HomeMy Public PortalAbout2014-08-05 PC minutes VILLAGE OF PLAINFIELD August 5, 2014 Chairman Sobkoviak called the Plan Commission meeti ng to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Heinen, Green, and Chairman Sobkoviak were present. The Park, School, Fire, and Library Districts were absent. APPROVAL OF MINUTES: The Plan Commission minutes from July 15, 2014 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Garrigan stated the Village Board on August 4 th had been cancelled. OLD BUSINESS None NEW BUSINESS Case No. 1659-070914.AA/SU/PP/FP The Preserve Plain field Mr. Garrigan stated this is a public hearing being heard pursuant to public notice being published in accordance with state statute and all applicable local ordinances; the applicant is seeking annexation, special use fo r a Planned Development, preliminary and final plat. The appli cant proposes a subdivision of 18 single-family lot s on approximately 7.5 acres located north of Dillman Es tates (which has been incorporated with Dunmoor Est ates) and south of Shenandoah east of Heggs Road. Mr. Garrigan reviewed the request for the annexatio n. The parcel is surrounded by the Village of Plai nfield and is identified as Low Density Residential in the Compre hensive Plan which incorporates a density range bet ween 1.4 – 2.0 units per acre. Mr. Garrigan reviewed the special use request. Wit h regard to a) the proposed minimum lot size is 10,000 square feet with 80 feet of frontage is generally consiste nt with the development to the north; adjacent uses are residential to the north, south and west; indicated the proposa l is to construct semi-custom homes. With regard t o b) this development is generally consistent with the single family character of the area. Staff expressed con cern with future development of the approximate 10 acre vacant parce l immediately north of this site; and suggested a w ay for that future development. Mr. Garrigan reviewed the preliminary and final pla t. Staff offered the following as elements which c ould support the proposed density within this project: • Introduction of an entrance boulevard with a ten fo ot landscape median at Heggs Road running from Hegg s to the eastern end of the proposed retention pond. The incorporation of a boulevard will provide some design softening of this generic land plan and prov ide some visual interest to the proposed land plan. • Introduction of 360 degree architectural elements t o the proposed elevations consistent with the Villa ge’s PUD Residential Design Guidelines. • Compliance with the Village’s Single Family Design Standards. Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy
Plan Commission Minutes August 5, 2014 Page 2 of 4 Mr. Garrigan stated there is a need to balance the Comprehensive Plan with the current trends in devel opment. The applicant is proposing a lot size that is generally consistent with what recent developments have been requesting which is a lot size ranging from 8,000 to 10,000 sq uare feet. Mr. Garrigan described some proposed el evations for the semi-custom homes and indicated there was an op portunity to refine the elevations. Staff is suggesting a favorable recommendation of t he annexation, the special use, and the preliminary and final plats. Chairman Sobkoviak swore in Andrea Crowley, attorne y for the petitioner. Ms. Crowley stated Michael Petak, representative of developer and Randy Chastain, eng ineer were present. Ms. Crowley stated this is a s mall property and they understand what they are asking is slightl y below the terms as set by the Village in terms of density but the goal is to be able to build homes that will sell; s tated their engineer has a new plan incorporating t he boulevard; stated they are willing to comply with the required building materials. Commissioner Green thought this was a good idea gen erally; liked staff’s plan to incorporate the two p arcels most impacted to the northwest and to the east that are not included in the development; asked their ideas on Staff’s proposal to incorporate the other properties. Chairman Sobkoviak swore in Randy Chastain, enginee r for the development. Mr. Chastain thought Staff ’s proposal for the east half was one of the best ways to connect; stated the west half is only 165 ft. d eep and with 50 feet right of way for Heggs Road this would only le ave 115 feet so they would likely need direct access to Heg gs Road. Chairman Sobkoviak stated that curb cuts on Heggs R oad will be strictly controlled. Mr. Chastain stat ed maybe they could have some kind of shared access. Discussion was held regarding the possibility of lo oping the road around the detention; the location o f the existing cell tower. Commissioner O’Rourke asked if they had thought to include the entire property. Mr. Chastain stated t he developer approached the home on Heggs to see if they were in terested in selling; the homeowner was not interest ed. Chairman Sobkoviak stated he and another commission er also visited the site and received uninviting lo oks from the resident of the home. Chairman Sobkoviak swore in Michael Petak, represen tative of developer, J. Michael Acquisitions. Mr. Petak stated he approached the owners of the west piece for poss ible purchase but nothing ever came together; he ca lled the owner of the parcel to the north and they hung up o n him stating they were not interested in selling. Chairman Sobkoviak opened the meeting for public co mments. Chairman Sobkoviak swore in Larry Jaderberg, reside nt of Lot 24 in Dunmoor Estates. Mr. Jaderberg did not like the lot size, stated his lot is 92 by 167 which is approximately 15,000 square feet. Mr. Jaderberg sa id his lot has 20 feet easement for waterway in the rear, thought thi s development should take some of the easement or i ncrease the lot size; stated these lots would severely degrade his lot value; stated he paid $500,000 for his hous e and asked the sales price of these homes. Chairman Sobkoviak swore in Dan Dilday, resident of lot 25 in Dunmoor Estates. Mr. Dilday stated the letter he received said 19 lots not 18 as proposed; asked if there would be a consideration of going to 12,000 s quare foot lots which would be the minimum which could bring it to 15 lots; expressed concern with the home size; woul d prefer similar lots size to what is in Shenandoah, Dunmoor Estates and Dillman Estates; would like to see mul ti-level homes with 3 car garages; concerned with the starti ng price of the homes; and expressed concern for th e trees along the farm property.
Plan Commission Minutes August 5, 2014 Page 3 of 4 Mr. Jaderberg stated he was told when he bought his house that there would be a direct connection from Taylor Street stub to Shenandoah and that the houses would be in the $600,000 to $700,000 range; said the dev elopment in Dillman Estates are using the streets in Dunmoor Es tates but not paying into the HOA for Dunmoor Estat es. Commissioner Heinen asked Staff’s thought on the sk inny lots. Mr. Garrigan stated they should focus o n the applicant’s request; that his drawing was merely to show one conceptual idea to show the challenge of the access; believed there is enough depth along to the north f or single family lots; the question is where the ro adway would be to provide access to those lots. Commissioner Heinen agreed but also expressed conce rn - should modifications be made now to move the d etention further to the east to provide for the road that co uld go thru there later; felt there is a need for a comprehensive plan before this is approved so a plan is not approved n ow that would not work in the future. Commissioner Green asked if it was possible to shif t the pond to the east and remove lot 12, move wher e Stag’s Leap Trail, redistribute the lot sizes to gain spac e to the north and maybe take out one lot to the so uth to increase the lot size. Mr. Garrigan felt they would probably lo se a lot; stated he did not look for the applicant to build the road now; this is just to provide for access when the pr operty to the north comes they would have an opport unity to connect. Commissioner Seggebruch asked if the right of way i s 60 feet or 66 feet. Mr. Garrigan stated it is no w 60 feet and he thought the streets in Dunmoor were 60 feet. Co mmissioner Seggebruch said that basically a sub-sta ndard right of way is being provided as the access from Heggs R oad. Commissioner O’Rourke asked how this parcel connect s to Heggs Road. Mr. Chastain replied there is an existing 46 feet width road; submitted a plan that would all ow a 24 foot back to back with an island median; wh en the west property is developed they would supply the necessa ry 34 feet to make of the 80 feet. Commissioner O’Rourke asked if the 7.54 acres with a proposal of 2.4 density included the 1.4 acres of the detention area. Mr. Garrigan agreed that was gross . Commissioner O’Rourke said if you take out the d etention then you are at 6.11 acres with 2.9 density; express con cern with the density; suggested they reduce the nu mber of lots to 15 which could reduce the density and possibly matc h up some of the lot lines. Commissioner O’Rourke suggested they increase the size of the detention to provide for future growth; asked about the size and price p oints of the proposed development. Mr. Petak stated they plan to start at 2400 square feet at $300,000.00. Commissioner Renzi asked if a 3 car garage option w ould be available. Mr. Petak stated they anticipat e building all 3 car garages. Commissioner Kiefer asked if a 3 ca r garage would fit on an 80 feet lot. Commissioner Renzi asked if there would be side yard setback problems with t he 3 car garages. Commissioner O’Rourke did not feel the size of thes e homes was in character with the existing homes in the area; stated residential for the area makes sense; feels the lot sizes are too small and the product is not going to be consistent with the neighborhood. Commissioner Heinen said typically 10,000 square fo ot lots would be ok but with the surrounding areas being closer to 12000 square feet and higher this project would not fit in. Commissioner Renzi agreed they should lose a few lo ts to increase the size of the remaining lots, move the detention pond to the east so they can build Taylor Street an d possibly have a cul-de-sac to the east. Mr. Chastain stated it was not feasible to push the pond east; stated density will be reduced as they further fine tune the project.
Plan Commission Minutes August 5, 2014 Page 4 of 4 Commissioner Kiefer said if density is going to be reduced, the commissioners would like to see this r eflected on the plan; did not feel these smaller lots work in this area. Commissioner Seggebruch stated they need to plan fo r the future development now asked if the pond coul d be extended to the north as that property is developed . Chairman Sobkoviak asked if the commissioners suppo rted the annexation, special use and the preliminar y and final plats. The commissioner supported the annexation; and supported the Planned Development conceptually but did not support the preliminary or final plats. The commissioners indicated the density should be l owered; needed better defined connection points; ma tch the character of the area with the size of homes and pr ice point; show the 3 car garages; and increase squ are footage of the lots; and save as many of the trees along the l ot line as possible; and work with staff on a futur e plan for the remaining parcels. Mr. Dilday stated he was not in disagreement for de velopment of this parcel; was opposed to this plan; appreciated the consideration of the commission to maintain the character of the area and make sure the easements are resolved. Commissioner Renzi stated that the attorney for the applicant indicated they should comply with the De sign Standards. Commissioner Renzi and Kiefer would lik e to see the elevations showing the 3 car garages. Commissioner Renzi would like to see how the parcel to the west would be developed for the right of wa y access to Heggs Road and also the parcel to the north. Commissioner O’Rourke suggested they stub Taylor an d eliminate the access road to Heggs. Mr. Jaderberg stated their subdivision is already b arraged with construction traffic. Commissioner O’Rourke made a motion to recommend Ca se No. 1659-070914.Aa/SU/PP/FP be continued to August 19, 2014. Seconded by Commissioner Kiefer. Vote by roll call: Renzi, yes; Heinen, yes; Green, yes; Seggebruch, yes; Kiefer, yes; O’Rourke, yes; Sobkoviak, yes. Motion carried 7-0. Meeting Adjourned at 8:15 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary