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HomeMy Public PortalAbout2012-02-07 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: February 7, 2012 Chairman Sobkoviak called the Plan Commission meeting to order at 7:03 p.m. ROLL CALL: Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Fulco, and Chairman Sobkoviak; Fire District were present. Commissioner Heinen was absent; Park, Sc hool and Library Dist ricts were absent. Also present were Jonathan Proulx, Planner II, Steve Amann, engineer for Village, Merrilee Trotz, Recording Secretary Approval of Minutes: The Plan Commission minutes from January 3, 2012 and January 17, 2012 were both 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. Proulx indicated the Village Board approved the site plan review for Kiddie Academy; directed the village attorney to draft the ordinance approving the Text Amendment for the sign code; directed the attorney to draft the ordinance for the special use permit for Rod Baker Classic Car display; directed the village attorney to draf t the ordinance for the variance for the garage on Madison; agreed to extend the Boundary Agreemen t with Joliet to 2017; th e village is pursuing some traffic improvements to Lockport Street at Wallin Drive in front of the YMCA and the traffic signal at Van Dyke and Lockport St reet to implement pedestrian push boxes. OLD BUSINESS: Case No. 1574-122011.SU 23915 W Main Street Commissioner Kiefer made a motion to cont inue Case No. 1574-122011.SU to February 21, 2012. Seconded by Commissioner O’Rourke. Vote by roll call: Renzi, yes; Fulco, yes; O’Rourke, yes; Seggeb ruch, yes; Kiefer, yes; Chairman Sobkoviak, yes. Motion carried 6-0. 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 7, 2012 Page 2 of 6 NEW BUSINESS: Case No. 1575-011112.SU.SPR.FP Kiddie Academy Mr. Proulx stated the applicant is seeking a special use for a day care/preschool. The special use is a public hearing and Staff asked that the r ecord reflect the appropriate notice has been published and posted in accordance with state and a ll applicable local ordi nances; the applicant also is requesting a final plat to subdivide the lot into 2 parcel s. This request is for a 10,000 square foot building located adjacent to the existing Offi ce Max in the Meijer commercial development. The adjacent land-uses to the north, east, south, and west are all B-3, Highway Business District. The applicant must comply with two findings of fact before the Plan Commission can support the special use request. a. The special use will not be injurious to the use and enjoym ent of other property in the immediate area for the purposes already permitted, nor subs tantially diminish property values within the neighborhood; and Staff finds the location is suitable for the pres chool and would not result in any detrimental impacts to adjacent properties; could generate ad ditional traffic and sales for the other businesses in the area. There is sufficient parking with 167 spaces available, 60 of those spaces are required for Office Max with 53 being required for th e Kiddie Academy which leaves 54 additional spaces. Staff did not find any adjacent sensitive us es that would have a potential for any noise concern. b. The establishment of the special use will not impede the normal and orderly development and improvement of the adjacent properties fo r uses permitted in the subject zoning district. Staff finds the location is compatible with the existing and potential future uses in the area; and the site has been designed to mitigate potential impacts. The applicant feels the fencing to the south is alarmed and is needed for security. Mr. Proulx explained how lot 8 woul d be split and the resulting lo ts would both comply with the zoning code requirements meeting all setbacks. There would not be any park obligation associated with this subdivision; and the stormw ater management is handled with the original design of the Meijer subdivision. Staff submits the findings of fact can be ma de for the special use and that the proposed subdivision is in compliance with the zoning and subdivision code a nd would be seeking a favorable recommendation on both counts. Steve Amann, engineer with Baxt er and Woodman, indica ted that Scott Threewitt, engineer for the Village has reviewed this final plat. Mr. Am ann noted that the detention was provided for in the Meijer Subdivision which was reviewed a fe w years ago and there have been no changes. Plan Commission Minutes February 7, 2012 Page 3 of 6 Chairman Sobkoviak swore in Paul Klister and Bob Weyers, developers of Office Max and the proposed Kiddie Academy. Commissioner O’Rourke asked the re ason or need for the fence to the south of the building; and was concerned with the fencing along the south si de with the close proximity to the parking; questioned the distance between the e dge of the stops and the fence. Mr. Klister indicated they have added cement stoppers for the ve hicles and bollards to prevent cars from running into the side yard. Mr. Klister indicated no one would be accessing the building through the fenced area to the south; that the fence is for egress only; and indicated the fence was required by state statue for th e number of children at the facility. Mr. Proulx indicated there was not enough room to widen the sidewalk without impacting the parking. Commissioner Seggebruch pr esented code passages required by th e Village of Plainfield’s code; indicated there were many code violations with th e plan as presented; and offered some solutions that could correct these violations such as de leting the additional proposed fencing and add panic hardware to the doors. Mr. Klister offered to contact the archite ct to explain the system on the doors. Commissioner Renzi indicated the Village has 3 other daycare/pres chools in areas like this and none have this additional fencing; expressed co ncern with the fence, bollards, and sidewalk; suggested this case could be c ontinued. Mr. Klister indicated time was critical for this development. Mr. Proulx indicated the Plan Comm ission previously considered th e site plan but reserved the right to discuss the fence. The Village Board cons idered the site plan at their meeting February 6, 2012. Commissioner Kiefer asked if there was any feedback from Fire Protection. Ms. Ludemann indicated all daycares are fenced. Commissioner Fulco liked the idea of adding additional features to the emergency doors. Mr. Klister indicated Kiddie A cademy added the fence as an additional level of security; indicated if the Plan Commission wants the fence gone then they would remove the south side fence. Commissioner O’Rourke did not ha ve a problem with the fence, but wanted to make sure it works on the site and if it need ed to be opened that it woul d not be blocked by a car. Discussion was held regarding th e 4-foot fence and whether the case should be continued or approved without the fence. Plan Commission Minutes February 7, 2012 Page 4 of 6 Commissioner O’Rourke expressed a concern as to why the fence had not been fully addressed prior to this meeting. Mr. Proulx stated the applicant thought the add ition of the bollards and wheel stops addressed the safety co ncern while maximi zing the parking. Commissioner O’Rourke made a mo tion to continue the case. Mr. Klister indicated timing is critical and they wished to proceed; agreed to remove the fence tonight and suggest if Kiddie A cademy wants the fence they can request it at a later date. Chairman Sobkoviak asked twice if there was a second to the motion. There was no second motion. Chairman Sobkoviak ruled the motion to continue out of order for lack of a second. Commissioner Renzi made a motion to adopt the findi ngs 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 facil ity on Lot 8-2 of the Meijer Plainfield Subdivision. Commissioner Fulco seconded the motion. Vote by roll call: Seggebruch, ye s; O’Rourke, no; Kiefer, yes; Fulco, yes; Renzi, yes; Sobkoviak, yes. Motion carried 5-1. Commissioner Seggebruch made a motion to reco mmend approval of the replat of Lot 8 in Meijer Plainfield Subdivision, subj ect to the following two stipulati ons in the staff report and the added third stipulation: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of th e Plainfield Fire Protection District. 3. Delete the proposed 4-foot fence along th e south and west side of the building. With the addition of the third stipulation to the final plat Commissi oner O’Rourke asked to change his vote for the special use from no to yes. Chairman Sobkoviak ruled that was appropriate to change his vote making the vot e for the Special Use to be approved 6-0. Commissioner Renzi seconded the motion. Vote by roll call: Kiefer, yes; O’Rourke, no; Fulco, yes; Re nzi, yes; Seggebruch, yes; Sobkoviak, yes. Motion carried 5-1. Case No . 1576-011712.FP Springs at 127th Mr. Proulx stated the applicant is requesting a final plat for the 27 acres located north of 127 th Street, east of Route 59. The subj ect site would be divided into three lots. The first lot would include the 17 apartment buildings, the clubhous e, detached garages, internal private Plan Commission Minutes February 7, 2012 Page 5 of 6 streets/access drives and surface parking; lot 2 w ould encompass the floodplain area; and lot 3 is a 3.8 acre public park. The Lutheran High School curre ntly on this site will be demolished. The applicant is proposing to meet its park oblig ation with a combinati on of dedication of a 3.8-acre park on the east end of the site and paym ent of cash in lieu of additional land donation. District 202 has indicated that no school land is required at this site and that the school land donation will be met via cas h in lieu of land donation. Mr. Proulx indicated Baxter and Woodman has ma de a full review and Staff feels there are no major engineering issues. The developer has agreed to provide a solid cedar fence and additiona l landscaping along the north line which has been well received by the neighbors. Staff believes that the proposed subdivision complies with the requirement s of the zoning and subdivision codes and is consis tent with the preliminary plat that was approved with the annexation agreement. Chairman Sobkoviak swore in Michael Martin, attorney for the deve loper. Mr. Martin indicated the fence issue was brokered by Staff. Mr. Martin also indicated they just received a letter from State confirming there is no architectural or hi storical significance to the Lutheran School building or this site. The building was purchased by Universal Wireless Corporation to create a wireless station but no call letters were assigned, and no station operated at this site; Universal Wireless Corporation was sued for patent infr ingement; filed for bankruptcy and the property was seized. Mr. Amann indicated all substantial issues have been resolved and there are only a few minor issues left to be resolved. Commissioner Renzi asked about the northwest corner. Mr. Khan indi cated this fenced area is a pet playground and it is covered wi th hardwood mulch instead of gras s; this area will be fenced with a decorative aluminum fence. Commissioner O’Rourke confirmed that the 6 foot cedar fence a nd landscaping was agreed to by the applicant and appr oved by the neighbors. Commissioner Seggebruch confirmed there was no chain link fence. Chairman Sobkoviak asked if anyone in the audien ce wished to make any comments. There was no response. Commissioner Seggebruch asked ab out the field tiles and the depth of the retention pond. Mr. Amann indicated they did a supplemental fi eld tile survey based on information received from the Yunkers and Ms. Kelly; located and excavated the area to locate these tiles and those Plan Commission Minutes February 7, 2012 Page 6 of 6 tiles are now shown on the plans. The vast ma jority of the tiles originate on their property and they are simply removing those. The tiles that provide drainage for the Yunkers and Kelly property which come into the site on what will be the park district site will be beefed up to current standards and continue through the site into the East Norman Drain. They are still calculating the depth of the pond but the plan is to maintain 3 feet of water at a ll times. Mr. Amann indicated a floodplain study was done a nd modified as now shown on the final plat. Commissioner Renzi asked if a me mo from the engineer could be attached to the Planner’s report if it was not available at Plan Co mmission meeting so the Village Board would be advised of the engineering status. Commissioner Renzi made a motion to recomme nd approval of the proposed final plat of Springs at 127 th Subdivision, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of th e Plainfield Fire Protection District. Commissioner Seggebruch seconded the motion. Vote by roll call: Kiefer, yes; Fulco, yes; O’Rourke, yes; Seggebruc h, yes; Renzi, yes; Sobkoviak, yes. Motion carried 6-0. Commissioner Seggebruch asked if Staff could get a copy of the le tter they received from the State regarding the Lutheran High School to be made a part of the record. Mr. Martin agreed he would get a copy of that letter to Staff. DISCUSSION Some discussion was held with regard to ob taining additional information the Commissioners would like to see prior to the meeting. Adjourned at 8:25 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary