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HomeMy Public PortalAbout2005-06-21 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: June 21 , 2005 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7 :03 pm . Roll Call Present: Commissioners Henry, Gehrke, Schinderle , Sobkoviak , Library District , Park District , School District Absent: Commissioner Kachel, Fire District M inutes Commissioner Henry said that on page 3, four paragraphs from the bottom, the first sentence should read: “Commissioner Henry confirmed that they took away objectivity and added subjectivity.” The minutes from the June 7, 2005 meeting were accepted as amended. Planning Report Stephanie Sheetz read the planning report. She said that the joint meeting with the Park District and Village Board, they discussed a possible dev elopment of a River Walk, possible Park Donation Ordinance changes, and possible lease of the police facility. The Park District also expressed an interest in being involved with the subdivision plats earlier. They do get plats and have monthly meetings, so there are some lines of communication now, but they are hoping for more. On the business agenda was the following: 1) Request to raise the market rate valuation; the Board approved this ordinance, and it will go up July 1. 2) Kings Bridge was discussed and it was generally supported. This will come up at a later date. 3) The project with Chris Burke for Route 30 and West Normantown Drain crossing was approved. 4) The Pharaohs Family Fun Center was approved. 5) The Spangler Farm variance was approved. 6) The accessory s tructure on Main Street was approved. New Business PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 2 CASE NO.: 1181 -052405.SU GUNTHER’S BAR & GRILL Request: Special Use (Public Hearing) (CONTINUED TO JULY 5, 2005 ) Location: 24001 W. Lockport Street Applicant: Lauren McCabe Started: 7:08 pm This case was requested to be continued to July 5. At 7 :09 pm, Commissioner Schinderle made a motion to continue case 1181 -052405.SU until July 5 . Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Gehrke, Schi nderle , Sobkoviak Nay: None The motion is carried 4 :0:0 . CASE NO.: 116 7 -030305.PP CREEKSIDE CROSSING UNITS 5,6 & 7 Request: Preliminary Plat Locatio n: South of Renwick Rd & East of Old Indian Boundary Road Applicant: Lennar Chicago - Rick Burton Started : 7 :09 pm Ms. Sheetz read the staff report. Chairman Sobkoviak swore in John Philipchuck who said that there a few issues at the annexation agreement and concept plan that are being worked out. He thought that the revised road alignment would work well. He also thought that they should approve the park changes. Commissioner Schinderle thought that the Park District did not want anything less than three acres. Ms. Sheetz said that this was annexed before this requirement. Cameron Bettin , from the Park District, said that the minimum standard is 3 to 3.5 acres for a neighborhood park. Commissioner Schinderle asked if there would be agreement with the Trustees regarding this . Ms. Sheetz said that that is a bigger issue that cannot be addressed tonight. Commissioner Henry confirmed that the Park District liked Creekside’s idea. Chairman Sobkoviak thought that the Plan Commission should work at getting the Park District what they want. 2 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 3 Chairman Sobkoviak asked if there were any engineering issues. The Village Engineer said that there were no major issues. Chairman Sobkoviak opened up the floor for public comment. There was no response. Chairman Sobkoviak asked what the outstanding items were. Ms. Sheetz said that there were two landscaping issues. Rick Burton of Le nnar said that this was an oversight and it would be addressed. Commissioner Gehrke asked what was in the upper right -hand corner. Mr. Philipchuck said that this is Unit 3 which is currently under construction. Chairman Sobkoviak noted that although they seemed to moving through this quickly, it is only because this project has been through the commission many times. At 7 :29 pm, Commissioner Schinderle moved to recommend approval of the preliminary plat for Creekside Crossing, Units 5 -7 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. Address outstanding items as specified in the staff report prior to sche duling for Village Board consideration. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Gehrke, Schinderle , Sobkoviak Nay: None The motion is carried 4 :0:0. CASE NO.: 1166 -030305.FP CREEKSIDE CRO SSING UNIT 5 Request: Final Plat Location: South of Renwick Rd & East of Old Indian Boundary Road Applicant: Lennar Chicago - Rick Burton Started: 7 :30 pm Ms. Sheetz read the Staff report. Mr. Philipchuck addressed the commission but had nothing new to add. Chairman Sobkoviak confirmed that the applicant is in agreement with the covenants and lot restrictions. Chairman Sobkoviak opened up the floor for public comment. There was no response. 3 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 4 Chairman Sobkoviak asked for any further commissioner c omments. There was no response. At 7:38pm , Commissioner Schinderle moved to recommend approval of the final plat for Creekside Crossing, Unit 5 Subdivision subject to the following five (5) stipulations: 1. Subject to the requirements of the Village Enginee r. 2. Subject to the Fire Department’s review and approval. 3. Adoption of a Dormant Special Service Area. 4. Address outstanding items as specified in the staff report prior to Village Board consideration. 5. Payment of appropriate recapture. Commissioner Henry seco nded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4 :0:0. This case will go forward probably at the next scheduled meeting. Mr. Burton thanked the Planning Commi ssion and Staff for their help. CASE NO.: 1180 -052305.TA TEXT AMENDMENT TO THE SITE PLAN REVIEW Request: Text Amendment Location: Village Wide Applicant: Village of Plainfield Started: 7 :39 pm Jim Donahue 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 asked about power transformers for underground lines. Mr. Donahue said that they cannot do much with those except to conceal to the best of their ability. Chairman Sobkoviak said that transformers need open air and thought having them recessed was a good idea. Mr. Donahue said that this gives two options for the landlord. Commissioner Henry said that the sign plan referred to an “acceptable sign plan” and asked if this should be defined. Mr. Donahue said that acceptable means unified and meeting the ordinance. He wanted to leave this open for discussion. Chairman Sobkoviak opened up the floor f or public comment. There was no response. 4 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 5 At 7 :46 pm, Commissioner Henry moved to recommend approval of a text amendment to the Site Plan Review Ordinance, Section 9 -258 (1), to include the following : All utility meters shall be located either inside the building itself, or in a recessed area within the rear or interior side façade of the building. Utility meters shall not be located within the front or corner facades. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4 :0:0. At 7 :4 8 pm, Commissioner Henry moved to recommend approval of a text amendment to the Site Plan Review Ordinance, to add the following section: Section 9 -265, Si gnage Proposed locations of wall and ground signs shall be identified as part of the site plan review. Approval of architectural elevations or site plans displaying signage will not constitute approval of said signage; nor does it constitute approval of any and all required landscaping at the base of permanent ground signage. Any site or building signage will be approved through a separate review and permitting process. Shopping centers, unified business centers, and multi -tenant / multi -unit building d rawings or renderings must be accompanied by an acceptable sign plan pursuant to the requirements of Sec. 9 -224 -(f)-(1) of the Zoning Ordinance. It is recommended that plans for planned unit developments contain a signage plan as part of the proposed deve lopment that will allow for uniform signage style, size, and placement throughout the development. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The mo tion is carried 4 :0:0. This will go forward at the next Village Board meeting . CASE NO.: 1183 -052705.FP LIBERTY GROVE UNIT 8 Request: Final Plat 5 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 6 Location: North of Illinois Route 126, east of Meadow Lane Applicant: Cambridge Homes Started: 7 :50 pm Mr. Proulx read the staff report. Chairman Sobkoviak asked if there were any engineering concerns. The Village Engineer said this project is being reviewed by Hamilton as it is an older project; however, they have submitted a letter of approval. Chairman S obkoviak swore in Mike Bessel who agreed with the Staff report. This is the last unit of a big project that they do not currently own. Chairman Sobkoviak said that the Meadow Lane driveway cuts are of interest because they recognized this late as a somew hat heavily traveled street. Mr. Bessel said that they do not currently offer courtyard driveways, but they can look into it if the homeowner is amenable. However, he has to contact the architect and marketing department. Commissioner Henry confirmed th at the 16 lots were a part of the preliminary plat and annexation agreement. He also confirmed that the park district and school district are satisfied with this plan. Chairman Sobkoviak opened up the floor for public comment. There was no response. Mr . Proulx confirmed that everything was to the Staff’s approval. At 7 :59 pm, Commissioner Schinderle moved to recommend approval of the final plat of subdivision for Liberty Grove Unit 8, subject to the following four (4) stipulations : 1. Compliance with the r equirements of the Village Engineer . 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Submittal of a revised landscaping plan subject to the review and approval of the Village Planner. 4. Formation of a Dormant Special Service Area (DSSA), in the event the final plat area is not already in an existing DSSA. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4 :0:0. T his will go forward at the next meeting. 6 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 7 At 8:00pm, the Plan Commission adjourned for a short break. The meeting re -opened at 8:10pm. CASE NO.: 1152 -120604.SU/PP/FP/SPR HERITAGE MEADOWS VILLAGE CENTER Request: Special Use for a Planned Unit Development (SERVICE STAR) a nd a Drive -thru on each lot (Public Hearing) Preliminary and Final Plat/Site Plan (Lots 1&4) Location: Southwest corner of Rt. 59 & 119 th Street Applicant: Newcastle Ltd. – Peter S. Tortorello Started: 8:10pm Ms. Sheetz read the Staf f report. Regarding the preliminary plat and final plat, Commissioner Henry asked about the open area between the development and the homes which was later defined at 500 feet from the south corner and 250 feet away from the west edge. Regarding the site plan, Commissioner Henry asked if there would be a right -turn lane on Route 59. The Village Engineer confirmed that IDOT had to make this call. A discussion ensued regarding this. Commissioner Henry confirmed that there would be signage on the western elevation and said that this seemed like a not of signs. Chairman Sobkoviak swore in John O’Connell from Service Star Development who thanked them for their time and extensive review. When they were first looking at developing in Plainfield, they were in terested in 127 th Street. However, Staff requested that they look at other sites including this one. They negotiated with Pasquinelli for the site, and it is already set to be commercial. They are only developing half of the property. They went forward with the concept and problems have been addressed since then. They have also been successful in developing similar projects around the country. They met with adjacent homeowner associations and discussed suggestions that they could implement. They have made extensive revision and asked the Planning Commission to concur with staff. Chairman Sobkoviak asked for commissioner comments. Commissioner Henry had two concerns. The first was whether they should ask IDOT for the right -turn lane. Chairman Sobko viak swore in Fran Fazio of Manhard Consulting who said that they have had extensive conversations with IDOT. Due to the median on Route 59, they cannot make a left turn lane, but they can on 119 th Street. She also said that there would be a right turn l ane at the second entrance off of Route 59. They are currently getting a permit with IDOT, and the Traffic Engineer has been involved. Commissioner Henry’s second concern was regarding the rationale for the signage on the back of the building as this is so far set back. Chairman Sobkoviak swore in Peter 7 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 8 Tortorello of Newcastle who said that this was put on due to loading factors. The signs will not be illuminated and only half the size. Chairman Sobkoviak asked if the signs would be seen past the lands caping row. Mr. Tortorello did not know but said if the commission had a problem with it, they could address this. Commissioner Schinderle asked about the location of the mechanical equipment, the trash enclosures, and the trees on either side of the mon ument sign. The applicant just had not submitted a letter regarding the mechanical equipment or trash enclosures. They agreed to the trees on either side of the sign. The applicant agreed to send a letter regarding the HVAC equipment, and Ms. Sheetz sai d that they are not amenable to trash enclosure. Regarding the removal of four parking spaces, Chairman Sobkoviak agreed that this can be removed due to traffic problems. Chairman Sobkoviak asked if there were any engineering issues. The Village Enginee r said that the Army Corp and 119 th Street improvements are pending. Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Gwen Dembosz who asked if they had a diagram of the existing buildin gs in relation to this project . She said it appeared to be in their backyard, and she wanted to know about a landscape buffer. Ms. Fazio said that the property line at the top of the diagram is 250 feet away. The greenery shown would remain and more would be added. Ms. Dembosz aske d about other buffers as she was worried about the noise. Ms. Fazio said that the development itself should be a buffer from Route 59; there are also quite a few trees being added to the other side of the creek. Chairman Sobkoviak swore in Mary Hansen wh o thought that she was moving into a residential neighborhood. She was worried about fumes and floods and said a lot of people agreed. Chairman Sobkoviak said that this property was zoned business at the same time the residential area was zoned; he also said that they were able to control the flooding in this area. Mr. Tortorello said that they have made an agreement to improve the culverts in this area to help control the flooding. Chairman Sobkoviak swore in Sue Van Housen who was at the meeting when this came at Walnut Creek. Her only concern was the lights and the noise. She thought if they had another barrier and not just scattered trees that this would be better. Chairman Sobkoviak said that the lighting fixtures required do not allow light spil lage, and a discussion ensued regarding other developments without a problem. Commissioner Henry said that while he is not a landscaper, behind Building 4 is virtually a solid line of trees that should help in addition to the additional trees being adde d to the greenway. Ms. Sheetz invited the residents to go over the specific landscaping after the meeting. 8 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 9 Chairman Sobkoviak swore in Richard Costabila who had a question regarding the drawing. He asked what was being done with 119 th Street. The Villa ge Engineer said that this is three lanes now, but there are plans for there to be an eastbound right -turn lane, and the culvert to be widened and improved. There was a brief discussion regarding what is in place now, and Mr. Costabila said it was difficu lt to get to Route 59 now without the Service station, so he was worried about this. He like the plans at first but has doubts about the traffic the ability to enforce closing the garage door to keep out noise and fumes. Mr. Costabila was also not satisf ied with the approach to the Homeowner’s Association meeting as the meetings are not well attended because it is a new community. He also did not like that previous cases that evening seemed completed and ready but this project does not seem to be complet e. The issues with IDOT were still open, and only a couple plans were to be approved now and more were to be approved later. He knew that it needed to be somewhat open -ended but was not happy with this. Mr. Costabila also did not like how announcements of public hearings are made as he thought if the sign or announcement was better posted that more people would have attended the meeting. Chairman Sobkoviak asked the Staff to look into the signage on that. Chairman Sobkoviak asked for any further public comment, but there was none. Commissioner Henry asked about the outstanding items like the mechanical equipment and the trash enclosure. Ms. Sheetz asked how the Planning Commission felt about the trash enclosure idea. It was not necessary, though, as the applicant did meet their requirements. Chairman Sobkoviak asked if the commission had any issues with the preliminary or final plats. He said that IDOT will ultimately issue the permits; it will just take time. Regarding the special use, Chairman So bkoviak said that the applicant is requesting the special use for a drive -thru on all lots. Commissioner Henry asked that stipulation 7 include that it is understood that the signage on lot 4 is further restricted to the doors only. The developer confirm ed that they are okay with all seven stipulations. Commissioner Henry confirmed with the developer that they are okay with the blanket reciprocal ingress -egress easement. Regarding the site plan review, Chairman Sobkoviak asked what the enforcement of the landscape plan would be. Ms. Sheetz said that this will be enforced when they ask for final occupancy. Chairman Sobkoviak said that if this goes forward, he asked that the landscape plan be kept handy. Commissioner Henry offered the lighting and lan dscape plans for reference. Commissioner Henry asked how long it might be for the IDOT permit, but the applicant was not sure. They said the Army Corps agreement is in progress. 9 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 10 At 9:30pm, Commissioner Henry moved to recommend approval of the preliminar y plat for Heritage Meadows Village Center subject to the following two (2) stipulations: 1. Subject to the requirements of the Village Engineer. 2. Subject to Fire Department’s review and approval. Commissioner Schinderle seconded the motion. Chairman Sobkovi ak called for a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0:0. At 9:30pm, Commissioner Henry moved to recommend approval of the final plat for Heritage Meadows Village Center subject to the following t hree (3) stipulations: 1. Subject to the requirements of the Village Engineer. 2. Subject to Fire Department’s review and approval. 3. Executing a blanket reciprocal ingress -egress easement. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called f or a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0:0. At 9:31pm, Commissioner Schinderle moved to recommend approval of a special use for Heritage Meadows Village Center to allow a Planned Unit Developme nt, a drive -thru on Lots 1 -4, and an automobile service station on Lot 1, subject to the following seven (7) stipulations: 1. A Statement of Intent and Agreement is signed and recorded against all lots in the Heritage Meadows Village Center, by the developer. 2. Garage doors shall be closed at all times on Lot 1, except when vehicles are entering or exiting the building. 3. No vehicle under repair shall be parked on Lot 1 longer than fourteen (14) days. 4. All repair work shall be conducted within the building on Lot 1 . 5. No outdoor storage of equipment is permitted on Lot 1. 6. All Zoning and Site Plan Ordinance requirements must be met for each drive -thru and traffic patterns shall not be substantially altered on the lot or on the Heritage Meadows Village Center overall si te. 7. Address outstanding items as specified in the staff report prior to Village Board consideration with the understanding that the signage on lot 4 is further restricted to the doors only. 10 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 11 Commissioner Henry seconded the motion. Chairman Sobkoviak calle d for a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0:0. At 9:32pm, Commissioner Schinderle moved to recommend approval of the site plans for Lots 1 and 4 of Heritage Meadows Village Center, provided the following four (4) stipulations are met : 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Address outstanding items as specified in the staff report prior to Village Boa rd consideration. 4. Obtain IDOT approval for the proposed access points on Route 59. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0:0 . This will go forward at the next available meeting. Ms. Sheetz instructed residents that Mr. Proulx would be out in the hall to answer any questions regarding this project. CASE NO.: 11 73 -120604 032805.SPR/SU MENARDS OUTLOT #5 Request: Special Use f or a Planned Unit Development (Public Hearing) Site Plan Review Location: Lot 5 of Menards of Plainfield, North of existing retail building and South of Dunkin Donuts (NWC Route 59 and 135 th Street) Applicant: Aetna Development Corporation (David Ma ngurten, KMA & Associates) Started: 9:33pm Ms. Sheetz read the staff report. Chairman Sobkoviak swore in David Mangurten who thanked them for the opportunity. He said that staff was thorough and confirmed that they would change the utility lights on the building. He said that if Staff and the Planning Commission require a landscape island, he would just need relief on the parking. Regarding the sidewalk, he said that this would not be utilized because of the landscaping changes. Chairman Sobkoviak sai d that 11 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 12 they encourage sidewalks to encourage people to use pedestrian movement. He also liked the landscape island and thought that they would give up one parking space for this. Chairman Sobkoviak said that a revised cross access easement was identified , and Mr. Mangurten said that he will get together with the attorney to revise this and include the stormwater easement. He also confirmed that a Statement of Intent and Agreement would also be submitted. Chairman Sobkoviak asked for commission comments. Commissioner Schinderle thought this would be a nice addition to the area. Chairman Sobkoviak thought using landscape requirements to bolster lot 6 makes sense. Commissioner Schinderle asked how staff will be sure that the usage will be strictly commer cial. Ms. Sheetz said that this is a code enforcement issue, but this was put in the report so the applicant is aware of this. Chairman Sobkoviak said that the architectural elevation does not show the mechanical equipment, so they would be concerned tha t this equipment would be screened. Mr. Mangurten said that the parapet walls will be sufficiently high to cover like at the other building. Chairman Sobkoviak asked if there were any engineering issues. The Village Engineer said that there were no sign ificant concerns – just some minor striping and one drainage problem. At 9:58pm, Commissioner Henry moved to recommend approval of a special use for Menards of Plainfield, Lot 5 to allow a Planned Unit Development subject to the following two (2) stipulat ions: 1. A Statement of Intent and Agreement is signed and recorded against Lot 5. 2. Address outstanding items as specified in the staff report prior to Village Board consideration. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0:0. At 9:59pm, Commissioner Henry moved to recommend approval of the site plan for Menards of Plainfield, Lot 5, provided the following three (3) stipulations are met: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 12 PLAN COMMISSION MINUTES JUNE 21, 2005 PAGE 13 3. Address outstanding items as specified in the staff report prior to Village Board consideration. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0:0. This will go forward at the next scheduled meeting. Ms. Sheetz announced that she was ta king another job, and her last day at the Village would be June 29. Chairman Sobkoviak asked if there was any additional Plan Commission business . Upon hearing none, he declare d the meeting adjourned at 10 :0 0 pm . __________________ Respectfully submitte d, Laura Griffith -Recording Secretary Karick & Associates, Inc. 13