HomeMy Public PortalAbout2002-04-02 PC minutesVillage of Plainfield Plan Commission Record of Minutes Date: April 2, 2002 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:02pm. Roll Call Present: Commissioners Kachel, Gehrke, Schinderle, Sobkoviak, School Distric t, Park District Absent: Commissioners Seggebruch, Manning, Anderson, Fire District, Library District Minutes The minutes were accepted as presented. Planner Carroll gave the development report. Old Business CASE NO.: 792 -030700 COMPREHENSIVE PL AN Request: Continued Public Hearing Commenced: 7:03pm Chairman Sobkoviak asked staff for comment. Planner Carroll said that the commission can either approve as is, modify and approve, or continue the case for further discussion. Mike Hoffman addressed the commission, providing a few comments. Commissioner Kachel asked Mr. Hoffman if he had considered how far the proposed Van Dyke Road bridge would come down, saying that it is already a major thoroughfare. Chairman Sobkoviak said that since the proper ty is already purchased, we might as well go ahead with the plan. The fact that we know what will happen in the future will have an effect on the positioning of the road. Commissioner Schinderle pointed out that this is only a plan as of yet and that we don’t know with any degree of certainty what will happen that far in the future.
Plan Commission Minutes April 2, 2002 Page 2 Commissioner Kachel said that the positioning of the bridge is a critical issue and should be addressed. Chairman Sobkoviak said that we do not know where the bridge will go yet, and that we will deal with that at the appropriate time in the future. He said that the commission had a request regarding some property near Grant Park; staff has viewed favorably on the first point. The chairman asked Mike Hoffman to comment; Mr. Hoffman concurred. Chairman Sobkoviak asked staff how they felt regarding the northwest area of the map of the comprehensive plan. Commissioner Schinderle said that point one is fine, and that points two and three should be left as is. Commissioner Kach el asked why there weren’t more streets in the northwest area. Mr. Hoffman said that [adding more] is a possibility. Chairman Sobkoviak asked if there should be any discussion regarding the extension of Heggs Road. John Philipchuck interjected, asking f or clarification in the staff report as to the density figures of parcel one. Chairman Sobkoviak said that changing to medium density shouldn’t pose a problem. He asked for discussion on the southwest quadrant of the map. Commissioner Kachel inquired ab out the extension of Renwick Road. On the map, Renwick Road is shown to jog a bit at the section between Steiner Road and County Line Road. He asked why there was a jog instead of just making it a straight line. – A small discussion of roads ensued – Chairman Sobkoviak suggested making the changes to Renwick Road requested by commissioner Kachel – that is, discarding the jog in the road and keeping it straight. Commissioner Kachel asked a question regarding the corner of Renwick Road and County Line R oad. Why are the northwest and southwest corners zoned differently than the northeast and southeast corners? Chairman Sobkoviak called attention to a letter from Steve Amann. Regarding the southeast quadrant, commissioner Kachel asked if there was a pote ntial for a bridge on Fraser Road. 2
Plan Commission Minutes April 2, 2002 Page 3 Chairman Sobkoviak asked if the comprehensive plan addressed the areas where the sportsmen’s clubs are located – there has been talk of a full service interchange at Caton Farm Road. How would Teska advise regarding a f ull service interchange at Route 126 or 143 rd ? Mr. Hoffman said that either would be satisfactory. Commissioner Kachel inquired about Renwick Road at Interstate 55. It is good to have a possibility for relief (i.e. frontage road) when the traffic on 55 gets backed up. Mr. Hoffman said that a continuous frontage road along 55 at that point isn’t feasible. Chairman Sobkoviak asked about the northeast quadrant. Commissioner Schinderle asked Mr. Hoffman if there was an issue of a road being put through so meone’s property. Mr. Hoffman said that Heggs Road was possibly the instance Commissioner Schinderle was thinking of. Mr. Hoffman asked the commission how it felt regarding certain land use designations. Chairman Sobkoviak, responding to inquiries about public comment, announced that, because there were several opportunities and occasions at which public comment was heard, public comment tonight would not be taken. Commissioner Schinderle moved to recommend approval of the Comprehensive Plan subject to the changes as noted. Commissioner Gehrke seconded. Chairman Sobkoviak called for vote by roll call. Aye: Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0. Gary Hastert voiced his aggravation at having been denied a chance to c omment on this case. 3
Plan Commission Minutes April 2, 2002 Page 4 New Business CASE NO.: 938 -021202.A/Z/PP MAYSLAKE Request: Annexation, Zoning (Public Hearing), Preliminary Plat Location: North of Route 126, East of Route 30 and West of Van Dyke Road Applicant: Mayslake Village Commenced: 7:43p m Planner Carroll gave the staff report. Concerns were raised regarding the fact that the project showed only one entry point to the development. To the commissioners, this posed a safety question. Commissioner Kachel raised a question as to whether th e buildings could be made with all brick/masonry as opposed to having only 25% masonry. He believes that all brick both looks and holds up better than vinyl siding would on these types of buildings. Chairman Sobkoviak asked planner Carroll what exactly n eeds to be addressed tonight. Fr. Larry Drefin, a representative for the development, articulated he and his community’s goals for this project. The primary goal in building this project is to provide comfortable living arrangements for senior citizens a nd an environment that is both safe and peaceful. Mike Frigo addressed the commission: We envision the typical resident to be one of medium income. Our facility will have a bank, a wellness center, and an activities center. John Lurich highlighted some points on the site plan: • The complex will house over 600 seniors in three -story buildings. We have arrayed the buildings in pairs to build a sense of neighborliness. • Regarding access to the site, we wanted to bring people into the development with a view to the main building. A ring road has been employed, circling the development. The fire department’s concerns have been mostly resolved; there is a possibility for a second access point from Route 30. • The projected employee count for the community is 26 . Commissioner Schinderle asked what happens when the residents begin to require care. Mr. Frigo said that outside care could possibly be brought in, or we would work with the family of the resident to find more appropriate housing where full time care c ould be offered. Commissioner Kachel asked why assisted living won’t be provided. 4
Plan Commission Minutes April 2, 2002 Page 5 Mr. Frigo said that they have traditionally done what they are best at: providing an environment in which independent seniors can live happily. Chairman Sobkoviak asked the developers to please comment on the possibility of adding stubs to the north and south parts of the development. Respondent said that we would like to keep traffic to a minimum as well as keep the area safe for seniors (who will be walking about). One s uggestion was a bike path – this would become problematic with the introduction of additional roads. Chairman Sobkoviak said that a good case has been made regarding the safety issue. But, we have to look at the long -term issues as well. He asked staff if we could have property dedicated for stub streets in the future. Commissioner Kachel noted that in order for residents to get to the nearest commercial development, they will have to go all the way to Van Dyke Road and up to Route 30 to get there. Mr. Frigo said that transportation to and from stores, etc. is provided six days a week. Chairman Sobkoviak said that the developers will have to comply with the regulations of the Fire Department, and that they should make provisions for the future construc tion of stub streets. Developer brought up the issue of parking: peak parking at our Westmont facility was 244 spaces. This is primarily due to the fact that many of our seniors do not drive anymore. Chairman Sobkoviak suggested that, regarding signage, an annual hearing should exist for extensions on Lockport Street signs. Commissioner Kachel asked if the area across the waterway will have a walkway, to which the reply was yes. Chairman Sobkoviak opened the meeting up for public comment. Julie Franki n asked if these locations will have elevators. The answer was that elevators will be provided. Commissioner Kachel brought up the point of masonry. Mr. Lurich said that the reason they planned it as they did was that having a combination of masonry and vinyl breaks up the look by breaking up the horizontal lines of the buildings. 5
Plan Commission Minutes April 2, 2002 Page 6 Commissioner Kachel said that Naperville has all -brick apartment buildings. Mr. Lurich said that there is also a cost issue involved. Constructing with all -brick would be muc h more expensive and would ultimately have the effect of raising the cost of living for the residents. He reiterated Mayslake’s commitment to providing affordable housing for seniors. Commissioner Gehrke asked how much these apartments would rent for. M r. Frigo said that they would range from $1000 to $1600 per month. Commissioner Gehrke asked if the Westmont location had the same rates. Mr. Frigo said that because of the time when that location was built (over 20 years ago), the cost of construction was less. As such, they are able to charge less at that location. Commissioner Kachel inquired what the center area was for. Mr. Lurich said that the main building will be used for activities as well as offices. Mr. Frigo said that the wellness center would have activities such as Tai Chi and line dancing for the seniors to participate in. Commissioner Schinderle moved to recommend approval of the annexation of the subject property to the Village of Plainfield with R -4 zoning. Additionally, approval of the preliminary plat and preliminary site plan subject to the stipulations outlined in the staff report as well as the following three stipulations: 1. Stub streets or property dedicated for such be made for the north and south regions of the development. 2. An annual hearing will occur for any extensions on signage on Lockport St. 3. A walkway will be constructed around the pond. Commissioner Kachel seconded. Chairman Sobkoviak called for vote by roll call. Aye: Kachel, Schinderle, Sobkoviak Nay: Gehrke The motion is carried 3:1. 6
Plan Commission Minutes April 2, 2002 Page 7 CASE NO.: 941 -021502.RZ 709 DIVISION Request: Rezoning (Public Hearing) Location: 709 Division Applicant: Robert & Susan Krueger Commenced: 8:40pm Planner Garrigan gave the staff report. Commissioner Kachel said that we don’t h ave adequate parking in Plainfield; was there a discussion about parking for the school. Angie Krueger (representing) is present. Commissioner Kachel said that the Village and the school district should discuss this further. Ms. Krueger said that they h ave been in touch with the school district. Commissioner Kachel said that he would like to see this case continued to allow for further discussion. Chairman Sobkoviak asked how the other commissioners felt about this. Planner Garrigan said that continui ng this case for a further two weeks probably wouldn’t yield any different results. Commissioner Kachel said that parking is a very important issue. Chairman Sobkoviak asked if we need to look at this as presented . Do we agree with the findings in the s taff report? Is additional screening necessary? Planner Garrigan said that in past cases additional screening has been required. Chairman Sobkoviak asked what should be done about the driveway. He asked whether a residence should share a driveway with a business. The driveway and parking issues are tied together; he inquired what widening the driveway would do to parking. Chairman Sobkoviak asked if the commissioners concurred with the staff report. Commissioner Schinderle said he did. Commissioner Kachel said yes, but that he didn’t feel comfortable with the driveway/parking issue. 7
Plan Commission Minutes April 2, 2002 Page 8 Chairman Sobkoviak said that at this point we cannot approve zoning because the applicants need IDOT approval of widening the curb cut. Commissioner Kachel said that th ere are others along Route 59 that will come up similarly. Chairman Sobkoviak said that it appears we need to continue the case until petitioner gets approval from IDOT or at least some indication from IDOT. Chairman Schinderle moved to continue the case . Commissioner Kachel seconded the motion. Chairman Sobkoviak called for vote by roll call. Aye: Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0. CASE NO.: 943 -030802.SU/SPR KENSINGTON PUD Request: Special Use (Public Hearin g), Site Plan Review Location: Southwest corner of Route 59 & 127 th Street Applicant: Mid America Acquisition and Eckenhoff Saunders Architects Commenced: 9:15pm Planner Garrigan gave the staff report. David Shaw, attorney for the petitioner, was present and addressed the commission. The parking requirement has been requested to be lowered. This reduction would lower the ratio from 5.5 to approximately 5.36. Greg Shupek explained the architectural design. The building is mostly brick and glass with al uminum corners. Chairman Sobkoviak asked if this was a standard design for First American banks. Mr. Shupek said that this model was a bit up -scaled. Chairman Sobkoviak said that he felt that the petitioner has made a good case for the reduction in park ing. Commissioner Kachel asked what the ratios are for Joliet and surrounding areas. 8
Plan Commission Minutes April 2, 2002 Page 9 Mr. Shaw said that they are mostly 5 to 1. Chairman Sobkoviak asked the commission whether it was appropriate to permit the applicant to operate a bank with a drive -th ru at this location (B -3 zoning). Also, does this site plan provide for an “innovative and creative design”? Commissioner Kachel requested some raises in the roofline to add some variation to the design. Chairman Sobkoviak called attention to two letters from Hamilton that indicated that the applicant is in compliance. Commissioner Kachel moved to recommend approval of the special use permit for the Planned Unit Development for the Barnes & Noble, Kensington Center Retail and First American Bank with dri ve -thru subject to the stipulations outlined in the staff report. Commissioner Schinderle seconded. Chairman Sobkoviak called for vote by roll call. Aye: Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0. Commissioner Kachel mov ed to recommend approval of the site plan for the Barnes & Noble and Kensington Center Retail subject to the stipulations outlined in the staff report, with the exception of stipulation number 3. Commissioner Schinderle seconded. Aye: Kachel, Gehrke, Sch inderle, Sobkoviak Nay: None The motion is carried 4:0. Commissioner Kachel moved to recommend approval of the site plan for the First American Bank subject to the stipulations outlined in the staff report. Commissioner Schinderle seconded. Chairman Sob koviak called for vote by roll call. Aye: Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0. 9
Plan Commission Minutes April 2, 2002 Page 10 CASE NO.: 942 -021402.TA TEXT AMENDMENT TO ZONING ORD. Request: Text Amendment (Public Hearing) Commenced: 9:48pm Planer Drayna gave th e staff report. Chairman Sobkoviak asked if there was anyone in the public who wished to comment. (None did.) Commissioner Kachel moved to recommend approval of the revisions to the fence ordinance. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for vote by roll call. Aye: Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0. CASE NO.: 947 -031302.FP PRAIRIE RIDGE Request: Final Plat Location: Southeast corner of 119 th Street and Van Dyke Road Applicant: Pa squinelli, Inc. Commenced: 9:51pm Planner Carroll gave the staff report. David Shaw represented the petitioner. Commissioner Kachel moved to recommend approval of the final plat for Heritage Meadows Neighborhood 1 (a/k/a. Prairie Ridge) subject to the s tipulations outlined in the staff report, and with respect to the amendment to stipulation number three so that it also includes the point that the petitioner is not responsible for the relocation of utilities if necessary. Commissioner Schinderle seconde d. Chairman Sobkoviak called for vote by roll call. Aye: Kachel, Gehrke, Schinderle, Sobkoviak 10
Plan Commission Minutes April 2, 2002 Page 11 Nay: None The motion is carried 4:0. CASE NO.: COUNTY CASE MAP AMENDMENT (O’Toole) Request: Rezoning of property from A -1 (Agricultural) to R -3 (Single Family ) Location: 25464 W. 135 th Street Applicant: John P. O’Toole Commenced: 9:56pm Planner Drayna gave the staff report. The petitioner was not present. Commissioner Schinderle moved to recommend forwarding a letter of no objection to the Will County Planni ng and Zoning Commission to approve the rezoning from A -1 to R -3 subject to the following stipulation: • Provide 10’ setbacks for proposed garage to eliminate any negative impacts on the surrounding residents in Nature’s Crossing. Commissioner Kachel secon ded. Chairman Sobkoviak called for vote by roll call. Aye: Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0. CASE NO.: COUNTY CASE GRAVER EASEMENT Request: Vacation of a 20 -foot Emergency Vehicle Easement Location: Lot 40, Grave r Country Estates Applicant: Jim Gibbons Commenced: 10:02 Planner Drayna gave the staff report. Mary Dossi , a resident of Graver Country Estates, asked a clarification question regarding the location of the emergency vehicle easement. Commissioner Schin derle moved to recommend providing signatures to the Plat of Vacation for the vacation of a 20 -foot emergency vehicle ingress/egress easement in Graver Country Estates. Commissioner Kachel seconded the motion. 11
Plan Commission Minutes April 2, 2002 Page 12 Chairman Sobkoviak called for vote by roll c all. Aye: Kachel, Gehrke, Schinderle, Sobkoviak Nay: None The motion is carried 4:0. Chairman Sobkoviak noted that the use of the language “so moved” is not legal and should not be used when making a motion. There was a small discussion of the Van Dyke Road extension with respect to the bridge placement. Chairman Sobkoviak adjourned the meeting at 10:14pm. ____________ Respectfully submitted, Warren Lindsay Warren Lindsay Recording Secretary Karick & Associates, Inc. 12