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HomeMy Public PortalAbout2011-09-06 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: September 6, 2011 Chairman Sobkoviak called the meeting of the Plan Commission to order at 7:05 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Seggebruch, Renzi, Kiefer, He inen, and Chairman Sobkoviak were present. Fire District was present. Commissioner O’Rourke and Fulco, Park, School, and Library Districts were absent. Also present: Michael Garrigan, Village Planner and Merrilee Trotz, Recording Secretary APPROVAL OF MINUTES: The minutes from August 16, 2011 were accepted as presented. PUBLIC COMMENTS: Chairman Sobkoviak asked for public comments on items not on the agenda. There was no response. DEVELOPMENT REPORT: Mr. Garrigan stated that th e Village Board has not held a meeting since our last Plan Commission meeting. OLD BUSINESS: None NEW BUSINESS: Case No. 1557-080811.REZ Grande Park - Lots 4 & 5 (Legacy Commercial) Mr. Garrigan stated this is a public hearing for a rezoning being heard pursuant to public notice in accordance with state statute and all applicable v illage ordinances. The applicant is requesting a rezoning of two lots located at the southwest corner of 127 th Street and Ridge Road to B-3, Highway Business District. This project was approved by the Village Board as a Planned Unit Development and within this PUD a daycare was identified as a permitted use. This PUD did not rezone Lots 4 & 5 which are currently zoned R-1. The prospective purchaser is seeking B-3 zoning to make the property more marketable for future commercial development. Mr. Garrigan reviewed the 5 findings of fact and staff felt the property was consistent with the Comprehensive Plan and with the long term plan s for attracting commercial development along the Wikaduke or Ridge Road; the B-3 zoning is more suitable based on the commercial nature of this property; the proposed rezoning would not have any negative impact on reshaping the character of the area. Staff is making a favorable recommendation for the r ezoning of Lots 4 & 5 to B-3, Highway Business District. 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 September 6, 2011 Page 2 of 6 Chairman Sobkoviak swore in Vince Rosanova, attorney for the petitioner. Chairman Sobkoviak asked if there were any questions from the audience. There was no response. Commissioner Heinen asked the reason for the jog in the two lots and asked who would have jurisdiction of Ridge Road. Mr. Garrigan thought it was for an ac cess easement and indicated Ridge Road in this area is currently under Plainfield jurisdiction. Commissioner Kiefer made a motion to recommend to the Village Board approval of the proposed B-3 zoning for Grande Park, Lots 4 & 5 – Legacy Commerc ial development at the southwest corner of Ridge Road and 127 th Street. Commissioner Heinen seconded the motion. Vote by Roll Call: Commissioner Seggebruch, yes; Commissioner Renzi, yes; Commissioner Heinen, yes; Commissioner Kiefer, yes; Chairman Sobkoviak, yes. Motion carried 5-0 with 2 members absent. Case No. 1559-082611.SPR South Plainfield Medical Office Building Commissioner Heinen recused himself from this portion of the meeting. Mr. Proulx stated the applicant pr oposes to construct a 22,000 square foot medical/office building north of Dayfield Drive and west of Fairfield Drive in th e Villas at Fox Run subdivision. Mr. Proulx described the adjacent property uses. Vehicular access is provided via two access points; one access directly into the site from Fairfield Drive and the second is a shar ed access that serves both this property and the future development of Lot 2. Pedestrian access is provi ded on site through a network of sidewalks from the parking areas to the building entrances. The ap plicant has provided adequate parking spaces; the stormwater management system for this parcel wa s included in the overall design for the Villas at Fox Run; Baxter and Woodman have reviewed the engi neering and see no problems; the development met the standards of B-3 zoning. There is an overhanging eave that encroaches in th e front yard setback, the zoning code make an allowance for this up to three (3 ) feet. This could be approved administratively or by stipulation. Staff believes the elevations meet th e requirements of the site plan review ordinance with the proposed materials, the variation to the roofli ne, and the trash enclosure detail shows it will be constructed of the same materials as the principal bu ilding and will be fully screened. The signage will not be approved as part of the site plan review. A landscape plan has been submitted with extensive landscaping. A photometric plan has been submitted th at complies with the requirements of the site plan review ordinance. Staff believes the proposed project fully complies with the various requirements and is seeking a favorable recommendation. Chairman Sobkoviak swore in Rick Nelson with Irg ens Development Partners who is the contract purchaser of said real estate. Chairman Sobkoviak asked for public comments. Chairman Sobkoviak swore in Beverly Donofrio, a r esident of Fox Run. Ms. Donofrio was concerned with the amount of traffic this development would bri ng into the subdivision due to the lack of a right turn from Route 59. Mr. Proulx responded when the subdivision was originally planned IDOT precluded vehicular access from Route 59. Ms. Donofrio asked if they could ask IDOT for the right in. Mr. Proulx Plan Commission Minutes September 6, 2011 Page 3 of 6 indicated the applicant has a time frame of constr uction. Chairman Sobkoviak indicated dealing with IDOT could delay the project significantly. Commissioner Renzi stated there was extensive discu ssion when this project was initiated. There was some problem with proximity issues to Fraser Road. Mr. Proulx indicated there are a few different traffic calming features, such as a small traffic circle at the intersection of Dayfield and Fairfield and to the east the road narrows near Deer Ridge. Commissioner Renzi asked where a right in or right out would be placed if it were allowed after the fact. Mr. Nelson indicated it would be hard to accommodate a right in or right out at this point. Chairman Sobkoviak swore in Tim Brymer, a Fox Run Circle resident. Mr. Brymer was concerned with what could be built on Lot 2. Mr. Proulx indicated th is applicant is not the current owner, any permitted use in the B-3 district would be allowed. Mr. Brymer asked about the landscapi ng on Dayfield and Fairfield. Chairman Sobkoviak swore in David McCallum, la ndscape architect, and he described the landscape materials and size of the trees to be planted. There were no other questions or comments from the audience. Commissioner Kiefer asked about the maximum im pervious area, the required detention and the encroachment of the overhanging canopy. Mr. Proulx indicated he was missing one figure to make the calculation for the impervious area at the time the re port was written but has since received that figure and the actual impervious area is 70.3% which is less than the 90% that is allowed; and the detention was figured in with the planning of the whole subdivision. Commissioner Renzi asked about the original anticipated impervious area and indicated he was pleased that the actual impervious area would be less than what was allowed; suggested it could be noted when it goes to the Board that at the time of the initial work that was done for the detention area that the ca lculation was actually for a higher impervious area than we have now. Commissioner Renzi asked if the overhang for canopy s hould be a stipulation. Mr. Proulx indicated it would be either a stipulation or handled administ ratively. Staff supports the encroachment for the architectural element. Commissioner Renzi felt th e stipulation should be added. Commissioner Seggebruch was disappointed they could not set the building on the lot without needing the encroachment but agreed to the additional of the stipulation. Commissioner Kiefer agreed also. Chairman Sobkoviak indicated a stipulation would be added that the ca nopy overhang is recommended to be approved per the planner’s staff report. Commissioner Seggebruch asked about the parking set backs and the possibility of a right turn. Mr. Proulx indicated B-3 is 20 feet; further indicating th e area to the north is the required 20-foot landscape easement. Discussion was held as to the other 10-foot setbacks. Chairman Sobkoviak swore in Matt Wylie, Beckenhoff Sa unders Architects. Their understanding is that the required setbacks along Fairfield and Dayfield Dr ives are 10-feet with a 20-foot setback along the north line which includes the landscape buffer and a 10 -foot setback along Route 59. It was suggested that Mr. Proulx verify the required setbacks. Commis sioner Renzi asked if they could simply amend their Plan Commission Minutes September 6, 2011 Page 4 of 6 application if it turns out that the setback is incorrect before they go to the Village Board. Mr. Proulx agreed. Commissioner Renzi made a motion to recommend appr oval of the site plan review for the proposed 22,000 square foot medical/office building on Lot 1 of the South Plainfield Medical Office Building subdivision, subject to the two (2) stipulations in the staff report and the add itional third stipulation: 1. Compliance with the requireme nts of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. The added stipulation that the canopy overhang be approved per the staff report. Commissioner Kiefer seconded the motion. Vote by roll call: Commissioner Seggebruch, no; Commissioner Kiefer, yes; Commissioner Renzi, yes; Chairman Sobkoviak, yes; Motion carried 3-1. 1 member recused and 2 members absent. Commissioner Heinen returned to the meeting. Case No. 1560-082911.CP Mueller Concept Plan Mr. Proulx stated this is a concept plan where the applicant is considering a purchase of an undeveloped lot on Eastern Avenue to construct a building that woul d be used for private storage. Mr. Proulx stated the lot is currently zoned R-1 located just south of the former Valentino industr ial building; described the adjacent property uses as being residential to the east, south and west and light industrial to the north. Mr. Proulx indicated a storage facility would require eith er a B-3 or I-1 zoning and a special use permit. Staff suggested a series of considerations including the findings of fact for the Plan Commission to review; establishment of policies such as Busin ess Transition rezoning, the minimum size of a commercial zoned lot is 1 acre while this lot is approx imately 23,000 square feet; if this were zoned I-1 it would be contiguous to I-1 District; the Comprehens ive Plan calls for reside ntial development on this property. This proposed use is relatively low in impact in terms of noise or traffic that would be generated. If the property were to be rezoned the use could change ove r time to another permitted use in that zoning district. Mr. Proulx summarized some findings of fact could be made while others would be more difficult over time if a different zoning district were permitted. If there was support for the use, the applicant submitted some renderings. Staff offered some suggestions if th e building were to move forward to enhance the east elevation which would face Eastern Avenue to give it a more residential feel as well some changes to the roofline to provide some variation. Mr. Proulx indicated if there is a challenge to the rezoning it may be too early to consider changes to the site plan. Sta ff and the applicant are seeking specific direction on the level of support and whether it is appr opriate to take the next step to submit a formal rezoning and or site plan review and special use application at this time. Chairman Sobkoviak swore in Gerald Mueller, petitione r. Mr. Mueller asked if the Plan Commission might consider this plan, if not he would not go forward. Chairman Sobkoviak asked for comments fro m the audience – there was no response. Commissioner Heinen asked if neighbors had been notified. Mr. Proulx indicated no. Commissioner Kiefer indicated that anytime Eastern Avenue is talked about there is a lot of feedback from the residents. Plan Commission Minutes September 6, 2011 Page 5 of 6 Chairman Sobkoviak stated this is essentially a reside ntial neighborhood and if th e zoning is changed, we have to remember that the zoning could stay ther e forever and as times goes on businesses change and we have to look at all the intended uses that that parcel could be put to. Chairman Sobkoviak is reluctant to put a commercial building or an indust rial building in the middle of a residential area; other things could be looked at given the proximity to the railroad such as multi-family or duplexes or low intensity apartment house leaving the neighborhood essentially residential. Commissioner Kiefer indicated I-1 might be more appealing but was also concerned with putting additional I-1 zoning next to residential on three sides. Mr. Mueller asked about the possibility of changing the zoning for the Valentino building but that his building would not be allowed to change zoning. Chairman Sobkoviak was reluctant to expand I-1 zoning in a residential neighborhood. Commissioner Renzi said he did not have a problem w ith a building that could be made to look like residential with no outdoor storage but felt this w as not a good fit. Commissioner Renzi indicated he thought he was the most favorable person for this proj ect and in reviewing the five findings of fact found 3 maybes against 2 definite no and thought at a hearing this probably would not be approved. Mr. Mueller asked if even with the brick on the buildi ng to make it blend in and the 30 feet of landscaping on the south side you do not think this would go. Commissioner Renzi said as a practical matter this sounds good but the problem is we have to find the majority of the findings of fact in your favor and as a commissioner he could not recommend approval but if you want to take it to the Village Board to see if you can sell this to them. Commissioner Kiefer said by definition a rezoning would change the nature of the area. Commissioner Heinen asked about the use of the buildi ng. Mr. Mueller indicated it would be for family related storage of antique cars and it would not be a body shop; traffic would be at a minimum. Commissioner Heinen said developers build buildings and in order to get users in the building they are marketing for retail uses which really do not fit. Commissioner Heinen said it is not your use but if you sell this building in the future, what use could take place in this building. Commissioner Seggebruch asked if this lot had not be en subdivided could this building have been placed with the residence or would it be too large to be an accessory building. Mr. Mueller agreed this would be larger than the house. Commissioner Seggebruch agreed it may not be a good lot for a single family residence due to the proximity of the railroad; agr eed this proposed use is pretty low key but once it would be rezoned what happens in the future. Chairman Sobkoviak asked for any further discussion. Karen Mueller asked if you thought this would ever be used for a residential hom e. The owner of the lot is stuck with the lot. Chairman Sobkoviak said th e responsibility of this commission is to guide the orderly expansion and re-development of the village ; once the zoning goes up it is very difficult to down zone a property. Commissioner Heinen made a motion to recommend de nial of the proposed concept plan for a private storage facility at 14914 S. Eastern Avenue. Commissioner Kiefer seconded the motion. Plan Commission Minutes September 6, 2011 Page 6 of 6 Vote by roll call: Commissioner Renzi, no; Commissioner Seggebruch, no; Commissioner Kiefer, no; Commissioner Heinen, yes; Chairman Sobkoviak, yes; Motion failed 2-3. 2 members absent. There was no motion to recommend approval. DISCUSSION Discussion was held with regard to the schedule for 2012 meetings. It was recommended to change the meeting from November 6, 2011 which is election night to possibly hold a meeting on October 30, 2012. Adjourned at 8:25 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary