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HomeMy Public PortalAbout2011-04-19 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: April 19, 2011 Chairman Sobkoviak called the meeting of the Plan Commission to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Seggebruch, Sanders, Ki efer, Heinen, Renzi and Chairman Sobkoviak; and Fire District were present. Commissioner O’Rourke; Park, School, and Library Districts were absent. Also present were Michael S. Garrigan; Villa ge Planner, Jonathon Proulx, Planner II and Merrilee Trotz, Recording Secretary Approval of Minutes: The April 5, 2011 minutes were accepted as presented. Commissioner Renzi arrived at 7:05 p.m. PUBLIC COMMENTS: Chairman Sobkoviak asked for public comments for items not on the agenda. There was no response. DEVELOPMENT REPORT: Mr. Garrigan stated at a special board meeting the Village Board approved the rezoning, special use and preliminary plat for the Equity Growth Section; Equity Growth has submitted their application and if their tax credits ar e approved they will come back to Plan Commission with their site plan. OLD BUSINESS: Case No. 1542-030711.Z 24322 W 143 rd STREET Mr. Garrigan stated this matter is a continuation from the last meeting; it is a public hearing being heard pursuant to public notice in accordance with state statute and all app licable ordinances. The applicant is requesting rezoning for the property to I-1, Light Industrial District, at the northeast corner of 143 rd and Van Dyke Road. PIC Molding operated at this site fo r many years. The property is currently zoning R-1 which does not match the surrounding area. The Plan Commission shall not recommend rezoning with the findings of fact being met. a. The amendment promotes the public health, safety, comfort, convenience and general welfare, and complies with the policies and official plans of the Village; and The Village’s Comprehensive Plan identifies the subject site as heavy industrial and this classification is consistent with the surrounding uses. Diageo is located to the west of this site and a light industrial building is located on the southeast corner of Van Dyke and 143 rd Street. This property has been used for a light industrial purpose since it was constructed. 0Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Larry Kachel Bill Lamb Garrett M. Peck James Racich Plan Commission Minutes April 19, 2011 Page 2 of 6 b. The trend of development in the area of the subj ect property is consistent with the requested amendment; and This proposed rezoning is consistent with the existing trend of development along 143 rd Street. The Village has identified 143 rd Street as the main industrial corridor in the Village. c. The requested zoning classification permits uses wh ich are more suitable than the uses permitted under the existing zoning classification; and This property has always been used for light in dustrial purposes and is more appropriate for light industrial uses than any potential residential use. d. The property cannot yield a reasonable use if permitted only under the conditions allowed under the existing zoning classification; and The property in its current configuration, design and lo cation can only be used for industrial or potentially commercial purposes. Using the subject site for a reside ntial use is not currently possible in view of the location of the site. Therefore this property cannot be used based on its current zoning classification. e. The amendment, if granted will not alter the essen tial character of the neighborhood and will not be a substantial detriment to adjacent property. The proposed I-1 zoning is consistent with the ex isting industrial character around the subject site and staff does not foresee any negative impact on any of the surrounding uses as a result of this proposed rezoning. Based on this analysis, staff is looking for a favorable recommendation. Chairman Sobkoviak sworn in Michael Lucas who represents the owner of said property. Mr. Lucas agreed that is really a housekeeping matter . The property was purchased by his clients in 1990 and has been used by PIC Molding for approximately 20 y ears. The area is really an industrial area. Commissioner Kiefer asked if the property was currently listed for sale. Mr. Lucas indicated yes. Chairman Sobkoviak stated that is probably why they are looking for the rezoning. Commissioner Seggebruch asked if this property was built in the county and then annexed into the Village. Chairman Sobkoviak indicated yes and R-1 zoni ng is the default zoning. Mr. Garrigan stated the owner was generally happy at that poi nt just to annex into the Village. Commissioner Sanders asked about the zoning of th e property to the immediate north. Mr. Garrigan agreed the Chobar property is zoned I-1, Light Industrial. Commissioner Seggebruch asked about the zoning for Ei ch’s Sports to the east. Mr. Garrigan indicated that is currently B-3. It was previously zoned indus trial but the Village had an opportunity to sell it to a commercial user. Chairman Sobkoviak indicated the subject property was in the county for a long time. Plan Commission Minutes April 19, 2011 Page 3 of 6 Commissioner Heinen asked if the intent of this pe tition was really for marketing and resale; and if any redevelopment or addition to the current structur e would require Plan Commission approval. Mr. Garrigan indicated any major additions to the exterior would require site plan review. Commissioner Renzi asked if moving this property to I-1 would inhibit in any way some of the Village’s concerns over the structure or just the land itself. Mr. Garrigan stated the Planning Department does not have any issues, we believe the prope rty is legally non-conforming propert y as it relates to our site plan review, (i.e. there are certain parts of the building that do not comply with our site plan but it was grandfathered in.) The use has not changed throu gh the years and from a zoning prospective we do not have any issues. Mr. Garrigan stated there could be some building department reviews when a new user takes over but that is not a zoning issue. Commissioner Seggebruch asked about parking. Ch airman Sobkoviak stated there was considerable parking to the north of the building and Mr. Garrigan indicated there is parking along the north and west of the building. Chairman Sobkoviak asked for comments from the a udience. No one approached the microphone. Commissioner Kiefer made a motion that the Plan Commission recommend to th e Village Board approval of the proposed I-1 zoning for the proper ty located at the northeast corner of 143 rd Street and Van Dyke Road. Commissioner Heinen seconded the motion. Vote by roll call: Commissioner Seggebruch, yes; Commissioner Renzi, yes; Commissioner Sanders, yes; Commissioner Heinen, yes; Commissioner Kiefer , yes; Chairman Sobkoviak, yes; Motion carried 6-0 Case No. 1541-022411.SU LITTLE SCHOLARS ACADEMY Mr. Proulx stated this matter is a continuation from th e last meeting; it is a public hearing being heard pursuant to public notice in accordance with state statute and all app licable ordinances. The applicant is seeking approval to conduct a small-scale preschool (appr oximately 30 students) to be operated within an approved church in approximately 14,00 0 square feet of Building 3 of the Plainfield Small Business Park. The preschool is not affiliated with the church. So me of the existing tenants include a construction company, dance studio and office/research and deve lopment firm. The PUD was approved when this property was zoned ORI. This district was consolid ated into I-1 as part of the 2006 comprehensive update. Staff is submitting this as an additional use to the ex isting PUD for the Plainfield Small Business Park to add the preschool use as a permitted use. In order for the Plan Commission to recommend approval there are two findings of fact that must be met. a. That 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 substan tially diminish property values with[in] the neighborhood; and Staff believes the evidence that the preschool is consis tent with the church use which occupies the same space as well as the adjacent uses. Plan Commission Minutes April 19, 2011 Page 4 of 6 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. Staff finds that the preschool will not impact to the ad jacent tenants or other properties as it is occupying a portion of the church which has already been approved. At the last meeting a question was raised with regard to adding a traffic signal to the main entrance of the development. Staff asked for a cursory opinion from our traffic engineer. There are two ways a signal could be approved; one is if traffic warrants were met in a peak hour or with traffic or if alternatively traffic warrants were met for a 4 hour period during th e day. It was our traffic engineer’s opinion that it was unlikely that the warrants would be met in eith er case given the current traffic volumes. Even if warrants were met it is unlikely IDOT would not suppor t a signal due to the close proximity of Route 30 to 135 th Street and even if a signal was approved and wa rrants were met IDOT w ould require substantial geometric improvements to the road and the share cost of the signal would be an obstacle. This would be a developer improvement not a public improvement. Staff feels the evidence would support a favorable recommendation. Chairman Sobkoviak sworn in Lynn Diehl and Marcia McKee. Ms. Diehl indicated they propose a da ycare in the Community Christian Church with that would have no more than 20 students attending. This is a 2-1/2 hour program. Ms. Diehl indicated their hours of operation would be roughly 9:00 a.m. to 3:00 p.m. Commissioner Renzi asked if this daycare not being a ffiliated with the church changed the application. Mr. Proulx said if it were affiliated with the chur ch it could be considered as an expanded use the religious institution and we could consider it already a pproved as part of the special use if it were part of the church. Commissioner Renzi is concerned with the way this property has gone from ORI to a more retail and restaurant development; then we approved a church; now we are adding an unrelated additional use into where we have already carved several exceptions. If the church were to leave would the special use remain? Mr. Proulx said if a church were to occu py the space immediately we might require the new church to go through the same process. Mr. Proul x said for any special use the presumption is that the use is OK provided there are no negative impacts; in the case of a preschool we do not see a negative impact that would cause us to say this should not be lo cated here. There is plenty of parking; the hours of operation and the traffic do not impact the area. Commi ssioner Renzi stated this may become a cluster of restaurants and shops and a place where this is convenien t. There could be six (6) more buildings and this may impact the future development. Chairman Sobkoviak said we have at least one commi ssioner that does not want to see daycare activities in residential areas. Daycare activities are desirable and needed in the community. Commissioner Renzi asked if the church was not th ere and they came in and wanted the space would everything in the report still be true and would it all read as clean and neat. Mr. Proulx stated yes, some of the already permitted uses would have more impact such as music and dance classes. Commissioner Heinen is concerned with the use of in dustrial type building/office type building and we are trying to fit something else into it. A develope r can build an industrial type building which is a lot Plan Commission Minutes April 19, 2011 Page 5 of 6 cheaper and then market all these other uses. This is probably a great organi zation and we want business to come into Plainfield but this is becoming repetitiv e. Commissioner Heinen stated we need to caution how we are building our community with cheaper t ype structures and trying to infill it back in. Commissioner Sanders asked if this was a use within a u se, therefore this use is tied to the church; and if the church moves this would impact the daycare facility. Ms. Diehl indicated this is a sh ared space agreement between th emselves and Community Christian Church. Ms. Diehl indicated if the church moves the agreement would be null and void. Commissioner Seggebruch if one church moved out and another moved right in maybe you could negotiate some agreement to stay there. Mr. Proulx indicated this would be dictated by the zoning. Commissioner Seggebruch asked if the church w as using the space on Sundays and asked about the number of sessions. Ms. Diehl indicated they are only there Monday, Wednesday and Fridays with two sessions each day. Commissioner Seggebruch asked if there would be any tr affic conflicts with the industrial that is already there. The hours of operation might tend to overlap more with this use. Commissioner Kiefer supports this application in this particular case but is also concerned with how these warehouses and light industrial cente rs are being repurposed. Chairman Sobkoviak stated part of this is a marketing issue. Commissioner Seggebruch said if there was a building closer to the front it might be a more comfortable location if it were closer to the retail. Chairman Sobkoviak asked for comments from the a udience. No one approached the microphone. Commissioner Sanders made a motion to adopt Staff’s findings of fact of the Plan Commission and recommend approval of the requested special use for a preschool in Building No. 3 of the Plainfield Small Business Park, subject to the following two stipulations: 1. Compliance with the requirements of the Plainfield Fire Protection District. 2. Compliance with the requirements of the Village of Plainfield Building Official and applicable building codes. Commissioner Renzi seconded the motion. Vote by roll call: Commissioner Kiefer, yes; Commissioner Heinen, no; Commissioner Seggebruch, yes; Commissioner Renzi, yes; Commissioner Sanders, yes; Chairman Sobkoviak, yes; Motion carried 5-1 NEW BUSINESS: None Plan Commission Minutes April 19, 2011 Page 6 of 6 DISCUSSION: Chairman Sobkoviak asked if the commission wanted to further discuss limiting public comment at meetings. Commissioner Kiefer said no. Some discussi on was held with regard to public presentations. Commissioner Renzi suggested funneling as much info rmation as possible through Staff so it can be presented with the packet. Commissioner Sanders st ated if you have multiple people saying the same thing it is the Chairman’s prerogative to take contro l. Commissioner Heinen stated he has witnessed many municipalities who limit it to 3 minutes per speaker and the questions are directed at the commissioners, then the commissioners can di rect the question to the petitioner. Commissioner Heinen asked if the Commissioners coul d be invited to ground breaking ceremonies. Mr. Garrigan indicated he would check. Commissioner Renzi asked if there was a policy for trimming the parkway trees. Mr. Garrigan will check with the Forester. Commissioner Sanders stated trees define a neighborhood. Commissioner Seggebruch asked about the utility markings. Adjourned at 7:55 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary