said that they will look into that as they want to be proud of the experience with this building. Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Manning asked about the lette r sent to the petitioner on July 10, 2002 (as enclosed in the packet), and if the Staff disagreed with it. Mr. Kersh said yes, and added that there was not enough communication regarding this matter. At 8 :18 pm, Commissioner Kachel moved to recommend appr oval of the site plan for Lots 1 and 2 of the subject property subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the provisions of the Plainfield Fire Protection District. 3. Satisfy the tree repl acement ratio by providing a total of thirty -two (32) three inch (3”) caliper canopy trees evenly dispersed along the foundations of each building. 4. Revise the landscaping plan to show thirty -one (31) total three inch (3”) caliper parkway trees as outlined in staff’s report. 5. Trash enclosure is to be constructed of materials indicated to those of the principal structures. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Sobkoviak Nay : None The motion is carried 4 :0:0 . At 8:19pm, Commissioner Kachel moved to recommend approval of the preliminary plat of the subject property subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the provisions of the Plainfield Fire Protection District. 3. The preliminary plat is revised to meet the requirements of the Subdivision Code as outlined in staff’s report. 4. Revise the plat to show thirty -one (31) total three inch (3”) caliper parkway trees as outlined in staff’s report. 5. Submit an agreement outlining the responsibility for maintenance of Lot 4 and its storm water management facility. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. 3 PLAN COMMISSION MINUTES 3/15/05Page 4 of 8 Aye: Kachel, G ehrke, Manning, Sobkoviak Nay: None The motion is carried 4:0:0. At 8:19pm, Commissioner Kachel moved to recommend approval of the final plat of the subject property subject to the following stipulations: 1. Compliance with the requirements of the Village En gineer. 2. Compliance with the provisions of the Plainfield Fire Protection District. 3. Submit a revised final plat that is consistent with the revised preliminary plat as outlined in staff’s report. Commissioner Manning seconded the motion. Chairman Sobkovia k called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Sobkoviak Nay: None The motion is carried 4:0:0. This case will g o forward to the Village Board on April 4 at the earliest . CASE NO.: 1164 -022205.SPR RED ROBIN GOURMET BURGERS Request: Sit e Plan Review Location: Lot 6 Kensington Center North Route 59 and 127 th Street Applicant: Alianza Development Started: 8:20pm Mr. Garrigan read the staff report. Chairman Sobkoviak asked about stipulation 3, and if the lighting had to be identical to t he fixtures in the Kensington center project. Mr. Garrigan said yes, as this was part of the PUD agreement. Commissioner Kachel asked about the different door on the trash enclosure and asked if this has come up in other projects. Mr. Garrigan said that there were discussions regarding this with White Castle. Chairman Sobkoviak swore in Mike Muzar, the project manager for Red Robin. Mr. Muzar said that they are thinking about using a 16 -gauge metal door and heard this material was the best at holding u p. However, for aesthetics, they would add a decorative cedar. Regarding the landscape feature, he said that there will be some hardscape, like a garden wall or possible terracing. He said that they are still playing around with this. Chairman Sobkovia k said that they can leave this up to staff. 4 PLAN COMMISSION MINUTES 3/15/05Page 5 of 8 Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Ed O’Rourke who said that, as a resident, he thought it was great that people are making an investment in the community. He asked about the sign ordinance on this property. Mr. Garrigan said that they do not review signage at the Site Plan Review process because this might change. They will apply for signage in a separate permit. Chairman Sobkoviak said that they allow tw o wall signs (on the east and south). Mr. Garrigan said that they will also have a monument sign. Commissioner Kachel added that this building is not set square. A brief discussion ensued regarding this, and they reviewed the elevations. Mr. Muzar adde d that there is an LED light under the cove on the front elevation. It is similar to neon, but the light will not be seen – only the red glow from the light. Chairman Sobkoviak asked if there was any additional discussion. There was none. At 8:39pm, Co mmissioner Manning moved to recommend approval to the Village Board of the Red Robin Site Plan subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protecti on District. 3. That the applicant incorporates a uniform lighting fixture, lighting standard as already has been used in the Kensington center project. 4. That a uniform decorative light be used on the applicant’s structure. 5. That the applicant revises the lands cape plan per the staff’s comments. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Sobkoviak Nay: None The motion is carried 4:0:0. This case will possibly go forward to the Vil lage Board on April 4 A 10 -minute recess was called at 8:40pm. The meeting re -convened at 8:49pm. . TEXT AMENDMENT TO THE VILLAGE’S COMPREHENSIVE PLAN Mr. Garrigan announced that this is a public hearing being held in accordance with all applicable rule s and regulations of the Village of Plainfield and the State of Illinois. He read the staff report. 5 PLAN COMMISSION MINUTES 3/15/05Page 6 of 8 Chairman Sobkoviak said that the Staff and commissioners received two letters from concerned citizens regarding this. One letter was from the Oswego Libr ary regarding some specific requests. The other letter was from Donna Kohler. These letters were entered into public record. Mr. Garrigan said that the handout for this is the same as what is on record with one exception – the point system for bonuses. The Village Board thought that this was too convoluted and left this up to Staff. Chairman Sobkoviak said that the Plan Commission does not plan to vote on this now but will take public comment. The next normal meeting is scheduled April 5, but because this is Election Day, they are not expecting to meet quorum. However, the next meeting will be held on April 19. Mr. Garrigan added that in addition to the text amendment, the y want to add map amendments for Patriot Square to be “Village Residential”, pr operties in downtown to be mixed density, and Koon Farm (north of Stewart Ridge) to be higher density. Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Greg Bott (the executive director of the Park District). He tha nked the Plan Commission for allowing comments from the public. He said that credits or bonuses for design elements will be in the form of higher densities – not necessarily additional park space. He also said that the future park plans, bike path plans, and the half mile standard between park spaces will stay in place. The 3.5 acre -standard for a park will also stay in place. The Park District will work with the Village on possibly creating larger park sites by combining sites as well. They will forwa rd an official letter to the Village. Commissioner Kachel asked Mr. Bott if there are plans for a bike path around Route 59 and 143 rd Street. Mr. Bott said no, that they are focusing on the DuPage River area. Chairman Sobkoviak said that the Park Distri ct can count on the Plan Commission and the Village Board to work with them. Chairman Sobkoviak swore in Sarah Skilin of the Oswego Library District who said that they are glad to be a part of the Village. She asked if there were any questions regarding the letter that they submitted. Chairman Sobkoviak said that there were no comments at this time, and he will give a copy of the letter to the other commissioners for the next scheduled meeting. Chairman Sobkoviak asked if there were any further public c omments. There was none. Chairman Sobkoviak asked for any commissioner comments. 6 PLAN COMMISSION MINUTES 3/15/05Page 7 of 8 Commissioner Manning thought that they would have extensive comments from developers and was reluctant to proceed without their comments. Mr. Garrigan said that the Villag e had a separate meeting with a number of builders to outline issues. The discussion is ongoing and comments are welcome. The proposed guidelines have been forwarded to many developers. Wendy, a representative from the developer for Grande Park, said th at she has not seen anything regarding this. She just heard about this through the newspaper. She believed other developers were waiting for the next meeting to make their comments. Commissioner Kachel asked about vinyl siding or fake brick, and how the material factored into this. Mr. Garrigan said that there are no specific requirements. He said that certain materials will need to be carried around the building. Commissioner Kachel asked if one of the objectives was to work with Metra or a bus servi ce. Chairman Sobkoviak noted that the bus service in Joliet is notoriously underutilized. Commissioner Manning said that developers are encouraged to meet with Duane Linden and asked where he comes into this. Mr. Garrigan said that Mr. Linden comes in w hen Staff identifies a communication problem with the developer to help solve a design problem. Chairman Sobkoviak said that he wants to eliminate monotony but did not want to just “rearrange the chairs”. He is not arguing about the density but did not a gree with all of the objectives. Commissioner Kachel asked if “gateways” to the community can be determined or identified before a developer determines this. Mr. Garrigan said that he can look into this. Commissioner Manning asked if Michael Hoffman com mented on the density changes. Mr. Garrigan said he did not. When asked why not, Mr. Garrigan said that he cannot speak for the Village Board but believes that he was never invited to a meeting. Staff has only spoken to him for informational purposes. Commissioner Manning asked if it was appropriate for the Plan Commission to invite him to a meeting. Mr. Garrigan said that he would be willing to contact him. Chairman Sobkoviak asked how the other commissioners felt about this and Commissioner Kachel agreed that he would like that. Commissioner Manning asked what rationale there was for changing the density ranges. Mr. Garrigan said that the Board and Staff felt that there was an abuse of ranges in that developers would start at the high end and wor k down. Chairman Sobkoviak said that the y wanted to turn this around so the developer has to justify additional densities. A discussion ensued regarding how ranges are handled in different communities. 7 PLAN COMMISSION MINUTES 3/15/05Page 8 of 8 Commissioner Manning said that percentages were tak en off of the bonuses and that they are relying on Staff and Plan Commission judgment as to how far above the minimum a developer can go. He asked if Staff has studied how high they can go. Mr. Garrigan thought that there was a maximum to keep within the density districts. Chairman Sobkoviak said that as long as that can be made plain, it should be okay. He wanted to remove the possibility of becoming arbitrary so developers are going to try to get their bonuses for less. A discussion ensued regarding past cases. Commissioner Manning asked if Staff has reviewed the projects that have been approved to see the affects the revisions would have on them. Mr. Garrigan said that the process of calculating density will be the biggest impact as well as the ran ges. At 9:25pm, Commissioner Manning moved to continue the discussion of the text amendment to the April 19 meeting at which time they will take public comment. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Sobkoviak Nay: None The motion is carried 4:0:0. Chairman Sobkoviak asked if there was any additional Plan Commission business . Upon hearing none, he declare d the meeting adjourned at 9 :26 pm . __________________ Respectful ly submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc. 8