HomeMy Public PortalAbout2014-04-01 PC minutes VILLAGE OF PLAINFIELD April 1 , 2014 Chairman Sobkoviak called the Plan Commission meeting to order at 7:0 0 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi (7:10), Kiefer, Heinen, and Chairman Sobkoviak . C ommissioner Green , th e Park, School, Fire and Library Districts were absent. APPROVAL OF MINUTES : The Plan Commission minutes from March 18 , 2014 w ere accepted as presented. PUBLIC COMMENTS: There was no response. D EVELOPMENT REPORT Mr. Garrigan stated the Village Board ha s not h eld a meeting since the last Plan Commission meeting. OLD BUSINES S Case No. 1643 -021014.Z/SU/SPR The Triangle Shoppe T he applicant has requested a continuance to the May 20 th meeting of the Plan Commission. Commissioner Kiefer made a motion to continue this case to the May 20, 2014 meeting of the Plan Commission. Seconded by Commissioner Heinen. Vote by roll call: O’Rourke, yes; Seggebruch, yes; Heinen, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 5 -0 . NEW BUSINESS Commissioner Renzi arrived . Case No. 164 6 -031414PP/SU/Z/FP Row Homes at Prairie Creek Mr. Garrigan summarized the staff report. This is a public hearing being heard pursuant to public notice in accordance with state statue and all applicable ordinances . The applicant is requesting a special use, rezoning and preliminary and final plat. T he special use is for a Planned Development for 212 townhome units on approximately 64 acres of property located south of the Meijer Subdivision, north of Chicago Bride and Iron and east of Route 59. In 2005 the Village Board approved the Planned Developme nt incorporat ing a commercial component west of the site being discussed tonight. The zoning for this property is currently I -1 (Office, Research and Light Industrial); the applica nt is requesting R -4 (Multiple F amily Residence District.) Mr. Garrigan re viewed the zoning of the adjacent properties . Mr. Garrigan reviewed t he findings of fact. With regard to finding of fact a: the subject property is identified as Mixed Use in the Comprehensive Plan that is based on either attracting multi -family or offi ce development. This proposal would be consistent with the Comprehensive Plan. With regard to finding of fact b: this proposed is generally consistent with the suburban trend of multi -family development as a buffer between commercial and single -family de velopment; all traffic would be directed to the Route 59 corridor which aligns with Joseph Stre e t . With regard to finding of fact c: current market conditions make it difficult to attract large office campus development while there is a higher demand for new multi -family and single -family development. Wi th regard to finding of fact d: staff continue s to see 143 rd as the main light industrial corridor making the best use of t h is property multi -family. With regard to finding of fact e: the property is surr ounded by floodplain with commercial to the 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 April 1, 2014 Page 2 of 6 north with the Eaton Preserve to the northeast, to the south is CBI, to the east is Weller Subdivision so Staff feels the multi -family residential w ould not impact the existing character of the area. Staff is g enerally supportive of the rezoning. Mr. Garrigan reviewed the request for special use for the Planned Development . With regard to finding of fact a): the property would be buffered with extensive amounts of floodplain and the DuPage River to the east. With regard to finding of fact b): this development would be consistent with the trend of development along Route 59 . Mr. Garrigan reviewed the site plan. The proposed gross density for this development is 3.31 units per acre with open space in excess of 30%; the access is a loop roadway with 28 feet from back of curb to back of curb; the streets will be private with in t h is development. Staff is working with the applicant, the Park and Fire Districts on creating an emergency access point through the E aton Preserve adjacent to this site. The applicant has added some landscaped eye brows along the western perimeter, Staff would request that the applicant look at the eastern perimeter to break -up the massing of the garage doors. The applicant proposes that each unit will have a 2 car garage and dedicated guest parking; and proposes carriage walks. Staff would be looking for a landscaped parkway with the standard shade trees along a 5 foot sidewalk in lieu of the carriage walk ; a landscape plan will be required prior to submittal to Village Board ; the applicant is extending of the DuPage River Bike Trail along the western perimeter of the site; also proposes an internal trail system through the open space and floodplain; and proposes a pocket park along the eastern perimeter of the site . The pocket park will be owned by the Homeowners Association. The applicant will be giving financial contributions in lieu of land for both the Park and School Districts. Mr. Garrigan described the architecture; there w ill 49 buildings containing 4 townhome units each; the applicant has added face brick to the elevation; Staff will continue to work with the applicant on the need of additional elevations as noted in the staff report. Final engineering will be approved pr ior to any development on the site. The previous approved Planned Development constructed the storm water retention ponds. Mr. Garrigan stat ed regarding the preliminary plat that the applicant is seeking 212 units, with an overall density of 3.3 units per acre, fee simple lots with the average lot size of 5,600 sq. ft.; described the setbacks proposed in the R -4 zoning. Overall Staff is making a favorable recommendation of the R -4 rezoning, along with approval of the proposed special use with the four stipulations; approval of the site plan subject to the four stipulations and the applicant will continue to work with Staff on the elevations, and also making a favorable of the preliminary and final plat with the two stipulations. Chairman Sobkoviak aske d if there would be a dormant special service area for the development established. Mr. Garrigan stated if there is approval and before any final plat was recorded a special service area would be established. Chairman Sobkoviak swore in Len Monson, 552 S Washington, Naperville, attorney for Petitioner, Andrew Mouw, Ryan Homes; Kevin Seraphin, Cemcon. Mr. Monson presented the background of Ryan Homes; described the development, the commercial to the west and the extensive buffering between this proposed development and the existing homes across the DuPage River; described the wetlands. Mr. Monson stated there will be 53 building containing 4 units each for a total of 212 townhomes . Mr. Mouw described their energy efficient homes ; the homes will all ha ve 2 car garage; all will be 3 bedrooms ranging from 1856 sq . ft. to just over 2200 sq. ft .; anticipated final sales price will be in the mid $200,000 range; described the 2 foot break between the homes, the window variations, indicated they were willing t o add the garage windows, described the decks; agreed to see if the eyebrows can be added on the eastern elevation after checking the borrow pit. Chairman Sobkoviak swore in Bob Bilow , resident of Judd’s acres. Mr. Bilow expressed concern for the floodin g in the area that took place in 2013; mentioned the removal of homes on Weller Drive due to the last flooding; stated the trails from Eaton Preserve were all underwater during the last flooding; asked if funds for property damage would be set aside by the Village of Plainfield or Ryan Homes.
Plan Commission Minutes April 1, 2014 Page 3 of 6 Mr. Garrigan stated final engineering would need to be approved prior to any construction; by law the applicant has to retain all water from this site. Mr. Seraphin, Engineer from Cemcon, stated they have worked on th is project for the last 12 years; described the detention ponds that have been developed to control their stromwater; described the different agencies both state and federal that must be met prior to approval. Commissioner Heinen explained the two stage s ystem of the detention ponds to accommodate a certain volume and on top of that is the floodplain volume and how this works. Mr. Bilow stated he had not seen the report from the Army C orp of E ngineers ; indicated there is erosion every year along the river . Mr. Seraphin stated they have already been through the Army Corp of Engineers when the detention ponds were constructed ; they have to go through the IEPA, the endangered species notification to confirm if there are any endangered species that this devel opment would affect . Commissioner Heinen asked if they received clearance from IDNR and IHPA . Mr. Seraphin stated yes ; IEPA looks at this and the local engineer for the Village . Commissioner Heinen asked if the Army Corp of Engineers has jurisdiction of the wetlands and asked if Mr. Seraphin was going back through FEMA with this development plan. Mr. Seraphin said they were not planning to as this area has already been removed and the other area was never in the floodplain. Mr. Seraphin said they are n ot going to fill any part of the floodplain; there will be some retaining walls and also some modification at the south end to pull those away from the floodplain. Mr. Bilow said he had been told previously that that land could not be developed. Chairm an Sobkoviak swore in Thomas D. Mooney , 14111 S Naperville Road . Mr. Mooney expressed concern with flooding. Mr. Mooney commended the Village for stopping building homes along Naperville Road and for stopping development of Cedar Rustic property. Mr. Bi low stated the Avery trail was completely under water last year. There were no additional public comments. Chairman Sobkoviak closed the public comments. Chairman Sobkoviak asked if Baxter and Woodman have reviewed this project. Mr. Garrigan indicated they have only just started their review. Commissioner Kiefer expressed concerns with flooding; the single access and liked the idea of additional emergency access but asked it if was possible for this access to come through the Meijer subdivision (Goodwi ll store .) Mr. Garrigan stated they have discussed many options; stated there would have to be a maintenance agreement with the Park District and applicant to keep the access plowed in the Planned Development Agreement. Commissioner Kiefer liked the brea king up of the ring road; asked about snow removal would be addressed . Mr. Mouw stated the private roads will be under the HOA and will be responsible for the plowing; indicated several pocket areas, medians and extra parking areas that will hold the sno w. Commissioner Heinen indicated the snow would be on the carriage walks; agrees the carriage walks should be gone and asked if the HOA would be plowing the sidewalks. Mr. Mouw replied yes. Commissioner O’Rourke asked how they were going to install the sidewalks; asked the amount of parking that will be in the drive aisles ; asked the standard width for parking . Mr. Mouw said they have room around the boundary so they can bump the units out 5 feet so the sidewalk can be moved and asked if they can reduce the road width to 25 feet instead of 28 feet which will also reduce the imper v ious surface and have parking on one side only; standard width for parking is usually 9 feet; explained narrower stre ets provide for traffic calming. Mr. Mouw stated the drivew ays will provide for 2 cars to be parked along with the 2 car garage.
Plan Commission Minutes April 1, 2014 Page 4 of 6 Commissioner Heinen asked the number of visitor parking spaces. Mr. Mouw said the visitor parking spaces is over 50 spaces. Commissioner Seggebruch asked if this is a slab on grade c onstruction or it the foundation would be raised. Mr. Mouw indicated the units are built on a slab with garage and possible recreation room; stated he is relying on the engineers – if the engineers indicate they are not concerned then they will build slab on grade. Commissioner Heinen asked about the process. Mr. Garrigan stated the applicant is requesting preliminary and final plat at the same time; they cannot do any excavating or even record the final plat until the final engineering is approved. Mr. Mouw indicated their intent was to move dirt this summer. Commissioner Heinen stated he is a civil engineer; said as long as they follow the codes with the Village of Plainfield, FEMA and as long as Baxter and Woodman agree with the engineering, all the surveys are completed then it technically should not be a concern for this particular property and it should be out of the floodplain. Commissioner O’Rourke expressed concern with flooding and the access to the subdivision . Commissioner Kiefer felt the y should incorporate the study from last spring. Commissioner Heinen indicated he thought this development would return to the Plan Commission for final and Baxter and Woodman would be in attendance at that time. Commissioner Renzi expressed concern wit h the flooding of the second access ; the snow removal to be plowed from the second access ; who will plow this access; and who pays for the snow removal. Mr. Garrigan stated the applicant is responsible for obtaining the second access; a service would plow the access everyday there is a snow event ; the association would be responsible for payment of the plowing. Commissioner Renzi asked if a SSA would be established. Mr. Garrigan said the details will have to be worked out. Commissioner Heinen asked if the main access was out of the floodplain. Mr. Seraphin indicated the main access road is out of the floodplain as the floodplain at this point is 4 -5 feet above the floodplain; that road should never be under the 100 year floodplain; the emergency acces s will have to be looked at as it is probably within a foot of the 100 year floodplain. Commissioner Seggebruch said the load of a fire truck is 75,000 lbs. so most likely the main road is going to t he main access road; the other trail may be able to be d esigned to support a paramedic type of vehicle. Commissioner Kiefer asked for clarification of the term “100 year flood .” Mr. Seraphin said the 100 year flood is calculated at 1% chance of happening in any given year. Commissioner Heinen asked if it was outside the 500 year flood. Mr. Seraphin replied yes; said the backs of the building will be at 614 – 615. Commissioner Heinen asked the elevation of the 500 year flood. Mr. Se raphin did not know that figure; stated the access is out of the 500 yea r flood. Some discussion was held regarding the amount of rainfall last year and the two flooding that occurred in 1996. Commissioner Renzi asked for clarification on the eastern property line. Mr. Garrigan stated the eyebrows were added to give addi tional green space and to break up the streetscape and soften the impact of the garages from a design p e rspective; the borrow pit on the east side complicates things. Mr. Mouw explained how they can move the units around a little to the west , and narrow t he road a little to gain enough room for the sidewalks. Commissioner Renzi asked for clarification on the shifting or adjusting of buildings 11 and 12 and 40 and 41. Mr. Garrigan suggested the shifting could possibly allow for the eyebrows to be incorp orated making it consistent with the west side of the development.
Plan Commission Minutes April 1, 2014 Page 5 of 6 Commissioner Renzi asked the normal distance between houses f rom front to front. Mr. Garrigan said normally there is a 30 foot setback for each home plus right of way and the street woul d be about 120 feet total; but in this case they are using the front yard for what would traditionally be the right of way ; the front setbacks will be 25 feet. Commissioner O’Rourke asked if there was room, in the 25 feet for the utilities. Mr. Garrigan said there will be utility easements on all the properties. Mr. Seraphin indicated the sanitary will be run down the side by the sidewalks while the water easements will be on the other side and the storm sewer is in the street. Commissioner Kiefer asked if the full exchange at I -55 at 143 rd would change the opinion of what could be developed at this site. Mr. Garrigan thought it was best to focus the light industrial on 143 rd Street; there is a proposed light industrial area between Route 30 and Drauden Road. Commissioner Heinen aske d the calculations for density based on buildable acreage. Mr. Garrigan felt it would be over 6 units per acre which is typical for a townhome project but code would allow for 15 units per acre. Mr. Mouw thought they were Commissioner Heinen said this is R -3. Mr. Garrigan agreed it could be R -3 however the applicant is requesting R -4 which is consistent with the Mixed Use; if they wanted to change this and do apartments, they would have to start the process all over agai n. Commissioner Seggebruch asked about the concept from 10 years ago. Mr. Garrigan said the original concept was a lifestyle center with 12 high end townhomes. Commissioner Seggebruch stated he has seen what water can do firsthand; asked if based on t he past two major events if the overall detention needs to be reviewed again. Mr. Seraphin described the process of how the detention ponds work; the size of the se detention ponds is driven by the amount of land that is tributary to it; these ponds will f ill and drain then additional waters can back up and fill the ponds from the back flow. Commissioner Renzi asked if the applicant has provided Staff’s request for additional face brick. Mr. Garrigan said the revised elevations had largely addressed thi s request; would like to continue working with the applicant to see if some variations could be added to the elevations (i.e. modify the roof line or change a bay window.) Mr. Mouw said they would be willing to work with staff; they have their standards b ut they could add dormers or something. Commissioner Seggebruch asked if the gable roof line was an option or a standard. Commissioner Renzi asked about the windows in the garage; asked if the applicant has met the 360° window fenestration. Mr. Mouw sai d they would add the windows to the garages. Mr. Garrigan said if they do window grids on the front elevations, then they would do window grids on the sides and rear elevations. Commissioner Renzi asked if the applicant has i ncorporated exterior wood tr im around the side and rear windows along with a belt band on the rears and side elevations. Mr. Mouw said will work with staff. Commissioner Renzi asked if the requirement of a SSA should be added to the stipulations. Mr. Garrigan agreed this should be added. Chairman Sobkoviak asked that the SSA be added as a third stipulation to the final plat. Commissioner O’Rourke stated there are a number of significant changes requested and indicated he would feel more comfortable if the Commission could see the changes prior to any approval; maybe the detention could be reviewed; look at new drawings to see how the parking works with the roads and sidewalks; and maybe information on the traffic light . Mr. Mouw indicated there is an agreement with the owners of the commercial properties; the engineers are working on the traffic report; right now it looks like the applicant will be adding the southbound turn lane; most likely the commercial developer would be responsible for the traffic light when the warrants are met. Mr. Garrigan thought this needs to be worked out with the existing owner and the end users. Mr. Mouw said they have an agreement to cross share with the bank (owner of the commercial) and the future commercial developer based off of the impact and the traffic, our contribution of the turn lane will service both properties . Commissioner O’Rouke made a motion to C ase No. 1646 -031414.SU/Z/PP/FP to April 15, 2014.
Plan Commission Minutes April 1, 2014 Page 6 of 6 Discussion was held. Mr. Garrigan felt the special use, preliminary and final plat were all tied together. Chairman Sobkoviak indicated he was comfortable with letting staff work out the details that were discussed tonight and allowing Baxter and Woodman to make the final ruling on the storm water issue. Commissioner Heinen agreed with Cha irman Sobkoviak. Commissioner Seggebruch stated there are a lot of things up in the air. Commissioner Kiefer was comfortable with the zoning. Mr. Seraphin stated there is no question that Baxter and Woodman will have to review the final engineering; fin al engineering will not happen until everything is approved; they will have to follow all Village of Plainfield, Will County, Army Corp and every imaginable group on the engineering. Chairman Sobkoviak mentioned receipt of the letter from Sue Sauvageau wh ich has been made a part of the public record. Commissioner Renzi seconded the motion to continue. Vote by roll call: Kiefer, yes; Heinen, no ; Seggebruch , yes ; Renzi , yes ; O’Rourke , yes; Sobkoviak, no. Motion carried 4 -2. D ISCUSSION Commissioner Re nzi mentioned the Foundation of Excellence dinner will be held April 17 th at which the Mayor will be honored as a recipient of the Hall of Fame at the Bolingbrook Country Club. Commissioner Kiefer stated the St. Patrick’s day parade was cold but it was st ill a good time. Meeting Adjourned at 9:10 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary