HomeMy Public PortalAbout2004-11-16 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: November 16 , 2004 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7 :35 pm . Roll Call Present: Commissioners Kachel, Gehrke, Manning, Schinderle, Racich , Sobkov iak , Library District, Park District Absent: Henry, School District, Fire District Minutes The minutes from the November 2 , 2004 meeting were accepted as presented Development Report Michael Garrigan read the development report. • The Resubdivision of L ot of Crossroads was approved by a vote of 7 -0. • The Final Plat for Unit 2 of Patriot Square failed as there was no second to the motion. Commissioner Manning asked what the reason was for not approving the Final Plat for Unit 2 of Patriot Square. Mr. Gar rigan said that there was no articulation of why. Commissioner Manning asked what recourse the applicant has. Mr. Garrigan said that they will probably have to come before the Village Board again. Commissioner Schinderle asked what happens in the interi m. Mr. Garrigan said that the petitioner will continue with Unit 1. Commissioner Racich asked if the Board was second guessing the Comprehensive Plan. Mr. Garrigan said that he did not want to speculate or speak for the Village Board, but he knows that there has been some concern about the amount of multi -family homes in the downtown area. A discussion ensued regarding the townhome being considered a multi -family home. Commissioner Manning asked if there were any legal or liability issues. Mr. Garriga n did not know. Old Business 1
CASE NO.: 985 -080902.AA/RZ/SU/SPR GRACE POINT CHURCH (To be continued to 12/7/04) Request: Annexation Agreement/Rezoning/Special User (Public Hearing) Site Plan Review Location: NW Corner of 127 th Street and 248 th Avenue Ap plicant: Richard Selfridge Started: 7:41 pm Step hanie Sheetz said that during the last meeting, a motion was made to continue the case to December 7. Chairman Sobkoviak announced the case would be continued on December 7. CASE NO.: 1140 -091504.AA/PP WHI TE ASH FARM UNIT #3 (To be continued to 12/7/04) Request: Annexation Agreement (Public Hearing) Preliminary Plat Location: Normantown Road Applicant: Alan Fry Started: 7:43pm Ms. Sheetz said that they are still in negotiations with the owner and need to r enotify. Chairman Sobkoviak announced that the White Ash Farm petition has been withdrawn and will be resubmitted at a later date. New Business CASE NO.: 1147 -101804/SPR 512 FOX RIVER Request: Variance for accessory use/structure, reduced setback & in creased height/Site Plan Review Location: 512 Fox River Applicant: Jason Williams Started: 7:45 pm Jonathan Proulx read the staff report. Mr. Williams remained under oath from the Zoning Board of Appeals meeting. Mr. Williams had not had a chance to spea k about the landscaping requirements, but he has no problem with minor landscaping. Commissioner Shinderle asked if they need a stipulation about lighting. Mr. Proulx deferred to the applicant who said that there is a street light directly across the str eet. Chairman Sobkoviak said that this is a well lit street. Mr. Williams added that if it is required, he will comply. 2
Chairman Sobkoviak opened up the floor for public comment . There was no response. Chairman Sobkoviak asked if there were any engine ering concerns. The Village Engineer said no – this falls “under the radar” for detention. At 7:50pm , Commissioner Schinderle moved to recommend approval of the site plan review for the proposed accessory structure at 512 Fox River Street subject to th e following two (2) stipulations : 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by rol l call. Aye: Kachel, Gehrke, Manning, Schinderle , Racich Nay: None Abstain: Sobkoviak The motion is carried 5 :0 :1 . Commissioner Kachel noted that he went to a seminar recently that encouraged pavers in a case like this. CASE NO.: 1141 -091604.PP/FP CRYS TAL LAKE Request: Preliminary Plat/Final Plat Location: South of Renwick Road & East of Rt. 59 Applicant: Craftwood Development, LLC (Larry Brooks) Started: 7 :52 pm Ms. Sheetz presented the staff report. Chairman Sobkoviak asked if there were any engineer ing concerns. The Village Engineer said that the applicant has done a good job addressed the issues. Chairman Sobkoviak said that they did not know what this is going to look like (because Engineering issues may cause it to change). The Village Engineer thought that the applicant was moving in the right direction. Commissioner Kachel asked if detention can be in the North. The Village Engineer said no as the water drains to the south. Chairman Sobkoviak swore in the group of petitioners. Paul Mitchel l, in for John Argoudelis, addressed the commission. He said that this plan was similar to the previous Preliminary Plat. They have a lower density now, so Mr. Mitchell said that it is not a problem to increase detention. 3
Ms. Sheetz said that if the Pla n Commission wants to move forward, they would not move forward until Baxter and Woodman has a second review. Commissioner Gehrke said that she was concerned about the water. Commissioner Manning had a question regarding the different proposals being bro ught forward. The Village Engineer said that there are only two – the petitioner’s proposal was an explanation of the second plat shown. Chairman Sobkoviak said that they will look at the commercial use later. Commissioner Schinderle asked what two lots would be deleted. Ms. Sheetz showed what was approved in 2002 and what was different now. She pointed out that the cul -de -sac shortened. Chairman Sobkoviak went over the outstanding items: - Preliminary plat: Change Analytis Drive/Court to Fairfield Driv e – Mr. Mitchell said that this was no problem and had already been done - Trail location – Mr. Mitchell said he had no problem with the revisions. - Landscaping plan revisions – Mr. Mitchell said he was okay with the revisions. - Clarification on 65 foot Villag e easement along Route 59 – Mr. Mitchell said this was okay. Chairman Sobkoviak said that staff was comfortable with this going forward. He asked the Village Engineer if he was comfortable with this too. The Village Engineer said that this was no proble m, but the water is a major. He went through his specific findings and how they plan to meet these challenges. Commissioner Kachel asked about a permeable parking lot. The Village Engineer said that this is probably one of the best areas to look at that . A discussion ensued regarding this. Chairman Sobkoviak said that Staff will not bring this to the Village Board until these challenges have been met. Commissioner Racich asked when they expect to overcome these challenges. The Village Engineer said t hat they expect this to get back in December or January at the latest. Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Schinderle asked if they are providing access north or south from this subdivision . Ms Sheetz showed where the access was to the north – currently there is nothing to the South. Chairman Sobkoviak asked how they propose continuity. Ms. Sheetz said that they can recommend a stub street to the South, and they went over other networked stree t to Route 59. 4
Commissioner Kachel asked if anything would go North -South all the way down through the area. Ms. Sheetz said that Howard is planned to. Chairman Sobkoviak supported Staff’s contention to move forward with the understanding that it will n ot go forward until the Engineering concerns are met. At 8:17pm , Commissioner Manning moved to recommend approval of the preliminary plat for Crystal Lake Subdivision subject to the following three (3) stipulations : 1) Subject to the requirements of the Vill age Engineer. 2) Subject to Fire Department’s review and approval. 3) Address outstanding items as specified in the staff report prior to Village Board consideration. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll cal l. Aye: Kachel, Gehrke, Manning, Schinderle, Sobkoviak Nay: Racich The motion is carried 5 :1 . At 8:20pm, Commissioner Manning moved to recommend approval of the final plat for Crystal Lake Subdivision subject to the following five (5) stipulations: 1) Subje ct to the requirements of the Village Engineer. 2) Subject to Fire Department’s review and approval. 3) Address outstanding items as specified in the staff report prior to Village Board consideration. 4) Adoption of a Dorman Special Service Area. 5) Payment of recaptu re prior to recording final plat. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Sobkoviak Nay: Racich The motion is carried 5:1. This will go forward after Engi neering work is completed to the status of the Village Engineer. CASE NO.: 1139 -091504.AA/PP STEWART RIDGE Request: Annexation Agreement (Public Hearing) Preliminary Plat Location: South of 199 th St. & West of Heggs Road Applicant: Fry Properties (Al an Fry) Started: 8:21pm 5
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 swo re in the group of petitioners. Patty Bernhard, representing Fry Properties, addressed the commission. She went over the specifics of the property and the project. She was okay with the stipulations presented but said that they do not own the property on Heggs Road. They are working with the owner on improvements. Ms. Bernhard said that she was okay with the stub street but was concerned where this street will meet with the proposed Collins Road extension. Chairman Sobkoviak said that Staff is looki ng for a submittal of a final landscape plan and brick crosswalks. Ms. Bernhard said that this was not a problem. Chairman Sobkoviak said that the petitioner is making a case for a stub street problem. Mr. Garrigan showed where these roads are proposed. He understands the applicant’s argument, but does not believe that the property to the West will be large. Staff continues to support connectivity, but he felt that the applicant raised a good point. Chairman Sobkoviak asked if they can add a stub stre et on the South end. Mr. Garrigan said that he is worried about cutting through the greenway. Commissioner Kachel asked if there was any plan for major or minor arterials in the area. Mr. Garrigan said that this can be seen on the transportation plan. Commissioner Kachel said that he would like to see this in future plans. Commissioner Kachel asked if there would be a sidewalk on Heggs. Mr. Garrigan said that discussions on this are ongoing. Commissioner Kachel said that he would like to see somethin g in writing. Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Kachel asked the Park District how far away the closest park was. Cameron Betton, a representative from the Park District, said that Chatham Sq uare has a parking within a half mile. It is in the Oswegoland Park District. Commissioner Gehrke asked if this was a pre -annexation agreement. It was. Chairman Sobkoviak asked about the moratorium on annexations. Mr. Garrigan said that they have been working with the applicant on this for over a year. 6
Commissioner Kachel asked if the owner of that occupied parcel of land was in attendance. They were not. Commissioner Racich said that the applicant referred to generous open space and asked if she me ant the ponds. Ms. Bernhard said that the open space includes the ponds and paths. Commissioner Schinderle said that when he looks at the extension of Collins Road, if they insist on a stub street, people will cut through the subdivision to get to Heggs. He was not comfortable with that. Mr. Garrigan said that he had struggled with this, and a discussion ensued. Commissioner Racich supported the stub street as it will give Stewart Ridge residents access. There was agreement to this. Commissioner Schi nderle confirmed that once 119 th street is rerouted, Collins/119 th will be the only east -west street in the area between WIKADUKE and Heggs. At 8:51pm , Commissioner Racich moved to recommend approval of the proposed annexation with R -1 zoning. Commission er Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 6 :0. At 8:52pm , Commissioner Racich moved to recommend approval of the prelimin ary plat with the following stipulations : 1) Compliance with the requirements of the Village Engineer. 2) Compliance with the requirements of the Plainfield Fire Protection District. 3) That a ten foot bike trail be placed along the western perimeter of Heggs Road. 4) That a final landscape plan be submitted prior to this matter being considered by the Village Board. 5) That a stub street be added to provide vehicular access to the west of the subject site. Commissioner Kachel seconded the motion. Chairman Sobkoviak cal led for a vote by roll call. Aye: Kachel, Manning, Schinderle, Racich, Sobkoviak Nay: Gehrke The motion is carried 5 :1 . 7
Chairman Sobkoviak said to be in touch with Staff on when this will go forward. Chairman Sobkoviak asked if the commission and staff saw a recent journal article. He asked that Staff pass the article around as it is good reading on planning for school areas. Chairman Sobkoviak declare d the meeting adjourned at 8:54pm . __________________ Respectfully submitted, Laura Griffith -Record ing Secretary Karick & Associates, Inc. 8