HomeMy Public PortalAbout2005-12-20 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: December 20 , 2005 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7:0 3 . Roll Call Present: Commissioners Henry, Renzi , Fazio, Lucenko, Sobkoviak, Library Dist rict Absent: Commissioner Kachel, McKay, Murawski, O’Rourke, Park District , School District, Fire District , Police Department Minutes The minutes from the December 6 , 2005 meeting were accepted as presented . Development Report Jonathan Prou l x read the Staff report. - The mayor agreed to a committee to review streetscape improvements when Lockport Street comes under Village jurisdiction. This should be up and running in January. - The Village Board approved Unit 3 Final Plat for Springbank. - The rezoning f or Springbank was approved. - The Site Plan Review for Suburban Healthcare Associates was approved. - The Special Use for a PUD for Crossroads was approved. - The Final Plat for Liberty Grove was re -approved because this was not recorded within 90 days. New Bus iness CASE: 1159 -011405.SPR VAN DYKE CENTER Request: Site Plan Review Location: Southeast corner of 143 rd Street and Van Dyke Road Applicant: ILS Properties (Anthony Sarley as Agent) Time: 7:06 pm Jonathan Proulx read the Staff report for Jim Dona hue who was unable to attend.
PLAN COMMISSION 12/20/05 MINUTES PAGE 2 At 7:10, Commission Kachel arrived. Chairman Sobkoviak asked if there were any engineering issues, and Neil Eickholtz said that this was a difficult site with challenging issues; however, they had given their concerns and su ggestions to the developer. Chairman Sobkoviak swore in the group of petitioners. Tony Sarley of ILS Properties addressed the commission and introduced the other developers. He explained the proposal and said that they planned to turn this site into con dominiums. They were looking to provide small/medium warehouse capabilities for small businesses. He said that the Site Plan was difficult, but they worked out the access with the Village Traffic Engineer. They felt that this would be compatible with th e improvements slated for 143 rd Street. Architecturally, they felt the building and the landscaping were attractive. They worked with Staff to enhance the entranceways, and they planned to continue working with staff, the Village, and the engineers. Cha irman Sobkoviak confirmed that the traffic engineer had worked at traffic circulation and was confident this would work. Mr. Proulx added that this had also been in the traffic committee, and Eric Galt and Jim Testin had worked with this. Commissioner He nry confirmed that the flow of traffic would require trucks to be traveling east on 143 rd Street and exiting Northbound on Van Dyke. He asked about automobiles , and the petitioner explained that the y could come inbound on 143 rd Street and in and out bound on Van Dyke. Chairman Sobkoviak confirmed that the Fire Department reviewed this as part of the traffic committee. Commissioner Kachel said that with the amount of traffic proposed on Van Dyke Road, they might lose medians. Mr. Proulx was not sure but s aid that it seemed unlikely at this point. Commissioner Henry asked about the storm retention/detention pump problem and what the impact would be on the property or neighbors if the system failed . Mr. Eick ho l tz said that they needed an emergency route if this were to fail as in other subdivisions . They were trying to determine where the water will go. Commissioner Henry’s long -term concerns were with who would maintain this . Mr. Eickholtz said that once 143 rd Street wa s approved, they w ould have a bett er system in place. However, until then, they need ed to make sure this wa s taken care of . Mr. Sarley said that they planned to lease some of the units. Chairman Sobkoviak asked if they would have a go verning board (if these were all sold ) that would m aintain/upkeep parking and stormwater detention . Mr. Sarley confirmed that if that were to be the case, there would be a condo minium association . He also said that 143 rd Street would be im proved, and this wa s an interim solution being looking at. He sai d that their consultant wa s working with staff on this and w as aware of the possible situations. 2
PLAN COMMISSION 12/20/05 MINUTES PAGE 3 Commissioner Renzi asked what level of flooding they were talking about when it would become “catastrophic”. Mr. Eickholtz said that a back -up generator woul d be needed in a major storm event . Howard Hamilton (the civil engin eer) addressed the commission and said that there were problems with this site , and there wa s an underwater detention facility there now. He said that i f the pumps fail, the parking lot fills and releases to a ditch that crosses the railroad tracks. He said that there were also ditches near 143 rd street ; however, they we re being asked to fill ditches. So, they were working with staff and consultant s to resolve this. Commissioner Renzi confirmed that the ditch was being filled for the right -of -way. He asked why they were filling it if it would be dug up for improvements. A d iscussion ensued re garding the right -turn lane . Mr. Proulx explained that, in some circumstances, they make the decision to have sites come near completion in the event that 143 rd Street improvements are delayed . Commissioner Kachel asked if they could leave it as is without a right -turn lane . Mr. Hamilton said that this is a detail that can be worked out . Commis sioner Kachel just did no t want a bunch of different improvements to be done at different times , and Mr. Hamilton said that they could take this information to the County department to work with the highway department . Commissioner Renzi asked if there ha d b een any recording of a condo minium association as t hat might address some long -range concerns . Mr. Sarley said that any condo minium or townhome association would have to follow the requirements of the Village. Chairman Sobkoviak confirmed that this wo uld be subject to the same associat ion guidelines, and Mr. Sarley said that a plat of subdivision would probably have to be submitted . Commissioner Renzi asked if they need to worry about this now, and Mr. Proulx said that any future subdivi sion plans sho uld address this. Chairman Sobkoviak asked if a DSSA be worthwhile , but Mr. Proulx said that this is us ually only in residential developments. Chairman Sobkoviak said that the DSSA contract would allow the V il l a g e to recu p erate any co sts for remedying a situation if it occurs , and Mr. Proulx said this was a good option . Mr. O’R ourke asked if the 30% building to land ratio was standard. Mr. Proulx said that it was below the maximum , but the landscaping exceeds standards . Mr. O’Rourke noted that the east side of the property did n o t se em to have room for landscaping. Mr. Pro u lx said that th is wa s reserved for detention and green space , but generally they would find landscaping on the lot perimeters. He said that their current ordinance does not require l andscaping in certain areas . 3
PLAN COMMISSION 12/20/05 MINUTES PAGE 4 Commissioner Henry confirmed that there wa s a large flood plane east of railroad tracks that cannot be developed . They confirmed that this is a ComEd easement. Mr. O’Rourke knew that they did not know who tenants would be b ut asked what type of use would be allowed . Mr. Proulx r ead off permitted uses and said that this would be evaluated when the building permit was issued. Mr. O’Rourke asked if the applicant would be working with safety concerns for the detention area . M r. Sarley said that they were still wo rking on structural submissions. A discussion ensued regarding a similar situation in a different area . Chairman Sobkoviak asked if they n eed ed to make a stipulation regarding enclosure around the detention basin . M r. Proulx said that this was covered under engineering requirements . Chairman Sobkoviak asked if this would be filled in if it was not required , but Mr. Proulx said that they would need this. Mr. O’Rourke said that the westbound traffic does not seem pra ctical , and he was afraid of U -turn attempts. Mr. Proulx said that this ha d been a concern of staff, and it was in the petitioner’s best interest to work with them on access. Mr. Sarley said that signs will b e posted and this would be a small warehouse -t ype area. He expected t ruck traffic to learn this quickly , and it seemed feasible. Commissioner Renzi asked if, with 143 rd Street work, the Staff envision ed a left -turn into the site. Mr. Proulx said that they were concerned about the stacking over the railroad tracks , and Chairman Sobkoviak confirmed that the state is strict on this. Commissioner Kachel clarified how access would come from Route 30 . Mr. Sarley added that project signage would include a “no truck access from Van Dyke” sign. They want e d trucks to stay out of the automobile parking. The access off of Van Dyke would be for auto mobile s and emergency vehicles. A brief discussion ensued regarding the DSSA, and it was determined that the Staff would work this out if necessary. At 7:52pm, C ommissioner Henry moved to recommend approval of the site plan for the Van Dyke Center located on the southeast corner of 143 rd Street and Van Dyke Road, subject to the following four (4) stipulations: 1. Compliance with all requirements of the Village Engine er. 2. Compliance with all requirements of the Plainfield Fire Protection District. 3. The wall mounted lighting shall be directed downward, not upward or horizontally. 4. The applicant shall work with the village’s consulting engineer to ensure safety as it pertai ns to the auto parking adjacent to the recessed loading docks and the on -site detention basin. 4
PLAN COMMISSION 12/20/05 MINUTES PAGE 5 Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Fazio, Renzi, Henry, Kachel, Lucenko, Sobkoviak Nay: None The motion is carried 6:0:0. Commissioner Renzi asked about new market tax credits and if this was applicable in the V il l a g e. Mr. Proulx did not know; he would find this out as well as obtain a list of committees to provide to the commissioners at the next meeting . Chairman Sobkoviak wished everyone Happy Holidays and looked forward to the New Year . Chairman Sobkoviak declare d the meeting closed at 7 :56 pm . __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc. 5