HomeMy Public PortalAbout2003-09-16 PC minutesVillage of Plainfield PlanCommission Record of Minutes Date: September 16, 2003 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:00pm. Roll Call Present: Commissioners Kachel, Henry, Gehrke, Manning, Racich, Sob koviak, School District, Park District Absent: Commissioner Schinderle, Fire District, Library District Minutes The minutes of the August 19 th , 2003 meeting were accepted as presented. The minutes from the September 2 nd , 2003 meeting were amended as follows: page 1, last line should read, “Chairman Sobkoviak said part of the focus has been on the Mays Lake development”. (Emphasis added to denote correction). The minutes were then accepted as amended. Training Programs Chairman Sobkoviak said to please contact Stephanie Sheetz about the training programs being offered. Commissioner Manning asked what the audio program was. Posting a questionnaire to the Village Board Commissioner Manning quoted from a memo that raised the issue of business d eterrence from a lack of clear -cut development procedures. Commissioner Henry said the memo did not indicate whether the problem resides with the Plan Commission, Village Board, or the Trustees. The EDC needs to be more specific. Commissioner Racich sai d that a critical issue is if the Plan Commission passes a case and then the Village Board denies it. Developers cannot learn Plainfield’s intentions if there is contradiction. How can we resolve this? Could the Commission and the Village Board meet to discuss what they are looking for?
Ms. Sheetz said that a meeting could be arranged. Ms. Sheetz gave an update on Wikaduke Trail. She also told how the Commission can keep abreast of new developments, and gave some perspective in terms of what other com munities are doing. Old Business CASE NO.: 1039 -042502.RZ/AA/SU MCMICKEN ASSEMBLAGE Request: Rezoning/Annexation/Special Use Location: N & S of 135 th Street & E of County Line Road Applicant: Macom Corporation Commenced: 7:25pm Michael Garrigan stated that this is a public hearing and is being held in accordance with all applicable rules and regulations; he then gave the staff report. Chairman Sobkoviak swore in John Phillipchuck, Paul Layman, and Mike Shoppy as witnesses. Mr. Phillipchuck pointed ou t that some changes had been made to the plans. Density has gone down with each submittal. Commissioner Racich asked if the new handout supercedes the old one. Mr. Shoppy said it does, and explained some other aspects of the changes. Commissioner Kache l said that a lot of changes have been made over the last few months – good job. Chairman Sobkoviak asked Steve Amann if there were any engineering concerns. Mr. Amann said there were not. Chairman Sobkoviak opened the meeting up to public comment at th is time. Matt Cannon said that the changes to the plan are much better. He asked what kind of traffic impact this will have on 135 th Street. Mr. Garrigan said that staff has requested a traffic study. Commissioner Racich asked what the future plans for Heggs Road were.
Chairman Sobkoviak reviewed the questions before the Commission. He asked Mr. Garrigan why he wanted to continue the case. Mr. Garrigan said he wanted to review the new changes. Commissioner Manning moved to continue the case to the n ext scheduled meeting. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Racich, Sobkoviak Nay: None The vote is carried 6:0. New Business CASE NO.: 1064 -073103.AA/SPR PLA INFIELD NORTH HIGHT SCHOOL Request: Annexation/Site Plan Review (Third Facility) PCCSD 202 Location: Ft. Beggs Road Applicant: Dr. John Harper (PCCSD 202) Commenced: 7:52pm Michael Garrigan announced that the case would be continued. Commissioner Kachel moved to continue the case to the October 7, 2003 meeting. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 6:0. CASE NO .: 1066 -080103.RZ/SPR 1188 PLAINFIELD/NAPERVILLE RD. Request: Rezoning/Site Plan Review (Public Hearing) Location: 1188 Plainfield/Naperville Road Applicant: Theodore Bensen Commenced: 7:54pm
Michael Garrigan announced that this public hearing is being held in accordance with all applicable rules and regulations; he then gave the staff report. Chairman Sobkoviak asked Steve Amann if there were any engineering issues. Mr. Amann said there were some minor issues with the utility services, but nothing maj or. Chairman Sobkoviak swore in Carl Buck and David McCarran as witnesses. Mr. Buck spoke to the Commission, saying that the building will be approximately 50% smaller than the one there now. Commissioner Kachel asked if the park district was involved i n the land to the rear of the property. Mr. Buck said two -thirds (2/3) of the land will be donated to the park district. Jerry Culp, from the park district, verified this. Chairman Sobkoviak opened the meeting up to public comment at this time. No comm ent was offered. Mr. Buck made several comments: with respect to the site plan, there is room for 6 more parking spaces. The sidewalk can be enlarged. The landscape plan was designed by an adjacent land owner. As for the trash enclosure, we want to use the existing trash enclosure. Mr. Garrigan said using the existing trash enclosure would not be a problem. Commissioner Henry noted a necessity for sidewalk improvements. He also asked what will happen to a mature tree on the property. Mr. McCarran sa id the tree will stay. Commissioner Racich invited the petitioner not to employ florescent signs. Commissioner Kachel praised the applicant for working with the adjacent land owner. Commissioner Manning asked Mr. Garrigan if, in light of the fact the la ndscaped plan was designed by an adjacent land owner, he really wanted to compel the applicant to change it. Mr. Garrigan said that the plan needs to comply with Village ordinance. It shouldn’t be difficult to bring it into compliance.
Commissioner Kach el moved to recommend approval of the requested rezoning from R -1 to B -1 for the Riverview Annex. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 6:0. Commissioner Henry moved to recommend approval of the proposed Site Plan Review for the Riverview Annex subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compliance with the requir ements of the Plainfield Fire Protection District 3. Submittal of a Plat of Consolidation 4. Providing for a connection between the proposed building and the existing sidewalk on Plainfield -Naperville Road Commissioner Kachel seconded the motion. Chairman Sobk oviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 1063 -072403.AA WISEMAN HUGHES Request: Annexation Agreement Location: Indian Boudary & Walker, Wheeler & Ridge Road Applicant: Wiseman Hughes Commenced: 8:20pm Michael Garrigan stated that this is a public hearing being held in accordance with all applicable rules and regulations; he then gave the staff report. Chairman Sobkoviak swore in John Phillipchuck, Mike Shoppy, and Larry Vopel as witnesses. Mr. Phillipchuck told the Commission that this is a key piece of land to bring into the Village. We are requesting R -1 with a Special Use for a PUD.
A t e c h n i c a l c l a r i f i c a t i o n w a s m a d e , d u r i n g w h i c h t h e a p p l i c a n t s r e q u e s t w a s r e - s t a t e d . T h e a p p l i c a n t i s s e e k i n g R - 1 z o n i n g . M r . G a r r i g a n s a i d n o s p e c i a l u s e a p p l i c a t i o n w a s s u b m i t t e d . C o m m i s s i o n e r H e n r y s a i d t h e r e s e e m s t o b e a d i s c r e p a n c y b e t w e e n t h e d e n s i t i e s i n t h e c o m p r e h e n s i v e p l a n a n d t h e a n n e x a t i o n a g r e e m e n t . L a r r y V o p e l e x p l a i n e d t h e d i s c r e p a n c y : i n o r d e r t o s t a y c o n s i s t e n t , w e w i l l o n l y a s k f o r t h e h i g h e s t n u m b e r o f u n i t s t h a t t h e c o m p r e h e n s i v e p l a n w i l l a l l o w . C o m m i s s i o n e r R a c i c h a s k e d w h y t h e a p p l i c a n t w o u l d n t s h o o t f o r a h i g h e r s t a n d a r d t h a n J o l i e t . C h a i r m a n S o b k o v i a k s a i d t h a t t h e y a r e d o i n g i t f o r t h e h i g h e r d e n s i t y , n o t t o m i m i c J o l i e t s a r c h i t e c t u r e o r b u i l d i n g s t a n d a r d s . C h a i r m a n S o b k o v i a k o p e n e d t h e m e e t i n g u p t o p u b l i c c o m m e n t a t t h i s t i m e . N o n e w a s f o r w a r d e d . C o m m i s s i o n e r K a c h e l m o v e d t o a n n e x a t i o n o f t h e s u b j e c t p r o p e r t y t o t h e V i l l a g e o f P l a i n f i e l d w i t h R - 1 z o n i n g . C o m m i s s i o n e r G e h r k e s e c o n d e d t h e m o t i o n . C h a i r m a n S o b k o v i a k c a l l e d f o r a v o t e b y r o l l c a l l . A y e : K a c h e l , H e n r y , G e h r k e , M a n n i n g , R a c i c h , S o b k o v i a k N a y : N o n e T h e m o t i o n i s c a r r i e d 6 : 0 . C A S E N O . : 1 0 6 6 - 0 9 1 0 3 . R Z / S P R R I V E R V I E W A N N E X R e q u e s t : R e z o n i n g ( P u b l i c H e a r i n g ) L o c a t i o n : 3 1 3 P l a i n f i e l d R o a d , W e s t S i d e o f P l a i n f i e l d / N a p e r v i l l e R o a d , N o r t h o f E J & E R a i l L i n e A p p l i c a n t : T e d B e n s o n C o m m e n c e d : 8 : 4 5 p m M i c h a e l G a r r i g a n a n n o u n c e d t h a t t h i s w a s a p u b l i c h e a r i n g b e i n g h e l d i n a c c o r d a n c e w i t h a l l a p p l i c a b l e r u l e s a n d r e g u l a t i o n s ; h e t h e n g a v e t h e s t a f f r e p o r t . C h a i r m a n S o b k o v i a k a s k e d S t e v e A m a n n i f t h e r e w e r e a n y e n g i n e e r i n g c o n c e r n s . M r . A m a n n s a i d t h a t h e h a d n o t h a d a c h a n c e t o d o a d e t a i l e d r e v i e w y e t .
Chairman Sobkoviak swore in Don Kinsella, Steve Gregory, Joanne Hudzik, and Scott Shalbis as witnesses. Dan Kinsella spoke to the Commission. This will be a foot -traffic mall. We have worked closely with the Lincolnshir e Apartments as well as the Fire Department. Chairman Sobkoviak asked Mr. Kinsella about drainage. Mr. Kinsella said there would be underground retention. Commissioner Manning brought up the significant parking deficiency in the plan. Mr. Kinsella said that they are hoping to use Van Dyke Road for some parking. Chairman Sobkoviak asked Mr. Garrigan how many spaces would be possible on Van Dyke Road. Mr. Garrigan said perhaps 12 to 15 spaces. This would bring the applicant up to within 70% of the requ irement. The Teng Plan, however, does call for a pedestrian -oriented downtown. Commissioner Kachel asked if a parking deck had yet been considered by the Village for that area. Commissioner Manning asked Mr. Garrigan if this is or is not a real issue. Mr. Garrigan said he merely wanted to bring the parking situation to the Commission’s attention. Mr. Kinsella said that the development will have a retail use on the first floor and office use on the second floor. Commissioner Kachel asked if there was a nything that could be done to “dress up” the doors on the back elevation. Commissioner Racich asked what types of tenants the applicant envisions occupying the facility. Joanne Hudzik said they would most likely be delis, hair salons, attorneys, doctors, and other such uses. Chairman Sobkoviak opened the meeting up to public comment at this time. Dianne Rousonellis suggested that parking on the street would be dangerous.
Commissioner Racich asked Mr. Garrigan when this area would likely become a walkin g center. Mr. Garrigan estimated that it would be one within 5 to 10 years. Chairman Sobkoviak noted that the applicant is about 40% short of the parking requirement as indicated by Village Code. Mr. Garrigan said that he doesn’t feel that the code is appropriate in this situation. Commissioner Henry asked if a relaxation in the code had ever occurred before. Chairman Sobkoviak asked how the Commission would be able to justify allowing a request that fell 40% short of the parking requirement – especi ally for the previous developers that we have dealt with. Mr. Garrigan listed a couple of examples in which parking variances were granted. Commissioner Kachel said we should know that there will be plans for parking in the future before we go through wi th this. Commissioner Henry asked how the applicant came up with the building size. Mr. Kinsella said that we wanted an office complex. We made it flow with the downtown architecture, and it became bigger. We feel that this building fits and will be go od for the area. Chairman Sobkoviak recommended that the Commission approve this. Commissioner Kachel said that a red flag should be sent to the Village Board regarding the parking for this project. Commissioner Manning moved to recommend approval of th e Special Use for PUD subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District Commissioner Henry seconded the motion Chairman Sobkoviak c alled for a vote by roll call. Aye: Kachel, Henry, Manning, Racich, Sobkoviak Nay: Gehrke The motion is carried 5:1.
Commissioner Manning moved to recommend approval of the Site Plan of the Plainfield Village Square subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District 3. Submittal of a uniform signage plan using sandblasted wooden signs 4. Submittal of a revised landscape plan showing addition al landscaping along the northern perimeter of the site 5. Submittal of a parking plan showing how this site will service the parking demand for the future retail and office uses Commissioner Henry seconded the motion Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Manning, Racich, Sobkoviak Nay: Gehrke The motion is carried 5:1. Commissioner Kachel requested having a “For the Good of the Community” section of the minutes that would immediately follow the conclusion of the last ca se of the meeting and would cover post -case discussion. Chairman Sobkoviak declared the meeting adjourned at 9:50pm. ______________________ Respectfully submitted, Warren Lindsay Recording Secretary Karick & Associates, Inc.