HomeMy Public PortalAbout2002-09-17 PC minutesVillage of Plainfield Planning Commission Record of Minutes Date: September 17, 2002 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:03pm. Roll Call Present: Commissioners Kachel, Gehrke, Manning, Anderson, Sobkoviak Absent: Commissioners Henry, Schinderle, Park District, Fire District, School District, Library District Minutes The minutes for the September 3 rd meeting were accepted as presented. New Business CASE NO.: 982 -080202.AA/Z/PP DUNMORE ESTATES Request: Annexation (Public Hearing) and Preliminary Plat Location: Northeast Corner of 135 th and Heggs St. Applicant: Macom, Inc. Commenced: 7:07pm Planner Garrigan gave the staff report. Chairman Sobkoviak calle d John Phillipchuck, who represented the applicant – Macom Corp. – to present their request. Mr. Phillipchuck began by pointing out that they have not been able to sit down with one of the impacted residents, Duane Linden. Staff has been suggesting that we incorporate an undulating berm at this site. We have found that typically residents do not like the undulating berm, and we feel that it is not appropriate for this case. Since we feel that we have gone above and beyond the minimum requirements, we w ould like the commission allow this to move on. Paul Layman, president of Macom, Inc., addressed the commission: We will require that no three houses have the same floor plan. This will ensure that there are no problems relating to monotony in appearance . In addition, we control the architectural guidelines in order to keep the appearance consistent. Commissioner Manning asked how the developer controlled the architectural guidelines. Mr. Layman responded that architects must clear the design with us .
Mr. Phillipchuck said that staff has indicated that this site is a logical extension of the Plainfield city limits. Mr. Layman added some comments: we have included in our plans a path that goes from a neighboring subdivision to the project site’s park . We have consulted and worked with the Plainfield Park District. Commissioner Kachel suggested that the developers’ site plan should provide an aerial view of the subject property so that the commission can better see what is being discussed. Commiss ioner Kachel also noted the West Nile Virus and its current method of transmittal via mosquitoes; we should make sure that the ponds in this development are aerated so as to prevent mosquitoes from breeding in them. There was a discussion of the plan for the continuation of Heggs Road. Steve Amann said that Heggs Rd. will likely continue south in a straight line. John Phillipchuck said that the Heggs Road question has already been answered in previous Plainfield development plans. This is really a non -issue. Chairman Sobkoviak stated for the record that the commission has investigated the viability of diverting the direction of Heggs Road to avoid the obstacle in its way, but found this is not a possible solution. Rich Dobrowsky, an adjacent property owner, voiced his support for this project. He indicated his satisfaction with the way the developer has operated so far and felt that the impacted property owners were treated decently. Commissioner Manning asked Mr. Layman if he received Steve Amann’s letter of September 16, 2002. He asked Mr. Layman to comment on the ground water levels in the area. Do you disagree with Mr. Amann’s findings? Mr. Layman said that he did disagree, and Mr. Phillipchuck interjected that as a result of the development, the water table would be lowered. This is because the ground water level, which at this time is admittedly high, will have an escape route via the drainage that will be installed. Thus, the present water table levels will not be a problem when the projec t is finished. Mr. Garrigan showed the commission a diagram of the plan for the Heggs Road continuation, which showed the road traveling straight south. Chairman Sobkoviak reviewed the remaining reservations in the staff report.
Mr. Garrigan commented t hat he would like to be able to review the developer’s plans with the traffic committee before this moves on. Chairman Sobkoviak asked if, regarding the street name issues, this could be left to the police and fire departments to decide, to which he recei ved positive responses from the commissioners. Mr. Garrigan pointed out that traditionally the commission has encouraged compliance above and beyond the base requirements. Commissioner Anderson asked Mr. Garrigan which lots in particular he had a problem with. Mr. Garrigan said that staff would like the developer to increase the open -space vistas in the site. Commissioner Manning said that vistas should benefit residents, not drivers, and that this is a non -issue. He also suggested that there is no nee d for this case to come back to the commission. If the commission requires the developer to meet with the Design Committee before going to the Village Board, that will be sufficient. Commissioner Kachel voiced his agreement with Commissioner Manning, and also suggested that in the future developers should show the surrounding communities in their plans so that the commission can better determine the impact such a project would have on said communities. Chairman Sobkoviak made a final review of staff’s co ncerns and submitted that the concerns have been met, pointing out that the Village Engineer has no immediate concerns. Commissioner Anderson asked Mr. Garrigan about the Transportation Committee. Commissioner Manning moved to approve the annexation of D unmore Estates. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Anderson, Sobkoviak Nay: None The motion is carried 5:0. Commissioner Manning moved to approve the preliminary pla t for Dunmore Estates subject to the requirements of the Village Engineer, the Plainfield Fire Protection District, and provided the developer meets with a design consultant to discuss vista possibilities.
Commissioner Anderson seconded the motion. Chair man Sobkoviak called for a vote by roll call. Aye: Kachel, Manning, Anderson, Sobkoviak Nay: Gehrke The motion is carried 4:1. CASE NO.: 989 -082602.TA DEMOLITION PERMITS Request: Text Amendment Location: Village Wide Commenced: 8:42pm Michael Garrigan gave the staff report. Chairman Sobkoviak asked if anyone in the audience would care to comment on the issue. Michael Lambert said that he believes that this is an effort to move in the right direction. However, he is unsure that this is the right solut ion to a very real problem. Firstly, what the fruition of this text amendment might be is unclear. Secondly, the amendment seems too subjective in that it does not provide clear definitions of what constitutes a historic building. Lastly, he noted that there are sixteen to twenty buildings currently being considered for demolition – we need clearly articulated guidelines to determine the fate of these buildings. Commissioner Manning asked if this might just be another bureaucratic hoop. Mr. Garrigan sa id that with this amendment staff is trying to increase the oversight the Village has over demolitions. Right now we have no controls over demolition. This proposal would allow the Board to review future demolition plans. Commissioner Kachel said that t he language of the amendment is very vague. He agrees that some form of control is needed, but this seems to him like another bureaucratic hoop. Mr. Garrigan said that he is not proposing a prohibition of demolitions, simply a way to slow down the proces s of demolition. Commissioner Kachel noted that some communities have very strict standards and as a result have the effect of keeping run down buildings standing. Mike Lambert provides input on how we might frame the ordinance: if we come across a demol ition proposal of a building 50 years old or more, we could require a site plan review. Chairman Sobkoviak suggested that input from the legal community is needed. Commissioner Kachel said that the public should have input as well.
Chairman Sobkoviak as ked commissioners Manning and Anderson if they had any further thoughts on this matter. Commissioner Manning asked a clarifying question of Mr. Garrigan. Commissioner Anderson said that he feels it is very important something is done in this regard. He presently sits on the Will County Preservation Society Board and thus supports efforts to preserve historical buildings and sites. Chairman Sobkoviak said that maybe we could broaden the scope of this proposal to include not just the business district but also residential, etc. Perhaps Mike Garrigan could put together a report for us on this matter. Chairman Sobkoviak also suggested that the commission speak with elderly citizens to find out more about the history of the area and certain historic buildin gs. This would enable us to more effectively determine the historical value of a subject site. The Planning Commission has the necessary resources to deal with an ordinance such as this. Chairman Sobkoviak asked for a motion to continue the case to the next possible date per staff’s completion of the requested report. Commissioner Anderson moved to continue the case. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Anderson, Sob koviak Nay: None The motion is carried 5:0. Following this case there was a light discussion: Commissioner Kachel reiterated his concern with the West Nile Virus, as it is transmitted by mosquito. He emphasized the need for Plainfield to ensure that our existing ponds do not turn into “swamps” because of lack of maintenance. Chairman Sobkoviak declared the meeting adjourned at 9:25pm. _____________ Respectfully submitted, Warren Lindsay Recording Secretary Karick & Associates