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HomeMy Public PortalAbout2013-02-19 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: February 19, 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 O’Rourke, Kiefer, Heinen, Chairman So bkoviak and the Fire District and Park District were present. Commissioners Renzi and Fulco, and t he School, Park, and Library Districts were absent. Commissioner Seggebruch arrived. Also present were Michael Garrigan, Village Planner , Jon Proulx, Planner II and Merrilee Trotz, Recording Secretary Approval of Minutes: The Plan Commission minutes from February 5, 2013 were accepted as amended. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Garrigan stated due to the holiday the Village Board had not met since the last Plan Commission meeting. Case No. 1608-012913.SU Chicago Brew Werks Mr. Proulx stated the applicant is seeking a specia l use permit for a Planned Development. This is a public hearing being heard pursuant to public notic e in accordance with the state statute and all appl icable village ordinances. The proposed tenant space is a pproximately 5,500 square feet located at the south erly corner of the building which would be divided betwe en a retail area, tasting area, brewery operation a nd office. Mr. Proulx reviewed the adjacent land uses – to the north and east the zoning is I-1 (office, research and light industrial) and to the south and west the zoning is R-1 (low density single family.) Mr. Proulx reviewed the two findings of fact for th e special use. Staff believes the proposed specia l use would not be detrimental to adjacent properties nor diminish property values as all operations would b e entirely within the existing building; this special use would not impede normal and orderly developmen t or improvement of adjacent property as the area is fully developed and the presence of a similar busin ess is in close proximity. Mr. Proulx reviewed the additional findings of fact in order to recommend approval of the planned development. Staff believes the proposed business has the opportunity to be very unique and had the potential to be a regional attraction; no new cons truction is proposed for the exterior of the buildi ng needed to support this special use; no relief is re quested; this special use is consistent with the ap plicable development standards; this is a commercial project proposed for an existing location and there are no open space or recreation obligations; there will be no negative impacts on adjacent properties as the special use is compatible with adjacent properties; the proposed uses are appropriate and indicated t he 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 19, 2013 Page 2 of 6 alcohol sales portion would be subject to a separat e liquor licensing; the proposed uses are similar a nd less-intensive than other uses that would be permit ted in the I-1 zoning district and are compatible w ith the adjacent properties. Mr. Proulx stated there were some parking lot chang es and some existing landscaping was removed by a previous owner and there currently is no sidewalk. Staff would like the landscaping restored, parkway trees planted and sidewalk improvements that would be consistent with current subdivision code standards. Staff believes the requested special use for planne d development is consistent with the planned development regulations and prior to any questions from the Plan Commission and any input from the public, staff is seeking a favorable recommendation . Chairman Sobkoviak swore in Brandon Wright, applica nt. Mr. Wright indicated their business is currently in unincorporated Plainfield; they are ex cited to be coming into the Village; their business is growing and is actively hiring; believe the launch into the actual brewing process will help their bus iness. Commissioner Heinen asked the location of the curre nt business and asked what components were being added to the business. Mr. Wright indicated his bu siness is located directly behind Binny’s Liquor St ore in unincorporated Plainfield and they are adding th e micro-brewing process as this facility; they curr ently sell everything a home brewer could brew with and s upply some local small brewing companies. Mr. Wright described the (growlers) reusable containers . Chairman Sobkoviak swore in Michael Phelps, neighbo ring resident. Mr. Phelps was concerned with the hours of operation. Mr. Wright indicated if they w ere to stay open later than the proposed 9:00 p.m. would be for a sensory evaluation. Chairman Sobkov iak stated the actual hours of operation and conditions would be subject to the liquor license. Commissioner Kiefer asked about the parking. Mr. P roulx felt there was sufficient parking and indicat ed the owner may be able to stripe the parking lot to more clearly show the spaces. Chairman Sobkoviak swore in Clayton Olsen, owner of the building. Commissioner Heinen expressed concern with the grav el parking lot and asked at what point the Village could request compliancy with the current code. Mr . Proulx indicated if there were a single tenant building it would be easier to require the improvem ent; the current tenant only represents a portion o f the building. Mr. Olsen indicated they have been conc entrating on getting the building up to code; the parking lot has been identified in a master plan to add curbs, add a sidewalk in the front, and landsc ape islands which they hope to complete this summer. C hairman Sobkoviak asked if landscaping was in the plan. Mr. Olsen indicated the owner to the south d id not want arborvitaes planted as it would block h er view. Commissioner O’Rourke asked about installation of t he sidewalk. Mr. Olsen indicated they anticipate putting in a sidewalk across the front and south si de of their property; asked if the Village would pl ace a sidewalk across the tracks. Mr. Proulx indicated t he safe route to the school calls for the students to walk south on Center Street, east on Lockport Street and north on Eastern; to achieve a pedestrian crossing on Center would require an ICC public hearing and perm it approval process which would be time consuming and expensive. Commissioner Seggebruch mentioned a t one time there was talk that the crossing at Center Street could possibly be closed. Plan Commission Minutes February 19, 2013 Page 3 of 6 Mr. Olsen mentioned there was no sidewalk on the we st side of Center Street across from this building. Commissioner Seggebruch suggested establishing a pa rkway with some defined curb cut instead of a continuous curb cut. Commissioner O’Rourke asked the number of parking s paces provided and if the parking was adequate for the uses; and asked about the lighting in the p arking lot. Mr. Proulx indicated the need to combi ne the various uses in the building to determine the numbe r of spaces required; and felt there was sufficient parking provided. Mr. Olsen stated there was a par king plan from the previous owner that provided enough spaces for the entire building; and indicate d he would follow that plan to some extent and this plan would be presented prior to construction of th e parking lot. Mr. Olsen indicated they installed new building lighting and there will be lighting instal led in the islands upon construction. Commissioner O’Rourke asked about the number of dri nks allowed per patron. Mr. Wright stated they are modeling this after another brewery that has do ne very well; Chicago Brew Werks is more of an educational experience. Some discussion was held r egarding the ounces and number of drinks for tastin g purposes and how it would be controlled; the guest taps; and the BASSETT training. Some discussion was held regarding the possibility of a stipulation regarding the parking lot. Commissioner Kiefer made a motion to recommend appr oval of a special use for planned development for Chicago Brew Werks at 14903 S. Center St., subj ect to the following 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 Heinen seconded the motion. Vote by r oll call: O’Rourke, yes; Seggebruch, yes; Heinen, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 5 -0. Case No. 1607-012213.CP O’Donnell Subdivision Mr. Proulx indicated the applicant has submitted a concept plan for 15 single family detached homes on approximately 7 acres of a larger parcel south of 1 19 th Street and east of Normantown Road. This proposal would fill the gap between the proposed te nnis club and White Ash Farm. Mr. Proulx reviewed the adjacent properties uses as being Will County A -1 to the north and east with Village R-1 (White As h Farm Subdivision) to the south and to the west is t he Normantown Road identified as a Major Collector. Mr. Proulx described the density of this project an d indicated the average lot size would be greater t han 12,000 square feet; explained the two access points with one from Normantown Road and the second would be the stubbed Prairie Grove Drive. Staff qu estioned whether the cul-de-sac should be eliminate d and stubbed to the east to provide for future publi c access to the remaining 20+ acres of the property . There is a public path that terminates near the pro posed Lot 10; it would make sense to make provision s for one-half of the path along the eastern boundary of the subject subdivision by way of a platted out lot or path easement for the potential path right-of-way. Staff recommends parkway trees for the Normantown Road section and suggests the addition of a bouleva rd island at the entrance and if the cul-de-sac rem ains then the addition of a landscaped cul-de-sac island . The school and park obligations would be met vi a payment of cash in lieu of land due to the size of the subdivision. There are two lots shown to provi de stormwater detention while final engineering would be provided at the time of final platting. Plan Commission Minutes February 19, 2013 Page 4 of 6 Staff believes the proposed land use is appropriate and is consistent with the Comprehensive Plan; and invites the Plan Commission to provide input and di rection on the issues raised. Chairman Sobkoviak swore in Dan O’Donnell, petition er. Mr. O’Donnell stated this is a natural buffer for the tennis facility. Commissioner Kiefer asked Mr. O’Donnell his thought s on the recommendations of Staff. Mr. O’Donnell indicated he was willing to work with Sta ff on the bike path; saw no problem designating a l ot that could be used as a single family lot if it is not needed for access to the east. Commissioner Heinen asked about the eastern propert y. Mr. O’Donnell indicated they have no current plans for the eastern property but explained his pr operty extends north to 119 th Street. Commissioner Seggebruch felt this additional access could be a second access for the tennis club also. Chairman Sobkoviak asked for public comments. Chairman Sobkoviak sworn in Frank Hopkins. Mr. Hop kins was concerned with the possibility of a back-up due to the train tracks and 119 th Street with only one access to Normantown Road. Commissioner O’Rourke asked the reason for the size of the subdivision. Mr. O’Donnell indicated detention pushed the subdivision that far and they wanted to completely buffer the subdivision to the south from the tennis club. Chairman Sobkoviak asked the thoughts of the commis sioners on the possibility of the stub to the east. Several commissioners agreed with the stub to the e ast. Mr. O’Donnell indicated this was a guarantee that t here would be a buffer from the tennis club. Chairman Sobkoviak swore in Armand D’Agostino. Mr. D’Agostino questioned any street to the east. It was noted the stub to the east would eventually hea d north to 119 th Street. Commissioner Heinen questioned the size of the lots . Mr. Proulx indicated the average lot was larger than minimum required by code. Commissioner Seggebruch asked who owned the path; q uestioned the detention. Mr. Bettin, representative of the park District, stated the pat h was part of the HOA for the subdivision. Mr. O’Donnell stated his design engineer determined the location of the detention as shown. Commissioner Kiefer made a motion to support the co ncept plan as proposed in the staff report allowing the possibility of developing the plat in such a wa y that the recommended stub street extension could be converted into a lot if the public connection is no t required and to guarantee the continuity of the w alking path. Commissioner O’Rourke seconded the motion. Vote by roll call: Heinen, yes; Seggebruch, yes; O’Rourke, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 5-0 Plan Commission Minutes February 19, 2013 Page 5 of 6 Kendall County Case – 609 Wheeler Road Mr. Garrigan explained this is a Kendal County case and the property is within a mile and a half of ou r municipal boundaries wherein the Village has the ri ght to review the case and forward a letter of cons ent or objection to the proposed use. Creekside and Sp ringbank developments are approximately 1 mile east of this site. The applicant proposes to establish a private social soccer club on this 1.5 acre site for 110 members that would meet on Friday nights from 6:00 pm to 10:00 pm and Saturdays and Sundays from 8:00 am to 5:00 pm.; the applicant proposed a 1500 square foot addition to the existing barn. The Comprehensive Plan identifies this area as Village Residential; there have been complaints about cars parking on Wheeler Road and the intensity of the cu rrent use; this property has been identified as a restaurant/bar on a Facebook page. Based on the f act that this use would not be consistent with the future residential character of the area, Staff suggests a legal objection to Kendall County should be filed for this proposed special use. The petitioner was not present. Commissioner O’Rourke asked how this use was differ ent from the tennis club. Mr. Garrigan indicated the tennis club was proposed by a professional grou p with a comprehensive plan with an actual business plan with a long professional track record; this pr oposal is a social club for the soccer club. Commissioner Heinen asked about the number of compl aints. Mr. Garrigan indicated an attorney who represents a number of residents in the area. Mr. Garrigan indicated if the Village files an obje ction then Kendall County will need a super majorit y vote to approve this special use. Commissioner O’Rourke made a motion to recommend th at the Village Board forward a legal objection to Kendall County for this proposed Special Use for a soccer club. Commissioner Seggebruch seconded the motion. Vote by roll call: Heinen, yes; Kiefer, yes; Seggebruch , yes; O’Rourke, yes; Sobkoviak, yes. Motion carried 5-0 Case No. 1600-113012.TA Comprehensive Plan Mr. Garrigan stated the Comprehensive Plan committe e has been working on an amendment/update to the Comprehensive Plan. This is a public hearing being heard pursuant to public notice in accordance with the state statute and all applicable village ordina nces. Mr. Lamb thanked the committee for their time and e fforts; reviewed the various updates to the transportation plan and maps, the future land use m ap, and described the additional corridors. Commissioner O’Rourke mentioned the lack of right t urn lanes on 119 th , 127 th and 135 th Streets onto Route 59; that maybe the timing of the lights could be adjusted; and that traffic counts can make up f or the lack of roof tops. Mr. Lamb described the changes to the population pr ojection. The Southwestern Plan is still in for revisions and will probably be a text amendment at a later date. Discussion was held regarding the various corridors ; the Polo Club; the Boulevard; the comparison of retail sales to other communities. Commissioner He inen suggested the northwest corner of Route 59 and Plan Commission Minutes February 19, 2013 Page 6 of 6 143 rd Street would be better zoned as a commercial or re tail use to further enhance the gateway to Plainfield. Chairman Sobkoviak asked for public comments. Mike Hoffman, representative from Teska, compliment ed the Village on their past achievements under the previous Comprehensive Plan. Commissioner O’Rourke suggested the addition of mor e transportation items such as the various intersections. Mr. Lamb mentioned the addition of a traffic calmin g device section that was added to the transportati on plan. Commissioner Seggebruch made a motion to forward th e draft plan of the Comprehensive Plan to the Village Board with a recommendation of approval. Commissioner O’Rourke seconded the motion. Vote by roll call: Heinen, yes; Kiefer, yes; O’Rourke, yes; Seggebruch, yes; Sobkoviak, yes. Motion carri ed 5-0 DISCUSSION Adjourned at 9:18 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary