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HomeMy Public PortalAbout2003-04-15 PC minutesVillage of Plainfield Planning Commission Record of Minutes Date: April 15, 2003 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:00 p.m. Roll Call Present: Commissioners Kachel, Gehrke, Manning, Schinderle, And erson, Sobkoviak, Park District, School District Absent: Commissioner Henry, Fire District, Library District Minutes The minutes from the March 18 th , 2003 and April 1 st , 2003 meetings were accepted as presented. New Business CASE NO.: 1024 -020603.SPR/AA BAYLES FARM SCHOOL Request: Annexation, Site Plan Review (Public Hearing) Location: South east corner of Indian Boundary Road and Route 126 Mike Garrigan gave the staff report. Chairman Sobkoviak asked Steve Amann if there were any engineering issues. Mr. Amann said we had a number of issues with regard to the infrastructure and design to for this site. We have come to agreement as to how to resolve these issues. Cliff Bender, with the School District, said that we are comfortabl e with the staff report. Chairman Sobkoviak asked the commissioners if there were any questions. Commissioner Manning asked Mr. Bender what his reaction to the questioning of the lighting plan. Mr. Bender said that we will be sensitive to the requests o f staff. Commissioner Kachel asked whether a signal would be possible at Indian Boundary. 1 – A discussion ensued as to the necessity and possibility of installing a stoplight at Indian Boundary and 126 th – Commissioner Gehrke asked whether the mature trees down by Indian Oaks will be left up. Mr. Bender said that the trees on the west would be left intact. Chairman Sobkoviak opened the meeting up to public comment at this time. Jim Pishkin said that he hadn’t seen any plans, and that he is concerned about the placement of one of the buildings in that it might be placed close to some trees at the back of his property. He also wanted to know if a berm would be erected so that school children wouldn’t be running through his back yard. – Mr. Bender ex plained to Mr. Pishkin the details of the plan pertaining to Mr. Pishkin’s concerns – An explanation was given by the developer as to what the primary concerns were among the participants in the discussion. Chief among these concerns was what are we pro posing around the periphery and how will the site traffic work on site. Also explained were the positioning of the buildings near Mr. Pishkin’s property. Chairman Sobkoviak said that if all the school’s cars and buses are separated then that will prevent traffic confusion and stacking problems. Anonymous said that it would be appreciated if a berm was erected to block the view of the proposed road. Mary Ann McLaughlin asked a question about the soccer fields. She said that they are projected to be righ t behind her house. She is concerned that people will park on her street and walk through her yard to gain access to the soccer fields since the parking lots are at the far end of the fields. Also, will there be lights on the soccer fields? Roger Stober sees the possibility for kids to go through his yard to gain access to the parking lots to play in the lots on bikes and such. He needs some sort of screening to discourage passage through his property. He asked if staff could provide a copy of the site plans, to which staff said they would be happy to. Kathy Blossom asked about an area on the plans that she did not understand. – A discussion took place about the nature of the storm water drainage on the site – Chairman Sobkoviak asked staff to reite rate what we have asked the petitioner to agree to. 2 Chairman Sobkoviak reminded the commission that staff has also asked the petitioner to provide a trash enclosure plan. The petitioner said that they are a bit concerned about an enclosure because it pro vides a place for someone to hide. Commissioner Schinderle said he is curious why the schools do not have to follow the same regulations that other large buildings do regarding trash areas. Commissioner Manning asked Mr. Bender why they opted for a bus turnaround instead of extending the drive to the north and east and connecting with the drive already existing on the north. Mr. Bender said that the plan was to keep the buses and the cars separated in an effort to avoid traffic confusion and dangerou s driving situations. Chairman Sobkoviak noted that most schools now keep bus traffic and car traffic for pickup segregated. Commissioner Kachel asked why there is only one exit at this school – won’t this create traffic jams? Tom Adonsic from James Ben is traffic consultants responded. He said that the plan is to emphasize Indian Boundary and proceed to the west. You also have the opportunity to travel east on 126 th . Commissioner Kachel said that he feels very strongly that this site plan needs anot her access point. Chairman Sobkoviak polled the Commission as to whether any other support existed for a second access point, to which the other commissioners responded that they did not. As such, Chairman Sobkoviak said that the issue will be left to the Village Board and will not be included as a stipulation in the Commission’s recommendation. Commissioner Anderson asked a question about communication with the other schools in the area. What are the possibilities for future technologies at the schoo l. Commissioner Schinderle moved to recommend approval of the annexation of the 63 -acre Bayles property into the Village of Plainfield. Commissioner Anderson seconded the motion. Chairman Sobkoviak called for a vote by roll call. 3 Aye: Kachel, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: None The motion is carried 6:0. Chairman Sobkoviak noted that, with regard to the site plan review, the petitioner and the architect have agreed to: • A berm on the east side driveway to separate the driveway f rom the rear lots of the homes • on the northwest side to move the bus turnaround to the east and north and to extend the berm to include lot 7 • provide lighting photometrics Commissioner Manning moved to recommend approval of the site plan for the Bayles El ementary School and Middle School subject to the stipulations found in the staff report. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: Kachel Th e motion is carried 5:1. Mr. Garrigan noted for the record that none of the notices forwarded to the property owners were sent by staff. Chairman Sobkoviak asked if the Commission’s legal obligations were met, to which Mr. Garrigan said they were. CAS E NO.: 1028 -031003.SU MAGNOLIA COFFEE SHOP Request: Special Use Mr. Garrigan informed the commission that staff is requesting a continuance to the next meeting, May 6 th . This is due to the fact that some information was not provided and so a staff repor t was not able to be done. Commissioner Manning moved to continue the case until May 6 th . Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. 4 Aye: Kachel, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: N one The motion is carried 6:0. CASE NO.: 1025 -021003.AA/SU/PP WHITE ASH FARM Request: Annexation, Special Use, Preliminary Plat (Public Hearing) Mike Garrigan gave the staff report. Chairman Sobkoviak asked if any commissioner had a problem with anne xation, special use, and no one raised objections. Commissioner Schinderle said that he felt Normantown Road should remain open and that we should push for this as something very important. Chairman Sobkoviak said that it sounds like Naperville is going to vacate its portion of it. Commissioner Manning asked Mr. Garrigan if Normantown Road and 119 th Street would have problems in the future at this location. – A discussion of Normantown Road ensued – Chairman Sobkoviak thanked staff for bringing the is sue to the attention of the commission and said that the matter should be given much thought. Stipulation 3 in the staff report was removed. There was a concern about the green space on the site. Chairman Sobkoviak offered to amend stipulation 4 in the staff report to read “The introduction of a greenway connection between a proposed open space corridor on parcel one if it can be worked out between staff and the developer”. Commissioner Schinderle moved to recommend approval of the annexation of the Whi te Ash Farm into the Village of Plainfield. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: None The motion is carried 6:0. 5 Commissioner Sch inderle moved to recommend approval of the special use for PUD subject to the stipulations found in the staff report. Commissioner Anderson seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: None The motion is carried 6:0. Commissioner Schinderle moved to recommend approval of the preliminary plat for the White Ash Farm subdivision subject to the stipulations in the staff report as amended by the Plan Commission. Co mmissioner Anderson seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 1027 -021903.SPR BAKERS SQUARE Request: Site Pla n Review Location: Plainfield Market Place, Lot 6 Mike Hill gave the staff report. Commissioner Manning asked Mr. Hill if the pictures of the Bakers Square that he was showing had the same design as the one being proposed by the applicant. Commissione r Manning asked what issues remain to be agreed upon by staff and the applicant. Mr. Hill said that architectural elements represented the focus of staff concerns. Among the concerns was the double canopy featured on the building. Another issue is the shutters on each window – they are not proportional with the windows. Steve Amann spoke to the commission. We have had a chance to talk with the developer’s engineer and the design architect and we seem to have ironed out our problems. 6 Rick Forester ad dressed the commission for Bakers Square. This project was brought to us by Ryan Companies, who also did Kohls and CVS Pharmacy. We looked at a variety of designs and decided upon this design. Our buildings are designed with masonry because it will with stand abuse. It requires little maintenance. When we were first approached by staff to use brick, our initial reaction was “no”. This was due to the substantial increase in cost associated with brick. Eventually, after negotiations, we agreed. But we would like to keep it at this. Chairman Sobkoviak asked if any members of the public wished to speak. None did. Chairman Sobkoviak reviewed what needed to be resolved with the petitioner. He asked Mr. Forester to expand on the reluctance to change th e stone at the bottom of the canopy to brick. Mr. Forester said that it accents where the main door is. Chairman Sobkoviak said that the problem with pigeons roosting on the double canopy can be resolved via means other than removing one of the canopies. Stipulation 3 in the staff report was deleted. Commissioner Kachel moved to recommend approval of the site plan review for Plainfield Market Place, Lot 6, Bakers Square subject to the stipulations in the staff report as amended by the Plan Commission. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Manning, Schinderle, Anderson, Sobkoviak Nay: Gehrke The motion is carried 5:1. Stephanie Sheetz provided information for the Commission rega rding the Wikaduke Trail planning project. The commissioners asked her questions about the topic. ____________________ Respectfully submitted, Warren Lindsay Warren Lindsay Recording Secretary Karick & Associates, Inc. 7