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HomeMy Public PortalAbout2004-10-05 PC minutesVillage of Plainfield Plan Commission Record of Minutes Date: October 5, 2004 Location: Village Hall Chairman Sobkoviak called the meeting to order at 6:58pm. Roll Call Present: Commissioners Henry, Kachel, Gehrke, Manning, Schinderle, Racich, Sobko viak, Absent: School District, Library District, Park District, Fire District Minutes Commissioner Racich noted that he was marked as both present and absent. He was, in fact, absent. The minutes from the September 21, 2004 meeting were accepted as am ended. Development Report Michael Garrigan read the development report. • The Springbank case for Annexation and Special Use was approved. • The Vintage Harvest case was approved. • The rezoning of the Bassett Property was approved. • The pre -annexation agreemen t for the Rousonelos property was approved by a vote of 5 -1. • There was support for the commercial rezoning of the Prairie Creek case, but there was not support for the residential rezoning. The Special Use was approved. • The Walkers Square Site Plan Review was approved for Site Plan Review by a vote of 6 -0. • The Sign Regulation text amendment was approved. Chairman Sobkoviak announced that the last case for Grace Point Church would be heard first. Old Business CASE NO.: 985 -080902.AA/RZ/SU/SPR GRACE POI NT CHURCH (CONT) Request: Annexation Agreement/Rezoning/Special Use (Public Hearing )/SPR Location: NW Corner of 127 th Street and 248 th Avenue Applicant: Richard Selfridge PLAN COMMISSION MINUTES October 5, 2004 Page 2 Started: 7:02pm Mr. Garrigan said that pursuant to Staff’s request, they would like to reschedule the case to November 2. At 7:03pm, Commissioner Henry moved to defer the matter to November 2. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Ra cich, Sobkoviak Nay: None The motion is carried 7:0. New Business CASE NO.: 1107 -030104.SPR/SU/RZ/PP/FP RT. 59 & RT. 126 Request: Site Plan Review/Special Use/Rezoning/Preliminary Plat/Final Plat Location: Southwest Corner of Rt. 59 and Rt. 126 Applica nt: John Argoudelis Started: 7:04pm Mr. Garrigan read the staff report. Chairman Sobkoviak asked if there were any engineering considerations. Mr. Garrigan said that there were no real issues. Chairman Sobkoviak swore in the group of petitioners. John Argoudelis, the attorney for the petitioner, addressed the commission. He said that they have been working hard with staff and wanted to address some issues. He said that none of the stipulations would be a problem except for numbers 3 and 6. Mr. Argou delis said that the Village encouraged front -loaded buildings. Initially, there was a setback, but Mr. Linden stated that people would not be comfortable with a sidewalk on Route 59. They felt that internal sidewalks would be safer and more efficient. T he current setback enhances parking and attraction. Along Route 59 and Route 126, the architecture and landscaping would be the only things visible. Mr. Argoudelis also said that the original architecture had a straight roof, and they enhanced it with th e arch. It can be changed to a more neo -classical style, but they felt that there is precedence for an arch. It also gives some elevation and allows for some lighting and holiday decoration. He noted that everything in the village is unique, and 2 PLAN COMMISSION MINUTES October 5, 2004 Page 3 they li ked the arch as a unique element. He said that the use and materials would be addressed by the architect. Peter Mademenos, the architect for the petitioner, addressed the commission. Mr. Mademenos said that he felt that the arch was strong and welcoming . He likes the idea of using this as a doorway into the site and into the Village. He thought that perhaps an arch did not currently exist in the Village because there has never been an opportunity for one. He felt that the elevations were broken up by the arch, and they wanted to use a variety of materials of which they would provide a better representation of the colors. Commissioner Schinderle asked where the people would come from that would go through the arch. The petitioners said that there woul d be pedestrian access from Routes 59 and 126. There would be no sidewalks on these busy streets. Commissioner Schinderle did not see people using this as a consistent pedestrian corner. Commissioner Manning asked what would be on the second floor. The petitioner clarified that this is a faux floor. Commissioner Kachel understood the benefits to removing the sidewalks along 59, but said that people would still walk along that area. This would make the area between the building and the street even more dangerous. Commissioner Schinderle concurred that he did not feel this was a safe place to walk. Mr. Argoudelis said that there originally was a sidewalk but they did not feel that a sidewalk in this area would be safe no matter what the width. Commiss ioner Kachel pointed out that there is another case on hold for sidewalk issues. Chairman Sobkoviak suggested having Mr. Linden available to explain his recommendations, so they could all be on the same page. Mr. Garrigan noted that there is support fo r a 10 -foot sidewalk for streetscape improvements. Chairman Sobkoviak suggested a consultant advise them on the streetscape plans along Route 59. Commissioner Kachel asked if the public would have an opinion on the streetscape improvements. Mr. Garrigan said that the public would have a chance to review, but he did not know when. A discussion ensued regarding what the consultants were working on currently. Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Carl Brya nt, a lifelong resident who has been involved in development. He said that he had concerns regarding the architecture and had been asked to do things with his plan that were more traditional. He noted that the downtown area goes back 140 years and felt t he petitioner should consult with architects who were familiar with the area. He felt that they could do more with t his project. He was also worried about the 20% deficiency in parking. 3 PLAN COMMISSION MINUTES October 5, 2004 Page 4 Commissioner Racich asked who will be hosting the signage for thi s corner. Mr. Garrigan said that the Village would approve and design a sign that will sit on the LaSalle Bank site. Mr. Argoudelis said that the idea was for this site to be partially pedestrian, so a parking deficiency should not be a problem. Regar ding the design, he said that the sidewalk is only a concern because of safety. However, pushing the site back also pushes out parking, so with only 1.5 acres, they are limited. Regarding materials and architecture, they can change this. The current pla n is just their opinion. If the Village has a preference for what should be there, they can change it. The developer has not objections. Commissioner Henry said that his issue with the architecture is that it might not fit in. Mr. Argoudelis said that introducing a new design would not be a problem. Commissioner Kachel suggested a tower that could be seen from all sides. Mr. Argoudelis said that the builder is amenable; they just have limited space. Commissioner Schinderle asked if the developer is w edded to having four buildings. Mr. Argoudelis said that in order to make this work economically, they need a certain number of square feet. A discussion ensued regarding the sidewalks. Commissioner Henry said that they need a sidewalk on Route 59. He also said that he felt this looked like a strip mall made not to look like a strip mall. Commissioner Kachel agreed. Commissioner Manning said that he liked that it did not feel like a strip mall. Mr. Argoudelis said that to be economically feasible, th ey need certain aspects. He also said that there were things that were added at Staff’s request that are now being questioned. He also felt that there are limitations to how much repetitive architecture there should be in the Village. Commissioner Racic h said that they are looking for outstanding design, and he felt that this did look like a strip mall. He did not think anyone would walk there since pedestrians can barely make it across the intersection. He felt that due to the demographics of the area , that only a small portion of people would walk. There would be as much vehicular traffic as the other three corners. Mr. Argoudelis said that he understood this was an important corner, but felt that he was getting conflicting feedback. He was not sur e what to come back with. Commissioner Manning asked what the Staff wants to see. Mr. Garrigan said that he just asked that the architecture be consistent with the character of the Village. A discussion ensued regarding this and Mr. Linden’s suggestion on proposed elevation. Mr. Argoudelis said that the windows on the sketches do not work for the commercial uses proposed and gave some examples of what they have suggested. 4 PLAN COMMISSION MINUTES October 5, 2004 Page 5 Commissioner Manning said that the building is face brick and asked if that cause s any construction problems. Mr. Garrigan said no, that the building department just wants to meet code. Mr. Mademenos said that they have had no conversations regarding how this building would be built. Commissioner Racich said that Arnold goes past a small memorial and asked if there was talk of closing Arnold. Mr. Garrigan said that discussions regarding this are as far as it got. Mr. Argoudelis felt that some issues could be helped by Mr. Linden being present to comment. He said the commission did not seem ready to vote without his thoughts. Chairman Sobkoviak said that they have identified a number of items like the sidewalk and how it affects parking and whether the arch should be there or not. Mr. Argoudelis said that they can ask the applican t’s architect to come up with other ideas instead of an arch. Chairman Sobkoviak said that there was still some concern about the materials and noted that the basic architecture did not seem to be “love at first sight”. There are some features that need to be looked at. Chairman Sobkoviak said that they want every building to have its own identity and wished he could be more specific about what they were looking for. Commissioner Kachel also requested to get some information on the streetscape improveme nts. Mr. Garrigan said that he can get general parameters. Commissioner Racich said that he wanted to see some more radical ideas. Mr. Argoudelis said that they had received consistent messages to stick with a tradition al design. Chairman Sobkoviak wen t over the outstanding issues: sidewalks, photometrics, and landscaping. He also mentioned the landscaping on Arnold. Mr. Argoudelis said that they will resolve the buffering. Commissioner Kachel asked about the possibility of making the faux 2 -story bu ilding an actual 2 -story building for an office. Mr. Argoudelis said that it may not be economically feasible. Chairman Sobkoviak asked the commission if there was support for rezoning and Special Use. The commission agreed there was. At 8:37pm, Commis sioner Schinderle moved to continue the public hearing for rezoning, Special Use, Site Plan Review, and Preliminary Plat until October 19 with the understanding that Mr. Linden would be in attendance.. 5 PLAN COMMISSION MINUTES October 5, 2004 Page 6 Commissioner Manning seconded the motion. Chairman S obkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0. A 10 -minute recess was called at 9:30pm. The meeting re -convened at 9:40pm. CASE NO.: 1106 -030104.SPR/SU/PP /FP RT. 30 & 143 RD ST. Request: Site Plan Review/Special Use/Preliminary Plat/Final Plat Location: Northwest corner of Rt. 30 and 143 rd Street Applicant: John Argoudelis Started: 8:49pm John Kersh presented the staff report. Mr. Argoudelis remained und er oath. He agreed that there were several technical things to be worked out. Regarding the roof look, they changed the masonry in compliance with the Village. Chairman Sobkoviak swore in Gary Litvin who said that LanTrak is the real estate broker for F amily Video and gave a brief history of the company. He said that they have developed an identity with the green roof color. He noted that the presentation shows the color being a bit brighter than it actually is. Commissioner Manning asked if Family Vi d eo has any stores in this area. Mr. Litvin said that there is one in Joliet and one is being built in Shorewood. Mr. Litvin said that they have no problem changing the downspout color. Commissioner Henry said he had three questions: 1) He used to be invol ved in a Homeowner’s Association, so when a company shares stormwater with an Association, he worries about an agreement. Mr. Argoudelis said that this proposal totals 10 acres, and Dayfield designed a unified plan. A discussion ensued regarding the agre ement, and a stipulation regarding this was added. 2) Commissioner Henry asked if there would be a road connecting to the commercial lot to the North. Mr. Argoudelis showed where this will be on the map. Mr. Schmanski, the engineer, said that the preliminar y plat shows the cross -access easement to Fieldbrook. 3) Commissioner Henry asked where the equipment would be as he was worried about the open roofline to the West. Mr. Argoudelis said that this can be changed to correct any visibility of mechanicals. 6 PLAN COMMISSION MINUTES October 5, 2004 Page 7 Mr. Argoudelis said that the green will be consistent in the multi -tenant building as well. Chairman Sobkoviak opened up the floor for public comment. There was no response. Chairman Sobkoviak asked for any commissioner questions. Commissioner Manning as ked about the recapture fee. Mr. Kersh said that he did not know what this was for as another Staff member handled this. Mr. Garrigan said that the recapture is for the sanitary line to Dayfield. Commissioner Kachel asked if anything had been said reg arding the back of the building. Mr. Kersh said that there is no room since there will be a service drive and then a landscaping buffer and berm. Mr. Argoudelis pointed out that there is a detention pond as well. Commissioner Kachel asked what the hei ght of the berm will be. It will be 5 to 6 feet. Commissioner Kachel asked what the elevations of the homes will be. The petitioner said that they have not studied this, but the petitioner’s engineer said that they believe it to be the same height. How ever, they can add landscaping to the berm. Mr. Kersh said that the material was changed, so not much landscaping will fit. Mr. Argoudelis said that the higher elevation will be more attractive. Chairman Sobkoviak asked about the landscape islands. Mr. Argoudelis questioned the calculation on the landscape islands. A discussion ensued regarding this. Mr. Argoudelis said that they will agree with Staff. Commissioner Manning said that the real “elephant” is the green tin roof. He is not sure it will p ass the Village Board. He asked what the Staff’s recommendation was. Mr. Kersh suggested possible accents or trim in a different color, but he was not sure what. He also noticed that a lot of the roof would be visible. Commissioner Kachel said that the Board may have a problem with this, but he did not. Commissioner Schinderle also said he did not have a problem with it and did not feel that the location in Joliet was an “eye sore”. Commissioner Manning asked how any IDOT plans for Route 30 would affe ct this. Mr. Garrigan said that Eric had looked at this and is comfortable that it will not be affected. A discussion ensued regarding sidewalks. At 9:50pm, Commissioner Manning moved to recommend approval of the Preliminary Plat subject to the followin g six (6) stipulations: 1) Compliance with the requirements outlined by the Village Engineer. 7 PLAN COMMISSION MINUTES October 5, 2004 Page 8 2) Compliance with the requirements outlined by the Plainfield Fire Protection District. 3) Provision of parkway trees or cash in lieu. 4) Provision of directional pavement m arkings. 5) Provision of appropriate handicap signage. 6) Show sidewalks of minimum required width. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Racich, Sobkov iak Nay: None The motion is carried 7:0. At 9:50pm, Commissioner Manning moved to recommend approval of Special Use for Dayfield, subject to the following stipulations: 1) Submit the commercial Statement of Intent and Agreement. 2) Compliance with the terms of the commercial Statement of Intent and Agreement. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0. At 9:51pm, Commissioner Manning moved to recommend approval of the Final Plat for Dayfield Properties, subject to the following stipulations: 1) Substantial consistency with the Preliminary Plat. 2) Payment of the recapture liability. 3) Stormwater management system be identified and submitted. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0. At 9:52pm, Commissioner Manning moved to recommend approval of the Site Plan Review subject to the following stipulations: 8 PLAN COMMISSION MINUTES October 5, 2004 Page 9 1) Compliance with the requirements outlined by the Village Engineer. 2) Compliance with the requirements outlined by the Plainfield Fire Protection District. 3) Wor k with Staff to meet Site Plan Review ordinance regulations. 4) Comply with the applicable regulations of the sign ordinance. 5) Incorporation of parapet wall on the West elevation. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a v ote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0. C hairman Sobkoviak entered into record a letter of objection from the first case , as well as a brochure entered as evidence in the s econd case. Commissioner Kachel asked about the tour. Mr. Garrigan said that he is not sure if it is in the budget. Regarding the design tour, there was no interest by the Village Board. Chairman Sobkoviak said that as part of the WIKADUKE project, the y will be asked to put access to developments in the backs of commercial developments. They do not want local people to have to get on the highway to go to a commercial site. Chairman Sobkoviak said that they referred to the Teng Plan that evening for gu idelines, but on the other side of town, this was disregarded. Commissioner Manning asked how they should remedy this. Chairman Sobkoviak said he did not know , but felt that there should be some consistency. Mr. Garrigan said that this is a separate pla n to be considered from the Comprehensive Plan. A discussion ensued. Commissioner Racich said that they cannot frontload on Route 59. Commissioner Henry said that they are trying to maintain an open, welcome feeling. Chairman Sobkoviak declared the mee ting adjourned at 10:00pm. __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc. 9