HomeMy Public PortalAbout2016-10-04 PC minutes
Plan Commission Minutes October 4, 2016
Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m.
ROLL CALL: Commissioners Seggebruch, Minnis, Heinen, Green, and Chairman Kiefer were present. The Fire and Library Districts were present.
Commissioners Renzi and Womack were absent. The Park and School Districts were absent. The Plan Commission minutes dated September 20, 2016 were accepted as presented.
PUBLIC COMMENTS: There was no response.
DEVELOPMENT REPORT Mr. Proulx stated the Village Board approved the sign variance for St. Mary’s Immaculate Parish; and the
Village Board directed the village attorney to draft the ordinance for approval of the special use for the
Wash U Carwash. Mr. Proulx indicated there will be a review of the ongoing text amendments to the zoning code at the next board meeting, i.e. the special and permitted uses, regulation of food trucks,
potentially streamlining of the site plan review ordinance, and the sign code.
OLD BUSINESS – none
There was a request to hear the Wash U Carwash as the first case.
NEW BUSINESS Case No. 1733-090116.SU/SPR Wash U Carwash Mr. Melrose stated the applicant is seeking approval of a final plat for Lot 2 of Prairie Creek subdivision;
they are proposing to subdivide the property to create a 1.04 acre parcel; the proposed lot is 45,500 square feet with a lot width of 130 feet which complies with the subdivision planning and zoning criteria and
will be subject to final engineering approval.
Mr. Melrose indicated the applicant has adjusted the site moving all improvements onto Lot 2 with no
encroachments onto the neighboring properties; therefore no cross-access easements will be needed. Staff
suggests a favorable recommendation.
Chairman Kiefer swore in Steven Timmer, applicant. Mr. Timmer indicated this will be their first
location if approved.
Chairman Kiefer asked for public comments. There was no response.
Commissioner Seggebruch asked if the lot size changed; indicated the plat shows 44,719 square feet not
45,500 square feet. Mr. Melrose indicated it should be 44,719 square feet. Commissioner Seggebruch liked that the applicant adjusted the drives.
Plan Commission Minutes
October 4, 2016
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Commissioner Heinen made a motion to recommend approval of the proposed Lot 2 Final Plat of Subdivision of the Prairie Creek Development, subject to the following stipulation:
1. Compliance with the requirements of the Village Engineer;
Commissioner Green seconded the motion. Vote by roll call: Seggebruch, yes; Minnis, yes; Green, yes;
Heinen, yes; Kiefer, yes. Motion carried 5-0.
Case No. 1723-042616.AAA/MC Vista Pointe Mr. Proulx stated this is a special use for a major change to the planned development and requires a public hearing; the appropriate notice has been published and posted in accordance with the state statute
and local ordinance. Mr. Proulx explained this project was originally annexed into the Village in 2005 and was originally proposed for development in 2008; a preliminary plat and special use for a planned development was approved in 2008.
This case is now being brought back for re-entitlement primarily due to some land use changes. Mr.
Proulx explained that School District No. 202 no longer wants the proposed 40 acre school and park site,
the proposed clubhouse amenity has been removed, and these parcels have been converted to a residential use; the third change is the original proposed 20 acre parcel for commercial usage at the northeast corner
of Ridge Road and Walker Road has been reduced to 10 acres. The area which was initially planned for
senior/active adult is now reconfigured to provide townhomes, duplexes and single-family detached lots at 6,000 and 8,000 square feet. Mr. Proulx described the density and the lot sizes; the plan originally
allowed for 750 units north of Walker Road and the developer is now requesting 800 units with the additional acreage.
Mr. Proulx explained any development activity including preliminary plat, site plan review and final engineering would return to the Plan Commission for review. Mr. Proulx reviewed the analysis and findings of fact as noted in the staff report dated October 3, 2016. Mr. Proulx described the proposed
density for Walker Pointe to the east with 3.3 units per acre, Kombol property also to the east was approved with 2.4 units per acre; and Harmony Ridge to the west was approved with 4.25 units per acre.
Chairman Kiefer swore in Mike Schoppe, Schoppe Design Associates, and Tom Small, applicant. Mr. Schoppe stated that at the suggestion of this commission from a previous meeting the townhomes were
pushed over closer to the commercial area with single family units relocated to either side of the main
entrance from Wheeler; described the stormwater management area and indicated this will be refined as the plan proceeds with final engineering.
Mr. Schoppe indicated they have a letter from the School District 202; explained the school attendance boundaries can change but indicated there are three schools (including elementary, middle and high
school) located off Caton Farm Road. Mr. Schoppe indicated they eliminated about 70 of the 6,000 square foot lots; there are a total of 1390
units with only 140 to 143 lots in the 6,000 square foot range. Chairman Kiefer asked for public comments. There was no response.
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October 4, 2016
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Commissioner Green expressed concern with the 6,000 square foot lots; prefers the suburban environment
with the larger lots; felt they are cramming almost 8 houses in one acre; feels this is more in character with Chicago.
Commissioner Heinen asked what size the lots are in Grande Park - Somerset. Mr. Proulx thought the lots were about 8,000 square foot as this was originally platted for duplex lots. Commissioner Heinen
indicated there is a mix of lot sizes in Grande Park and feels it is a great neighborhood. Mr. Proulx stated
an area in Chatham Square has 8,000 sq. ft. lots; and a section of Kings Bridge Estates has 6,400 sq. ft. lots.
Commissioner Heinen asked what type of product is proposed for the 6,000 sq. ft. lots.
Mr. Small explained 7 lots per acre is not how it works out; there is a density range which they match per the annexation agreement; explained you have to look at the overall gross density of the site. Mr. Small explained in Grande Park they went back and changed the multi-family site to small lot single family
units; a lot of the people building today are the national home builders and they are building 40-45 foot wide product. Mr. Small stated lot size does not equate with cheaper homes.
Commissioner Heinen feels Grande Park is a great subdivision, there is so much diversification; the smaller lots allow first time home buyers to own and work their way to a larger lot.
Commissioner Seggebruch stated the 6,000 sq. ft. lot is similar to a duplex lot. Mr. Small agreed someone might want to take two 6,000 sq. ft. lots and build a duplex.
Commissioner Heinen feels it is the product not the size of the lot. Chairman Kiefer felt the village has a high standard for what is allowed to be built.
Commissioner Heinen asked about the Wikaduke trail. Mr. Proulx indicted the current approved annexation agreement would call for dedication of the appropriate half width right of way for the
Wikaduke.
Commissioner Seggebruch asked about the property to the north and to the south. Mr. Proulx indicated
the property to the north is currently undeveloped. Mr. Small indicated the property to the south is Joliet and is currently vacant land. Commissioner Seggebruch felt the changes made by the applicant create a
better plan.
Commissioner Minnis asked the reason for the reduction in the commercial. Mr. Small indicated there is
a lot of commercial in the area and the days of the big box are fewer and farther between. Mr. Schoppe
described there is a 20 acre parcel slated for commercial at Wheeler and Ridge; there is 20-40 acres proposed at the northwest corner of Walker and Ridge and Joliet will govern the two southern corners at
Walker and Ridge. Commissioner Seggebruch asked for an example of commercial on a 10 acre site. Mr. Schoppe indicated
20 acres could be a grocery with outlots while a 10 acre site could still handle a grocery store but usually it would be one primary inline retail building with one or two outlots. Commissioner Heinen mentioned that Mariano’s fits on a 7 acre site.
Plan Commission Minutes
October 4, 2016
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Commissioner Heinen make 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 requested major change to the planned development for the project known as Vista Pointe, 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.
Commissioner Seggebruch seconded the motion. Vote by roll call: Green, no; Minnis, yes; Seggebruch, yes; Heinen, yes; Kiefer, yes. Motion carried 4-1.
Will County Case – 14425 Penny Lane Mr. Proulx stated this is an application for a variance from Will County that lies within 1-1/2 miles of our
municipal boundary. The Village is given the opportunity to provide some input by providing a letter or support or a letter of objection. The applicant is requesting a variance to allow for the construction of an addition to the home to allow for additional garage space as well as a new detached three-car garage. Mr.
Proulx described the setbacks as noted in the staff report dated September 27, 2016.
Chairman Kiefer asked if the applicant was present. Mr. Proulx indicated the applicant was not present.
Commissioners Green asked if the County would allow a business in a residential development;
expressed concern with the number of garages spaces; asked what kind of residential use would need the
requested 7 garage spaces; if this property was sold the next owner could move in with some type of automotive business, repair or painting; suggested asking the County if the owner is looking to get a
business in a residential area. Commissioner Seggebruch expressed concern that the accessory structures are equal to or larger than the
residence. Commissioner Heinen stated it looks like they will have two driveways. Mr. Proulx indicated the village
codes regulate the maximum width of a driveway to 20 feet at the curb and sidewalk but does not currently limit the number of driveways; further indicating there are a number of courtyard loop driveways in the village. Mr. Proulx indicated this was something that could be looked at when they
revisit the subdivision code.
Commissioner Heinen asked if we could stipulate that no commercial be allowed. Mr. Proulx stated if
someone were to ask to put a repair shop or other business in the village they would be required to ask for a conditional use permit; stated our code limits the number of garage doors to 4.
Chairman Kiefer wondered what Will County would allow in a residential area.
DISCUSSION
Chairman Kiefer stated the Homecoming Parade was fun even though a bit wet.
Meeting Adjourned at 8:02 p.m.
Respectfully submitted by
Merrilee Trotz
Plan Commission Minutes
October 4, 2016
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Recording Secretary