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HomeMy Public PortalAbout2012-12-18 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: December 18, 2012 Chairman Sobkoviak called the Plan Commission meeti ng to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL Commissioners Seggebruch, O’Rourke, Kiefer, Heinen, Fulco, Chairman Sobkoviak and the Fire District were present. The Park, School, and Library Distri cts were absent. Also present were Jonathan Proulx, Planner II and M errilee Trotz, Recording Secretary Approval of Minutes: The Plan Commission minutes from October 16, 2012 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx indicated the Village Board considered t he vacation of that part of Cedar Road between Whit e Pine Way and the LDS church lot; and approved the t ax abatement for Kuuskakoski at the southeast corner of 135 th and Route 30. Chairman Sobkoviak asked for comments on the 2013 m eeting schedule. It was noted there was only one meeting scheduled in January. The schedule was acc epted as presented. OLD BUSINESS : None NEW BUSINESS: Case No. 1597-111912.SU/SPR Kuusakoski US LLC Chairman Sobkoviak indicated the applicant requeste d this case be continued to January 15, 2013. Commissioner Kiefer made a motion to continue Case no. 1597-111912.SU/SPR to January 15, 2013 Commissioner Heinen seconded the motion. Voice Vote – all were in favor. Motion carried. Case No. 1598-111912.SU/SPR Plainfield III – Pe p Boys Mr. Proulx stated the applicant is requesting speci al use approval to allow an auto repair facility in the B-3 district as well as site plan review for the prop osed building modifications. Mr. Proulx stated thi s is a public hearing and the appropriate notices have bee n mailed and posted in accordance with state statut e and local ordinance. 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 December 18, 2012 Page 2 of 4 Mr. Proulx indicated this site is Lot 3 of the Mena rds subdivision which is currently improved with tw o tenants in a retail building of approximately 3500 sq. ft. The tenants will be leaving very soon; the applicant proposes to add a 2000 sq. ft. addition o n the east end of the existing building along with a new parking lot with 13 additional spaces on the north side of the building. This usage would require 18 parking spaces while 20 spaces will be provided. T he applicant proposed to incorporate the same building materials as the existing building; there will be 6 repair bays on the north elevation. Ther e is currently a large buffer area with a berm and lands caping to the north of the current building; there are two homes in Graver Estates to the north that are a djacent to this property who received notice of thi s public hearing by certified mail; Staff has not rec eived any comments regarding this proposal from the adjoining neighbors. Mr. Proulx reviewed the two findings of fact. With regard to the first finding (a) – staff believes t he most significant potential impact would be the visual im pact of the addition and noise from the auto repair facility. Staff also believes that the distance be tween the commercial building and the nearby homes along with the ambient noise from route 59 traffic and the buffering provided would help mitigate potential noise impacts. With regard to the second finding (b) – staff finds the proposed special use is compatible with the existing adjacent uses and woul d not be detrimental to any future development. Mr. Proulx reviewed the site plan; the proposed par king spaces meets code; the addition would incorporate the same building materials as the exis ting building; a photometric plan has been submitte d; the trash enclosure will be relocated and the plan has been submitted which meets the code; final engineering is not required at this time; and any s ignage shown will not be approved with site plan review. Mr. Proulx indicated Staff has not received any com ments from the adjacent property owners. Staff believes the findings of fact can be supporte d and is seeking a favorable recommendation. Chairman Sobkoviak swore in Lawrence Freedman, atto rney for the petitioner and the development; and David Mangurten, architect and land planner for thi s project. Mr. Freedman indicated the owner of thi s property also owns at least 2 other properties nort h of 135 th along Route 59; explained Aetna Development is an active developer in this economy. Mr. Freedman reviewed the services provided by Pep Boys and the usual operating hours; indicated t he hours could be changed as required; reviewed the expansion and the setbacks. Mr. Mangurten Commissioner Kiefer asked about the size of the bay doors as the plan shows all the doors are the same height. Mr. Freedman stated he believes all the d oors are the same width; indicated usually the end bay is fitted with a larger lift Commissioner Heinen expressed concern for the resid ents to the north and if the buffer would be maintained; asked for additional details on the pro posed fence. Mr. Freedman indicated the fence woul d be board on board. Commissioner Heinen asked if th e application would consider a retaining wall to ke ep the same height. Mr. Freedman indicated they would be willing to build a retaining wall. Commissione r Heinen expressed concern for the existing landscapi ng i.e. the trees; asked if a stipulation was neede d to add a retaining wall be constructed to maintain the height of the berm. Mr. Freedman indicated the applicant would be willing to build a retaining wal l. Plan Commission Minutes December 18, 2012 Page 3 of 4 Commissioner O’Rourke was concerned for the adjacen t property owners with regard to the additional noise; stated he would be more comfortable if the b ay doors opened to the south but understands that configuration would not work at this location. Com missioner Kiefer was also concerned about the noise . Commissioner Fulco was concerned with the number of auto repair facilities in the area. Mr. Mangurten indicated people are keeping their ca rs longer. Commissioner Seggebruch stated he originally argued against this lot when the subdivision was approved; suggested there may be an opportunity to build the berm up to the west as it approached Rout e 59; and suggested the fence line could continue fur ther to the east. Commissioner Heinen suggested th e applicant could extend the berm to the parking lot also. Mr. Mangurten stated they would be willing to exten d the fence east and would agree to a retaining wal l. Commissioner Seggebruch asked about the retail prod ucts. Mr. Mangurten stated this building would have very small area for retail sales. Commissioner Kiefer asked if it was possible to mov e the bay doors to the south. Mr. Mangurten indicated they looked into moving the bay doors but that would not work. Chairman Sobkoviak asked if this would be setting a precedent of cutting into the berm. Commissioner Heinen asked the location of the north curb line to the property; whether this was an encroachment into the setback. Discussion was held regarding the landscaping easem ent or buffer area; building setback or parking setback. Mr. Mangurten indicated they always thoug ht of it as a building setback. Several Commissioners were concerned with the addit ional noise to the north and felt this was injuriou s to the use and enjoyment of other properties in the immediate area. Mr. Mangurten indicated this lot was built; it is z oned B-3; the tenants are moving out; and Pep Boys is the only business that has expressed an interest in the property. Commissioner Heinen stated the retail business is t ough enough in today’s economy and by not voting or supporting this thought the commission was sending the wrong message and as long as they keep the landscape buffer, the height of the berm and enhanc e that, they are mitigating the impact to the resid ents that are not present at this public hearing. Commissioner Heinen made a motion to adopt the find ings of fact of staff as the findings of fact of th e Plan Commission and, furthermore, move we recommend approval of a special use to permit an auto repair facility in the B-3 zoning district on Lot 3 of the Menards of Plainfield subdivision. Commissioner Seggebruch seconded the motion. Vote by roll call: O’Rourke, no; Kiefer, no; Fulco , no; Seggebruch, yes; Heinen, yes; Sobkoviak, yes; Motion to recommend the special use is not carried and the case will proceed to the Village Board. Plan Commission Minutes December 18, 2012 Page 4 of 4 Commissioner O’Rourke made a motion to deny approva l of the site plan review for a proposed building addition for an auto repair on Lot 3 of the Menards of Plainfield subdivision, subject to the followin g two (2) stipulations: 1. Compliance with the requirements of the Village Eng ineer, and 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Kiefer seconded the motion. Vote by roll call: Heinen, no; Fulco, yes; Seggebr uch, no; Kiefer, yes; O’Rourke, yes; Sobkoviak, no. Vote – 3-3. Motion to deny did not carry. Commissioner Seggebruch made a motion to recommend approval of the site plan review for a proposed building addition for an auto repair on Lot 3 of th e Menards of Plainfield subdivision, subject to the following two (2) stipulations in the staff report and the additional third stipulation: 1. Compliance with the requirements of the Village Eng ineer, and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. That the developer agrees to look at additional enh ancement of the existing landscape area with a retaining wall to maintain the existing grade, addi tional fence to the east and additional landscaping to mitigate the sound. Commissioner Heinen seconded the motion. Vote by roll call: O’Rourke, no; Kiefer, no; Fulco, no; Heinen; yes; Seggebruch, yes; Sobkoviak, yes. Vote 3-3 - Motion fails to carry. DISCUSSION Chairman Sobkoviak wished everyone Merry Christmas etc. and we look forward to the return of John Renzi. Commissioner Kiefer concurred. Chairman Sobkoviak thanked the TV crew also for a great job. Adjourned at 8:00 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary