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HomeMy Public PortalAbout2017-08-01 PC minutes Plan Commission Minutes August 1, 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 Minnis, Seggebruch, Renzi, Heinen and Chairman Kiefer were present. Commissioners Green and Womack were absent. Park District was present. School, Fire and Library Districts were absent. The Plan Commission minutes dated July 18, 2017 were approved as amended. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Melrose provided an updated on the Plainfield Community Center to the commissioners. OLD BUSINESS NEW BUSINESS CASE NUMBER 1765-072117.SU.SPR.FP Bott Park Recreation Center Mr. Melrose stated the applicant is seeking a special use permit for the proposed recreation facility, including the ancillary preschool, as well as site plan review for the new building located at the Gregory B. Bott Park on 24550 W. Renwick Road. A plat of consolidation has been requested and staff anticipates that request to be considered in the near future. Mr. Melrose reviewed the adjacent land uses, special use Analysis for the recreation facility, and the site plan review. Mr. Melrose also reviewed the findings of fact as noted in the staff report dated July 28, 2017. Mr. Melrose stated staff believes the proposed findings of fact have been demonstrated to support recommendation of approval for the special use permit for the recreation center (including ancillary preschool). Furthermore, staff believes the project generally complies with the standards of the site plan review ordinance. Based on the foregoing, prior to any public comment and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in Jennifer Rooks-Lopez, Plainfield Township Park District, the applicant. Chairman Kiefer swore in Lois Vitt Sale, architect for the applicant. Ms. Rooks-Lopez stated there was a referendum passed for the purpose of a recreational center. Chairman Kiefer swore in Steve Gregoire, Plainfield resident. Plan Commission Minutes August 1, 2017 Page 2 of 9 Mr. Gregoire asked about road improvements to Renwick Road. Mr. Melrose stated that future improvements to Renwick Road are come. Mr. Melrose asked Steve Amann with Baxter and Woodman to explain possible improvements. Mr. Amann explained what improvements have been considered to Renwick Road. Mr. Gregoire asked if road improvements will be completed after the recreation center is constructed. Mr. Amann stated yes. Chairman Kiefer swore in Katie Lesters, Plainfield resident. Ms. Lesters stated she was disappointed that an indoor pool was not in the Park District’s plan. Ms. Rooks-Lopez stated that at this time there is not enough funding to have an indoor poor but the building will allow for a pool when the funding is available. Chairman Kiefer swore in Chelsea Herrn, Plainfield resident. Ms. Herrn expressed her disappointment that an indoor pool was not in the Park District’s plan. Ms. Rooks-Lopez stated the funding for this project is capped but a pool is in Park District’s future plan. Chairman Kiefer swore in Katie Russo, Plainfield resident. Ms. Russo stated that there is revenue to be earned by having an indoor pool. Chairman Kiefer reminded the public that the park district is a separate entity and that the commission is hearing a case regarding special use for recreation center and site plan review, the commission is not in the position to state what should be in the recreation center. Chairman Kiefer asked the park district what they did to determine the needs of the community. Ms. Rooks-Lopez stated the park district completed a feasibility study. Chairman Kiefer swore in Micheline Basile, Plainfield resident. Ms. Basile stated that she attended the park district’s meeting and she felt that the pool was a priority to the community. Ms. Rooks-Lopez stated that the pool is a need in the community and explained the existing need of a preschool and what were the priorities in the feasibility study. Chairman Kiefer swore in Chris Rosso, Plainfield resident. Mr. Rosso stated the bus stop on Renwick Road needs to be relocated, suggested a bike lane along Renwick Road, requested a climbing wall be available at the recreation center and asked if the entrance cross from Hometown Drive could be changed to an exit only or entrance only. Chairman Kiefer advised Mr. Rosso to contact the school board regarding the bus and asked staff to pass along this information to the school board. Mr. Melrose stated he will advise the school board of the bus stop concern. Mr. Melrose stated they will take the bike lane into consideration with the road improvement along Renwick Road and that staff has not proposed any changes for the secondary entrance across Hometown Drive. Chairman Kiefer swore in Paul Lutz, Plainfield resident. Mr. Lutz stated he is concerned that the road improvements to Renwick Road will not be completed until after the recreation center is constructed. Chairman Kiefer swore in Theresa Faletti, Plainfield resident. Plan Commission Minutes August 1, 2017 Page 3 of 9 Ms. Faletti expressed concern regarding traffic on Renwick Road and that she was advised by the park district that the Hometown Drive entrance would be one way. Ms. Rooks-Lopez stated it could have been that way in an earlier plan. Ms. Faletti asked how deep will the retention pond will be. Ms. Rooks-Lopez stated that it will be dry retention pond. Ms. Faletti asked for clarification on where the parking lots will be. Ms. Rooks-Lopez explained the location of the parking lots. Ms. Faletti asked when the pool is done, if an entrance could be located on River Road. Ms. Faletti asked the hours of operations. Ms. Rooks- Lopez stated the recreational center will open 7 days per week and they have not established the hours. Commissioner Heinen stated that he was contacted by individuals in the community, who could not attend the meeting, regarding the concern that a pool was not in the plans. Commissioner Heinen asked the park district how they determined the use of the $10 million dollar referendum. Ms. Rooks-Lopez stated they held public input meetings and completed a feasibility study. Commissioner Heinen asked the park district to consideration a pool in the near future and asked the park district if they had a plan showing the pool. Ms. Rooks-Lopez stated not at this time. Commissioner Heinen explained why he would like to see a plan with the pool. Commissioner Seggebruch stated that the park district has an existing outdoor pool. Ms. Rooks-Lopez stated that is correct. Commissioner Renzi asked staff if the lighting complies with the village ordinance. Mr. Melrose stated the landscaping and photometric are in compliance with village ordinance. Commissioner Renzi stated the bike paths are normally on the south side of the street and he feels that the bike path should be on the north side of the street where the recreational center will be. Commissioner Heinen stated that he agrees with Commissioner Renzi’s statement regarding the bike path for Renwick Road. Mr. Amann stated that all comments tonight will be taken into consideration for the Renwick Road improvements. Commissioner Heinen asked if there are any plans for sidewalks on River Road. Mr. Amann stated his is not aware of any. Commission Seggebruch asked can the main access drive entrance on Renwick Road for the recreation center have a four-way stop. Chairman Kiefer asked staff if the traffic committee will be reviewing this case. Mr. Melrose stated yes, through the site plan process. Commissioner Minnis agreed with the four- way stop at the main access drive entrance. Commissioner Heinen asked if the proposed property is in a flood plain. Mr. Amann stated they have not received a full set of site plans as of yet. Commissioner Seggebruch asked what the enrollment of the preschool is. Ms. Vitt Sale stated 4 classrooms with 18-20 students per room, no more the 80 students at the center. Ms. Rooks-Lopez stated there are morning and afternoon classes. Commissioner Seggebruch asked if there is bus service or parent drop-off and pick-up. Ms. Rooks-Lopez stated parent drop-off and pick-up. Commissioner Seggebruch asked if the stacking space has been taken into consideration. Ms. Rooks-Lopez stated yes. Commissioner Renzi asked the applicant if the plat of consolidation will be completed before this case goes before the Village Board. Mr. Melrose stated that the applicant has filed their final plat application and required document is forth coming. Mr. Melrose stated that there is a stipulation included for the final plat of consolidation. Commissioner Heinen asked what is the village’s requirement for curbs and gutters for commercial parking lots. Mr. Amann stated it is not a requirement but is recommended. Commissioner Heinen stated Plan Commission Minutes August 1, 2017 Page 4 of 9 the industrial look of the building concerns him because this project is in a residential area. Mr. Melrose stated staff is working with the applicant to help soften the look. Commissioner Heinen asked that the staff continue to work with the applicant to have the building look more commercial then industrial. Ms. Vitt Sale stated recreation centers being constructed currently are general precast buildings and explained why. Ms. Vitt Sale stated they did take into consideration the residential area and explained how the design was planned for the residential area. Chairman Kiefer asked the applicant if they had expressed willingness to staff to work through these issues. Ms. Vitt Sale stated they are working with the park district board. Commissioner Renzi stated he agrees with Commissioner Heinen to soften exterior without adding cost and he would like to see money generated from the preschool to be used to fund a pool and not to pay off windows or curbs in parking lots. Commissioner Renzi stated he believes the commission should use the standards set for schools in regards to curbs and gutters for the park district. Commissioner Heinen expressed his concern of the field lights at the park and the glare associated with the lights and asked staff to take a closer look at the lighting. Mr. Melrose stated yes. Ms. Vitt Sale stated that the park district is applying for a grant, so the building is a net zero energy building and she explained the process. Commissioner Renzi 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 special use permit for the Bott Park Recreation Center 24550 W. Renwick Rd., 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. Vote by roll call: Seggebruch, yes; Heinen, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 5-0. Commissioner Heinen proposed a fourth stipulation for a plan showing where the indoor pool would fit in the future. Chairman Kiefer asked the applicant if they are comfortable with the stipulation. Ms. Rooks- Lopez stated the park district could provide a conceptual plan but would not be able to provide a detailed design. Commissioner Heinen stated he is not looking for a detailed plan; he wants to make sure that the future plan for an indoor pool will fit in the area and that the proposed plan will accommodate an indoor pool. Chairman Kiefer clarified that this plan is just showing where a future expansion may occur and the park district is not tied to the indoor pool plans. Commissioner Heinen made a motion to recommend approval of the requested site plan review for the Bott Park Recreation Center at 24550 W. Renwick Rd., subject to the following four (4) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Village approval of a final plat of consolidation. 4. Applicant will provide a plan showing a future expansion of an indoor pool, as compatible with the site plan but not required. Seconded by Commissioner Renzi. Vote by roll call: Minnis, yes; Seggebruch, yes; Renzi, yes; Heinen yes; Kiefer, yes. Motion carried 5-0. CASE NUMBER 1749-123016.CP.AA.SU.PP Brummel Plan Commission Minutes August 1, 2017 Page 5 of 9 Mr. Melrose stated the applicant is requesting annexation by annexation agreement, as well as special use for planned development and preliminary plat of subdivision to permit a proposed residential development on approximately 55 acres north of 127th Street and west of Book Road. They previously processed concept plan before the Plan Commission and Board of Trustees. The current plans have been modified to incorporate input from that process, and the applicant is now seeking formal entitlements for the project. Mr. Melrose reviewed the adjacent land uses and the Analysis of Annexation, Special Use for Planned Development and Preliminary Plat. Mr. Melrose also reviewed the findings of fact as noted in the staff report dated August 7, 2017. Mr. Melrose stated staff is supportive of the proposed planned development. Staff believes the proposed homes at the requested densities are appropriate and consistent with the future land use designation identified in the Comprehensive Plan. The proposed project is a logical extension of the Village’s municipal boundary. Staff supports the findings of fact for the special use for planned development. Staff also believes the preliminary plat meets the requirements of the Zoning Code and Subdivision Code. Chairman Kiefer swore in John Luczynski, President of J. Edward Land, applicant. Mr. Luczynski explained what changes were made to the Preliminary Plat which includes; lift station shared between Brummel and Riverstone, number of the units were reduced by 10, a road connection between the townhomes and homes, added traffic calming, eliminated the road stub to the west, increased the separation from the park district, and working with Will County Forest Preserve with water retention. Chairman Kiefer swore in Craig Haick, Plainfield resident. Mr. Haick stated his concerns are the traffic on 127th Street and stormwater on his property because the apartments made it worse. Mr. Luczynski explained how the stormwater will be managed for the property and told the applicant that he will have his stormwater person contact him. Mr. Amann stated he received a stormwater management report from the application and explained the relief that should be provided for the stormwater. Mr. Haick asked if there is any fencing planned. Mr. Luczynski stated no fencing is planned. Chairman Kiefer swore in Judy Haick, Plainfield resident. Ms. Haick stated she wants fencing put up because her yard is used as a cut through. Chairman Kiefer asked if there was fencing was discussed at the concept plan review. Mr. Luczynski stated landscaping buffers were discussed and explained how the stormwater retention area should prohibit people from using her property as a cut through. Mr. Luczynski stated that they can put up a fence, if it becomes an issue and the HOA will need to maintain it. Chairman Kiefer suggested the applicant to contact law enforced if people are trespassing. Chairman Kiefer swore in Mary Kelly, Plainfield resident. Ms. Kelly expressed her concerns regarding traffic because she is having trouble moving her farm equipment; road improvements will affect farming business and stormwater management issue. Chairman Kiefer asked Mr. Amann to explain what would happen in a 100 year flood event. Mr. Amann explained what would happen to the stormwater, if such event happened. Mr. Amann explained the Plan Commission Minutes August 1, 2017 Page 6 of 9 extended detention requirement for the Village of Plainfield and Will County when agriculture property is adjacent. Mr. Luczynski stated he gave Ms. Kelly his contact information and believes that they will make things better for her. Chairman Kiefer swore in James Gentile, Plainfield resident. Mr. Gentile asked the applicant the distance from the west end of the detention pond to the first house and the distance from the first single family home and asked what the landscaping will be for rear yard along Will County Forest Preserve. Mr. Luczynski stated what he believes is the distances and stated he needs to coordinate the landscaping with the forest preserve. Mr. Gentile asked about the construction on Book Road. Mr. Melrose stated he is not aware of any plans for Book Road. Mr. Haick asked if it was stated that it is illegal to adversely impact a neighbor’s property with a new development. Mr. Amann stated there is a state drainage law and stormwater should not back up on someone else property. Commissioner Renzi asked applicant for clarification on the use of outlot 3 and 4. Mr. Luczynski stated outlot 4 is a neighbor pocket park. Mr. Renzi asked if the space between lots 13 and 14 is an access drive for the retention pond. Mr. Luczynski stated yes. Mr. Renzi asked what was done to created traffic calming. Mr. Luczynski stated how the roads were narrowed to calm traffic. Mr. Renzi asked if the bike path will connect the homes and townhomes. Mr. Luczynski stated the bike path will not connect the homes and townhomes and explained the plan for the bike path. Commissioner Renzi asked staff if the bike path on the north side of the street would be acceptable, since village code states bike paths should be located on the south side of a street. Mr. Melrose stated staff is comfort with this. Mr. Luczynski stated that the farm on the south side offers limited right away, which is why the bike path is proposed for the north side of the street. Mr. Luczynski stated that he is working with the Will County Forest Preserve and Plainfield Township Park District regarding the bike paths. Commissioner Renzi asked staff how does the commission make sure that letter (f) in the staff report is compiled to. Mr. Luczynski stated explained how that will be identified at the final plat. Commissioner Seggebruch asked for clarification on reduction of the setbacks and typical lot width. Mr. Melrose stated the applicant did not ask for a reduction on the 20 feet setback. Mr. Luczynski stated 65 feet is the smallest and 70 feet is typical. Commissioner Seggebruch asked where the drainage will be between properties. Mr. Luczynski explained how the drainage line is established with the property line. Commissioner Heinen asked who has jurisdiction over 127th Street. Mr. Amann stated he believes it is the Village of Plainfield. Commissioner Heinen asked if there will be turn lanes at the entrance of the development. Mr. Luczynski stated it is planned that way and explained what the plan is right now. Commissioner Heinen stated he would like to see three lanes along the entire section of 127th Street. Commissioner Heinen asked about the drainage ditch on the Ms. Kelly’s farm land and if there will be a connection to the ditch. Chairman Kiefer stated that this should be discussed in the next case for the Riverstone development. Commissioner Seggebruch stated he would like to see a fence along the park district property. Commissioner Renzi made a motion to recommend approval of the annexation of the property commonly known as the Brummel Farm (PIN 007-01-27-400-002-0000) as a logical extension of the Village’s municipal boundary. Plan Commission Minutes August 1, 2017 Page 7 of 9 Seconded by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Heinen yes; Minnis, yes; Renzi, 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, move to recommend approval of the special use for planned development for the planned residential development north of 127th Street and west of Book Road, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Compliance with the requirements of the Forest Preserve District of Will County. Seconded by Commissioner Renzi. Vote by roll call: Minnis, yes; Seggebruch, yes; Renzi, yes; Heinen yes; Kiefer, yes. Motion carried 5-0. Commissioner Minnis made a motion to recommend approval of the preliminary plat for the residential development north of 127th Street and west of Book Road, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Compliance with the requirements of the Forest Preserve District of Will County. Seconded by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Heinen yes; Seggebruch, yes; Minnis, yes; Kiefer, yes. Motion carried 5-0. CASE NUMBER 1750-123016.CP.SU.PP Riverstone Mr. Melrose stated the applicant is requesting approval of a special use for planned development and preliminary plat of subdivision to permit a proposed residential development on approximately 128 acres south of 127th Street and west of the DuPage River. They previously processed a concept plan before the Plan Commission and Board of Trustees. The current plans have been modified to incorporate input from that process, and the applicant is now seeking formal entitlements for the project. Mr. Melrose reviewed the adjacent land uses, special use Analysis for the planned unit development, and the Preliminary Plat. Mr. Melrose also reviewed the findings of fact as noted in the staff report dated July 28, 2017. Mr. Melrose stated staff is supportive of the proposed planned development. Staff believes the proposed homes at the requested densities are appropriate and consistent with the future land use designation identified in the Comprehensive Plan. Staff supports the findings of fact for the special use for planned development. Staff also believes the preliminary plat meets the requirements of the Zoning Code and Subdivision Code. Chairman Kiefer swore in John Luczynski, President of J. Edward Land LLC, applicant. Mr. Luczynski described the changes in the plan from the concept plan review earlier this year. Commissioner Heinen asked if there is a connection to the ditch. Mr. Luczynski stated how the stormwater will discharge. Commissioner Heinen asked applicant if they feel comfortable with the flood plan comp and suggested there may be advantages to coordinating with Ms. Kelly, so that the discharge Plan Commission Minutes August 1, 2017 Page 8 of 9 will not be at grade but into the ditch. Mr. Luczynski stated there is a benefit to coordinate with Ms. Kelly. Commissioner Seggebruch asked will the box culverts on 127th Street need to be replaced with the improvements. Mr. Luczynski stated the culverts will be replaced, as part of the Brummel improvements. Commissioner Seggebruch asked if the emergency access path will be designed to hold the weight of an ambulance. Mr. Luczynski stated it will be a road that will support emergency vehicles. Commissioner Renzi asked where the bike path will cross 127th Street. Mr. Luczynski described where the bike will cross 127th Street. Commissioner Renzi asked will the bike path extend across the village property, where the pumping station is located, to the river. Mr. Luczynski stated that the details have not been worked out but that is the plan proposed. Commissioner Renzi stated he does not want the bike path to come to an abrupt end on 127th Street. Commissioner Renzi asked where the stormwater is being retained and how it is being retained. Mr. Luczynski described where and how the stormwater will be retained. Commissioner Renzi asked if the landscape plan shows what the forest preserve requires for the retention areas. Mr. Luczynski stated no, he just received that information from the forest preserve last week and they will comply with the forest preserve requirements. Commissioner Renzi asked staff if this will be noted before it goes before Village Board. Mr. Melrose stated yes, during the site plan review. Commissioner Seggebruch asked how the outlots along the river will outfall into the river. Mr. Luczynski stated there will be a pipe and if there is a major flood event it will flow over the top to the river. Commissioner Seggebruch asked about the land on the east side of the river. Mr. Luczynski stated the land is actually in flood way and will be taken over by the forest preserve. Commissioner Seggebruch 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 planned development for the planned residential development south of 127th Street and east of Book Road, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Compliance with the requirements of the Forest Preserve District of Will County. Seconded by Commissioner Minnis. Vote by roll call: Minnis, yes; Renzi, yes; Seggebruch, yes; Heinen yes; Kiefer, yes. Motion carried 5-0. Commissioner Minnis made a motion to recommend approval of the preliminary plat for the residential development south of 127th Street and east of Book Road, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Compliance with the requirements of the Forest Preserve District of Will County. Seconded by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Heinen yes; Seggebruch, yes; Minnis, yes; Kiefer, yes. Motion carried 5-0. Plan Commission Minutes August 1, 2017 Page 9 of 9 DISCUSSION Commissioner Heinen asked Mr. Amann if the road improvements between Heggs Road and Route 30 near 127th Street have been stalled. Mr. Amann stated he is not familiar with the day to day operations of the project and he is not aware of anything holding it up at this point. Commissioner Minnis stated that there a comment at coffee with the mayor that the state budget stalled the project. Commissioner Renzi suggested that the bike path ordinance needs to be revisited to have exception to the ordinance. Mr. Amann stated he believes that the bike paths are reviewed on a case by case basis. Commissioner Renzi stated that it is more serious now than it has been and suggested the traffic committee look at the bike path proposed for the three cases tonight. Meeting Adjourned at 9:59 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary