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HomeMy Public PortalAbout2002-11-05 PC minutesVillage of Plainfield Planning Commission Record of Minutes Date: November 5, 2002 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:17pm. (The Zoning Board of Appeals met immediately prior to the Plan Commission meeting.) Roll Call Present: Commissioners Henry, Kachel, Manning, Schinderle, Sobkoviak Absent: Commissioners Gehrke, Anderson, School District, Fire District, Park District, Library District Minutes The minutes for the October 15, 2002 meeting were acc epted as presented. Old Business CASE NO.: 997 -091802.SU PLAINFIELD RETAIL CENTER Request: Special Use Location: 119 th & Rt. 59 Applicant: Ryan Companies US, Inc. Commenced: 7:20pm Mr. Garrigan informed the Commission that the petition had requested a continuance to the December 3 rd meeting. Commissioner Henry moved to continue the case to the December 3 rd meeting. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Manning, Schinderle, S obkoviak Nay: None The motion is carried 5:0. CASE NO.: 981 -080102.RZ/PP THE STREAMS UNITS II AND III Request: Rezoning from B -2 (General Business District) to R -1 (Single Family) Public Hearing Location: West of Route 59 and South of Fraser Road Applicant: Lakeland Homes Commenced: 7:22pm Mr. Drayna gave the staff report. Chairman Sobkoviak asked if the 18 acres was zoned B -2 because of the annexation agreement. Mr. Drayna said that it was. Commissioner Henry asked about a bike path – could we add a stipulation requiring a bike path? Commissioner Schinderle asked who is responsible for the “rills” on the property. He was informed that the homeowners will be responsible for them. Chairman Sobkoviak said that a Dormant Special Service Area (DS SA) needs to be created at the beginning so that upkeep can be guaranteed. Patrick Brankin, attorney for the applicant, entered the business cards of his expert witnesses into the public record. He addressed the commission, saying that they do not feel t hat B -2 zoning is appropriate for the subject site since it is surrounded by residential zones, and should be rezoned R -1 to remain consistent with its surrounding areas. He reiterated staff’s opinion that rezoning the subject area to R -1 would be logical . Commissioner Schinderle asked if anything is planned for the adjacent area zoned B -4. Chairman Sobkoviak said that, originally, he had a strong objection to this request because he misunderstood the precise location of the site. At this time he would relax that objection. Commissioner Manning asked if the owner of the exception area has access to Fraser Road. Chairman Sobkoviak said that we are at risk of creating emergency access problems in the future. John Deklin addresses the issue of the except ion area. The access issue would not be a problem as there is a 95’ access area in place. This would be more than sufficient for a 66’ right -of -way. John Green, owner of the exception area, said that he would like to be able to develop the 5 acres under his ownership in the future. He said that he would like a stub street to be put in either on the east or the south by the developer. Mr. Brankin objected, saying that Mr. Green was basically asking the developer to develop his land (thereby improving hi s property value). Dale Drayna suggested that if access could be provided across the COM -ED right -of -way to the west, the problem might be resolved. – Mr. Green is shown Mr. Drayna’s suggestion on the map by the developer – After seeing where the acce ss would be located, Mr. Green said that he would prefer to have an easterly or southerly stub street. Commissioner Kachel asked Mr. Green if he would be developing soon. Mr. Green said that he would like to. Chairman Sobkoviak said that this will allow you to have the access you need for the southern portion of your property. Mr. Green said that he doesn’t think this will work. Chairman Sobkoviak added a fifth stipulation that reads “Access will be provided on Deer Creek Court to allow passage to and from any future development of the Green property to the east”. Daniel Malinowski, engineer for the developer, said if we provide that curb cut, we would probably reconfigure it in such a way that it would no longer be a cul du sac. Commissioner Manning asked if Mr. Green would be responsible for the cost of re -building the access. Chairman Sobkoviak added a sixth stipulation, which reads, “a Dormant Special Service Area (DSSA) will be established”. Commissioner Kachel asked the developer about the pump s for the rills. What about longevity and replacement? He was told that the pumps are designed to last many years. We (the developer) will provide for the replacement of broken pumps in the future. Chairman Sobkoviak asked Steve Amann if he had any iss ues he wanted to bring up. Mr. Amann said that in regard to traffic studies, there mustn’t be any improvements that aren’t included in the preliminary plat. Commissioner Kachel asked a question regarding ponds: what will happen if we go through and decid e to implement guidelines relating to pond design? Will those guidelines be retroactive? Staff indicated that they probably could not be retroactive. Chairman Sobkoviak asked about the bike path. Mr. Brankin said that the issue has been worked out with the Park District. Chairman Sobkoviak opened the meeting up to public comment at this time. Rebecca Bassic asked about Fraser Road – where will its expansion continue to? Also, regarding the sidewalk coming west from Vintage Harvest, which side of the street will it be on? Dan Malinowski showed Ms. Bassic what will take place. George Kontos asked how the development will change his western property line. He was told that his property line would not be affected. Rebecca Bassic said that she lives on Fraser Road and will be able to see the backs of the houses in the development. The developers told her that that area will be buffered. Anonymous said that he was promised a berm by his property and it was never provided. Chairman Sobkoviak asked the C ommission if there was any additional discussion. Commissioner Kachel said that he would like to discuss pond issues in the future. Commissioner Henry moved to recommend re -zoning the 17.97 acres of the subject property from B -2 (General Business Distric t) to R -1 (Single Family Residential). Furthermore, he moved to recommend approval of the preliminary plat for units 2 and 3 or The Streams subdivision subject to the four stipulations as outlined in the staff report, as well as stipulations five and six as added by the Plan Commission, which read: 5. Access will be provided on Deer Creek Court to allow passage to and from any future development of the Green property to the east. 6. A Dormant Special Service Area (DSSA) will be established. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 5:0. New Business CASE NO.: 995 -091202.FP LIBERTY GROVE UNITS 3, 4, 5, 6, & 7 Request: Fina l Plat Location: North of Route 126 and West of Route 30 Applicant: DRH Cambridge Homes Commenced: 8:36pm Mr. Garrigan gave the staff report. Commissioner Kachel asked if the bike path could be made 10 feet wide. Rick Constant addressed the commission: we would be open to having the Park District contribute to make the widening of the bike path. Chairman Sobkoviak asked Steve Amann if he had any concerns. Mr. Amann said that he has no issues as he was not reviewing this case. Mr. Garrigan added that h e had been in contact with Hamilton, and they said that they also have no issues with this case. Chairman Sobkoviak said that the Commission would encourage you (the developer) to consider putting in key lots. This makes subdivisions more unique. Commis sioner Manning moved to recommend approval of the final plats for Units 3, 4, 5, 6, and 7 of the Liberty Grove subdivision subject to the stipulations as outlined in the staff report with the exception of stipulation 4, which was removed, and with consider ation to stipulation 5, which was amended to read, “The incorporation of an 8 -foot asphalt path along 143 rd Street, and that the developer consult with the Park District regarding widening the path to 10 feet”. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 5:0. CASE NO.: 1002 -100702.SPR BUFFALO WILD WINGS RESTAURANT Request: Site Plan Review Location: Route 59 and 1 19 th Street Applicant: Intertech Design Services, Inc. Commenced: 8:47pm Mr. Garrigan gave the staff report. Chairman Sobkoviak asked Steve Amann if he had any issues to bring up. Mr. Amann said that he would recommend that the entrance to the south of the site be made a right -in only. Bob Voigt, architect for the petitioner, stood before the Commission. Commissioner Kachel asked about signage on the back of the restaurant. Staff said that such placement is not consistent with Village ordinances. The petitioner, Scott Snow, said that he would put plantings in back if the Commission would allow him to have signage on the north face of the building. Commissioner Manning asked staff if Mr. Snow’s proposal was acceptable. Chairman Sobkoviak brought up s taff’s stipulation that the roof color be changed. Mr. Snow asked what color the Commission would recommend. He said that he feels the color goes very well with the rest of the building’s color scheme, and that in fact having a black roof accentuates the color of the brick and trim. Commissioner Kachel agreed, saying that he feels that the proposed colors are already consistent with the character of the area. Commissioner Henry said that he would like to see the roof bronze instead of black. Chairman S obkoviak said that there is support for removing stipulation 4 in the staff’s recommendation, and so it shall be removed. Commissioner Kachel suggested that, regarding the parking issue, the three spots by the garbage area could possibly be designated emp loyee parking only. This would resolve the parking issue. Mr. Scott said that this could certainly be done. Commissioner Kachel moved to recommend approval of the Site Plan for Buffalo Wild Wings Restaurant subject to the stipulations outlined in the st aff report, as well as the stipulation added by the Commission, which reads, “Plantings on the west elevations, the two brick columns, and the sign on the north elevation will all be resolved between the developer and staff”. Commissioner Schinderle secon ded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Manning, Schinderle, Sobkoviak Nay: Henry The motion is carried 4:1. CASE NO.: 1003 -101102.ASPR PLAINFIELD BUSINESS CENTER Request: Amended Site Plan Review Location: Wo lf Creek Plaza, South of Andrew Road, West of Rhea Drive, and East of Route 59 Applicant: Paul Tatman, CCC Properties Commenced: 9:22pm Ms. Sheetz gave the staff report. Dan Malinowski addressed the Commission. He said that the 62 additional plantings (requested by staff in the staff report) could be worked out. Commissioner Schinderle asked a clarifying question as to the color of the roof. Commissioner Kachel asked whether the windows going into the new section would have matching windows. The dev eloper said that the pipeline company said we cannot plant behind the complex; they will rip them out if we do. Chairman Sobkoviak said that this issue can be worked out with staff. Commissioner Schinderle moved to recommend approval of the site plan rev iew for Plainfield Business Center, lot 6 subject to the stipulations outlined in the staff report. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Kachel, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 5:0. Following discussion of the agenda items, the Commission discussed scheduling of future pond discussions. Stephanie Sheetz said that the presentations would be better if some questions could be given prior to the meetings so that staff can better tailor the presentations to the Commission’s needs. Commissioner Henry said I have been involved with a homeowners’ association for six years, and I have found that there are some things that developers cannot provide for (e.g. soil conditions on pond banks). Following this discussion, Chairman Sobkoviak declared the meeting adjourned at 9:45pm. ________________ Respectfully submitted, Warren Lindsay Warren Lindsay Recording Secretary Karick & Associates, Inc.