HomeMy Public PortalAbout2014-09-16 PC minutes
VILLAGE OF PLAINFIELD
September 16, 2014
Chairman Sobkoviak called the Plan Commission meeting to order at 7:00 p.m. and led
the pledge to the flag.
ROLL CALL
Commissioners Seggebruch, Renzi, Kiefer, Heinen, Green, and Chairman Sobkoviak
were present. The Fire District was present.
Commissioner O’Rourke was absent. The Park, School, and Library Districts were absent.
APPROVAL OF MINUTES: The Plan Commission minutes from September 2, 2014 were accepted as amended.
PUBLIC COMMENTS: There was no response.
DEVELOPMENT REPORT
Mr. Garrigan stated there was no development report.
OLD BUSINESS
Case No. 1659-070914.AA/SU/PP/FP The Preserve Plainfield
Mr. Garrigan stated this case was continued from the last Plan Commission meeting; this property is
located on the east side of Heggs Road north of 135th Street and south of 127 th Street. Mr. Garrigan stated
the applicant is requesting annexation, a special use and preliminary and final plat approval. Shenandoah
Subdivision is not adjacent to the property but it is the closest subdivision to the north of this property;
Dillman Estates and Dunmoor Estates are adjacent to the south. This case was continued at the last Plan
Commission meeting.
The applicant is seeking annexation and a special use as it relates to reduced lot sizes. The original
proposal was for 18 single family homes with one access point from Heggs Road and the revised land
plan now includes 16 single family lots. Mr. Garrigan stated the minimum lot size is approximately
10,635 square feet with the maximum lot size over 13,000 square feet.
Mr. Garrigan stated the applicant does not have control of the property to the north. There was concern
about the proposed product at previous meetings. The applicant has worked with staff and presented a
pattern book; Staff feels the applicant has generally meet the design standards and residential design
guidelines; the applicant has agreed to 360° architectural elements to the proposed elevations;
incorporating uniform window fenestration; the applicant will incorporate the Dunmoor Estates covenants
as their covenants to ensure the product will be generally consistent with the character of the Dunmoor
Estates development.
Mr. Garrigan reviewed the density bonuses; the applicant has worked with Staff to incorporate several
design elements to justify the additional units they are proposing; staff has given them credit for the 360°
architecture, the dry detention pond which incorporates the Best Management Practices (BMP), and the
proposed boulevard; the applicant is not in a position to construct the complete boulevard as they do not
have control of the property to the north but Staff will require the necessary funds to complete the
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 16, 2014
Page 2 of 8
boulevard in the annexation agreement; the applicant would be entitled to 3.5 units as a result of the
bonuses.
Commissioner Renzi asked about the density. Mr. Garrigan explained you start with the base density and
to justify any bonus the applicant has to comply with the residential design guidelines; the applicant is
still a little above the Comprehensive Plan by about 1 unit.
Chairman Sobkoviak swore in Andrea Crowley, attorney for the petitioner; and Randy Chastain,
engineer; Mike Petak, representative of developer, Scott Shalvis, architect and Steve Gregory, land
planner. Ms. Crowley reviewed the pattern book; indicated they added the anti-monotony language,
added a minimum of a 2-1/2 car garage, and added some additional materials; described the portion of the
boulevard that can be constructed; indicated they added key lots and the HOA with covenants which will
be recorded against this subdivision.
Chairman Sobkoviak opened the meeting for public comments.
Chairman Sobkoviak swore in Dan Dilday. Mr. Dilday asked the starting price of the homes and if it
included brick; and would it be brick or brick facade.
Ms. Crowly indicated the minimum price would be in the low $350’s; this would include brick an all four
sides of the first floor.
Chairman Sobkoviak swore in Michael Dunn. Mr. Dunn asked about the landscaping requirement; felt
that a lot of things have been added but felt the price remained the same; and felt this development would
further impact the value of his home. Ms. Crowly stated the landscape package complies with the
village’s requirements. Mr. Gregory indicated there is a suggested planting list that includes 20-23 plants
plus ornamental grasses, 1 or 2 ornamental trees and 1 evergreen; the purchaser will be obligated to put in
the landscaping to this intensity; the purchaser will be allowed to select the landscaping. Ms. Crowly
stated the los $350’s will be the base minimum price point but you will have to meet the village’s
requirements. Commissioner Heinen asked for clarification that the minimum requirements would meet
the requirements of the pattern book. Ms. Crowly agreed; and stated indicated the pattern book would be
recorded. Commissioner Kiefer mentioned that with the anti-monotony language you will not have only
the low end model.
Chairman Sobkoviak swore in David Cook. Mr. Cook was concerned with the entry way elevation from
Heggs Road. Ms. Crowly stated the width of their property at Heggs Road is 46 feet; which allows the
sidewalk, the parkway and the landscape median and 2 cars. Mr. Gregory described the monument sign
and location in the island area.
Mr. Cook asked about the minimum square footage for the homes. Ms. Crowly indicated they took the
covenants from Dunmoor and the minimum for a ranch is 2000 sq. ft.; a 1-1/2 story is 2200 sq. ft.; a 2
story is 2400 sq. ft.; stated Dunmoor covenants provide a minimum 2 car garage while the Preserve will
provide a minimum of 2-1/2 car garage.
Chairman Sobkoviak swore in Joselyn Czerwinski. Ms. Czerwinski expressed concern regarding the
alignment of the lot lines; the elevation of site; location and number of models; sidewalks; and school bus
routes. Ms. Crowly indicated the southern lots do line up with the lots in Dunmoor; stated the entire
subdivision is subject to village engineering; the location of the models had not been selected; the
sidewalk on the south half will be constructed with the landscape median on the north; the full sidewalk
Plan Commission Minutes
September 16, 2014
Page 3 of 8
on the north will not be completed until the full boulevard is completed. Commissioner Kiefer indicated
he was not speaking for the school district but stated it was not uncommon to have to walk more than a
block to get to the bus stop.
Chairman Sobkoviak swore in Andy Hansen. Mr. Hansen expressed concern with the traffic on Heggs
and the entrance from Heggs into this development. Mr. Chastain stated the existing width is 46 feet
which will include 24 feet back to back of curb with a 10 feet landscape island, 5 feet for the sidewalk and
5 feet for the parkway; an additional 34 feet would be required when the property is available to complete
the 80 foot entrance. Mr. Garrigan stated the standard width with no dedicated turn lanes is 28 feet to 31
feet for a total of 60 feet. Commissioner Kiefer mentioned that while the sidewalk along the north side
of the boulevard would not be constructed at this time the sidewalk on the south side would be
constructed. Mr. Garrigan stated there probably would be no parking allowed at the entrance area; the 28
feet would provide for parking on both sides by village ordinance; staff would work with the applicant to
ensure there was no parking in this area.
Commissioner Green was concerned with the fire trucks turning radius. Mr. Garrigan has not received
comments from the Fire Department at this time; one of the stipulations is that the applicant will need to
meet the requirements of the Plainfield Fire Protection District.
Mr. Hansen asked about the future connection through Dunmoor and Shenandoah. Mr. Garrigan
explained how the connection could be handled in the long term and indicated the property owner to the
north and east and the owner to the west are not interested in selling.
Chairman Sobkoviak swore in LeAnn Reiter. Ms. Reiter asked if the east entrance would be opened for
construction traffic; and was concerned with the location of the dirt hill. Ms. Crowley stated they do not
own that property to the east, they do not intend to use that property and they would be trespassing if this
was used.
Chairman Sobkoviak swore in Mark Reiter. Mr. Reiter was concerned with the single access point and
the turning of school buses and trucks. Ms. Crowley repeated they must comply with the requirements of
the fire department and the engineering of the village.
Ms. Reiter stated kindergarten children are picked up at their house.
Chairman Sobkoviak swore in Eric Thompson. Mr. Thompson asked if improvements were considered
for 127 th Street; asked about the speed limit in the area. Mr. Garrigan indicated Public Works is currently
with County for a grant for the widening of 127 th between Route 30 and Heggs Road; indicated a traffic
study was not required due to the size of the subdivision; stated we can talk with the Police department to
see if the speed limit is consistent with the profile of Heggs Road.
Chairman Sobkoviak swore in Dan Dilday. Mr. Dilday indicated he appreciated the fact that building will
start again but expressed concern with the reduced lot size and the density.
Chairman Sobkoviak swore in Michael Barribal. Mr. Barribal expressed concern with possible changes
to the covenants from Dunmoor Estates such as above ground swimming pools and the timing of the
landscaping whether the lots would be sodded or seeded. Ms. Crowley indicated there would be a
prohibition on above ground swimming pools; regarding the landscaping usually the only delay would be
the weather; the front yards would be sod and the rear yards would be seeded.
Plan Commission Minutes
September 16, 2014
Page 4 of 8
Chairman Sobkoviak asked for additional comments. No response.
Chairman Sobkoviak closed the public comments.
Commissioner Heinen asked how the adjacent property to the north and west could layout in the future.
Mr. Garrigan stated the last site plan showed there could be several lots to the north and the stub street
could continue to the east with a cul-de-sac and development to the west is limited due to the location of
the cell tower.
Commissioner Seggebruch indicated there was a speculation that the applicant push the east/west road to
the north to increase the lot size to 12,000 sq. ft. on the south and turn the northern lots to the east/west
direction which would probably reduce the number of lots.
Commissioner Green asked if Staff had prices of adjacent properties in Shenandoah and Dunmoor. Mr.
Garrigan stated Staff did not. Commissioner Green asked the audience if they knew prices in the adjacent
subdivisions. The response was houses are selling in the mid upper $400’s and some listed for the mid
$500’s in Shenandoah. Ms. Crowley stated they ran the comps on all houses currently listed and on
houses sold in the past 6 months to the past year in Shenandoah, Dillman and Dunmoor and houses that
have sold and there was only 1 that sold for over $500,000, there were some in the upper $200’s, there
were many in the upper $300’s and some in the low $400’s.
Commissioner Renzi asked if the price point of $350,000 included the lot; asked the price of key lots; and
asked if they have figured the cost of the landscaping. Ms. Crowly said that price includes the lot; key
lots would be more as there are additional requirements; the landscaping price has not been determined
but it would be extra.
Commissioner Kiefer commented that a number of issues brought up have been addressed; liked the fact
that the applicant provided a rendition of the boulevard; liked that the 5 models and different elevations
were shown; liked the fact that the covenants will be adopted and part of the record; like the description
of the proposed landscaping; and that there were more public comments.
Commissioner Renzi agreed with Commissioner Kiefer’s comments; felt this development was better
presented this time; and the density is only 1 house over.
Commissioner Seggebruch suggested if the adjacent parcels were acquired by the same developer there
might be the possibility to reconfigure the dry detention and add 2 or 3 lots on the north side of the
east/west street just east side of the detention. Mr. Chastain agreed that might be possible.
Commissioner Heinen made a motion to recommend approval of the proposed Annexation as a logical
extension of the Village’s municipal boundaries. Commissioner Kiefer seconded the motion.
Vote by roll call: Renzi, yes; Seggebruch, yes; Green, yes; Kiefer, yes; Heinen, yes; Sobkoviak, yes.
Vote carried 6-0.
Commissioner Renzi made a motion to recommend approval of the Special Use subject to the following
stipulations:
1. Compliance with the requirements of the Village Engineer.
2. Compliance with the requirements of the Plainfield Fire Protection District.
Plan Commission Minutes
September 16, 2014
Page 5 of 8
3. Compliance with the Village’s Single-Family Design Standards.
Commissioner Heinen seconded the motion.
Vote by roll call: Seggebruch, yes; Kiefer, yes; Green, no; Heinen, yes; Renzi, yes; Sobkoviak, yes. Vote
carried 5-1.
Commissioner Heinen made a motion to recommend approval of the Preliminary Plat subject to the
following stipulations:
1. Compliance with the requirements of the Village Engineer.
2. Compliance with the requirements of the Plainfield Fire Protection District.
3. Incorporation of a ten foot wide landscape boulevard at the entrance of the development.
Commissioner Seggebruch seconded the motion.
Vote by roll call: Green, no; Kiefer, yes; Renzi, yes; Seggebruch, yes; Heinen, yes; Sobkoviak, yes. Vote
carried 5-1.
Commissioner Seggebruch made a motion to recommend approval of the Final Plat subject to the
following stipulations:
1. Compliance with the requirements of the Village Engineer.
2. Compliance with the requirements of the Plainfield Fire Protection District.
Seconded by Commissioner Heinen.
Vote by roll call: Renzi, yes; Kiefer, yes; Green, no; Heinen, yes; Seggebruch, yes; Sobkoviak, yes.
Motion carried 5-1.
Commissioner Kiefer mentioned for clarification to the public that compliance with the requirements of
the Village Engineer and Plainfield Fire Protection District were the stipulations that were referenced in
the motions.
Chairman Sobkoviak called for a 10 minute recess at 8:18 pm.
Meeting reconvened at 8:28pm.
NEW BUSINESS
Case No. 1664-090214.SPR/FP Presence Healing Arts Pavilion
Commissioner Heinen recused himself.
Mr. Proulx stated the applicant is seeking site plan review of a medical office building of approximately
25,000 square feet, preliminary and final plat of subdivision that would subdivide the existing commercial
lot known as Lot 25 into 2 lots.
Mr. Proulx stated the parcel is located in the southeast corner of Dayfield Drive and Route 59; Lot 25
would be subdivided to create 2 lots: one lot will contain approximately 2.75 acres and the second lot
would consist of approximately 1 acre; both lots meet the requirements of the subdivision code.
Plan Commission Minutes
September 16, 2014
Page 6 of 8
Mr. Proulx stated the proposed building would be a 1-story 25,000 sq. ft. building to be used as a medical
office building; described the adjacent land uses; stated the site plan sets the building to the eastern
portion of the lot with the parking fronting Route 59. The zoning code recommends that the building
front the major highways with the parking to be provided in the rear which minimizes the visual impact of
parking lots and places the architecture of the building in the forefront in terms of defining the street
scape. Mr. Proulx described the access from Dayfield Drive; stated there is a cross-access easement that
was originally plated which will need to be reconfigured; the applicant has provided 127 parking spaces
which satisfies the parking requirement; storm water management is already provided; noted the applicant
complies with the development standards of the zoning ordinance.
Mr. Proulx described the elevations, façade and architecture; indicated a landscape plan and photometric
plans have been provided.
Staff submits that overall the project meets the requirements of the zoning code and site plan review
ordinance with the exception of the placement of the building and recommends a favorable
recommendation subject to the stipulations in the staff report.
Chairman Sobkoviak swore in Rob Oldenburg, Irgens, developer and owner of the property, Lisa Lagger,
representative of Presence Healing Arts Pavilion, and Glenn Seerup, architect. Mr. Oldenburg stated they
feel the building pushed to the east is the optimal location for this project; they feel this location
minimizes potential effects on the adjacent neighbors; the building would act as a buffer from the noise
and headlights to the neighbors. Presence felt this location was optimal to how they plan to operate the
facility.
Ms. Lagger stated this is a $7.3 million investment in the community; would provide about 150
construction jobs; feels the placement of the building provides the clearest visibility; described the
amenities provided by Presence Healing Arts Pavilion.
Mr. Oldenburg stated health care is becoming more of a retail business.
Chairman Sobkoviak asked for public comments. There was no response.
Commissioner Kiefer asked about access returning to Route 59; asked if the 127 parking spaces included
the accessible spaces or where these spaces in addition to the total. Mr. Proulx stated regarding access the
restriction for the lot to the north was 300 feet from the centerline of Route 59; the restriction for the lot to
the south is 200 feet from the centerline of Route 59, therefore the lot complies with this restriction; you
will be able to exit the parking lot and clear the boulevard island to gain access to the left turn lane; stated
the 127 spaces includes the ADH parking spaces.
Commissioner Green asked if there would be less noise and vibration with the building placed to the
eastern portion of the lot. Ms. Lagger felt the placement of the building is all about patient privacy.
Commissioner Kiefer asked if there was feedback from the area. Response was there are no residents in
the area at this time.
Chairman Sobkoviak asked if buffering was included. Mr. Proulx indicated there is a 30 foot landscape
buffer and the landscaped detention area naturally provides separation.
Plan Commission Minutes
September 16, 2014
Page 7 of 8
Commissioner Renzi asked if the lots would have to be reconfigured to flip the building. Mr. Proulx
stated it might need some modification to the subdivision plat.
Commissioner Seggebruch asked the function of lot 2. Mr. Oldenburg indicated the use for lot 2 was to
be determined; it could be a stand along building; either way the parking lot would be expanded.
Commissioner Renzi indicated the setback between the buildings would be 15 feet if a stand along
building was constructed. Mr. Proulx stated the possible expansion would make the separation irrelevant;
and in the event it is a separate building the building lot line could be adjusted to make sure there is
adequate separation.
Commissioner Seggebruch indicated any 5 foot separation would have to be fire rated. Mr. Oldenburg
stated if there is a stand alone building the setback would be about 30 feet from the phase 1 building.
Commissioner Seggebruch indicated the eastern elevation of the building was not shown; expressed
concern that there may only be 1 potential second access; and there is no exterior access to the sprinkler
room shown; stated Staff pointed out that the sidewalk along Route 59 is needed. The applicant agreed to
the sidewalk along Route 59. Mr. Seerup, stated the floor plan is currently being developed; they are
working on the shell of the building simultaneously with the floor plan; the floor plan does have a water
room on the northeast which would have a direct access to the outside; the rear elevation will be similar to
the side elevations and there would be exits to both the north and south of the building.
Commissioner Seggebruch stated you will need more than the 5 foot lot line to the south as you will need
a sidewalk to the parking lot with the exit.
Commissioner Kiefer liked the vision of the front of the building from Route 59.
Commissioner Renzi agreed there are pros and cons to flipping the building. Mr. Oldenburg felt the
residential component to the east and the operational effect of the building is the main reason for the
building to be placed on the eastern portion of the lot. Ms. Lagger said the location of the building is a
critical strategic project. Chairman Sobkoviak thought it provided a good shield for the residents in the
Villas.
Commissioner Renzi felt this center is a destination point. Ms. Lagger said they will offer some therapy
which would not necessarily be a destination.
Commissioner Green asked about light pollution from the parking lot versus the lights on the building.
Mr. Proulx stated the photometric plan shows the light levels even in the parking areas diminish to less
than ½ of 1 foot candle at the edge of the property. Chairman Sobkoviak felt the building might block a
lot of the parking lot lights from the residents.
Commissioner Seggebruch asked if there would be a stop light at Dayfield and Route 59. Mr. Proulx
thought it was too close to the light at Feeney and Fraser for an additional stop light and stated there is no
through access to the east or south.
Chairman Sobkoviak asked if the commissioners were in agreement to remove the stipulation to
adjustment the site plans to front-load the building footprint along Route 59 and provide parking to the
interior of the lot and substitute the addition of the sidewalk along Route 59 as the first stipulation. The
commissioners agreed.
Plan Commission Minutes
September 16, 2014
Page 8 of 8
Commissioner Green made a motion to recommend approval of the site plan review for the proposed
25,000-square-foot medical/office building on Lot 1 of the Final Plat of Plainfield Square Subdivision,
subject to the following three (3) stipulations:
1. Add a sidewalk adjacent to Route 59;
2. Compliance with the requirements of the Village Engineer; and
3. Compliance with the requirements of the Plainfield Fire Protection District.
Seconded by Commissioner Kiefer.
Vote by roll call: Seggebruch, yes; Renzi, no; Kiefer, yes; Green, yes; Sobkoviak, yes.
Motion carried 4-1.
Commissioner Kiefer made a motion to recommend approval of the Preliminary/Final Plat of Plainfield
Square subdivision, subject to the following two (2) stipulations:
1. Compliance with the requirements of the Village Engineer; and
2. Compliance with the requirements of the Plainfield Fire Protection District.
Seconded by Commissioner Seggebruch.
Vote by roll call: Renzi, no; Green, yes; Seggebruch, yes; Kiefer, yes; Sobkoviak, yes.
Motion carried 4-1.
DISCUSSION
Meeting Adjourned at 9:10 p.m.
Respectfully submitted by
_________________________
Merrilee Trotz
Recording Secretary