HomeMy Public PortalAbout2002-05-07 PC minutesVillage of Plainfield Planning Commission Record of Minutes Date: May 7, 2002 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:04pm. Roll Call Present: Commissioners Henry, Kachel, Gehrke, Manning, Schinderle, Sobkovi ak, School District, Library District Absent: Commissioner Anderson, Park District, Fire District Minutes The minutes for the April 16 th meeting were accepted as presented. New Business CASE NO.: 952 -040402.TA DOWNTOWN DESIGN GUIDELINE S Request: Text Amendment (Public Hearing) Location: Village -wide Commenced: 7:08 pm Mike Lambert presented an overview of the Downtown Guidelines. He touched on some elements of the proposed guidelines, which are reproduced here: • The guidelines have ev olved into something of a design manual • Each of the three sections governed by the guidelines are laid out identically • Each section gives a historical description of what is in the area • The overriding objective for the downtown urban core was to maintain t he character of the area • Architectural guidelines summarize the purposes for each particular core and outlines the objectives • These guidelines were set up so as to give a broad view of the goals for these areas • Generic drawings have been included in an eff ort to keep examples understandable while providing some specifics at the same time • Regarding some recent questions as to whether the guidelines dictate what colors must be used for the buildings, the answer is that no specific colors are dictated, however colors should be consistent with the general look of the downtown area
" T h e r e i s a g o a l o f u s i n g c o l o r t o u n i f y s t o r e f r o n t s , g i v i n g a m o r e c o n s i s t e n t l o o k f o r t h e a r e a C h a i r m a n S o b k o v i a k o p e n e d t h e d i s c u s s i o n u p f o r p u b l i c c o m m e n t . N a n c y R o m a n , m e m b e r o f t h e B o a r d o f T r u s t e e s f o r t h e P l a i n f i e l d M e t h o d i s t C h u r c h , v o i c e d h e r o p i n i o n o f t h e p l a n s . S h e s a i d t h a t s h e a n d t h o s e s h e r e p r e s e n t s h a v e n o s p e c i f i c p r o b l e m s w i t h t h e p l a n s , b u t w o u l d l i k e m o r e s p e c i f i c s w h e n i t c o m e s t o c e r t a i n a s p e c t s o f r e g u l a t i o n . S h e s a i d t h a t e x p a n s i o n e f f o r t s w o u l d b e f i n a n c i a l l y b u r d e n e d b y s o m e o f t h e g u i d e l i n e s a n d w i s h e d t o s e e a w i l l i n g n e s s f o r f l e x i b i l i t y s h o u l d s u c h a s i t u a t i o n a r i s e i n t h e f u t u r e . C o m m i s s i o n e r K a c h e l a s k e d s t a f f w h e t h e r t h i s i s s u e w i l l b e b r o u g h t b e f o r e t h e p u b l i c b e f o r e t h e V i l l a g e m a k e s i t s d e c i s i o n . P l a n n e r G a r r i g a n s a i d t h a t t h e r e h a s n o t b e e n a d e c i s i o n a s o f y e t . C h a i r m a n S o b k o v i a k a s k e d M r . L a m b e r t i f t h e s e w e r e m e a n t s i m p l y t o b e g u i d e l i n e s r a t h e r t h a n p l a n s h a v i n g t h e p o w e r o f l a w . M r s . R o m a n i n t e r j e c t e d w i t h a q u e s t i o n , a s k i n g w h e t h e r a p l a n t h a t f o u n d i t s e l f a t o d d s w i t h t h e g u i d e l i n e s w o u l d b e r e q u i r e d t o s u b m i t a v a r i a n c e r e q u e s t . M r . G a r r i g a n a n s w e r e d t h a t s u c h a p l a n w o u l d n o t a s o f y e t s i n c e t h e s e a r e s i m p l y g u i d e l i n e s n o t l a w . K e i t h W r i g h t c a m e f o r t h w i t h t h r e e i s s u e s t h a t c o n c e r n e d h i m . F i r s t , h e f e l t t h a t a d e f i n i t i o n o f t h e t e r m h i s t o r i c n e e d s t o b e i n c l u d e d i n t h e g u i d e l i n e s . S e c o n d , s i g n g u i d e l i n e s s h o u l d b e r e v i s i t e d . T h i r d , h e f e l t t h a t t h e m e t h o d o l o g y i n t h e g u i d e l i n e s w a s l a c k i n g . P a s t o r J o h n C u r t i s e x p r e s s e d h i s t h a n k s t o t h e p u b l i c a n d t h e V i l l a g e f o r a l l o w i n g h i s c h u r c h t o p r o c e e d . H e c o n c u r r e d w i t h a n d r e i n f o r c e d M r s . R o m a n s o p i n i o n t h a t t h e g u i d e l i n e s s h o u l d n o t b e m a d e t o o s t r i c t . A t t h i s p o i n t t h e p u b l i c c o m m e n t s e s s i o n w a s c l o s e d . C h a i r m a n S o b k o v i a k a s k e d t h e c o m m i s s i o n i f t h e r e w e r e a n y q u e s t i o n s . C o m m i s s i o n e r M a n n i n g a s k e d M r . L a m b e r t w h a t e f f e c t t h e s e g u i d e l i n e s w o u l d h a v e o n t h r e e p r e v i o u s p r o j e c t s : C l a y t o n O l s o n s , L o m b a r d o s , a n d M a r y D s . M r . L a m b e r t s a i d t h a t t h e f i r s t t w o w o u l d h a v e b e e n i n l i n e w i t h t h e g u i d e l i n e s , h o w e v e r M a r y D s w o u l d h a v e b e e n s u b j e c t e d t o g r e a t e r s c r u t i n y . C o m m i s s i o n e r M a n n i n g a s k e d i f M a r y D s c o u l d h a v e t o r n d o w n t h e h o m e i t o c c u p i e s .
Mr. Lambert said that it could have, a s this is not a historic preservation ordinance. Commissioner Kachel asked if the guidelines have been figured into parking plans. Mr. Lambert deferred to Tang to answer that question. Commissioner Kachel said that he felt that some of the guidelines’ a ssessment of architectural designs of some buildings conveyed a negative or “insensitive” tone. He asked whether the language could have been somewhat less specific so as not to risk sounding offensive. Mr. Lambert said that the style of these guidelines is consistent with many that have been designed before, and he feels that they have been constructed in a very professional manner. Chairman Sobkoviak asked how the commission felt about the acceptability of the guidelines “as -is”. Commissioner Henry sa id that he supports the guidelines, but that he would like to see something included that would guide the property owner as to the process that could be expected in the future. Commissioner Manning noted that adherence to the guidelines would be voluntary but that the staff would still have some guidance as to the general vision of the future of the area design. Chairman Sobkoviak asked if there was any further discussion. Commissioner Schinderle moved to recommend to the Village Board that the Design Ma nual for the Lockport Street Business Corridor be adopted. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 6:0 CASE N O.: 950 -040202.TA B -5 (TRADITIONAL BUSINESS DISTRICT) Request: Test Amendment (Public Hearing) Location: Village -wide Commenced: 7:59pm
Planner Garrigan gave the staff report. Commissioner Schinderle asked how the guidelines approved in the previous case affect the issues being discussed in this case. Mr. Garrigan said that the previous case does cover some of the issues in this case. Chairman Sobkoviak opened the discussion up for public comment, but found none. He then asked about converting resident ial zoning to commercial. What if we amended the ordinance so that zoning would be available for resident to commercial. Commissioner Kachel voiced concern over the demolition of structures. Chairman Sobkoviak said that that could not be prevented witho ut strict ordinances. Chairman Sobkoviak suggested that this be continued to the second meeting in July. Commissioner Henry moved to continue this public hearing for further discussion to the 2 nd scheduled meeting in July. Commissioner Kachel seconded t he motion. Chairman Sobkoviak called for vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 949 -040202.TA BTD (BUSISNESS TRANSITION DISTRICT) Request: Text Amendment (Public Hear ing) Location: Village -wide Commenced: 8:20 Planner Garrigan gave the staff report. Commissioner Kachel said that Route 59 and Route 30 are major arterials. Is Lockport St. considered a major arterial? Chairman Sobkoviak said that BTD should be limited to Routes 59, 30, and 126. Changing parking standards needn’t be done – people can apply for a variance. The discussion was opened for public comment. Keith Wright said he would like to see standards for major arterials, and would like the Village to r eview the lighting regulations under BTD zoning.
Commissioner Kachel wondered whether parking lot lights need to be on all night. Kevin Ravier said that he felt the current system works well. Chairman Sobkoviak asked that staff look into amending the or dinance so that BTD is limited to Routes 59, 30, and 126. Commissioner Kachel moved to continue consideration of the BTD text amendment to the 2 nd scheduled meeting in July. Commissioner Manning seconded. Chairman Sobkoviak called for vote by roll call . Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 946 -031302.AA BERNARD J. HAYES Request: Annexation (Public Hearing) Location: West of Lily Cache & North of Rolf Road Applicant: Bernard & Rosem ary Hayes Commenced: 8:37pm Planner Garrigan gave the staff report. The applicant, Bernard J. Hayes, was present and addressed the commission. He said he owns property 11 miles to the south that was annexed about 13 years ago and was allowed to have agr icultural uses. Why is this case different? Commissioner Manning asked Mr. Hayes why he wants to have his property annexed. Mr. Hayes said that this would be the best solution for his purposes. Chairman Sobkoviak said that the commission has in the pas t allowed such a use to continue as long as the property is owned by the current owner. Once the property changes hands, the zoning changes to what it would normally be. We could possibly do that here. The Chairman asked whether the commission and the p etitioner had a problem with this idea. After some brief discussion, Commissioner Kachel moved to recommend approval of the annexation fo the applicant’s 4.0 acres located on Lily Cache Road with the two stipulations that (1) the present use would only be continued until the property changed ownership, and (2) an allowance of utility easements existed.
Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Sobkoviak Na y: None The motion is carried 6:0. CASE NO.: 951 -040402.SPR TWELFTH ELEMENTARY SCHOOL Request: Site Plan Review Location: Liberty Grove Subdivision -N.W. Corner Meadow Lane & Liberty Grove Applicant: Plainfield Consolidated Community School District #20 2 Commenced: 8:51pm Planner Drayna gave the staff report. The Village Engineer said that he has reviewed the plans and has no major issues with it. Chairman Sobkoviak asked about the school’s capacity for the keying up of buses. An architect for the pr oject said that there will be room for 10 -12 buses at a time. Commissioner Schinderle asked how many buses are needed to accommodate a projected student population of 800; the response was that 12 buses could handle the number of students who would take t he bus. Commissioner Schinderle aked whether sewer and water capabilities would be in place by the time the building is constructed. The applicant responded that they would. Commissioner Kachel asked if a historical theme would be incorporated in the de sign of the school. Commissioner Manning moved to recommend approval of the site plan for the Twelfth Elementary School of the Liberty Grove Subdivision subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compl iance with the requirements of the Plainfield Fire Protection District. 3. All 90 -degree stall lengths are to be 18.5 feet in length and all aisle widths between stalls is to be 26 feet in width. 4. All 60 -degree stall lengths are to be 22 feet. 5. Provide 100% scr eening of masonry or wood for all trash enclosures. 6. Submit a landscape plan prior to Village Board review. Commissioner Kachel seconded.
Chairman Sobkoviak called for vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Sobkoviak Nay: Non e The motion is carried 6:0. CASE NO.: 939 -021202.FP KENSINGTON CLUB, UNIT 3 Request: Final Plat Location: West of Route 59 & South of 127 th Street Applicant: The Estate of Francis Reibel Commenced: 9:13pm Planner Drayna gave the staff report. John Ph illipchuck, representing the applicant, addressed the commission. He asked whether we should really encourage pedestrian traffic along Route 59. IDOT is not too keen on having people waking next to a 6 -lane highway. Commissioner Henry asked where the pr oposed sidewalk would end. Dale Drayna conceded that a sidewalk might not even be necessary. The applicant spoke about some of the details of the plans. Commissioner Kachel asked a question regarding the sidewalk. He said that anytime you have a commer cial node, people want to get to it. If no sidewalk is there, how will the people get to the commercial development? The applicant responded by saying that the bikepath they have provided is intended to instill an internal focus – rather than encouraging exiting of the development via walking – thereby encouraging a safer route. Commissioner Henry noted that Kensington Club would be the only use of such a sidewalk. Chairman Sobkoviak asked how far from the pavement would the sidewalk be. Mr. Drayna ans wered that they didn’t know yet. – A small discussion of where sidewalks have previously been required ensued – Chairman Sobkoviak said that it would appear that there is no other support for the sidewalk.
Commissioner Henry moved to recommend approval of the final plat for Kensington Club Unit 3, with the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Provide an 8 -foot bike path on the northe rn edge of unit 3 as well as a bike path between lots 236 and 235 as per the preliminary plat and annexation agreement. 4. Submit a landscape plan prior to Village Board approval. Commissioner Schinderele seconded the motion. Chairman Sobkoviak called for v ote by roll call. Aye: Henry, Manning, Schinderle, Sobkoviak Nay: Kachel, Gehrke The motion is carried 4:2. CASE NO.: 948 -040102.FP GRANDE PARK Request: Final Plat Location: North of 135 th Street & West of Heggs Road Applicant: MPI Plainfield Joint Ven ture Commenced: 9:30pm Dale Drayna gave the staff report. John Phillipchuck addressed the commission. He expressed the fact the they were very pleased to be at this stage of the approval process; they have come a long way. He briefly introduced those w ho were present with him and who contributed to the design process. One developer went over the orientation of the site. He said that this should turn out to be the upscale place that it was intended to be. Commissioner Henry clarified whether the reten tion areas will be maintained by the Oswego Park District, to which the answer was, yes. Chairman Sobkoviak said that the controlling document will be the annexation agreement. Commissioner Schinderle clarified what, in reference to exhibit 6, “lookout” and “walkout” meant. Commissioner Manning moved to recommend approval of the Preliminary Plat for Units 1 and 2 of the Grande Park Subdivision with the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the r equirements of the Plainfield Fire Protection District.
3. Submit a landscape plan for the 30 -foot landscape easement in Unit 1. Commissioner Schinderle seconded. Chairman Sobkoviak called for vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinde rle, Sobkoviak Nay: None The motion is carried 6:0. Commissioner Manning moved to recommend approval of the Final Plat for Units 1 and 2 of the Grande Park Subdivision with the following stipulations: 1. Compliance with the requirements of the Village Engine er 2. Compliance with the requirements of the Plainfield Fire Protection District 3. Submit Covenants and Restrictions upon recording with the County Commissioner Schinderle seconded. Chairman Sobkoviak called for vote by roll call. Aye: Henry, Kachel, Gehrke , Manning, Schinderle, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 953 -040902.SPR/FPK WALNUT CREEK@HERITAGE MEADOWS Request: Site Plan Review & Final Plat Location: South of 119 th Street & West of Route 59 Applicant: Pasquinelli Comme nced: 9:47pm Planner Garrigan gave the staff report. Keith Burgh addressed the commission. He said that they have little to add to the staff report. He noted that they will have fewer townhomes than the zoning would allow – a plus, and that they have c omplied with staff’s stipulations. The Village Engineer said that a 119 th Street utility easement would be acceptable. Commissioner Gehrke asked if all the units are aligned. Anthony Pasquinelli said that the garages all align, but that the homes themse lves have some variation in alignment.
John Nelson, an architect for the project, said that the inherent issue of the town -homes is the preponderance of garages. We have a creative streetscape – the garages, though aligned, are not directly across from e ach other. Commissioner Kachel noted that the developers only have two roof styles planned. Commissioner Henry clarified whether there would only be one -or -the -other roof styles or both. Commissioner Schinderle moved to recommend approval of the final p lat for unit 7 of Heritage Meadows, commonly known as the Walnut Creek subdivision subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District 3. C omply with any recapture agreements pertaining to this property Commissioner Manning seconded the motion. Chairman Sobkoviak called for vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 6:0. C ommissioner Schinderle moved to recommend approval of the site plan of unit 7 of Heritage Meadows, commonly known as Walnut Creek subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer 2. Compliance with the requiremen ts of the Plainfield Fire Protection District Commissioner Manning seconded the motion. Chairman Sobkoviak called for vote by roll call. Aye: Henry, Kachel, Gehrke, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 6:0. There was some dis cussion about the scheduling of cases. Chairman Sobkoviak declared the meeting adjourned at 10:14pm ______________ Respectfully submitted,
Warren Lindsay Recording Secretary Karick & Associates