HomeMy Public PortalAbout2017-01-17 PC Minutes Plan Commission Minutes
January 17, 2017
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, Minnis, Heinen (7:06), Womack, Green and
Chairman Kiefer were present. The Fire and Library Districts were present. The Park and School Districts were absent.
The Plan Commission minutes dated December 20, 2016 and January 3, 2017 were approved as presented.
PUBLIC COMMENTS: There was no response.
DEVELOPMENT REPORT Mr. Proulx indicated the Village Board approved an intergovernmental
agreement with PACE Suburban Bus Company for the design and potential construction of a parking lot on the Village owned property north of Lockport, east of Wood Farm Road and Van Dyke Road; also
approved the ordinance for rezoning of 15233 S Joliet Road; approved the ordinance for variance for the
side yard encroachment for a pool, deck and retaining wall at 25530 W Pastoral Drive; and directed the attorney to prepare ordinances for the fence variance at 12549 S Wingstem Street, the special use for the
beauty salon at 12443 S Route 59, and the special use for the 2 unit residential property at 23904 W Main
Street.
OLD BUSINESS
Case No. 1743-11016.SU/SPR 23755 W 135th Street Mr. Bogda reviewed the updated plans for the Primrose School at 23755 W 135th Street as noted in the
staff report dated January 13, 2016. Previously the Commissioners expressed concern with the location of the main full access drive. The applicant revised their plans shifting the main access drive to the east allowing for safe, dedicated left turn access into both the school and the Fire Department north of 135th.
Staff finds the findings of fact for the special use permit can still be made. Regarding the site plan review, both the Fire District and the Village Engineer are supportive of this plan; an additional three
parking spaces have been added due to the reconfiguration. The developer indicates that 25% of the
families have a second child enrolled, thereby reducing the number of families dropping-off and picking-up children; the applicant would meet the parking requirement from a “number of licensed families”
perspective.
Mr. Bogda indicated there were no changes to the building; detention is provided via the shared detention
basin located to the south; the revised plans remain in compliance with the zoning ordinance; the
elevations did not change; landscaping has been increased; the photometric plan was revised and meets code; and the trash enclosure remains the same; the applicant is screening an amendment to the existing
PUD to allow for a 6 foot ornamental iron fence along 135th street to safely enclose the playground area.
Staff suggests a favorable recommendation for both the special use and the site plan review.
Chairman Kiefer asked if a stipulation was needed for the fence. Mr. Bogda indicated the fence would be part of the site plan review.
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Chairman Kiefer swore in John Finnemore, representing Primrose School.
Chairman Kiefer asked for public comments. There was no response.
Chairman Kiefer mentioned there was concern with the access at the previous hearing.
Commissioner Renzi asked about the lack of foundation landscaping; asked if a stipulation was needed waiving the foundation landscaping. Mr. Proulx stated when non-conformities are identified in the staff
report and provided the Commission is comfortable with those then Staff feels a recommendation of approval of the site plan covers those items.
Commissioner Renzi stated the ordinance does not mention using a “licensed family” approach regarding the parking; asked if a stipulation was needed to revisit the parking requirements at a later date. Commissioner Womack mentioned this was discussed at the previous meeting; and if the parking ever
became an issue then this could be addressed. Mr. Proulx mentioned the Commission can recommend approval as presented; or there could be a stipulation to provide the additional parking as required in the
zoning code; or the Commission could chose not to recommend approval. Mr. Proulx stated a
recommendation for approval with this discussion reflected in the minutes. Commissioner Renzi did not want the applicant to spend money if it is not needed and to figure out where to add the 12 parking spaces.
Commissioner Heinen mentioned he thought the world is over parked; the reality is the applicant is comfortable with this number of parking spaces. Mr. Finnemore stated they have 340 schools and they
average 42-46 parking spaces; 10 of their schools were required to provide up to 60 parking spaces and this was just extra asphalt. Commissioner Heinen mentioned we are creating more impervious area and more stormwater runoff; felt the parking was appropriate.
Commissioner Seggebruch asked if the applicant’s engineer had prepared a graphic layout showing the land banked parking. Mr. Finnemore stated it is a rare situation that if you checked in a year that we
would need the additional parking.
Commissioner Heinen stated this revised plan is a much better plan; applauded the efforts of the design
team; asked if an access easement was needed over that main drive for access to Napa. Mr. Bogda stated this would be worked out with the engineering review.
Commissioner Green asked if the Fire Department has approved this plan with the new access. Mr. Bogda stated he received an email from the representative of the Fire Department indicating they are
comfortable with the revised plan.
Commissioner Seggebruch agreed this is a better plan; mentioned foundation plantings would push the
sidewalk out closer to the driveways; agreed it was safer to keep the children further from the pavements for safety concerns; stated he would like the applicant to show staff the land banked plan before it goes to the Village Board if it has been prepared by your engineer. Mr. Finnemore said they could do that; it will
need to be revised just a bit due to the relocation of the drive. Commissioner Minnis agreed this is a better plan also; indicated the new access benefits the site;
mentioned he had 2 children in day care at the same time; indicated he was comfortable with the number of parking spaces; if there is a special event that everyone will be flooding to the facility at the same time
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might be the only time the extra parking is needed. Mr. Finnemore mentioned they also have the Meijer
parking lot for occasional use; thought Meijer would work with them.
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 a preschool/child care facility on Lot 2 of the Meijer/Napa resubdivision. Seconded by Commissioner Womack. Vote by roll
call: Seggebruch, yes; Renzi; yes; Minnis, yes; Green, yes; Womack, yes; Heinen, yes; Kiefer, yes.
Motion carried 7-0.
Commissioner Seggebruch made a motion to recommend approval of the site plan review for the proposed Primrose School of Plainfield development on Lot 2 of the Meijer/Napa Plainfield resubdivision, 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 Minnis.
Commissioner Renzi asked for a point of order regarding the land banked parking. Commissioner Seggebruch stated the applicant indicated he would provide the land banked parking graphic to Staff prior
to submittal to the Village Board.
Vote by roll call: Green, yes; Womack, yes; Heinen, yes; Renzi; yes; Minnis, yes; Seggebruch, yes;
Kiefer, yes. Motion carried 7-0. NEW BUSINESS Case No. 1748-122816.SU/SPR Station One DesPlaines LLC
Mr. Proulx stated this is a request for a special use for a Planned Development which requires a public hearing; the appropriate notices have been posted and published and posted in accordance with local
ordinance and state statute. Mr. Proulx stated the applicant proposed to redevelop the former downtown fire station and administrative headquarters with the ground floor to be converted to commercial or restaurant use while the second floor would be redeveloped into six residential units. Mr. Proulx
reviewed the proposed second phase addition as a building of similar construction also with mixed use.
Mr. Proulx reviewed the adjacent land uses; and the findings of fact as noted in the staff report dated
January 13, 2017. Mr. Proulx mentioned the project will generate sales and property tax revenue, provide shopping and/or dining, create employment opportunities and provide additional housing options.
Mr. Proulx reviewed the site plan as noted in the staff report dated January 13, 2017. Staff made the following recommendations for the exterior to include the following:
• Consider enhancing window fenestration with more decorative window features.
• Potential opportunities for balconies on front and rear to provide outdoor access for residential units, while also incorporating some façade depth variation.
• Consider providing addition ground-floor windows on south elevation of first phase to enhance
visibility of the retail space from the south.
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Staff believes the proposed planned development is appropriate and meets the required findings of fact for
both the special use and planned development provisions of the Zoning Code. Staff suggests favorable recommendations if the Plan Commission concurs.
Chairman Kiefer asked if the motion would need to include the variance for the proposed monument sign. Mr. Proulx indicated if the Board of Trustees supports this development, there would be a Planned
Development Agreement which would include all the specific stipulations which could include a
monument sign up to a certain size.
Chairman Kiefer swore in David Silverman, attorney representing the LLC; and Mark Siegel, architect. Robert Sohol, Bill Pommerening and Angelo Kleronomos, owners were also present. Mr. Silverman hoped they could be approved tonight and continue to work with staff on any issues.
Chairman Kiefer asked for public comments.
Chairman Kiefer swore in Earl Overman, adjacent owner.
Mr. Overman asked about the negative impact to the neighbors on Illinois Street. Mr. Proulx stated this is
based on the analysis that all the proposed commercial uses and the residential uses are permitted/allowed uses in the B-5 zoning district.
Mr. Overman suggested that these uses are being moved to the north which will affect the residences on Illinois Street; asked if the roof line for Phase 2 would be the same as the existing building. Mr. Proulx
indicated this building in not on Lockport Street; the properties on Illinois Street will back up to a portion of this development. This building is oriented to the west facing DesPlaines Street; a lot of the activity would take place on DesPlaines Street; staff would not expect sound or any dramatic impact to the
residences. Mr. Overman asked about the location of any outdoor seating for the restaurant. Mr. Proulx indicated the outdoor seating would be in front of the building facing west along DesPlaines Street. Mr. Silverman indicated the roof line for Phase 2 would be about 7 feet lower than the existing building. Mr.
Proulx indicated there would be 4 residential units on the second floor of Phase 2 and the ground floor would be retail/commercial uses.
Mr. Overman asked about the old alleyway access; stated there are garages that access from that alley; asked the thought process for the home that is located in the middle between the existing parking and the
alleyway; will they acquire that home and make it all parking. Mr. Proulx stated the site plan reflects a
configuration of the parking which is located on the west side of the lot; explained the circulation of traffic through the site as entering from DesPlaines and exiting to Oak west of the existing house. Mr.
Silverman indicated they do not own the home and we have no intention to acquire the home. Mr.
Overman asked if the alley to the east would be an access point. Mr. Silverman thought the alley will be an access point; some of the neighbors use it for parking at this point.
Chairman Kiefer indicated the packet with all drawings is available on the Village’s website.
There were no other public comments. Commissioner Renzi asked about the alley to the north of the house; asked if this alley was village
owned; asked if the two garages that have access through this alley exit and enter through this alley.
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Commissioner Renzi asked if there was a picture of the proposed monument sign. Mr. Silverman
indicated not at this time; suggested it will be in keeping with the downtown and the new streetscape. Mr. Proulx indicated at this time the only relief requested is for the size of the sign.
Commissioner Renzi asked if the applicant has spoken to the Park District regarding the contribution. Mr. Silverman indicated they have not; they will abide by the ordinance.
Commissioner Renzi asked about the landscaping; felt there should be some type of landscaping plan. Mr. Silverman indicated there will probably some potted plantings by the outdoor seating; and maybe
some landscaping to shield the house; indicated they will work with staff. Commissioner Heinen thought this is a great reuse; asked about the streetscape by the Village. Mr.
Proulx stated this subject property is in the downtown and a vast majority of the downtown is in the TIF district; indicated this property is not in the TIF district so we do not have the ability to support this development.
Commissioner Heinen suggested they look at the location of the trash enclosures.
Commissioner Heinen asked about parking. Mr. Proulx indicated a consultant did a study of the existing parking capacity and the utilization in the downtown; the conclusion of that study was that there is
generally somewhere between 40 and 50 percent of the existing parking space available even during some
peak periods but it may not be in front of the business or restaurant you are looking to visit. Village staff is looking at expanding the village parking lot on DesPlaines Street.
Commissioner Green mentioned that might be additional traffic or light or noise but it had been a working fire station and there were all kinds of noise at all hours of the day and night; suggested that compared to
a working fire station anything here is not going to be that obtrusive, people lived near and chose to live near that working fire station. Commissioner Green thought all the commercial improvements are wonderful for Plainfield and fully supports this development.
Commissioner Minnis stated the group involved in this project are clients of the bank and they are
involved with the bank however the bank is currently not working on anything with respect to this project
nor is he involved with any individual in that capacity. Commissioner Minnis asked if the all the apartments would be studio apartments. Mr. Silverman replied yes.
Commissioner Womack asked if they planned to improve the alleyway. Mr. Silverman said that would not be the prime access point.
Commissioner Womack asked the size limit for a monument sign. Mr. Proulx indicated what is currently permitted is 4 foot in height and 24 square feet in sign area which is half the size of a monument sign
allowed on Route 59. Commissioner Womack thought this would be a great addition to the downtown; agrees the type of
restaurant could determine whether it makes sense to put the garage door application in; thought a lighting study could be prudent in this area. Mr. Silverman indicated they would provide a photometric plan for any lighting they add.
Commissioner Womack suggested a permanent planter at the edge by the canopy.
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Commissioner Seggebruch complimented the use and look of the building; suggested they determine the
kind of tenants before they finalize the façade design.
Commissioner Seggebruch asked about the courtyard space for Phase 2. Mr. Silverman stated the
courtyard was for the residences, maybe a little patio area.
Commissioner Seggebruch mentioned the Oak Street house resident has lived there through the noise of
the fire station; the parking lot to the north might make sense to be for the residents parking. Mr. Silverman indicated there would be dedicated parking for the residents.
Commissioner Seggebruch asked about ownership of the alley to the east. Mr. Silverman indicated the east alley is privately owned.
Commissioner Green 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 proposed planned
development for the Station One mixed-use redevelopment at 15025 S. Des Plaines Street,
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: Minnis, yes; Heinen, yes; Womack, yes; Seggebruch, yes; Renzi, yes; Green, yes; Kiefer, yes. Motion carried 7-0.
Commissioner Renzi asked if the site plan review needed a stipulation regarding the signage. Mr. Proulx
stated the Board of Trustees will approve a Planned Development Agreement which will include
provisions; one of the provisions would be to approve a monument sign up to a certain size. Mr. Proulx stated site plan approval does not approve any signage.
Commissioner Womack asked if a stipulation was needed for the landscaping and the photometric plan.
It was determined that a third stipulation would be added that the applicant would work with Staff on the landscape and photometric plan.
Commissioner Renzi made a motion to recommend approval of the requested site plan review for
the Station One mixed-use redevelopment at 15025 S. Des Plaines Street, subject to the two (2) stipulations in the staff report and the third stipulation added by this Commission:
1. Compliance with the requirements of the Village Engineer; and
2. Compliance with the requirements of the Plainfield Fire Protection District.
3. Applicant will continue working with Staff on the ultimate submittal of landscaping and photometric plans.
Seconded by Commissioner Minnis. Vote by roll call: Heinen, yes; Womack, yes, Green, yes;
Seggebruch, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0.
Case No. 1750-123016.CP Riverstone
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Mr. Proulx stated this is a concept plan for a proposed residential development known as Riverstone
located south of 127th Street and west of Naperville Road and the DuPage River. The property was annexed over 20 years ago. Development of this property would proceed by subsequent special use for
planned development and preliminary/final plat of the subdivision.
Mr. Proulx review the adjacent land uses; and the staff report dated January 13, 2017 including the
number of homes and density.
Chairman Kiefer swore in John Luczynski, president of J. Edward Land LLC, development consultant for
the ownership of this property. Mr. Luczynski indicated the property was annexed in 1994 and the density provided in the annexation agreement was 2.75 du per acre. That would have allowed 353 units. Mr. Luczynski described the entrance as being 3 lanes; indicated Will County Forest Preserve and the
Park District wanted the bike path on the river side of the pond; described the location of the flood plain and indicated east of the river is floodway; indicated the ponds will go to the ownership of the Will County Forest Preserve; the Park District determined the location of the park to interact with the Forest
Preserve property. Mr. Luczynski stated they have been adding landscaping to the village facility site to buffer the future homes from the water facility.
Mr. Luczynski stated the owners of both concept plans for Riverstone and Brummel decided to work together to get the main access ways coordinated to provide for a lift station to service these properties.
The intent for the duplexes is to be age targeted product ranch or a master down for people with kids out
of college and looking to be close to their grandchildren. The intent is for semi-custom homes. The Brummel piece would go more towards a production builder with single family and then the townhomes.
Mr. Luczynski stated the pocket parks in Riverstone will be owned and maintained by the Homeowners Association while the main park will go to the Plainfield Park District. Mr. Luczynski stated that 80% of
the homes are single family homes and 19.3% are the duplexes. Mr. Luczynski indicated a willingness to work with staff on a second access.
Mr. Luczynski described how the property will drain.
Chairman Kiefer asked for public comments. There was no response.
Commissioner Renzi mentioned there could be a south stub and maybe a stub to the west. Mr. Luczynski
indicated the stub to the west in the south end of the property.
Commissioner Renzi questioned the pond and river waters. Mr. Luczynski mentioned at some point the
pond and river will mix; described the bike path will sit on the top of the berm. Commissioner Heinen
explained there is stormwater detention in the area below that berm in detention and above that is floodplain compensatory storage.
Commissioner Renzi asked if a market study was done for the duplexes. Mr. Luczynski indicated the market is there for the product and every day it is getting stronger; people want to stay close to their
children and grandchildren; there will not be a deed restriction but the product will be targeted in that manner.
Commissioner Renzi asked about the homeowners association (HOA.) Mr. Luczynski indicated there will be two (2) homeowners associations; one HOA will be the master for all and there will be a second
HOA for the duplexes to cover landscaping and building maintenance.
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Commissioner Renzi asked about the second entry from 127th Street. Mr. Luczynski indicated all the departments (engineering, planning, and fire departments) involved will have to agree on a second entry;
stated there is a plan for a second storage facility on the village property in the future; mentioned at some
point the bridge will be reconstructed and the spacing of all access points will be considered.
Commissioner Womack agreed it would be better for all to have a well thought out second access.
Commissioner Heinen asked if the sanitary lift station would be a public lift station. Mr. Proulx indicated
this would need to be evaluated further. Commissioner Heinen hoped public works would look at all the undeveloped property not just these two properties.
Commissioner Heinen asked about improvements to 127th Street. Mr. Proulx indicated the apartment complex paid a traffic impact fee towards the resurfacing and dedicated the right of way; this property would dedicate the 60 foot half width to achieve the full 120 foot width; the Brummel property to the
north would need to annex and there would be an opportunity for negotiation discussions; explained 127th Street is partly village and partly township owned.
Commissioner Seggebruch thought this is a great plan; likes the duplexes, felt the second access is very important; suggested a second stub to the west in the south portion of this property.
Commissioner Green agreed with the second access to the north; stated overall he liked the plan but indicated he would prefer larger lots.
Commissioner Minnis indicated he liked the plan; felt the additional access to the north and additional stub was needed; asked if they were required to put the pathway on the berm. Mr. Luczynski indicated
the pathway location was a direct request from the Forest Preserve.
Commissioner Renzi made a motion to recommend approval of the concept plan for the proposed
Riverstone project south of 127th Street and west of Naperville-Plainfield Road. Seconded by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Heinen, yes; Womack, yes; Green, no; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 6-1.
Case No. 1749-123016.CP Brummel Mr. Proulx indicated this property is approximately 55 acres north of 127th Street with a total of 164
homes which will consist of 87 single-family detached homes and 77 townhome units. The townhomes will be on the western portion closer in proximity to the apartment project to the west. Staff believes the
proposed homes at the requested densities are appropriate and consistent with the future land use
designation identified in the Comprehensive Plan. Mr. Proulx indicated staff would like to work with the applicant on additional access points as noted in the staff report dated January 13, 2017.
Mr. Proulx indicated development of this project would require annexation, potentially a planned development, site plan review for the townhome pod, and the preliminary and final plat of subdivision.
Chairman Kiefer swore in John Luczynski.
Mr. Luczynski stated they have lined up the access point to that in Riverstone and tried to maximize spacing understanding the long term design and intent for 127th Street. Mr. Luczynski described the location of the east drain of the Norman Drain; and explained the stormwater management facility, the
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drain, and detention on both sides are planned to act together. If a con span bridge were installed it would
lead to expensive for the Village to maintain down the road as it would be a public street. Originally this property was approved with much smaller lots. Mr. Luczynski described the transition from the
apartments to the west, then the townhome community to the single family in Brummel project and then
to bigger single family in Riverstone. The pocket park in the Brummel project would be maintained by the HOA. The Park district wants to take the cash in lieu of a park in this project. The HOA will own
and maintain the basis in this project.
Mr. Luczynski indicated the same engineer is working on both the Brummel and Riverstone projects.
Chairman Kiefer asked for public comments. There was no response.
Commissioner Renzi asked about a possible stub access from the townhomes to the west. Mr. Luczynski indicated a building could be relocated and a stub could be added.
Commissioner Renzi asked about the annexation agreement; asked if the minimum lot size would be incorporated in an annexation agreement. Mr. Proulx indicated there is no annexation agreement; this
property would need to be annexed to be developed; agreed the lot size would likely be identified in any
annexation agreement.
Commissioner Renzi asked about the HOA. Mr. Luczynski suggested there might be a master to
maintain the berm and landscaping along 127th or it could be split the drains and ponds with the townhomes and single family as there are two separate entrances from 127th Street; indicated at this time
this has not be completely thought out. Mr. Proulx indicated there would be a dormant special service area which would function as a backup if the HOA did not meet its responsibilities.
Commissioner Seggebruch asked about the possibility of a gated emergency drive to tie both the
townhouses and single family parcels together. Mr. Luczynski indicated it would be expensive to build and expensive to maintain.
Commissioner Seggebruch indicated the stub to the west and the land plan makes sense.
Commissioner Heinen asked if this is concept only at this time and if they wish to proceed it would return to this commission. Mr. Proulx replied yes. Chairman Kiefer indicated this would be contingent on
annexation.
Commissioner Womack asked about ownership of the land to the north and east. Mr. Luczynski indicated
north and east was owned by Will County Forest Preserve and described the portion privately owned by
Paul Clarkson.
Chairman Kiefer liked the transition from the apartments to townhomes to single family to the larger single family homes south of 127th Street.
Commissioner Green mentioned he would like to see two access points for emergency vehicles; suggested
larger lots towards the Forest Preserve property; liked the transition with the higher density units to the west towards the apartment complex to the townhomes to the single family housing.
Commissioner Womack suggested knowing the future development of 127th along with access points is beneficial as well.
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Commissioner Heinen made a motion to recommend approval of the concept plan for the proposed
Brummel project north of 127th Street and west of Book Road. Seconded by Commissioner Minnis. Vote by roll call: Womack, yes; Green, no; Seggebruch, yes; Renzi, yes; Minnis, yes; Heinen, yes; Kiefer, yes.
Motion carried 6-1.
DISCUSSION
Meeting Adjourned at 9:37 p.m. Respectfully submitted by
Merrilee Trotz
Merrilee Trotz Recording Secretary