HomeMy Public PortalAbout2004-04-20 PC minutesVillage of Plainfield Plan Commission Record of Minutes Date: April 20, 2004 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:01pm. Roll Call Present: Commissioners Gehrke, Manning, Schinderle, Racich, Sobkoviak Absent: Co mmissioner Kachel, Henry, Park District, School District, Fire District, Library District Minutes The minutes from the April 6, 2004 meeting were accepted as submitted. Development Report Michael Garrigan read the development report. • The Springbank case was discussed and will be continued to the Committee of the Whole meeting. • The attorney was directed to draft a Special Use for drive thru of the Culvers restaurant. The site plan required further consideration. • The Eagle Chase Fence Variance was approve d by a vote of 4 -0. • The final plat for Grande Park Neighborhood 13 was approved by a vote of 4 -0. Chairman Sobkoviak made an announcement for the audience’s information that the Chatham Square case will be continued. Old Business COMPREHENSIVE PLAN UPD ATE – 2004 At 7:04pm, Stephanie Sheetz read the Staff report and went over the updates to the plan. Chairman Sobkoviak asked if there was any commission discussion. There was no response. Chairman Sobkoviak asked if there was any public comment. Ther e was no response. Commissioner Manning said that Staff did a good job and that the plan needed it.
Plan Commission Minutes April 20, 2004 Page 2 Chairman Sobkoviak said that they had discussed the re -routing of 126 and the 143 rd extension. Ms. Sheetz said that they flipped the commercial to 143 r d as the major node. Chairman Sobkoviak said that they discussed other aspects of the plan at regular hearing and asked if there were any additional comments by the commission. Commissioner Racich said that he had a problem with a number of portions of t he transportation plan. He found fault in Section 2 page 6 and 7. He opposed the Van Dyke extension and said that it was not following the objective. Chairman Sobkoviak asked if there was any discussion on this. Commissioner Manning said that the commi ssion has expressed its opinion on this before. At 7:11pm, Commissioner Schinderle moved to recommend approval of the April 2004 Update to the Village’s Comprehensive Plan. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote b y roll call. Aye: Gehrke, Manning, Schinderle, Sobkoviak Nay: Racich The motion is carried 4:1. This will go forward to the next scheduled meeting on May 3. WIKADUKE TRAIL PLAN At 7:12pm, Ms. Sheetz read the Staff report. Chairman Sobkoviak asked if t here was any commission discussion on this. Commissioner Schinderle said that they have seen this before. Commissioner Manning asked if they pass this, what the procedure would be for modification in case another case came up regarding access. Ms. Sheet z said that it would be an addendum to the Comprehensive Plan, but this is a coordinated plan with the advisory committee. Chairman Sobkoviak said that the original objective was to move traffic across the area. If that stays the objective, the commercia l and residential entities will tap into the transportation opportunities. He thinks that they should stick with the traffic objective and keep the speed limit high with few curb cuts for commercial nodes. Commissioner Schinderle agreed with the approach but asked who would monitor this? Ms. Sheetz said that Kendall County will have the jurisdiction to enforce the access plan. 2
Plan Commission Minutes April 20, 2004 Page 3 Commissioner Schinderle asked if any access point the commission approves would need to be approved by the County. Ms. Sheetz s aid it would. Chairman Sobkoviak said that jurisdiction is a sticking point for the Village Board. There was some discussion regarding the involvement and thoughts of the traffic engineer. Chairman Sobkoviak asked if there was any public comment. There was no response. Chairman Sobkoviak asked for any additional discussion by the commission. Commissioner Manning asked if the would be the first to act on the plan. Ms. Sheetz said yes, but thought it showed that they are leaders in the plan. Chairman Sobkoviak said that he did not see any conflicts or discord on the Advisory Committee. Commissioner Schinderle asked when this would be funded. Chairman Sobkoviak said that the Northern portion is built, Joliet and Shorewood handle the south, so Plainfi eld just needs the funding to connect the dots. At 7:25pm, Commissioner Manning moved to recommend approval of a resolution supporting the WIKADUKE Trail Land Use and Access Management Study. Commissioner Schinderle seconded the motion. Chairman Sobkovi ak called for a vote by roll call. Aye: Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 5:0. This will go forward to the Village Board on May 3. CASE NO.: 1102 -021804.AA/SU/PP CHATHAM SQUARE Request: Annexation and Speci al Use (Public Hearing) and Preliminary Plat Location: 127 th Street, west of Heggs and north of Grande Parke Applicant: Pulte Homes Corporation Started: 7:26pm This case was requested to be rescheduled to May 18. At 7:28pm, local tornado sirens sounded. The meeting temporarily adjourned. The meeting reconvened at 7:57pm. 3
Plan Commission Minutes April 20, 2004 Page 4 At 7:57pm, Commissioner Schinderle moved to continue the Chatham Square case to May 18, 2004. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll ca ll. Aye: Gehrke, Manning, Racich, Schinderle, Sobkoviak Nay: None The motion is carried 5:0. CASE NO.: 1084 -120303.TA BTD (BUSINESS TRANSITION DISTRICT) Request: Text Amendment (Public Hearing) Location: Village Wide Applicant: Village of Plainfield Sta rted: 7:58pm Ms. Sheetz read the staff report. Commissioner Schinderle asked what the Village limit is on 30. Ms Sheetz said that it is Spangler. Chairman Sobkoviak corrected this as Frontage Road (except for the gas station). Chairman Sobkoviak asked if there was any public comment on the case. There was no response. Chairman Sobkoviak asked for any addition discussion by the commission. Chairman Sobkoviak said that this mirrors what they were talking about. Commissioner Schinderle said that there is at least one business on 30 between Renwick and 59. Commissioner Manning asked if this would include 30 between 59 and Renwick. Ms. Sheetz said it would not. Chairman Sobkoviak said that they “down -zoned” this. It was I -1 in the 1970’s and changing to BTD was a large downsize. Commissioner Schinderle said that in prior years, there were businesses in homes and asked why this should not be included. Chairman Sobkoviak said that it was not requested. Commissioner Manning said that if Route 30 was r erouted to Renwick and it was made into a cul -de -sac that there would no need for this. They had a county case on Route 30 4
Plan Commission Minutes April 20, 2004 Page 5 and recommended BTD to the County. Ms. Sheetz said that they submitted a litter of objection to the County wanting it annexed into the Village and zoned BTD. Chairman Sobkoviak asked if there was other discussion on the case. There was none. At 8:05pm, Commissioner Schinderle moved to recommend a text amendment to the zoning ordinance adding item 9 -80.11 stating “A property may onl y be rezoned to Business Transition District if it is adjacent to Route 59 and between Route 126 (Main St.) and Renwick Road or adjacent to Route 30 between Renwick Road and Spangler Road.” Commissioner Racich seconded the motion. Chairman Sobkoviak call ed for a vote by roll call. Aye: Gehrke, Manning, Racich, Schinderle, Sobkoviak Nay: None The motion is carried 5:0. New Business CASE NO.: 1111 -031004.SP/RZ/SU/PP MCNAUGHTON BUILDERS FAIRFIELD RIDGE and RETAIL/OFFICE Request: Site Plan/S pecial Use/Rezoning (Public Hearing) and Preliminary Plat Location: West of Van Dyke and south of Clearlake Village Applicant: Plainfield Holdings, L.L.C. Started: 8:08pm Mr. Garrigan announced that this is a public hearing being held in accordance with all applicable rules and regulations of the Village of Plainfield and the State of Illinois. He presented the staff report. Chairman Sobkoviak said that there was several things that Staff wanted to see and asked if they were stipulations. Mr. Garrigan said they were. Chairman Sobkoviak swore in the group of petitioners – John Philipchuck, Steven Gregory of McNaughton, David Kennedy (architect), and James and Scott McNaughton. Mr. Philipchuck said that they are excited about bringing this to the commun ity, and rezoning for the multi -family homes in the development will support the village’s critical mass. He spoke about the different options and lifestyles this will support. Mr. Gregory spoke about the history of the development company and their sup port of the Village’s Plan. They will construct 75% of an east -west street from Old Van Dyke to 30. He gave some specifics on the townhouse development including that they will 5
Plan Commission Minutes April 20, 2004 Page 6 access private drives; there will be 4 units per building; and they will be 1 700 -1900 square feet. They are hoping that the two central park elements will be accepted by the Park District. The 1.9 -acre open space park will be turned into multi -age park, while the .4 -acre park will be a memorial park. Mr. Gregory said one of the items to reconsider is the linear drive to the south. He spoke with the Olson family regarding altering the design of the pond as the staff requests. He showed a picture of the type of pond requested and spoke about a possible pedestrian link. He is agr eeable to the 5 -foot sidewalk, and the revised plan shows a 10 -foot bike path. He also mentioned the two proposed stub streets to the south. Chairman Sobkoviak asked if they agree to all of the stipulation Staff mentioned. He said they did including the brick accents. Commissioner Manning asked about the impact on the schools and asked if they had market demographics. Mr. Gregory said yes – they have prepared with Staff a fiscal impact study. There will be an estimated increase of 85 students (a schoo l impact of $500,000). However, the area will generate $1.4 million in tax revenue. He said that the student count might be less. Commissioner Racich asked how they determined 85 students. Mr. Gregory said that this is standard published information bas ed on a bedroom count and the type of product. He turned the question over to their planner, John Benning. Mr. Benning said that the Plainfield ordinance states the type of product needs to be considered when determining this. Commissioner Schinderle as ked about the park facilities. Mr. Benning said that this would be a public park. They can manipulate the park or the pond to accommodate. Commissioner Schinderle said that he liked the design. Mr. Kennedy (architect) briefly went through the townhouse design. They used the surrounding historic area to influence it. He touched on some specific options like fireplace, shingles, and shutters. He also showed the rear elevation along the motor court. Chairman Sobkoviak asked that they not confuse a moto r court with an alley. Commissioner Manning asked what the space was between the units. There is 18 feet of pavement and 26 feet between garages. Commissioner Manning asked where visitors park. Mr. Benning said that they park in front. A discussion ensued regarding the traffic committee okay. Commissioner Manning asked if each town home received a two -car garage. They did. 6
Plan Commission Minutes April 20, 2004 Page 7 Commissioner Racich asked if there was the same style home throughout. Mr. Kennedy said that there are some unique characteri stics and showed some different views. He also went over the office proposal – a two -story building with two different color brick. He showed the storefronts with a possible second floor office. Mr. Philipchuck said that Staff did an excellent job point ing out criteria needed for different recommendations. The numbers are based on calculations required, but they anticipate less than that. The existing utilities and roadways are there as well as interconnecting roadways, pedestrian, and bike traffic. H e thinks that this will be a unique area where families can sit and enjoy themselves close to Lockport Street. They will satisfy storm water requirements. They have identified possible commercial uses and will meet the criteria. Chairman Sobkoviak asked the Staff if this is consistent with the Teng Plan. Mr. Garrigan said yes – the plan does not encompass the entire project, but it is consistent. Chairman Sobkoviak asked if Mr. Linden has looked at this. He had. Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Bill Habiger who owns the apartment buildings to the south. He does not oppose the project but is concerned about the area east of 30. He thinks it is ideally suited for commercial. The roadways running east and west are important, and he would get relief from the road to the south for the commercial site. He said that the roadway across the street to town square would be a full access – how does this new retail unit affect that? Mr. Garrigan said that it would be in discussions at further points of this development. Chairman Sobkoviak asked about the site plan. Mr. Garrigan said that there is a site plan for the residential section only. The commercial site is still in the conceptual stage. Commissi oner Manning asked about zoning. Mr. Garrigan said that the commercial area is already zoned correctly. A discussion ensued regarding Special Use. Chairman Sobkoviak asked if there was any additional public comment. None was offered. Chairman Sobkovia k asked for any additional discussion from the commission. Commissioner Racich asked about a retail drugstore. Mr. Philipchuck said that there is nothing official. They just want approval on a general layout – especially for parking and pedestrian traff ic. Commissioner Schinderle asked if where the buildings and parking are proposed is what they need to concentrate on. It is. 7
Plan Commission Minutes April 20, 2004 Page 8 Commissioner Manning said that his concern is with the width of the alley. A discussion ensued regarding the width of a typica l alley. The Village Engineer said that a 26 -foot wide alley is similar to a drive -aisle. Typically, this gives you enough room to orient a vehicle. A discussion ensued regarding a drive aisle by the garage. Commissioner Racich asked about additional p arking. Mr. Philipchuck said that they are trying to accommodate three spaces per unit. Chairman Sobkoviak asked about auxiliary parking. Commissioner Racich said that not every block has that. Mr. Philipchuck pointed out some extra parking areas. C ommissioner Schinderle asked how many acres the park was. Mr. Philipchuck said it was 1.9 acres. Mr. Philipchuck said that there are 64 additional parking spaces. Commissioner Racich asked if they were considered street or off -street. The Village Engin eer said that if it is along an alley, it is considered private. Mr. Garrigan said that the police department classified this as “off -street”. Commissioner Schinderle said that on the east end (by the cul -de -sac) there is no extra parking. A discussion ensued regarding adding parking. Chairman Sobkoviak asked how many units there were. There are 164 units – with at least 1 on street parking per unit – and 64 additional parking spaces. Mr. Philipchuck said that they could work on this with staff if req uired. Mr. Garrigan said that the context of the higher density units would be pedestrian -oriented. Mr. Philipchuck also mentioned that there would probably be future parking decks in the downtown area. Commissioner Racich said that the development is so dense that it is difficult to sacrifice any part of it for parking. Mr. Philipchuck respectfully disagreed – he said that development is not dense. All of the surrounding future development (like a train station, parking, etc) would come into play. Commissioner Racich said that if this unit progresses, specific questions regarding monotony, density and parking would be addressed by the Village. Mr. Philipchuck said that this is bringing the Comprehensive Plan to life and pointed out that they actual ly have a lower density that was requested. 8
Plan Commission Minutes April 20, 2004 Page 9 Commissioner Schinderle said that if the trustees support the Teng Plan, they need to support this. Mr. Philipchuck said that they would work with staff on any remaining concerns. Chairman Sobkoviak said that he would support this but considered parking to be a problem. Mr. Garrigan said that he had talked to the planner and can expand parking. Commissioner Manning said that the architect addressed the monotony issue. Chairman Sobkoviak said that there are o nly so many ways to build a house. Commissioner Racich commented on the monotony of houses at 55 and Caton Farm Road. Commissioner Manning said that when you look at an entire plan and support for retail space, you can appreciate the retail space. Co mmissioner Racich said he was worried about the “critical mass” causing a “Plainfield meltdown”. He is looking for more retail and thought they were developing too many residences. Commissioner Manning said that they need residents to support the busines ses. Chairman Sobkoviak said that the site plan motion was for the residential section only, and the preliminary plat was for the residential. They changed the motions to reflect this. Commissioner Manning asked if they needed a stipulation for parking. This was added. At 9:30pm, Commissioner Schinderle moved to recommend approval of the requested rezoning of Fairfield Ridge Residential to R -3 zoning. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: G ehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 5:0. At 9:31pm, Commissioner Schinderle moved to recommend approval of the Special Use for Fairfield Ridge subject to the following stipulations: 1. Compliance with the requirement s of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Submittal of a Statement of Intent and Agreement prior to Village Board consideration. Commissioner Manning seconded the motion. Chairman Sobkoviak ca lled for a vote by roll call. 9
Plan Commission Minutes April 20, 2004 Page 10 Aye: Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 5:0. At 9:32pm, Commissioner Schinderle moved to recommend approval of the Site Plan for Fairfield Ridge Residential subject to the followin g 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 final landscape plan prior to Village Board consideration. 4. Compliance with the masonry req uirement of the Village’s Site Plan Review Ordinance. 5. Use of a traditional decorative lighting fixture in this development. 6. Incorporation of additional paving treatments to the main access points and crosswalks. 7. Work with staff to provide additional visito r parking throughout the project. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Schinderle, Sobkoviak Nay: Racich The motion is carried 4:1. At 9:33pm, Commissioner Schinderle moved t o recommend approval of the Preliminary Plats for Fairfield Ridge Residential subject to the following stipulations: 1. Compliance with requirements of Village Engineer. 2. Compliance with requirements of Plainfield Fire Protection District. 3. The incorporation of a stub street to the south to the future Olsen commercial development. 4. Incorporation of a 30 -foot landscape easement along Route 30. 5. Incorporation of a combined 10 -foot bike/pedestrian trail along New Van Dyke Road. Commissioner Manning seconded the moti on. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Schinderle, Sobkoviak Nay: Racich The motion is carried 4:1. 10
Plan Commission Minutes April 20, 2004 Page 11 At 9:34pm, Commissioner Schinderle moved to recommend approval of the proposed concept plan for the proposed comme rcial development subject to the following stipulations: 1. Compliance with the recommendations of the Village Engineer. 2. Recommendations of the Plainfield Fire Protection District. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vo te by roll call. Aye: Gehrke, Manning, Schinderle, Sobkoviak Nay: Racich The motion is carried 4:1. This will probably go forward to the Village Board on May 3, but Chairman Sobkoviak asked that the applicant be in touch with Staff regarding the date. A t 9:35pm, a 10 -minute recess was called. The meeting re -adjourned at 9:45pm CASE NO.: 1112 -031004.AA/SP/SU/RZ/PP MCNAUGHTON BUILDERS TARTAN CLUB and LAKE FAIRFIELD CLUB Request: Annexation Agreement/Site Plan/Preliminary Plat Special Use /Rezoning (Public Hearing) Location: North of 126 and both sides of Van Dyke Road Applicant: Plainfield Holdings, L.L.C. Started: 9:45pm Mr. Garrigan announced that this is a public hearing being held in accordance with all applicable rules and regulatio ns of the Village of Plainfield and the State of Illinois. He presented the staff report. Chairman Sobkoviak asked if the Village Engineer had any comments. He did not. Chairman Sobkoviak reminded the petitioner group that they were still under oath. He asked if they had any problems with any of the stipulations. Mr. Philipchuck said that on Lake Fairfield, there is a request for a stub street to the north and south. However, this will be a private street. They will stub to the North if there will b e an abutted street, but they have reluctance to connect. Chairman Sobkoviak said that he understood the reluctance. Mr. Philipchuck said that that is the only issue. 11
Plan Commission Minutes April 20, 2004 Page 12 Chairman Sobkoviak said that they have two entrances on Wood Farm Road. If they move to the south would that help? It would. Chairman Sobkoviak said that they want to discourage through traffic and asked if the could move this. A discussion ensued regarding needing a road to the South. Mr. Philipchuck said that they can design a street to the south for future use. Chairman Sobkoviak said that perhaps they should go with provisions for a stub street. There was a brief discussion regarding this. Chairman Sobkoviak asked for the view of the rest of the commission – if they thought it ap propriate to have a stub street to the north. Mr. Philipchuck said that to serve the property, they can access Wood Farm Road. However, access can be added once the North portion is developed. Commissioner Manning asked if the requirement for a stub str eet applied to Lake Fairfield. It did. After consulting some maps, Chairman Sobkoviak asked if they were in agreement. There was agreement. Mr. Philipchuck said that they will give a brief presentation and said that two parcels will need to be annexed. He briefly went over the alleyway system and front -loading areas. It is like a single -family project with no maintenance. A condominium is another choice offered, and it is being developed as an indoor and outdoor community. Mr. Gregory said that Tart an Glen consists of 80 homes – the majority being rear -loading. The driveways are sufficient depth for two cars and there will be a two -car garage. He gave some main street details including on -street parking. The homes are 2 -3 bedroom -detached homes, a nd he went over the appeal for this. There are a variety of floor plans and exterior color pallets so there is no monotony. There is also a small tot lot as a neighborhood park only. Mr. Gregory went over the glass elements on the garage, the final engi neering, the landscaping, and the utilities. He also went over the details of the condominium – focusing on the parking, square feet, and availability of a trash chute. They do not have an issue accessing the future east -west street. The landscaping wil l fully comply, and the retention area will provide for neighboring facilities as well. He gave some other specifics on building and fence concerns. He anticipated the condominium development to go up last but will be best served by the developing downto wn district. Commissioner Schinderle asked about an estimate per unit of Tartan. Mr. Gregory said that it will be in the low 200’s to start. Mr. Kennedy went through some slides of architectural features in the downtown Plainfield area being incorporate d into the project. He designed seven different courtyard homes. Architecturally, he wanted variety, so he showed photographs of materials to be used and the different models to be offered. 12
Plan Commission Minutes April 20, 2004 Page 13 Mr. Kennedy said that the condominium project will have elevato r buildings in different orientations. He gave specific details on entrances and parking. He showed some sample pictures of the front elevation and said that they will add a French door look to the sliding door per Staff’s report. He thinks they will ha ndle the façade and landscaping well to diminish the harshness of the ground level. Commissioner Manning asked what the distance was between houses in Tartan Courtyard. Mr. Kennedy said that there is a 25 -foot driveway, side -to -side will be 10 to 15 feet , and back to back will be 40 feet. At 10:30pm, Commissioner Schinderle exited the meeting. A discussion ensued regarding the grade of parking. Commissioner Racich said that one slide shoed a picture of parking but he could not see where the vehicles wo uld go. He asked if everyone had a spot inside or if it was on a first come -first serve basis. Mr. Kennedy said that there are 190 spots on the outside, but additional space could be dedicated. They will still have some non -dedicated spots. Mr. Philipc huck said that to summarize, the conditions have been met for rezoning and special use. He could see how the projects would compliment each other and the Village of Plainfield. Commissioner Racich worried about the park next to the lake. Mr. Philipchuck said that the area was going to be passive and will have safety features. Commissioner Racich agreed that children should be supervised but did not believe putting a playground next to the pond is in the best service. Chairman Sobkoviak opened up the fl oor for public comment. Chairman Sobkoviak swore in Earl Curtis of 14854 Wood Farm. He said that he is sandwiched between the two projects – on the northeast corner of Fairfield Club. He is worried about headlights and asked if shrubbery would be enough to buffer this and the noise. He asked if fencing would deter this. Mr. Philipchuck said that they have since given Staff the original plan and there will be screening around the parking area. As the land develops, they do not typically have too many c hildren in this type of development. Chairman Sobkoviak asked what type of screening there was along the northern edge of the condominium building. Mr. Philipchuck said that there will be a mix of shrubbery and evergreens. 13
Plan Commission Minutes April 20, 2004 Page 14 Chairman Sobkoviak asked what the hardship was of a 6 -foot year -round buffer. Mr. Garrigan said that an option is a privacy fence but they are trying to work on landscaping that can achieve 100% year -round cover. They can work on this with the developer. Chairman Sobkoviak asked if this would be satisfactory. Mr. Curtis said that he is still worried about people coming onto his property. Chairman Sobkoviak asked about the southern boundary. It was determined that this would be controlled by the future Homeowner’s Association. Mr. Philipchuck said that they can put up landscaping or board -on -board fencing. Chairman Sobkoviak said that fences are the last choice since they require maintenance. Assuming the foliage lives, it usually works. Mr. Garrigan said that they can work on e xtensive landscaping or other sufficient barriers. Mr. Curtis asked about signage. Mr. Philipchuck said that they can post a No Trespassing sign. Chairman Sobkoviak said that the property line should be pretty obvious. Mr. Curtis said that they have a beautiful plan and asked when it would be implemented. Mr. Philipchuck said that the condominium and courtyard plans can start this year to complete next year. Chairman Sobkoviak aside if the Fire Committee had reviewed this. Mr. Garrigan said they had. The Fire Committee had some concern regarding access, but their concerns have been addressed. Chairman Sobkoviak asked for any additional public comment. There was no further response. Commissioner Racich said that in Tartan Glen, Wood Farm Road is on the right, and they have some front facing homes. He asked how far it was from the front porch to the sidewalk. Mr. Benning said that it is about 25 feet – the setback being requested is for internal only. Commissioner Manning asked why they needed t he rezoning for Tartan Glen. Mr. Garrigan said that R -3 zoning is more consistent with the density and setbacks. Commissioner Manning asked what the R -3 and R -4 Comprehensive Plan density ranges were. Mr. Garrigan said that there is no identified densit y or minimum lot sizes. Generally, R -3 is 7.1 to 24 units/acre, and R -4 is 3.1 to 7 units/acre. The proposed density for the condominium is 15.2, and Tartan Glen is 3.98. Commissioner Racich asked if Tartan Glen had any common open space. Mr. Philipchu ck said that the lake area was, but it was a viewing lake only. 14
Plan Commission Minutes April 20, 2004 Page 15 Commissioner Racich asked if Lake Fairfield had a lake, park and green. Mr. Philipchuck said it did – it has a recreational facility. Commissioner Manning asked if the condominium section w ould be the last to be developed. Mr. Gregory said that if the future Metra rail is introduced, a retail element may be introduced into the development. There will be commercial at ground level with condominiums above. Commissioner Manning said that the Staff indicated that there is strong interest due to the planned Village center. He could understand their willingness. At 10:52pm, Commissioner Manning moved to recommend approval of the proposed annexation as a logical extension of the Village’s munic ipal boundaries. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 4:0. At 10:52pm, Commissioner Manning moved to recommend approval of th e requested rezoning of Tartan Glen to R -3 zoning and Lake Fairfield Club to R -4 zoning. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 4:0. At 10:53pm, Commissioner Manning moved to recommend approval of the Special Use for Tartan Glen and Lake Fairfield Club subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Submittal of a Statement of Intent and Agreement prior to Village Board consideration. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Racich, Sobkoviak 15
Plan Commission Minutes April 20, 2004 Page 16 Nay: None The motion is carried 4:0. At 10:54pm, Commissioner Manning moved to recommend approval of the Site Plan for Lake Fairfield Club subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Complianc e with the requirements of the Plainfield Fire Protection District. 3. Submittal of a final landscape plan prior to Village Board consideration. 4. Submittal of a photometric plan prior to Village Board consideration. 5. Submittal of a trash enclosure plan prior to Village Board consideration. 6. Submittal of architectural elevations for all four elevations prior to Village Board consideration. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Sobkoviak Nay: Racich The motion is carried 3:1. At 10:54pm, Commissioner Manning moved to recommend approval of the Preliminary Plats for Tartan Glen and Lake Fairfield Club subject to the following stipulations: 1. Compliance with requirements of Village Engineer. 2. Compliance with requirements of Plainfield Fire Protection District. 3. The incorporation of a stub street to the south in Lake Fairfield Club. 4. Incorporation of a 10 -foot bike trail on the western side of Wood Farm Road. Commissioner Gehrke seconded the moti on. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Sobkoviak Nay: Racich The motion is carried 3:1. These will all go forward probably on May 3, but Chairman Sobkoviak asked the petitioner to be in touch with Staff. CASE NO.: 1106 -030104.SPR/SU/PP/FP NORTHWEST CORNER RT. 30 & 143 RD STREET (TO BE CONTINUED) Request: Site Plan Review/Special Use (Public Hearing) and Preliminary Plat/Final Plat Location: Northwest corner Rt. 30 & 143 rd Street 16
Plan Commission Minutes April 20, 2004 Page 17 Applicant: John Argoud elis Started: 10:55pm John Kersh announced that the petitioner is requesting the case to be continued to the second meeting in May but would like to give a brief report. Chairman Sobkoviak swore in John Argoudelis, the attorney on the case. Mr. Argoudel is wanted to present his information tonight and discuss the case but continue everything for later. Chairman Sobkoviak said that they do not have any drawing or plans to consider. A discussion ensued regarding what information was submitted. Mr. Argoud elis gave a presentation of his plans for the property. Chairman Sobkoviak swore in William Shmanski. Mr. Shmanski said that they wanted to subdivide this into three retail lots – a strip section, a video store, and a lot to be determined. The property is to be accessed off of Route 30. The engineering concerns are a part of the original subdivision. The water main extension is being worked through and installed. There is also an issue of the sanitary sewer to the property. The storm water detention was constructed and graded/sized for this. Chairman Sobkoviak swore in Peter Madamenos. Mr. Madamenos said that they do not have the elevations yet but will all be retail. There will be a contemporary design, and Mr. Madamenos gave some specific archite ctural elements. Chairman Sobkoviak said that they will be extremely interested in the rear elevation. Mr. Madamenos said that they would have a 40 -foot landscape buffer. Chairman Sobkoviak said that they would still be sensitive to that since people’s backyards will be right there. Commissioner Manning asked what the staff is rendering to the front. Mr. Kersh said that the land adjacent is vacant industrial, residential, and vacant unincorporated. He is neutral on this. Mr. Kersh’s concern is wi th the drive -thru. Mr. Madamenos pointed out where this will be. Chairman Sobkoviak said that they would need to know what type of establishment would be there to evaluate it. Commissioner Racich asked if the 40 feet landscape buffer would be a flat b uffer. Mr. Shmanski said that the berm is being constructed and can be as high as 6 feet. Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Manning said that the bottom (east) elevation is bland and will nee d to be worked on. Commissioner Racich asked for dimensions. These were given. 17
Plan Commission Minutes April 20, 2004 Page 18 Commissioner Racich asked how many units there will be. Mr. Madamenos said fourteen or fifteen. Chairman Sobkoviak said that the round features on the end are a good start, but they need more interest. They will also need more detailed drawings. Mr. Argoudelis said to summarize that in the Village Center and Teng Plan, there are some architectural standards. However, since this project is outside of that, they can explore some concepts. Commissioner Manning said that there is no problem with using their imagination and said that they should not be bound to the Village’s current concepts. Mr. Argoudelis asked that this be continued so they can address it. Mr. Kersh aske d if they did a parking count. Mr. Argoudelis said that 108 parking stalls are required; they are providing 197. Chairman Sobkoviak said that they would need a photometric plan. Mr. Kersh said that they would need to work on landscaping to add to this a s well. Mr. Argoudelis said that staff has the provided information that will be submitted. At 11:20pm, Commissioner Manning moved to continue the case to the May 18 meeting. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 4:0. CASE NO.: 1107 -030104.SPR/SU/RZ/PP/FP SOUTHWEST CORNER RT. 59 & 126 Request: Site Plan Review/Special Use/Rezoning (Public Hearing) and Preliminary Pla t/Final Plat Location: Southwest Corner Rt. 59 & 126 Applicant: Rt. 59 Properties, Inc. Started: 11:21pm Valerie Hastings read the staff report. Chairman Sobkoviak reminded the petitioners that they were still under oath. 18
Plan Commission Minutes April 20, 2004 Page 19 Mr. Argoudelis said that this has certainly been a corner of great interest and importance and went over the history of the corner. The design that they have put forth is consistent with the Teng Plan. The size is over one acre and requires special consideration. The parking will b e adequate when taking into account the downtown area. Chairman Sobkoviak swore in Ken Rathje. Mr. Rathje reviewed the proposed rezoning and gave his report to Staff for the record. He went over points of the report stating the rezoning finding of facts . He went over the 6 LaSalle measures and 2 Sinclair measures and how this property meets these measures. After he concluded, Mr. Argoudelis presented the site plan and architecture. Mr. Shmanski said that the site plan was laid out based on staff comme nts. They will work with staff on utility availability and detention issues. Chairman Sobkoviak said that Staff has asked for the case to be continued and did not see any reason to move forward. Chairman Sobkoviak opened up the floor for public comment. There was no response. Chairman Sobkoviak asked if there was any further commission discussion. Commissioner Manning said that they were asked to respond on three points. Commissioner Racich said that the comment he has are on the site plan and dist ances to turn in, as it is practically impossible to cross. The access points are close to the intersection. The south and southwest residents off of Arnold will have more traffic. He felt the creativity of the building was lacking and has many issues w ith the parking and drive -in. Commissioner Gehrke felt that the case should be continued. Chairman Sobkoviak said that he finds it hard to support a drive -thru and will be a tough sell on the entrance off of Arnold Street. Commissioner Manning mentioned the municipal parking across for residences and the library parking lot. Mr. Argoudelis suggested an entrance sign. It is a unique site and will need unique answers to their problems. IDOT is not comfortable with a full access on 59 & 126. However, de sign comments will be submitted. Commissioner Manning said that this is an extremely important area and should be commercial. Mr. Argoudelis said that the logistics of the drive -thru are being questioned. Commissioner Racich said that this site is chall enging, and they will be seeking the approval of the commission as well as the Village Board. 19
Plan Commission Minutes April 20, 2004 Page 20 At 12:10am, Commissioner Racich moved to continue case #1107 -030104.SPR/SU/RZ/PP/FP to May 18. Commissioner Manning seconded the motion. Chairman Sobkoviak cal led for a vote by roll call. Aye: Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 4:0. CASE NO.: 1108 -030404.FP WOLF CREEK INDUSTRIAL PARK Request: Final Plat Location: Andrew Road & Rt. 59 Applicant: Robert Sohol Started: 12:11am Mr. Kersh said that he did not have a consolidation plat and asked if the case should be continued. Chairman Sobkoviak said that they could act on what they had. At 12:14am, Commissioner Manning moved to recommend approval for the consolidation of Lots 2 , 3, and 4 of the Wolf Creek Industrial Park into one lot with the following stipulations: 1. Compliance with the Village Engineer. 2. Compliance with the Plainfield Fire Protection District. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called f or a vote by roll call. Aye: Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 4:0. Chairman Sobkoviak asked if there was anything additional to be addressed. Upon hearing nothing, Chairman Sobkoviak declared the meeting adjourned at 12 :15am. __________________ Respectfully submitted, Laura Griffith Recording Secretary Karick & Associates, Inc. 20