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HomeMy Public PortalAbout2005-06-07 PC MinutesVillage of Plainfield Plan Commission Record of Minutes Date: June 7 , 2005 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7 :3 0 pm . Roll Call Present: Commissioners Henry, Kachel, Gehrke, Schinderle , Sobkoviak , Library Distri ct , Park District , School District Absent: Fire District M inutes The minutes from the May 17 , 2005 meeting were accepted as presented . Old Business CASE NO.: 1170 -030705.TA TEXT AMENDMENT TO THE VILLAGE’S COMPREHENSIVE PLAN Request: Text Amendme nt (PUBLIC HEARING) Location: Village -wide Applicant: Village Started: 7:32 pm Michael Garrigan announced that this is a continuation of a public hearing being held in accordance with all applicable rules and regulations of the Village of Plainfield and the State of Illinois. He read the staff report. Chairman Sobkoviak said that they have heard this twice and sent a message asking for a certain meeting. However, the Board has asked the commission to go forward with this as the moratorium has been in a ffect for a year, and they need to move forward. Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Bruce Goldsmith and Bob Brownson. Mr. Goldsmith attended on behalf of the property owner at Route 30 and 111 th Street . He showed the aerial maps and showed the zoning in the surrounding area. He understood a mix of uses and planning for the future, but he found this area to be stranded amidst the surrounding properties. He also found it difficult to sell based on the future traffic trends. PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 2 Mr. Brownson, one of the three equal owners of Rubloff Development Group, gave a brief background on the company. They researched the site and said that it did not look to be developed as commercial and it was not a prime local e fo r industrial. However, they are looking at retail since it is close to the proposed WIKADUKE trail. They did not feel this site could be developed wholly commercial as currently in the Comprehensive Plan. Chairman Sobkoviak said the new Comprehensive Pl an addresses residential concerns, and they were not told to examine any commercial issues. However, they made a good point, and Chairman Sobkoviak asked Staff to investigate. Mr. Garrigan would continue to work with the applicant. Chairman Sobkoviak sw ore in Tom Joseph, of Three Rivers Association of Realtors in Joliet, who said that affordable housing is becoming a greater issue. He asked if any cost analysis had been done on what type of costs the Comprehensive Plan changes would cause on the homes. He thought they may want to consider this before moving forward. Commissioner Kachel said another individual from the same group brought this up at a previous meeting. Chairman Sobkoviak swore in John Philipchuck, an attorney who has appeared before the commission representing many developers, various builders, and planners. He felt the proposed design guidelines take government control one step too far. When looking at the community character and land use, he thought the Village has come up with an ex cellent suggestion, but it will cause problems. In the past, they have concentrated on what a subdivision looks like as you drive by, and while these issues have been addressed and improved on, the current proposal of revamping density calculations and sp ecification leaves fewer decisions to the consumer. He said that there is no testimony supporting the density ranges and felt the current plan is working by looking at the intent of keeping to the character of the community. Mr. Philipchuck felt that wha t type of color or front door style should be left up to the consumer, and the proposed changes were far too sweeping. He thought things could be worked out on a committee level without revising the proven guidelines that are already in place. He asked f or a recommendation of denial, so they can create better community character. There was no further public comment. Commissioner Schinderle did not understand how the pattern book would work. If the developer sells the lot, he did not know how the builde r would get the pattern book from the developer. Mr. Garrigan said that Kings Bridge Estates, a semi -custom project, would be coming forward later in the meeting, and the commission will see that the pattern book will be general architectural guidelines, and not specific elevation rules. PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 3 Commissioner Kachel asked if any Village’s nearby have this. Mr. Garrigan said that they are not reviewing architecture. Commissioner Henry said that from a custom builder standpoint, the consumer will have adequate saf eguards to pick out some specifications themselves. Mr. Garrigan agreed and reiterated that these are only guidelines for developers to follow in order to achieve additional densities. Commissioner Schinderle asked if the builder needs to comply with the se guidelines. Mr. Garrigan said that most projects will come to the Village via an Annexation Agreement, so there are negotiations. However, they do not need to comply with all of the guidelines – only some minimum standards. Commissioner Schinderle wa s concerned as there was a builder at the last meeting who said they had $400,000 to $500,000 houses that could not meet these guidelines. Mr. Garrigan said that was not true as the developer simply gains densities by creating their own pattern book that fall within the guidelines. Chairman Sobkoviak was concerned that the federal government has stepped in on some cases regarding the affordability issue. Mr. Garrigan said that Plainfield is not listed in this category, and they can create affordable hous ing with architecturally sound structures. Commissioner Kachel asked if the 360 -degree architecture was dictating in these cases. Mr. Garrigan said that this is only for bonuses. Commissioner Kachel asked if a lot of communities use the point system. M r. Garrigan said that this program was abandoned by the Village Board in the past, and a discussion ensued regarding the point system. Commissioner Henry confirmed that they took away objectivity and added subjectivity . He asked what would prevent that f rom happening. Mr. Garrigan said they could prevent this by specifying what the density is. Commissioner Henry thought this program needed work. Commissioner Schinderle asked if there were any communities around that use the plan books. Mr. Garrigan sa id that there are developments in Sugar Grove and Mill Creek that used architectural guidelines. Commissioner Kachel said that in the DC area, there is an area that is back -loaded, and this gives it a good but different look. Regarding the units per ac re, Commissioner Henry felt that some density ranges in the low to medium range need to take site conditions into consideration. Chairman Sobkoviak pointed out that a site under PUD can request a variation on this. However, Commissioner Henry said that t hey could not get the density. Mr. Garrigan said they PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 4 could by meeting certain guidelines as they would start at 1.1 and gain more. Mr. Philipchuck addressed the commission again and agreed that none of the guidelines are required. However, he said that the developers cannot make some developments like they are now by starting 1.1 and doing 360 -degree architecture to get more. It is hard to get developers to commit to the guidelines and submit pattern books as a community. He thought it went beyond wha t the Village needs to do. Mr. Garrigan said that there is semi -custom developer coming before them tonight who used these guidelines and complied. Mr. Joseph addressed the commission again and said that for the first -time buyer, affordability will be ha rder to find due to these strict guidelines. Mr. Garrigan said that Duane Linden was in attendance and could show the commission how this works. He explained that the Board requested that this project go forward, so they could see how a prototypical proj ect would go through. In answer to a question by Mr. Philipchuck, Mr. Garrigan said that this is an 80 -acre project. At 8 :24 pm, Commissioner Schinderle made a motion to delay consideration of the Text Amendment until after the King’s Bridge case. Commis sioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle , Sobkoviak Nay: None The motion is carried 5 :0:0 . A 10 -minute recess was called at 8:25pm. The meeting re -convened at 8:35pm. New Business CASE NO.: 116 2 -022405.AA/SU KING’S BRIDGE ESTATES Request: Annexation Agreement/Special Use PUD/Concept Plan Locatio n: 127 Street, east of Heggs Road and west of Route 30 Applicant: Madonna Development, Inc. Started: 8:36 pm Mr. Garrigan announced that this is a public hearing being held in accordance with all applicable rules and regulations of the Village of Plainfield and the State of Illinois. He read the staff report. PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 5 Chairman Sobkoviak asked if the Village Engineer had any concern s. He had none. Chairman Sobkoviak swore in Dan O’Donnell and Duane Linden. Mr. Linden said they would present an audio -visual presentation and explained that the pattern book is the new terminology for architectural guidelines. He said it was not mean t to restrict anything but to set a standard for builders. It is administrative but important to protect what is to be brought in later. Regarding 360 -degree architecture, Mr. Linden wanted to allow for frame construction and said a development in Shorew ood is doing this now. King’s Bridge may need to revise some plans based on the minimum standards. This was initially going to be on the bonus system, and the 360 -degree architecture came in only for the placement of windows, wood trim, and balancing eve rything out. They gave the presentation on the King’s Bridge project showing the site location, site data, setbacks, and lot sizes. They also showed detention ponds, entrance, and bike and walking trails. The residential design standard objectives were displayed, and they went over the different housing markets and types. The general residential design guidelines were submitted, and they went over the architectural standards as part of this. They finally showed the architectural articulation in the rea rs and the landscape treatments. Mr. Linden said that these are the developer’s guidelines that will be passed on to the builder. Commissioner Kachel asked about the architectural review committee that was referred to in the report. Mr. Linden said this would be addressed as part of the Homeowner’s Association. A discussion ensued regarding this. Commissioner Kachel noticed the phrases “where possible” and “when possible” a lot in the report. Mr. Linden said that this simply gives the base design for the homes. Commissioner Kachel thought that market may determine certain aspects mentioned, but Mr. Linden noted there is an anti -monotony provision. Chairman Sobkoviak said that Staff requested a stub street to the west, and Mr. Linden confirmed that th e developer was willing to do this. Chairman Sobkoviak asked about the dedication of 50 feet on 127 th Street, and Mr. Linden said they have taken this into consideration. Commissioner Kachel asked if the rear -loading houses were allies, but Mr. Linden sa id no, they had driveways. Chairman Sobkoviak asked about the Homeowners Association installing the plantings, and Mr. Linden said that these may be sold to the homeowners and will be part of the development contract. The fronts will be sodded, and the b acks will be seeded. However, the problem is that the sod and seed may come later. Chairman Sobkoviak asked if the PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 6 responsibility would be handled through an escrow account. Mr. Linden said that this is the intention. The developer will do the sod and seed plus the evergreens, and it will be the developer’s responsibility. Chairman Sobkoviak noted that the report has this as the responsibility of the Homeowner’s Association, and he did not want them stuck with this. Mr. Linden said that they will be m aintaining the open areas, and they will be responsible for the three parts. Cameron Betton, from the Plainfield Park District, said that he met with the developer on this, and the 1.5 -acre piece on the east side will be given to the park district as will the fishing lake. All other open areas will be the responsibility of the Homeowners Association. Mr. Linden also said that the Village has a new detention ordinance that the developer will follow. Chairman Sobkoviak opened up the floor for public comme nt. An anonymous audience member asked what the price ranges on the homes would be. Mr. Linden said they would be approximately $300,000. Mr. Joseph said that there has been a moratorium for a year and asked what kind of signal this was sending to have a new development come in with this price range when the average is approximately $260,000. In reference to the specific proposal, Mr. Joseph thought they should get one or two more proposals to get a wider range price of homes. Mr. Linden believes that there would be other avenues in the future; however, they are currently confronted with requirements and improvements coupled with the current land prices. Mr. Garrigan noted that there is an additional bonus for affordable housing. Commissioner Henry th ought this was a very nice development, and its density exceeds today’s Comprehensive Plan. He asked what methodology was being used. Mr. Garrigan said that a subjective analysis was done. Commissioner Henry asked if, on a practical level, they could bring in two or three more soon. A discussion ensued regarding this. Commissioner Henry asked how they can stay consistent. Mr. Garrigan said this was the challenge of the Board’s request. Commissioner Henry liked the pattern book concept, and Mr. Garr igan said that staff would take on the responsibility in the negotiation process. Commissioner Henry asked when reviewing building permits, what will practically prevent them from doing what they want. Mr. Garrigan said that there are implementation issu es that need to be worked out. Mr. Linden said that there are other commissions with procedures in place. Commissioner Henry asked how they get to that point. Mr. Garrigan said that some if it is done already, and Jonathan Proulx said that 10 percent is key lots and through lots. He added that if significant communication with the builder and planning staff occurs early before the purchase, this will expedite the building and will help streamline the process. A discussion ensued regarding standards and key lots. PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 7 At 9 :44 pm, Commissioner Henry moved to make a favorable recommendation that the proposed annexation of the King’s Bridge Estates is a logical extension of the Village’s municipal boundaries. Commissioner Kachel seconded the motion. Chairman S obkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle , Sobkoviak Nay: None The motion is carried 5 :0:0. At 9:45pm, Commissioner Schinderle moved to make a favorable recommendation to the Village Board of the Special Use for PUD for King’s Bridge Estates 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. Commissioner Henry seconded the motion. Chairman Sobko viak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 5:0:0. Chairman Sobkoviak confirmed that the developer was okay with the stipulations. At 9:45pm, Commissioner Kachel moved to make a favorable recommendation to the Village Board of the proposed Concept 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. Introdu ction of a stub street to the west. 4. Providing a dedication of 50 feet for 127 th Street. 5. Introduction of a meandering sidewalk and introduction of shade trees along 127 th Street. 6. Modifying the conceptual Landscape Plan as per staff’s suggestions. Commissio ner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 5:0:0. PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 8 This case will possibly go forward once the annexation agreement is worked out. . TEXT AMENDMENT TO THE VILLAGE’S COMPREHENSIVE PLAN (Continued) Chairman Sobkoviak asked for any commission discussion or feeling. Commissioner Henry said his sticking point was the system or methodology for bonuses. He felt it was too subjective and he could not support until this was defined. Commissioners Schinderle and Kachel agreed. Commissioner Kachel said that a committee of the whole came forward with this. Chairman Sobkoviak confirmed that they wanted to remove the subjectivity of the equation . Commissioner Kachel said that if they have a planner without an architectural “eye”, they will have to start the process over when it is rejected. Chairman Sobkoviak asked if there was any criticism regarding the density. Commissioner Kachel felt the baseline was okay, and the commission agreed. Commissioner Henry wanted a small range applied; however, Chairman Sobkoviak said that if they put a range in, the developer will go to the top of the range. The question was how to compute it. Mr. Garrigan asked for feelings on the goals and objectives and design guidelines. Commissioner Kachel was okay with the design guidelines. Commissioner Schinderle and Chairman Sobkoviak said that these are okay; they just did not like the manner of computing. Commi ssioner Henry said the flaw is leaving this to someone’s interpretation. He thought some residential design guidelines were strict, but thought it would work once there was some consistency. The commission agreed that there was no problem with the goals and objectives. At 9:55 pm, Commissioner Schinderle moved to not recommend approval to the Village Board of the proposed text amendments to the Village’s Comprehensive Plan as it is currently written . Commissioner Kachel seconded the motion. Chairman Sob koviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle , Sobkoviak Nay: None The motion is carried 5 :0:0. PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 9 A 10 -minute recess was called at 9:56pm. The meeting re -convened at 10:06pm. CASE NO.: 1178 -051105.AA/SU/PP/FP DARNELL PRO PERTY Request: Annexation /Special Use (PUBLIC HEARING) Preliminary Plat/Final Plat Location: 135 th Street, south of the Lakelands Applicant: Terri Darnell Started: 10:06pm Mr. Garrigan announced that this is a public hearing being held in accordance w ith all applicable rules and regulations of the Village of Plainfield and the State of Illinois. He read the staff report. Commissioner Henry asked if they wanted verbiage in the motions regarding bike trails. Mr. Garrigan said they can add this if they want to. He also said that the proposed dedication for 135 th Street should be 40 feet. Chairman Sobkoviak swore in Jay Darnell who said that the bike path cannot go all the way through due to the water, but they will work with Staff on a plan. They als o said this would be going from 33 feet to 40 feet . The Village Engineer confirmed that they need to add 7 feet to the south. Mr. Garrigan said the side yard was part of the PUD arrangements. Chairman Sobkoviak opened up the floor for public comment. T here was no response. Chairman Sobkoviak asked for any further commissioner comments. There was no response. Chairman Sobkoviak asked for any reaction from the Park District. Mr. Betton said that his issues have been address, and he is comfortable with this. At 10:15pm, Commissioner Kachel moved to recommend approval of the annexation of the Darnell parcel as a logical extension of the Village’s municipal boundaries. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 5:0:0. At 10:16pm, Commissioner Kachel moved to recommend approval of the Special Use for the Darnell property subject to the following stipulations: PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 10 1. Compliance with the requirements of the Village Engineer (including a 40 -foot setback in lieu of 33 feet). 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 5:0:0. At 10:16pm, Commissioner Kachel moved to recommend approval of the Preliminary Plat and Final Plat for the Darnell Subdivision subject to the following st ipulations: 1. Compliance with the requi rements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Modifying to plat to reflect that lots 1A, 1B, 2A, 2B, and 3A are unbuildable. 4. Developer should work with Sta ff and Park District on establishing an appropriate bike bath. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 5:0:0. CASE NO.: 1177 -040505.PP/SU/FP HERON POINT OF PLAINFIELD Request: Preliminary Plat /Special Use/ (PUBLIC HEARING) Final Plat Location: Southeast corner of Route 30 & Renwick Road Applicant: Paul Hemmer Companies, Michael Yukna Started: 10:18pm Mr. Proulx an nounced that this is a public hearing being held in accordance with all applicable rules and regulations of the Village of Plainfield and the State of Illinois. He read the staff report. Chairman Sobkoviak swore in the group from Paul Hemmer Companies, a nd their representatives. John Argoudelis addressed the commission and said the applicant wants to pull the parcels together but does not have a site plan. The applicant thinks this would be beneficial to attract commercial projects to the area. The sit e plan will come forward when the end users are finalized. PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 11 Andrew Belzer, the national development manager for the applicant, addressed the commission and gave a background on Paul Hemmer Companies which has opened up an office in Naperville. Chairman So bkoviak noted that they are seeking drive -thru capabilities on three lots. Mr. Belzer said they are requesting one per lot, but they are not sure how many lots there will be. Commissioner Schinderle asked how many lots were being consolidated. There are four owners and six lots, and Mr. Belzer did not think there would be more than 4 lots. Commissioner Henry confirmed that there would also be a gas station that would be put into the Statement of Intent Agreement. He was worried about stacking though. Mr. Proulx said they would not have more than four, and this will be in the Site Plan Review to be reviewed for the drive. The Village Engineer did not have any concerns at this point. This was hard to assess , but with the access, they should be able to accommodate the applicant’s needs. He was not sure when Route 30 would be widened, but it could possibly be widened to a 5 -lane cross section. Chairman Sobkoviak noted that they are also considering re -routing Route 30 to Renwick, so this could be a busy corner. Commissioner Kachel hoped to see some coordination on this, and the Village Engineer said that the preliminary plans from IDOT include a consolidation of entrances. Commissioner Kachel was also glad to hear about architectural elements. Mr. Arg oudelis agreed. Chairman Sobvkoviak opened up the floor for public comment. There was no response. At 10:39pm, Commissioner Henry moved to recommend approval of the requested Special Use for Planned Unit Development of Heron Point of Plainfield at the s outheast corner of U.S. Route 30 and Renwick Road, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Execution and recorda tion of a Statement of Intent and Agreement to the satisfaction of the Village Planner. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 5:0:0. At 10:40pm, Commissioner Henry moved to recommend approval of the Heron Point of Plainfield Consolidation Plat of Subdivision, PUD, subject to the following two (2) stipulations: PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 12 1. Compliance with the requirements of the Village Engineer. 2. Co mpliance with the requirements of the Plainfield Fire Protection District. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 5:0:0. This will go forward after the Statement of Intent and Agreement. CASE NO.: 1179 -051705.SU PHARAOH’S FAMILY FUN CENTER Request: Special Use (PUBLIC HEARING) Location: Plainfield Business Park Applicant: DKA Amusements d/b/a Pharaoh’s Family Fun Ce nter Started: 10:41pm Mr. Proulx announced that this is a public hearing being held in accordance with all applicable rules and regulations of the Village of Plainfield and the State of Illinois. He read the staff report. Chairman Sobkoviak swore in Dr. Bonnie Kurowski, Vice President of DKS, and Steve Caton, the leasing agent. Ms. Kurowski said this was an exciting opportunity for a place to take kids that will be family -run and owned. It will provide fun outings for different organizations. Chairman Sobkoviak opened up the floor for public comment. There was no response. Mr. Caton said that they added this building to the Plainfield Business Center, and the tenants are looking forward to this coming as surrounding businesses will participate in the catering that the center will provide. Chairman Sobkoviak said that parking was his only concern, but Mr. Proulx said this was still consistent. Commissioner Henry confirmed that this met with the Fire District’s approval. At 10:48pm, Commissioner Schi nderle moved to recommend approval of the requested Special Use, based on the findings of fact, to permit an indoor amusement facility on Lots I -4 and I -5 of the Plainfield Business Park, subject to the following one (1) stipulation: 1. Compliance with the re quirements of the Plainfield Fire Protection District. Commissioner Henry seconded the motion. PLAN COMMISSION MINUTES JUNE 7, 2005 PAGE 13 Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 5:0:0. This will go forw ard at the next meeting. Mr. Garrigan reminded the commission of the joint meeting next Wednesday (June 15) with the Village Board. Chairman Sobkoviak asked if there was any additional Plan Commission business . Upon hearing none, he declare d the meeting adjourned at 10 :50 pm . __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc.