HomeMy Public PortalAbout2003-06-03 PC minutesVillage of Plainfield Planning Commission Record of Minutes Date: June 3, 2003 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:00pm. Roll Call Present: Commissioners Kachel, Henry, Gehrke, Schinderle, Manning, Sobkoviak Absent: Commissioner Racich, School District, Library District, Park District, Fire District Chairman Sobkoviak acknowledged Alan Anderson, and presented him with a plaque along with the Commission’s sincere thanks for his n ine years of service. Chairman Sobkoviak brought up the issue of the establishment of rules for public proceedings. Michael Garrigan spoke on public hearings: based on the Village Attorney’s concerns, we believe we should adopt new rules as outlined by t he Claren Case per the Illinois Supreme Court. Chairman Sobkoviak noted that there really isn’t anything new, but just some areas that need to be reinforced or emphasized. We follow these anyway for the most part. Commissioner Manning said he had a numb er of questions. First of all, the purpose of these changes is to avoid court action right? The rules text reads “all hearings of the public body”. Would the published rules state “plan commission” in place of “public body”? Mr. Garrigan said that th ey would. Commissioner Manning went on to ask if the Chair must rule on every submission of evidence whether it is material or immaterial. Mr. Garrigan said, no, the Chair does not. Chairman Sobkoviak said if one person goes off focus, I can get him bac k on topic or have him yield the floor.
Commissioner Manning asked a question regarding the difference between a witness and a questioner. Can you please give an example of a violation of that rule? A couple weeks ago we approved a school project. The architect spoke, and then a member of the public said, “I’m concerned about kids walking across my property”. Then he said, “what are you going to do about that”? He testified and asked a question. Was that a violation? Commissioner Manning then asked Chairman Sobkoviak if he could give an example of a time when he would challenge the line of questioning. Chairman Sobkoviak said that the Wal -Mart case may have had some examples, but I can’t think of any off -hand. Commissioner Schinderle asked Mr. Garr igan to please have the Village Attorney look at this and give us an example of this situation. Commissioner Manning asked if the petitioner or presenter of a case have to be sworn in. Mr. Garrigan said, yes, they would have to be sworn in. Commissioner Manning asked, if we disagree with staff’s findings of fact, would we have to present a separate findings of fact? He answered in the affirmative. Chairman Sobkoviak asked wouldn’t the minutes support that? Mr. Garrigan said that most of the time the m inutes would. But in the cases where you disagree, you would have to submit a new findings -of -fact. Commissioner Schinderle pointed out that the written minutes would then have to be more detailed. Mr. Garrigan said, yes, but not at the level of a court reporter. This is not what we’re looking for. Commissioner Kachel said we’re basically drafting this based on Plainfield’s needs. Are there other communities that are taking similar actions? Mr. Garrigan said that there are. Chairman Sobkoviak said the idea was to codify the rules that we have been following. After codification, if we don’t follow them, we can be challenged in court. Mr. Garrigan suggested bringing this issue back at the next meeting. Commissioner Schinderle moved to continue the discussion to the next meeting. Commissioner Kachel seconded the motion.
Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Schinderle, Manning, Sobkoviak Nay: None The motion is carried 6:0. New Business CASE NO.: 1046 -051903.SPR DIAGEO GLOBAL SUPPLY Request: Site Plan Review Location: 901 W. 143 rd Street Applicant: The Dennis Group Commenced: 7:30pm Stephanie Houk Sheetz gave the staff report. Chairman Sobkoviak swore Jeff Lewendeski, representative for Diageo. Mr. Lewendeski addressed the commission: The 2000 expansion was a brick and metal façade. Chairman Sobkoviak opened the meeting up to public comment at this time. No comment was volunteered. Commissioner Kachel said that, in the future, it would be nice if pictures of the site could be provided so the Commission can look at them. Chairman Sobkoviak asked if there were any engineering concerns. Steve Larson said that there were no issues. Commissioner Kachel moved to recommend approval of the site plan for Diageo Global Supply subject to the following four (4) stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District 3. The building addition shall be of the same materi als and color as the existing areas they will match 4. Landscaping is to be completed according to the plan submitted on May 19, 2003 Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call.
Aye: Kachel, Henry, Gehrke, Sch inderle, Manning, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 1043 -050703.FP CROSSROADS BUSINESS CENTER LOT 1 Request: Final Plat Location: west of Van Dyke Road, north of proposed Presidential Ave. and south of proposed Coil Plus Appli cant: 160 Plainfield, LLC (Ron March) Commenced: 7:40pm Stephanie Houk Sheetz gave the staff report. Chairman Sobkoviak asked Steve Larson if there were any engineering concerns. Mr. Larson said there were not. Chairman Sobkoviak swore in Ron Marsh as petitioner. Mr. Marsh said that he had nothing to add to the staff report. Commissioner Henry asked if the proposed road has resolved the concerns of the Fire Department. Ms. Sheetz said that they have reviewed it with the Fire Department and they seem to be ok with it. Chairman Sobkoviak said that in the past we got a report from the Fire Department saying they approve of a particular project. Could staff please ask the Fire Department to do something to this effect in the future? Commissioner Kachel brought up an issue with the names of Presidential Avenue and Old Van Dyke Road. Ms. Sheetz said that Old Van Dyke will be renamed Presidential Avenue. Chairman Sobkoviak opened the meeting up to public comment at this time. No comment was offered. Co mmissioner Henry moved to recommend approval of Crossroads Businesss Center Lot 1 Resubdivision subject to the following three (3) stipulations: 1. Subject to the requirements of the Village Engineer 2. Subject to Fire Department’s review and approval
3. A Dormant Special Service Area must be adopted for any detention south of Presidential Avenue that is being provided for Lots 13 and 14, prior to those lots being developed. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll cal l. Aye: Kachel, Henry, Gehrke, Schinderle, Manning, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 1042 -050203.FP PLAINFIELD MARKET PLACE Request: Final Plat Location: Northwest corner of Route 59 and 119 th Street Applicant: Ryan Companies C ommenced: 7:50pm Mike Hill gave the staff report. Chairman Sobkoviak asked Steve Larson if there were any engineering concerns. Mr. Larson said there were not. Chairman Sobkoviak swore in William Baum, Civil Engineer for Ryan Companies, who said that h e had nothing to add to the staff report. Chairman Sobkoviak asked Mr. Baum if he had any problems with any of staff’s requests. Mr. Baum said they were in full agreement with staff’s request. Chairman Sobkoviak opened the meeting up to public comment a t this time. No members of the audience offered comment. Commissioner Manning moved to recommend approval of the Final Plat of Subdivision of Lot 6 of the Plainfield Retail Center Subdivision, subject to the following four (4) stipulations: 1. Compliance w ith the requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District 3. Submission of a revised Final Plat showing the addition of building setback lines prior to consideration by the Village Board
4. Submissio n of a revised Final Plat labeled “Final Plat of Subdivision of Lot 6 of the Plainfield Retail Center Subdivision”, with the proposed lots renamed as indicated in this report prior to consideration by the Village Board. Commissioner Henry seconded the mot ion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Schinderle, Manning, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 1041 -050503.SPR PLAINFIELD MARKET PLACE LOT 3 Request: Site Plan Review Location: Northw est corner of Route 59 and 119 th Street Applicant: Ryan Companies Commenced: 7:55pm Mike Hill gave the staff report. Chairman Sobkoviak asked Steve Larson if there are any engineering concerns. Mr. Larson said that they reviewed the engineering submitta l, and those issues that exist can be worked out. Commissioner Manning asked Mr. Hill where he would have the applicant put the sidewalk mentioned in the staff report. He also asked if a sidewalk was shown along the rear of the building, and was told tha t it was in fact just a painted area. Commissioner Kachel suggested that stamped asphalt would be more permanent. Chairman Sobkoviak opened the meeting up to public comment at this time. No comment was offered. Commissioner Henry moved to recommend app roval of the proposed site plan, subject to the following five (5) stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District 3. Submission of a revised site plan showing the addition of a sidewalk connection between the existing sidewalk along Olympic Drive and the proposed sidewalk along the front of the retail building for Staff review and approval prior to consideration by the Village Board
4. Submission of a revised land scape plan reflecting the additional landscaping required by Village code for Staff review and approval prior to consideration by the Village Board 5. Submission of a photometric and lighting plan for Staff review and approval prior to consideration by the Vi llage Board Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Schinderle, Manning, Sobkoviak Nay: Gehrke The motion is carried 5:1. CASE NO.: 1044 -051303.RZ 1109 N. EASTERN AVENUE Req uest: Rezoning (Public Hearing) Location: 1109 N. Eastern Avenue Applicant: Dr. Theresa Rogers Commenced: 8:07pm Michael Garrigan gave the staff report. This public hearing is being held in accordance with state statute and also Village Ordinance with re spect to publication, posting, and certification letters to adjoining property owners. Chairman Sobkoviak asked Steve Larson if there were any engineering issues. Mr. Larson said that they did not review this case. Chairman Sobkoviak swore in the peti tioner. Dr. Theresa Rogers addressed the Commission: staff has done a very good job. We want the public to be happy with this. Other than that, we have nothing to add. Commissioner Henry asked whether we should consider having the applicant put in a si dewalk along the front of the property. Mr. Garrigan said staff is working with the Village Engineer on a traffic count to analyze the effect this will have on the surroundings. Commissioner Kachel said they have a sidewalk over at the nursing home. Com missioner Henry added that if you look at the area photo, the nursing home has sidewalks all around it.
Chairman Sobkoviak said that is the result of a very large addition. Commissioner Kachel brought up the issue of sidewalks by the school – I’ve been t alking about this for the past two years. This area should be tied in. Commissioner Manning asked why staff is conducting a traffic count. Mr. Garrigan said that there were some concerns about an increase in traffic volume in the area. Commissioner Man ning asked Mr. Garrigan if the results of this study would change his recommendation. Mr. Garrigan said, no, but depending on the results, it might be necessary to shift the driveway. Dr. Rogers spoke to the Commission: I am currently employed byt the ho spital and have many patients. I want to move here so that my volume of patients is reduced, thereby allowing me to spend more time with each patient. Commissioner Schinderle noted that no one will be backing out of the driveway. Commissioner Henry said the issue is people coming off of Route 126 and having to immediately turn left. Traffic could conceivably back up onto Route 126. Chairman Sobkoviak asked Commissioner Henry what he would recommend. Commissioner Henry said he is not opposed to tabling the case. Chairman Sobkoviak asked when the traffic count will be done. Mr. Garrigan said it would be a matter of weeks. Chairman Sobkoviak opened the meeting up to public comment at this time. Steve Otto , a south property owner made several comments: This is a fully residential area – not one of mixed uses. This would effectively create an island of business use in the middle of residentially zoned properties. Unlike Route 59 and Route 126, where major arterial roads, here you have smaller roads that are ill -equipped to handle an increase in traffic volume. The properties in this area continue to be bought and sold as residential. Rezoning will forever change this area because it will be the first BTD site. Additionally, major traffic problems will be caused from this rezoning.
Chairman Sobkoviak said the BTD zoning does not necessarily mean an area that serves as a transition to a business district. The original purpose of BTD was to preserve the structures so they look like houses. We maybe do one or two of these a year. There is no such “domino effect”. Al Deandrea , who lives on the corner of Kearns Drive and Route 126, said I was never made aware of any plans to change this to BTD. I disagree that there is not a “domino effect”. Has the Commis sion ever done a study to see the effect BTD zoning has on residential property values. Chairman Sobkoviak said when someone comes to us with this it is obvious that their property has little or no value as zoned residential. We have had properties along Route 59 that sat unsold at any price for two to three years. Mr. Deandrea asked how can you determine the cutoff property value at which point you say it is of little or no value and start allowing commercial uses? Ron Tangerro said he just got the not ice today. This Commission must not communicate with the Village Board because a [traffic] study was already done last year. He asked if there would be only one doctor working there. Finally, if you want this project, spend the money to make Eastern Ave nue a suitable street for it. Marlene Sufranski asked, if this property is rezoned, what would happen if the doctor moved? Would the subsequent owner have to be business? Mr. Garrigan read the possible uses under BTD. Michael Krebbs spoke on behalf of his mother: my mother lives across the street from this property, and would have to look at a parking lot out of her picture window everyday. Commissioner Kachel asked Mr. Garrigan about BTD zoning and some Village Board statements about it. The time for public comment closed at this time. Commissioner Kachel said that it sounds like the residents in the area aren’t ready for BTD yet. Commissioner Schinderle asked if any of the residents have seen the screening that is planned. Mr. Garrigan said he did not know if they had. Chairman Sobkoviak pointed out that in these requests, screening is always a heated issue.
Commissioner Manning said if the standard we are going to use is that a house has lost value and would gain from being rezoned to allow busi ness usage, I don’t see that being the case here. Commissioner Kachel said the we also have to be careful because the area still has market value as residential. Chairman Sobkoviak said noted that originally the BTD designation was strongly opposed. Fiv e years later people were begging for it. Commissioner Henry moved to recommend denial of the rezoning of 1109 N. Eastern Avenue from R -1 zoning to Business Transition District. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vo te by roll call. Aye: Kachel, Henry, Schinderle, Manning, Sobkoviak Nay: Gehrke This motion is carried 5:1. CASE NO.: 1039 -042503.AA/Z/SU McMICKEN ASSEMBLAGE Request: Annexation Agreement, Zoning and Special Use (Public Hearing) Location: North and So uth of 135 th Street and East of County Line Road Applicant: Macom Corporation Commenced: 9:06pm Michael Garrigan gave the staff report. At 9:15pm, Chairman Sobkoviak called for a 15 minute break. Chairman Sobkoviak swore in the representatives for Macom Corp. John Phillipchuck addressed the commission: we are very excited about this proposal. Regarding the sanitary trunk issue, we are looking for direction from the Planning Commission as well as the Village Board as to the applicability of the concept plan. Once that is decided, we will insert a trunk line configuration. We have some strong traffic options. These have been included in the plan for your convenience. I think we have done a nice job in terms of mixing land uses. We have met with schoo l officials and park district officials and have determined the need for a school. Mike Shoppy, of Shoppy Design Associates, spoke to the commission next. There are two significant physical features about this site:
o The Normantown Drain o General drainage pattern We know there are traffic impacts. We are trying to be creative in our configuration. We will have a continuous thoroughfare to handle the north -south traffic on Heggs. This will be temporary until the Heggs extension materializes. Drainage: w e have addressed these impacts and have made allowances for them. Regarding school sites, our firm did a study and has determined a need for four elementary school sites. Mr. Phillipchuck concluded his presentation. We are requesting annexation and B -1 z oning. The attached single -family components provide an alternate lifestyle for people. When the site plan is completed we can show you the elevations. We feel the density we are proposing is appropriate for this site. Finally, we believe that the mixe d uses will benefit the Village. Chairman Sobkoviak said that eventually we will want to draw some parallels with Grande Park because that is the only other development of this scale. Chairman Sobkoviak opened the meeting up to public comment at this tim e. Mike Yates said that the area where he lives is all custom homes. We don’t want to have to see townhomes near us. Nature’s Crossing cannot hear the tornado sirens. Please install one near us. Nancy Streeba voiced her opposition to townhomes as well as her opinion that the elementary schools are unnecessary. Frank Summer said that Heggs Road should be extended. The townhomes should be moved to another area of the site – away from the high value custom homes of Nature’s Crossing. The retail compone nt is a good thing. How assured can we be that what is being proposed as a church will in fact end up being a church? Frank Coleman said this is the first time I’ve heard about this project aside from a letter I received. Four homes are mapped on my pro perty and I haven’t even been consulted. Chairman Sobkoviak said that we require a developer of the larger piece to incorporate all possible properties for future expansion. You don’t have to sell, but good planning requires us to allow for the possibili ty that your property could become part of the site. Jeff Austin expressed his concerns over traffic increases. Also, the townhomes don’t flow with the rest of the site. Chairman Sobkoviak polled the Commission to see if there was support on several use s:
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