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HomeMy Public PortalAbout2013-12-17 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION December 17 , 2013 Chairman Sobkoviak called the Pla n Commission meeting to order at 7:0 0 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Heinen, Green, and Chairman Sobkoviak were present . T he Park, Fire, School, and Library Districts were absent. APPR OVAL OF MINUTES : The Plan Commission minutes from December 3 , 2013 w ere accepted as presented . PUBLIC COMMENTS: There w as no response . D EVELOPMENT REPORT Mr. Garrigan stated the Village Board approved Fairfield Ridge by a vote of 5 -1; approved the Spe edway major change to the PUD and site plan by a vote of 5 -1; and approved the Ordinance for the Cornerstone G roup H ome . OLD BUSINESS Case No. 1622 -052313.AA/SU Kombol Property Mr. Garrigan stated this is a public hearing for both annexation and spec ial use for a Planned Development being heard pursuant to the posting of the appropriate public notices and being published as required by state statute and local ordinance. The request is for annexation and a special use for a proposed Planned Developme nt to include a total of 183 single family homes; t he property consists of approximately 79 acres located between Walker Road and Wheeler Road on the west side of County Line Road. Regarding annexation - t he property is contiguous via Vista Pointe to th e west; Springbank to the east and Walker Point to the south; utilities are located to the east in the Springbank development; the site is located within the FPA (Facility Planning Area); and is north of the boundary agreement with Joliet. Mr. Garrigan re viewed the findings of fact for the Special Use; reviewed the density of this proposal (2.3 units per acre) with the densities to the east of 1.91 units per acre and 2.53 to 6.5 units per acre to the south and west ; the applicant proposes 3 pods incorporat ing lot sizes ranging from 8,000 to 10,000 square feet; 15 acres of open space including a 3.8 acre park located in the center of the development and 9 acres of stormwater ponds with one pocket park. Mr. Garrigan reviewed the land plan stating the main a ccess will be a full access from County Line Road with three stub streets into the adjacent developments to the west, north and south; described the improvements that would be made to County Line Road; Park Street will incorporate a proposed right -of -way of 80 feet which provides an attractive terminal vista into the centrally located park ; the other right of ways to be reduced to 60 feet; described the bike trail that will be incorporated along the western perimeter of County Line Road. Mr. Garrigan sta ted in order to address the requirements of the “Design Guidelines for Planned Developments” the applicant has incorporated a centrally located park; terminal vistas; pocket parks, short blocks; and the storm water areas have been placed in locations that will increase the open space visibility of this development. Mr. Garrigan reviewed the letter received from the Park District regarding the location of the proposed park; however, Staff supports the current location of the neighborhood park. Staff would look for the addition of key and through lots; 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 December 17 , 2013 Page 2 of 4 boulevard profiles on “Park Street” and “Street A” and garages to be oriented away from the boulevard street. Mr. Garrigan outlined the additional design elements Staff is seeking as shown in the staff repor t. Mr. Garrigan stated the village engineer is currently reviewing the storm water management plan. Staff is suggesting a favorable recommendation for the annexation and the special use. Chairman Sobkoviak swore in John Philipchuck, attorney for the pet itioner and owner, 111 E. Jefferson Ave, Naperville; Tom Small, TMJ Investments; and Mike Schoppe, principal of Design Associates., 126 S Main St, Oswego . Mr. Philipchuck stated they are developers not builders; this project could jump start the develop ment to the west with the utilities and streets . Mr. Schoppe compared the density and lot sizes of this project with the surrounding area; described some elevations that c ould be built on these lots ; explained the location of the park and boulevards . Com missioner O’Rourke asked if there had been conversations with the Park District as to the location of the park. Mr. Schoppe indicated they had done some studies regarding placement of the park to the north; however, in working with Staff it was decided th e central park was a better option because of what it does for the neighborhood; with this location the park could be completed now while if it is placed to the north it may not be completed until the two separate properties there are developed. Commissi oner Heinen asked if Mr. Schoppe knew why the P ark D istrict wanted the park located in the north or on the northwest corner. Mr. Schoppe indicated if the park were located on the north property line it could be expanded when the property to the north is d eveloped. Commissioner O’Rourke thought the park might be better located to the north to connect with a larger park to provide for more sports fields; felt more sport fields are always needed. Commissioner Kiefer asked if the property to the north ha d been annexed. Mr. Garrigan stated the area to the north has not been annexed; indicated the Park District owns 80 acres of Vista Pointe but theoretically they ha d swapped for other property so there will one day be an 80 acre park recreational facility i n this region. Mr. Philipchuck stated there is a preliminary plan approved for Vista Pointe that includes a 40 acre park. Discussion was held regarding a need for regional parks and a need for neighborhood parks. Commissioner O’Rourke was concerned wi th the location of the park and the description of Park Street as being a collector street and the park site becoming a traffic calming measure. Mr. Garrigan stated this would not be another Meadow Lane. Commissioner Renzi indicated he would not use Park Street over County Line Road; stated there are no parks in the area currently; suggested they move the park to the north west corner and relocate the lost lots in place of the proposed park ; redirect the streets; and asked about the time frame for groundbr eaking. Mr. Philipchuck stated the same owner of this project owns Vista Pointe; they see this as the kick starter for Vista Pointe ; Vista Pointe development has an approved preliminary plan which provides for a 40 acre school park site and felt adding th is small park would not make as big an impact as it could as a neighborhood park. Chairman Sobkoviak asked if this development was needed to bring the utilities across. Mr. Small felt the smaller subdivisions are the future rather than the 500 –1000 acre subdivisions previously developed; felt the three different lot sizes offers a different kind of product. Mr. Small stated they are asking for annexation, zoning, and preliminary plat with guidelines for future development; then the builder will come in for approval of the product types. Mr. Small felt there is a market for this type of development. Commissioner Green asked it the property would be annexed even if they do not break ground right away. Response was yes. Mr. Small stated they would ex tend the utilities from Springbank. Commissioner Kiefer indicated support of the park in the center; support of the annexation and the special use. Plan Commission Minutes December 17 , 2013 Page 3 of 4 Commissioner O’Rourke asked when Vista Pointe was approved. Mr. Small indicated Vista Pointe was done by W iseman Hughes in 2007; Wiseman Hughes lost it and we purchased Vista Pointe. Commissioner Seggebruch felt without the new development there would not be a need for a larger park or a new school; liked the three lot sizes and location of the park . Commiss ioner Seggebruch asked about the exception parcel. Discussion was held regarding the exception shown on the plat if that parcel was annexed ; how that parcel could be subdivided and how access c ould be accomplished. Commissioner Heinen liked the park i n the center of the subdivision; felt it would appease the residents of this neighborhood and they could go a little further north and west to get to the larger park. Commissioner Renzi felt there was no way for others to utilize this park. Commissioner R enzi asked when Vista Point was purchased. Mr. Small indicated they have owned it for 3 years. Commissioner Renzi asked if the applicant would consider some type of access path through the cul -de -sac in the northwest corner for access to the park and sc hool to the north. Mr. Small said they could make a pedestrian access to the north. Discussion was held regarding the density. Commissioner O’Rourke asked for clarification on the lot width. Mr. Garrigan indicated the lot width was 64 feet at the bu ilding line. Commissioner Heinen felt the density was harmonious with the neighboring properties. Commissioner Seggebruch asked about the width of the right of way. Mr. Garrigan indicated the width shown on the plans currently shows 66 feet with 28 feet back to back. Mr. Small stated 66 feet or 60 feet does not affect them. Commissioner Seggebruch asked with the 60 foot right of way would the lots size increase a bit ; this w ould tweak the density. Commissioner Kiefer indicated he was okay with the lo t sizes. Commissioner Heinen mentioned a driving factor is the architecture which will come with the final plat . Commissioners were generally in agreement with the reduction of the right of way. Mr. Shoppe stated the roadway on Park Street would still b e 28 back to back with a wider parkway and a double row of trees. Commissioner Seggebruch asked if there would be a bike path on one side with a standard sidewalk on the other. Mr. Garrigan said it would probably be sidewalks with the bike trail along Co unty Line Road. Mr. Small was in agreement with the 50 feet dedication along County Line Road. Commissioner Heinen asked about the improvements to County Line Road. Mr. Garrigan stated this is a detail that will be worked out through the annexation agre ement; we typically do not build half roads anymore; Springbank would pay a recapture when that section is developed. Commissioner Renzi asked about a turn into Springbank from County Line Road. Mr. Garrigan stated Springbank has already been platted. Commissioner Renzi asked is there would be some kind of transition between the larger lots next to the smaller lots in Springbank’s townhomes. Mr. Small stated there is nothing there now; whoever goes first will know what was approved next to them. Chair man Sobkoviak asked about the request for key lots and through lots. Mr. Small indicated they have no problem with the recommendations of staff; stated if they develop this and cannot sell anything – it does not work for them either. Chairman Sobkoviak a sked about the bullet points in the staff report. Mr. Small stated he had only one problem and that was with the garages; he felt they showed some examples of garages that face front that fit into the architecture, did not agree that every garage should b e side loaded. Mr. Garrigan indicated that the elevations shown would be consistent. Commissioner Renzi asked about wet versus dry detention ponds. Discussion was held regarding the detention ponds. Commissioner Heinen suggested using native plants whi ch would promote habitat and helps with the erosion. Plan Commission Minutes December 17 , 2013 Page 4 of 4 Commissioner Green thought it would be beneficial to have a path through the northwest corner to get to the next development which could help kick start future development. Commissioner O’Rourke expre ssed concern regarding the location of the park and the request from the Park District to consider relocating the park to the north or northwest section of the subdivision. Commissioner Heinen expressed concern that the Park District was not in attendance to further explain their position. Commissioner Seggebruch mentioned the Park District letter was a request but was not really an item that had to be acted on. Commissioner Kiefer made a motion to recommend approval of the proposed annexation as a logi cal extension of the Village’s municipal boundaries. Commissioner Renzi seconded the motion. Vote by roll call: Heinen, yes; Green, yes; Seggebruch, yes; O’Rourke, yes; Renzi, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 7 -0 Commissioner Heinen mad e a motion to recommend approval of the proposed Special Use subject to the f our stipulations in the staff report : 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection district. 3. Modif ication of the land plan to incorporate the following design elements, boulevards, key -lots /through lots and landscape changes as highlighted by staff. 4. Incorporation of a bike trail along County Line Road. Commissioner Seggebruch seconded the motion. Co mmissioner Kiefer asked if a stipulation was needed for the connection to the north. Commissioner Renzi felt it would be good to add a fifth stipulation. Commissioner Heinen amended his motion and Commissioner Seggebruch seconded the amended motion to i nclude the added fifth stipulation: 5. To add connectivity in the north west corner. Vote by roll call: Green, yes; Kiefer, yes; Renzi, no; O’Rourke, no ; Seggebruch, yes; Heinen, yes; S obkoviak, yes. Motion carried 5 -2 . DISCUSSION Chairman and Co mmissioners wished everyone Happy Holidays. Commissioner O’Rourke asked about medical marijuana coming up January 1 st ; whether Staff was working on language for the zoning code. Mr. Garrigan indicated there is a lot of interest; stated this is being look ed at now and indicated it will require a special use; stated we would probably not see a distribution growth center for at least another year as state is still working on the criteria on the growth centers; Illinois will be one of the strictest state Me eting Adjourned at 8 :3 0 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary