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HomeMy Public PortalAbout2013-11-05 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION November 5 , 2013 Chairman Sobkoviak called the Plan Commission meeting to order at 7:0 5 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Heinen, Green, and Chairman Sobkoviak were present ; Fire District was present . T he Park , School, and Library Districts were absent. APPROVAL OF MINUTES : The Plan Commission minutes from October 1 , 2013 w ere accepted as presented . PUBLIC COMMENTS: There w as no response . D EVELOPMENT REPORT Mr. Garrigan stated there was no development report. OLD BUSINESS Case No. 163 3 -082013.REZ /SU 15120 S James Street Mr. Garrigan stated this i s a of a public hearing for a rezoning to B -5 with a special use for a PUD being heard pursuant to public notice being published and in accordance with all state statutes and applicable loc al ordinances. T he applicant is seeking a rezoning of 15120 S James Street to B -5 PUD to allow a third unit in the existing single family home with two -units. Mr. Garrigan reviewed the uses of the adjacent properties and the findings of fact. With re gard to a) Staff would submit the property is currently a two -unit and there are a number of multi -f amily dwellings on James Street. With regard to b) Staff stated the trend of development in the downtown reflects a combination of single -family homes and new infill development with a slightly higher density; mixed uses should be encouraged in the downtown area. With regard to c) Good downtown planning is to make sure all uses are compatible with the character of the neighborhood. With regard to d) there is nothing to prevent this property from continuing to be used as a two unit dwelling. With regard to e) Staff feels permitting a third unit would not alter the character of the neighborhood as it continue s to be residential. Staff supports the PUD as th ey feel it is important the character of the neighborhood does not change and the PUD can be used to limit the uses permitted on this property. Mr. Garrigan reviewed the findings of fact for the special use. With regard to a) the applicant is proposing t hree residential units with the long term potenti al of converting the subject building into office space. With regard to b) the proposed special use will not impact the continued infill development and is consistent with the current trend of development i n the area. Mr. Garrigan stated the neighbor to the north has expressed her objections to the requested B -5 district on the west side of James Street; suggested an overlay district to bring in three unit properties by right. Mr. Garrigan stated Staff fee ls the applicant has complied with the findings of fact required for the rezoning and also met the findings of fact for the special use and the PD is intended to restrict the permitted uses allowed on this property and recommends approval of both the rezon ing and special use with limited permitted uses. Chairman Sobkoviak swore in Carl Bryant, representing Tim Dilbeck , and Amber Dilbeck, owner of property. Michael P. Collins VILLAGE P RESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy Plan Commission Minutes November 5 , 2013 Page 2 of 6 Commissioner Heinen expressed concern that the Comp Plan shows residential on the west side of Jam es Street; felt B -5 was an appropriate use for this area in the downtown; asked if the engineer had looked at the floodplain issues. Chairman Sobkoviak stated the Plan Commission did not recommend approval the B -5 for the east side of James Street; the Pl an Commission at the time suggested the east side of James remain residential except for the house at the corner which houses a realty company. Mr. Garrigan stated Mr. Threewitt (Village engineer) visited the site last week and reviewed the floo d plain map s; Mr. Threewitt was satisfied the house was not in th e floodplain and was comfortable with the improvements (retaining wall) and the basement was above the floodplain level. Commissioner Kiefer asked about the feasibility of a three flat overlay district . Mr. Garrigan indicated you could create an overlay district within the downtown which would allow by right a two or three flat; there may be some objections by residents in the downtown to an overlay district. Commissioner Green asked if the Park Distr ict still has concerns. Mr. Garrigan stated he spoke with a member of the Park District and his understanding is that the Park District is comfortable with the traffic patterns. Commissioner O’Rourke asked if the Village would require an asphalt drive ov er the gravel driveway. Mr. Garrigan stated a new development would be required to put in an asphalt drive; stated there was a discussion as to whether a gravel driveway was a BMP (Best Management Practice) in the floodplain. Commissioner O’Rourke expres sed concern with the list of limited uses allowed in this PUD; asked if it was possible to have the B -5 with a Special Use for the multi -family use only. Mr. Garrigan indicated he would like to confer with the attorney because if the property is zoned B -5 all the B -5 permitted uses would be permitted by right if you do not have a PUD agreement. Commissioner Renzi mentioned if there are commercial uses the applicant would have to return for a fence permit. Mr. Garrigan stated the SIA (Statement of Inten t Agreement) could address some of these issues. Mr. Bryant mentioned the other B -5 property on both sides of James Street. Commissioner O’Rourke mentioned originally the applicant wanted the B -5 zoning only for the multi -family use. Mr. Bryant asked w hat the applicant would have to do if he wanted to put in an office use. Mr. Garrigan stated the applicant would have to come back for an amendment to the PUD agreement. Chairman Sobkoviak mentioned zero lot line is permitted in the B -5 zoning also. Di scussion was held regarding the B -5 usage for multi -family and the request for limited commercial uses . Mrs. Dilbeck stated they thought they had to list some commercial uses. Mr. Bryant said the applicant would like the additional uses the B -5 offers f or future usage. Chairman Sobkoviak asked for public comments. No one approached the microphone. Commissioner O’Rourke made a motion that the Plan Commission recommends approval of the B -5 rezoning for 15120 S James Street. Commissioner Renzi seconded the motion. Vote by roll call: Seggebruch, yes ; Green , yes ; Heinen , yes; Kiefer, yes; Renzi, yes; O’Rourke, yes; S obkoviak, no. Motion carried 6 -1 . Commissioner O’Rourke made a motion that the Plan Commission recommend approval of the Special Use for a Planned Development to allow for multi -family housing subject to the following condition: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Plan Commission Minutes November 5 , 2013 Page 3 of 6 3. That the applicant’s B -5 use be limited to m ulti -family with a SIA. Commissioner Renzi seconded the motion. Vote by roll call: Seggebruch, yes; Green, yes; Heinen, yes; Kiefer, yes; Renzi, yes; O’Rourke, yes; S obkoviak, yes. Motion carried 7 -0 . NEW BUSINESS Case No. 1635 -102113.FP/SU Fairfield Ridge Mr. Garrigan stated this i s a of a public hearing for a major change to the Planned Development and a new Final Plat for Fairfield Ridge project located west of Van Dyke Road north of Ace Hardware located on Lockport Street being heard p ursuant to public notice being published and in accordance with all state statutes and applicable local ordinances. Mr. Garrigan indicated the applicant is request ing a major change to the Planned Development to 72 units; 72 single -family rear -loaded hom es were approved in 2005; and in 2008 the Village Board approved 12 detached lots, 52 duplex units and 69 townhome units for a total of 133 units. Only 6 homes have been constructed and sold at this time. Th is applicant propose s to remove the rear -loaded garages in all but 16 of the proposed 72 units. Mr . Garrigan reviewed the context , the ; the property is identified as Multi -family residential in the Comp Plan which calls for a density of 10.1 to 15.0 units per acre; Staff supported the higher density and supported the Amended Planned Development in 2008. Mr. Garrigan asked if this would set a precedent for allowing conventional product on smaller lots in the Village of Plainfield . Mr. Garrigan asked the Plan Commission the following questions: If th ere is support for this project in our downtown, does it provide opportunities for new product with front loaded garages? What is the impact on the downtown for the Teng Plan? What is the vision of the Plan Commission? Do you see a low density auto orie nted development along Lockport Street west of Van Dyke? Mr. Proulx stated the applicant proposed a major change to the PUD and t he applicant is also requesting a final plat to accomplish the merger and re -subdivision of the alley areas for the majority of the subdivision. This project will revert back to the original 72 units; eliminate the majority of the alleys, 16 homes will retain the alleys including the 6 existing homes; and propose changes to the architecture for the areas that will be front loa ded. Mr. Proulx reviewed the relief that is requested indicating this relief is what was originally proposed. Mr. Proulx reviewed the findings of fact relating to the special use and major change to the Planned Unit Development in the staff report dated November 1, 2013 . Staff would prefer to see higher density; staff is concerned with the elimination of the traditional neighborhood aspect of the project . Mr. Proulx reviewed the final plat; the minimum lot size is 5,900 square feet and the average l ot size would be approximately 7,000 square feet. The traffic committee reviewed the request and made the following suggestion , with the elimination of the alleys, the committee recommend ed extending Morgan Lane south to connect with Soldier Drive; this w ould result in the loss or reconfiguration of one or two lots south of the existing terminus of Morgan Lane. The proposed changes would have minimal impact to the engineering; a landscape plan which complies with the requirements of the Zoning Code and Su bdivision Code was provided. Staff is seeking input from the Plan Commission as to how the proposed development fits with the vision for the downtown. Chairman Sobkoviak swore in Vince Rosanova, A ttorney for the project ; Ray Blankenship, Vice President of K. Hovanian Homes; and Scott Barenbrugge, Director of Land Acquisition s ; and Dave Galowich, representing ownership Mr. Rosanova reviewed the proposal and history of this subdivision; stating Fairfield Ridge continues to be a 72 single -family unit resi dential development zoned R -3 PUD with all infrastructure in place for the original 72 s -f units ; stated the sole purpose of this change is to remove the alleys for lots numbered 17 -72; described the increased size of lots due to the removal of the alleys; described the proposed landscaping and sidewalks. Plan Commission Minutes November 5 , 2013 Page 4 of 6 Mr. Blankenship described the proposed elevations. Mr. Barenbrugge described the proximity to the downt own; compared multi -family locations with other communities; described their expected time frame for build -out. Commissioner O’Rourke asked what Staff thought would make sense for development of this site. Mr. Garrigan described the best practices in the planning profession; described the building blocks necessary for a vibrant downtown which include s higher density; necessity of being pedestrian friendly ; explained this conventional project could be seen anywhere 1 mile outside of the downtown only one caveat - smaller lots; stated the location of this project is unique . Commissioner Heinen asked abo ut the support of the 2005 plan. Mr. Garrigan indicated Staff supported the original McNaughton plan. Commissioner O’Rourke asked about the lot size needed for a duplex; the acreage of this project; felt a balance was needed to support the downtown. Mr. Garrigan indicated this project consists of 29 acres. Commissioner Green asked how the lot size would compare to downtown Naperville; asked how the typical square footage of house in Naperville would compare with these homes; asked about tax revenue; and mentioned this project would not have support the same about of foot traffic to the downtown as a higher density would generate . Mr. Barenbrugge indicated the lost size is comparable to downtown Naperville; stated people are putting too much house on the lots in Naperville; stated the average assessed value for single family homes in Plainfield is $284,000 while the multi -family is $157 ,000; stated they are trading quantity for quality . Commissioner Heinen feels this property is in a transition al area wi thin the downtown area that could suffice this type of hybrid zoning. Commissioner Renzi felt for $300,000 buyers could go to any other subdivision and receive the same size house with a larger lot; agrees with the Planners and indicated he preferred the higher density. Mr. Garrigan explained one of the reasons this project failed was the project was started at the beginning of the biggest down turn ; indicated there are successful TND projects and feels it should be in the downtown; King’s Bridge Estates is a TND project and at one time they were selling better than the conventional projects, that changed but now they are beginning to build some homes again. Chairman Sobkoviak recessed the meeting for a 10 minute break at 9:05 pm. The meeting reconvened at 9:15 pm. Chairman Sobkoviak opened the meeting for public comments. Chairman Sobkoviak swore in Paul Fedorchuk, resident of Fairfield Ridge. Mr. Fedorchuk indicated he was spokesman for all the residents of Fairfield Ridge ; indicated support for the traditional 72 s ingle -f amily homes as proposed and would not support the higher density. Chairman Sobkoviak swor e in Ravi Soni, representative for Cedarlake Village. Mr. Soni expressed concern with the visual impact for their residents , staging areas, t raffic congestion, noise pollution, and was interested in landscaping to the north. Chairman Sobkoviak swor e in David Galowich, representative of Madison Realty Group. Mr. Galowich explaine d Madison Realty Group is the title holder , they are working to c omplete Fairfield Ridge; many builders have expressed interest but they would only proceed if the alleys were vacated and the architecture was watered down significantly; explained there is a cost to revise the infrastructure that is currently in place; st ated the current owners probably bought their home because of the maintenance free aspects of the community and not the alleys; feels this proposal is consistent with the original proposal for this subdivision. Plan Commission Minutes November 5 , 2013 Page 5 of 6 Chairman Sobkoviak swor e in Carl Bryant, repr esentative of the Doctors of Associated Medical across Van Dyke Road. Mr. Bryant stated he and the doctors across Van Dyke are opposed to this plan as they originally b r ought their business to this area f or the proposed density, and the Teng Plan; agrees with Staff that the density is needed for the downtown. Chairman Sobkoviak swor e in Richard Ols o n, adjacent property owner to the south of Fairfield Ridge . Mr. Olson felt the concerns from the original case in 2005 should be reviewed; indicated there was concern with the alleys and the width of the st reets; concerned with the variances from code. Chairman Sobkoviak swor e in Peggy Gould, resident of Fairfield Ridge. Mrs. Gould bought into the single family subdivision and prefers the design of the single family homes subdivision; likes the clos eness of the neighborhood; and i s concerned with the potential of the commercial development next door. Chairman Sobkoviak closed the public hearing. Commissioner Green felt there were two opinions, first the trad itional look of larger lots and larger homes; second there is the text book planning where you have a downtown close to city hall, the restaurants and other commercial venue, the river which could be developed which would call for higher densities; felt th at as the economy recovers this subdivision will fill in, there is no hurry to develop this property now with something that is less than traditional housing that could decrease house values; it is not the Village of Plainfield’s job to provide profit to d evelopers in a down eco nom y; felt others venues could be tried such as keeping with the maintenance free or providing a seniors community; felt this should not be rushed if it does not meet with our goals. Several Commissioners agreed with Commissioner Gr een. Commissioner O’Rourke expressed concern for the residents and felt their request was reasonable; maybe the petitioner could work with staff. Commissioner Kiefer sympathizes with the residents, would like to see this built out as now proposed. Comm issioner Seggebruch felt this plan does not respect what was already constructed; indicated he would prefer to see the developer keep a total of 32 homes to be constructed as originally planned; wants to make this community as nice as possible for the curr ent residents. Mr. Barenbrugge stated they would like additional information from the residents. Commissioner Heinen felt if this was raw land with no infrastructure in place then he would probably promote something that had more density ; suggested the s ubdivision should be completed with the 72 single family homes as proposed. There was some discussion regarding the extension of Morgan Lane. Commissioner Renzi suggested the petitioner add the maintenance free option. Commissioner Renzi made a motion t o recommend approval of the major change to the PUD. Seconded by Commissioner Kiefer . Vote by roll call: O’Rourke, yes; Seggebruc h , yes; Green, no ; Heinen, yes; Kiefer, yes; Renzi, no; S obkoviak, no . Motion carried 4 -3 . Discussion was held regarding p ossible modifications to the final plat with regard to life safety issues; possible modifications to the plan to increase the number of rear -loaded driveways to 32 instead of the 16 as currently proposed; possibility of adding the option of mai n tenance fre e; discussion of adding lots in the proposed park area and give a cash donation in lieu of the park to obtain a higher density; suggestion of keeping the alleys all the way around the park . Plan Commission Minutes November 5 , 2013 Page 6 of 6 Mr. Rosanova indicated the Park District wants the park as planne d originally and they have represented to the current property owners that the park would remain as planned previously ; feels it is better for the houses to back up to the park without the payment section. Commissioner Kiefer asked if the commission was c omfortable with the plat as presented; is the commission comfortable with the issues raised that Staff can resolve these issues with the applicant; or do we want the applicant to return with the changes. Mr. Rosanova indicated the Park District wants the developer to complete the park improvements, fix the gazebo, remove the dirt stock pile, and convey the park; they have presented to the present home owners that the park will be preserved also. Commissioner Heinen made a motion to recommend approval of the final plat and the site plan subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Department. 3. Developer to work with staff on the safety concerns with t he road , the alley ways , the park and the landscaping . Commissioner Kiefer seconded the motion. Vote by roll call: Green, no; Seggebruch, no; O’Rourke, no ; Renzi, no; Kiefer, yes; Heinen, yes; Sobkoviak, no. Motion is not carried by a vote of 5 -2. Comm issioner O’Rourke made a motion to recommend continuing the final plat to the next Plan Commission meeting and ask Staff to work with the Petitioner . Commissioner Heinen seconded the motion. Vote by roll call: Renzi, yes; Kiefer, yes; Heinen, yes; Segge bruch, yes; Green, yes; O’Rourke, yes; Sobkoviak, yes. Motion carried 7 -0 DISCUSSION Commissioner Renzi thanked the Police (especially the DARE program) and Fire Department for the success ful Haunted House. Adjourned at 10:20 p.m. Respectfully subm itted by _________________________ Merrilee Trotz Recording Secretary