HomeMy Public PortalAbout2002-07-16 PC minutes Village of Plainfield Planning Commission Record of Minutes Date: July 16, 2002 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:01pm. Roll Call Present: Commissioners Kachel, Henry, Gehrke, Manning, Anderson, Sobkoviak , Schinderle Absent: Park District, Fire District, Library District, School District Minutes The minutes for the June 18 th meeting were accepted as presented. Development Report Mike Garrigan gave an overview of the following issues that were voted upon at the last Village Board meeting: • Wal -Mart – PUD 4:2, Rezoning 4:2, Site Plan 4:2 • Menards – Annexation 6:0 • Crossing of Wolf Creek – Annexation 5:1 • 608 Fox River – Special Use 6:0 • Walnut Creek Townhomes – Final Plat 4:2 Old Business CASE NO: 960 -050102.A/SU WALKERS POINT Request: Annexation and Special Use (Public Hearing) Location: Walker Road near Ridge Road and west of County Line Road Applicant: Midwest Development Commenced: 7:03pm Michael Garrigan gave the staff report Representing the p etitioner were John Martin, President of Midwest Development and Edward Welch, attorney for the petitioner. Mr. Martin highlighted the following changes that have been made to the plan: • Road extensions
" T r a i l l i n k s t o t h e g r e e n b e l t a t t h e e a s t a n d w e s t b o u n d a r i e s o f t h e p r o p e r t y " R i g h t - o f - w a y s r a n g e f r o m 6 0 - 1 0 0 f e e t " G o i n g t o 6 6 f o o t r i g h t o f w a y s w i l l d e c r e a s e l o t s i z e a n d t a x b a s e . C o m m i s s i o n e r H e n r y a s k e d i f t h e b i k e p a t h w i l l b e 1 0 f e e t . H e w a s a s s u r e d t h a t i t w o u l d b e . C h a i r m a n S o b k o v i a k a s k e d i f t h e d e v e l o p e r t o t h e e a s t c o u l d p o s s i b l y p u t t h e i r r e t e n t i o n p o n d n e x t t o t h e o n e o n t h i s p r o p e r t y a n d t h e r e f o r e i n c r e a s e t h e g r e e n s p a c e . C o m m i s s i o n e r K a c h e l a g r e e d t h a t t h e V i l l a g e n e e d s t o w o r k m o r e o n m a k i n g t h e s e t h i n g s m o r e v i s u a l l y p l e a s i n g . C h a i r m a n S o b k o v i a k b e l i e v e s t h a t t h e r e w i l l s t i l l n e e d t o b e s o m e t y p e o f d i v i s i o n f o r t h e H O A s . J i m H a r v e y w i l l n e e d t o r e v i e w t h i s f o r u s . M r . W e l c h s t a t e d t h a t t h i s t y p e o f t h i n g h a s b e e n d o n e i n B o l i n g b r o o k . T h e V i l l a g e o f P l a i n f i e l d h a s a l s o e s t a b l i s h e d d o r m a n t a r e a s t o t r y t o k e e p t h e s e p r o p e r t i e s a p p e a l i n g a n d e c o l o g i c a l l y s o u n d . C h a i r m a n S o b k o v i a k a s k e d i f e v e r y o n e i s s a t i s f i e d w i t h t h e r e v i s e d d e n s i t y f i g u r e s . M r . W e l c h r e m i n d e d t h o s e p r e s e n t t h a t t h e r e a r e t w o ( 2 ) w a y s t o c o r r e c t d e n s i t y c o n c e r n s . 1 . D e c r e a s e l o t s i z e 2 . I n c r e a s e t h e n u m b e r o f t o w n h o m e s . T h e p e t i t i o n e r h a s d o n e b o t h o f t h e s e . C o m m i s s i o n e r H e n r y w o n d e r e d h o w t h e n e w t i e - i n s w i l l w o r k w i t h t h e c u r r e n t t r a n s p o r t a t i o n p l a n s o f t h e V i l l a g e . M r . G a r r i g a n a s s u r e d h i m t h a t r o u t i n g w i l l b e i m p r o v e d . C o m m i s s i o n e r S c h i n d e r l e f u r t h e r a s k e d i f t h e s e e x t e n s i o n s w o u l d b e c o l l e c t o r s t r e e t s . N o . C h a i r m a n a s k e d i f t h e b o a r d w a s s a t i s f i e d w i t h t h e r i g h t - o f - w a y s . C o m m i s s i o n e r S c h i n d e r l e q u e s t i o n e d t h e i m p a c t o n u t i l i t i e s a n d w a s t o l d b y t h e V i l l a g e E n g i n e e r t h a t t h e r e w o u l d b e n o a d v e r s e e f f e c t . H e a l s o w o n d e r e d w h e n t h e p r o j e c t w o u l d s t a r t . M r . W e l c h s t a t e d t h a t b e f o r e w o r k c o u l d b e g i n t h e u t i l i t i e s w o u l d h a v e t o b e r u n t o t h e p r o p e r t y . C o m m i s s i o n e r G e h r k e a s k e d w h o i s p a y i n g f o r t h e e x t e n s i o n o f t h e u t i l i t i e s . 2
Steve Amann, Village Engineer, stated that the Springbake development is really driving this. There will need to be recapture agreements between parties. Commissioner Manning asked to here arguments for 66’ vs. 60’ right -of -way. Mr. Garrigan stat ed that 66’ gives more room for utilities in the easement. Mr. Amann added that utilities are better in the green space than the front yard. Mr. Welch reminded the group that the main things to be concerned about are water and sewer. Commissioner Kachel stressed that over the last year the board has been looking for variety and this project seems to give us that. Mr. Martin discussed the street width, landscaping opportunities and the overall visual appearance of the property. Commissioner Kachel said t hat if this is approved, it needs to be noted that board is not approving an overall 60ft right -of -way but the 60 -100 foot variation. Chairman Sobkoviak asked if there were other issues to discuss on this matter. Commissioner Gehrke asked how many 10,000 sf lots are proposed. The average lot size is 11,500 with 10 -15% in the 10,000sf range. Commissioner Kachel asked why not lose lot number 32 and move the other down so that you can get to 3.0. Chairman Sobkoviak stated that the Village Board has already dealt with this. In conclusion there was a discussion of park district roles and the use of “key lots” as a marketing tool. Commissioner Henry moved to approve the annexation of this site into the Village upon contiguity. He further moved to recommend app roval of the Special Use for permit 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. C ommissioner Henry seconded. Chairman Sobkoviak called for a vote by roll call. 3
Aye: Kachel, Henry, Schinderle, Manning, Anderson, Sobkoviak Nay: Gehrke The motion is carried 6:1 ________________________________________________________________________ Chairman Sobkoviak called the Zoning Board of Appeals meeting to order at 7:45pm. It was to run concurrently with the Planning Commission so as to avoid any confusion in discussion the following case. Roll Call Present: Commissioners Kachel, Henry, Ge hrke, Manning, Anderson, Sobkoviak, Schinderle Absent: Park District, Fire District, Library District, School District Minutes The minutes for the October 2, 2001 meeting were accepted as presented. New Business CASE NO: 976 -061702.FP/Z OVERMAN JON ES Request: Rezoning (Public Hearing) Final Plat and Plat of Consolidation Location: Northeast corner of Route 59 and Joliet Road Applicant: Overman Jones Funeral Home Commenced: 7:45pm Mr. Garrigan gave the staff report. Steve Amann stated that the sto rm water study will be completed before this goes before the Village Board. John Phillipcheck, Attorney for the petitioner started by saying that staff did and excellent job with a very complicated petition and then added the following: • Driveway issues ha ve been addressed • The Jones family has kept up with the property in the past and will continue to do so • Reasons for variance request • Buffering with a board on board fence Chairman Sobkoviak asked if the adjacent property owners have been notified. Yes the y have and there have been no adverse reactions. There was a brief discussion regarding stall dimensions and the use of the alley. 4
Ray Jones, owner of Overman Jones Funeral Home, stated that they have always tried to be a good neighbor and have never had a problem. As a matter of fact two (2) neighbors offered to sell their property to him. Others have complimented them on how nice the facility always looks. Chairman Sobkoviak stated that the only engineering issue is storm water and that will be taken c are of soon. Commissioner Henry moved to recommend approval of the rezoning of 303 N. Joliet Road from R -1 to B -1 Zoning Commissioner Schinderle seconded. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinder le, Anderson, Sobkoviak Nay: None The motion is carried 7:0. Commissioner Henry moved to recommend approval of the variance for the Village’s required 20 -foot landscape buffer subject to the following stipulations: 1. Compliance with the recommendations of the Village Engineer. 2. Compliance with the recommendations of the Plainfield Fire Protections District. 3. The placement of a 6 -foot privacy fence along the eastern and southern property line as shown on the site plan. 4. The incorporation of additional plantings as shown on the site plan. Commissioner Schinderle seconded. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: None The motion is carried 7:0. Commissioner Henry moved to reco mmend approval of the variance from the Village’s 20 -foot off -street setback subject to the following stipulations: 1. Compliance with the recommendations of the Village Engineer. 2. Compliance with the recommendations of the Plainfield Fire Protections Distric t. 3. The incorporation of the plantings in the 4.8 buffer as shown on the site plan. Commissioner Manning seconded. Chairman Sobkoviak called for a vote by roll call. 5
Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: None The mot ion is carried 7:0. Commissioner Henry Moved to recommend approval of the Plat of Consolidation subject to the following stipulations: 1. Compliance with the recommendations of the Village Engineer. 2. Compliance with the recommendations of the Plainfield Fire Protections District. 3. Compliance with the Village’s parking stall dimension requirements and drive aisle widths of 26 feet. 4. Relocation of the existing curb -cut that serves the current Overman -Jones Funeral Home. Commissioner Schinderle seconded. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: None The motion is carried 7:0. Chairman Sobkoviak declared the meeting Zoning Board of Appeals meeting adjourned at 8:10pm. The Planni ng Commission Meeting Remained in session. ________________________________________________________________________ CASE NO: 972 -060402.FP THE STREAMS Unit 1A Request: Final Plat Location: West of Rt. 59 from Dayfield Road Applicant: Daniel Malinowski -La keland Homes Commenced: 8:10pm Ms. Sheetz gave the staff report. Dan Malinowski, Project Engineer for Lakeland Homes opened by confirming that they are in agreement with the staff report and the letter they received from the village engineer. Commissio ner Manning asked if this is the property where the water runs in two (2) different directions. Mr. Malinowski confirmed that it is and there was a brief discussion of where and how the water flow will be managed. There was then a discussion of the numbe r of cul -de -sacs and stub streets that will be tied into the next phase of his development as well as other developments. Also discussed at this time were the tie -ins to Route 59 and River access. 6
Chairman Sobkoviak requested that staff provide the boar d with a list of what further developments are planned in this area. Commissioner Anderson moved to recommend approval of the final plat for the Streams of Plainfield Unit 1A subject to the following stipulations: 1. Compliance with the recommendations of t he Village Engineer. 2. Compliance with the recommendations of the Plainfield Fire Protections District. 3. Change the Name of Pebble Creek Lane to Pebble Creek Court 4. Include the owner’s address on the final plat 5. Subject to the conditions already stipulated for the Preliminary and Final Plat for The Streams of Plainfield. Commissioner Manning seconded. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: None The motion is carried 7:0. CA SE NO: 965 -051002.SPR RIVERWALK COMMERCIAL CENTER Request: Site Plan Review Location: Northwest corner of W. River Walk Court & IL Route 59 Applicant: Ronald Chovan and Jim Martin (Precision Construction Company) Commenced: 8:30pm Ms. Sheetz gave the s taff report and recommended the petition be continued. The petitioner was not present. There was some discussion as to roadway access, proposed heliport and other planned developments in the area Commissioner Manning moved to continue the Riverwalk Comm ercial Park petition. Commissioner Kachel seconded. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Anderson, Sobkoviak Nay: None The motion is carried 7:0. – A light discussion took place following the last case – 7
Per Commissioner Henry’s request, staff is to look into getting an aerial map of Plainfield and the surrounding area. Chairman Sobkoviak declared the meeting adjourned at 8:35pm. ______________ Respectfully submitted, Barbara E. Hegre berg Barbara E. Hegreberg Recording Secretary Karick & Associates 8