HomeMy Public PortalAbout2003-10-07 PC Minutes Village of Plainfield Planning Commission Record of Minutes Date: October 7 , 2003 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7:00 pm. Roll Call Present: Commissioners Kach el, Henry, Gehrke, Manning, Schinderle, Rac ich, Sobkoviak, Library District , School District, Park District Absent: Fire District Minutes The minutes from the September 16 , 2003 meeting were accepted with the following change: Under Case number 1066 -09103.RZ/SPR, Riverview Annex, a line needs to be added “Commissioner Kachel said that in the future if there are parking deficiencies, the developer should set up an escrow account to provide for future parking. Discussion Commissioner Kachel asked Michael Garrigan about storage on a specific pro ject. Mr. Garrigan is going to look into it. Commissioner Henry had some concerns about the architecture of the new town square. Mr. Garrigan said that they are looking for architectural elements consistent with the existing downtown area. Commissioner Manning asked if the Board received a letter. Chairman Sobkoviak acknowledged a new face. Warren Lindsay would be leaving as recording secretary. Mr. Lindsay introduced Laura Griffith as new recording secretary. Chairman Sobkoviak mentioned a copy of a newspaper article included in the Board packets about meth ods and regulations for ponds. We will need to determine how exactly we’re going to ask developers to develop ponds as an amenity.
Several comments were made about design suggestions to keep t he ponds healthy. Chairman Sobkoviak said that we can put a list of 20 or so things we want to see around these ponds and the developer can pick what works. He then asked the Board for any additional comments. Commissioner Henry liked the idea of puttin g together a document to set up a policy. Chairman Sobkoviak then brought up a news article from Terry Birkhart regarding proliferation of financial institutions. There are some issues regarding guidelines of how close they can be; ordinances are being u pdated to restrict. Chairman Sobkoviak asked staff to formulate a policy that is agreeable to the Village Board. He then asked for any comments. None offered. Old Business CASE NO.: 1039 -042502.RZ/AA/SU MCMICKEN ASSEMBLAGE Request: Rezoning/Annexati on/Special Use Location: N & S of 135 th Street & E of County Line Road Applicant: Macom Corporation Commenced: 7:15 pm Michael Garrigan announced that this is a public hearing being held in accordance with all applicable rules and regulations of the Vill age of Plainfield and the State of Illinois. He presented the staff report. Commissioner Manning asked Mr. Garrigan a question clarifying plan. Mr. Garrig an said that there is an opportunity to redesign some areas. Commissioner Manning said that he wou ld be interested in hearing from the applicant. Chairman Sobkoviak swore in John Phillipchuck, Paul Layman, and Mike Shoppy. Mr. Phillipchuck said that in an earlier submittal, an opportunity arose to create a larger scale park. It is unique because the y have more than 50 acres to dedicate to an elementary school park site on the South side. There is a potential for a school, park, or church site. He wants to leave the options open. Chairman Sobkoviak swore in Jerry Culp from the Park District. Chair man Sobkoviak asked how many acres would the park be diminished by this. Mr. Culp did not know. He said that he was meeting with the applicant to determine how much space was needed.
Chairman Sobkoviak asked how many acres were needed. Mr. Garrigan sai d that he needed to opportunity to work with the applicant. Chairman Sobkoviak said they needed to nail down how much will be lost to do this. Commissioner Henry brought up a concern regarding introducing a boulevard in front of the school. He is worr ied about potential blind spots as kids walk to and from school. Commissioner Kachel brought up some parking concerns as well. Mr. Culp said that this concern has been considered and that they are discussing shared parking. Chairman Sobkoviak asked if the other commissioners support the elements of the boulevard being restored. Mr. Layman stated that having boulevard medians around the school complicates things (like left turns, crossing problems, etc.). The boulevard takes up more land; the money is better spent elsewhere. Commissioner Manning asked if they wanted to entertain the idea at all. Mr. Layman said along the entrance of the subdivision, it’s okay. But he is against putting them up further in. Commissioner Kachel also said that he did no t like this idea. Commissioner Racich asked if a street 36 feet back to back would be sufficient. Mr. Layman said yes. Chairman Sobkoviak asked for the staff’s position. Mr. Garrigan stated that the boulevard and landscaping were concepts based on guid elines set by the Village for aesthetic purposes. This would provide a unique, natural landscape. Chairman Sobkoviak acknowledged that the new ordinance does require unique elements like boulevards to achieve uniqueness and the developer should follow th ose guidelines. Commissioner Kachel pointed out that a sightline, two ponds, and an elementary school can create the effect they want without the median. He likes what the staff is trying to achieve, but he is worried about safety. Chairman Sobkoviak po inted out that they don’t need to have the median to have a boulevard. He suggested eliminating medians in the proximity of the school and asked if there would be support for that.
Commissioner Henry said that it’s hard to say since they are talking abou t a concept versus a concrete plan. Commissioner Kachel mentioned several concerns – like the confusion on Van Dyke and possible salting problems. Mr. Garrigan said that he would be more than willing to bring the concerns up to the design consultant and applicant to work the issue through. Chairman Sobkoviak asked for the feelings of the commissioners. All had reservations. Chairman Sobkoviak asked about the extension of Heggs Road. Commissioner Manning asked about the status of the negotiations. Mr . Layman said that at this point the Rouseneli o s are not interested in selling. Mr. Garrigan stressed the importance of this connection. Commissioner Schinderle asked if the staff was willing to go to condemnation proceedings. Mr. Garrigan was not sure of the next step. The builder is not being forced to proceed. Mr. Layman said that the issue is not closed. They don’t have condemnation rights. Chairman Sobkoviak said that the Planning Commission has no authority. The issue must go to the Village Bo ard. Mr. Garrigan said that contributions will be discussed during annexation. He also mentioned the Heggs & 143 rd street improvements will need to be addressed. Commissioner Manning was confused by the discrepancies in the density figures. Mr. Garriga n said that the applicant changed the density numbers late last week. Chairman Sobkoviak opened the meeting up to public comment. None was offered. Commissioner Henry asked if the land for the libraries was a donation. (Yes) Chairman Sobkoviak asked i f the requested zoning was appropriate and if it was consistent with plan guidelines. (Yes) Commissioner Manning made a comment comparing the density to that of Grande Park. Chairman Sobkoviak commented that we need to be careful when comparing as the d ensity for Grande Park was created as a boundary.
Diane Rousonelios approached and wanted to address the Steiner -Heggs connection. She said that the property can be bought without condemning as has been done previously. Commissioner Schinderle moved to recommend approval of the requested annexation as logical extension of the Village’s municipal boundaries. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Racich, Sobkovia k Nay: None The motion is carried 6:0. Commissioner Schinderle moved that the Plan Commission recommend approval of the rezoning from R -1 to B -1 for the proposed commercial property within this development. Commissioner Manning seconded the motion. Chai rman 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 requested to revise #3 of the Special Use stipulations to read “Revise land plan to include vist as at these two locations along 135 th to 143 rd ”. Mr. Layman said that they already have vistas and explained where they are located. Commissioner Kachel had it confirmed that the bike trails will not go out on the street. Chairman Sobkoviak requested th at #3 be stricken. Commissioner Manning was concerned that #5 would allow staff to reintroduce the boulevard idea. Commissioner Henry argued that staff needs the leeway on #5 to move forward. Commissioner Racich said that as they are getting ready to gi ve approval, Village has a transportation problem and stressed the importance of the Steiner Heggs connection. All are in agreement.
Commissioner Manning moved that the Plan Commission recommend approval of the Special Use for PUD subject to the follow ing stipulations: 1. Compliance with the re quirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District 3. Submittal of Fiscal Impact study and Traffic Study prior to any consideration by the Village Board. 4. Make any revisions to the concept plan as recommended by the Plan Commission and staff prior to this matter being considered by the Village Board. 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.: 1064 -073103.AA/SPR PLAINFIELD NORTH HIGH SCHOOL Request: Annexation/Site Plan Review (Third Facility) PCCSD 202 Location: SE corner 119 th & 248th Applicant: Dr. John Harp er (PCCSD 202) Commenced: 8:23pm Stephanie Sheetz 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. Sh e presented the staff report. Chairman Sobkoviak asked if a storm detention was needed. (Yes) Commissioner Henry asked about road improvements to be done. Chairman Sobkoviak swore in Schott Handerly as representative of the school district . Mr. Handerly addressed the commission. The detai ls of the improvements being worked on are consistent with past decisions. They have made every attempt to address the issue of glare from the lighting to be installed. Dry ponds, seeding, and grading, should all be done prior to the school opening. Com missioner Kachel expressed a concern about clay not soaking up the water properly. He also made a comment about the mechanics being visible . Mr. Handerly said that there were security concerns and suggested possibly putting up monitor or lighting for thi s.
Commissioner Henry asked where the mechanics were located (NE side). Commissioner Schinderle asked if they were following plans from Plainfield South . Mr. Handerly said the design was “flipped”. Many components are the same, but they wanted to give it its own identity. Chairman Sobkoviak said that the southeast area of the site requires sidewalk for easy approach from neighboring subdivisions, Mr. Handerly said that there was worry about detention and drainage in the area, but that pedestrian acce ss could possibly be added further North. Chairman Sobkoviak opened the meeting up for public comment. None was offered. Commissioner Schinderle asked what impact variations will have. Ms. Sheetz said that provisions may affect it and would comments or recommendations regarding the site plan to present to the Village Board. Commissioner Kachel suggested fencing by the mechanicals to screen. There was a discussion regarding the best type of screening . Commissioner Manning moved to direct the Village A ttorney to draft an ordinance annexing the subject parcel and for the agreement to be revised allowing modification per Board and Staff direction. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, He nry, Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 6:0. Commissioner Manning moves to recommend approval of the Site Plan subject to the following four (4) stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compli ance with the requirements of the Plainfield Fire Protection District 3. Adherence to the Annexation Agreement that permits variances needed for the site plan, as listed in the staff report. 4. Provision of additional evergreen tree landscaping to screen the mec hanical equipment, trash receptacles, and any permitted chain link fencing.
Commissioner Henry does not believe #4 should be approved since the PTO provides landscaping. He also had a concern regarding the chain link fencing. Should landscaping cover th e chain link around 248 th street? There was some discussion about screening chain link fencing. Chairman Sobkoviak requested a change in the verbiage. Stipulation 4 now reads: “Provision of additional evergreen tree landscaping to screen the mechanical equipment and trash receptacles”. Commissioner Manning moved to recommend the above. Commissioner Kachel 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. A short break was called at 9:05. New Business CASE NO.: 1068 -091203.SPR GRANDE PARK CLUBHOUSE & Request: Site Plan Review AQUATIC CENTER Location: Grande Park Blvd. & Forestview Way Applicant: MPI -1 (Jason Nijim) Commenced: 9:16pm Stephanie Sheetz gave the report. Commissioner Manning asked where the easement was. Commissioner Kachel asked if you could brick the easement. Ms. Sheetz said that they discourage building in easement because if something was found, it would interfer e with the intent of the easement. They are still looking for additional information regarding detention and drainage. Chairman Sobkoviak swore in Jason Nijim of Pasquinelli. Mr. Nijim said that there will be overflow park ing and additional parking with interconnected lot.
Chairman Sobkoviak pointed out that most people will be walking because this is a neighborhood amenity. Mr. Nijim said that they are still trying to determine the best place for the bike path. Chairman Sobkoviak said this will help minimize traffic and suggested a bike rack be added. Mr. Nijim said that they will be looking to hire a professional landscaper. Commissioner Schinderle asked where the six (6) foot wrought iron fence will be. Mr. Nijim said that it will just be around the back area (not around the parking lot). Commissioner Schinderle thought screening around the fence was a mistake for pool safety. Chairman Sobkoviak asked what type of landscaping is planned for around the fence (low or high). He suggested just addi ng non -climbable foliage. Commissioner Henry asked if there would be any lighting. Mr. Nijim said that the clubhouse was determined to have daytime hours only but after some discussion said that they can look into decorative lighting. Grande Park Boulev ard is also completely lit and there will be decorative lighting in front. Commissioner Henry requested an addition to the stipulations regarding lighting. He was worried about the Home owner Association taking over, having to meet requirements, and deali ng with liability issues. Commissioner Kachel said he thought lighting should be in place whether it is turned on or off; also wanted minimal amount of parking lights. Commissioner Racich asked if this would be an amenity for the Village or just for the Homeowners. Mr. Nijim said that other guests of Homeowners were welcome. Commissioner Manning moved to recommend approval of the site plan review for the Grande Park Clubhouse & Aquatic Center conditioned on the following five (5) stipulations : 1. Compli ance with the requirements of the Village Engineer 2. Compliance with the requirements of the Oswego Fire Protection District 3. Add pedestrian links to the site, as directed by Village staff.
4. Present a detailed landscaping plan, per staff’s comments for review & approval no less than 30 days prior to plan installation. 5. Low level lighting will be provided, the details of which will be worked out by staff. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kache l, Henry, Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 6:0. This will be discussed at the Village Board meeting on October 20. CASE NO.: 1069 -091503 -FP PATRIOT SQUARE Request: Final Plat Location: South of Presidential Ave. be tween Rt. 30 & New Van Dyke Applicant: Cambridge Homes Commenced: 9:55pm Michael Garrigan gave the report. Chairman Sobkoviak swore in Jason Nijim of Pasquinelli. Ms. Sheetz said that they discourage building in easement because if something was found, it would interfere with the intent of the easement. They are still looking for additional information regarding detention and drainage. Chairman Sobkoviak swore in Ralph Christensen . Mr. Christensen had nothing to add; he was okay with stipulations. De coration lighting is being worked on. Chairman Sobkoviak asked to remove Stipulation #4 since a DSSA was already created. Chairman Sobkoviak opened the floor up for public comment. None was offered. Commissioner Henry moved t hat the Plan Commission rec ommend approval of the Final Plat for Patriot Square, Unit 1 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. That the applicant use decorative street lighting in lieu of conventional street lighting.
Commissioner Racich 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. This will go forward to the Village Board meeting on October 20. CASE NO.: 1067 -082703.FL WHITE ASH FARM Request: Final Plat Location: Normantown Road Applicant: J. Alan Fry Commenced: 10:00pm Michael Garrigan gave the report. Commissioner Henry asked why the PUD was not done before then. Mr. Phillipchuck (still sworn in) said that they were just working on the details. Chairman Sobkoviak asked about the street name change. Mr. Phillipchuck said that there were no problems and if they wanted m ore color, more could be added. Chairman Sobkoviak opened the floor up for public or commissioner comment. None was offered. Commissioner Henry moved that the Plan Commission recommend approval of the White Ash Farm Final Plat for Unit 1 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 Final Landscape Plan as per staff’s suggestions. 4. Submittal of a PUD Agreement. 5. Crea tion of a DSSA prior to the recording of the final plat. Commissioner Kachel 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. This will g o forward to the Village Board meeting on October 20. Chairman Sobkoviak declar ed the meeting adjourned at 10:07p m. __________________ Respectfully submitted, Laura Griffith Laura Griffith Recording Secretary Karick & Associates, Inc.