HomeMy Public PortalAbout2005-09-06 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: September 6 , 2005 Location: Village Hall Chairman Sobkoviak cal led the meeting to order . Roll Call Present: Commissioners Kachel, Henry, McKay, Renzi , Fazio, Lucenko, Sobkoviak, Ed O'Rouke and David Murawski , School District Absent: Park District , Fire District , Library District The legal opinion was given that since the Planning Commission is down to five, three members constitute a legal quorum. Minutes The minutes from the Augus t 2 , 2005 meeting were accepted as presented. The minutes from the August 29, 2005 training work shop were accepted as presented. Development Report There was no development report. However, Michael Garrigan announced that the Village is accepting appl ications for census work in the coming months. He read the job requirements and confirmed that this information can also be found on the Village’s web site or by contacting the Village’s planning department. New Business CASE: 1170 -030705.TA COMPREHE NSIVE PLAN Request: Text Amendment (Public Hearing) Location: Village Wide Applicant: Village 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 Stat e of Illinois. He presented the Staff report. Mike Hoffman with Tesca and Associates was introduced to explain more about the Comprehensive Plan. He reminded the commission that the purpose of the
PLAN COMMISSION 9/06/05 MINUTES PAGE 2 Comprehensive Plan is to outline a vision for the villag e and create a statement of policy. They wanted to keep the Comprehensive Plan as an overall flexible guide. Mr. Hoffman said that they had seven meetings to review this with a committee of people within the development community. The four major issue s were the residential design guidelines, calculation of buildable area, minimum architectural standards, and base density versus maximum density and the related bonuses. They identified some of the key elements of the Village to help plan for the future. Mr. Hoffman read through the suggested density plan changes. This document was submitted to the Plan Commission. He said that they would then be dealing with three documents: the Comprehensive Plan, the residential design guidelines, and the zoning ord inance. Regarding density, he showed a graph of the options that builders would have for developments. He briefly went over the original calculation that was suggested for density. The zoning board came back and helped them to determine a base density f or them to work off of. So, they will start at this base density of 1.4, and will have ranges based on the types of housing. These ranges seem to be more realistic. Commissioner Renzi asked what happened to the 3.5 density. Mr. Hoffman said that if the y are above the 3, they need to be within a certain residential area. The builder can always go below but not above. Regarding buildable acreage, the Village has certain criteria based on the land the structures are built on. There was some discussion r egarding deducting area based on certain land characteristics (like wetlands, flood plains, and right -of -ways). There was some discussion regarding the flood plain parameters and that they want to work with the developer to incorporate their natural surro undings. Mr. Hoffman said that easements and lands slated for commercial or industrial use on the Comprehensive Plan could also be deducted. Mr. Hoffman said that there were two other items in the original document – minimum architectural requirements an d bonus system. The zoning commission discussions determined that the architectural requirements belonged more in the zoning ordinances than the Comprehensive Plan. There were similar thoughts on the bonus system . So, these two items were removed from t he Comprehensive Plan. However, they expect these items to be input, in some form, in the Village’s design guidelines or zoning ordinance. A discussion ensued regarding the different aspects of the original bonus system. Mr. Hoffman said years ago that the bigger the development, the wider the flood plains need to be. However, with better stormwater management over the years, they are able to control the water. A commissioner was worried about the certainty of these plans. Mr. Hoffman discussed FEMA s ites and topographic surveys based on floods on record. 2
PLAN COMMISSION 9/06/05 MINUTES PAGE 3 Chairman Sobkoviak explained that the incidents of severe flooding in Plainfield have reduced drastically. A couple of subdivisions caused some nuisances, but the cases of this are scarce. Commissi oner Henry asked how he envisioned the bonus densities being address in the zoning ordinance. Mr. Hoffman said that they need to sit down and discuss this, but it will probably end up in the guidelines. Chairman Sobkoviak opened up the floor for public c omment. Chairman Sobkoviak swore in Michael Krause who asked if the caps on the ranges were the absolute limits. Mr. Hoffman said that the text amendment said that this will be handled on a case by case basis. He said if the range is a little over the cap, but the developer is doing exceptional things that the Village may say this is okay. A discussion ensued regarding this. Chairman Sobkoviak swore in Mike VanPoucke who asked where the 75 feet for the flood plain came in. Mr. Hoffman said that FEMA did not have a standard but that the number came from some research. Chairman Sobkoviak said this was addressed in some open space research where they looked at different plans in various places. He said that 75 feet was a happy median. Commissioner Ka chel said that this also is conducive to bike and walking paths. A discussion ensued regarding this in conjunction with floodways. Chairman Sobkoviak swore in Tom Joseph with Three Rivers Association of Realtors who said that the realtors were invited in on discussions and he appreciated that. He also gave said that the national median of homes was at about $218,000, the median for homes in Illinois is about $212,000, and the median for homes in Plainfield was at about $260,000. He said that they tried to keep this in mind during discussions, but he was worried about talk of homes in the $400,000 to $500,000 range. He said the other thing to worry about was that the issue of attainable housing was not addressed as fully as it should have. He finally sa id that there was a wetlands bill that is going through the state congress now. Chairman Sobkoviak said that in all cases, they will always abide by state law. Commissioner Renzi asked about the 10 percent bonus and if it was going into the plan they are talking about or into the zoning ordinance. Commissioner Henry was suggested to either be deferred to the residential design guidelines or the zoning code. Mr. Joseph said that this was not forthrightly adopted or engaged in a constructive manner. Comm issioner Renzi asked if there should be a penalty for developments that do not provide for affordable housing. Mr. Joseph did not believe that there should be a penalty but thought the municipality should encourage this type of development. A discussion ensued regarding the possible bonus for this and how this should be addressed. Chairman Sobkoviak said that this also ties into the next case of the demolition ordinance, so people do not knock down affordable houses for newer, bigger homes. 3
PLAN COMMISSION 9/06/05 MINUTES PAGE 4 There was no further public comment. Commissioner Henry said that they have come a long way on the Comprehensive Plan, and he knows it has been a struggle. He understood the reasoning for the bonus system in either the residential design guidelines or zoning ordinan ce. He just had some concern about Staff and the Board having something to look at objectively. He liked what they had in front of them but was worried it could fall apart if the objectivity is not addressed. Commissioner Renzi said he had some question s regarding the bonuses and how they would work. He thought it was getting more towards objectivity, but he did not want to put one department against another. Commissioner McKay said that the higher maximum density is allowed in “downtown Plainfield” an d asked if this has been defined. Chairman Sobkoviak said that this is the overlay district, and any downtown expansion will be zoned within that same area. Commissioner Kachel thanked the staff and everyone involved for their work on this. Mr. Garrigan said that if there is a general support for this motion of approval, this will probably go to the committee of the whole meeting for more discussion. Commissioner Henry agreed with the suggested changes. Commissioner Henry moved to recommend approval of the proposed text amendment to the goals and objectives sections, buildable acreage calculation section, and density range section of the Village’s Comprehensive Plan. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi , Kachel, McKay, Lucenko, Henry, Sobkoviak Nay: None The motion is carried 7 :0:0. Commissioner Henry asked that the comments made be forwarded to the Village Board. Mr. Garrigan said that there may be some preliminary discussions , but this would probably not go forward until September 19. New Business MEMO : OPEN SPACE PLAN (Public Hearing) Mr. Donahue stated that this was a public hearing and briefly went through the memo. 4
PLAN COMMISSION 9/06/05 MINUTES PAGE 5 Chairman Sobkoviak said that this is mostly policy a s developments come through. Commissioner Renzi said that the Village code does not currently offer bonuses. Mr. Donahue said that this will be updated as Village’s ordinances and plans. Commissioner Renzi suggested adding a footnote that this is subjec t to the Village’s plans. Commissioner Renzi also said that the parks seemed to be short. Mr. Donahue said that this was not the parks that the Park District had envisioned. Chairman Sobkoviak said that this is more of the Village’s stuff than the Park District’s. There was some discussion regarding connectivity and grants for this land. Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Kachel said that in open space areas, they have never talked about res t areas. Mr. Donahue said that they will look at that. Commissioner Renzi added that he noticed this as well near his house. One of the commissioners also commented about the issue of maintenance. Commissioner Kachel said that the retention and detenti on ponds are maintained by homeowner’s associations. Commissioner Henry moved to recommend adoption of the Village’s Open Space Plan. Commissioner Lucenko seconded the motion. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Henry, Sobkoviak Nay: None The mot ion is carried 7:0:0. This will go forward to the Village Board probably at the committee of the whole workshop. Otherwise, it will go forward on September 19. At 8:40pm, the Plan Commission adjourned for a short break. The meeting re -opened at 8:50pm. CASE: 1200 -080305.TA DEMOLITION ORDINANCE Request: Text Amendment (Public Hearing) Location: Village Wide Applicant: Village John Kersh 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 presented the Staff report. Chairman Sobkoviak clarified that they are looking for a stamp of approval and comments. 5
PLAN COMMISSION 9/06/05 MINUTES PAGE 6 Commissioner Henry wanted to understand the intent of a historic impact study. Mr. Kersh said this was the same as determining fiscal or traffic impacts. Commissioner Henry asked if this goes beyond historical. Mr. Kersh said that this also correlates with community development, so this may be more appropriate under a different name. Commissioner Henry asked if it would help to try and delineate the objective of this study. Mr. Kersh said that they can do this, and it is detailed in the ordinance. He also said that they can look into other impacts that demolition of the structure wou ld affect. One of the commissioners asked if requiring a study at the cost of the applicant is a common practice. Another commissioner asked if there was a list of historic homes that the applicant could refer to. Mr. Kersh said that there are documents that they refer to currently, but they would not be looked at until the preliminary application meeting. One of the commissioners asked if this was applicable for all buildings. Mr. Kersh said it does, and it was his estimation that a lot of buildings w ould fall into the category where historic significance was not determined. In which case, the demolition permit would be issued within 15 to 30 days. One of the commissioners said that this was well thought out, and it was apparent that a lot of work ha d gone into it. However, he said it seemed cumbersome for a lot of people, and it was open for a lot of discussion. Chairman Sobkoviak said that part of this was to satisfy the requests of a large number of people. Commissioner Kachel said that there were older homes on Route 59 are being bought up and demolished. He thought that they needed an ordinance like this, and a committee like they have to oversee the historic significance and save the community. He also wanted to put more “teeth” in the fin es because if a developer wanted to put something up, they would be willing to pay the fine. He wanted to make them think more about bulldozing a building. Mr. Kersh said that he will look at this, and if there is a recommendation to look into higher fin es, he noted that the Historic Preservation Commission also discussed their concerns regarding this. There was some discussion regarding paying the fine being more economical than paying to have it done correctly. Commissioner Renzi also suggested stacki ng offenses. Mr. Kersh said he would look into this. Commissioner Henry noted that the requirement for a certificate of insurance was dated. He asked that they talk to the Village attorney on this. Chairman Sobkoviak opened up the floor for public co mment . Chairman Sobkoviak swore in Thomas Carey who confirmed that this is an amendment to a current ordinance. He requested that the current ordinance be posted with the 6
PLAN COMMISSION 9/06/05 MINUTES PAGE 7 proposed ordinance, so – if he objected to something – he was not objecting to some thing that is currently in the ordinance already. Mr. Carey also confirmed that a demolition permit will be issued if all requirements are met and that it pertains to all structures within the Village. Mr. Kersh clarified that if a permit is required t o put it up, a permit is required to tear it down. Mr. Carey also had a question regarding the definition of demolition being removal of 50% or more of a single or double -family dwelling. He didn’t know if the omission of anything else was an oversight . Mr. Kersh said this was an omission and needs to be further clarified. Mr. Carey said that the confusion is whether he needs a permit to tear down a garage or take down a gutter. Chairman Sobkoviak said that this may need to be clarified that if a per mit is required to put it up, a demolition permit is required to tear it down. Regarding historic significance, Mr. Carey said that on page 5 and 6, they have an architectural impact study and site plan. He asked if this was one study. Mr. Kersh said it is all one study, but they can submit whatever forms pertain. Mr. Carey asked if the Village would provide a list of contractors. Mr. Kersh said that this has not been done in the communities he talked to, but they would determine if the information is valid during the hearing. Mr. Carey was concerned about the person taking the time to do the study, and it may not be accepted. Mr. Carey confirmed that if the Historic Preservation Commission determines there is no significance, the demolition permit wo uld be issued. His one complaint was that the applicant has to handle the cost. He asked how much the study would cost, and Mr. Kersh said that this is about $3,000. Mr. Carey said that this would be okay for a developer, but for an individual that live s in this neighborhood who wants to demolish a portion of their house or another structure on their property. Chairman Sobkoviak said he had the same concern and asked if a separate category could be created for a resident. In which case, he thought the Village Staff may be able to do the research on this. Commissioner Renzi thought they might be able to do this in conjunction with the homeowner’s policies because they did not want to open the door for an owner -developer who can come in and knock everyth ing down. Commissioner Henry said that the significance of a garage (or other minor structure) would be determined by the Historic Preservation Commission, and they could deal with it on a case -by -case basis. Mr. Kersh said that there is a fee threshold. Commissioner Henry asked what would happen if historic significance is determined, and the demolition permit is denied. Mr. Kersh said that it cannot be denied; the intent is just to give the developer options. Commissioner Renzi clarified that the per mit would only be denied if incomplete information was submitted. 7
PLAN COMMISSION 9/06/05 MINUTES PAGE 8 Commissioner Henry asked what type of incentive there is to pursue alternative options. Mr. Kersh said that a bonus (or something of that nature) has not been put forth for this. Chairman Sobkoviak asked if there was any further public comment. There was no response. Commissioner Kachel asked about wrap -around porches or decks. Commissioner Henry said that there is language in the historic preservation ordinance to this affect. Mr. Ker sh said that this would only be affected if it was a landmark building. Chairman Sobkoviak asked if there was support. Mr. Dontz said that they are looking into the landscaping option as he realized this was important to the Village. A commissioner aske d how they would handle a situation where the owner sells the building while the Village is trying to determine alternate options. Mr. Kersh said that this runs with the property and not the owner. Commissioner Renzi said that on page 2, he said that the y are giving notice out in different forms and shapes. He thought that they should consolidate this into one notice – especially for denial. He also said that on page 3, paragraph 4 talks about graded and sod, but on the next page, it is not required for construction. Instead, he suggested adding the words “if applicable” to the requirement on page 3. He also thought that they should offer a 60 -day extension for grading and sod. On page 4, Commissioner Renzi said that the proposed ordinance refers to w atering the building down continuously. The commission wanted to clarify this that the building needed to be watered down during demolition. On page 5, he thought all notices should be written or faxed. On page 8, he said that they do not give a time th at they need to complete the study. He thought this was necessary because on page 9, they have a right to deny for non -compliance. A discussion ensued regarding this. Mr. Kersh said that they did not want to give a date and make the applicant feel rushe d. Commissioner Renzi suggested changing the language on page 9 to read that notice will be given if this information is not submitted. Commissioner Renzi also said that on pages 9 and 10, the proposed ordinance refers to notices again, and he thought th ese should be specifically referred to as “written notices”. Commissioner Kachel asked about fencing requirements and if another fence needed to be put up if a fence is already in place. Chairman Sobkoviak said that these may be decorative fences. Mr. Kersh said that they allow flexibility because the building department will handle this in the pre -application meeting on a case -by -case basis. 8
PLAN COMMISSION 9/06/05 MINUTES PAGE 9 Commissioner McKay said that she grew up in Burr Ridge where a lot of changes took place, and she thought putt ing this in place was important and necessary. She also said that they run into a great deal of subjectivity of people not understanding the difference between historic and “old”. She asked if there was any way that the Historic Preservation Commission c omes up with an objective way of deciding this. Mr. Kersh said that there are criteria that are set in the preliminary review process, and there are objective criteria that need to be met in the historic impact study. Commissioner McKay also said that they should look to their state government for credits to go for historic registry and get some relief. Commissioner Henry said that there was some talk about doing a Village -wide inventory. Mr. Kersh said that this is in process, and this will be the objective document that will be referred to. C ommissioner Henry moved to recommend approval of the text amendment of the demolition ordinance as outlined in the staff report along with the amendments discussed tonight. Commissioner Renzi seconded the mot ion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Henry, Sobkoviak Nay: Lucenko The motion is carried 6:1:0. This will go forward at the next scheduled meeting. CASE: 1182 -052505.SU/FP OSWEGO FIRE PROTECTION DIS TRICT #4 Request: Special Use (Public Hearing) Final Plat Location: Northeast corner of 127 th and Gilmore Road (Simons & Gilmore Road) Applicant: Shawn P. Flaherty John Kersh announced that this is a public hearing being held in accordance with all ap plicable rules and regulations of the Village of Plainfield and the State of Illinois. He presented the Staff report. Commissioner Renzi clarified the situation with the trees that would be excluded. Chairman Sobkoviak noted that they need a special use permit to build a municipal building in a residential area. 9
PLAN COMMISSION 9/06/05 MINUTES PAGE 10 Commissioner Henry asked if Lot 2 would remain R -1, and Mr. Kersh confirmed it was until rezoning was requested Chairman Sobkoviak swore in Shawn Flaherty who added that the annexation and site plan has been approved. He said that the sanitary sewer and water is currently being hooked up. He said that Lot 2 is in discussions for possible commercial uses. However, he said that they are not seeking approval on that tonight. Commissioner Kachel asked if it was the policy of the Oswego Fire District to put forth plans if expansion is needed. Mr. Flaherty said that this is a satellite station, so they do not anticipate any necessary expansion. He added that the district has common plans that the y use for their stations. Commissioner Kachel asked how this interacts with Plainfield’s Fire District. Mr. Kersh said that the nearby Plainfield Fire Department serves different areas. He said that he is not sure how they will interact, but there are a greements in place. Commissioner Henry thanked him for coming and asked about the four stipulations. Mr. Flaherty felt that they had reached a common ground on this. Chairman Sobkoviak opened up the floor for public comment. There was no response. Com missioner Henry moved to recommend approval of a special use permit to allow the Oswego Fire Protection District to establish a fire station at the northeast corner of 127 th St. (Simons Rd.) and Gilmore Rd. Commissioner Kachel seconded the motion. Chairm an Sobkoviak called for a vote by roll call. Aye: Fazio, Lucenko, Renzi, Kachel, McKay, Henry, Sobkoviak Nay: None The motion is carried 7:0:0. Commissioner Henry moved to recommend approval of the final plat of subdivision of the property located at the northeast corner of 127 th St (Simons Rd.) and Gilmore Road subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Cooperation with the Plainfield Fire Protection District. 3. Submit a revised landscape plan showing t hree (3), 3” caliper parkway trees along Gilmore Road. 4. Provide cash in lieu of the minimum number of four (4) parkway trees along Simons Road. Commissioner Kachel seconded the motion. 10
PLAN COMMISSION 9/06/05 MINUTES PAGE 11 Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Lucenk o, Renzi, Kachel, McKay, Henry, Sobkoviak Nay: None The motion is carried 7:0:0. This will go forward to the Village Board probably September 19. Commissioner Renzi asked about the grids on the demolition ordinance. He thought it would be helpful to pro vide this information. Chairman Sobkoviak explained the Open Meetings Act. Chairman Sobkoviak declare d the meeting closed at 10:00 p.m. __________________ R espectfully submitted, Laura Griffith Recording Secretary Karick & Associates, Inc. 11