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HomeMy Public PortalAbout2012-02-21 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: February 21, 2012 Chairman Sobkoviak called the Plan Commission meeting to order at 7:25 p.m. immediately following the Zoning Board of Appeals meeting. ROLL CALL: Commissioners Seggebruch, O’Rourke, Kiefer, Heinen , Fulco, and Chairman Sobkoviak; Fire District were present. Commissioner Renzi was absent; Park, School and Library Districts were absent. Also present were Michael Garrigan, Village Planner, Jonathan Proulx, Planner II, and Merrilee Trotz, Recording Secretary Approval of Minutes: The Plan Commission minutes from February 7, 2012 was accepted as presented. PUBLIC COMMENTS: Chairman Sobkoviak asked for public comments on items that were not on the agenda. There was no response. DEVELOPMENT REPORT Mr. Garrigan indicated the Village Board appr oved the final plat for the Springs at 127 th Street at a special meeting on February 13, 2012. OLD BUSINESS: Case No. 1574-122011.SU 23915 W Main Street Mr. Garrigan stated this is a public hearing for a special use being heard pursuant to public notice in accordance with state statute and all applicable ordinan ces. The applicant is re questing a drive-thru for property located at the southeast corner of Rout e 59 and Main Street commonly known as 23915 W Main Street. This property was originally approved with the construction of LaSalle Bank under a PUD. The applicant is asking for a drive-thru for a Dunkin Donuts st ore to be located at the east side of the building. Mr. Garrigan described the uses of the adjacent prope rties as B-3 commercial to the north, northwest and southwest and residential to the east and southeast along Bartlett Ave. Mr. Garrigan reviewed the findings of fact; described the proposed location of the menu board at the southeastern perimeter of the subject property; indicat ed the closest single-family home is approximately 132 feet away; the drive-thru would be buffered wi th an existing landscape which should minimize any negative impact on adjacent neighbors; described the traffic pattern for the site and the drive-thru; indicated the proposed drive-thru is consistent with the trend of development along Main Street based on the Village’s Comprehensive Plan; indicated there is an opportunity to redevelop the two small ranch houses located to the east on Main Street. Mr. Garriga n further stated the applicant proposed to remove the sidewalk along the eastern side of the building to c onstruct a 16 foot lane and a 12 foot by-pass lane. Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy Plan Commission Minutes February 21, 2012 Page 2 of 6 The applicant indicates the Dunkin Donuts would be a 24/7 operation. The applicant had indicated to Staff that the majority of the traffic will be goi ng northbound. Staff has identified some concern regarding the traffic and indicated it is critical that there be very specific directional signage within the proposed center. This site is an auto-oriented site and generally a drive-thru is found within an auto-oriented center. Mr. Garrigan stated the drive-thru is a retrofit so th ere is some potential conflict but we feel there are ways to mitigate the vehicular conflict. Staff does not believe there will be any negative impact on any of the adjacent properties and suggests a favorable recomme ndation subject to the stipulations in the staff report. Chairman Sobkoviak swore in Carl Bryant, owner. Mr . Bryant indicated this center was built in 2003 for retail; landscaping was provided to buffer the neigh boring residents and indicated the lighting does not spill off this property. Chairman Sobkoviak opened the meeting to comments from the audience. Chairman Sobkoviak swore in Mary Henneberry. Ms. Henneberry indicated she was representing her mother, Mary Graham a 50 plus year resident of Plainf ield on Bartlett Ave; indicated there is a gridlock of traffic in this area; there have been many accidents have along Main Street due to the gridlock of traffic and the train traffic. Chairman Sobkoviak swore in Patricia Graham Crem eenes. Ms. Cremeenes also represented her mother Mary Graham. Ms. Cremeenes stated she was T-boned a year ago on Route 126 as someone pulled out of the White Hen; also is concerned with additional traffic and the noise this project would create. Chairman Sobkoviak swore in Heath Wright, owne r of 14836 and 14907 Bartlett. Mr. Wright is concerned with lighting, sound/noise, and traffic; indi cated the outdoor speaker is pointed to the residents and felt the residents would will hear the conversati ons; indicated the bank and that drive-thru was on a different schedule. Mr. Wright stated people (traffic) do not look left. Mr. Wright indicated the current tenants of this center use Bartlett Ave. and felt this w as the path of least resistance. Mr. Wright indicated the landscaping does not block the noise. Chairman Sobkoviak swore in Michael Baish, 14828 S Bartlett Ave. Mr. Baish is concerned with the noise as the speaker and any additional car lights will be aimed at his house, speed and additional traffic, vandalism; felt there was a need for a sound proof fen ce to protect the residents; felt property values would go down; and there are kids cutting through his yard now. Chairman Sobkoviak swore in John Hall, 14906 S Bar tlett Ave. Mr. Hall is concerned with the car headlights; squealing tires from traffic; the additional traffic; felt a 24/7 Dunkin Donuts would not be an asset for the neighborhood. Chairman Sobkoviak swore in Michelle Kelly, owner of 14836 and 14907 Bartlett. Ms. Kelly did not feel a 24/7 Dunkin Donuts would be a good neighbor; the bank did not create a lot of traffic. Ms. Kelly indicated the center does not create noise on weekends currently. Ms. Kelly is concerned with the speaker noise as this is a residential neighborhood; did not feel there was a financial hardship to give a special use for this particular tenant. Ms. Kelly indicated landscaping does not block noise. Plan Commission Minutes February 21, 2012 Page 3 of 6 Chairman Sobkoviak asked for additional comments, there was no response; announced time for public comments was closed. Commissioner O’Rourke asked Mr. Bryant if he had an y ideas to mitigate the concerns of the neighbors. Mr. Bryant felt noise from an order box does not generate a lot of noise as you are speaking in a conversational tone; indicated the traffic is already in the area; and he would not be adding any additional lighting other than the lighting at the menu box. Mr. Bryant indicated he is at the center several times each week and he has not had any complaints filed. Commissioner Heinen was concerned with the traffic ci rculation; two way traffic going to one way for the garbage pickup with a 24/7 business operation; asked if Mr. Bryant had looked at other options for the placement of the menu board. Mr. Bryant indicated he would work with the garbage company; and stated this was the best location for the menu board. Commissioner Kiefer was concerned with the speaker board noise with a 24/7 operation and the traffic flow. Mr. Bryant felt the noise would be minimal compared with the current traffic noise at the intersection. Commissioner Seggebruch felt it was not a good fit. Commissioner Heinen did not agree with the concept, circulation, traffic and was co ncerned with the trash collection. Commissioner Fulco asked about the possibility of adding a fence. Mr. Bryant indicated this would be very difficult and would be duplicating the current landscape screening. Commissioner O’Rourke asked if there was a time when the speaker could be turned off; if the board could be angled more or lowered so the noise was bloc ked by the cars. Mr. Bryant agreed to make sure the noise from the speaker would not be heard past 20 feet. Commissioner Seggebruch was concerned with th e trash pickup with the new configuration. Commissioner O’Rourke asked if the parking ration was adequate with this addition. Mr. Garrigan indicated that a restaurant/coffee shop w as incorporated initially in this PUD. Mr. Hall indicated a concern with the additiona l traffic through this configuration. Commissioner Seggebruch asked if there were cross access easements between the two lots. Mr. Bryant indicated yes. Discussion was held regarding the possi bility of a continuance. Some of the concerns the Commissioners felt needed to be addressed further were noise from the menu board; running the turning template for the trash collection; asked the traffic e ngineer to look and offer traffic options; possible other locations for the menu board; directional signage to be added to the property; what enhancemen ts could be provided along the east property line; and the hours of operation. Commissioner O’Rourke made a motion to cont inue Case No. 1574-122011.SU to March 6, 2012. Commissioner Heinen seconded the motion. Plan Commission Minutes February 21, 2012 Page 4 of 6 Vote by roll call: Kiefer, yes; Fulco, yes; Segge bruch, yes; Heinen, yes; O’Rourke, yes; Chairman Sobkoviak, yes. Motion carried 6-0. Chairman Sobkoviak requested a ten minute break at 8:35 p.m. Meeting was reconvened at 8:45 p.m. NEW BUSINESS: Case No. 1577-011912.SU Ottawa Street Resubdivision Mr. Garrigan stated this is a public hearing for a special use being heard pursuant to public notice in accordance with state statute and all applicable ordina nces. The applicant is requesting a special use for a Planned Development and a final plat in order to re-subdivide four existi ng lots on Ottawa Street into four new lots and in time to construct four new homes on said lots. None of the houses proposed to be demolished have been identified as historically cont ributing structures. The Planned Development would give relief for the lot size and setbacks in the R-1 Di strict. Mr. Garrigan reviewed the adjacent property uses and the two findings of fact required for a specia l use. The applicant is proposing four new lots generally consistent with the character of the su rrounding area. The new home s would be substantially larger than the existing homes and would have a s ubstantially larger market value. Mr. Garrigan described the placement of the homes with driveways lo cated along the side yards and indicated detached garages would be located at the rear of each lot ther eby preserving the historical character of the area; also these homes would incorporate a front porch. Mr. Garrigan further described the setbacks and design guidelines which would be provided for in the Planned Development. Mr. Garrigan indicated the redevelopment of the subject site is generally consistent with the Village’s Downtown plans and the Comprehensive Plan; this ar ea is identified as “Village Residential” under the Comprehensive Plan and allows a density between 4.0 to 6.0 units per acre; this proposal provides 5.3 units per acre. Mr. Garrigan described that the new lots would be more than 7,700 square feet with a 56 foot width and indicated this would be consistent with the Central Ov erlay district within the Village’s historical core. Staff would suggest installation of a sidewalk along Otta wa Street concurrent with the construction of the single-family homes. Staff believed the applicant me t the required standards necessary for a special use and did not believe the proposed redevelopment w ould have any negative impact on the surrounding properties. Staff would recommend a favorable r ecommendation for both the special use and the final plat. Chairman Sobkoviak swore in Debra Olsen and Clayton Olsen, owners. Mr. Olsen indicated the four lot subdivision currently consists of three lots that are 50 feet wide and one lot that is 75 feet wide; they are taking a little from the larger lot to make four lots all 56 feet wide. Mr. Olsen indicated the power lines were in the rear of the lots. Commissioners questioned the structure shown on Lot 23 to the north of this proposed resubdivision; questioned if any utility easements would have to be vacated and rededicated; indicated the easements would have to be shown on the final plat; indicated th e lots may have to be final platted separately if the structures are not demolished at the same time. Mr. Garrigan indicated this garages would meet the setback of three feet from the property line. Chairman Sobkoviak asked for public comments. Plan Commission Minutes February 21, 2012 Page 5 of 6 Chairman Sobkoviak swore in Steve Kimmey, reside nt on Miles Street. Mr. Kimmey was concerned with the noise that would be created from the demoliti on of the three existing homes and the construction of the new homes; questioned the time frame; asked if this would create drainage issues and indicated there are no sewers on Miles. Ms. Olsen indicated the homes would be demolished one at a time and built one at a time; did not feel the construction of one house would create that much noise. Mr. Olsen indicated the property is on stone and water drains quickly and that the new construction would not change the discharge. Mr. Kimmey asked about power strains in the area. Mr. Olsen felt ComEd would address any power strains and he could check with ComEd if there is a concern. Mr. Olsen indicated construction of each lot would not take place until that lot was under contract. Mr. Kimmey indicated the train noise was enough to deal with and this would be four summers in a row to construct the homes; wanted to keep this a reside ntial area. Mr. Olsen indicated they do not propose anything but a residential subdivision. There were no other comments from the audien ce and the public comment time was closed. Discussion was held as to how the plat of subdivision could be platted with the phasing of the project. It was stated that if the lots were not resubdivided th e applicant could build on the existing smaller lot as it is currently platted. Mr. Garrigan indicated he would work with the applicant on the platting of the lots. Commissioner Heinen made a motion to recommend approval of the Special Use for the Ottawa Street Olsen Redevelopment plan subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. That the applicant’s design of single-family homes complies with the Village’s Infill Design Guidelines. Commissioner O’Rourke seconded the motion. Vote by roll call: Kiefer, yes; Fulco, yes; Seggebruch, yes; O’Rourke, yes; Heinen yes; Sobkoviak, yes. Motion carried 6-0. Commissioner Heinen made a motion to recommend approval of a revised final plat that will include individual plat of subdivision for each parcel beca use of the phasing subject to the following three stipulations 1. Compliance with the requireme nts of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Construction of a sidewalk along the frontag e of the single-family homes on Ottawa Street. Commissioner O’Rourke seconded the motion. Vote by roll call: Seggebruch, yes; O’Rourke, yes; Kief er, yes; Heinen, yes; Fulco, yes; Sobkoviak, yes. Motion carried 6-0. Plan Commission Minutes February 21, 2012 Page 6 of 6 DISCUSSION Discussion on the vacation of Oak Street and the relocation of the monument. Adjourned at 9:25 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary