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HomeMy Public PortalAbout2014-11-18 PC minutes VILLAGE OF PLAINFIELD November 18, 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, O’Rourke, Renzi, Heinen, Green, and Chairman Sobkoviak and the Fire District were present. Commissioner Kiefer was absent. The Park, School, and Library Districts were absent. The minutes dated October 21, 2014 were accepted as amended; the minutes dated November 4, 2014 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Garrigan stated the Village Board recommended approval and directed the village attorney to prepare the ordinances annexing the Goldfish Swim School. OLD BUSINESS Case No. 1663-082914.SU/SPR My Properties, LLC Mr. Garrigan stated this is a continued meeting of the public hearing; the applicant is proposing to redevelop the property commonly known as Plainfield Supplies located at Route 59 and Hazelcrest; seeking to convert the existing building into an auto body shop; this property is currently zoned B-3 (Highway Business District) and a special use would be required for an auto body shop in the B-3 district. Staff believes this usage would have no negative impact on any of the surrounding uses based on the proposed site plan and would be consistent with the trend of commercial development along the Route 59 corridor. Mr. Garrigan described the proposed additions which include a 3000 square foot office addition and a new 8,000 square foot addition to the western perimeter of the existing storage building. The applicant is proposing to maintain their existing access point on Route 59. In addition, the applicant would be maintaining an existing access point that is located on hazel Crest along with adding an additional access point into a proposed storage yard along the western perimeter of the site. The applicant proposed 61 parking spaces with 3 handicapped spaces; and proposed a privacy fence for the rear storage area along the western perimeter of the site. Mr. Garrigan reviewed the proposed architecture and indicated if pre-cast is used, that a stamped brick appearance be incorporated into the pre-cast design on the front or office component of this building. The applicant will be re-imaging the existing metal structure by painting it a new color and by adding a wainscot of stone along the foundation. Mr. Garrigan reviewed the landscaping and indicated the proposed landscape plan meets the general requirements with the following exception: 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 November 18, 2014 Page 2 of 7 Based on the proximity of the residences to the north, staff is requesting that the applicant add a two foot undulating berm with a minimum of a four foot hedge of shrubs along the northern property line in additional to several other clusters of evergreens north of the proposed building. The proposed photometric plan that has been submitted by the applicant conforms to the Village’s Site Plan Review ordinance. The applicant has not submitted plans for the enclosure and staff is requesting that it be constructed out of the same pre-cast materials as the proposed office building. In view of the fact that the applicant’s site is over 1.0 acre and is improving the subject site, storm water management will be required. The applicant will be seeking a storm water variance from the Village’s and Will County Storm water ordinances. The applicant’s engineer has been working with the Village’s engineer to ensure that the release rate of storm water is no greater than the existing conditions of the subject site. There is nothing to indicate that the proposed development will have any negative impact on the adjacent parcels. The subject use is consistent with the proposed B-3 zoning of the subject site and trend of development along Route 59. The proposed site plan generally meets the requirements of the Village’s Site Plan Review ordinance. The applicant needs to work with the Village Engineer to show how the stormwater on the subject site will be handled. Staff is suggesting a favorable recommendation subject to the stipulations. Chairman Sobkoviak asked Steve Amann, Village Engineer, for his comments. Mr. Amann stated the site plan they have reviewed includes a dedicated stormwater management facility along the north side of the building. Mr. Amann indicated detention in that area will be costly because the area is already paved; based on information Mr. Amann received the only drainage issues in this area are related to the floodplain of the West Norman Drain. Mr. Amann explained the release rates and how the peak run off rates are determined and how the system is designed so those rates are not exceeded. Mr. Amann explained how the applicant proposes to drain the storage area to provide some surface detention; described how the run off goes to the west to the Norman Drain, east to Illinois 59 and the balance runs to the south to the adjacent property. Based on the limited detention they can provide and the analysis from the engineer there will be no change in the peak rates of run offs to the east; going north the peak rate of run offs will be reduced from 80 to 90 percent and reduced from 30-45 percent to the south. Commissioner O’Rourke asked what this variance entails. Mr. Amann explained the variance would be from the release rate that is specified in the ordinance. The current release rate is 0.15 CFS (cubic feet per second) per acre and the 100 year event and we would not be able to meet that with the constraints on this site. Commissioner Heinen felt this variance should apply to redevelopments; they are trying to use and improve the existing building; and improve the existing drainage; stated DuPage County promotes redevelopment with a new ordinance which provides that as long as you are not increasing the existing impervious area by more than 25,000 square feet you do not have to provide any additional stormwater management; feels this variance is Okay because flows are not being increased and it will help to promote the redevelopment of this property. Commissioner Renzi asked the current run off rate. Mr. Amann said the existing peak flow from the site in the 24 hour 100 year event is 1.46. Commissioner Heinen said you are going from 1.46 down to 1.28. Plan Commission Minutes November 18, 2014 Page 3 of 7 Commissioner Heinen said they are adjacent to Route 59 and IDOT will take a look at this to make sure they are not increasing flows in their right of way. Commissioner O’Rourke asked about the cost underground storage. Mr. Amann said there is limited green space on this ground; in this case they would need to use a precast vault and those are very expensive. Commissioner O’Rourke asked if it made sense to look at an off-site that could pool between the properties. Mr. Garrigan stated that was discussed but the owner to the south is not sure what he plans for his property. Commissioner O’Rourke asked which way this property flows. Mr. Amann explained this flows 3 different ways. Commissioner O’Rourke asked the intent of becoming a certified community. Mr. Amann said the intent was to allow stormwater management permits whether they are for detention projects or floodplain and allow those to be issued by the village so that development could go to the village rather than to the county for further review and permits. Commissioner Renzi asked about the grading to the west and the detention/retention to the north and the berm. Mr. Amann and Mr. Garrigan explained the proposed detention location, the landscaping and location of the berm. Mr. Garrigan suggested the hedge row of shrubs would help provide buffering would comply with the village ordinance. Commissioner Renzi asked about the fourth stipulation. Mr. Garrigan stated they would work with the applicant. Commissioner Green asked if a grading plan had been developed. Mr. Amann stated they have a preliminary plan. Commissioner Heinen indicated we should try to retain as much water as possible and the applicant should work with Mr. Amann. Chairman Sobkoviak swore in Michael Hansen, attorney; Matt Ebert, prospective owner of property; Gabriel Garcia, architect; Scott Schreiner, Engineer. Mr. Hansen said they are satisfied with the recommendation of the Staff and agreed to the stipulations and recommendations; explained the reason it took them 2 months to get before the Commission was the stormwater management. Chairman Sobkoviak asked if the applicant was in agreement with the stamped brick appearance if pre- case was used; if they agreed to the berm if necessary; and if they agreed on the material for the trash enclosure. Mr. Hansen agreed with the stamped brick appearance; agreed on the trash enclosure material; was willing to work on the stormwater. Commissioner Heinen asked Mr. Schreiner the volume they would need to conform to current Will County requirements for stormwater management; and the anticipated cost if this was provided underground. Mr. Schreiner stated this site would require approximately 0.65 acre feet for detention and the underground system tends to run around $250,000 per acre for the storage; we are in the $150,000 range for detention system; stated they plan to save some of the pavement on this project. Mr. Schreiner explained the flow from the pavement on the west side of the property. Commissioner Seggebruch asked about the grading and the berm; asked about the jog on the site plan. Mr. Schreiner agreed there is a jog in the west property line. Commissioner Seggebruch asked if they were merely saving the structure of the building. Commissioner Seggebruch mentioned that the site plan drawings do not match the elevations; the site plan appears to be a straight line while the elevations Plan Commission Minutes November 18, 2014 Page 4 of 7 indicate some projection. Mr. Garcia indicated the Commissioners may have outdated information; described the front projection, the added windows along the north side of the building and the second story offices. Commissioner O’Rourke asked about sound carrying to the residents. Mr. Garcia stated the energy codes are restrictive and there will be quite a bit of insulation for noise and energy efficiency; felt this would keep the noise down for neighbors. Commissioner O’Rourke expressed concern for the lighting from the wall pack on the rear of the building. Mr. Garcia indicated there are diffusers on the wall pack also. Commissioner Renzi asked if the parking spaces included the fenced in lot. Mr. Garrigan stated yes. Commissioner Heinen asked what cars would be placed in the rear parking lot and asked about the fence. Mr. Garcia said the cars will be waiting for repair but most will be pulled into the building overnight; the fence will be a 6 foot privacy PVC fence. Chairman Sobkoviak asked for were public comments. There was no response. Commissioner O’Rourke asked if Mr. Amann was in agreement with the proposal for the stormwater management. Mr. Amann said yes. Commissioner Seggebruch asked if the building would be suppressed. Mr. Garcia said yes. Commissioner Green stated there will be green space, a detention pond, great landscaping, a higher quality building and overall improves the situation from what is there today. Commissioner Heinen 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. Seconded by Commissioner Renzi. Vote by roll call: Green, yes; Seggebruch, yes; O’Rourke, yes; Renzi, yes; Heinen, yes; Sobkoviak, yes. Motion carried 6-0. Commissioner O’Rourke made a motion to Commission recommend approval of the Site Plan Review ordinance 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 brick texture in the pre-cast panels. 4. Submittal of a revised landscape plan as per staff’s modifications. Seconded by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Heinen, yes; Green, yes; Seggebruch, yes; O’Rourke, yes; Sobkoviak yes. Motion carried 6-0. NEW BUSINESS Case No. 1661-081314.FP The Cotswold at Grande Park Plan Commission Minutes November 18, 2014 Page 5 of 7 Mr. Garrigan stated this applicant is seeking approval of a final plat for 42 single-family neighborhood in a vacant townhome development within the Grande Park master planned community. The applicant proposed to convert 84 units which have not been built into a single-family neighborhood with no changes in the existing street configuration or access points. Mr. Garrigan described the area and explained there are semi-custom and custom homes constructed nearby. The minimum lot size is approximately 7,000 square feet to an average that exceeds 8,000 square feet. The setbacks will generally mirror the previously approved development with the front being 25 feet, the side 10 feet and the rear 20 feet. Mr. Garrigan described the density identified in the Comprehensive Plan as 4.0 to 6.0 units per acre. The applicant’s proposed gross density is approximately 3.6 units per acre. Staff continued to work with the applicant on the proposed elevations to conform to the Village’s Residential Design Standards and the Grande Park Design covenants. Staff will work with the applicant to incorporate a number of key-lots in accordance with the Village’s PUD Design Guidelines. Staff is suggesting a favorable recommendation for this final plat subject to the stipulations. Chairman Sobkoviak swore in Scott Barenbrugge, K. Hovanian Homes; Vince Rosanova, attorney for applicant; and Mark Rikovich, land acquisition advisor. Mr. Barenbrugge stated that 39 of the 42 lots are in excess of 8,000 square feet and 3 lots are 7,100 to 7,600 square feet. Mr. Rosanova indicated they have met with the existing residents of the Cotswold Association of Grande Park to review the architecture and site plan and have signed the necessary approvals and they have approval from the master Grande Park HOA for the architecture and land plan. Commissioner Renzi asked that the approval letters become part of the record; asked for clarification on the number of units. Mr. Barenbrugge explained there are 2 lots or 8 units that have not been built in the townhome pod; the land owner agreed to grade and seed these 2 lots until they are sold and constructed. Commissioner O’Rourke asked how the parcel was determined. Mr. Barenbrugge explained there is an exposed foundation in the area of the platted lots 1 and 2; it was desired by the Cotswold residents and the Village that this foundation be removed and redeveloped. Commissioner O’Rourke asked about the 360° architecture. Mr. Garrigan indicated there will be 360° architecture on all lots. Commissioner Renzi asked if staff was concerned with single family being built next to the townhomes. Mr. Garrigan said they want to make sure the single family home product is consistent with quality and character of these townhome units. Commissioner Renzi asked if they had talked with Oswego School District. Mr. Barenbrugge stated the school district asked them to resubmit the fee agreements and land cash ordinance and they will pay impact fees to be consistent with the other single family pods within Grande Park. Mr. Garrigan stated he confirmed this with the Finance Director with Oswego School District. Plan Commission Minutes November 18, 2014 Page 6 of 7 Commissioner Seggebruch asked if this applicant would consider building the 2 townhome units; asked if they considered duplex units. Mr. Barenbrugge indicated these townhomes are not currently supported in the marketplace; there is a duplex development just beginning in this area already. Commissioner Seggebruch asked about price points. Mr. Barenbrugge indicated the floor plans are 100% front load; square footages ranging from 2200 to 3000 square feet, all 2 story 40 foot wide homes with a mix of 2 and 3 car garages, 4 bedrooms with 2-1/2 baths; 3 of the 4 have upstairs lofts that can be converted to fifth bedroom; 100% of these homes will have some component of masonry on the front ranging from 25% to 50% masonry. Commissioner Heinen agreed the single family homes in Grande Park are going very fast. Chairman Sobkoviak asked for public comments. There was no response. Commissioner Green asked the starting price point. Mr. Barenbrugge indicated the lowest base price will be high $200,000. Commissioner Renzi asked if a stipulation should be added regarding the 360° architecture. Mr. Garrigan indicated they would have to amend the annexation agreement and they would be required to comply with the Residential Single Family Design Standards but also provide a pattern book. Commissioner O’Rourke asked if there would Homeowner Association (HOA) and if it would be consistent with the neighboring code. Mr. Barenbrugge indicated this entire property is under the Cotswold Sub Association and also the Grande Park Master Association. Commissioner Heinen 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 Green. Vote by roll call: Renzi, yes; O’Rourke, yes; Seggebruch, yes; Green, yes; Heinen, yes; Sobkoviak, yes. Motion carried 6-0 DISCUSSION Commissioner Heinen mentioned there was a joint meeting with the Village Board and process was discussed; this case followed the new process of going to the Board first then to the Commission. Commissioner O’Rourke asked if notification could be improved. Mr. Garrigan said this could be discussed. Commissioner Seggebruch stated there was an article recently in the newspaper regarding some representatives from the school district that attended a Village Board meeting regarding the need to increase the tax base; felt the school district should make the same presentation to Bolingbrook, Romeoville and Joliet as these communities also contribute to the Plainfield School District; felt Plainfield is working hard to attract business and development. Mr. Garrigan indicated it was not a representative of the school district but was a teacher from the union. Plan Commission Minutes November 18, 2014 Page 7 of 7 Meeting Adjourned at 8:45 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary