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HomeMy Public PortalAbout2003-11-18 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: November 18 , 2003 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7:0 0 pm. Roll Call Present: Commissioners Kachel, Henry, Gehrke, Manning, Schinderle, Racich, Sobkoviak, Library District Absent: Fire District, Park District, School District Minutes The minutes from the November 4 , 2003 meeting were accepted as submitted. Development Report Michael Garrigan read the Development report. He said that the Bo ard approved the site plan for the Regganie’s Subdivision (5:0). Also the special use and site plan were approved for the Timber’s Professional Building. This will be consolidated into one lot. Eagle Chase wanted to amend the annexation agreement. This was approved. The final plat for White Ash was approved. Old Business CASE NO.: 967 -051702.CP/AA/SU/PP SPRINGBANK Request: Concept Plan/Annexation Agreement (Continued) Special Use/Preliminary Plat Location: South of Renwick, East & West of Dra uden, North of Caton Farm Road And East & West of County Line Road Applicant: MAF Development, Inc. Started: 7:0 5 pm Chairman Sobkoviak announced that at the last meeting, an agreement was made regarding the realignment of Drauden Road. The developer h ad to redesign their plan and could not present it tonight. 1 Mr. Garrigant said that the public hearing will be continued December 2. Commissioner Henry requested public comment on the issue, but Chairman Sobkoviak countered that there was nothing new to comment on. Commissioner Schinderle moved to continue the consideration of the Springbank subdivision at the December 2 meeting. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Manning, Sch inderle, Racich, Sobkoviak Present: Gehrke Nay: None The motion is carried 6 :0. The issue will be continued on December 2. New Business CASE NO.: 107 0 -091503 .SU/SPR WHITE CASTLE Request: Special Use/Site Plan Review Location: Lot 17, Menards of Pla infield Applicant: Craig Eileis Started: 7 :07 pm Valerie Hastings read the staff report. The Village Engineer said that he has already reviewed this and has no major issues remaining. Chairman Sobkoviak swore in Craig Eileis. Mr. Eileis said that they a re looking forward to building in Plainfield and are working to comply with the Staff’s requests. It will be a unique and flattering design. Commissioner Schinderle said that they already have one restaurant with drive -thru wraparound problems and is wor ried about adding a second. The Village Engineer said that they looked at this issue, but any alternatives would force a redesign of the building. He said that wraparound issues are always a concern. 2 Mr. Eileis said that White Castle uses this design is in a lot of outlet sites . They put the drive -thru menu board in front of the building, so that traffic circles the building. He presented a diagram of the proposed drive -thru. Commissioner Henry asked if you could move the handicap parking to the east side. Mr. Eileis said that they could make this adjustment. Chairman Sobkoviak asked how this proposal was different from the White Castle on 59 and Caton Farm Road. Mr. Eileis said that the menu board is in the rear – basically, the building is revers ed. The restaurant on 59 & Caton Farm is the old standard design, but they found with the new design service has improved for whatever reason. Chairman Sobkoviak asked if the Village Engineer has any concerns about this. He did not. Commissioner Racich asked what percentage of sales are drive -thru. Mr. Eileis responded that it is about 55 – 60 percent. Chairman Sobkoviak opened up the meeting to public comment. Katherine H allon of Heritage Meadows said that the set up does not allow people parked in the handicap spaces to be able to back up when traffic is wrapped around. She suggested clearly designating where cars should line up to permit cars to properly back up. Chairman Sobkoviak said that they will need to add a stipulation to move handicap pa rking spaces and re -stripe the traffic movement for the drive -thru. A consultant for the applicant approached to explain where ADA requires handicap parking. Chairman Sobkoviak corrected that they will not specify placement of handicap parking. There wa s no further public response. Commissioner Manning asked for clarification on re -striping. Mr. Eileis said that they can direct traffic further out when lining up for the drive -thru. They will then have to depend on the “honor system” to allow cars to b ack out. Commissioner Henry asked for some clarification on the entrances and exits for the site. 3 Commissioner Kachel asked if they can post a sign that reads “Please do not block parking spaces”. Commissioner Manning said that stacking is a problem wit h all parking spaces, not just handicap spaces. Commissioner Schinderle said that they could put a double yellow line to mark the drive -thru lane. There was then some discussion regarding the width of the drive -thru lane. It was determined that there wa s enough for two lanes. Jim Tomkin addressed the commission. He said that he has seen something similar to this and asked if you could extend the parking island out 8 feet so people cannot block the handicap parking spot. There was some discussion regar ding this. Chairman Sobkoviak said that the staff and village engineer are aware of what they need in order to make this work. Commissioner Racich asked if it would be possible to remove the blue stripes and logos from the architecture. Mr. Eileis said that this is the corporate logo and is an image they are trying to maintain. Commissioner Racich asked how this building is unique. Mr. Eileis responded with some details regarding the colors and the stone on the building. Commissioner Kachel said that he likes the new look with this restaurant. Chairman Sobkoviak asked if there was any additional discussion. There was none. At 7:40 pm, Commissioner Henry moved to recommend approval of the Site Plan Review/Special Use for White Castle, Lot 17 Menards o f Plainfield 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. Compliance with the Village’s Photometric Standards of a minimum readin g of a 0.05 footcandle at the property line. 4. Relocation of the handicap stalls as far east as possible and restripe traffic movement for drive -thru traffic. Commissioner Kachel seconded the motion. 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. 4 The discus sion will go forth on December 1 , but the applicant was encouraged to contact the Village for a definitive schedule. CASE NO.: 1074 -022503.SU/SP R PLNFLD UNITED METHODIST CHURCH Request: Special Use/Site Plan Review Location: North & West corner of Illinois Street & Chicago Street Applicant: Rev. Daniel Facemyer Started: 7:41 pm Michael 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. Chariman Sobkoviak swore in Bob Witman and Bob Morris. Mr. Morris addressed the commission. He sp oke on behalf of the church’s architect. The historic image of the church was important to them and some insensitive additions were made to the original addition. A lot of work will be needed for restoration, and they want to recreate spires from the bui lding based on its archives. They are working on part of this at this time. They are trying to incorporate functional needs including reopening the original main entrance and create a larger gathering space as you walk in the door. There will be some su btle but very simple additions made. Commissioner Henry asked the Staff to explain what they are trying to achieve. Mr. Garrigan said that the applicant has done a good, subtle job with this, but they want to make the new addition discernible from the or iginal. They do not want to duplicate the structure. Commissioner Kachel compared this to the Plainfield Library and said that he wanted to see the two structures blend. Commissioner Henry asked if the set back alone did this. Mr. Garrigan said that he thinks the applicant is close but there is an opportunity to work on some small architectural elements to discern the addition from the original. Commissioner Kachel asked why they would want to do that. Wouldn’t they like for this to be the same? Comm issioner Henry asked if Mr. Morris has any comments on this. Mr. Morris said that they are having the same discussion with a structure in Lockport. They want to make a subtle difference so it has some merit. There is something 5 dishonest about making a b uilding something it is not. Limestone is a very versatile material that will allow this difference. Commissioner Racich said that he supported Commissioner Kachel. He wants to make the building consistent. He also brought up some minor points. Would the church have air conditioning? Mr. Morris responded that it would. Commissioner Racich said that they had a compressor problem with St. Mary’s church. Mr. Morris pointed out on the plan that there would be a concrete pad surrounding this. Commission er Manning asked for more information regarding discerning between the old and new parts of a building. Mr. Garrigan reiterated the staff’s position that there should be a subtle different between the original building and an addition. Mr. Morris said th at he thinks the cut of the stone could be changed to discern the old and new parts of the building. He also pointed out potential problems with other solutions. Commissioner Kachel asked if the air conditioning and trash enclosure could be vented. He a lso asked if there were any plans to redo the alleyway behind the church. Mr. Garrigan was not aware of any plans to do so. Chairman Sobkoviak asked why this was deemed special use. Mr. Garrigan said that with the addition of classrooms it was required. Chairman Sobkoviak opened up the meeting for public comment. None was offered. At 8:0 7pm, Commissioner Schinderle moved to recommend approval of the Special Use permit subject to the following stipulations: 1. Compliance with the requirements of the Villa ge Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Manning seconded the motion. 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. At 8:08 pm, Commissioner Schinderle moved to recommend approval of the Site Plan subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compliance with the requirements of the Plai nfield Fire Protection District. 6 3. That the applicant work with staff to incorporate architectural elements or reconfigure the layout of the proposed addition along the eastern façade to distinguish it from the original church building. 4. That the applicant su bmit a trash enclosure plan prior to consideration by the Village Board. Commissioner Manning seconded the motion. 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. This will go forth to the Board probably on December 1, but the applicant was encouraged to contact the Village for a definitive schedule. CASE NO.: 1078 -103103.RZ SERVICE STAR Request: Rezoning Location: Southwest corner of 119 th St reet & Rt. 59 Applicant: Service Star Started: 8:14 pm 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 also noted that the a pplicant was Pasquinelli. He presented the staff report. Mr. Garrigan said that this is a housekeeping matter. The rezoning on this property was never done. Chairman Sobkoviak said that it appears that a good deal of this property is not buildable. Mr . Garrigan agreed that there are some major challenges with this. Commissioner Kachel said that he did not remember this bit property looking like this before and wanted to know why it could not be left zoned as it is. Commissioner Sobkoviak swore in Bru ce Reu. Mr. Reu said that he is the contract buyer. He said that only the very northeast of this property is buildable because of the flood plain. They have no intent on building on the southeast of the creek. Most of this land will remain open. Commi ssioner Kachel thought that this was to be used for vistas. 7 Mr. Garrigan said that Heritage Meadows was originally using this. Ms. Hallon addressed the commission. She owns property in Heritage Meadows. She presented some photos from flooding that happ ened on July 28. She said that the water in this area flows high and rapidly. She is worried about a building digging this out and causing more problems. Chairman Sobkoviak said that they will pass the photos on to Staff. Julie Franken addressed the co mmission. She made a comment that the green space that is there now is nice. Chairman Sobkoviak responded that there are no plans to build on this property other than in the far corner. Commissioner Kachel said that if this is green space used for deten tion, they will need to look into it. Mr. Garrigan agreed to look into that. Greg Kantley addressed the commission. His main concern was coming across the creek. He did not know what would stop the flow of the water. He also wanted to know why they ha d to change the entire area. Why couldn’t they just rezone the corner? Chairman Sobkoviak asked if there was any further comment. When none was given, Chairman Sobkoviak declared the time for public comment closed. Mr. Garrigan said that this was alway s zoned as commercial. Commissioner Henry asked if there would be a public hearing for the site plan. (He was assured that there would be). Mr. Reu said that they would meet with the neighbors to coordinate this. Commissioner Racich asked what some sug gested activities were for this site. Mr. Reu said that they are talking about a possible strip retail or auto service sites. Chairman Sobkoviak said that when they had the annexation agreement for this, it was zoned as R1, and it was decided that this w ould be specified later. At 8:39 pm, Commissioner Manning moved that the Plan Commission rezone the southwestern corner of 119 th Street and Route 59 as identified by Service Star to B -3 zoning . Commissioner Henry seconded the motion. Chairman Sobkoviak c alled for a vote by roll call. 8 Aye: Henry, Gehrke, Manning, Schinderle, Sobkoviak Nay: Kachel, Racich The motion is carried 5 :2 . This will be discussed at the next Planning Commission meeting on December 1 . This will go forth to the Board probably on De cember 1, but the applicant was encouraged to contact the Village for a definitive schedule. A short break was called for at 8:42pm. The meeting reconvened at 8:51pm. CASE NO.: 1077 -102803.CP LABANCZ Request: Concept Plan Location: No rth & South sides of Rt. 126, East of County Line Road Extended Applicant: Lakewood Homes Started: 8:52pm Ms. Hastings read the staff report. Chairman Sobkoviak swore in the group from Lakewood Homes. Carl Brank gave a short introduction as the real est ate consultant with Lakewood Homes. Then, Jim Trusdell introduced himself as the director of planning and zoning with Lakewood Homes. He also introduced Kurt Wandry, Bruce Goldsmith, and Larry Peterman. Mr. Trusdell passed out brochures from Lakewood Ho mes and gave some background on the company and nearby developments. He showed a representation of the concept plan and clarified different planned residential and commercial uses. He said that a critical element of this plan is County Line Road extendin g North up to 143 rd Street. The complicating factor in this is a drainage ditch along the property. Mr. Trusdell showed a map of the surrounding area and explained the current zoning and ownership. He expressed an interest in talking to the neighbors ab out the plans. He then turned the presentation over to Larry Peterman. Mr. Peterman again stressed the complicated factor of the creek/tributary along the West side of the property. It runs along County Line Road and eventually into the DuPage River 9 Th is would normally be split between the two adjoining properties, but it is being used at one point for irrigation and because of its connections is also designated as an Illinois Waterway. The developer is also working on other options suggested by staff. County Line Road is a low point which is why they wanted a detention pond on the South end of the property. He also gave some statistics and details of the properties. Mr. Peterman then proposed a new alignment of County Line Road to split the site. T he southwest corner of the site can then be used as a detention pond, and they can put the commercial property in there as well. Commissioner Kachel suggested possibly moving the park area. Commissioner Henry said that he did not like the original plan. It did not seem to follow PUD guidelines. Chairman Sobkoviak pointed out that the applicant is not filing for PUD. Commissioner Henry brought up an issue regarding lot size concerns. Mr. Peterman explained the reasoning behind their proposed lot sizes. Chairman Sobkoviak said that the Village Board generally does not like lots to be less than 80 feet wide. He asked for Staff’s feedback. Ms. Hastings said that they are still looking for open space and need to consult with the Engineer regarding the ne w proposed road alignment. Chairman Sobkoviak asked about the proposed commercial use. There was some discussion regarding this commercial use as compared to the commercial use on the proposed WIKADUKE Trail. Chairman Sobkoviak said that the WIKADUKE wi ll be used for major industrial not neighborhood commercial. Commissioner Henry said that the issued to be looked at will be density, lot width, traffic and commercial. Commissioner Kachel asked what type of homes they are looking at. Mr. Trusdell liste d the statistics for the proposed duplex and single family homes. Chairman Sobkoviak asked if they would pursue sewer and water extensions with annexation. Mr. Trusdell said yes – they are putting together a utility corridor. Chairman Sobkoviak opened t he meeting up for public comment. None was offered. 10 Commissioner Kachel said that they would look at the new road alignment. Chairman Sobkoviak said that they will definitely talk with the Engineer regarding these plans. Commissioner Schinderle asked how the street and lot layout will look. (This will be presented in future presentations). Mr. Trusdell said that they would work with staff to incorporate the needs and requirements. Chairman Sobkoviak commented that if Staff thinks that this is a goo d idea, the commission will probably have parallel thoughts. There was a short discussion regarding park and green space. Commissioner Racich asked if the creek has a name that runs through there. A member of the audience identified this as Springhole C reek. Commissioner Schinderle commented that he likes the new plan much better than the first one presented. Chairman Sobkoviak asked what the Staff was looking for. Ms. Hastings said that were seeking a motion to ask the developer to work with staff on this project. At 9:40pm, Commissioner Schinderle moved to ask the developer to continue to refine the project and continue to meet with staff to make a new presentation. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by r oll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0. CASE NO.: Auto Body Shop WILL COUNTY CASE Request: Special Use Location: 12036 S. Spaulding Drive Started: 9:41pm Stephanie Sheetz read the Staff report. Chairman Sobkoviak asked if there are other repair and body shops in the area. (There are). He swore in Gary Majeski. 11 Mr. Majeski said that there are no additions to this project other than special use for the purpose of a body shop. Commissioner Schinderle asked about storing cars. Mr. Majeski said that cars would not be stored on this property. There is an agreement in the least that automobiles could not be stored there for any length of time. Chairman Sobkoviak sai d that they have looked favorably upon this in the past. Commissioner Kachel asked if there was any use for outside storage. Mr. Majeski said no because parking is limited. Chairman Soboviak asked for any further discussion. None was offered. Commissi oner Manning moved to recommend the forwarding of a letter of no objection to Will County in the case of Special Use for an Auto Body shop on Spaulding School Drive. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll cal l. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 7:0. This will go forth to the Board probably on December 1, but the applicant was encouraged to contact the Village for a definitive schedule. Commiss ioner Racich asked to make one last comment regarding the presentation by one of the applicants. He believes that everything should now be shown using Microsoft Power Point. Commissioner Kachel added that an applicant should also be able to see an overvi ew map of the area. Commissioner Manning also added that he is encouraged that the petitioner did such a good job reworking their concept plan. Chairman Sobkoviak said that they need to make a variance for small issues that they may not need to use the P ower Point presentation. Commissioner Racich said that they should at least enforce this with the bigger developers. Power Point is much more professional. 12 Commissioner Henry also mentioned that he felt uncomfortable making a motion on the Labancz case since they were not really voting on anything. Commissioner Manning said that they just voted to let the petitioner know it was okay to continue working on the project. Chairman Sobkoviak adde d that they were really voting so the petitioner knew that the y were on the right track. Commissioner Henry asked if they had filed an application. Mr. Garrigan said that they had just filed for a concept plan. Commissioner Kachel brought up that re -paving the alleyway behind is necessary since it is used a lot – especially during festivals. He thought that this should be looked at while the church is doing the renovation. Chairman Sobkoviak went back to the issue regarding the LaBancz vote. He said that a petitioner came in and paid for an application, so they owe it to him to view their plan. Mr. Garrigna asked if for future applicants, they want to see grid plans. Commissioner Kachel said that they need something like this – especially with all of the recent roadway extensions. Chairman Sobkoviak also said that they need to authorize the Staff, so that an applicant knows if Staff asks for something, it needs to be there. He kind of gets annoyed when Staff asks for something and the applicant does not provide it. Ms. Sheetz added that there would be a WIKAD UKE Open House from 4 -8 November 19. It would be a running presentation for what will be proposed. She also mentioned a Village Board Workshop that will discuss a questionnaire the EDC and Planning Commission brought forward. Commissioner Henry asked if they could make a resolution for the trustees to decide how density should be measured and/or calculated – perhaps at the next meeting. Chairman Sobkoviak said that they just need everyone to calculate this the same way. Commissioner Manning said that S taff deals with gross density, but the trustees measure buildable density. Commissioner Henry added that some developers measure this differently altogether. Commissioner Manning asked if the Staff had a position on this. Mr. Garrigan said that the appl icant needs to submit this, but the Staff believes it should be measured by gross density. 13 Chairman Sobkoviak asked if this was nationally accepted. Mr. Garrigan said that most planners measure gross density. Some people show buildable density, but that takes out certain parameters. The question becomes if you should give the developer credit for storm water detention, for instance. Commissioner Kachel said that flood planes should be negotiable. Mr. Garrigan said that it is Staff’s belief that a deve loper should be given credit for open space areas. However, there is not a consensus between different groups, and a consensus needs to be established. Commissioner Henry said that the decision should start here, and they should take it to the trustees. Chairman Sobkoviak declare d the meeting adjourned at 10 :0 0 pm. __________________ Respectfully submitted, Laura Griffith Recording Secretary Karick & Associates, Inc. 14