Loading...
HomeMy Public PortalAbout2004-05-18 PC minutesVillage of Plainfield Plan Commission Record of Minutes Date: May 18, 2004 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:30pm. Roll Call Present: Commissioners Kachel, Gehrke, Racich, Sobkoviak, Library District Absent: Commissioners Henry, Manning, Schinderle, Park District, School District, Fire District Minutes The minutes from the May 4, 2004 meeting were accepted as submitted. Development Report Michael Garrigan read the development report. • The BTD Text Amendment was approved by a vote of 5 -1. • The Rousonelos Annexation Agreement was continued by a vote of 6 -0. • The Streams Unit 3 Final Plat will be reconsidered at a later date. • The Canterbury Woods Final Plat was approved 6 -0. • Tartan & Fairfield was continued to th e Committee of the Whole meeting by a vote of 6 -0. • Fairfield Ridge was continued for the Committee of the Whole meeting by a vote of 6 -0. Old Business CASE NO.: 1102 -021804.AA/SU/PP CHATHAM SQUARE Request: Annexation Agreement/Special Use/ Public No tice Preliminary Plat Location: 127 th Street, West of Heggs and north of Grande Park Applicant: Pulte Homes Started: 7:35pm Mr. Garrigan read the Staff report. Chairman Sobkoviak swore in the group of petitioners. PLAN COMMISSION MINUTES May 18, 2004 Page 2 John Phillipchuck said that he was pl eased with the product, and the staff’s recommendations would be dealt with. He wanted to give a brief presentation to show the planned commercial area and the attached single -family homes that transitioned into the single -family homes. He said that the realigned 119 th Street will play a part in this development and also mentioned that the parks will be going to Oswego land. Chairman Sobkoviak said that the Village Board has had problems with documentation for this in the past. Mr. Phillipchuck said tha t they will have sworn testimony to this but can also provide the documents. Mr. Phillipchuck said that they have questions on some of the issues, but some are correct. The arterial streets are using their proper land use – there was a site design discre pancy. Tim Somerville of Pulte gave some examples of other subdivisions in the community that they have created and gave some background on the company. He said that they are committed to the community. Paul Williams of the Williams Design Group passe d out some information and introduced himself as one of the land planners. He gave a detailed report of the location, density as it compares to the Comprehensive Plan, site data, existing conditions, and spent some time on the site plan. Mr. Williams th en showed the information on single -family lots – he showed where the different square footage homes were located. Fifty -seven percent of the homes were above 12,000 square feet. He then showed: - the lot widths - key lots (architecture and landscape feature s) - through lots (architecture and landscape features) - town home information - information on open space (parks, common areas, and combined) Mr. Williams showed possible alternate park areas. There was some discussion regarding bike paths. Rich Olson, the landscape architect, gave a presentation on key elements of the landscape plan. He went over the townhome landscape plan in detail. Commissioner Kachel asked if there was room for fencing on the berm. Mr. Olson said that they are not providing it, but t hey will allow fencing – just not on the berm itself. Mr. Olson then went over foundation landscape for the five unit buildings, key lot landscape plan, and typical entry monument/landscape. Commissioner Kachel asked about the Stewart Farm and if there w ould be landscaping, so if the Park District took it over, something would already be in place. Mr. Pomaville PLAN COMMISSION MINUTES May 18, 2004 Page 3 said that Mrs. Stewart will be living there. The Park District will take this over when she sells the property, but the plan would be to keep mo st of the buildings of the farmstead as a “farm museum”. Chairman Sobkoviak opened up the meeting for public comment. Chairman Sobkoviak swore in Dave Hernandez who owns the open lot 3 lots west of Heggs. He asked if sewer would be available. The Villa ge Engineer said that there are talks of it but easement issues need to be resolved. Chairman Sobkoviak asked how sewer and water would get to the site. Mr. Phillipchuck said that sanitary is currently north to Shenandoah but this needs to be determined by easements. Chairman Sobkoviak said asked how wide of an easement this would be. It would be 20 feet. Mr. Phillipchuck said that they had not discussed this with all neighboring parties yet. Chairman Sobkoviak said that the staff can notify them when the case is being heard. Chairman Sobkoviak swore in Keith of 12646 Heggs. He asked about the road connection through the area. Mr. Phillipchuck said that the road stub will go through the Stewart property and eventually to Heggs. Chairman Sobkoviak s wore in Grant Castleton of the Oswegoland Park District. He said that the park plan with the greenway is generally endorsed – especially with a planned bike path. He is excited about the Stewart Homestead and said that the conceptual plan of the property is as a history or cultural arts center. He wants to save the mature trees and possibly set up a picnic shell or a playground. Commissioner Kachel said that he liked that he had come. Chairman Sobkoviak said that generally, they go with verbal agreem ents, but the Village Board requires some sort of documentation. He is not sure how detailed they need it to be. Commissioner Racich asked if they have been dealing with the Stewart family. Mr. Castleton said that they have been dealing with the attorne y for the Stewart family. Commissioner Racich said that he would like to see something concrete on this. Chairman Sobkoviak asked if there was any additional public comment. There was none. Chairman Sobkoviak said that they should ask the people whose homes abut the subdivision. He would be okay with a verbal agreement on this. Mr. Phillipchuck said that the lots adjacent to the homes have landscaping, open space or a lake subdividing it. PLAN COMMISSION MINUTES May 18, 2004 Page 4 Chairman Sobkoviak said that as long as this is relayed under oath, he is okay with it. Mr. Phillipchuck said that they can discuss it but cannot hold themselves to what other property owners would like. Commissioner Racich said that he is in agreement with the chairman. Commissioner Racich asked which school dist rict they were in. The school district will be Oswego. Mr. Phillipchuck went over some of the bullet points in the Staff report: - Regarding the right -of -way addition, he said that an alternate park would take its place. - Regarding the berming specification s, Mr. Phillipchuck said that he did indicate this was there. - Regarding the right -of -way dedication for 127 th Street of fifty feet, they would accommodate. - Regarding the reintroduction of landscape medians, this would be included. - Regarding the brick cross walks, he is not sure where these would go, but he was worried about the possible noise it would create. - Regarding the street stub to the commercial area to the west, he respectfully suggested the linkage to be more pedestrian oriented as a link to the Nor th would be there. (Chairman Sobkoviak said that he is adamant about this, so people can access the commercial site without impeding traffic on the WIKADUKE. A brief discussion on location and use ensued). - Regarding the PUD Statement of Intent and Agreeme nt, this would be included. Mr. Phillipchuck had a concern about the last two recommendations on rear elevations and masonry requirements. He said that he wants homeowners to decide what materials should be on their home. Chairman Sobkoviak said that th ey need to support Staff on this, but if they can convince the staff, the Plan Commission would approve. Mr. Phillipchuck said that he felt they have addressed the issues except those that they agree to disagree on. Chairman Sobkoviak asked which bullets were addressed. Mr. Garrigan said none. Commissioner Kachel felt that enough different issues were not resolved. Commissioner Racich asked about the townhomes. When the case returned, what will be discussed? Mr. Garrigan said that the townhomes wer e only here for the Special Use permit; they will come up for Site Plan later. PLAN COMMISSION MINUTES May 18, 2004 Page 5 Commissioner Kachel said that he would like for this to come back. He also asked as another issue if the staff can number the bullets in the future. Chairman Sobkoviak asked if the Village Engineer had any issues. He said no – previous issues were revised and addressed. Commissioner Racich asked if the Oswego School District has been notified. Mr. Garrigan said that they had. Chairman Sobkoviak wanted documentation from th e school district as well. Chairman Sobkoviak wanted this brought back. Mr. Garrigan said he was not sure when. Mr. Phillipchuck said that his concern is that they may not agree on everything and did not think they can come back when all of the issues a re addressed. Commissioner Kachel said that there are some major issues. Commissioner Racich asked what the staff wanted. Mr. Garrigan said that he is okay with the next meeting, but they may continue the case if all the issues are not met. At 8:54pm, Commissioner Racich moved to continue this matter to June 1. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Racich, Sobkoviak Nay: None The motion is carried 4:0. This will continue on t he June 1 meeting. Commissioner Racich asked about the materials they received versus what was shown. Some errors were made and would be corrected. At 8:57pm, a 10 -minute recess was called. The meeting re -adjourned at 9:07pm CASE NO.: 1101 -020604.SU PRARIE CREEK DEVELOPMENT Request: Special Use Public Notice Location: 1501 N. Division Street (CB & I site) Applicant: Dayfield Properties, LLC Started: 9:08pm Mr. Garrigan read the staff report. PLAN COMMISSION MINUTES May 18, 2004 Page 6 Chairman Sobkoviak asked if there were any engineerin g concerns. The Village Engineer said that he did not have a lot of engineering material, but the meetings regarding the entrances off of 59 are being addressed. Chairman Sobkoviak said that under the Statement of Intent there are 5 items, are they requi red? Mr. Garrigan said that yes, they need to be submitted before being executed by the Village. Chairman Sobkoviak swore in the group of petitioners. Paul Mitchell addressed the commission and said that he agrees to make all of the attachments. They w ere before the commission in February for rezoning, and the staff requested that this be developed as Special Use. They previously submitted a “bubble” plan. The plan now has some more details, but it is just a concept plan. He showed: - the Residential C oncept Plan - Site Statistics (103 Total acres) and gave a breakdown - Specific information on Residential Concepts (like a gated entrance into the townhomes) - Commercial Concept Plan and gave information on this - Bike Path – he mentioned the benefits of this an d said that they will have written information from the Park District before going to the Board - Concept Landscaping Plan Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Racich asked about signalization and how close they were to this. Eric Mancke, an engineer from Cemcom Limited, said that the signalization plans is based on traffic. Chairman Sobkoviak said that the Village has planned for Joseph Street to be signalized. They just need to satisfy the warr ants. Mr. Mancke said that they are working on the preliminary stages of submitting this. Chairman Sobkoviak asked if the development would be contributing to the signal. Mr. Mitchell said that they have not gotten that far. Chairman Sobkoviak asked th e staff to look back to see if other subdivisions had funds put away in escrow for this. Mr. Mitchell said that they would agree to pay fifty percent. Chairman Sobkoviak said that he did not know what is required at this time. PLAN COMMISSION MINUTES May 18, 2004 Page 7 Commissioner Racich said t hat this is an exciting project. Considering Route 59 and the “box” community, he asked what market they are looking at. Clayton Olsen said that they are looking for traditional local shopping like Gap or Caribou Coffee. Commissioner Kachel asked if the picture in Exhibit D was on Butterfield Road. Doug Carroll of Dayfield Properties said that one is in Geneva and the other is in Wheaton. Chairman Sobkoviak said that the northern boundary is Meijer and asked if there would be a foliage separator. Mr. Carroll said that on the northern boundary yes, but on the commercial side there would not be as much. Chairman Sobkoviak said that he did not know what agreements they had with Meijer on buffering. Mr. Garrigan said that this was not specified yet. Mr. Mitchell showed where this lined up with Pheasant Ridge as a thoroughfare. Chairman Sobkoviak said that when the two office buildings on the North come in, they want landscaping. Commissioner Racich said that this was unique and asked what the native se eding area was. Mr. Carroll said that this is 12 -15 acres that they want to be passive. It is a restored prairie area. Commissioner Racich said that the darkened area was a flood plane and asked if there would be a fishing dock. Mr. Carroll said that he was not sure yet. Commissioner Kachel asked about a bike path and if they knew how they are connecting to this the south. Mr. Olsen said that he was not sure. Commissioner Kachel asked the staff to ask the Park District about this. Commissioner Kac hel said that he liked the elevations. It would be unique and is a nice concept. Chairman Sobkoviak said that the petitioner is asking for relief on parking and asked if they were comfortable with that. Commissioner Racich said that he can be comforta ble, but it depends on the use. He does not have a problem with it. Chairman Sobkoviak mentioned the projected density and asked if they were comfortable with higher numbers. Commissioner Kachel said that they are in the middle of 120 and 170. Commis sioner Racich said that with the mansion -style homes, he thinks they should shoot for lower density. Chairman Sobkoviak said that this is the principle of a PUD, and he liked it. Commissioner Kachel also said he liked it. Commissioner Racich asked how g ated the community would be. Mr. Carroll said that they are thinking about a key card entrance. Mr. Olsen said that they want to eliminate PLAN COMMISSION MINUTES May 18, 2004 Page 8 people driving through. Chairman Sobkoviak asked if the Fire Department had reviewed this. Mr. Olsen said that th ey had. Commissioner Kachel asked if they could include a letter from the Fire Department. Mr. Olsen said that if it was not on file, they would get it. A discussion ensued regarding Clark’s gated community. Commissioner Racich asked about the possibil ity of access to the Meijer site. Mr. Carroll said that there would be access from the commercial site. A discussion ensued regarding the Meijer access points. Commissioner Kachel asked about a possible rest area where the bike path intersects with the road. At 9:55pm, Commissioner Racich moved to recommend approval of the Special Use for PUD 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 revised SIA as per staff’s recommendations. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Racich, Sobkoviak Nay: None The motion is carried 4:0. At 9:56pm, Com missioner Racich moved to recommend approval of the applicant’s proposed concept plan subject to the following stipulations: 1. Compliance with the recommendations of the Village Engineer. 2. Compliance with the recommendations of the Plainfield Fire Protection District. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Racich, Sobkoviak Nay: None The motion is carried 4:0. This will go forward to the first Village Board meeting in June. PLAN COMMISSION MINUTES May 18, 2004 Page 9 New Bus iness CASE NO.: 1114 -0420104.SU/SPR ADVANCE AUTO PARTS Request: Special Use/Site Plan Review Public Notice Location: Lot 3, Renwick Place (east side of Route 59 south of Renwick Road) Applicant: ARIC/Prairieland II, LLC (Larry Quinn) Started: 9:58pm Stephanie Sheetz read the staff report. Chairman Sobkoviak asked when they want to know about the decorative lighting. Ms. Sheetz said before going to the Village Board. Chairman Sobkoviak swore in Mark Vasconcelles who thanked the Village staff for t he responsiveness. He said that they will get the color of the lights to Ms. Sheetz. Commissioner Kachel asked about the elevations. Ms. Sheetz said the picture she had is the only one she received in color. Chairman Sobkoviak said that the same colors go around the buildings. Commissioner Kachel asked about the other sides. Ms. Sheetz said that there is a garage -type entrance, a solid door, and gutters. Commissioner Kachel confirmed that they are comfortable with the building all around. Chairman Sobkoviak opened up the floor for public comment. No public was present. At 10:10pm, Commissioner Racich moved to recommend approval of the special use for a Planned Unit Development on Lot 3 of Renwick Place Subdivision, subject to the following stipul ation: 1. Attaching a Statement of Intent and Agreement. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Racich, Sobkoviak Nay: None The motion is carried 4:0. At 10:11pm, Commissioner Racic h moved to recommend approval of the site plan review for Lot 3 of Renwick Place Subdivision, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer. PLAN COMMISSION MINUTES May 18, 2004 Page 10 2. Compliance with the requirements of the Plainfield Fire P rotection District. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Racich, Sobkoviak Nay: None The motion is carried 4:0. This will go forward to the June 6 Village Board meeting. Chair man Sobkoviak declared the meeting adjourned at 10:13pm. __________________ Respectfully submitted, Laura Griffith Recording Secretary Karick & Associates, Inc.