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HomeMy Public PortalAbout2003-11-04 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: November 4 , 2003 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7:02 pm. Roll Call Present: Commissioners Gehrke, Manning, Schinderle, Racich, Sobkoviak, Park District Absent: Commissioners Kachel, Henry, Fire District, Library District, School District Minutes The minutes from the October 21 , 2003 meeting were accepted with the following changes: The school district was present at the October 21 meeting. O n pages 10 & 14 when the votes were called for the Springbank and Creekside motions, Commissioner Gehrke voted “present”. Michael Garrigan read the Development report. He said that the Board approved the site plan and the annexation of the proposed schoo l on 119 th street. The attorney is drafting an ordinance for this. He concluded the staff report. The staff and commissioner welcomed John Kirsch as a new planner. Chairman Sobkoviak said that with the indulgence of his associates, he wanted to move up the new business before old business. This was agreed. Stephanie Sheetz requested that the Text Amendment to the Sub code be presented after Regganie’s Resubdivision. This was agreed upon New Business CASE NO.: 10 61 -0710033.SPR REGGANIE’S RESUBDIVI SION Request: Site Plan Review LOTS 1B & 1C Location: Northwest corner of Rt. 59 & Renwick Road (West of McDonald’s Property) Applicant: Haycroft Builders Started: 7:07 pm 1 Valerie Hastings presented the staff report. The Village engineer made some co mments regarding the sidewalks and landscaping. Chairman Sobkoviak asked if the petitioner agree to the stipulations in the staff report. Ms. Hastings said, yes, and that the petitioner was here for questions. Chairman Sobkoviak swore in Bernard Hayes. Chairman Sobkoviak asked if he had any problems with the additions being suggested to the site plan. Mr. Hayes said that the in their discussions, they went through concerns that the staff had, and they have no problem working on this. Chairman Sobkovia k asked if the commission had any questions. Commissioner Racich said that there are three properties to the North and asked if any of those property owners were present. (There was no response). He asked Ms. Hastings if there had been any issues with t hese property owners. Ms. Hastings said that there are none that she is aware of. Chairman Sobkoviak opened the meeting up to public comment. None was offered. Commissioner Manning asked about the drive aisle on the east side of the property. He asked if this was a main drive aisle. Ms. Hastings said it was and that it is an existing driveway. Mr. Hayes explained that there are two other entrances off of 59, and that the south end of the Thornton hosts a drive aisle. When Route 59 Auto went up, they wanted to align with this drive aisle. He went on to explain the entrances and egresses in the area. Commissioner Manning asked if the landscaping on the east side of the property is in existence? Mr. Hayes said that it is in existence, but it is just grass/sod right now. Commissioner Schinderle asked to review the request for the landscaping on the northeast side. Ms. Hastings pointed it out. He asked if this would interfere with the drive, and he was assured it would not. Chairman Sobkoviak asked about the rendition of the northern elevation. Mr. Hayes explained it. 2 Chairman Sobkoviak said that the rear elevation looked plain. Ms. Hastings said that it is recommended that the cornice be carried around the entire building. They are also discussi ng an additional awning and quoin. Mr. Hayes went into some more detail regarding these additions. Chairman Sobkoviak said that he thinks this needs to be done and asked if a stipulation needs to be made specifying it. Ms. Hastings said that the current stipulation reads that the site plan needs be in accordance with the stipulations outlined by staff, but the changes are not listed specifically. Chairman Sobkoviak asked how to make this a definite change. Michael Garrigan said that you can make this a stipulation. There was some discussion about what exactly needed to be done. Chairman Sobkoviak had a concern regarding canvas awning in the back as well. He suggested making them of a more durable material. He then asked for any additional questions. None were presented. At 7:33 pm, Commissioner Schinderle moved to recommend approval of the Site Plan Review for Lots 1B and 1C of Regganie’s Resubdivision subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the provisions of the Plainfield Fire Protection District. 3. The basements of either office buildings on Lots 1B & 1C of Regganie’s Resubdivision are permitted to be converted into future office use on condition that the property comes into c ompliance with all Village Ordinances and would require a site plan review. 4. Incorporate sidewalk extensions along the western portion of Lot 1B as outlined by staff. 5. Provide a revised photometric plan in accordance with stipulations outlined by staff. 6. Prov ide a revised landscaping plan in accordance with stipulations outlined by staff. 7. Provide a revised site plan in accordance with stipulations outlined by staff. 8. Regarding rear façade, extend cornices around the back, decorate double solder belt across cent er, construction of durable doorway material in rear. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. 3 Aye: Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 5 :0. This will go for th to the Board on November 17 . CASE NO.: 1075 -100603.TA TEXT AMENDMENT TO THE SUB CODE Request: Text Amendment to Special Flood Hazard Areas Location: Village -wide Applicant: Village of Plainfield Started: 7 :3 5pm Ms. Sheetz read the staff report. Com missioner Schinderle asked if these are technical changes to our ordinance and can Steve and the staff check. Ms. Sheetz said that they have gone over the amendment to meet the restrictions of the county. The Village Engineer further explained that there will be no need to refer to the county ordinance – both local and county ordinances will be consistent. Commissioner Schinderle said that he went through the amendment line by line and still does not understand all of it. He is relying on the Engineer’s expertise. Chairman Sobkoviak opened the meeting up to public comment. None was offered. Commissioner Schinderle asked if the developers have responded to this. Ms. Sheetz said that they don’t really have a choice. The county ordinance also lists a n umber of exemptions which include most of the developments that we have. At 7:39pm, Commissioner Manning moved to recommend text amendments to the Village’s Special Flood Hazard Areas Ordinance (Ord. 1369), Soil Erosion and Sedimentation Control Ordinance (Ord. 1748), and the Stormwater Drainage and Detention Ordinance (Ord. 1747) per the attached recommendations of Baxter & Woodman to comply with the Will County Stormwater Management Ordinance. Commissioner Schinderle seconded the motion. Chairman Sobko viak called for a vote by roll call. 4 Aye: Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 5:0. This will go forth to the Board at the next scheduled meeting. New Business CASE NO.: 10 72 -092203.AA/SU/CP CREEKSIDE – SUMMI T HOMES Request: Annexation Agreement/Special Use/ (Public Hearing Continued) Concept Plan Location: North & South of Renwick Rd & east of Old Indian Boundary Road Applicant: Summit Development Corporation Started: 7:41 pm Ms. Sheetz presented the staf f report. Chariman Sobkoviak reminded the applicants that they were still under oath. Mr. John Phillipchuck addressed the commission. He said that they have accomplished a lot since the last meeting. The staff report is a thorough plan, and he thinks t hat this is going to be a benefit for existing residents since this allows several road alignments. This has been a goal of the Village. He also added that the extension of the utilities will protect the southern border. The major change to the current plan is to “tweak” the park area on the south end of the property to align with the Springbank subdivision’s park. He concluded by saying that they took the chairman’s suggestion about getting together and talking it out, and it was productive. Chairman Sobkoviak thanked the developers for their diligence, perseverance, and cooperation. He understand that there were some issues of timeliness, but their reaction is appreciated. Mr. Philipchuck said that the consultants are here for questions as well. Ch airman Sobkoviak reminded the audience that this is a concept plan only. Commissioner Schinderle asked if they could hear from Springbank before voting in order to get the full picture. Chairman Sobkoviak said that they will not be able to see the entire Springbank presentation tonight. He then opened the meeting up for public comment on Creekside. Harold Duce addressed the commission. He asked a question regarding Drauden Road – if the developers are taking this to Renwick – who is taking this to 126? 5 Mr. Garrigan said that future developments would construct this. They are working with the Village Engineer on this. Chairman Sobkoviak said that generally the village does not build roads. (There was some confusion regarding Renwick Road and Old Indi an Boundary Road closures) Mr. Duce said that he was just worried that it would be another five to ten years before the road would hit 126. Bill Klinger addressed the commission. He lives on the corner of where this is being built and is concerned about Indian Boundary going North. He wanted to know what the developer is going to do with the creek and the tubes going under the roads. Rick Burton of Summit Homes responded by saying that as far as roadway improvements, they will pick up the cost of road and water extensions. They have not discussed the culverts under Old Indian Boundary Road. A careful study of this needs to be done, but he assured them that the storm water from their subdivision would be controlled. Chairman Sobkoviak said that the en gineering has not been tackled but asked the Village Engineer to address the concerns. Mike Williams addressed the commission. He lives across from the proposed subdivision and was not sure where Indian Boundary will stop or how he would gain access to h is driveway. Mr. Burton explained the proposed cul -de -sac that would be constructed to protect the entrances to these properties. Chairman Sobkoviak said that they will try and accommodate his needs. This is just a concept plan at the moment. Jan Stein er -Sokop addressed the commission. She lives off of Steiner and brought up some concerns regarding the timeframe. Chairman Sobkoviak assured her that they were looking at it. Dan Tucci addressed the commission. His biggest concern is with the rapid gro wth of Plainfield and the developers not being able to handle the traffic. It is making Plainfield a place where no one wants to live. Jeff Kraus addressed the commission. He had some questions regarding the vacation of Indian Boundary. He thinks the p lan for Indian Boundary is great but is worried about what to do for relief while this is going on. Chairman Sobkoviak asked the staff if there were any interim plans. 6 Mr. Garrigan said that they are working with the Village Engineer on the best interim plan, but discussions are ongoing. The phasing and timing is important. Mr. Kraus expressed his appreciation at this. Chairman Sobkoviak asked for any additional questions. There was no response. Commissioner Racich addressed a question to Mr. Philipc huck. He said that Drauden Road goes North through the subdivision but asked for Creekside’s position on the Van Dyke extension. Mr. Philipchuck said that they have not gotten involved since Van Dyke does not cross through their property. They are focus ing their concerns on Indian Boundary and Drauden. Commissioner Racich asked if they anticipate their construction traffic coming from the South. Mr. Philipchuck said that it would and that they are working on the timing and routing. They will be monito ring access to the site. Commissioner Racich expressed a concern regarding construction traffic on Indian Boundary. Chairman Sobkoviak said that they will restrict the construction traffic. Commissioner Racich addressed a question to Mr. Garrigan regard ing the time frame of the Drauden Road extension. Mr. Garrigan said that he thinks this could happen in the next several years. He does not have a definite timing plan. Chairman Sobkoviak said that they need to be careful when specifying timing before t hey are sure. Commissioner Racich said that he understands they cannot be specific, but people are concerned about the infrastructure of these projects. (His comments were met with applause). Chairman Sobkoviak asked for any additional questions. Commi ssioner Manning asked where the utilities will come from. Mr. Garrigan referred the question to the Village Engineer but said that he believe it will be coming off of Renwick. The Village Engineer clarified that they are working on getting Springhold onl ine by sometime next year which should work out fine with the developer’s schedule. They are working on the plans. 7 There was some discussion regarding the existing utilities at the site and the utilities being brought off of Renwick. Commissioner Mannin g then asked who gets the property when a road is vacated. Ms. Sheetz said that it comes under Village ownership, but it is typically split between the property owners. Chairman Sobkoviak asked if this could become a bike path. Ms. Sheetz said that ther e will already be one on Drauden and Renwick. Chairman Sobkoviak asked if the commission seemed to be in agreement regarding the annexation, special use and concept plan. There seemed to be an agreement. Commissioner Schinderle said that his major quest ion was with Drauden. If the new alignment is accepted by both builders, then he supports. Commissioner Racich said that it is difficult to say without hearing from both developers, so he does not support this. Chairman Sobkoviak asked if they should ho ld up one developer in favor of another. Commissioner Manning said that the two developers were in agreement. Ms. Sheetz corrected that they were in agreement over the Drauden Road alignment. Commissioner Manning asked what other issues were outstanding . Mr. Garrigan said that there were some minor issues regarding the park. At 8:27pm, Commissioner Manning moved to recommend approval to the Village Board as this annexation request as it is a logical extension of the Village’s municipal boundaries . Com missioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 5:0. At 8:27pm, Commissioner Manning moved to recommend approval of the Spec ial Use for Planned Unit Development 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. 8 Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 5:0. At 8:29pm, Commissioner Manning moved to recommend approval of the concept 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. Identify key lots and through lots on the concept plan. 4. Submit landscaping plan with final plat. 5. Ensure la nd plan provides access to four (4) small unincorporated lots fronting/accessing Indian Boundary Road, south of Renwick Road. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Schinderl e, Sobkoviak Nay: Racich The motion is carried 4:1. This will go forth to the Board on the first meeting in December . Chairman Sobkoviak call ed for a 10 minute break at 8 :31 pm. During the break, Commissioner Gehrke left due to a conflict of interest in the case. The meeting reconvened at 8 :45pm . CASE NO.: 967 -051702.CP/AA/SU/PP SPRINGBANK Request: Concept Plan Annexation/Special Use for PUD/ /Preliminary Plat Location: South of Renwick, East & West of Drauden, North of Caton Farm Road and Eas t & West of County Line Road Applicant: MAF Development, Inc. Started: 8:45pm Due to the fact that not much has yet changed in the staff report, the report was not re -read. 9 Chairman Sobkoviak said that as of this morning, the developer is back at Square 1. After the last meeting, some changes were made. Mr. Garrigan said that they had a very productive meeting with the applicant and then turned it over to Paul Mitchell at MAF Development. Mr. Mitchell went over the previous site plans and pointed out t he changes in the Drauden Road alignment as well as the new site plan. He presented some problems with railroad and pipeline easements that they are trying to resolve. Mr. Mitchell then explained the road layout agreement. They happy with the new alig nment as this provides an optimal 90 -degree angle with the railroad and provides softer curves in thro read – subject to engineering and traffic studies. Mr. Mitchell said that the golf course was reduced to 9 holes due to the Drauden Road realignment and uncertainty regarding the ownership of the course. They still have to talk to staff regarding this. He also mentioned the potential school site. Mr. Mitchell concluded by saying that the next meeting will be a status update only as well as any possible comments. He is looking to the commission for their “blessing” on Drauden Road and wants to continue this to the next meeting. Commissioner Schinderle encouraged the developer to keep the golf course because of the need for it with the seniors in the su rrounding community. Mr. Mitchell said that he is not sure if the 9 -hole golf course will even be feasible, but he thought that the Drauden extension was more important. Chairman Sobkoviak opened the floor for public comment but asked the public to keep in mind that this is just a pencil sketch, so they may not have many answers. Diane Rousonelos addressed the commission. She had some concerns regarding Van Dyke. She wants this eliminated if it is still on the plan and turned into a path for pedestrian s only. Bill Scholtes addressed the commission regarding a mistake about County Line no longer being a through road. An MAF Representative corrected this as saying it was meant to be Indian Boundary and clarified the routing. Mr. Scholtes said that he u nderstands these projects will probably come to fruition and said a lot of people are under the impression that Drauden will reroute traffic. He thinks people will still use it. He said they need an east -west movement as an alternate and more studies nee d to be done. Michael Burke addressed the commission. He said that we have a unique opportunity to plan our community around what’s important. He applauded the developer for his goals 10 but does not think this should be done at the expense of current resi dents. He said that a plan needs to made to solve the problems and do what’s right for the Village of Plainfield, and he thinks the Drauden -Steiner connection is a step in the right direction. Donna Leach addressed the commission. She asked about there being a divider down Drauden which she did not like. She also had a concern about the consistency of the developer’s plan. There are currently single -family homes along the river, and the developer is talking about putting up condominiums there. She is worried that everyone’s children will have no where to go to play. Bob Wiley addressed the commission. He said that he moved in 5 years ago because of the surrounding area and is disappointed that the area is trying to be changed. Dave Gruber addressed the commission regarding the Van Dyke extension. He had a concern about the safety of the community trying to use a park and path that will be a major collector. He had a concern about the character being taken away from the park. He had a concern about the extension hindering congestion – not helping it. He also had a concern about the cost of the bridge that would need to be built. There was some discussion regarding which bridge is planning to be built. Michael Lucas addressed the commission. He i s concerned about the water in the area. Most residents are on well water and wanted to know if they will be forced to have city water. He also wanted to know how much of the east side of Drauden would be taken away with the expansion. He does not want to see trucks practically in his driveway. Sarah Stanford addressed the commission. She lives in Whispering Creek and had some concerns regarding the Van Dyke extension. She does not think that this should go through as she does not want to see Mathers Woods destroyed. Anthony Lee addressed the commission. He said that after living in four different towns, he liked Plainfield with its trees, winding roads, and neighborhoods. The proposed extension of Van Dyke road would jeopardize what brought him to Plainfield in the first place. He said that it is inconsistent with the Village’s goal of trying to balance progress and preservation. He thinks it will create more traffic which would endanger the safety of the children, and it will steamroll Mathers W oods. Janet Cor ch rin addressed the commission. She said that she brought up the Van Dyke Road extension last time and wanted to mention that Van Dyke will actually create more traffic into the downtown area. She also had a question regarding the Renwick Bridge – if it goes over the river and railroad tracks, will there be an entrance/exit into the subdivision before the elevation? Mr. Hader explained the grade of the bridge and said that accommodations would be met for traffic needs. 11 Ms. Corchrin said that people who live in that area will have to head back in the opposite direction. She did not think it made sense and did not see an advantage. David Tucci addressed the commission. He opposes the Van Dyke extension. Mather Woods was intended to be a park, and he thought it would be a travesty to destroy the wishes of Mr. Mather. He also brought up school concerns and the amount of people that would travel through this area. Tom Devou addressed the commission. He said that he has been a village res ident for thirteen years. He is sure that the Plan Commission was involved with some of the parks that were established and thinks they were a great idea. He is concerned about the Van Dyke Road extension and the proposed subdivision destroying these. H e does not want the safety of the children compromised. Jerry Kelver addressed the commission. He is against the Van Dyke extension. He does not have any small kids but encountered many this past Halloween. It made him think that people will need to cr oss that street to get to the park. Lindsay McKay addressed the commission. With an empty lot on her court, there are 26 kids. While a bunch of kids were playing in the street, it occurred to her that toward the end of the street where they were playing would become Van Dyke Road. She asked the commission to consider where the kids would go. Vince Fazzio addressed the commission. He opposes the Van Dyke Road extension. He asked why they would have it if people will take Renwick Road. He said nine -te nths of a mile road has lots of curves in it. People will get off of it and take Van Dyke which will be a collector. Chairman Sobkoviak said that there will be additional opportunities to speak. If this project proceeds, it will proceed in stages. Righ t now is just a concept stage to see what people like and what the Village thinks. With seceding stages will be the preliminary plat and final plat. The preliminary will all be planned and surrounding areas will be notified. This will also be done in st ages – especially with such a large subdivision. It can be developed into as many as 10 sections – each with its own publich hearing. Commissioner Racich had one comment to Mr. Hader. It appears that a major stumbling block is Van Dyke Road. Would he c onsider abandoning that or think about that in the total comprehensive plan as this has been met with some resistance. Mr. Hader said that the portion of Van Dyke road that runs through his subdivision cannot be abandoned. However, beyond that is the Vil lage’s requirement. Commissioner Racich said that Van Dyke Road is not set in stone and asked him to possibly discourage the Village from pursuing that in his plan. 12 Chairman Sobkoviak said that he has noticed a lot of misinformation tonight, but does not want to correct all of it this evening. At 9:27 pm, Commissioner Manning moved that case number 967 -101303 (Springbank) be continued to December 1 st , 2003 Plan Commission meeting . Commissioner Schinderle seconded the motion. Chairman Sobkoviak called fo r a vote by roll call. Aye: Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 4 :0 . This will be discussed at the next Planning Commission meeting on December 1 . Chairman Sobkoviak asked the record to reflect that Commissioner Gehrke was not present for the entire second half of the meeting. Chairman Sobkoviak declare d the meeting adjourned at 9 :30 pm. __________________ Respectfully submitted, Laura Griffith Recording Secretary Karick & Associates, Inc. 13