HomeMy Public PortalAbout2010-01-19 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Larry Kachel Bill Lamb Garrett M. Peck James Racich RECORD OF MINUTES DATE: January 19, 2010 Chairman Sobkoviak called the meeting of the Plan Commission to order at 7:00 p.m. ROLL CALL: Present: Commissioners Seggebruch, Renzi, O’Rourke, Sanders, Kiefer, Chairman Sobkoviak; and Fire District Absent: Commissioner Heinen, School, Park and Library Districts Also Present: Jon Proulx, Planner; Joe Baber, Building Official, Merril ee Trotz, Secretary; Approval of Minutes: The January 5, 2010 minutes were accepted as presented. DEVELOPMENT REPORT Planner Proulx indicated there were no updates since our last Plan Commission meeting. OLD BUSINESS: CASE NO. 1500-121409.SU VILLAS AT FOX RUN Planner Proulx stated this case was continued from the last meeting. The request is for a substitution of a certain number of detached homes in place of a ttached 4 unit townhomes that were orig inally approved. One of the reasons of the continued meeting was to assure that the existi ng residents and prope rty owners had received notice and had an opportunity to provide comments and in addition atte nd this meeting and provide any additional comments or ask questions and also the commission aske d for additional engineering informa tion about impervious surface area and potential for additional stormwater that could result from chan ging out the product types. Staff provided a letter to the residents but we were not contacted and did not receive any input or inquiries as a result of said letter. The developer also organized a meeting with the existing homeowners. The developers engineer provided some information using all 27 units built as the largest shown single family detached home would increase the impervious surface by approximately 3500 square feet. Their engineer and our engineer felt this could be addressed in final engineering. There is a third issue that has come up since the report was written where the developer has closed off some of the side streets connections to the east and north with gates that prevent access to the subdivision. The gates are to prevent cut through traffic during construc tion and to prevent illegal dumping. The fire district has asked that these gates be eliminated. Mr. Baber was present and introduced himself as the Building Official. Chairman Sobkoviak reminded Jamie Wilcox that he was sworn in at the last meeting and that he remains under oath. Mr. Wilcox said one other reason for the gates was construc tion site theft. He is working on a resolution with the Fire District. Commissioner Renzi asked what the square footage included. Mr. Wilcox indicated it was total impervious, interior, garage, exterior patio, sidewalk, driveway everything altogether. Commissioner Renzi indicated final
Plan Commission Minutes January 19, 2010 Page 2 of 8 Page #2 of 8 engineering should satisfy his questions as to stormwater, elevation and landscaping issues. He thanked Mr. Wilcox for informing the current residents. Commissioner O’Rourke asked what comments the residents made and if they were aware of this meeting tonight. Mr. Wilcox indicated he presented the same presentation, showing the floor plans, ex plaining why the requested change and explained why he thought this might benefit the community. The residents asked him about the architecture and what this woul d do to their property values. They asked about the association and how it would be affected. He stated none of the residents were against it. He stated that was in Jon’s letter and he also informed them. Commissioner Kiefer asked how many residents attended the meeting. Mr. Wilcox indicated there were representatives from five of the eight homes that have been closed present. Chairman Sobkoviak asked if there was anyone in the audience that wanted to ask a question or make a comment. There was no response from the audience. Commissioner Seggebruch said he was concerned about the grading between the homes with the patios. He felt yard drains would be necessary and the overflow routes would probably have to go down the driveway. He felt there was a lot of engineering to be done with this change. Mr. Wilcox stated they were planning to use yard drains in a lot of areas. They have data from others that are building this product and they are coming up with ways to resolve any issues. Chairman Sobkoviak asked if there were any building issu es. Mr. Baber responded they will be reviewing once the engineering is completed and making sure they ar e in compliance with the required engineering. Commissioner Renzi made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, move that we recommend approval of a major change to the planned development for the project known as the Villas at Fox Ru n, located generally adjacent to Dayfield Drive east of Illinois Route 59, to permit the substitution of deta ched homes in place of attached homes, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Provided the total unit count for the subdivision does not exceed the 92 units originally approved, and the number of deta ched units does not exceed 27. Seconded by Commissioner Kiefer. Vote by Roll Call: Ayes: O’Rourke, Sanders, Ki efer, Seggebruch, Renzi, and Chairman Sobkoviak. Nay: none Motion carried 6 – 0. Time 7:25 p.m. Case No. 1501-121509-.SU FORCE WRESTLING Planner Proulx stated this case requires a public hearing and the appropriate noti ces have been given. This is a new request with a different location for Force Wrestling. This property is located just south of the railroad tracks about mid point between Lockport and Main Street. It is an existing industrial building that has been vacant for some time. There are two re quired finding:
Plan Commission Minutes January 19, 2010 Page 3 of 8 Page #3 of 8 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 substantially diminish property values within the neighborhood; and b. The establishment of the special use will not impede the normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district. Regarding the first finding staff believes that a private recreation use within the entirely enclosed building would not negatively impact adjacent properties. The biggest impact would probably be the need for additional parking. The applicant intends to expand parking on the south side of the building closer to the vacant lot to the south which would also impact the homes that back up to this lot from Center Street. Another consideration for any use on Eastern Avenue is a concern from traffi c. Eastern Avenue is a minor collector , a fairly busy north/south street and the intersection with Eastern at Main Street is an offset intersection that experiences heavy backups. One additional consideration is that either Center Street or Eastern Avenue could be closed in the future. Regarding the second finding staff believes this use would have any impact on the normal development of adjacent properties as for the most part these properties have been developed. We anticipate the one vacant lot to the south will one day be developed with a home. Staff is seeking direction from the Plan Commission regarding the special use findings. Planner Proulx indicated the property owner to the south is present. Chairman Sobkoviak reminded Russ Wojciechowski (representative for Force Wrestling) that he was still under oath from the previous meeting. Mr. Wojciechowski stated that due to the issues on the previous location they were not able to get their special use permit. They have been operating their wrestling organization for almost 2 years. Their operation has been contained within the building. There are 169 kids in the pr ogram, second largest in the state of Illinois; 85% of the kids are from this community; kindergarten through 8 th grade and they are a feeder program for the high schools. They are trying to find a home. Chairman Sobkoviak asked Mr. Baber if there were building issues with this petition. Mr. Baber indicated any areas they occupy will have to be building code compliant. A sprinkler system will be required and will need to meet all the requirements for an assembly use. Mr. Wojciechowski indicated they have a list from the Fire Department and Mr. Baber that must be up to village standards in order to occupy the building. This building does have a working sprinkler system. They will see that it is serviced and functioning. He is working with the owner. Chairman Sobkoviak stated it appears they have removed a number of trees and asked if there were plans to expand the parking lot to the south. Mr. Wojciechowski stated they have at least 25 parking to the north and 8 in the front of the building. At Center Street th ey have had 45 to 50 parking spaces. Chairman Sobkoviak sa id the area cleared would hold about 100 cars. Mr. Wojciechowski there is 142 X 240 feet of open area for parking. Commissioner O’Rourke asked what the parking requirements were for this use. Planner Proulx indicated it was based on square footage. Chairman Sobkoviak stated typically ha lf the people drop their kids off and leave and maybe half the people stay and watch. Planner Pr oulx stated the code requirem ent for a private recreation f acility is 1 parking for each 600 square feet of gross floor area. The building is 18,000 squa re feet in total. Mr. Wojcie chowski said the practices are approximately 1-1/2 hour to 1-3/4 hour. The children are grouped by ages and there are 3 divisions. Commissioner O’Rourke asked about tournaments. Mr. Wojciechowski indicated tournaments are held off site; they may invite one other team but that would be a limited number of wrestlers, maybe 40 wrestlers competing on any one given time. They utilize the schools for tournaments.
Plan Commission Minutes January 19, 2010 Page 4 of 8 Page #4 of 8 Commissioner Seggebruch asked the square footage in the cu rrent location. Mr. Wojci echowski indicated they use approximately 9,000 square feet; about 1,000 for the waiting area, office and restroom and about 8,000 as wrestling area. Commissioner Seggebruch asked how much space th ey intend to occupy in the new location. Mr. Wojciechowski said it would increase about 1500 square feet in the wrestling area and then they will have more capacity for parents to sit as well as additional use that is undetermined at this time. He agreed they would probably use at least 1/2 of this building. This building is already divided, there is a hallway that goes from the front to the back but the front is offices and they have a side area that is storage right now. Commissioner Seggebruch asked how the parking was accessed. Access is currently from Eastern Avenue. There is no connection between Center and Eastern at this time. Commissioner Renzi asked if they planned to gravel the parking lot or simply use it the way it is now. Mr. Wojciechowski said they have three loading docks on the east side of the building, and he believed there was an under layment of gravel that is mixed with grass as the building has been vacant for two years. Their goal is to utilize what is there. They plan to make improvements over time. Commissioner Renzi confirmed they do not intend to hold anything there over possibly two teams. Mr. Wojciechowski indicated they would like to run one to three so the younger kids can have matches with another team so they do not have to endure the all day tournaments. Commissioner Renzi asked if he saw anything on the list from Mr. Baber that would cause problems that could not be solved. Mr. Wojciechowski indicated some of the major items would be the responsibility of the building owner. Commissioner Seggebruch was concerned that the owner of the building was not present. He asked if there would be others leasing space. Mr. Wojciechow ski indicated their lease is for the en tire building. They will use the front as offices and waiting areas. The lease is contingent on passing the building inspection. Commissioner Seggebruch said parking would have to be addressed at a later date due to the weather. Commissioner Sanders was concerned with buffering between the parking area and the residential area and asked if this needed to be an added stipulation. Commissioner O’Rourke asked for clarification on the parking requirements by the Village. Planner Proulx stated the Village requires a hard surface typically asphalt or concrete striped and bayed. Planner Proulx said if there is support for this use staff would like to work with the applicant on a plan for the expansion of the parking lot and to address the comment on a landscaping plan on how the required buffer would be required. Commissioner Renzi asked about the number of parking spa ces. Mr. Wojciechowski indicated there were about 25 to the north along the railroad that is a paved area and a bout 8 spaces in front of the building. Commissioner Renzi stated if the applicant is using the whole building 30 parking sp aces would be required; however this may not suit the applicant’s needs but it would be in compliance with the code. If you expand and start having a need for 45 or 50 then we would need a plan in place for the additi onal parking and asked how this would be addressed. Planner Proulx suggested there are two considerations: one is what is required by code which is 30 and the other approach is what the use actually dema nds. In order to do that conservatively would be to determine a peak time such as registration or when you invite another club in to make sure the site can accommodate the demand. Staff would rather work that out ahead of time. Commissioner O’Rourke suggested with the spaces he curre ntly has and the increased space needed would bring it up to 50-55 cars then we should address this tonight. Planner Proulx indicated that would be preferred. Commissioner Renzi mentioned we would need drainage and paving and about 20 spaces. Discussion was held on the wording of the additional stipulations.
Plan Commission Minutes January 19, 2010 Page 5 of 8 Page #5 of 8 Fred Bliznick, owner of the south vacant lot, was present. Planner Proulx indicated Mr. Bliznick’s question were lighting; lot line border i.e. fencing or landscaping,; parking lot requirement and location of entrance; hours of operation; and how much input he would have over these matters; what inspections are involved; time frame from start to finish to accomplish these things and if he would have the final say regarding the lot line border, lighting, drainage and traffic control; are there written guaranties assuring him his concerns will be legally covered . Mr. Wojciechowski indicated they do not propose any additional lighting in the parking lot now. Planner Proulx indicated the village has photometric regulations that would need to be met if additional parking lot lighting was recommended; the maintenance would be the responsibility of the building owner. With regard to fencing or buffering, Mr. Wojciechowski indicated he is not a fan of fencing but did want to provide a buffer. Chairman Sobkoviak indicated the general preference is living trees. Mr. Wojciechowski indicated 5:00 p.m. to 9:30 p.m. are their prime hours of operation; and that November thru March are the busiest times then the off season is typically during the day or early afternoon. Planner Proulx stated whatever commi tments are made pertaining to landscaping, fencing, lighting are documented and enforceable. There may be some timeframes for implantation with parking as an example due to the winter season but typically any requirements need to be in place prior to a final certificate of occupancy. Inspections are made prior to the certification of occupancy to be sure all commitments given to the Plan Commission thru this public process. Mr. Bliznick asked if a site plan would be required. Chairman Sobkoviak stated that usually is with a new building or new zoning, this is an existing building. They will have to meet the newer code requirements. Commissioner Sanders asked if a stipulation was needed with regard to the ingress/egress drive would remain at the present location. Planner Proulx indicated that was a go od idea to consolidate or pres erve the existing access. Mr. Bliznick asked what the next step would be. Chairman Sobkoviak responded it would be going to the Village Board. Michael Lambert, 14805 Eastern Avenue, addressed his concer ns. He stated this area has intense uses with the School and the nursing home. The last two uses in this building have been light use. The previous use and this use are talking about a lot of traf fic. There is no clear sight line to the nor th by the tracks. There is no clear access drive; the gate was put up to prevent people from driving through the property. He stated the previous location was not a place to put kids. He felt this site was no better. Eastern Avenue is very busy with evening functions at the school. He mentioned the parking lot is gravel but the grass has intruded and much of the land proposed for parking in the spring and fall is a lake He felt the water patterns should be looked at and corrected before a new use is in place. He stated all the major trees have been removed this week on the south lot before any kind of plan was submitted. Previously a tree survey had been recommended. There is no clear indication of addressing the lighting for safety in the neighborhood or any improvements to Eastern Avenue. There are no curbs, gutters, or sidewalks in front of this location. He felt with the intense use that s ite plan should be required. He stated this property in the Central Plan Study Area and this area is transitioning. He felt it did not make sense to put an intense use here that would not be addressing some of the improvements that would be required in some other typical uses of assembly. He felt there were other industrial areas that already have parking and lighting security that might be better suited. He has lived in this area for 20 years and would appreciate if you would not approve the special use here without the strong consideration of the typical site improvements that would be required for the re-use of a site that has been vacant for more than a year. Chairman Sobkoviak asked if anyone else wanted to ma ke any comments. There was no additional response. Commissioner Renzi suggested maybe designating how far south on the lot line do we want to go for people to come in and out. If we end up with a future or immediate plan for additional parking this might be the best way to identify the best location for ingress and egress. He thought an engineer might need to look at this site to see that it drains properly.
Plan Commission Minutes January 19, 2010 Page 6 of 8 Page #6 of 8 Planner Proulx agreed there has been no engineering submittal or engineering review. Commissioner Seggebruch felt the owner of the building should have been present at this meeting. Mr. Wojciechowski indicated the building has been for sale for over 2 years according to the owner. The building needs a lot of work. Discussion was held regarding the wording of the additional 3 stipulations. Commissioner O’Rourke stated the difference from this application and the previous is one was actually a school where there were going to be children there all day lear ning while this is more of a recreational use. Commissioner Kiefer made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, move that we recomme nd approval of a special use to permit a private recreation facility at 14912 S. Eastern Avenue, subject to the three (3) stipulations found in the planner’s report and the 3 stipulations added by the Plan Commission: 1. Compliance with the requiremen ts of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Compliance with the requirements of the Building Official. 4. Provide adequate parking per anticipa ted demand not less than Village requirements. 5. Screening to be consis tent with Village requirements. 6. Location of ingress/egress to be designated at a single optimum location. Commissioner Sanders seconded the motion. Vote by Roll Call: Ayes: Renzi, O’Rourke, Sanders, Kiefer, and Chairm an Sobkoviak. Nay: Seggebruch Motion carried 5 –1 Chairman Sobkoviak recessed for 10 minutes. Reconvened at 8:45 p.m. NEW BUSINESS: Case No. 1502-121709.V DUPAGE RIVER TRAIL Chairman Sobkoviak indicated this was going to be a variance to the subdivision code however this case has been withdrawn. Case No. 1504-011210.CP UNIVERSAL MONTESSORI SCHOOL Planned Proulx summarized his staff report stating this project is also located on Eastern Avenue on the east side just south of Route 126. The applican t is a contract purchaser of the prop erty and proposes to use the existing structure with some improvements as a Montessori School. If there is support for this request, the applicant would move forward with a special use request. Staff identified the two findings for a special use to use as a guideline for discussion and to provide input for further consideration. Staff recognizes that some factors make this a logical location for a school. It is close to Rt . 126 a minor arterial as well as being on Eastern Ave. a minor collector. It is in the vicinity of another school. There is a potential that the driveway could be blocked by stacked traffic on Eastern Avenue making it difficult to get in and out. Future land use is designated as low-density residential. They have shown that parking could be provided for in the front yard area. The property is large enough to accommodate outside play areas and offer sufficient room for buffering.
Plan Commission Minutes January 19, 2010 Page 7 of 8 Page #7 of 8 Mr. Baber stated he has not been at the property; the change of use would have to meet all village codes. They would have to obtain a permit application for review and issuance of a permit would be necessary. He has no specifics on this particular property at this time. He agreed they would have to meet the same kind of requirements as the daycare that was recently reviewed on 135 th Street. Planner Proulx indicated the traffic committee will review this later this week. Chairman Sobkoviak sworn in Jeffery Sperling, appli cant’s attorney and Padma Bondugula, the petitioner. Mr. Sperling stated the initial attendance of the school woul d be roughly 6 students and might grow to 12 students over the next 12 months based on the attendance of other Montessori Schools in the area. He stated there would be one drop off each day usually 8:45 a.m. to 9:15 a.m. in the morning and one pick up roughly 5:45 p.m. Potential cars would be half a dozen. Chairman Sobkoviak stated the commissione r need to focus on what they want on this corner. This is currently residential and the property surrounding it is residential. A school is an approved use in a residential area. Some of the commissioners felt the concept fits in but fe lt any business would have issues with ingress and egress due to the traffic. Chairman Sobkoviak asked if anyone in the audience wanted to ask a question or comment on this case. Michael Lambert, resident on Eastern Avenue asked that they look at the roadway configuration before placing anything more on Eastern Avenue. There are no curbs, no street lights, no storm gutters , and increased traffic. He had no objection with the daycare/school. He stated it is extremely hard to make a turn from Rt. 126 onto Eastern Avenue. Eastern Avenue needs to be improved. Ms. Bondugula stated hours of operation would be 6:45 a.m. to 9:00 a.m. and again between maybe kindergarten at 12:50 p.m. then until maybe 6:00 p.m. There will be security for the children and a fence that is supervised by the teachers. Montessori is open all year. She wanted a hom elike setting. The ages of children will be 2 years to 6 years. Children will be signed in and out. Discussion was held regarding this location and usage. The Commissioners were divided as to the appropriateness of this request. The Commissioners concerns were as follows: • The distance of this driveway to the right of way on Rt. 126; • This type of use next to two residential homes; • The requirements of bringing this property up to internal code for this usage; location of the outdoor play area and how the buffering could be accomplished; • Traffic stacking; due to the number and age of child ren sprinklers and alarms may be required and a handicap ramp; • Is this property difficult to market because of the location; • Left hand turns would be difficult; also the possible re location of Rt. 126 and closing of either Center or Eastern Avenue; Mr. Sperling asked if the history of the property could be solved by an affidavit or report. Chairman Sobkoviak replied your sworn statement would be sufficient. Plan ner Proulx indicated the petitioner could move forward and hear from the Village Board. If they wish to proceed with a special use application we are informed of what additional information the Plan Commission would like to see. Commissioner Renzi asked if the Trustees would be given the information from the Traffic Committee as well. Planner Proulx stated yes.
Plan Commission Minutes January 19, 2010 Page 8 of 8 Page #8 of 8 Chairman Sobkoviak asked if the petitioner had any questions for the Commission. Mr. Sperling indicated the concerns you outlined were sufficient and they would wait for the comments from the Traffic Committee to see if this is an appropriate location and they know wh at they have to overcome in order to proceed. No further business, meeting was adjourned. Adjourned 9:25 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary