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HomeMy Public PortalAbout2016-05-03 PC minutes Plan Commission Minutes May 3, 2016 Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL Commissioners Seggebruch, Renzi, Heinen, Green, and Chairman Kiefer were present. The Library and Fire Districts were present. The Park and School Districts were absent. The Plan Commission minutes dated April 19, 2016 were accepted as amended. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx stated the Village Board approved the ordinance for the text amendment regarding the noticing for landmarks and historic districts; directed the village attorney to prepare ordinances for the annexation corridor and the Gas N Wash to be located at the southwest corner of Drauden and Route 126; directed the village attorney to prepare an ordinance for landmark designation for 14910 S Bartlett Ave; directed the village attorney to prepare an ordinance for the amendment to the annexation agreement benefiting one lot in Grande Park Neighborhood 11 (commonly known as Somerset). The Village Board recognized James Sobkoviak for his 30 years of service on the Plan Commission. Chairman Kiefer asked about the development of the property at 119th Street. Mr. Proulx indicated that was a concept plan that went directly to the Village Board due to time restraints. Commissioner Seggebruch asked if any action was taken on the apartment building on Ottawa Street. Mr. Proulx indicated Staff is continuing to work with the applicant. OLD BUSINESS Case No. 1719-033116.SU/SPR Circle K Gas Station/Convenience Store Mr. Proulx stated this is a continued public hearing for a special use for the drive thru car wash at the hard corner of 143rd Street and Wallin Drive; the notices were mailed and published in accordance with state statute and local ordinance; and for site plan review for a convenience store and gas station with car wash. Mr. Proulx stated the car wash elevations have been modified on the corners of the building to incorporate the face brick materials from the convenience store and incorporates the cornice to match the convenience store; the petitioner proposes to maintain the CMU block indicating the long-term maintenance concerns. The petitioner has provided a one way access drive at the rear of the lot to provide circulation around the site; has rotated the location of the trash enclosure to soften the visual impact; agreed to provide a 40-foot cross access easement for the north-south connection. The petitioner indicated reducing the number and location of the bollards would diminish the safety objectives. Staff submits that the findings of fact have been demonstrated to support a favorable recommendation for the drive-thru operation of the car wash and the proposed site plan complies with the site plan review Plan Commission Minutes May 3, 2016 Page 2 of 5 ordinance. If the Plan Commission concurs Staff would suggest favorable recommendations for both the special use and the site plan review. Chairman Kiefer swore in Mark Stinson, Circle K Development Manager; and Payman Homayouni, engineer with Bowman Consulting. Chairman Kiefer asked for public comments. There was no response. Commissioner Renzi asked if the new color sheets represent what will be constructed; asked about the missing expansion joints on the east side of the car wash. Commissioner Seggebruch mentioned the masonry expansion joints seem to be omitted on the drawing of the car wash. Mr. Homayouni agreed the expansion joints would be included in the construction. Commissioner Renzi asked what landscaping would be along the east side of the car wash. Chairman Kiefer asked if the applicant would agree to adding some landscaping along the east side of the car wash. Mr. Homayouni agreed they could add landscaping in this area. Commissioner Renzi asked when the decision regarding the optional patio east of the convenience store would occur. Mr. Stinson indicated the patio is under study currently, a patio was built in Bridgeview, Illinois, and they want to see how it goes this summer; this patio will probably be constructed without any tables, then if it goes well they will add tables. Commissioner Renzi asked about directional signage on site. Mr. Stinson indicated they would want directional signage for their customers. Commissioner Seggebruch suggested a painted line to define the queuing line to the car wash to visually show people the where to line up for the car wash. Mr. Stinson indicated 95% of the time there would be 2 or 3 cars in the queuing line; agreed to take a look at this idea of a painted line. Commissioner Heinen liked the changes made; liked the circulation to the south; and thanked the applicant for working with Staff and this commission. Commissioner Heinen asked about the proposed sidewalk on the north side and pedestrian access to the west. Mr. Proulx indicated on the path is identified on the Van Dyke corner east of this site; stated he would work with the applicant to be consistent. Mr. Proulx indicated the village and IDOT are working together for permanent signalization for this intersection. Commissioner Green expressed concern with the stormwater runoff. Mr. Proulx indicated this is an outlot in a subdivision where the stormwater management system was previously constructed to serve the entire development. Chairman Kiefer mentioned a gas station applied for this site previously. Mr. Proulx indicated the village previously approved a convenience store with pumps in 2006/2007. Commissioner Seggebruch thanked the applicant for the improvements made to their plan; suggested the petitioner add more landscaping on the east side of the car wash. Mr. Stinson presented a sample of the CMU material. Commissioner Green made a motion to recommend approval of the proposed site plan review for the project known as Circle K on Lot 6 of the Crossroads Business Center subdivision, subject to the following two (2) stipulations: Plan Commission Minutes May 3, 2016 Page 3 of 5 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Seconded by Commissioner Heinen. Vote by roll call: Seggebruch, yes; Renzi, yes; Heinen, yes; Green, yes; Kiefer, yes. Motion carried 5-0. Commissioner Heinen 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 operation for a car wash for Circle K on Lot 6 of the Crossroads Business Center subdivision. Seconded by Commissioner Seggebruch. Vote by roll call: Green, yes; Renzi, yes; Seggebruch, yes; Heinen, yes; Kiefer, yes. Motion carried 5-0. NEW BUSINESS Case No. 1723-042516.CP Vista Pointe Mr. Proulx stated this is a concept plan for Vista Pointe located east of Ridge Road and north and south of Walker Road in the southwest quadrant of the Village. This project was annexed in 2005 with a conceptual development plan; then in 2008 the developer received approval of a special use permit for a planned development and preliminary plat for the north portion of the project. Now the applicant is proposing a modified plan to reflect a number of changes that have occurred. Mr. Proulx reviewed the proposed changes as noted in the staff report dated April 29, 2016. Chairman Kiefer swore in Mike Schoppe, land planner with Schoppe Design and Tom Small, TMJ Development, owners of the property. Mr. Schoppe indicated this is a concept plan and they intend to return with more defined plans later. Mr. Schoppe explained one of the largest changes regards the school site – this proposed school site went from 25 acres to 40 acres to be a combined middle and elementary campus and then 2 years ago the school district indicated they were no longer interested in a school site on the Vista Pointe property as the school district has a large parcel adjacent to Vista Pointe; the second change is the park district – the park district wants 2 neighborhood park sites – 1 north of Walker and 1 south of Walker. Mr. Schoppe indicated they propose the commercial site to be 10 acres to be sufficient; indicated they removed the clubhouse as these amenities are a burden on the Homeowner Associations (HOA); indicated the marketing conditions are changing and smaller lots are more in line with today’s market. Mr. Schoppe described the rational in the lots ranging from 6,000 to 10,000 square foot lots. Chairman Kiefer asked for public comments. There was no response. Commissioner Heinen was disappointed the commercial site was reduced; asked for clarification of the other commercial site in the area. Mr. Schoppe described the commercial sites in the area within the Village’s jurisdiction. Commissioner Heinen expressed concern with the density and the 6,000 square foot lots; asked if there were any 12,000 square foot lots. Mr. Schoppe explained the lot sizes described are the minimum lot size for those particular neighborhoods; felt there would be some 12,000 and 13,000 square foot lots in the 9,000 and 10,000 square foot lot neighborhoods. Mr. Schoppe indicated there would be an agreement that any product built would be consistent with the village’s residential design guidelines. Plan Commission Minutes May 3, 2016 Page 4 of 5 Commissioner Heinen asked how Fairfield Ridge would compare to this development. Mr. Proulx indicated Fairfield Ridge is 6,000 to 8,000 square foot lots. Commissioner Seggebruch explained at the time the Comprehensive Plan was last reviewed, the committee felt higher density would be appropriate next to Joliet. Commissioner Heinen asked about the relocation of the stormwater management. Mr. Schoppe indicated they will have more detailed information when they return to the Commission. Commissioner Seggebruch indicated he would prefer to see the 9,000 square foot lots on both sides of the entry to the development from Wheeler Road and the townhomes turned north/south against the commercial. Mr. Schoppe stated they could look into reorienting this area. Commissioner Green asked if single family without a PD is 12,000 square foot lots; expressed concern with the 6,000 square foot lots as being half of a standard lot size; asked if the village had approved 6,000 square foot lots anywhere in the village and if these were age targeted or age restricted areas. Mr. Proulx mentioned Kings Bridge has a variety of lot sizes and Fairfield Ridge also has the smaller lots. Commissioner Renzi mentioned conceptually the 6,000 square foot lots could work; liked the idea of moving the townhomes against the commercial. Mr. Schoppe described how the original development was proposed and stated the townhomes are located in the same area as proposed in 2005 but there are fewer proposed; indicated the duplex lots would be on 12,000 square feet lots with 2 units; and they now think the single family lots are more marketable. Commissioner Renzi liked the drive connection between Vista Pointe North and Vista Pointe South; asked about other road connections. Mr. Schoppe indicated they will make connections to any stubbed streets that have been previously planned. Commissioner Seggebruch asked if any of this project planned for age targeted or age restricted. Mr. Small indicated this development would not be age targeted or age restricted. Chairman Kiefer asked if there was confirmation that the school district was no longer interested in this development. Mr. Proulx indicated there are a handful of school sites in this area and the growth could be accommodated in other areas. Commissioner Renzi expressed concern regarding what schools any children from this development would attend. Mr. Schoppe indicated they will check with the school district for confirmation. Commissioner Heinen asked if they had received interest from builders for this development. Mr. Small indicated they want to be ready to supplement the builders who want to build in Plainfield; this area has utilities already stubbed; as of this date we do not have builders showing any interest but we want to be ready with a plan. Chairman Kiefer asked the applicant if the comments provided gave them sufficient direction. Mr. Small replied yes; he understands the concerns over the 6,000 square foot lots; stated they will look at the location of the townhomes. Chairman Kiefer mentioned he would like to see as much green space incorporated as possible. Plan Commission Minutes May 3, 2016 Page 5 of 5 Commissioner Heinen stated the diversity could allow someone to build the starter home and work their way up or in the alternative start with a larger home and go to a smaller home if they want to stay in the same area; stated that Grande Park is a good example with the different mix of homes. Commissioner Seggebruch mentioned this type of diversity was discussed when the Comprehensive Plan was being updated. Mr. Small indicated they have 4000 acres around the Chicago area that is currently being farmed; this property has the most potential for development as the utilities are nearby; people want to be in Plainfield; there is nothing left in Plainfield in terms of developed lots; these 6,000 square foot lots will probably be around $200,000.00 plus in today’s market; thinks this development offers the best opportunity for new growth. Commissioner Green feels crime increases as the density increases; things that are inversely related such as test scores in the schools go down; feels this development should be easier for the developer to make a profit as the utilities are already nearby so there is no need for 6,000 square foot lots when they could be 8,000 square foot lots. Chairman Kiefer asked if the Commission wanted to make a motion. Mr. Small stated they were not looking for a vote tonight; and thanked the Commissioners for their input. DISCUSSION Commissioner Heinen asked if the village is looking to interview more commissioners. Mr. Proulx indicated the village advertised and screenings or interviews will take place soon; explained that a quorum requires the majority of the sitting commissioners. Mr. Proulx reminded the commissioners that the Strategic Planning meeting is scheduled for May 4th. Chairman Kiefer thanked Mr. Sobkoviak for his years of service and wished him well. Meeting Adjourned at 8:30 p.m. Respectfully submitted by Merrilee Trotz Merrilee Trotz Recording Secretary