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HomeMy Public PortalAbout2013-01-15 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: January 15, 2013 Chairman Sobkoviak called the Plan Commission meeti ng to order at 7:03 p.m. and led the pledge to the flag. ROLL CALL Commissioners Seggebruch, O’Rourke, Kiefer, Heinen, Chairman Sobkoviak and the Fire District and Park District were present. Commissioners Renzi an d Fulco, and the School and Library Districts were absent. Also present were Michael Garrigan, Village Planner and Merrilee Trotz, Recording Secretary Approval of Minutes: The Plan Commission minutes from December 18, 2012 were accepted as presented. PUBLIC COMMENTS: There was no response. Chairman Sobkoviak stated three cases were being co ntinued to February 5, 2013. Case No. 1597-111912.SU/SPR Kuusakoski US LLC Chairman Sobkoviak indicated the applicant requeste d this case be continued to February 5, 2013. Commissioner Kiefer made a motion to continue Case no. 1597-111912.SU/SPR to February 5, 2013 Commissioner O’Rourke seconded the motion. Voice Vote – all in favor, 0 opposed. Motion carri ed. Case No. 1600-113012.TA Comprehensive Plan Chairman Sobkoviak indicated the applicant requeste d this case be continued to February 5, 2013. Commissioner Kiefer made a motion to continue Case no. 1600-113012.TA to February 5, 2013 Commissioner Seggebruch seconded the motion. Voice Vote – all in favor, 0 opposed. Motion carri ed. Case No. 1604-122012.SPR Cornerstone Early Lear ning Center Chairman Sobkoviak indicated the applicant requeste d this case be continued to February 5, 2013. Commissioner Kiefer made a motion to continue Case no. 1604-122012.SPR to February 5, 2013 Commissioner Seggebruch seconded the motion. Voice Vote – all in favor, 0 opposed. Motion carri ed. DEVELOPMENT REPORT Mr. Garrigan indicated the Village Board approved t he Pep Boys special use by a vote of 5-1. 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 January 15, 2013 Page 2 of 8 NEW BUSINESS: Case No. 1603-121912.A/Z/SU/SPR HBK Tennis Club Mr. Garrigan stated this is a public hearing being heard in accordance with state statute and all appl icable ordinances of the Village of Plainfield. Mr. Garri gan summarized his staff report indicating the appl icant proposed to construct a 45,000 square foot indoor t ennis club on approximately 6.0 acres of property (part of the O’Donnell Farm) located on Normantown Road, just south of 119 th Street and north of the White Ash Farm development. The parcel is not contiguous to the Village and the applicant is working on a contiguity corridor. The applicant is asking for B-1 (Business Convenience District). Mr. Garrigan stated staff believes the proposed ann exation would be a logical extension of the Village ’s municipal boundary. Mr. Garrigan reviewed the findings of fact for the zoning request. With regard to the first finding o f fact (a) - Staff felt this location would have a minimum impact on any adjacent residential area and would be an appropriate use consistent in character to the e xisting Normantown Equestrian Center. With regard to finding of fact (b) – the sites proximity to the nu merous residential developments in north Plainfield and South Naperville make it appropriate for a recreati onal use. With regard to finding of fact (c) – Sta ff does not believe the subject continues to have a long te rm viable use for agricultural purposes and with th e substantial number of residential units in the surr ounding area there is a need for more recreational uses in the Village. With regard to finding of fact (d) – Staff feels this area is more appropriate for a re creational or commercial use. With regard to finding of fact (e) – The character of the surrounding area will la rgely remain the same; buffering is proposed around the s ite and a future residential development of large e state lots just to the south will provide additional buff er between the tennis club and the White Ash farm development. Mr. Garrigan reviewed the findings of fact for the special use request. With regard to the first find ing of fact (a) – Staff felt the proposed tennis club woul d have no negative use on any of the adjacent parce ls with the proposed site plan and extensive buffering proposed; with regard to finding of fact (b) – th e proposed use is very similar to the existing Norman town Equestrian Center located south of this site. Mr. Garrigan reviewed the site plan. All the tenni s courts would be contained inside the proposed structure; staff would be looking for an additional cross access easement to the north or east for nec essary emergency purposes. The first phase would include 6 courts and 24 parking spaces including 1 handicapped space would be provided. The applican t is seeking relief in the proposed annexation agreement to be allowed to construct a metal struct ure for the indoor tennis club; the applicant has a greed to introduce an architectural shingle to the gable; add stone elements; and to add stone pilasters throughout the building to provide additional archi tectural interest to the structure. A landscape plan has been submitted; staff is reque sting 8 shade or ornamental trees in addition to approximately 120 shrubs; adding shade trees to the landscape islands within the parking lot. A photometric plan has been submitted and it appears to comply with the village’s requirements. The applicant has submitted preliminary engineering and is proposing that a retention pond be constructed in the northwest corner of the subject site. The pr eliminary and final engineering would be reviewed p rior to any building permit. The applicant’s proposed annexation into the Villag e is a logical extension of the Village’s municipal boundaries. In addition, the proposed rezoning of t he subject site to B-1 has met the required finding of facts that are required for a rezoning. Staff does not anticipate any negative impacts on the adjacent parcels and believes that the applicant has met the required finding of facts for a Special Use. Plan Commission Minutes January 15, 2013 Page 3 of 8 Chairman Sobkoviak swore in Patti Bernhard, attorne y for the applicant. Ms. Bernhard introduced the people in attendance with her. Ms. Bernhard stated as part of their contract, Mr. O’Donnell would be required to bring in the residential lots to the so uth of the proposed tennis club. Ms. Bernhard revi ewed the applications for annexation, zoning, special us e and the site plan; reviewed the second phase of 4 0,000 square feet with hopefully 5 additional courts; fur ther indicating there would be offices, a pro shop and locker rooms; reviewed the location of the parking and parking requirements, the buffer to the south, the lighting; and 33 feet of right of way to be dedicat ed to the Village. Ms. Bernhard suggested the hour s of operation may be 6:30 am to 10:30 pm; there will be the possibility of renting court space; membership , leagues, private lessons, and youth programs. The facility needs to be constructed by late summer to be open in the early fall. Ms. Bernhard indicated the y are willing to add the necessary landscaping and the cross access easement. Chairman Sobkoviak asked for public comments. Chairman Sobkoviak swore in Dan Wanner, resident of White Ash development. Mr. Wanner stated the entire parcel is a 35 acre parcel and that he would like to see all of the parcel come for zoning at t he same time; was concerned with the landscaping on the sou th; wanted the residential parcel to be developed now; stated the sign that was posted only went up t he day before. Mr. Garrigan stated the sign was posted previously but was knocked down and the date sticker fell off. Chairman Sobkoviak swore in Anthony Kirk, resident of White Ash Farm. Mr. Kirk agreed with the comments made by Mr. Wanner and was concerned with the property between the tennis court and White Ash Farm Subdivision. Chairman Sobkoviak swore in Armand D’Agostino. Mr. D’Agostino asked the distance between the tennis building and the property of White Ash Farm; did not feel there was room for the berm and the c ul-de-sac of homes. Mr. Garrigan said the berm is completely on the pro perty of the tennis club. Ms. Bernhard replied the distance was 400 feet. Commissioner O’Rourke suggested this zoning appears to be spot zoning; and felt it could be R-1 with a special use. Commissioner O’Rourke expressed conc ern with possible future uses if the tennis club we nt away and the property was zoned B-1. Mr. Garrigan indicated the annexation agreement cou ld lock in the types of uses that would be permitte d on this property. Commissioner Heinen asked for clarification that no residential zoning was being confirmed for the property to the south of this proposal. Commissioner Kiefer asked if the remainder could be zoned differently under the annexation agreement. Mr. Garrigan indicated default zoning for all annex ations is R-1; if Mr. O’Donnell wanted a different zoning, notice of a public hearing would be publish ed and served on adjacent property owners. Ms. Bernhard indicated the applicant would like the capability of a physical therapy office in the fut ure which could be associated with the tennis facility; and indicated any other requirements would have to be Plan Commission Minutes January 15, 2013 Page 4 of 8 met. Ms. Bernhard indicated they have met code reg arding the berm/landscaping required between commercial/business and residential property. Ms. Bernhard stated they would work with Mr. Garrigan to attach a list of uses that would be permitted on this property to the annexation agreement. Commissioner O’Rourke indicated concern that the zo ning runs with the land not necessarily with the proposed business. Some commissioners would prefer to see the whole pl an for the entire property rather than just for thi s 6 acre parcel. Mr. Garrigan indicated Mr. O’Donnell is currently not in a position to proceed with his concept plan for his overall property as he does no t have any end users at this time. Mr. Garrigan indicated this applicant has a critical time line a nd they need to be open by September, 2013. Commissioner Seggebruch suggested this building mig ht be better positioned closer to 119 th Street; stated the Equestrian Center was already there when White Ash Farm was developed. Some Commissioners felt the tennis club is not a re tail component but would be more of a membership type business and would be a destination. The zoning shown in the Comprehensive Plan currentl y reflects R-3 medium density. Chairman Sobkoviak asked if the representative from the Park District had any concerns. The response was no. One of the residents of White Ash reiterated it wou ld be nice to see the whole zoning at one time so t hey could understand what was being proposed. Mr. Garr igan indicated Mr. O’Donnell was not in a position to proceed with the development of the remainder of the property or show a complete concept plan as he does not have the end users. Commissioner Kiefer mentioned the posting of the si gn. Mr. Garrigan indicated the sign was posted; th e sign fell down in the weather; the sign was posted a second time and the date sticker fell off. Commissioner Kiefer asked about impact to the traff ic at 119 th and Normantown Road. Mr. Garrigan indicated a formal traffic study has not been reque sted due to the number of courts; staff does not fo resee tremendous about of activity as Normantown Road mos tly has been vacated. Chairman Sobkoviak mentioned the number of parking spaces could indica te the number of cars that would be coming. Commissioner Heinen asked about the jurisdiction of Normantown Road. Mr. Garrigan indicated Plainfield maintains Normantown Road and south of W hite Ash Normantown Road was basically a private road. Discussion was held regarding the dedication of 33 feet of roadway. Mr. Garrigan did not think the ri ght-of-way was changing. Ms. Bernhard stated the 33 fe et was merely being dedicated. Plan Commission Minutes January 15, 2013 Page 5 of 8 Chairman Sobkoviak asked for discussion on whether the proposed annexation was a logical extension of the Village’s municipal boundary. Mr. Garrigan ind icated there would be a negotiation of a 300 foot wide corridor. Ms. Bernhard indicated that Mr. O’D onnell annex the property to the south with R-1 zoning is a a requirement under their contract. Commissioner O’Rourke reiterated he would like to s ee the concept plan prior to approving this project . Commissioner Seggebruch reiterated the need for the additional access; and asked if this building woul d be required to have a sprinkler system. The Fire Department would be required to review the site plan according to the stipulation. Mr. Garrigan indicated Mr. O’Donnell proposed a sma ll neighborhood convenience center at the corner of 119 th and Normantown Road. Mr. Garrigan indicated the current zoning on the Eq uestrian Center is R-1 PUD. Discussion was held regarding R-1 with a special use versus B-1. Commissioner Heinen stated this applicant is before us with a proposed use; and felt it was not appropriate to hold them because of a future projec t. Discussion was held regarding the access road and t he berm, location of the trees, height of the berm. The berm would be three feet high; trees would be s paced accordingly to allow for growth to form a sol id screening to the south; and the entire berm would b e constructed now. Commissioner Kiefer mentioned the second phase woul d have to return to the Plan Commission for review. Commissioner Kiefer made a motion to recommend appr oval of the proposed annexation as a logical extension of the Village’s municipal boundary. Com missioner Heinen seconded the motion. Vote by roll call: Seggebruch, yes; O’Rourke, yes; Heinen, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 5-0, 2 Commissioners were absent. Commissioner Heinen made a motion to recommend appr oval of the requested B-1 rezoning of the subject site. Commissioner Kiefer seconded the mot ion. Vote by roll call: O’Rourke, no; Seggebruch, no; Ki efer, yes; Heinen, yes; Sobkoviak, yes. Motion carried 3-2, 2 Commissioners were absent. Commissioner Heinen made a motion to recommend appr oval of the proposed Special Use with the following stipulations: 1. Compliance with the requirements of the Village Eng ineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Kiefer seconded the motion . Vote by roll call: Seggebruch, no; O’Rourke, no; K iefer, yes; Heinen, yes; Sobkoviak, yes. Motion carried 3-2, 2 Commissioners were absent. Plan Commission Minutes January 15, 2013 Page 6 of 8 Commissioner Heinen made a motion to recommend appr oval of the Site Plan with the following stipulations: 1. Compliance with the requirements of the Village Eng ineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. That the applicant submit a revised landscape plan with the additional landscaping as per staff’s report and submittal of a trash enclosure plan. 4. That an additional emergency cross access easement be added to the site plan. Commissioner Kiefer seconded the motion. Vote by roll call: O’Rourke, no; Seggebruch, no; Ki efer, yes; Heinen, yes; Sobkoviak, yes. Motion carried 3-2, 2 Commissioners were absent. Chairman Sobkoviak stated the applicant should chec k with Staff to ensure which date these requests would go before the Village Board; mentioned concer ned parties should check the Village’s website to obtain information of the Village Board agendas. Case No. 1602-121312.SPR Peterson Manufacturing Mr. Garrigan stated the applicant is seeking site p lan review to construct a new 20,000 square foot addition to the existing building which is located south of 143 rd Street and east of the Canadian National Railroad and the ComEd transmission facility. The current property is currently zoned I-1; the applic ant proposed to match the existing architecture with a new metal building on the south side of the existin g building. The applicant proposes to demolish two s maller building on the site. Generally all new development requires masonry materials. However, w hen the pre-existing building is a metal structure, we have allowed similar expansions to be of a simil ar structure. Material samples have been submitted . There will be two dock doors on the western elevati on. The applicant is also requesting they be allowed to maintain their existing gravel storage area which is generally used for a truck turn-around. Village o rdinance would require this area to be paved. Staff would request that some foundation plantings be added around the perimeter of the new addition. The applicant is not proposing any changes to the p arking lot and therefore is not required to submit a photometric plan. Mr. Garrigan indicated there is extensive floodplai n to the east of the site and the south of the site . Baxter and Woodman is currently reviewing the plan. The final engineering will have to be reviewed to the retention. The actual addition will be outside the floodplain. Staff is making a favorable recommendation for the 20,000 square footage addition subject to the stipulations in the staff report. Chairman Sobkoviak swore in Gerry Kusiolek, represe ntative from Peterson Manufacturing. Mr. Kusiolek stated Peterson Manufacturing has been at this location for a long time, a large press will b e housed in the building and the rest of the building would be for storage; the addition would allow the m to do the grading (which will improve the site); the gravel area is only for the use of the trucks. Chairman Sobkoviak indicated he inspected the site and the addition and the gravel area will not be visible from the street. Plan Commission Minutes January 15, 2013 Page 7 of 8 Commissioner O’Rourke asked to be shown the locatio n of the proposed addition. Mr. Garrigan indicated it would be to the south of the existing building and the two small building would be remove d. Mr. Richard Vane was sworn in. Mr. Vane indicated his firm prepared the site plan and further describ ed the plan. Commissioner O’Rourke asked if the building would b e constructed partly in the floodplain and if this issue would be resolved. Mr. Vane indicated they w ill work with Baxter and Woodman to resolve the floodplain issue. Commissioner Seggebruch asked if this would be a ma p amendment. Commissioner Heinen stated since you are filling the floodplain and there is propose d stormwater detention area, is this providing the stormwater management and the floodplain comp. Mr. Vane responded yes. Commissioner Heinen asked if they were going through a Clomr or Lomr pr ocess. Mr. Vane said they would work with Baxter and Woodman. Commissioner Seggebruch asked why the 2 building we re not physically joined and asked if the addition would be taller or higher than the original buildin g. Mr. Kusiolek said there is a power line between the two buildings and yes the addition would be taller than the original building. Commissioner O’Rourke asked what the business manuf actures. Mr. Kusiolek indicated they are steel fabricators. Commissioner Seggebruch asked if this addition would create any new jobs. Mr. Kusiolek suggested 5 or 6 new jobs within the first year or two. Commissioner Seggebruch agreed the metal building w ould be appropriate in this location. Commissioner Heinen agreed the gravel driveway woul d help infiltrate the water back into the ground; agreed this site is so well buffered any addition w ill be unseen. Mr. Garrigan indicated the loose gravel if done pro perly would be a BMP. Commissioner Kiefer was pleased the village worked with the applicant to not require the masonry due t o the remote location. Commissioner O’Rourke asked if compliance with the Village engineer would include the resolution of the floodplain issue. Mr. Garrigan replied yes, th ey will have to resolve the floodplain issue with e ither a Clomr or Lomr. Mr. Kusiolek stated they were willing to provide th e foundation plantings and that they would work wit h Baxter and Woodman to resolve the floodplain issue. Commissioner O’Rourke made a motion to recommend ap proval of the site plan for Peterson Manufacturing’s expansion subject to the following conditions: 1. Compliance with the requirements of the Village Eng ineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. That the applicant add some foundation plantings ar ound the new addition. Plan Commission Minutes January 15, 2013 Page 8 of 8 Commissioner Seggebruch seconded the motion. Vote by roll call: Kiefer, yes; Heinen, yes; Segge bruch, yes; O’Rourke, yes; Sobkoviak, yes. Motion carried 5-0, 2 Commissioners were absent. DISCUSSION Adjourned at 8:50 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary