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HomeMy Public PortalAbout2012-01-17 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: January 17, 2012 Chairman Sobkoviak called the Plan Commission meeting to order at 7:00 p.m. ROLL CALL: Commissioners Seggebruch, O’Rourke, Renzi, Kiefer , Heinen, and Chairman Sobkoviak; Fire District were present. Commissioner Fulco was absent; Park, School and Library Districts were absent. Also present were Michael S. Garrigan; Village Pla nner, Jonathan Proulx, Planner II, Merrilee Trotz, Recording Secretary Approval of Minutes: No Plan Commission minutes were presented. PUBLIC COMMENTS: Chairman Sobkoviak asked for public comments on items that are not on the agenda. There was no response. DEVELOPMENT REPORT Mr. Garrigan indicated the Village Board approved th e Subdivision Code Text Amendment which allows our current engineer to handle field review, incorpor ate standard hourly fee and included the modification in the ordinance to give future flexibility for in creasing or decreasing the fee; and recommended Meijer’s outside storage request go to a Committee of the Whole meeting. OLD BUSINESS: Case No. 1573-121411.SU 15303 W Joliet Road (Rod Baker Ford) 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 local ordinances. The a pplicant is requesting a special use for a planned development to allow a “classic car showroom” on the property commonly known as 15303 S Joliet Road. The property is on the corner of Jolie t Road and Dillman. There are single family homes to the east and north, a parking lot to the west, and BT (Business Transition) and single family to the south of the site. The subject area has been identified as “Business Transitional” in view of its historical character of the Joliet Road corridor. The applicant’s dealership incorporates a number of historical characteristics and represents the type of dealership s which were common during the pre-war years. The applicant is not changing the current zoning. The applicant must comply with two findings of f act before the Plan Commissi on can support the special use request. 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 January 17, 2012 Page 2 of 6 a. The special use will not be injurious to the use and enjoyment of other property in the immediate area for the purposes already permitted, nor subs tantially diminish prop erty values within the neighborhood; and The current space is configured for a dealership and w as originally the Rod Baker Ford dealership before they relocated to their current location on Route 30. The applicant will be displaying automobiles for sale out of the showroom; the actual sales of the vehicles will take place at their dealership on Route 30 not out of this showroom. The applicant has identified the potential of displaying 6 to 8 vehicles outside seasonally facing Joliet Road. Staff does not believe this use will have any negative impact on the adjoining properties. b. The establishment of the special use will not impede the normal and orderly development and improvement of the adjacent properties for u ses permitted in the subject zoning district. The subject area has been identified as a “Business Tran sitional: area due to its proximity to the historical fabric of the downtown and the surrounding character of the area. The applicant has no major plans for any major exterior modifications to the buildi ng which would have any impact on the adjacent neighborhood. The proposed use will be very consiste nt with its existing use and the adjacent neighbors will see no substantial change in the curr ent intensity of use of this space. One of the questions that came up from staff is the definition of a “Classic Ca r” and staff’s continued concern that this site not be used for a used car lo t in the future. The applican t as part of the proposed planned development would be permitted to display “classic cars” out of the space. The applicant has come up with a general definition that will be incorporated into any future Planned Development or Statement of Intent and Agreement: 1. Classic Car Definition: “A fine or distinctive automobile”. 2. Custom Car Definition: “A vehicle that de parts from the factory production model with aftermarket mechanical components, accessories or custom body styling.” 3. Minor Repair: “ Repairs and service that produce re latively low levels of noise, vibrations and fumes, including repairs to motor vehicles; moto r vehicle maintenance, air changes, fluid replacement, exhaust system repair and replaceme nt, automotive electrical work, shock absorber, spring, and strut replacement, upholstery work, tire balancing, tire installation, wheel alignment, windshield and glass installation, tune-ups, diagnos tics, spark plug replacement, emission control service, and other repairs of a similar nature.” 4. Auto Restoration: “The process of repairing certain aspects and parts of a car to return it to the general condition it was when it was first offered for sale.” Staff is comfortable with this definition of the us es that would be permitted as part of this Planned Development. The proposed language would protect the neighbors and ensure that a more intense use that is not allowed under its current z oning classification would be permitted. There are no modifications planned for the building. Mr. Garrigan described the showroom and indicated the number of parking spaces required had been met. Based on the analysis, Staff would make a favorab le recommendation with the three stipulations. Chairman Sobkoviak swore in Vince Rosanova, attorney for the applicant, and Brett Fessler, General Manager for Rod Baker Ford. Plan Commission Minutes January 17, 2012 Page 3 of 6 Mr. Rosanova stated this property has been in the Baker family si nce 1963 and was operated at the Rod Baker Ford dealership up until 1992 when they moved to a larger facility on Route 30. Since that time this building has not been used co mmercially except to store the Baker family cars and at one time it was leased to the Village. Due to a map amendment the pr operty was down zoned to a le ss intensive use. Mr. Rosanova stated they agree with Staff’s report that th is request will not have a detrimental impact on the neighborhood and they feel that classic car sales will be complimentary to the neighborhood. The character of building will fit in with the historic theme of Route 66. There will be no change to the building other than in the summertime you will see 6 to 8 classic cars parked along Joliet Road. All sales will transpire at the Ford dealership which will add tax dollars to the Village. The Baker family also owns property to the west of this parcel. Chairman Sobkoviak if anyone in the audience wanted to make any comments. Chairman Sobkoviak swore in Jesse Hampson, 15223 S. Dillman. Mr. Hampson was concerned with the additional traffic this use would create; concerned with the rights of the neighbors; and future use of the building if it were sold. Chairman Sobkoviak said this property is zoned B-1. Mr. Garrigan indicated the property is zoned for a restaurant, tavern, bakery, dry cleaner, micro brewery, animal hospital or professional office to list a few uses. For any of these uses they might have to come before the Plan Commission to determine parking. Chairman Sobkoviak asked how much traffic would be ge nerated per day to visit this showroom. Mr. Fessler indicated this usage will not generate a lot of traffic; there will not be a salesman or employee located at this site; we advertise on the internet, people come to the dealership and we take them to this showroom to show them the cars; there is room for 20 cars to be stored inside. The commissioners were concerned with the outdoor st orage of the vehicles; the traffic that would be generated; noise that may be generated from restor ing the vehicles; doing minor or major work on the vehicles; and hours of operation; whether salespeople would be present; volume of sales; signage that may be requested; that this property not become a used car lot; possible repairs to the building. Mr. Fessler indicated they might sell one collectable car in a month; explained the location of the service doors as facing Dillman Street; described the building and indicated it has been kept in good repair. Discussion was held on how this property was down z oned. Mr. Garrigan said they would be legal non-conforming use if they simply wanted to continue but for the showroom they would need the special use. Baker Ford vacated the building for a time period and leased it to the Village. Mr. Fessler stated prior to the u sage as a car dealership in 1963 this property may have been a service station or some related automotive use. Mr. Garrigan said Staff feels that what the applicant is proposing would be appropriate with the historic area and we ar e trying to find the mechanism to allow this usage. Staff would not be comfortable with rezoning this pr operty to B-3 which would a llow the car dealership. The outdoor storage could be incorporated in the P UD agreement to allow a certain number of vehicles to be stored outside on a daily basis. Mr. Fessler agreed they would like signage; indicated they would not like to limit the hours but did not feel the noise would be a problem; explained that there are variations of classic cars, trucks etc. and some Plan Commission Minutes January 17, 2012 Page 4 of 6 might be stored outside overnight. Mr. Fessler indi cated there was already fencing at the rear of the property and the lights are on Route 30. Several commissioners were concerned with the de finitions of classic cars and custom cars and not wanting the parcel to become a used car lot. Chairman Sobkoviak and Mr. Fessler both indicated th at some cars are collectible as soon as they come off the assembly line. Mr. Fessler said the terms ar e collectible and classic cars. Mr. Garrigan said Staff could remove the word custom and use classic/collector cars. Commissioners were comfortable with these terms. Chairman Sobkoviak indicated the Statemen t of Intent should cover anything they need to do. Commissioner Renzi made a motion to recommend approval of the Special Use for a Planned Development to allow for a “Classic Car” showroom with limited out door storage, minor repairs, and restoration 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 no Non-Classic Car display, storage or sales be permitted at the subject property. Commissioner Kiefer seconded the motion. Vote by roll call: Heinen, yes; Seggebruch, yes; O’Rour ke, yes; Kiefer, yes; Renzi, yes; Sobkoviak, yes. Motion carried 6-0. NEW BUSINESS: Case No . 1574-122011.SU 23915 W Main Street Commissioner Renzi made a motion to continue Case No. 1574-122011.SU to February 7, 2012. Seconded by Commissioner Heinen. Vote by roll call: Seggebruch, yes; O’Rourke, yes; Kiefer, yes; Heinen, yes; Renzi, yes; Chairman Sobkoviak, yes. Motion carried 6-0. Case No . 1575-011112.SPR Kiddie Academy Mr. Proulx indicated there is a prior site plan appr oval for a 14,500 square foot open retail space for this site adjacent to the OfficeMax in the Meijer Plainfie ld Subdivision. The applicant is seeking approval to construct a building of approximate ly 10,000 square feet for a preschool academy. Mr. Proulx described the B-3 adjacent uses to the north, east, south and west. The building height is being reduced slightly, and the de pth is reduced to 10,000 square feet to provide for the outdoor playground which would be fenced. The location of the building fits within the existing building pad and is consiste nt with the original site plan approval. Mr. Proulx described the south elevation of the OfficeMax and explained how the app licant proposes to paint this to match. Mr. Proulx further described the available pa rking spaces and indicated this is well in excess of what would be required for a daycare or preschool. Mr. Proulx reviewed the proposed landscaping and the a dditional curb islands to be constructed. The lighting fixtures and other elements would be consistent with those at OfficeMax. Plan Commission Minutes January 17, 2012 Page 5 of 6 Staff is comfortable with the proposal and is seeking a favorable recommendation. Commissioner Renzi asked if the preapproval included the proposed fence. Commissioner Seggebruch mentioned the age and fencing requirements. Mr. Proulx indicated we would like to hear from the applicant regarding the fence and explained the fen ce could be discussed at the public hearing for the special use. Commissioner Kiefer asked if this proposal would comp lete the build out of Lot 8. Mr. Proulx indicated the developer planned to have two retail spaces. Commissioner O’Rourke asked about the chain link fe nce shown in the plans and placement of the fence conflicting with the parking stalls. Commissioner Heinen mentioned they could add a grassy area to prevent the conflict of parked cars and the fence. Commissioner O’Rourke mentioned they could widen the sidewalk. Chairman Sobkoviak mentioned Kiddie Academy probably has a prototype they are fitting to this area; suggested not to remove any extra parking. Commissioner Seggebruch asked about the need for a sp ecial use. Mr. Proulx stated that a daycare was permitted for a preschool needed a special use in a B-3 District. Commissioner Seggebruch felt that the building could be approved now but the playground, fencing and everything that is unique to the daycare/preschool should be discussed with the special use. Mr. Proulx stated the applicant would like approval of the site plan to allow them to move forward with their construction schedule. The applicant has committe d to some start dates. The fence and sidewalk could both be discussed with the special use. Discussion was held and a third stipulation was added regarding the south sidewalk, fencing, playground and landscaping. Some discussion was held with rega rd to the loading area for OfficeMa x in relation to the playground. Commissioner Renzi made a motion to recommend appr oval of the site plan review for the proposed 10,000-square-foot Kiddie Academy building on Lot 8 of the Meijer Plainfield subdivision, subject to the two stipulations in the planning repo rt and the added third stipulation: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Excepting the south sidewalk; impact on parking; type and location of fencing; playground construction and materials and related landscaping. Commissioner O’Rourke seconded the motion. Vote by roll call: Seggebruch, yes; Kiefer, yes; Heinen, yes; O’Rourke, yes; Renzi, yes; Chairman Sobkoviak, yes. Motion carried 6-0. DISCUSSION Plan Commission Minutes January 17, 2012 Page 6 of 6 Commissioners felt applicants should be present to discuss their proposals. Commissioner Heinen dedicated the meeting to his father who passed away one year ago. Adjourned at 8:37 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary