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HomeMy Public PortalAbout2016-02-02 PC minutes Plan Commission Minutes February 2, 2016 Chairman Sobkoviak called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL Commissioners Paris, Seggebruch, Renzi, Kiefer, Heinen, Green and Chairman Sobkoviak were present. The Library and Fire Districts was present. The Park and School Districts were absent. The Plan Commission minutes dated January 19, 2016 were accepted as amended. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx stated there were no development cases before the Village Board; the Village Board approved a landscape contract for Settler’s Park and the Veterans Memorial Plaza area. Commissioner Kiefer asked about the Pace parking. Mr. Proulx explained additional parking and a supplemental pickup will be provided in Larry’s Diner parking lot beginning March 7, 2016. OLD BUSINESS: Case No.1710-122915.AAA/SU/PP/FP Playa Vista Mr. Proulx indicated this was a continued public hearing from the January 19, 2016 meeting and notice was previously posted and published in accordance with state statute and local ordinance. Mr. Proulx reviewed the original annexation, the age-restricted and age-targeted approved projects and the current request; indicated the Park District now sees a need for the children in Playa Vista and would like 4.5 acres dedicated to the Park District; the petitioner is willing to work with the Park District; indicated letters have been received from both the Park and School Districts confirming their agreements. Staff is suggesting a favorable recommendation. Chairman Sobkoviak reminded Mike Martin, attorney for the applicant that he remains under oath. Mr. Martin reviewed the impact of this development to the school district. This impact refers to the land donation and the assessed value of the homes. Mr. Martin stated when the models were constructed there was no impact fee due but with this request this will change and when the models are sold the $3000 impact fee will be paid. They have lowered the number of units to 321 single family units. Mr. Martin indicated the applicant has agreed to the 4 acre parcel being dedicated to the Park District; indicated they are willing to build and dedicate the trail to the Park District also. Plan Commission Minutes February 2, 2016 Page 2 of 7 Mr. Martin explained the HOA for the townhomes will consist of the 6 townhome owners; it will be their responsibility to cut the grass and take care of the snow removal and the current resident will cover 1/6th of the total dues. Mr. Martin stated the vinyl siding is in compliance with the Village guidelines; indicated if a buyer wants hardy board, they will quote a dollar amount and install the hardy board. Chairman Sobkoviak asked for public comments. Chairman Sobkoviak swore in Cathy Crawford, resident of Grande Park. Ms. Crawford indicated she has gone to the superintendent of the school district; stated Grande Park Elementary is currently enrolled at 665 students and capacity is 725 students; there are 100 kindergarten students that will be attending Eastview Elementary School. Ms. Crawford said she learned from the facility planning meeting that the kindergarten students will be sent back to Grande Park Elementary; indicated the school district will be redoing the boundary in 2016-2017 to take effect in 2018. Ms. Crawford was disappointed the school district did not attend this meeting to discuss how this development will impact the schools; stated she liked the single family homes that Hartz will be building. There were no further public comments. Commissioner Heinen thanked Hartz for continuing the case to tonight’s meeting; had hoped to hear the school’s vision. Chairman Sobkoviak suggested this venue would be better directed to the school district. Commissioner Kiefer appreciated the clarification of the HOA regarding the townhomes; appreciated the Park District’s willingness to take over the park. Mr. Martin indicated they have not had the discussion of the bike path with the Park District yet. Commissioner Heinen was concerned that the bike path constructed along 135th Street does not extend to the east property line. Mr. Martin stated they will work with Staff on this issue before this case goes to the Village Board.\ Commissioner Seggebruch asked which Fire District served this development. Mr. Proulx stated this development is served by Plainfield Fire Protection District. Commissioner Seggebruch mentioned the school district would need to address the enrollment issue. Commissioner Seggebruch felt they should keep more townhomes; and asked them to consider ranch models for the newer lots also. Mr. Martin stated they have a 3 bedroom with a basement if the buyer is interested. Commissioner Green asked what the standard square footage is for single family lot. Mr. Proulx indicated a straight R-1 zoning with no relief is 12,000 square foot. Mr. Proulx indicated these lots would reflect the style of homes and streetscape for the original proposal. Commissioner Green was concerned the smaller homes would be lower priced homes, and could drag down the value of the other homes in Grande Park. Mr. Proulx indicated staff has worked with the developer and the product is consistent with the residential guidelines in terms of any concern with lot sizes and compatibility. Commissioner Green Plan Commission Minutes February 2, 2016 Page 3 of 7 asked if it was possible to keep age targeted on the gold lots and have two different types of zoning. Mr. Proulx indicated that was feasible; believes when the neighborhood is built out it will be compatible and the different areas will have home types that are consistent and the variation of lot sizes will not result in negative impact to surrounding areas. Commissioner Heinen agreed; stated there are a wide variety of price points in Grande Park starting in the high $200,000 and going up to $700,000 or $800,000. Mr. Proulx stated this subdivision will be known as Playa Vista. Commissioner Heinen indicated the lot side in Somerset is 8,000 square feet; indicated it is nice having the higher and lower density in the development. Commissioner Renzi suggested each subdivision has its own look; now and there are some smaller lots with good designs; Ridge Road has been constructed so you can drive all the way to I-80 and suggested there could be some commercial development in the future; suggested there could be some ranch house models to offer more options. Mr. Martin stated the existing price points on the ranch homes vary from $290,000 to $342,000 without options. Commissioner Seggebruch mentioned the pattern book shows all two story homes on the different sized lots. Commissioner Kiefer made a motion to recommend approval of the requested major change to the planned development for the project known as Playa Vista to permit 321 single-family detached homes, 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 Paris. Vote by roll call: Heinen, yes; Green, no; Renzi, yes; Seggebruch, yes; Paris, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 6-1. Commissioner Heinen made a motion to recommend approval of the Playa Vista Unit 2 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 Renzi. Vote by roll call: Kiefer, yes; Green, no; Paris, yes; Seggebruch, yes; Renzi, yes; Heinen, yes, Sobkoviak, yes. Motion carried 6-1. NEW BUSINESS Case No. 1711-010516.SU/SPR Plainfield Meijer Plaza III _ Lot 3 Site Plan Review Mr. Proulx stated this case is a site plan review for a 9,000 square foot multi-tenant retail building and a special use request for a drive thru which requires a public hearing and the notice was mailed and published in accordance with state statute and local ordinance. Mr. Proulx stated this lot is located in the Meijer Subdivision immediately south of the hard corner lot and north of the right in right out access drive. Mr. Proulx reviewed the site plan, described the vehicular and pedestrian access; stated the minimum required parking spaces is 30 spaces while 71 spaces have been provided; explained the stormwater management was included in the overall plan; this proposed site plan complies with the requirements of the B-3 zoning; the building materials and proposed architecture and elevations are Plan Commission Minutes February 2, 2016 Page 4 of 7 consistent with previously approved projects and in compliance with the site plan review ordinance. The landscaping plans, photometric plan and trash enclosure meets the requirements of the ordinance. Mr. Proulx reviewed the findings of fact for the drive-thru. Staff finds the drive-thru will not impact the adjacent properties nor will it diminish property values and is compatible with the on-site vehicular circulation. Staff suggests a favorable recommendation for the site plan review and special use for the drive-thru window. Chairman Sobkoviak swore in David Mangurten, principal architect KMA and Associates. Mr. Mangurten mentioned this is the third building this developer has developed in this area; they provided the cross easement from the corner lot; they are using the same materials and color pallet as used on the corner lot and Lot 9 (O’Reilly Auto Parts.) Chairman Sobkoviak asked for public comments. There was no response. Commissioner Green asked about the direction of the cars headlights using the drive-thru and the use to the west of this property. Mr. Proulx indicated the property to the west is commercial. Commissioner Heinen expressed concern of the site plan; thought a bigger setback off the ring road could provide better landscaping; suggested relocating the trash enclosures and moving the south access road as it is so close to one of the main thoroughfares accessing the Meijer Subdivision. Commissioner Kiefer suggested landscaping could affect the site lines as it matures; suggested the ring road is treated by the motorists as a street; agreed the trash enclosure should be moved back a little. Mr. Mangurten indicated the south end trash enclosure could be moved and they may be able to reclaim some green space. Commissioner Heinen asked how these drive aisles align with the aisles on the Meijer side; suggested the applicant work with Staff. Commissioner Renzi expressed concern for the cross access traffic and the traffic from the drive-thru and the by-pass. Mr. Mangurten suggested there will be a stop bar and stop sign from the drive-thru; controls could be added for traffic coming from the Pet Plus site to this site; suggested they could reduce 1 parking space at the north to allow for more buffer. Commissioner Seggebruch suggested the north access drive could be narrowed to make it one way in; and the drive-thru would only be westbound. Commissioner Heinen suggested removal of the five (5) parking spaces at the rear of the building and relocating the drive-thru closer to the building and shifting the southeast entrance further north. Mr. Mangurten suggested those five (5) parking spaces at the rear would be employee parking. Commissioner Heinen suggested they could share parking with Meijer. Mr. Proulx indicated National users have a standard required number of parking spaces they want to have. Commissioner Seggebruch concurred with moving the trash enclosure on the south end; suggested swapping the landscaping island with a canopy tree on the corner; and indicated one (1) of the three (3) handicap parking spaces must be van accessible. Plan Commission Minutes February 2, 2016 Page 5 of 7 Commissioner Renzi asked if the light fixtures would match. Mr. Mangurten indicated the lighting fixtures will match those in the Pet Plus and O’Reilly’s lots. Commissioner Heinen made a motion to recommend approval of the site plan review for the proposed Plainfield Meijer Plaza III development on Lot 3 of the Meijer Plainfield 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. 3. Applicant to work with Staff to make improvements to the access points to the ring road. Seconded by Commissioner Green. Vote by roll call: Kiefer, yes; Renzi, yes; Seggebruch, yes; Paris, yes; Green, yes; Heinen, yes; Sobkoviak, yes. Motion carried 7-0, Commissioner Seggebruch made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for drive-thru window for the Plainfield Meijer Plaza development on Lot 3 of the Meijer Plainfield subdivision. Seconded by Commissioner Kiefer. Vote by roll call: Renzi, yes; Paris, yes; Green, yes; Heinen, yes; Kiefer, yes; Seggebruch, yes; Sobkoviak, yes. Motion carried 7-0. Case No. 1712-010716.SU Parkland Preparatory Academy Mr. Proulx indicated this is a special use requiring a public hearing and the notices have been mailed and published in accordance with state statute and local ordinance. The site is located north of 127th and west of Ridge Road near Gilmore Road; this request is for a therapeutic day school to be located in an existing building previously used as a day care facility. The site has been vacant for some time and the day care use is now dormant. Mr. Proulx reviewed the adjacent land uses. Parkland plans to serve no more than 60 students; the hours of operation are from 8:45 am to 3:00 pm. Mr. Proulx reviewed the findings of fact; Staff does not see any detrimental impact to the adjacent properties; and the lot size is compatible with existing and future development of the area. The site was previously approved as a day care and the parking and drop off is already in place. The therapeutic school use is well suited for the building. Traffic to this site will be minimal. Staff suggests a favorable recommendation. Chairman Sobkoviak swore in Patti Bernhard, attorney for applicant; and David Russo, Parkland Preparatory Academy, tenant. Ms. Berhnard indicated the property is zoned R-1; addressed 27040 W 127th Street; this is an existing building on approximately 1 acre which was previously used as a day care facility. Mr. Russo indicated the students will range in age from 5 years to 21 years old. They currently have two other schools; one is Streamwood serving 104 students and another in Oak Lawn with 80 students. There currently are almost 30 students living within a 5 mile radius of this building, currently being transported by the school district to Streamwood. The hours of operation are 9am to 3pm; there are no evening events with the exception of parents’ night in the fall. Staff will arrive between 7:00 am to 7:30 am and leave by 5:00 pm; typically the students are within a 25 mile radius; the students are transported typically in a sub Plan Commission Minutes February 2, 2016 Page 6 of 7 tram SUV; they are not dropped off or picked up by the parents. There will be no more than 60 children at this location; and 15 – 16 staff members. This building is laid out like a school with wide hallways and big classrooms. They are regulated by the Illinois State Board. Chairman Sobkoviak asked for public comments. There was no response. Commissioner Green asked if a traffic impact study had been completed previously. Mr. Proulx indicated 127th Street was improved by the Grande Park development. Commissioner Kiefer mentioned there will be less than one-half the students that previously proposed in the day care facility. Commissioner Renzi supported this use but expressed concern with the parking spaces and indicated there could be issues when they hold special event nights. Mr. Proulx indicated parking is typically based on the number of classrooms and number of staff. They have 25 parking spaces. Mr. Russo indicated usually once a year parents tour the facility; maybe 20% of the younger children who will be with the school longer – their parents may come twice. On the parent nights there may be 8 to 10 teachers attending; if parking becomes an issue they could split the parent night to 2 or 3 different nights or they may work with the Fire Protection District for additional parking if deemed necessary. Commissioner Kiefer indicated this is an excellent repurposing of an existing building. Commissioner Heinen asked about the drop off plan that was presented would need to come back for approval. Mr. Proulx indicated the drop off plan was presented to indicate there was room on the site for a drive to be installed around the building if it was needed; this is not the petitioner’s intent at this time; indicated they would return to the Plan Commission if they proceeded with the drive around the building. Mr. Russo stated they wanted to show there was capacity to route around the building if it became necessary. Mr. Russo indicated their schools generally take 18 months to fill up; arrival times in the morning are staggered. Commissioner Seggebruch mentioned they could add an additional drive to the street; asked the location of the accessible space; asked if the play area was large enough. Mr. Russo indicated the accessible parking space is right by the door; felt the play area was large enough. Commissioner Kiefer made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, move to recommend approval of the special use for the proposed Parkland Preparatory Academy at 27040 W. 127th Street, for up to 60 students. Seconded by Commissioner Green. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes; Paris, yes; Green, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 7-0. DISCUSSION Mr. Proulx a byproduct of the recent joint meeting is to keep the trustees in the loop on some of the most important aspects of the Plan Commissions considerations of cases. The Plan Commission hears the public hearing and gets into the heart of things. It is the intent of Staff to introduce a transmittal of the recommendation of the Plan Commission that would include the date a case was considered by the Plan Commission; whether a public hearing was involved; the number of people who participated in the public hearing; open items or details the Plan Commission would like addressed prior to the Village Board Plan Commission Minutes February 2, 2016 Page 7 of 7 (these items could also be included as a stipulations); and to attach the minutes or draft minutes if they have not yet been approved by the Commissioners. This would be a standard form. Generally the Plan Commission minutes have not been approved until after the Board meeting. Commissioner Kiefer indicated he would like to see the form. Meeting Adjourned at 9:08 p.m. Respectfully submitted by Merrilee Trotz Merrilee Trotz Recording Secretary