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HomeMy Public PortalAbout2005-09-20 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: September 20 , 2005 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7:02 . Roll Call Present: Commissioners Kachel, McKay, Renzi , Fazio, Lucenko, Sobkoviak, Ed O'Rou r ke and David Murawski , Park District, School District , Fire District Absent: Henry, Library District , Police Department Minutes There will be no minutes approved during this meeting. Annual Report The l isting of all cases handled in the fiscal year of June 15 , 2004 thru June 1, 2005 was presented. They expect ed more cases in the coming year as the moratorium was in place for part of this time. Chairman Sobkoviak noted that the Village Board agreed with their recommendations for a good portion of the cases. Commissioner Lucenko moved to convey the annual report to the Village Board. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The m otion is carried 6:0:0. Development Report Jonathan Proulx read t he following items as handled at the previous Board meeting: - Approval on Katy Homes - Discussion on the Comp rehensive Plan - Commissioners Gehrke and Schinderle were given recognition - Two comm issioners were appointed to the H istoric P reservation C ommission PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 2 - Oswegoland school district discussions - The Final Plat for Fairfield Ridge was tabled . - The Zoning interp retation was approved for grocery use i n B -4 district - They a greed to donate Lot 1 of Wat ers Edge to the P ark D istrict - The First Historic Landmark Designation was approved - The Open Space plan approved - They Denied a sign variance for Du P age Medical Group - The amendments to the Comp rehensive Plan were approved - The m oratorium was lifted. There wa s a b rief discussion regarding the Comp rehensive Plan text amendments. Chairman Sobkoviak asked if there was an expectation of a “rush” of developments. Mr. Proul x said that they are keeping an eye on this. Chairman Sobkoviak added that final case on th e agenda should be the southeast corner of Route 126 and Center Street. New Business CASE: 11 99 -072505.FP SPRINGBANK UNITS 3 & 4 Request: Final Plat Location: Northwest of County Line Road and Walker Road Applicant: MAF Development, William Haider Time : 7:10pm Mr. Proulx read the staff report. Chairman Sobkoviak asked if there were any engineering issues. The Village Engin e er said that there were no major issues and that they have been working with the design engineer. Chairman Sobkoviak swore in Paul Mitchell, a representative of MAF Developments who said that he has been before the Plan Commission and Village Board many times. He displayed the site plan and showed the realignment of Drauden Road that will eventually connect to Route 126. He sai d that Units 1 and 2 were already approved and will be finalized shortly. He showed where Units 3 and 4 were and explained that they are donating over 100 acres to the Park District. They also have several other amenities as dictated by the Annexation Ag reement. They have been working hand -in -hand with the P ark D istrict for their projects and bike trails. He said that Staff’s request r egarding the road to the south i s a landscaped b ou l e v ar d , and to the north is an 80 -foot landscaped right -of -way . Regar ding Unit 4, he said that this is only coming through as a F inal P lat. It w ould be coming through for S ite P lan R eview at a later date. 2 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 3 Commissioner Kachel noted that before, a homeowner was concerned with the road alignment, and Mr. Mitchell said that t he y have had discussions with this homeowner. I t was determined that this was misrepresented on the map and was not directly in line with the road. Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Gus Rousonelos who said that there were a lot of residents complaining about the lak es and ponds flooding and wanting to make sure that the outlets were lower than basements . Chairman Sobkoviak a sked the engineer to pay strict attention to this . The Village Engineer clari fied that the house s with the complaints were in Nature’s Crossing, Prairie Ponds , and King’s Crossing Chairman Sobkoviak said that the controlling document is the Annexation Agreement which limits density and locations of roads. He said that th e petitio ner was correct that the area with the townhouses and commercial will come back for S ite P lan R eview . They were just looking at the number and placement of lots. The p lacements of driveways and landscaping will be handled with the S ite P lan R eview. He s aid that s ingle family homes will not be subject to site plan review . Commissioner McKay asked about open space and recreation, and if the dedicated park land improvements and cash in lieu was in addition . Mr. Proulx clarified that the park improvements have been executed in an agreement At 7:29pm, Commissioner Kachel moved to recommend approval of the final plats of subdivision for Springbank of Plainfield – Unit 3 and Springbank of Plainfield – Unit 4, subject to the following five (5) stipulations: 1. Co mpliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Payment of applicable recapture fees prior to release of the mylar ’s final plat for recordation. 4. Recordation of a Declarati on of Covenants and Restrictions for the development, which will include architecture standards and responsibilities of the Home Owners’ Association, prior to release of the mylar ’s final plat for recordation. 5. Preparation of final landscaping plan, subject to review and approval by the Village Planner. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. 3 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 4 This will not go forw ard at the next V illage B oard m ee t in g but will possibly go forward at the following meeting. He encouraged the applicant to be in touch with staff . CASE NO.: 1203 -081905.A PLAINFIELD FIRE DISTRICT STATION #2 Request: Annexation Agreement (P ublic Hearing ) Location: East of Route 59 and North of 135 th Street Applicant: Chief Eichelberger Started: 7:31 pm 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 presented the Staff report. Chairman Sobkoviak introduced Chief Eichelberger who said that the annexation was needed for water and sewer. Chairman Sobkoviak said that the main issue was whether this was an appropriate and logical extension of the Village. In this case, he said that it seemed fairly obvious as this is an existing structure bounded on three sides by Village already. Commissioner Lucenko asked what the zoning was on the property directly to the east. Mr. Proulx sai d that this was currently zoned A -1 in the county. Chairman Sobkoviak said that this property is owned by the Park District and is viewed as “sensitive”. Commissioner Kachel asked if there was anything with a sidewalk or bike trail through this property. Mr. Proulx said that there is a bike path through the Meijer development. Commissioner Kachel asked if this extended through the Fire Department property. Mr. Proulx said that there will be an extension on the south side of the property, and there will be a sidewalk adjacent to the Menards outlots. He said that he can coordinate this with the Fire Department. Commissioner Renzi asked about the septic fields and if they had to worry about what becomes of the land. Mr. Proulx and the Village Engineer s aid that there were provisions for this and there was no need to address it. Commissioner Kachel asked if there was any concern with water on the adjacent property owner . Mr. Proulx said that he had not received any At 7:39pm, Commissioner Fazio moved to recommend approval of the annexation of the Pl ainfield Fire Protection Distric t Station No. 2 parcel as a logical extension of the Village’s municipal boundaries. Commissioner Lucenko seconded the motion. 4 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 5 Chairman Sobkoviak called for a vote by roll c all. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. This will p robably go forward on October 3, but encouraged the applicant to be in touch with staff . CASE NO.: 1204 -081905.A/SP/SPR/SU/PP/FP PLAINFIELD FIRE DISTRICT STATION #3 Request: Annexation Agreement/Special Use (Public Hearing) Site Plan Review/Special Use/Preliminary Plat/Final Plat Location: Southwest corner of 119 th Street and Millennium Drive Applicant: Chief Eichelberger Started: 7:40pm John Ker sh noted that the Preliminary Plat and Final Plat were added to this case. He read the Staff report. Chairman Sobkoviak swore in John Weis of FGM Architect Engineers who liked the presentation and had nothing to add. Chairman Sobkoviak opened up the flo or for public comment. Chairman Sobkoviak swore in Jody Bremmer who lived across the street in the Century Trace subdivision. She had a number of questions: 1) She asked how the site was selected. Chief Eichelberger said that there is a fence on the south side of the street . Ms. Bremmer was just concerned about the noise . Chief Eichelberger said that this area was the busiest responding zone and this site was available from the developer . 2) Ms. Bremmer asked w hy construction had already been done . Chief E ichelberger said that the F ire D epartment did not remove the trees; he believe d this was done by the developer. Ms. Bremmer said that the trees were gone and dirt was being trucked in). Commissioner Renzi thought it was ironic that trees were being cut d own while they were adding trees for landscaping. Mr. Kersh noted that this is the developer’s land . No permits have been given, and he has inquired but this is just fill at the moment . Chairman Sobkoviak noted that this is also not in the V il l a g e so it is under County jurisdiction . 3) Ms. Bremmer asked w hat noise restrictions there would be. Chief Eichelberger said that there will be no ban on sirens, and Ms. Bremmer was worried about the blaring sirens. Chief Eichelberger said that they will not blare t he siren if there is no traffic; however, by state law, if there is traffic , the siren will need to be sounded. 5 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 6 4) Ms. Bremmer asked if there w ill be any chemicals disposed o f, and Chief Eichelberger confirmed that there would not be. 5) Ms. Bremmer asked h ow ma n y parking spaces will be needed. Chief Eichelberger said that i t will be a manned station with an engine and an ambulance, so there is need for seven. Chairman Sobkoviak asked how this c ompared to Station 2 , and Chief Eichelberger said that there are 15 spaces at Station 2. T his plan is similar, but there will be no volunteers . 6) Ms. Bremmer asked w hat other relief the S pecial U se permit provide s. Chairman Sobkoviak said that special use is the process to develop. Mr. Proulx ha d mentioned what they are seeking relief from and t hey will only get this relief. 7) Ms. Bremmer asked if they foresaw a stoplight, and Chief Eichelberger said not for their driveway Chairman Sobkoviak asked for any further public comment. Chairman Sobkoviak swore in Kiesha Va nHook who also live d in Century Trace and was not opposed to the fire station. However, she said that the location was bad because it was in the center of a community , as opposed to a commercial area (like on 135 th Street). She said that t here are a lot of fam ilies with children under 5 in the area , and they were concerned with the noise level. In regards to the question about the sirens , she ask ed if there could be an ordinance for this as she heard of another community that had this. Chief Eichelberger beli eve d this wa s state law and stated that they will not blow the siren if it was not needed. Mr. Kersh added that if there was a state law, they could not supersede it. Ms. VanHook was concerned with this as well as the trains. Mr. Kersh said that they ar e working on a train ordinance as well . He said that he c ould give her a number to call regarding this. Chairman Sobkoviak noted that he had grandsons who grew up on Fox River Street and the kids lived with the fire siren. He th ought the sirens disturb e d the adults more than the kids . Commissioner Kachel added that t his wa s part of the community . Chairman Sobkoviak asked if there was any o ther public comment. There was n o further comment. Chairman started with the annexation agreement. Commissioner Lucenko said that this was no different than the first A nnexation A greement. He th ought this represent ed a logical extension of the V il l a g e. Commissioner Renzi agreed . At 8 :12pm, Commissioner Lucenko moved to recommend approval of the annexation of the property at the southwest corner of 119 th St. and Mille n nium Parkway. Commissioner Fazio seconded the motion. Chairman Sobkoviak called for a vote by roll call. 6 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 7 Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. Chairman Sobkov iak wanted to consider the Speci al Use for a PUD. Mr. Murawski asked if the handicapped parking space met the requirements . Mr. Kersh said that the handicapped spaces were per number of spaces (not per number of square feet). Chairman Sobkoviak asked about the landscaping reliefs requested. Commissioner Renzi said that th e y had talked about the Oswego Fire District’s plantings for trees , and they got reduction because of ingress/egress sight line s. He asked if this was a similar situa tion. Mr. Kersh said that th ey have not specifically asked for that so it was not addressed ; he I had assumed their landscape architect had taken care of this . Commissioner Renzi was worried if they approve it that they will be stuck with the number of t rees . Chief Eichelberger said that they agreed to be 60 -feet from road, so they should have plenty of room to see . There was a d iscussi on with Mr. Weis regarding this. Mr. Kersh said that this area has been dedicated to the Village, and they will accomm odate this as an arterial road . Commissioner Kachel asked if they could move them back to prevent problems with future road widening . Mr. Kersh said that if it wa s not feasible, they could take cash in lieu , and Commissioner Kachel thought this was a goo d idea. Mr. Weis asked if they want ed them to plant tress on the parkway at this time . Mr. Kersh suggest ed install ing parkway trees along Millen n ium Parkway . Chairman Sobkoviak said that this issue can be left up to staff . Commissioner Renzi asked how this would affect the 10%. Mr. Kersh said that parkway trees are not included in this because they are on a public right -of -way. Commissioner Renzi asked if they c ould reduce the caliper o f the trees, and Mr. Kersh said they could if that was the recomme ndation . A brief discussion ensued regarding this. Commissioner Renzi asked if they were worried about maintenance on the asphalt of the bike path with the Fire D ep ar t ment driving trucks over it. He said that they could always do a cement bike path pain ted like asphalt. Chairman Sobkoviak said that runners have said there is a difference between aspha lt and cement, but this would only be for a brief stretch. Mr. Weis said that they would score this differently to line the two sides together to delineat e the path . Chairman Sobkoviak said that would be his preference rather than to interrupt with asphalt . They can handle this as part of the S ite P lan R eview. Chairman Sobkoviak asked if there was any additional discussion on Special Use. At 8:26 pm, Com missioner Lucenko moved to recommend approval of a special use permit for a PUD for the property at the southwest corner of 119 th St. and Millennium Parkway subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer . 7 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 8 Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. Chairman Sobkoviak asked to consider the special use for a civic bu ilding. He explained that this was to allow for civic use to allow for more control over the land. He asked if there was any discussion on this. The c hief pointed out that the area north of town requires fire department use frequently and much of this a rea is residential . Commissioner Renzi suggested that when they are looking at future develo pments that it might be better up against a large building, like a Wal -M art. He noted that this was not possible now; however, he w ould like to see the F ire D epar tment look for more commercial or multi -residential areas in future. At 8:30pm, Commissioner Lucenko moved to recommend approval of a special use permit to allow the Plainfield Fire Protection to establish a fire station at the southwest corner of 119 th S t. and Millennium Parkway subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. Commissioner McKay seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, L ucenko, Sobkoviak Nay: None The motion is carried 6:0:0. Chairman Sobkoviak asked the commission to look at the preliminary plat. At 8:33pm, Commissioner McKay moved to recommend approval of the preliminary plat of subdivision of the property located at the southwest corner of 119 th St. and Millennium Parkway subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. Commissioner Fazio seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. 8 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 9 Chairman Sobkoviak asked the commission to look at the Final Plat. Commissioner Renzi confirmed that the Staff would handle the issues regarding trees. At 8:35pm, Co mmissioner Kachel moved to recommend approval of the final plat of subdivision of the property located at the southwest corner of 119 th St. and Millennium Parkway subject to the following stipulation: 1. Compliance with the requirements of the Village Eng ineer. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. Chairman Sobkoviak asked the commission to look at the site pl an review. It was confirmed that there were n o e ngineering issues. Regarding the b ike path , Chairman Sobkoviak asked if this would go all the way across the north end . Mr. Kersh said th is has been stricken and the com mission agreed . Commissioner Renz i asked if they could reduc e the caliper of the trees. Mr. Kersh said that they could try to do this . He said that the V il l a g e ordinance requires 2.5 feet, but they can say “if possible”. Commissioner Kachel asked if any signalization would come with 11 9 th street , and Mr. Kersh said that he would have to refer to the traffic engineer who was not present . Chairman Sobkoviak said that this would depend on traffic on both streets . At 8:41pm, Commissioner Lucenko moved to recommend approval of the site pla n for the property located at the southwest corner of 119 th St. and Millennium Parkway subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Submit a revised landscape plan and plant list showing plant species ide ntifiers, location and quantities. 3. Cash in lieu for parkway trees. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak 9 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 10 Nay: None The motion is carried 6:0:0. C hairman Sobkoviak said that this m ay go forward as early as October 3. CASE NO.: 1202 -080805.FP WHITE ASH FARM UNIT #3 Request: Final Plat Location: East of Normantown and South of 119 th Street Applicant: Patti Bernhard Started: 8:43 pm Jim Donahue read the Staff report. Chairman Sobkoviak swore in Patti Bernhard who said that Alan Fry and the engineer were also present. She felt the staff report was thorough, and they were in substantial compliance with the Preliminary Plat. They were requesting appr oval. Chairman Sobkoviak asked if there were any engineering problems. The Village Engineer said that they have worked with Chuck Holtz on more complicated projects, and this will actually be important in connecting utilities. Chairman Sobkoviak opened up the floor for public comment. There was no response. Chairman Sobkoviak said that t his wa s the final unit of White A sh. Commissioner Lucenko said that the final plat seemed to be very straightforward . Chairman Sobkoviak said that the d eveloper ha d b ee n very cooperative and they had not encountered problems. At 8:50pm, Commissioner Fazio moved to recommend approval of the Final Plat of Subdivision for White Ash Farm Unit 3 subject to the following two (2) stipulations: 1. Compliance with the requirement s of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. Chairman Sobkoviak said that this will go forward October 3 but encouraged the applicant to be in touch with staff. A 10 -minute recess was called at 8:51pm. The meeting re -convened at 9:00pm. 10 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 11 CASE NO.: 1201 -080405.FP/S PR PRAIRIE PROFESSIONAL BUILDING Request: Final Plat Location: Southwest corner of 126 and Center Street Applicant: Bob Baish Started: 9:01pm Mr. Proulx read the staff report. Chairman Sobkoviak asked if there were any engineering issues. The Village E ngineer said that they had already gone through several Site Plan Reviews and revisions. There were only a handful of minor issues remaining. Chairman Sobkoviak asked about the traffic issue. The Village Engineer said that they have not done this yet bu t have started to discuss it in order to figure out what approach to take. They are currently looking at an improvement. Commissioner Kachel asked if anyone had talked about a whole realignment with a full interchange. Chairman Sobkoviak said that the i ntensity may be changed when it is rerouted to 143 rd Street too. The Village Engineer said that the plan to reroute 126 would be constructed to encourage thru -traffic and discourage going through downtown Plainfield. Commissioner Kachel was still worried about people taking 126 and wanted a traffic light. Chairman Sobkoviak noted that when 143 rd Street is rerouted, there will not be as much traffic on Mill Street or other side streets to get around the area. Commissioner Renzi said that as they are expa nding the downtown area, he did not see this stopping with industry. He thought that th ey should align Center and Mill, but he was not sure what to do with 45 -feet of their land as this would exacerbate the problem . He would rather it go east . Mr. Proul x said that there was no an easy answer, and Commissioner Renzi had touched on the issue exactly. He said that t his limits their options somewhat, and he would like to consider options with the traffic engineer. However, he said that t he applicant contri butes to the problem but is not responsible for it. Commissioner Kachel said that he would rather see cash in lieu to improve the streets and intersection in the area . Chairman Sobkoviak said that they can recommend that the developer be compelled to con tribute to the ultimate solution . Commissioner Renzi did not want to approve a road to go toward the west . Chairman Sobkoviak thought that they want ed to make an easier right turn . Mr. Proulx clarified that this was identified as a surplus with a pote ntial future public right -of -way. The Plan ning staff also noted this as a potential ri ght -turn or potential 90 -degree intersection. Chairman Sobkoviak swore in Bob Baish who said that Staff hit all the points and has done a good job getting them through this. The d eveloper was happy to contribute but 11 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 12 thought that Lakewood and the nearby school should contribute as well . He said that he was h appy to work with them regarding landscaping. He wanted to go back to the landscape architect to determine what t hey can do. He said that if the P lan C ommission determine d this was what was required, that was okay. Chairman Sobkoviak asked what the com mission’s f eeling s were on the plat of vacation. Commissioner Kachel thought that they vacated something like this before. Chairman Sobkoviak did not recall but said that they have discovered some in other developments and ha ve vacated them. He said that they ha d heard that th ey should sell, but as it sits, it does not bring in any tax income. If it joins with this parcel, it becomes taxable. Commissioner Renzi said that the only question was with the houses that were once there as he thought they were components of affordable housing . He asked if there might be some type of fund they could use to create more affo rdable housing i f they are giving it up . Commissioner Lucenko said that these types of provisions are handled in the Comp rehensive Plan to provide for different types of housing . He did note see the developer having to pay for a larger issue . Commission er Renzi said that anybody can build and not put in non -affordable homes , and at some point, they we re going to have to account for the loss of affordable housing. Commissioner Fazio confirmed that the developer lived in one of the houses . Chairman Sobko viak said that Commissioner Renzi was correct to bring this up, and the H istoric P reservation C ommission was addressing this with demo lition. However, he said that there was no easy answer to this loss, and they have to do what they can to slow it down . Commissioner Kachel asked if any other communities have addressed this. Chairman Sobkoviak said that on any other street, they would be looking at re -zoning. A discussion ensued regarding this. Chairman Sobkoviak said that zoning goes back a long time a s they were see king to increase areas for ORI, and they thought this would be a good place to expand light -industrial. The property was a house, but it was zoned ORI . Now that someone has purchased this property , they want ed to use it for what was reques ted. Commissioner McKay asked if the housing was being redistributed. Chairman Sobkoviak said it was in townhomes, and he was not sure how to address this. Commissioner Renzi said that they cannot be the first Village that has run into this and still th ought that they need ed to account for the loss of affordable homes. There were no other objections to the plat of vacation. Regarding the Plat of Consolidation , Chairman Sobkoviak said that they had a similar project at Route 30 and Renwick road that was approved for consolidation . Commissioner Fazio said that consolidation makes sense for this, esp ecially because of traffic issues . There were no further objections to the plat of consolidation. 12 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 13 Regarding Site Plan Review, Chairman Sobkoviak went throug h the report and noted that Staff is seeking expansion of the first -floor brick wainscot. He asked if the a pplicant was okay with this. Chairman Sobkoviak swore in David M c E achern who said that the request was valid and suggested that they be allowed to form the liner to bring the brick all the way around. He presented a sample board showing the earth tone colors the building would use; however he said that t he request for natural brick is difficult because of pre -caste . Mr. Baish said that there is a b ldg just north of Tamarack C ountry C lub that is all pre -caste brick. T hey had stained it to look realistic , and that is what they are trying to accomplish. Chairman Sobkoviak asked if staff would find this acceptable . Mr. Proulx want ed to understand con struction methods to be able to incorporate some natural brick into the facade . He said that they h ad a similar discussion with the Meijer project and brick -imprinted panels . They had a greed to provide some face brick at pedestrian level . Mr. Baish said that the front will be all natural brick . Commissioner Kachel asked what Walgreens was, and Mr. Proulx believes that this was all brick, but he was not positive. Commissioner Kachel said that the Board has been pushing for this and was worried about the m running into a stone wall when they went in front of the Village Board. He like d the look of building, but thought Walgreens set precedence. Mr. Proulx said that Staff has had productive dialog with the applicant and was comfortable continuing that dia logue. Chairman Sobkoviak asked about vehicular site access. He asked if the petitioner had agreed to vacate the corner of the property and convey this to the Village . Mr. Baish said yes, but they would like to stay informed . Commissioner Kachel asked if this was vacated, if there was anything that could revert back . Mr. Proulx said that he would like to understand the need for this first, so the petitioner could adequately plan landscaping and signage. However, he thought Commission Kachel brought up a good point regarding the timing Regarding general traffic movement, Chairman Sobkoviak said that the Staff has identified a problem , and he want ed to secure an agreement that the petitioner would work with the V il l a g e and Staff on long -term solutions. Mr. Baish asked if this was brought up with Lakewood , but the commission and staff were not sure. Regarding l andscaping and p arking , Chairman Sobkoviak said that Staff identified that the islands are too small for the trees they had in mind but smaller t rees can be put in or the islands could be made bigger. Mr. Proulx said that he would be okay with this if the islands could be expanded without l imiting parking; however, the alternate solution was for tailoring to the petitioner ’s needs . Chairman Sobko viak asked what Mr. Baish could do. Mr. Baish said that in early discussion, the original plan did not have islands but because there was an interest as a medical facility, they had to expand the parking. He said that i f they expanded this – they would l ose required parking. A discussion ensued regarding this. 13 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 14 Chairman Sobkoviak said that parking is a hot issue in town and is reluctant to reduce parking stalls . Commissioner Kachel asked about the detention area on Center Street and if they could park o n it if they used a permeable material. Mr. Baish said that this was a low area. Mr. Proulx said that he can suggest some planting types that can be approved to thrive in smaller planting areas . The commission agreed to that. Chairman Sobkoviak asked what would be done with the cash in lieu. Mr. Proulx said that they look for properties in close proximity that they can plant them in. Mr. Baish did not have a problem with this. Regarding l ighting , Chairman Sobkoviak asked if the lighting problems wi ll be addressed, and Mr. Baish confirmed that they would. Commissioner Renzi asked what they meant by “going up” – if they would be illuminating the different colors . Mr. Baish said yes and passed out photographs to show an example. Mr. Proulx said that some wall light fixtures could be oriented out at 45 -degrees to accent architectural features . Commissioner Renzi aid that the eaves would stop the lighting from going too high . Mr. Mc E achern said that up -lighting would soften and accent better than dow n . Commissioner Lucenko asked if this would n egatively impact neighbors or people driv ing by . Mr. Proulx said that they will review it as they could not exceed the property line . Chairman Sobkoviak opened up the floor for public comment. There was no r esponse. Commissioner McKay asked how many offices would be in this building. Mr. Baish said that there are eight spaces, and they are trying to market this as a condo. O ne client wanted to take a whole floor as a therapy/fitness center, and they were i nterested in alternatives . Mr. McE achern said that when thinking of office layout s, there were five exam rooms and a 22 square foot waiting room. Mr. Baish offered floor layouts for the commissioners to review. Commissioner McKay wanted to ask to figure out traffic patterns . Commissioner Renzi worried about the stipulations and reviewed them. A d iscussion ensued regarding the wording of the stipulations to include V il l a g e Planner approval. The w ording changes were made. At 10:15pm, Commissioner Lucen ko moved to recommend approval of the plat of vacation for the alleys designated as Parcel I and Parc el II of the Ashley and Hemstreets Subdivision, as shown on the plat of vacation dated July 19, 2004. Commissioner Fazio seconded the motion. 14 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 15 Chairman So bkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. At 10:16pm, Commissioner Renzi moved to recommend approval of the plat of consolidation for the Prairie Professional Build ing, located at the southwest corner of Main Street (Illinois Route 126) and Center Street, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Pro tection District. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. At 10:17pm, Commissioner Lucenko moved to recommen d approval of the Site Plan Review for the Prairie Professional Building, located at the southwest corner of Main Street (Illinois Route 126) and Center Street, subject to the following six (6) stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Submittal of a revised set of building applications if applicable subject to the satisfaction of the Village Planner. 4. Submittal of a revised landscaping plan with increa sed planting units and replacement tree plantings, in combination with payment of cash in -lieu of plantings not provided on -site, to the satisfaction of the Village Planner. 5. Submittal of a revised lighting plan and product specifications in compliance with the Site Plan Review Ordinance, to the satisfaction of the Village Planner. 6. Petitioner agrees to work with Staff and the Village to affect positive impacts on a long -term traffic remedy on Route 126 and Center Street. Commissioner Kachel seconded the mot ion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Kachel, McKay, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. 15 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 16 This w ill go forward on October 3 but Chairman Sobkoviak encouraged the petitioner to be in touch with st aff. Commissioner Kachel asked if before the property across the street goes up for sale , the Village could take a look at what is happening on Route 126 to possibly get a traffic light . Commissioner Fazio said that they had all received a copy of an ema il from a woman who moved from Plainfield to Decatur and gave an exit statement on the issues affecting the town. He thought this was important and wanted to address it. Commissioner Fazio said that they are charged with V il l a g e -wide issues. He wanted to bring up schools and noted that between Aug ust 2004 and August 2005, the school district grew by 2 ,700 students. This is an increase greater than 10% and was going to impact what goes on in the community and development. One of the things that concer ned him was the impact of these cases on the school district. T he McNaughton Property came in to the Village Board with a change and a road was not there that had been . He thought that t he Plan ning Dep ar t ment does good job. However, he said that a fforda ble housing was a difficult issue. He added that they need ed to get more commercial in the Village bec ause residential development has not paid for the infrastructure. He said that he w anted to say that and deal with the consequences of get ting it out th ere for discussion. Commissioner Fazio asked if the staff give s appropriate info rmation to the school district . He was curious as to what formula they use to determine what additional students or buses would be added to the area . He said that they may b e at a crisis point, and the developers have got ten some of this info rmation , but Commissioner Fazio wanted to tell them what he would stress in the future. Chairman Sobkoviak confirmed that the School Board would be on the distribution if they were not c urrently. Commissioner Renzi said that a s long as they know the parameters of houses, when they are trying to put a fire house up, it would have been nice to have something set aside (like in the back of a Jewel or Wal -M art) for this . He was h oping tha t this would give everyone time to catch their breath and consider the impacts of everything on traffic and find opportunities to make improvements. Mr. Proulx said that it would be appropriate for Michael Garrigan to address these issues , but for the sak e of immediate feedback, he said that Creekside is starting a development . They will be paying land cash fee s to get a new school and improve the current school s . Springbank was doing the same, and they felt that t his should minimize the impact. He note d that Jim Testin was also working on tackling big issues. Regarding affordable housing, he said that they do recognize this as an issue and are looking on initiatives that could be available as early as the Committee of the Whole meeting. He also noted that r oad connectivity is a hot button, and they have measur es in place to keep connections open. 16 PLAN COMMISSION MINUTES SEPTEMBER 2 0, 2005 PAGE 17 Commissioner Fazio said that the letter that this woman wrote touched on issues that they hear every day. He felt that t he planning dep ar t ment was very inno vative but noted that it is one thing to build school - but they have to pay for teachers and administrators long after the developers have move d on. Commissioner McKay said that one thing that struck her was that there was no mention of involvement or co mmunication with Village. She said that there are a lot of people in the community who need to be more involved. With everything going on in the Village, she thought the meetings should be packed, but t hey did not get a sense of community. She felt that she was seeing one subdivision that wants something and was not taking the good of the community into consideration. She said that t he sense of community needs to be made stronger. Commissioner Kachel added that they need to plan and not just be reactio nary. He said that w hen the Staff or Village receive letters or hear people talking, the Staff will do research on the problem . Commissioner Renzi said that the a quatic center went through and thought that neighborhoods should have more open communities – not gated or with separate identities. He said that p eople are defined by their subdivisions rather than as a resident of Plainfield. He felt that t hey should be free to become friends and neighbors. As an example, he said that the bike trails do not have community destinations. He would r ather have a developer get credit for park district land and not necessarily for exclusive parks . Commissioner Kachel noted that they have tried to eliminate monument signs for subdivisions. Chairman Sobkoviak also added that it is why they try to increase connectivity and stub streets, but they would be surprised how much opposition they get on that. Commissioner McKay said that the negative was what were joining people together, and she want ed to make some positi ve changes that would join the community. Chairman Sobkoviak declare d the meeting closed at 10 :36 pm . __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc. 17