HomeMy Public PortalAbout2003-10-21 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: October 21, 2003 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:04pm. Roll Call Present: Commissioners Kachel, Henry, Gehrke, Manning, Schinderle, Raci ch, Sobkoviak, Park District Absent: Fire District, Library District, School District Minutes The minutes from the October 7, 2003 meeting were accepted as submitted. Michael Garrigan read the Development report. He announced that the town square p lans were approved 6:0 by ordinance. He announced that the executive incentive agreement was approved as presented. He also announced that the site plan with revisions was approved. The ordinance for the Plainfield Small Business Park was approved 6:0. The Riverview Naperville -Plainfield Road was approved. Patriot Square was approved as was the Grande Park Aquatic Center. Chairman Sobkoviak then asked by a show of hands how many people in the audience were there for the Creekside case and how many wer e for the Springbank case. He announced that no decisions will be made tonight and that a time limit would be set. There would be other opportunities to be heard. New Business CASE NO.: 1071 -091603.SPR/RZ/SU MALIBU BUILDERS OFFICE BUILDING Request: Sit e Plan Review/Zoning/Special Use (Public Notice) Location: Vacant Lot – Part of lot #18 east of Rt. 59 on Roberts Road Applicant: Malibu Builders Started: 7:20pm Michael Garrigan announced that this is a public hearing being held in accordance with all a pplicable rules and regulations of the Village of Plainfield and the State of Illinois. He presented the staff report. 1
Chairman Sobkoviak gave a little bit of a background. There is a Chinese restaurant that used to be an Arby’s. Before then, and a ban k was considering acquiring it, but they never rezoned the lot to allow for a drive -thru. The bank’s negotiations broke down and the Chinese restaurant owner bought the building and that is who owns it now. Chairman Sobkoviak swore in John Phillipchuck a nd Michael Lambert of Malibu Builders. Mr. Phillipchuck said that the vacant lot is B -4 zoning all around the restaurant which would be the most logical to be sensitive to the area. It will be highly landscaped and the parking lot would be reduced to acc ommodate. They can also rent out the other space which would be beneficial due to the non -residential trend in the area. A question regarding the retaining wall will be addressed. They will be working with the engineer and consultant regarding the storm water drainage. A considerable amount of money will be put into the structure, which will help stabilize property values. The building will have low -impact use since it will have little to no nighttime use. Chairman Sobkoviak asked if this would be on city sewers. (It will). He asked the village engineer if he foresaw any problems with water management. (It is expected to work). Commissioner Kachel suggested keeping zoning BTD in case this doesn’t get built. Then, they have more control. He also t hinks that there should be sidewalks at some point – suggested money be set aside for this. Mr. Garrigan said that BTD zoning would be appropriate along 59 as there would be limitations on future uses. Commissioner Kachel was concerned because the proper ties around there will get sidewalks eventually. Commissioner Schiderle asked if there was any reason why the air conditioning was put in on the East wall instead of the West wall since the residences are on the East wall. Mr. Lambert said that there was no particular reason but that the West side was tight with the driveway Commissioner Schinderle asked if there had been any conversations with the property owner to the east – if any questions or concerns had been raised. Mr. Phillipchuck said that th ere have been conversations and any requests that the homeowner has made have been met Chairman Sobkoviak opened the meeting up to public comment. 2
Rich Gehrke, who owns the property to the North of the lot, raised a concern about the culvert that runs un der 59. He wanted to know what happens to the roof water. The Village Engineer said that the property would “accept” the water and pass through the site. The developer is obligated to take care of that, and cannot aggravate the situation. Chairman Sobk oviak asked the commission if there were any problems with the stipulations set forth by the staff. Commissioner Henry liked the idea of the sidewalks. Commissioner Manning wanted to know what would be assessed. Mr. Garrigan said that a special service area would be created. Any questions that need to be address, the Village engineer can help take care of. Commissoner Henry asked if funds can be set aside for sidewalks. Mr. Garrigan said that there are some legal hurdles that he will defer to the Vi llage attorney due to the imposing impact. Commissioner Kachel asked how difficult this would be. Mr. Garrigan responded that there is some major elevation on the site and that they would need to evaluate with the Village Engineer. Commissioner Schinder le asked if there should be sidewalks on the North side. Mr. Garrigan said that this would be the most logical approach. Commissioner Kachel said that an access egress is needed. Commissioner Racich agreed that this is a safety issue. Chairman Sobkovia k said there seemed to be support for setting aside funds for sidewalks. He asked that the staff calculate this and talk to the engineer. Jerry Testin, a homeowner in the area, said that there is a lot of water in the area. He is worried that if the d eveloper doesn’t handle this right, the water will end up in residents’ basements. Mr. Garrigan said that he and Ms. Sheetz have spoken about storm issues. Mr. Phillipchuck added that land -use decisions ill only be made if the stipulations are met. They understand the issues and plan to address. Chairman Sobkoviak pointed out that the Village engineer stated that there is nothing that he can’t work with. The Village engineer said that the culvert would be extended under the lot and that the applicant i s responsible for this construction 3
Commissioner Kachel asked if there was room for this underground? (The Village engineer clarified that the applicant is responsible for continuing the passing. They can’t fix existing problems). Commissioner Kachel a sked if it would be better for the city to look at the problem now before the building goes up. Chairman Sobkoviak pointed out that one of the stipulations is to comply with the requirements of the Village Engineer. (The Village engineer reiterated that the building will not add to the problem). Chairman Sobkoviak asked if there was support to push this forward if the applicant meets with the Village engineer. (There was support). Commissioner Racich asked who will most be affected. The Village Engi neer said that they did not know the extent of the problem. Generally speaking, peak run off will be reduced, so there may be some improvement. Chairman Sobkoviak said that there are three issues to be voted on. He asked to add a stipulation regarding a sidewalk contribution. At 7:50pm, Commissioner Schinderle moved to recommend approval of the special use for a Planned Unit Development, subject to the following stipulations: 1. Compliance with the terms of the Statement of Intent and Agreement, with addi tions as listed in the staff report. 2. Record the approved Statement of Intent and Agreement with the Will County Recorder’s Office. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, M anning, Racich, Sobkoviak Nay: None The motion is carried 6:0. At 7:51pm, Commissioner Schinderle moved that the Plan Commision recommend approval of the requested rezoning from R -1 to B -1 for part of Lot 18 in Plainfield Acres Unit 1. Commissioner Manni ng seconded the motion. Chairman Sobkoviak called for a vote by roll call. 4
Aye: Kachel, Henry, Gehrke, Manning, Racich, Sobkoviak Nay: None The motion is carried 6:0. At 7:53pm, Commissioner Schinderle moved that the Plan Commission recommend approval o f the site plan review for the subject property, conditioned on 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 parking light pol e shall be no higher than 20’, a shield shall be used on the back of the light, and the standard shall have a dark finish. 4. A sidewalk contribution shall be made based on the estimated of the Village staff. Commissioner Manning seconded the motion. Chairm an 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 forth to the first board meeting of November. Chairman Sobkoviak wanted to give a bit of an informatio n session before proceeding with the next two cases. Mr. Garrigan said that they are discussing the appropriate alignment of the Drauden -Steiner -Heggs connection. Mr. Steve Aman spoke about the intersection with Renwick and EJ&E Raiload (both at a 90 deg ree angle) as well as the fact that they are looking to work with Shorewood and Joliet to make this a major North -South route. The plan is to make this a 45 mph, 5 lane cross -section street with center left turn lanes. There have been major concerns abou t there being an alternation North -South route besides Route 59. The advantages include allowing de -emphasis on thru roads like Van Dyke and Old Indian Boundary. They are working on a pipeline that runs in the North West direction and crosses the road. They are trying to take into account the 2 new subdivisions. No matter how you do it, you will split one of the two subdivisions. Mr. Garrigan stated that there would be minimal impact on the proposed golf course. 5
Commissioner Kachel asked if you could make a more gradual curve. (This would require a new railroad crossing). Commissioner Kachel asked if a new crossing would need to be done anyway. Chairman Sobkoviak said that a new crossing needs to be approved by a bunch of federal agencies. Mr. Am an also pointed out that shifting the road would run it through the heart of the golf course. Commissioner Henry asked if the Drauden -Steiner -Heggs connection would include Van Dyke. Mr. Aman said that it would have a significant impact. Commissioner Ka chel asked if more money would be needed to make the road go over the railroad and river. Mr. Aman said that he had not seen anything regarding Renwick Road. Renwick and Drauden is far enough away from the grade to allow this though. Chairman Sobkoviak swore in Jerry Culp from the Plainfield Park district and asked where the park was off of Renwick Road. Mr. Culp said that it was on the Western most edge. Chairman Sobkoviak asked if this was as far away from the bridge as possible. (It was). Commissi oner Kachel asked how the homestead in the area would be accessed. Mr. Culp was not sure. Commissioner Racich asked about the extension of Van Dyke road, but Chairman Sobkoviak said that this would not be addressed tonight. Commissioner Racich made the point that it is interesting to see how many new units are going up on Western side of town. This road will have a very positive impact. Commissioner Henry asked if they should plan more arteries as more subdivisions go up. Mr. Aman said that this was different because of the opportunity to extend existing roads. Commissioner Henry asked what is going to happen with Van Dyke south of 126. Mr. Aman said that it will go under Renwick and tie into Drauden pending clearance. Chairman Sobkoviak said that the reason for this discussion is to make sure that everyone is on the same page about what the Village wants and requires. This will go through in segments (not all at once), and questions are welcomes. Commissioner Manning asked who has looked at this plan. Mr. Garrigan said that the staff and the commissioners are first to see. The village trustees have not yet. 6
Commissioner Schinderle asked how this affects developers’ plans. Mr. Garrigan said that this is the most efficient proposal since it has minimal impact on future developments. Commissioner Schinderle asked how many lanes are planned. Mr. Garrigan said that there will be 120 -foot right of way – 2 lanes in each direction. Commissioner Schinderle asked how many automobiles or trips are exp ected especially with the new subdivisions. Chairman Sobkoviak pointed out that Ridge Road is close too and that this road will be designed for people in the area. Commissioner Schinderle asked if this was discussed with the developers. Chairman Sobkovi ak stated that this is only in the concept stage. Commissioner Kachel requested that the plan be blown out more to show surrounding areas. Chairman Sobkoviak said that this is the next step; Mr. Garrigan was only given the project earlier that morning. There was some discussion about major East -West streets as well. Chairman Sobkoviak said that improvements to I -55 (like the Caton Farm interchange) will also help with transportation issues. Commissioner Racich made one last point that while this is in its preliminary stages, it is really important to tackle the transportation issues. The village needs to take on transportation with each new subdivision so that Plainfield doesn’t continue to strangle itself with automobiles. (This was greeted with appl ause from the audience). CASE NO.: 1072 -092203.SU/SPR/RZ/AA CREEKSIDE -SUMMIT HOMES Request: Special Use (Public Notice) Rezoning/Annexation Agreement Location: North & south of Renwick Rd & east of Old Indian Boundary Rd. Applicant: Summit Developme nt Corporation Started: 8:15pm Mr. Garrigan 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. He presented the staff report. Mr. Philipchuc k said that on behalf of the applicant, Summit Homes, the beginning of the elimination of Old Indian Boundary and the extension of Drauden -Steiner -Heggs will allow the village to expand its boundary. They are excited about seeing the area come together. He turned it over to Mr. Rick Burton from the Summit Group. 7
Chairman Sobkoviak swore in everyone from the Summit Group. Mr. Burton said that Summit is one of the fastest growing home builders. They are excited abut the presented plan; they are already b uilding along the east side of 59. Creekside will be a community of 626 homes – approximately 75% detached and 25% attached. There will be about 87% single family homes and 13% duplexes. Mr. Burton explained that the homes to the north will be the large r lots with a transition to the south to smaller lots and then duplexes. The sales prices will be anywhere from mid -200s for the duplexes to 400,000 for the largest lots. They are marketing to active adults. Chairman Sobkoviak asked him to make some com ments regarding the previous discussion and Drauden Road affects. Mr. Burton said that Drauden Road will parallel the pipeline easement. There are some things that still need to be worked out. Terence Mach of the Olson Design Group addressed the commiss ion. He explained more details about the property – it will be dissected by Renwick Road with Old Indian Boundary as the western border and bounded by the creek. The property is in Will county and is contiguous with the Village of Plainfield. Mr. Mach a lso talked about some of the land properties (vegetation free with small rolling hills) as well as planning constraints, housing types, and the impact of Drauden Road. He also explained the layout which included housing areas, storm detention, park areas, and stub alignments. Then, Jim Koehler with Cowhey Gudmundson Leder Limited (consulting engineers) addressed the commission. He talked about the connections for sewer and water along the east side of the property as well as the trunk sewers to be extend ed along Springhole Creek. He also mentioned other sewer lines, water main lines, and detention facilities. Mr. Rolf Kilian of Metro Transportation Group then addressed the commission. He presented a traffic study with his primary concerns being the rai lroad crossing and the pipeline easement. He spoke to the staff regarding community development and road alignment. He did a traffic study presenting improvements up to 2007 including growth rate. He took into account where traffic for the new subdivisi ons would go and come from. Mr. Kilian gave some estimates for morning and evening travel habits for the subdivisions as well as proposed traffic signals and improved local intersections. (He also mentioned a potential problem with Route 59 & Renwick Roa d). 8
Commissioner Kachel thanked the developer for doing such an extensive study. Mr. Philipchuck said that a lot had gone into the plan. Chairman Sobkoviak call ed for a 10 minute break at 9:25 pm. The meeting reconvened at 9:37. Chairman Sobkoviak ask ed the commission if they had any questions. Commissioner Henry said he had some comments. Chairman Sobkoviak said that they can’t decide anything tonight, so he wanted to take half an hour for public comment regarding Creekside and half an hour for publ ic comment regarding Springbank. Then, there would be subsequent hearings for more input. There was agreement on this. Chairman Sobkoviak welcomed any public comment and asked for any spokesperson from a larger group to come up first. Diane Rousonelos addressed the commission. She was presented with a map regarding a larger part of the community and how it would be affected by the Drauden -Steiner -Heggs connection. She believes it is beneficial to no longer just have one road from Caton Farm to Renwick . However she also brought up a concern regarding east -west roads as well as a concern about connecting roads too close to downtown. Harold Dhuse addressed the commission. He said t hat Renwick Road does not end at Indian Boundary . He had a concern abou t the land on the south side of Renwick between Indian Boundary and County Line. Chairman Sobkoviak said that they would look into it. Bill Clinger addressed the commission. He asked what they were planning on doing with the roads until this is built an d brought up potential culvert problems. Mike Williams addressed the commission. He said that they have a monumental task ahead of them. It’s a balanced plan, but he is concerned that the south entrance of the subdivision will be too close to homes. He also mentioned that while Drauden Road will decrease traffic flow problems, the new subdivisions will increase traffic flow. He was concerned about entrances and exits off of Old Indian Boundary. He also asked for some explanation regarding buffering. (Chairman Sobkoviak said that the details still need to be hammered out). Kathy Bolian addressed the commission. She expressed concerns regarding the time frame for the Drauden Road extension versus the developers’ time frames. John Bazzani addressed th e commission. He brought up a concern regarding an east -west bottleneck at Renwick as well. 9
Ralph Bower addressed the commission. He said that he had to wait for an extended amount of time to pull out of his driveway onto Drauden Road. He expressed con cern about the plat of surveys presented without additional roadway options. Jeff Kraus addressed the commission. He reiterated that there was a great presentation, but stated some concerns about safety and quality of life. He suggested closing the bord er to Joliet and said growth is good but an infrastructure must be built first. Susan Devou addressed the commission. She understood the Steiner extension but wanted to know how people will get to the highway. Kathy addressed the commission. She said t hat she was taking a walk through the park and it made her sad to think that it would soon be a freeway. Public comment ended at 9:56pm. Chairman Sobkoviak asked if Mr. Philipchuck was in receipt of the plan so they knew what the village was looking fo r. Mr. Philipchuck said that he would be talking to the staff. Commissioner Henry asked that they hold out on any redraws until all input was received. Chairman Sobkoviak laughingly suggested locking the staff and principal members of Creekside and Spri ngbank into a room until problem was resolved. Commissioner Kachel added that he wanted to see the larger picture. Commissioner Henry volunteered to assist any way that was needed. Chairman Sobkoviak asked for a motion for continuance until the November 18 meeting. Commissioner Manning asked why they would wait until November 18. The commission asked Mr. Burton if he would be interested in getting together to discuss. (He was). At 10:00pm, Commissioner Manning moved to continue this petition to the N ovember 4, 2003 Plan Commission meeting in order for the developer to revise the land plan per the issues discussed tonight, recommendations by Duane Linden, as well as issues presented in the staff report. Commissioner Kachel seconded the motion. Chairm an Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Racich, Sobkoviak 10
Nay: None The motion is carried 6:0. CASE NO.: 967 -052303.CP/US/AA/PP/FP SPRINGBANK Request: Concept Plan/Special Use/Annexation Agreement (Public Notice ) Preliminary Plat Location: Southwest of Renwick & DuPage River Applicant: MAF Development, Inc. Started: 10:05pm Mr. Garrigan 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. He presented the staff report. Chairman Sobkoviak swore in Paul Mitchell, Bill Hader, and Clayton Olson as representatives from Springbank. Mr. Mitchell said that this was first presented to the Board in June of 20 02. The Drauden Road changes took them by surprise. The original plan was to follow Drauden straight north to cross Renwick at a 90 degree angle. The staff asked them to move this, but his concern is that the re -alignment is only beneficial to Summit Ho mes. Their concern now is that their aquatic center access may require crossing Drauden. He also mentioned several land donations for water tower and fire department as well as several changes that they had made at the staff’s request. He believes that despite part of the staff report, the density of their subdivision is low overall. Mr. Mitchell also mentioned a golf course that they were proposing to build as a benefit for the community. He went into a little bit of detail about the golf course and m entioned that the park district donations do not include the aquatic center or the golf course. They are requesting a 19 -acre credit against required donations. He had some problems with the letter from the staff regarding park sties, the Drauden Road 12 0 -foot right of way, vistas and linear parkways. He said that they cannot decrease the lot sizes due to market demand. There is a limit to what a developer can do, but everyone has to make a decision, hopefully soon. Bill Hader of MAF Development addres sed the commission. He said that they initially showed Drauden Road 500 yards west – extending around the proposed day care center. He also spoke a little bit about storm water detention responsibility. Chairman Sobkoviak said that the commission will n ot dictate the exact alignment, but the two developers need to agree on how to connect Drauden. 11
Mr. Mitchell said that for two years they have been working on this and reporting their plans. He clarified problems that they are having with the plans and p roposed Drauden Road changes. He said he took offense to the problems that the staff had with their design. Chairman Sobkoviak asked the commissioners to acknowledge the staff’s recommendations. Commissioner Schinderle asked what the position was of the Park District. Mr. Culp of the Park District said that if they talked to MAF today, they would feel that the changes would be adequate. Commissioner Kachel pointed out that the transportation plan developed in 1995 was not able to anticipate how quickly areas have developed. At 10:55pm, Chairman Sobkoviak opened the floor up for public comment. Diane Rousonelos addressed the commission. She said that all along she has been under the impression that Springbank wanted Van Dyke to extend to Drauden ignor ing the park that was already in existence. Chairman Sobkoviak said that as far as they know, the plan is to extend Van Dyke to Renwick at some point. Janet addressed the commission. She said that Indian Boundary feeds into Renwick, and wanted to know w here the traffic was going to go as the area develops. Most people will be heading northeast, and she asked how thru traffic could be eliminated using Van Dyke. Chairman Sobkoviak said that this was not a part of this case. Jim Lafevres addressed the co mmission. He had several concerns – mostly with quality of life and safety issues. He said that his property was in the upper right -hand corner of the plan and would be affected by this. He wanted to know how much buffering could be provided. Mr. Lafev res also brought up concerns regarding the railroad tracks – he is worried that his property would be the only separating the railroad tracks from where the children would be. He also said that nobody from MAF contacted him about this – even as plans have been in the works for two years. He wanted to know who he could contact to work out his concerns. (He was given Clayton Olson’s phone number). Mr. Lafevres also pointed out a conflict with the high -cost houses of one subdivision being next to the low -c ost houses in another subdivision. 12
Ms. Crouger addressed the commission. She thinks the golf course would be a benefit to the community, but said that it’s unfortunate the two years worth of work have output such a high density of townhomes. She objecte d to these being along the river as well. Ms. Crouger brought up some concerns about utilities being brought over. She also said that she didn’t feel the aquatic center was as important as the Drauden Road extension. Jim Domauns addressed the commission . He said that his property borders this as he is between the river and the railroad. He did not receive a notice about this even after going to the Village, the county, the park district, and the developer. He said that everyone needs to get together t o figure out what is going on. He also said that the townhomes go into the flood plane, and he didn’t like that. John Lack addressed the commission. He asked what size homes are in the R -1 area? Mr. Burton said that the smallest would be 2400 square fe et on a 9000 lot, and it would go up to 12000 on a 13000 square foot lot as the largest. Mr. Lack asked how Plainfield was going to handle the sewer? Chairman Sobkoviak said that as the petitioners come forward, Public Works would present. Mr. Lack aske d why you would keep the speed limit 45 mph on Drauden as its going through the subdivision. He said you would have to slow that down. Tom Doyle addressed the commission. He asked what he would be looking at on the back side of his Brookside home. Chai rman Sobkoviak said that something would separate it, and – generally – they solicit input for consensus on what type of buffering. Chairman Sobkoviak announced that that was all the time they had for public input, but they would have more time in the fut ure. Commissioner Racich said that there is so much information that needs to be gathered and concerns that need to be addressed. Chairman Sobkoviak said that they won’t complete everything in one meeting anyway. Each phase would have a public hearing. Commissioner Racich said that they didn’t want to rush to judgement. At 11:23pm, Commissioner Henry moved that case number 967 -101303 (Springbank) be continued to November 18, 2003 before the Plan Commission. 13
The petitioner requested that they come back on November 4. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Sobkoviak Nay: Racich The motion is carried 6:1 . This will be discussed at the next Planning Commission me eting on November 4. Commissioner Schinderle asked if Staff could get the parties together for discussion again. Mr. Garrigan said that they would try again. Chairman Sobkoviak declare d the meeting adjourned at 11:28 pm. __________________ Respectfully submitted, Laura Griffith Recording Secretary Karick & Associates, Inc. 14