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HomeMy Public PortalAbout2003-07-01 PC minutesVillage of Plainfield Plan Commission Record of Minutes Date: July 1 , 200 3 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:0 2 p .m. Roll Call Present: Commissioners Kachel, Henry, Gehrke, Manning, Sobkoviak, Schinderle , R acich Absent: Park District, Fire District , Library District , School District Pledge to the Flag Minutes The minutes for the June 17th meeting were accepted as presented. New Planner Valerie Hastings, the new planner, was introduced. Development Report No report . The Village Board did not meet. Annual Report (June 18, 2002 – June 3, 2003) The Plan Commission has decided seventy -four (74) cases this year and the Village Board has followed through on all of our recommendations . This is very comm endable. Commissioner Manning moved to forward the annual report to the Village Board for approval. Commissioner Schinderle seconded. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0 Procedural Rules for Public Hearings After reviewing the June 25 th memo from Village Attorney Jim Harvey, the following discussion ensued. Commissioner Manning asked for clarification on r ule 10. Michael Garrigan g ave examples by using the Wal -Mart case to explain. This is not a court of law but we still need to have rules for questioning (citizens or opposing parties). These rules should be interpreted broadly and liberally with inherent flexibility. Commissione r Kachel asked for clarification on rule 2. The point is to allow the commission to overrule the chairman if they feel that he is stepping over the line. Commissioner Manning stated that he does not like rules and if we violate our own rules, we are goin g to have problems. Commissioner Racich requested that the village attorney be present to answer questions instead of putting the burden of interpretation on Mr. Garrigan. Mr. Harvey will be asked to be prepared to discuss rules 2, 10 & 11 at the next me eting (July 15 th ). Old Business CASE NO: 1039 -042503.AA/Z/SU MC MICKEN ASSEMBLAGE Request: Annexation, Zoning and Special Use (Public Hearing) Concept Plan Location: North & South of 135 St. East of County Line Applicant: Macom Corporation Comme nced: 7:12 Chairman Sobkoviak stressed that this is not for preliminary plat. Michael Garrigan gave an extensive staff report. There was a brief discussion of density issues and the adjustments that were made to accommodate staff’s requests . Some addit ional suggestions were: • Omit the townhomes • Make all single family lots 12,000 square feet Chairman Sobkoviak stated that it appears there are many bargaining chips here but he was unsure how much authority the Commission has in some of these areas. 2 Steve n Rhodes, attorney for the petitioner, and Paul Lehman , President of Macom Corporation, were sworn in by Chairman Sobkoviak. The petitioner discussed the following: • Difficulties of merging urban planning with rural aspects. • Heggs Road ma y be extended • Loc ation and type of townhomes • Elementary s chool to service the development • Perimeter landscape and entrance features • Church Site • Footpath/trail connecting the parks Commissioner Schinderle asked when 135 th and 143 rd Streets would be reopened. 135 th Street will be reopened within the next couple of weeks and 143rd Street will r eopen later this summer. Commissioner Racich wondered about the anticipated completion date of the project and the Heggs Road extension. The petitioner would like to complete the pro ject within 5 -7 years . At this point in time Macom does not own the parcel where the Heggs Road extension is planned. Chairman Sobkoviak asked the following questions of the Commission: • Is this parcel a logical extension of the Village? YES • Is rezoning a ppropriate? YES • Is PUD appropriate in this case? YES Commissioner Kachel was curious about how this fits into the transportation plan. Mr. Garrigan stated that it is very consistent with the transportation plan. Commissioner Henry added that the p lan in general is good, the density is ok, the lot size mix is good, but the general layout has been a concern of some of the neighbors. He would like to see the townhomes closer to 143 rd Street. The lot sizes range f ro m 10,500 – 12,500 square feet with the average of 11,500 square feet. Commissioner Schinderle asked Commissioner Henry where he would like to see the townhomes built. Commissioner Henry stated that he would like to see them eliminated or moved to pod 11. Bayfield (single -family residenc es ) are to the immediate east of pod 11. 3 Chairman Sobkoviak asked how close the townhomes would be to the property line in pod 8 . He also wondered what type of units are planned Depending upon configuration the townhomes would be 20 – 50 feet from the p roperty line. There would be four units per building each with a two -car garage . The anticipated sale price is $175 – 200,000. The single -family homes would start at $300,000. Commissioner Racich stated that it is hard to make decision with vague inform ation. The petitioner reminded everyone that they do not build but they do set the standards for the builders. Commissioner Kachel suggested pod 10 for the townhomes. The petitioner stated that it would make it difficult for the Heggs Road extension and would interrupt the continuity of the green space. Based on the density figures there would be ninety (90) townhomes in pod 8. The commission did not want to approve the concept plan without more information . They would also like to know if a townhome project of this size has been approved in the past. Chairman Sobkoviak called for questions on other pods. Commissioner Henry noticed that there were no parks in pod 1 or pod 2 and wondered if there is someplace near by for the kids to play without havin g to cross 135 th Street. There are “safe” parks available. Commissioner Henry asked if each pod will have their own homeowners association. The design of the homeowners association(s) is unknown at this time. Commissioner Racich asked about a Heggs/Ste iner connection with Drowden. The petitioner assured him that they are willing to look at all options. Chairman Sobkoviak called for questions from the audience. Diane Rucanelleus agreed with the road connection for parks and wetlands , but the traffic i s bad on these roads now . How much more traffic will be added to the already overburdened streets? 4 Mr. Steiner stated that there are already kids crossing 135 th Street to go to school . Townhomes will be dangerous in pod 8 . He also believes that there i s not enough green space in this plan. Chairman Sobkoviak inquired about park acreage . Under the current plan, 21.5 acres of parks are planned . Nancy Streiva is against the placement of the townhomes so close to her home . She was also concerned with wa ter issues. Mr. Steiner stated that there is already a stop light at 143 rd Street and therefore it makes more sense to put the townhomes there. Chairman Sobkoviak aske d if there were any other issues to be discussed . He wanted more information on the de nsity of the townhomes and the vehicle connections. Commissioner Henry stated that if the townhomes were relocated he would vote for approval now. Commissioner Schinderle stated that he would like to se e the studies that staff has requested. Commissione r Racich added that this is a huge development; we should not push it. Chairman Sobkoviak asked the Commission to answer the following from the staff report: 1) Is the requested rezoning appropriate? YES 2) Is the proposed density of this development co nsistent with the Comprehensive Plan? YES 3) Is the proposed land plan consistent with the Village PUD Design Guidelines? YES 4) Does the proposed PUD conform to the required standards for PUD’s within the Village? YES 5) Does this PUD provide fo r an innovative, creative, and unique design? YES The Commission would also like to see the following items addressed: • Relocation of townhomes • Make necessary arrangements to provide for the Heggs Road connection. • Incorporate a minimum lot size of 10,500 square feet throughout the development. • Proceed with the necessary fiscal impact study and traffic study. Commissioner Gehrke asked where the gas lines would be located. 5 The gas lines will be located within in the green space. Commissioner Racich moved to recommend approval of the requested annexation as a logical extension of the Village’s municipal boundaries. Commissioner Schinderle seconded. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle , R acich, Sobkoviak Nay: None The motion is carried 7 :0 Commissioner Schinderle moved to recommend approval of the rezoning from R -1 to B -1 for the proposed commercial property within this development. Commissioner Manning seconded. Chairman Sobkoviak cal led for a vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0 The following points were made before motioning on the third item: • This case will not proceed to the Village Board until all outstanding issues are ironed out • Relocate townhomes out of pod 8 • Fiscal impact study, traffic study, and other requested information should be available before this case comes before the Commission again. Commissioner Manning moved to continue approv al of the Special Use for PUD to the August 5, 2003 meeting. Commissioner Schinderle seconded. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0 Th e meeting was in recess 8:45 – 8:54 Chairman Sobkoviak called the meeting of the Zoning Board of Appeals to order at 8:55 p.m. It ran concurrently with the Plan Commission meeting. 6 Roll Call Present: Commissioners Kachel, Henry, Gehrke, Manning, So bkoviak, Schinderle, Racich Absent: Park District, Fire District, Library District, School District New Business CASE NO: 1053 -060503.RZ/V RELOCATION OF FLANDERS HOUSE Request: Rezoning/Variance (Public Hearing) Location: 509 W. Main Street Applica nt: Krause Construction Commenced: 8:56 Michael Hill gave a very detailed staff report . The petitioners Randal Miller and Michael Martin were sworn in by Chairman Sobkoviak. The petitioners agree with staff and believe that all of their concerns have b een addressed. Commissioner Henry asked if the building could be rotated to better accommodate the set back requirements. Because of a large porch on the back of the house, rotating it is not an option. Chairman Sobkoviak asked the commissioners if they had a chance to read the letter from Michael Rachlis, attorney for Ralph and Shirley Rouse. He further asked them to consider it ’s contents when making their decision on this case. Commission Manning asked if the current residence on the property would also be rezoned to BTD. All buildings on one lot must have the same zoning. Commissioner Henry asked if the neighbors have been notified. The appropriate mailing was done. There are other BTD properties on the street. Commissioner Racich asked what th e petitioner plans to do with the house if this parcel is not rezoned. The petitioner stated that they do not have any other plans for the building . It needs work but they do not want to put much more money into it on the current site. 7 Commissioner Rac ich also asked if the petitioner is assuming al costs for the relocation. The petitioner is assuming all costs for the project. Michael Lambert, architect, expressed the following concerns of the Rouse family: • View of The Plainfield House • Does this warra nt BTD use? • Rouses have spent extensive amounts of money on renovation of their home • BTD would force commercial use instead of residential in the future. • Traffic issues would be the same on this site as on the existing site • Flander s House is too tall, ther efore reducing the enjoyment of The Plainfield House Mr. Lambert then began reading the above mentioned letter from Michael Rachlis. Chairman Sobkoviak stopped him and asked if he had anything else to add . It was not necessary to read the letter since the commissioners all ha d a copy of it . Commissioner Kachel asked if the parking lot could be relocated. Based on the other structures and pavement on the property the parking lot cannot be relocated. Chairman Sobkoviak reiterated that they only major o bjection is from the neighbor to the east. Commissioner Schinderle asked how storm water will be dealt with. The Village Engineer and Fire Department have already signed off on the storm water plan. Commissioner Racich asked the Rouses what their major objection is to this project and what could be done to make them happy. The Rouses believe the house s would be too close together and they are concerned about adequate buffering. The petitioner claims they have tried to work this out with the Rouses over the last few weeks but they have been unable to schedule a meeting with them. Mr. Miller added that he really wants to move on this project . It has been going on for over a year. Mr. Rouse claims he was never approached about a meeting. 8 The petitioner offered to meet with the Rouses and iron this out before the Village Board meeting in three (3) weeks. Chairman Sobkoviak suggested letting staff work out the buffering issues with the two parties so that this can move along in the process. Commissioner Racich expressed his concern that a preceden t might be set if this is moved forward too quickly. The petitioner asked if they could come back before the Plan Commission in two weeks and still go before the Village Board in three weeks. Mr.Garrigan state d that the mayor requires all items for the Village board agenda be ready to go by noon on the Tuesday preceding the meeting . He will ask for special consideration in this case. Commissioner Racich commended both parties for all the work they are doing. We are looking for a positive compromise. There was a long discussion as to what screening is and is not as defined by BTD. Commissioner Kachel moved to continue case number 1053 -060503.RZ/V to the July 15, 2003 meeting Commissioner Henry seconded. Ch airman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Racich, Sobkoviak Nay: Gehrke, Manning, Schinderle The motion is carried 4:3 Chairman Sobkoviak declared the meeting adjourned at 10:10 pm . ______________ Respectfully submitted, Barbara E. Hegreberg Barbara E. Hegreberg Recording Secretary Karick & Associates 9