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HomeMy Public PortalAbout2012-06-05 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: June 5, 2012 Chairman Sobkoviak called the Plan Commission meeti ng to order at 7:00 p.m. ROLL CALL: Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, and Chairman Sobkoviak were present. Commissioner Heinen arrived at 7:05 pm. Fire Distr ict was present. Commissioner Fulco was absent; Park, School and Lib rary Districts were absent. Also present were Michael Garrigan, Village Planner , and Merrilee Trotz, Recording Secretary Approval of Minutes: The Plan Commission minutes from March 20, 2012 was accepted as presented. PUBLIC COMMENTS: Chairman Sobkoviak asked for publ ic comments on items that were not on the agenda. There was no response. DEVELOPMENT REPORT Mr. Garrigan indicated there have not been any case s reviewed by the Plan Commission on the last few Village Board agenda. OLD BUSINESS: None Chairman Sobkoviak suggested moving the Playa Vista ahead of the BP Station as it could be handled in a shorter amount of time. Motion to move the Pla ya Vista case ahead of the BP Station was made by Commissioner Kiefer. Seconded by Commissioner Renzi . All commissioners agreed by voice vote. NEW BUSINESS: Case No. 1582-050712.MC Playa Vista Mr. Garrigan summarized his staff report. The appl icant proposes a Major Change to their Planned Development approved in 2007 for a 407 unit senior housing project on approximately 130 acres within the Grande Park master planned community. Mr. Garr igan reviewed the requested changes to the Planned Development. In reviewing the findings of fact, the requested architectural changes will not have any negative impact on the adjacent parcels or deve lopments. The modifications will allow the applica nt to construct a more competitive product that will b e sensitive to the current market. Staff’s only issue related to the proposed elevatio n changes relates to a desire to maintain the same gable pitch of twelve over twelve versus what is being pr oposed. The slightly higher gable pitch provides mo re architectural integrity and interest to the front e levations. 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 June 5, 2012 Page 2 of 7 There is nothing in these changes that are inconsis tent with the Village’s Building Code or Site Plan Review Ordinance and the elevations are compatible with what has already been constructed at the subject site. Staff suggested a favorable recommen dation with the three stipulations in the staff rep ort. Chairman Sobkoviak swore in Don Murphey, 30 N. LaSa lle. Mr. Murphey presented some elevation drawings as approved and as now proposed. Mr. Murp hey explained the current situation of the economy; asked the Commissioners comments on the ga ble pitch of the roof. It was determined the roof pitch would be 6-8 instead of originally proposed a t 8-12. Some discussion was held regarding the changes. Commissioner Renzi confirmed the pitch of the roof; confirmed the landscaping, roads, and community center would remain unchanged. The reply was there would be no change to the landscaping, roads and community center. Commissioner Kiefer asked if the number of units wa s changed. Mr. Garrigan indicated there is no change to the number or type of units. Chairman Sobkoviak asked for comments from the audi ence. No one approached the microphone. Commissioner Heinen asked about the original archit ecture and if this would fit in with the surroundin g character of the area. Mr. Garrigan indicated Staf f pushed for the envelope for the original product and agreed this would be consistent with the overall pl an. Chairman Sobkoviak asked about the location of the garage windows that were being eliminated. It was determined the windows were in the overhead garage doors and the windows could still be an option but not a requirement. Commissioner Seggebruch asked if any of the propose d eliminations could be an option to a buyer. Chairman Sobkoviak asked about the location of the faux stone that was being eliminated. This was shown by Mr. Murphey. Commissioner Seggebruch asked about the product con structed in Lockport; asked how these changes would affect the base price. Mr. Murphey stated th ey were looking at the low $200,000 as a target pri ce. Discussion was held regarding the roof pitch. Comm issioner O’Rourke indicated the higher pitch would add more vinyl to the front and the lower pitch wou ld have less volume. Commissioner Seggebruch asked if the interior would change. Response was t he interior would not change. Commissioner Seggebruch agreed the lower pitch was better for th e new materials. Discussion was held with regard to the third stipul ation. Commissioner O’Rourke asked if relief was given for the higher elements in architecture. Mr. Garrigan indicated the density was dictated by the Grande Pa rk master plan. Commissioner Renzi indicated he was fine with the f irst and second stipulation. Chairman Sobkoviak indicated any motion would need to address the thir d stipulation regarding the pitch of the roof. Plan Commission Minutes June 5, 2012 Page 3 of 7 Commissioner Heinen agreed with Commissioner O’Rour ke to eliminate the third stipulation. Commissioner Seggebruch indicated you could get mor e variety with the roof pitch being an option. Commissioner O’Rourke made a motion to recommend ap proval of the Major Change to the Planned Development for Playa Vista subject to the followin g first two stipulations and removing the third stipulation: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfi eld Fire Protection District. Commissioner Renzi seconded the motion. Vote by roll call: Seggebruch, yes; Heinen, yes; K iefer, yes; Renzi, yes; O’Rourke, yes; Chairman Sobkoviak, yes. Motion carried 6-0. Case No. 1581-050312.Z/SU/SPR/FP BP Station Mr. Garrigan summarized the staff report; indicatin g the applicant is requesting rezoning for the prop erty at the southeast corner of Route 59 and Joliet Road to B-1, Business Convenience District); a special use for a Plan Development (PD) to allow a fuel station and a drive-thru; a site plan and final plat appro val. The proposal is not consistent with the Village’s C omprehensive Plan. The applicant is seeking an amendment to the Village’s Comprehensive Plan to al low for B-1 zoning for this site. Mr. Garrigan reviewed the findings of fact for the special use. Staff feels the proposed use will hav e an impact on the future development of the parcels to the south; and that this proposed development will encourage more intense commercial development along the corridor. Mr. Garrigan reviewed the findings of fact for the rezoning indicating the Comprehensive Plan identifi es this site as “Transitional Commercial” consistent w ith the “Business Transition” District; Route 59 is five-lanes and carries over 40,000 vehicles a day m aking the subject property unfriendly to the pedestrians; this property has been vacant for a nu mber of years; the applicant has not made an active effort to market the property to other commercial u sers. Mr. Garrigan reviewed the site plan. The applicant proposes to develop a 3,614 square foot convenienc e store with eight (8) fuel pumps along with a drive-thru; proposes to demolish a house dating back to 1 845 which has been identified as a contributing structu re in the Village’s Historical Urban Survey. The applicant is asking for a number of variances inclu ding a reduction of the rear setback and Route 59 buffer. The applicant proposes a full access point on Route 59 subject to the approval of IDOT and proposes to use the existing public alley which is adjacent to this site for access from Route 30. Mr . Garrigan explained Staff is looking for input on a number of items from the Plan Commission. Mr. Garrigan indicated the applicant proposes 16 parkin g spaces and 1 handicapped space which exceeds the required 12 parking spaces and 1 handicapped space; the applicant has stacking room for 10 vehicles while a minimum of 4 vehicles is required for the p roposed drive-thru; the applicant has not incorpora ted the required by-pass lane generally required for a drive-thru. Mr. Garrigan described the proposed architecture. The applicant is proposing to mirror the design of the Overman-Jones Funeral Home and to incorporate a uni fied architectural theme for both these important corners. Mr. Garrigan reviewed the modifications r equested by Staff as noted in the staff report date d May 15, 2012. Mr. Garrigan described the proposed landscape plan and the additions requested by Staff as noted in the staff report. The applicant has pr ovided a photometric plan and shown the location of the Plan Commission Minutes June 5, 2012 Page 4 of 7 trash enclosure but has not provided plans for the trash enclosure. Staff would request re-orientatio n of the trash enclosure and would request any trash enc losure be constructed out of the same utility face brick used for the convenience store prior to this matter going to the Village Board. With regard to the final plat the applicant propose s to consolidate lots 2 and 3 into one lot containi ng the fuel station and convenience store and proposed to convey Lot 1 (approximately 4,580 square feet to th e Village for a future monument celebrating the legac y of the Lincoln Highway and Route 66. The proposed subdivision would leave the proposed devel opment on approximately 26,155 square feet which meets the minimum requirement in a B-1 district. Mr. Garrigan indicated Staff is seeking input from the Plan Commission and indicated the choice of motions identified in the staff report. Chairman Sobkoviak swore in Eric Eriksson, architec t for the applicant. Mr. Eriksson agreed this was a unique site with the shape and the fact that it is on Historic Route 66; stated there was previously a gas station at this location; agreed this is a high int ensive area of traffic; felt it was a logical locat ion for a gas station; felt it was common to have commercial tran sition to residential; described the proposed Tudor design; described the architecture, color scheme, l andscaping proposed and location of the trash enclosure; presented a piece of cedar similar to wh at they propose to use; explained the traffic patt ern and the proposal for full access points and proposed us e of the alley. Mr. Eriksson explained the dedicat ion of Lot 1 to the Village; further explained the drive-t hru and the drive by-pass; explained the possible demolition or relocation of the one existing house. Commissioner Renzi asked if there would be solar pa nels in the canopy; and if there would be outside storage or displays. Mr. Eriksson replied there ar e no solar panels in the canopy and indicated the possibility of an ice box and LP tanks; would check about mulch. Some discussion was held regarding the Tudor design and window design. Commissioner Renzi asked if it was possible to push the site north 2 to 2-1/2 feet to obtain more room for movement in the drive by-pass. Mr. Eriksson felt h e could move everything north a bit and make the 30 foot setback in the rear. Mr. Eriksson further des cribed the drive by-pass and the speed of vehicles travelling this area. Commissioner O’Rourke indica ted the drive by-pass was not standard and asked what would be served through the drive-thru. Mr. E riksson indicated it would be like a Subway. Commissioner Heinen asked if the viability of this development relied on obtaining 2 full access point s. Mr. Eriksson stated they would request and expect t he 2 access points as they face both highways; did not want to see the alley become a right in right out a ccess. Commissioner Heinen asked if the applicant had looked at separating the access so you are not util izing the alley. Mr. Eriksson indicated if the all ey was to be separated out then he would put an access ver y close to the alley. Chairman Sobkoviak opened the meeting for public co mments. Chairman Sobkoviak swore in Robert Schinderle, 2401 7 W Newkirk Dr. Mr. Schinderle stated he was a Plan Commissioner for 8 years and helped establish the master plan for the Village for long term development with an estimation of 60,000 to 70,000 populations not the 45,000 it is today. Mr. Schinderle is concerned with the way we are giving exceptions and deleting major portions of the Comprehensive Plan; the time spent to come up with a consorted agreement as to how entrance ways should look; Route 59 was going to be the key place to showcase Plainfield from the north and south. Plan Commission Minutes June 5, 2012 Page 5 of 7 Walgreens did not build their site in accordance wi th what was approved. This location is an importan t entranceway into Plainfield and it should stay that way. Mr. Schinderle is concerned with the number of gas stations in Plainfield; the changing of the Com prehensive Plan; the number of variances requested; and the fact that this is a historical corner. Chairman Sobkoviak swore in Bob Pottorff, 15411 S J oliet Rd. Mr. Pottorff felt this corner is very hazardous with the truck traffic; expressed concern with the speed of traffic with the left turns; and safety of pedestrians crossing at this corner. Chairman Sobkoviak swore in John Foreman, attorney for the Nicklin family (residents to the south.) M r. Foreman expressed a concern with the setback varian ces requested; the noise; and felt this proposal wo uld be injurious to adjacent property owners and would diminish the property values. Chairman Sobkoviak swore in Sam Reichert. Mr. Reic hert expressed concern dealing with the snow removal and traffic; the traffic pattern for the ta nkers; and the viewing of the proposed monument by a motor tourism group. Mr. Eriksson indicated the s now would be pushed to the north and could be place d in the extra parking spaces; explained the traffic pattern. Chairman Sobkoviak swore in Thomas Gierich, 16251 S Lexington Drive. Mr. Gierich expressed concern for the amount of traffic and speed includi ng the semi-trucks traveling Route 30 and Route 59 with any left hand turns; and overall safety in the area. Chairman Sobkoviak swore in Lindalee Adams, residen t directly across Route 59. Ms. Adams expressed concern for the safety on the site including trucks and safety of the children crossing at this inters ection; and use of the alley. Ms. Adams said the rocks are in her yard for safety reasons also. Chairman Sobkoviak swore in Barb Konkel, resident f rom Route 59 and Union. Ms. Konkel expressed concern with the speed of truck traffic and emergen cy vehicles travelling from various directions. Chairman Sobkoviak swore in Sue Hasenyager, 15325 S . Route 59. Ms. Hasenyager stated concerns with the traffic at Route 59 and Route 30; stated that p roperty values increased with the demolition of the previous gas station; expressed concern with safety issues due to the speed of traffic with the left h and turns into the alley that the residents living in t hat area use for access to their garages; the impro vements to Route 59 have speeded up the traffic thru town; the alley should not be used for thru traffic. Ms. Hasenyager agreed this is a prime property but felt this was not a good location for a gas station. Chairman Sobkoviak swore in Ed Arter, resident at 1 5404 S Joliet Road. Mr. Arter said a gas station was just torn down from this site; expressed concern fo r safety at the site; felt this access was too clos e to the intersection for a full access; felt cars and the t anker trucks will use this alley which is not const ructed for this type of traffic. Mr. Eriksson felt this devel opment is important as it could be used as a turn-a round also. Mr. Arter was concerned with the number of t he gas stations in the area; and the lighting. Mr. Eriksson reviewed the lighting. Mr. Arter asked ab out smell abatement; detention or retention. Mr. Eriksson said detention was not required on a parce l less than 1 acre. Chairman Sobkoviak swore in Michael Boyd, 15142 S F ox River Street. Mr. Boyd expressed concerns with the signage and asked if there would be signag e on the canopy; number of parking spaces and safet y as vehicles would be cutting through from north bou nd Route 59 to south/east bound Route 30 to avoid the light. Plan Commission Minutes June 5, 2012 Page 6 of 7 Mr. Eriksson indicated he does not handle the signa ge. Mr. Garrigan indicated signage would be approved according to ordinance and handled adminis tratively. Chairman Sobkoviak swore in Michael Lambert, 14805 S Eastern Avenue. Mr. Lambert asked about the hours of operation. Mr. Eriksson did not know but indicated the food would not be a 24 hour operation and noise from the speaker would be cut off. Mr. L ambert indicated Commercial Street was dead ended partially because it was so dangerous and congested ; felt the building should be shown with the canopy before any decision is made. Chairman Sobkoviak swore in Thomas D. Mooney, 1411 S Naperville Road. Mr. Mooney expressed concern with the traffic; safety issues with left h and turns; commercial development will affect the property values; and flooding issues. Chairman Sobkoviak asked if there were any other co mments; there was no response and the meeting was closed to public comments. Commissioner O’Rourke felt the approval from IDOT w as not an issue because if this project was not approved by the Village then it would not go to IDO T; suggested this should be tabled until after the joint committee meeting to be held on Monday, June 11. Commissioner Heinen felt it was important that the applicant have discussions with IDOT to see if they can get the access point; felt the petitioner needs a traffic consultant to work thru the IDOT issues. Chairman Sobkoviak was not in favor of using the al ley as access; and indicated there are issues with the drive-thru. Commissioner Renzi felt information wa s needed with regard to decibel levels, sound displacement, hours of operation. Some discussion was held regarding ownership of the gas station. Commissioner Renzi indicated a desire for confirmat ion from BP that they will not have problems with the design of the site concerning the signage, desi gn changes or some other aspects; concerned with th e design and use of the alley; expected usage of the drive-thru. Several Commissioners were concerned with the zonin g, possible updating of the Comprehensive Plan and access. Commissioner Kiefer expressed concern with the poss ibility of losing the benefit of the improvement to Route 59 if a gas station is approved at this locat ion. Commissioner Seggebruch indicated IDOT contributed to the result of this site with the improvements to Route 59; it all starts with the Comprehensive Plan . Some discussion was held as to continuing this case . Commissioner O’Rourke is concerned with the drive-t hru; suggested showing additional dimensions by the pumps Plan Commission Minutes June 5, 2012 Page 7 of 7 Commissioner Renzi suggested a rendering showing th e building with the canopy with and without the landscaping; possible signage; traffic study to inc lude the anticipated numbers by hours of operation for ingress and egress and traffic volume; and pushing the site to the north. Commissioner Seggebruch was not sure the Tudor desi gn was necessary for this site. Commissioner Heinen asked if BP was acceptable with this style. Mr. Eriksson indicated the applicant was not concerned with the design; indicated it may not be a BP. Mr. Garrigan said the final decision comes from the Village Board. Commissioner Kiefer made a motion to continue case no. 1581-050312.A.SU.SPR.FP to June 19, 2012. Commissioner Heinen seconded the motion. Vote by roll call: Renzi, yes; O’Rourke, yes; Segg ebruch, yes; Heinen, yes; Kiefer, yes; Chairman Sobkoviak, yes. Motion carried 6-0. Adjourned at 10:00 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary