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HomeMy Public PortalAbout2014-09-02 PC minutes VILLAGE OF PLAINFIELD September 2, 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, Green, and Chairman Sobkoviak were present. The Fire District was present. Commissioner Heinen was absent. The Park, School, and Library Districts were absent. APPROVAL OF MINUTES: The Plan Commission minutes from August 5, 2014 were accepted as amended. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Garrigan stated the Village Board had approved the ordinance for the Prairie Creek Development. OLD BUSINESS Case No. 1659-070914.AA/SU/PP/FP The Preserve Plain field Mr. Garrigan stated this property is located on the east side of Heggs Road north of 135 th Street and south of 127 th Street. Mr. Garrigan stated Shenandoah Subdivisio n is not adjacent to the property but it is the closest subdivision to the north of this property; Dillman Estates and Dunmoor Estates are located to the south. This case was originally heard on August 5, 2014 for a public hearing and was continued. The original proposal was for 18 single family homes wi th one access point from Heggs Road. Staff identified some concerns about the proposed density and lot sizes and how the property to the north would develop in the future. Mr. Garrigan reviewed the revised land plan which n ow includes 16 single family lots. Mr. Garrigan indicated Staff is suggesting a favorable recommend ation for annexation as the property is surrounded by the Village of Plainfield and the utilities are loc ated adjacent to the proposed site; the site is loc ated within the Village’s Facility Planning Area. The applicant is requesting a Planned Development d ue to the reduced lot size. Mr. Garrigan reviewed the findings of fact. With regard to a) the applic ant has reduced the number of lots to 16 with the minimum lot size is 10,000 square feet with 85 feet of frontage is generally consistent with the development to the north. Mr. Garrigan reviewed th e lot sizes in the following subdivisions. Dunmoor Estates (134 lots) Minimum Lot Size 12,070 Average 14,242 Dillman Estates (20 lots) Minimum Size 12,040 Average 14,680 Shenandoah (326 lots) Minimum Lot Siz e 10,000 Average 12,600 This is a single family development which is consis tent with the surrounding area. The applicant is proposing a semi-custom product with 2-3 car garage s which is generally consistent with the overall ar ea. 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 September 2, 2014 Page 2 of 6 With regard to b) this development is generally con sistent with the single family character of the are a. Staff expressed concern with future development of the approximate 10 acre vacant parcel immediately north of this site; and suggested a way for that fu ture development. The proposed density is 2.1 units per acre. Staff is suggesting a favorable recommendation of t he annexation, the special use subject to the stipulations, and the preliminary and final plats a s outlined in Staff’s report. Mr. Garrigan addressed the concerns in the email le tter received from Brian Hunnius. The applicant is required to serve notice on the immediate adjacent property owners; certified mail was not required by state or local requirements to Shenandoah subdivisi on as the Shenandoah subdivision is not adjacent to this property. Village policy is that signage woul d be placed at the location of the access point to a development. Chairman Sobkoviak swore in Andrea Crowley, 10001 S . Roberts Rd, Palos Hills, IL, attorney for the petitioner; and Randy Chastain, 18311 North Creek D rive, Tinley Park, IL, engineer; and Mike Petak, representative of developer. Ms. Crowley indicate d the correct minimum square footage is 10,600 not 10,000 and the average is 11,197 square feet with t he largest being just over 13,000 square feet; the y removed 2 lots and now all lots have a minimum of 8 5 feet frontage; the lot lines were lined up with t hose to the south; they have changed the product line; t hey feel it is not so much the lot size as it is pr ice point that sets the home values in the area; the new elev ations presented are from projects they have built in Frankfort and Orland Park; all the lots can support 3 car garages; they intend to comply with the 360 design standards and the Village’s design guideline s; price range is from $350,000 to mid $400,000. Chairman Sobkoviak asked if they would comply with the following bullet points from the Staff report. • Introduction of an entrance boulevard with a ten fo ot landscape median at Heggs Road running from Heggs to the eastern end of the proposed reten tion pond. The incorporation of a boulevard will provide some design softening of this generic land plan and provide some visual interest to the proposed land plan. • Introduction of 360 degree architectural elements t o the proposed elevations consistent with the Village’s PUD Residential Design Guidelines. • Compliance with the Village’s Single Family Design Standards. Ms. Crowley stated they agree to all three points. Mr. Chastain described the lot size; stated the bou levard entrance is shown on the plan; both curbs an d the island fit in the 46 feet so the expansion of the 3 4 foot expansion will be there if it is an 80 foot right of way. Commissioner O’Rourke asked if the boulevard could be constructed at this time. Mr. Chastain indicated that this phase of construction would inc lude the parkway, sidewalk and 24 foot back to back and the 10 foot landscape island; north of the isla nd cannot be constructed at this time but is shown how it would work in the future. Mr. Chastain described the natural detention pond w hich will incorporate the best management practices which will be a dry basin. Commissioner Renzi asked if the dry basin with the incorporated best management practices could give them a credit to increase the density. Mr. Garri gan thought best managements practices would give them a density bonus of less than 5%. Plan Commission Minutes September 2, 2014 Page 3 of 6 Commissioner Kiefer asked about the street connecti ons. Mr. Chastain stated the S curve would not wor k but there street could extend to the east and conne ct with Taylor and then they would stub to the nort h to connect to Stags Leap Drive when the parcel to the north develops. Commissioner Renzi asked if they envisioned a futur e east/west intersection to the north stub as the o ther parcel develops. Mr. Chastain said there was only about 180 feet from this property to the Shenandoah subdivision; felt there could only be two 90 foot l ots on either side of the north road. Chairman Sobkoviak stated that as long as the stub streets a re there access is provided. Chairman Sobkoviak opened the meeting for public co mments. Chairman Sobkoviak swore in Dan Dilday, 25800 W Cam pbell Lane. Mr. Dilday stated he was encouraged with the 3 car garages, material upgrade and the minimum standards; expressed concern as this development would not be linked to either adja cent development; wanted to see a minimum of 12,000 square foot lots; stated they could reduce the deve lopment to 14 lots; opposed to this development as shown. Chairman Sobkoviak swore in Larry Jaderberg, reside nt of Lot 24 in Dunmoor Estates. Mr. Jaderberg stated he was not opposed to this development being built but felt it was sub-standard compared to Dunmoor and Shenandoah; expressed concerned with th e size of the lots; suggested the funds for the boulevard be placed in escrow; concerned with the c orn field; stated he did not receive notice. Chairman Sobkoviak swore in Michael Dunn, resident of Shenandoah. Mr. Dunn felt the homes proposed do not look like any of the homes in his s ubdivision; felt there is a huge difference between semi-custom and full custom homes; concerned for th e stub street to the north; felt the 3 rd car garage should be standard to mirror the surrounding area; asked about the landscaping packages; the price poi nt and feels they will opt out for the bare minimum. Chairman Sobkoviak swore in Mark Reiter. Mr. Reite r stated there is no website or internet access to the applicant and no answer at the attorney’s office. Commissioner O’Rourke asked about the notification process. Mr. Garrigan stated the applicant is required to send certified letters to the adjacent property owners; a sign is posted which is not a st ate requirement; and we publish in the newspaper. Chairman Sobkoviak asked the petitioner if they had a website. Mr. Petak said they do not. Commissioner O’Rourke asked the applicant their his tory of development. Mr. Petak stated the homes shown were built in the Frankfort and Orland Park a reas between 2000 to 2006 by when he was employed by MGM Construction; stated he was the superinten dent for MGM Construction. Commissioner O’Rourke asked with the changes in the product what assurances can be put in place that what you are telling us will be constructed and wha t is actually constructed in this subdivision. Mr. Petak stated they looked at the market, looked at sales t hat have taken place this year in this area; looked at the price points and stated they want to build a develo pment that will sell; feels the models they are sho wing are consistent with the existing homes in the area with the brick and square footage, bedroom sizes; s tated they anticipate building all 3 car garages but what someone wants in interior features will dictate pr ice also; stated he was willing to build a custom home if they have the prints. Plan Commission Minutes September 2, 2014 Page 4 of 6 Mr. Garrigan stated a pattern book would be incorpo rated in any annexation agreement and reviewed what would be in the pattern book; the annexation a greement would be binding on any successor builder as well. Commissioner Seggebruch asked about the driveway wi dths. Mr. Garrigan thought some of the homes had been constructed prior to the adoption of the 2 0 foot standard width thru the right of way. Mr. Dunn felt this development would further impact the value of his home. Chairman Sobkoviak asked for additional comments. Chairman Sobkoviak swore in Chris Coyne. Mr. Coyne felt the notice should be extended to include Shenandoah and Dunmoor Estates; felt this parcel sh ould include the development of the parcel to the north. Chairman Sobkoviak closed the public comments. Commissioner Kiefer asked about the materials to be used. Ms. Crowley stated they would comply with all the village requirements. Mr. Petak indicated brick on the front first floor and vinyl siding whi ch seems to be consistent in the neighboring subdivisi ons. Chairman Sobkoviak indicated the village does not require vinyl; stated there is a whole list of acceptable materials. Commissioner Seggebruch suggested the pictures are deceiving with the driveway width; suggested they hire an architect to show what would actually be bu ilt in this location not something built in another community. Commissioner Renzi asked about price point with the move from a 2 car to a 3 car garage; landscaping plans. Mr. Petak indicated $15,000 to $20,000 incr ease; landscaping would include sod fronts with see d in the back with plants or bushes in the front and tree in the parkway as required; indicated they wou ld meet or exceed the village requirements. Commissioner Renzi asked if there would be covenant s and if the covenants would match the neighboring subdivision. Mr. Petak stated they would build to the village’s requirements; they would have to see what the covenants were for the neighboring subdivisions . Commissioner O’Rourke asked if there would be a Hom eowners Association (HOA.) Ms. Crowley indicated they had not intended to establish a HOA; there would be a maintenance agreement in place. Chairman Sobkoviak indicated there would be a Speci al Service Area (SSA) established. Commissioner Green stated there are rules on lot si zes; what is the point of having rules if we are no t going to follow them; seems the developer will be g etting a lot of value for these houses due to the adjacent subdivisions; felt this development should be maintaining that value and adding to it. Commissioner Kiefer liked the fact that the applica nt lined up the property lines but felt the look of the homes has not been addressed; could not support thi s as presented. Commissioner Renzi felt the planner presented a goo d plan but did not feel the planner and the applica nt were talking about the same property; concerned wit h the lack of the HOA; price point; proposed BMPs Plan Commission Minutes September 2, 2014 Page 5 of 6 are not enough to reach the density; boulevard woul d not be complete; would there be no matching to Dunmoor and Shenandoah; how to enforce anything if there are no covenants. Commissioner O’Rourke asked what relief the applica nt is requesting; asked if fewer lots would drive t he price point higher. Ms. Crowley stated the only re lief sought is for some of the lot sizes. Mr. Peta k said the price point is what has been selling in the pas t year in those two subdivisions. Commissioner O’Rourke was concerned that this will not be in cha racter with the surrounding area. Commissioner O’Rourke was concerned with the boulev ard entrance. Commissioner Seggebruch felt it was not feasible to build the street with a single row of homes; suggested if they want to build some homes there ar e a lot of different subdivisions where you could b uild a few homes and blend in with what is there; concer ned that the applicant might not be ready to take t he step to develop a subdivision as they are missing a rchitect plans and landscaping plans. Chairman Sobkoviak indicated it was not realistic t o wait for all of these parcels to develop this one parcel. Chairman Sobkoviak asked if the applicant wanted to call for a vote or to continue the case. Ms. Crowley suggested continuing the case. Mr. Garrigan suggested the applicant work with staf f and perhaps prepare an actual pattern book consistent with the design guidelines for review; s tated the guidelines would address a lot of the con cerns addressed this evening. Mr. Garrigan stated the applicant may not want to p roceed once they look at the design guidelines. Commissioner Kiefer felt the landscaping should be clarified also. Commissioner Renzi felt there was a disconnect betw een Staff and the applicant regarding the annexatio n agreement. Ms. Crowley indicated they would continue to work w ith Staff and return in two weeks. Commissioner Kiefer asked if the applicant would co nsider a 3 car garage as mandatory. Ms. Crowley said they would look at this. Discussion was held regarding the boulevard. Mr. G arrigan said it did not make sense to build half a boulevard. Commissioner O’Rourke suggested stubbin g the street at Heggs and continuing the street to the east to connect to Taylor Street. Mr. Garrigan said that would require a quick take and did not w ant to discuss this here. Chairman Sobkoviak swore in Lee Ann Reiter. Ms. Re iter said there is already construction traffic usi ng Woods Way and traveling through Dunmoor Estates to Augusta; there are 22 children under the age of 6 th grade; said this would create additional constructi on traffic thru Dunmoor Estates. The residents of Dunmoor Estates had been assured that the construct ion traffic for Dillman Estates was to have been of f of Heggs. Chairman Sobkoviak asked if the commissioners suppo rted the annexation, special use and the preliminary and final plats. The commissioner supp orted the annexation; and could support the Planned Development conceptually but did not support the pr eliminary or final plats. Plan Commission Minutes September 2, 2014 Page 6 of 6 Some of the issues are the lot sizes, materials, fa cades, elevations and 3 car garages; and density. Commissioner Renzi stated the density requested is 2.1 dwelling units per acre and you are at 2.3 dwelling units per acre; we are looking for some ot her credit to obtain the requested density. Commissioner Green suggested making the detention p ond deeper to get the same volume; moving the north street connection a bit to the west to increa se the lot size of those lots on the north. Commissioner Renzi suggested the east/west street 1 7 feet north so the lots on the south could be increased to 12,000 sq. ft. and the lot lines could still match those to Dunmoor Estates. Commissioner Seggebruch suggested that would be an option to push the street north to get the southern lots to 12,000 sq. ft. and see what happens to the lots on the north; if you go to a wet bottom pond y ou might be able to pick up an additional lot. Commissioner Renzi made a motion to recommend Case No. 1659-070914.AA/SU/PP/FP be continued to September 16, 2014. Seconded by Commissioner O ’Rourke. Vote by roll call: Kiefer, yes; Green, yes; Seggeb ruch, yes; O’Rourke, yes; Renzi, yes; Sobkoviak, ye s. Motion carried 6-0. NEW BUSINESS Case No. 1660-081214.SU 10 Minute Oil Change This case was withdrawn. DISCUSSION Discussion was held regarding lot lines alignment; Cotswold concept plan; construction traffic in Dunmoor Estates; and construction traffic in annexa tion agreements; construction has started in Fairfi eld Ridge; possibility of setting requirements for deve loper’s signage. Meeting Adjourned at 8:55 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary