HomeMy Public PortalAbout2009-11-03 PC Minutes Michael P. Collins PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Larry Kachel Bill Lamb Garrett M. Peck James Racich VILLAGE OF PLAINFIELD PLAN COMMISSION MEETING RECORD OF MINUTES DATE: November 3, 2009 LOCATION: VILLAGE HALL Chairman Sobkoviak called the meeting of the Plan Commission to order at 7:00 p.m. ROLL CALL: Present: Commissioners Renzi, O’Rourke, Sanders, Kiefer, Seggebruch, Chairman Sobkoviak; and Park District, and Fire District Absent: Commissioners Heinen, School District and Library District Also Present: Michael Garrigan - Village Planner, Jon Prou lx – Planner, and Merrilee Trotz – Secretary APPROVAL OF MINUTES: The October 20, 2009 minutes were accepted as presented DEVELOPMENT REPORT: Village Planner Garrigan summarized the results of the Village Board meeting of November 2, 2009. Chairman Sobkoviak extended the commissions heartfelt thanks to Carol Millan for her many years of service and to let her know she will be missed. OLD BUSINESS: None NEW BUSINESS: CASE: 1495-10260 9.SPR Village Green Restrooms Request: Site Plan Review Location: Village Green Applicant: Plainfield Park District Planner Garrigan summarized the staff report. The app licant is proposing demolition of the existing restrooms and constructing a new structure of approximately 600 square feet and generally located on the same foot print as the existing structure thereby meeting all required setbacks.. The Park District received a grant for some restoration or renovation of the Village Green The structures will be constructed with structur al brick on all four elevations with metal louvers windows. Staff is suggesting a favorable recommendation with two st andard stipulations as outlined in the staff report. Cameron Bettin, superintendent of planning for the Park District, was present to answer questions. Also present were Michelle Kelly, John Wilson, Mary Kay Ludemann, and Greg Bott representing the Park District. Commissioner Renzi asked if the restrooms would be open 24 hours and if there would be lighting. Mr. Bettin responded the restrooms are currently open 24 hours in season; explained there would be roll down doors installed to have more free access into the building and also have the ability to close the doors if needed; and described the proposed lighting.
Village of Plainfield Plan Commission Minutes November 3, 2009 Page 2 of 5 Chairman Sobkoviak asked if th ere was anyone in the audience who cared to ask a question or make a comment. There was no response from the audience. Commissioner Seggebruch expressed concern w ith the urinals in the men’s restroom and the drinking fountains meeting ADA requirements and explained ways this could be accomplished. Mr. Bettin stated he would pass this information on. Commissioner O’Rourke asked about the location of the dri nking fountains. Commissioner Renzi suggested putting the drinking fountains out in the open. Mr. Bettin explained the location and stated they typically only put drinking fountains in the community parks. Mr. Bettin confirmed they would be shut down through the winter. At 7:15 p.m. Commissioner Renzi made a motion recommending approval of the Plainfield Park District’s restroom facilities in the Village Green subject to the two s tipulations set forth in the staff report: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner O’Rourke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: O’Rourke, Sanders, Kiefer, Seggebruch, Renzi, Chairman Sobkoviak Nay: None The motion is carried 6:0 CASE: 1493-102109.SPR Request: Site Plan Review Location: Plainfield Small Business Park Building 2 Applicant: Dayfield Properties, LLC TIME: 7:15 p.m. Planner Proulx summarized the staff report. The applicant is seeking site plan appr oval for a light-indust rial building, the t win of Building 2, with approximately 27,000 square feet of which 9,000 square feet would be for office use and 18,000 square feet for warehouse/industrial space. This building would be the fourth building to be constructed of a nine building campus that received approval. Staff feels since the elevations were supported for Building 3 th ey are again supported for Building No. 2 , access will be taken from Route 30, sidewalk s would be constructed in the front and along the side elevations, fifty parking spaces are required and fifty-one are propos ed and there would be some surplus park ing capacity that the application could construct along the north property line. Storm water requirements were approved in the nine building campus previously approved. Staff notes that project complies with the various zoning code for lot area, lot width, height, floor ratio and setbacks. Staff feels the elevations and landscape plans are of a high quality, and extensive lighting is not proposed so ther e is no need for a photometric plan. Staff believes the proposed Building No. 2 meets the requirements of site plan review ordinance and is consistent with a previously approved concept plan for the Plainfield Small Business Park. Based on the foregoing and prior to any discussion Staff is seeking a favorable recommendation. Chairman Sobkoviak swore in Doug Carroll, the applicant. Mr. Carroll indicated there would probably be similar tenants as in Building No. 3. Chairman Sobkoviak asked if th ere was anyone in the audience who cared to ask a question or make a comment. There was no response from the audience. Commissioner O’Rourke asked about the tenants in Building 3. Mr. Carroll replied like Building No. 3 there would be offices in the front, research and development in the back, but did not expect another church in this building. Commissioner Kiefer asked if the same parking materials would be used throughout. Mr. Carroll confirmed that they would. Commissioner O’Rourke asked about the 58,000 square foot retail building. Mr. Carroll replied that was the front building or building no. 9 . Commissioner Seggebruch asked if it the parking was permeable pa vers. Mr. Carroll said it is recycled concrete and will be painting the stripes. Chairman Sobkoviak mentioned the uses in the building could be office, industrial or commercial retail.
Village of Plainfield Plan Commission Minutes November 3, 2009 Page 3 of 5 Discussion was held regarding the parking and how is it formulated by the square footage. Planner Proulx stated they would make sure there is sufficient parking by the usage. Commissioner Seggebruch asked if the building would have sprinklers. Mr. Carroll confirmed there were no sprinklers and indicated it was compartmentalized. Commissioner Sanders asked about the vehicular traffic and if there would be a need for signage for the trucks. Commissioner Sanders said it would not be 53 foot trailers coming in. Mr. Carroll agreed. Commissioner Renzi asked about cross access and at what point there would be a need for additional access. Planner Proulx indicated access will be important to the property owner/manager but the site pl an was approved with one access point for all nine buildings. Mr. Carroll said the site was approved with a traffic study for all nine buildings with a mix of uses. Mr. Carroll said they desire another access point but it may not be necessary and there will be a light there in the future. Commissioner Renzi said unless there is a substantial change in use that spikes the traffic greater than you had envisioned in 2003 that the light would be sufficient. Mr. Carroll agreed. Discussion was held regarding the required turn movement for all vehicles moving between Buildings No. 2 and No. 3. At 7:30 p.m. Commissioner Sanders made a motion to recommend approval of the site plan review for Building 2 of the Plainfield Small Business Park, subject to the following two stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Kiefer seconded the motion. Chairm an Sobkoviak called for a vote by roll call. Aye: Sanders, Kiefer, Seggebruch, Re nzi, O’Rourke, Chairman Sobkoviak, Nay: None The motions is carried 6:0 CASE: 1496-102809.CP Request: Concept Plan Location: 15028 S. Illinois Street Applicant: David & Susan Bostanche TIME: 7:30 p.m. Planner Proulx summarized the staff report indicating the petitioner is proposing to convert this property, (located immediatel y north of Kelly’s Barber Shop on Illinois Street and across from the Library)from a residence to an antique shop which would require re-zoning the property fr om existing R-1 to either B-5 or BT. This pr operty had been reviewed recently for a cigar shop. Some of the differences between the cigar shop and antique shop are no demolition of the house, rezoning could be accommodated with BT zoning; an antique sh op may be more acceptable that the prior proposal and the antique shop had been in downtown Plainfield for nearly 20 years. Planner Proulx said this is a Craftsman-influenced house built circa 1925. The Village has been reluctant to approve the conversion of residential lots to commercial uses which are not located on arterial routes. A second policy question is whether there would be support for B-5 zoning or Business Trans ition zoning in place of B-5, both or neither. If it were Business Transition – the Plan Commission would get to review any specific use that came in, there would be a public hearing, adjacent properties would be given notice and have a chance to participate and the Village Board would have the opportunity to deny a special use if a use was proposed that result in impacts that could not be mitigated. Planner Proulx further stated the adjacent property to the west, south and east are all non-residential. Staff believes this u se would not alter the exterior of the structure, generate sign ificant additional traffic and mi ght receive patronage from other vehicular and pedestrian traffic generated by the Library. Regarding the findings of fact, Staff does not anticipate signifi cant negative impacts to the public health and safety. Staff feels the project would be consistent with the Comprehensive Plan; feels the proposed retail use is consistent with the commercial
Village of Plainfield Plan Commission Minutes November 3, 2009 Page 4 of 5 and institutional uses that surround the property and also believe it would be possible to provide for compatibility with residential properties to the north with adeq uate safeguards in place. He stated th ere are trends in the development to our downtown where there is a combination of commercial and residential uses on the same block on DesPlaines Street north of Lockport and on Oak to a certain extent and on Chicago west of DesPlaines. Staff feels the trend of development in the area would be consistent with what is proposed. Staff feels the property is equally well suited for residential and/or commercial u se consistent with the last two findings as well. Regarding site plan issues, Staff feels required parking could be met with available on street parking spaces and off street in the public parking lot located to the east and notes that a la ndscape buffer would be required along the north property line to provide some transition between the requested commercial and the residents to the north. Planner Proulx stated Staff is looking for direction from the commission and will go to th e Village Board. He stated the commission could make a recommendation for approval or denial to the Village Board. Chairman Sobkoviak reminded the commissioners that the real issue is not whether or not we want an antique shop on that street, the real issue is do we want to extend commercial zoni ng up the street. The petitioner is asking for B-5, Staff has indicated that BT might be more appropriate. He stated that businesses come and go but the zoning stays forever; also reminded the commissioners that if we rezone it B-5 to be prepared to accept any use allowed in B-5 district and the same with BT. Susan Bostanche, applicant, introduced herself stating she has been in business for 20 years and wants to continue. She feels she would be an asset to that area, her business is quiet and most of the people in the area are her customers. She did not w ant to change the look of the building but did want to bring it up to code and indicated ramps would be good for her customers, as well as her business to move furniture in and out of the store. Chairman Sobkoviak explaine d the effects of rezoning to either B-5 or BT. Chairman Sobkoviak asked if th ere was anyone in the audience who cared to ask a question or make a comment. There was no response from the audience. Commissioner Sanders asked for clarification of the different zonings in the area. Chairman Sobkoviak stated that if we agree to rezone to BT – it could at a later date be rezoned to B-5 whereas if you rezone to B-5 it will never down zone; also indicating there is more control with BT zoning. Commissioner Renzi said with the central planning going on in this area, BT would be a logical extension of the downtown zoning; the building would stay there and we would have more control. He felt that Illinois Street, with the library and churc h, would ultimately be B-5 in the future up to Oak with commercial on the first floor and perhaps residential on the second and possibly third floors. He felt this should be planned in the future to be completed at one time and not piece meal. Chairman Sobkoviak agreed BT would have the least impact on existing structures. Commissioner Sanders also felt BT was a manageable zoning. Commissioner Kiefer asked the status of the master planning committee and indicated he also supported BT. Planner Proulx estimated the master planning process would be a 6 to 9 month process. Commissioner Seggebruch supported BT for this property. Mrs. Bostanche indicated she would like to get going on this project right away as her contract is contingent on the rezoning. Commissioner O’Rourke asked for clarification of BT and the special use. Planner Proulx stated retail use is considered to be more intense than an office so in BT a retail use would requir e special use approval whereas a Doctor or attorney’s office would not. Commissioner O’Rourke asked if it were rezoned to BT and something other than an antique shop came in would it have to come in for special use. Planner Proulx replied yes. Commissioner O’Rourke said the Comprehensive Plan shows this site as transitional commercial land use and would be co nsistent with the Comprehensive Plan. He asked if BT could revert back to a residential use. Planner Proulx said residential is a permitted use in BT. Commissioner O’Rourke asked about the parking and the driveway and the average number of cust omers on a daily basis. Mr s. Bostanche indicated 20-50 customers on a daily basis but during th e festivals there were maybe 100 customer s. Commissioner O’Rourke agreed B-5 would not be the proper zoning for that property today and supported BT for the antique shop. It was unanimous that BT would be the appropriate zoning for this site. Planner Proulx indicated this would go to the Board and if there is support it could come back as a zoning request.
Village of Plainfield Plan Commission Minutes November 3, 2009 Page 5 of 5 DISCUSSION: None ADJOURN: Since there was no further business before the Commission, Chairman Sobkoviak adjourned the meeting at 8:10 p.m. Respectfully Submitted Merrilee Trotz Recording Secretary