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HomeMy Public PortalAbout2013-02-05 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: February 5, 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, Kiefer, Fulco, Heinen, Ch airman Sobkoviak and the Fire District and Park District were present. Commissioners Renzi and O’R ourke, and the School, Park, and Library Districts were absent. Also present were Michael Garrigan, Village Planner , Jon Proulx, Planner II and Merrilee Trotz, Recording Secretary Approval of Minutes: The Plan Commission minutes from January 15, 2013 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Garrigan indicated the Village Board approved t he ordinance for Pep Boys special use by a vote of 5-1; approved the site plan for Peterson Manufacturin g expansion by a vote of 6-0; and approved a modifi ed site plan for KLA Schools by a vote of 6-0. Case No. 1600-113012.TA Comprehensive Plan Chairman Sobkoviak indicated this case will be cont inued to February 19, 2013. Commissioner Kiefer made a motion to continue the C omprehensive Plan Case No. 1600-113012.TA to the February 19, 2013 Plan Commission meeting. Com missioner Heinen seconded the motion. Voice Vote – all in favor, 0 opposed. Motion carri ed. Case No. 1597-111912.SU/SPR Kuusakoski US LLC Mr. Garrigan stated this is a public hearing being heard pursuant to public notice in accordance with state statute and all applicable village ordinances. Thi s property is approximately 12.25 acres located at the southeast corner of 135 th and Route 30 which is currently zoned I-1 (Light I ndustrial.) Mr. Garrigan stated the applicant is requesting a special use fo r a new state of the art recycling center in the I-1 district and site plan review. This property is approximate ly 12.25 acres located at the southeast corner of 1 35 th and Route 30 which is currently zoned I-1 (Light In dustrial); this property was previously Fox Valley Press. The applicant is not proposing any major ad ditions or modifications to the existing structure other than the addition of several bay doors on the easte rn elevation. Mr. Garrigan reviewed the zoning of the adjacent pr operties; to the north as being vacant (Will Coun ty) proposed future commercial; to the south is light industrial; to the west is commercial (Rose Subdivision); and to the east is the railroad and f urther east is the Enclave Subdivision. 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 February 5, 2013 Page 2 of 6 Mr. Garrigan reviewed the 2 findings of fact and in dicated Staff believes the proposed use is consiste nt with the previous light industrial use and does not foresee any type of negative impact to the surroun ding uses; the proposed use is consistent with trend of development that has occurred along Route 30; and i s consistent with the Comprehensive Plan; therefore t hey have complied with the findings of fact. Staff is suggesting a favorable recommendation for the special use. Mr. Garrigan stated regarding the site plan the onl y modification to the exterior is the addition of 3 bay doors to the eastern elevation of said building; in dicating the applicant is not proposing any change to the existing access points, described the traffic patte rn; and indicated 154 parking spaces are provided w hile the ordinance would require 90 parking spaces. Mr . Garrigan indicated all operations would take plac e within the structure. Staff is suggesting a favorable recommendation for the approval of the site plan. Chairman Sobkoviak swore in Fred Agustin, attorney for the applicant; and Todd Gibson, representative of Vintage Tech Recyclers and partnered with Kuusak oski US. Mr. Gibson explained this will be the single most a dvanced electronic recycling facility in the nation ; they will be combining the technologies of the European partner and the technologies of Vintage Tech Recyclers; they will be consolidating the Romeovill e operation into this facility; they will bring in the priority technologies from around the world; they w ill produce final mill ready material inside the building; they will be creating a substantial numbe r of jobs; stated this will be the North American headquarters for Kuusakoski, Vintage Tech Recyclers and VTKK. Commissioner Kiefer asked the hours of operation an d their access from Route 30 and/or 135 th Street. Mr. Gibson indicated probably 6 am to 8 pm Monday t hru Saturday. Discussion was held regarding the usage of 135 th west of the tracks. Mr. Gibson stated all truck t raffic will access from Route 30 to 135 th and into the site. Mr. Gibson indicated they woul d not be adding any curb cuts. Commissioner Seggebruch asked if they would be usin g the railroad spur. Mr. Gibson stated they did no t know if they would at this time, the docks are not designed appropriately for their needs. Chairman Sobkoviak asked for any public comments. No one approached the microphone. Commissioner Heinen asked about noise generated fro m this facility. Mr. Gibson indicated all noise generated will be self-contained within the various self-contained rooms. Discussion was held regarding the vacancy of this p roperty. The property was constructed in the early 90’s prior to the subdivision to the east; discussi on was held regarding ownership of the triangular p arcel east of the tracks. Commissioner Heinen asked about the radiation detec tor and the truck scale. Mr. Gibson indicated the radiation detector is required similar to smoke ala rms to indicate what material cannot be shredded; t hey are adding the truck scale in order to weigh in the inbound inventory. Plan Commission Minutes February 5, 2013 Page 3 of 6 Commissioner Seggebruch asked about usage of the re mote maintenance building. Mr. Gibson indicated yes as they operate 15 of their own trucks. Discussion was held regarding the types of material s classified under electronics and from where these electronics would come. Mr. Gibson stated they cla ssify electronics as anything with a plug that does not contain Freon or liquid in some form; they are not liquefying anything so lead would stay solid; electronics can be dropped off or picked up. Mr. Gibson explained they will be replacing the ent ire roof and repairing the parking lot. Commissioner Heinen made a motion to recommend appr oval of the Special Use for the proposed recycling facility 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 Seggebruch seconded the motion. Vote by roll call: Kiefer, yes; Fulco, yes; Seggeb ruch, yes; Heinen, yes; Sobkoviak, yes. Motion car ried 5-0. Commissioner Heinen made a motion recommend approva l of the Site Plan Review subject to 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 Seggebruch seconded the motion. Vote by roll call: Fulco, yes; Kiefer, yes; Seggeb ruch, yes; Heinen, yes; Sobkoviak, yes. Motion car ried 5-0. Case No. 1604-122012.SPR Cornerstone Early Lear ning Center Mr. Proulx stated the applicant is seeking site pla n to allow for the expansion to the existing proper ty located on approximately 2 acres on the south side of 135 th Street just west of Heggs Road. This property was annexed into the Village in 2009 and r eceived a special use through the annexation agreement. The applicant proposed to add new class rooms to the front and rear and expand the parking lot. Mr. Proulx reviewed the land uses for adjacent prop erty as being to the north is 135 th Street (major arterial and vacant/agricultural, to the east and south is v acant/agricultural and to the west is single-family residential. Mr. Proulx further described the site plan for the proposed expansion; the increased number of parking spaces; the new elevations including removal of the vinyl siding on the existing structure and the new brick façade to match the proposed additions. Staf f defers to the Village Engineer with respect to an analysis of the proposed changes. The applicant is working with the Playa Vista to the west to provid e for water and sanitary sewer connections. Staff re commends a landscape plan showing the detailed buffering along the parking lot and is seeking the incorporation of two landscaped islands within the parking lot to break up the visual mass; and no add itional lighting is proposed. Staff believes the proposed addition is consistent with the special use and will not be detrimental to the use and enjoyment of adjacent properties or would t he expanded preschool impede the normal and orderly Plan Commission Minutes February 5, 2013 Page 4 of 6 development of adjacent properties. Staff is sugge sting approval of the site plan for the expansion o f Cornerstone Early Learning Center at 26359 W. 135 th Street subject to the stipulations. Chairman Sobkoviak swore in Mike Martin, attorney f or applicant, and Amber Thompson, applicant/owner, and Jodie Fitzgerald, additional o wner. Mr. Martin stated the property was annexed in 2009 and the annexation agreement granted R-1 zoning with a special use permit to operate a Preschool/da ycare; the annexation agreement provided the landscaping could be completed the later of either 5 years from annexation or development of McMicken property, there is no development of the McMicken p roperty at this time but they have no problem with the addition of the landscaping at this time, addin g the island in the parking lot and there is a thir d request that 135 th Street be stripped to show a left turn lane which will be done sometime this summer. Ms. Thompson stated the addition will be over a cra wlspace while the original house has a full basemen t. Commissioner Heinen asked if the water main connect ion was going to go across the entire property. Mr . Proulx stated there is a stipulation in the annexat ion agreement that they only need to bring the wate r main to serve this building. Mr. Martin stated the y have granted the right but the water main does no t need to be extended until development of the proper ty. Commissioner Seggebruch asked if the applicant prev iously had to do any type of fire suppression off o f the well to satisfy the State Fire Marshall. Ms. T hompson said they did not have to do any fire suppression due to the square footage of the buildi ng. The fire department allowed them to install additional doors in every classroom; there will be a system in the new building. Commissioner Kiefer asked if a motion was needed fo r the special use. Mr. Proulx stated staff hoped b y acknowledging the findings of fact and understandin g the surrounding areas are undeveloped that is sufficient to just review the site plan. Mr. Mart in stated the annexation agreement gives the R-1 zo ning with a special use to operate the daycare. Chairman Sobkoviak asked for any public comments. No one approached the microphone. Commissioner inquired about the water and sewer con nection. Mr. Martin indicated the number of people could not be supported by the current septic system; Playa Vista Unit 1 is adjacent to this pro perty, has been fully platted and sewer lines are in place . Mr. Martin indicated the water is at 135 th Street, and indicated the Village has a blanket utility easemen t over all of Hartz’s property where there is no bu ilding in place. Mr. Garrigan indicated they are currentl y working with Hartz to determine the location of t he spur. Commissioner Fulco made a motion to recommend appro val of the site plan review for the Cornerstone Early Learning Center expansion at 26359 W. 135 th Street, subject to the following three (3) stipula tions: 1. Compliance with the requirements of the Village Eng ineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Submittal of a landscape plan for the proposed park ing lot expansion subject to review and approval by the Village Planner. Commissioner Kiefer seconded the motion. Plan Commission Minutes February 5, 2013 Page 5 of 6 Vote by roll call: Heinen, yes; Seggebruch, yes; K iefer, yes; Fulco, yes; Sobkoviak, yes. Motion car ried 5-0. NEW BUSINESS: Case No. 1605-122112.CP Villas at Fox Run Mr. Proulx stated this is a concept plan for proper ty located on the east side of Route 59 south of Da yfield Drive on approximately 22 acres. The applicant pro posed to substitute 16 single family detached units in place of four 4-unit attached townhome buildings. This project was originally approved in 2005 or 200 6 as a 92 unit attached ranch townhome style developm ent for the adult market. The applicant is workin g with a set of franchise plans that added a single f amily detached product and had previously requested to substitute a flexible number of detached single fam ily homes in place of the attached townhome units. Construction has continued through development of t he property in the current market conditions. The applicant is requesting to increase the number of d etached single family homes from 27 to 36 and shift the location of those homes to the southern portion of the property. The detention pond would need to be reconfigured to allow for two of the new homes to b e constructed. Mr. Proulx stated that if we set aside the detentio n pond issue staff sees this as a straight forward request with the same architectural style and development o rganization as provided the original townhomes. Th is development is partially built out with both the at tached and detached units. The reason for the conc ept plan versus a preliminary or final plat is the engi neering issue and to see if the Plan Commission is comfortable with modifying the detention pond and a llowing the engineering changes to occur to have this request move forward. Originally this site wa s approved for a single family development called Crystal Lake Estates; this project did not move for ward due in part to some engineering challenges. Staff invites the Plan Commission to provide input and direction on the issues of this request. Chairman Sobkoviak swore in Jamie Wilcox of Wilcox Development. Mr. Wilcox indicated development is going very well and the mix of produ ct has allowed them to offer a better selection tha t is good for all people; and all but one of the single family lots have been sold. Chairman Sobkoviak asked for any public comments. No one approached the microphone. Commissioner Kiefer indicated there have been previ ous concerns about drainage in this development and asked how the drainage is now with what has bee n built. Mr. Wilcox indicated there have not been any issues; their engineering team has been working with Baxter and Woodman to see that it is develope d appropriately. Chairman Sobkoviak mentioned are any engineering is sues might prevent this requested change. Mr. Wilcox indicated preliminary steps have been taken prior to this meeting. Commissioner Heinen indicated it is more of a groun d water issue at this point, previously when this c ase came before us the correct measures had not been ta ken and since that time they done the corrective measures. Commissioner Heinen asked if there has b een an improvement since those measured have been taken. Mr. Proulx stated our Public Works dep artment has made some improvements to the field tiles and not to just the general area. Commission er Heinen thought the main issue was that the ponds needed to be clay lined and asked if the lining in the ponds solved this issue. Mr. Proulx stated the issues seen in the past have been greatly improved. Commissioner Kiefer asked how it looked with the ra in we have been receiving. Plan Commission Minutes February 5, 2013 Page 6 of 6 Mr. Wilcox indicated the system has worked great wi th the large rains we have received. Chairman Sobkoviak mentioned that if this goes forw ard to preliminary plat, a considerable amount of engineering will need to be completed and the area will have to be re-studied. Mr. Proulx stated if t his goes forward the applicant would demonstrate the pr oposed detention configuration would provide for th e equivalent storage volume as well as the equivalent separation of surface water and ground water as wh at has been approved and constructed. Discussion was held regarding the single family hom es that would be constructed in the detention area and the cost associated with filling the pond. Mr. Wilcox indicated the inability to build those two homes would be a greater impact than the cost of filling in the pond. Discussion was held regarding the difference in the high water level from the original plan to the proposed concept plan. Mr. Proulx indicated the li ning of the pond caused engineering changes that ar e not shown on the original plan. Commissioner Heinen suggested they look at the elev ations of the road and the high water elevation so as not to flood the road. Commissioner Seggebruch asked about the number and location of units. Mr. Wilcox stated the detached homes tend to look the best from the street so they try to cluster the detached homes around the townhomes. Discussion was held regarding the numbe r of homes if the engineering did not work. Commissioner Heinen stated he was fine with the pro posed site plan as long as it did not impact the ot her houses or streets. Mr. Wilcox stated regarding the drainage issues everything is working very well. Commissioner Seggebruch asked if they thought this would be the final change to the development. Mr. Wilcox indicated yes and it is very good for the co mmunity. Commissioner Kiefer made a motion to support the co ncept plan as proposed in the staff report. Commissioner Heinen seconded the motion. Vote by r oll call: Fulco, yes; Seggebruch, yes; Heinen, yes ; Kiefer, yes; Sobkoviak, yes. Motion carried 5-0 DISCUSSION Commissioner Kiefer congratulated Jon Proulx on his recognition for his volunteer work with the Riverfront. Adjourned at 8:50 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary