HomeMy Public PortalAbout2007-07-17 PC Minutes VILLAGE OF PLAINFIELD PLAN COMMISSION MEETING RECORD OF MINUTES DATE : July 17 , 2007 LOCATION: Village Hall Chairman Sobkoviak cal led the m eeting of the Plan Commission to order at 7 :30 p.m. after the Zoning Board of Appeals meeting adjourn ed. ROLL CALL: Present: Commissioners Kachel, McKay, Renzi, Murawski, Bonuchi, Chairman Sobkoviak, and ex -officio Commissioners Cox and Sanders . Also present were Plainfield Park District and Fire District. Absent: Commissioner O’Rourke, School District , Library District and Police Department Also Present: Michael Garrigan – Village Planner Village of Plainfield , Jonathan Proulx – Planner II Village of Plainfield, Mike Schwarz – Planner II Village of Plainfield, Sara Leach – Planner I Village of Plainfie ld, and Carol Millan – Secretar y Village of Plainfield . MINUTES: The minutes from the Plan Commission meeting of July 3 , 2007 were accepted as presented. DEVELOPMENT REPORT Michael Garrigan gave the development report. The following items were brought b efor e the Village Board at their 7/16 /07 meeting: Menards Outlot #3 – Village Board approved the Site Plan Review by a vote of 5:0 Shops of Polo Club – Village Board approved ordinances for the Annexation Agreement, Special Use, and Rezoning by a vote of 5 :0 Villas at Fox Run – Village Board directed Village Attorney to prepare the Ordinance for the Major Change to the PUD and continued the Final Plat. Spring Knoll – Village Board directed Village Attorney to prepare the ordinance for the Specia l Use for a PD by a vote of 5:0 and approved the Preliminary Plat of Subdivision. Creekside Crossing – Village Board approved the final plat for an adjustment to lot lines. Text Amendment Zoning Ordinance (Sign Code) – Village Board approved the text amendment.
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 2 of 13 OLD BUSINESS: CASE: 1305 -031907.TA SUBDIVISION CODE TEXT AMENDMENT Request: Text Amendment Location: Village -wide Applicant: Village of Plainfield TIME: 7:41 p.m. Michael Garrigan gave the staff report. He stated this is a continuation of a publi c hearing. There are two minor changes to the Subdivision Code in some ways they are housekeeping matters: (1) amend Section 7 -14 2 to reflect the Village’s correct address in all future Letters of Credit, (2) request from the Building Department to incor porate a new provision 7 -256 requiring the installation of a guard, fence, or natural landscape buffer on any retaining wall that is higher than 4 feet in height measured from the lowest grade. The need of Pro vision 7 -256 has become evident as more and m ore walk -out basements have been constructed throughout the Village. There have been safety issues in relation to the substantial grade differences that exist along these retaining walls. Chairman Sobkoviak asked if there was anyone in the audience that cared to ask a question or make a comment. There was no response. Commissioner Kachel asked about the height of the fence. He asked if that should be as high as the regular height of a fence or should there be some type of limitation. Michael Garrigan stated staff would probably encourage the home builders to incorporate a 4 -foot fence. Commissioner Kachel stated on a retaining wall 4 feet would seem high. There was a discussion about the height of a fence , the opacity, and the aesthetics . Michael G arrigan stated this was purely for safety purposes and was proposed by the Building Department in regards to what they have observed out in the field. Commissioner Sanders stated it was his understanding this proposal would help to keep people from walk ing too close to the edge and this could be accomplished by landscaping, by some kind of fencing, etc. Michael Garrigan agreed and stated the proposed language identifies a barrier, which includes landscaping. Commissioner Sanders stated it could be 3 or 4 feet of bushes. At 7:49 p.m. Commissioner Murawski made a motion that the Plan Commission recommend approval of the proposed amendments to the Village’s Subdivision Code as outlined in the staff report. Commissioner McKay seconded the motion. Chairma n Sobkoviak called for a vote by roll call. Aye: McKay, Renzi, Murawski, Bonuchi, Kachel, Chairman Sobkoviak Nay: 0 The motion is carried 6:0
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 3 of 13 NEW BUSINESS: CASE: 1320 -050407.SU ALL AMERICAN AUCTION HOUSE Request: Special Use for Au ction House in B -3 Location: 15940 W. Lincoln Highway Applicant: Ron Ciaglia TIME: 7:50 p.m. Sara Leach gave the staff report. She stated this was a public hearing and it was published and posted in accordance with ordinance. The Village Board had app roved the business as acceptable as long as the owner was in the process of applying for a Special Use permit. The subject site is nonconforming. When the area was annexed , the current building and the majority of the existing property characteristics we re already present and the Ordinance states that any nonconformity that existed on August 15, 2006 or a situation which becomes a nonconformity upon adoption to an amendment to the Zoning Ordinance will be allowed to be continued in accordance with the pro visions of the Zoning Ordinance. The nonconformity rests with the property and is not affected by changes in ownership, tenancy, or management. The issues being grandfathered in are: unscreened outdoor storage, no landscaping around the building or park ing lot, and minimal land scaping along the right -of -way, gravel parking lot with lack of marks and designated parking stalls, no sidewalk in the public right -of -way, and a metal building façade. Staff would like to encourage the owner and/or tenant to inc orporate improvements in consideration of this Special Use. As far as parking is concerned staff would be looking for 1 space for every 300 sq. ft. of floor area. Being that the site has a gravel parking lot there are no parking stall lines labeled. T he site allows for 60 parking stalls and still maintains a 24 -foo t drive aisle width. She went on to say in regards to handicap parking, the Illinois Accessibility Code from the Illinois Attorney General Disability Rights Bureau requests that handicap p arking spots be paved and marked . The applicant’s property does not comply with either of these provisions so staff is looking for the Plan Commission’s direction on how to approach the subject as the gravel parking lot is grandfathered. Sara stated 2 of 2 findings of fact are fav orable and recommended approval of the Special Use. Chairman Sobkoviak asked if the petitioner or his representative were present. There was no response. Commissioner Murawski asked about parking lot lighting. Sara Leach st ated currently there are no lighting structures in the parking lot and this would be grandfathered in also. Chairman Sobkoviak stated this building has been used over the years for a number of different things. Commissioner Bonuchi commented that there i s a sign up already advertising it as an auction house. Chairman Sobkoviak stated he believed they received approval from the Village to begin operation. Commissioner Kachel asked if anything should be added that if auctions were held in the evening ligh ting would have to be provided. Sara stated that could be added as a stipulation. Commissioner Murawski asked what weight this stipulation would have if the property is grandfathered in as is. Sara Leach stated since the
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 4 of 13 site is grandfathered in , staf f can really only recommend these items in consideration of this special use approval. Michael Garrigan stated staff could confer with the Village Attorney as far as the safety issues in regard to parking, and the handicap parking issues to see what can b e done. Chairman Sobkoviak stated they could put some handicap parking along the building and they could put the signs on the side of the building. Commissioner Renzi had a question about grandfathering in on August 15, 2006. He stated there had to be h andicap regulations at that time and the Village should be able to make the applicant do anything that the Law requires them to do. He stated August 15, 2006 should be added to the 4 th stipulation. Sara Leach stated the Disability Rights Bureau calls fo r a stable and sturdy pavement . Commissioner McKay stated it would be to the benefit of the petitioner if they do have handicapped people coming regularly to their auctions to have provisions for them. The petitioner certainly would not want anyone to be harmed or attacked in their parking lot . It might not be something the Commission can require, but it certainly is something that can be suggested as a potential safety hazard. Commissioner Sanders had a question on the Calcium Chloride. He asked if it becomes airborne. Sara Leach stated it will settle and harden on the surface. It absorbs the moisture to create a layer on the ground, so it would not become airborne. Mike Schwarz stated the articles he has read all state that it absorbs the moisture that is in the air. Once you put it down, it basically settles and hardens on its own. Chairman Sobkoviak asked if there was anyone in the audience that cared to ask a question or make a comment. There was no response. At 8:06 p.m. Commissioner Renzi made a motion that the Plan Commission adopt staff’s findings of fact and recommend approval of a Special Use for an auction house in B -3 Zoning District for All American Auction, located at 15940 s. Lincoln Highway (IL. Route 30) subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Compliance with the Village Sign Code. 4. Compliance with the handicapped parking requirements of the Illinois Attorney General – Disability Rights Bureau as of 8/15/06. 5. That the owner and/or tenant comply with the following requirements: a. Screen the outdoor storage b. Remove the barbed wire on the fencing c. Landscape the buffer along Illin ois Route 30 d. Take reasonable measures to keep the dust from the gravel parking lot at a minimum on the site (Calcium Chloride is inexpensive, environmentally safe option). 6. No exterior sound amplifying systems shall be used on the property. 7. That all auctioning activities, other than the viewing of vehicles and large items, take place inside the building. 8. If activities are to be held during the hours of darkness, parking lot lighting should be provided. Commissioner Kachel seconded the mo tion.
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 5 of 13 Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, Murawski, Bonuchi, Kachel, McKay, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 CASE: 1339 -070607.SPR STEINER RD./ROUSONELOS Request: Annexation Agreement Location: West of Steiner Rd., approx. ¼ mile North of State Rte. 126, Will County Applicant: Rousonelos Family Partnership, LP Bruce Goldsmith & Dennis Lindell TIME: 8:09 p.m. Michael Garrigan gave the staff report. He stated this is a public hea ring pursuant to public notice in accordance with State Statute. This is a pre -annexation. This is the 223 acre Rousonelos Farm. At the present time, the applicant has not submitted a land plan or concept plan for the proposed site. The Village Board will consider the proposed Annexation Agreement. The property is currently not contiguous to the Village. Before it can obtain contiguity, the Red Fox property to the north and northeast would have to be annexed. The proposed property is within the Vil lage’s proposed Planning Area. The Village Comprehensive Plan outlines this area as being medium density residential. He stated the proposed pre -annexation of this property is a logical extension of the Village’s Municipal boundaries based on the curre nt comprehensive plan and based on the fact that the property is within the Village’s FPA area. The applicant has agreed whatever development does come in will be consistent with the Village’s Comprehensive Plan. They have also agreed whatever developmen t comes in will be consistent with the Village’s Planned Unit Development Guidelines and the Residential Design Guidelines. The factor driving the pre -annexation is the Village is currently making improvements along Steiner Road. Within the present const ruction season, the Village has plans to basically improve Steiner Road from 126 north all the way to 143 rd Street. As part of those negotiations, the applicant will be required to dedicate certain right -of -way for the improvement of Steiner Road. Staf f is making a favorable recommendation that the proposed annexation is a logical extension of the Village’s Municipal boundaries. Chairman Sobkoviak swore in the representative for the petitioner. Bruce Goldsmith is the attorney for the petitioner. He s tated the applicant’s interest about having a discussion about annexation really came from the Village’s initial inquiries about the acquisition of the right -of -way at Steiner Road. In the course of having those discussions and consideration of what would have been a negotiated economic resolution of the dedication, the owners thought it might be in the best interest of both the Village and their ownership to get some certainty about the ultimate use of the property. It is currently used for farming with one large house on it, a smaller house, and a mobile home on the property. There is no interest by the owners in
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 6 of 13 developing the property and there is no prospect for development at this time. The idea was to resolve the Steiner Road acquisition and al so get some certainty with respect to the future use of the property. Commissioner Renzi asked Mr. Goldsmith if the petitioner is asking that whenever this property is developed it will be based on the Comprehensive Plan as it exists today. Mr. Goldsmi th stated that was correct with the understanding that the pattern book guidelines would govern any single family residential and multi -family would be consistent with the overall density. Commissioner Renzi stated he had a problem with this concept. He went on to say at the present time there is an incredible amount of area that is undeveloped. There is discussion about a major arterial road that is going to go north/south to the Village. He had concerns about putting residential where a commercial ar ea could possibly be put. It would be positioned between Grande Park to the West and the area being developed on 143 rd Street. A discussion ensued about the location of commercial nodes. Michael Garrigan stated there is new focus on 143 rd Street and S teiner/Drauden as neighborhood retail centers. The Comprehensive Plan does incorporate a commercial node at 143 rd and Steiner Road. There is also some potential at County Road and Rt. 126 as per the Comprehensive Plan. The Comprehensive Plan does not id entify any commercial on Steiner between 126 and 143 rd Street, but shows it as medium density residential. Michael Garrigan stated rezoning could always be requested. Bruce Goldsmith talked about the WIKADUKE and commercial nodes. Michael Garrigan state d commercial could always be incorporated in the PUD. This developer has not identified that. There was a discussion of PUD’s. Commissioner McKay talked about the time that was spent on the Comprehensive Plan and how the Village should look. She felt t he Commission should stick with what the Comprehensive Plan designates. Michael Garrigan reiterated that what is coming before the Plan Commission tonight is a request for annexation. He stated there is no concept plan proposed this evening. Nothing pre cludes the applicant at some point to request consideration for some type of commercial component. Nothing precludes staff from modifying the Comprehensive Plan in the future to incorporate additional commercial. He stated the Comp Plan is generally upda ted every 5 to 7 years. There is a distinct possibility that the Comp Plan would be modified before this development comes before this Commission again for conceptual or preliminary plat approval. Chairman Sobkoviak asked if there was anyone in the aud ience that wished to make a comment or ask a question. Janet Steiner was sworn in by Chairman Sobkoviak. She is the President of Red Fox Farms. She stated she believes this is excellent and a great idea. She stated it doesn’t lock the Village into some thing that can’t change if conditions change. She wants to see Steiner Road completed. She stated she did not receive a letter informing her of the hearing. There was no further response from the audience. At 8:35 p.m. Commissioner Kachel made a moti on that the Plan Commission recommend that the annexation of the proposed property is a logical extension of the Village’s municipal boundaries. Commissioner Murawski seconded the motion.
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 7 of 13 Chairman Sobkoviak called for a vote by roll call. Aye: Murawski, Bonuchi, Kachel, McKay, Chairman Sobkoviak Nay: Renzi The motion is carried 5:1 At 8:35p.m. The Plan Commission took a break At 8:45p.m. The Plan Commission reconvened CASE: 1343 -070607.SPR PLAINFIELD SMALL BUSINESS PARK Request: Sit e Plan Review BUILDING #3 Location: Route 30 – South of 135 th St. Applicant: Doug Carroll TIME: 8:45 p.m. Jonathan Proulx gave the staff report. He stated this is a Site Plan Review request. This is Bldg. #3, which is one of 9 buildings that were a pproved as part of a PUD. This building is located in the interior of the site in front of , or just w est of, Bldg. #1 (DuKane Precast). Bldg. #3 and the adjacent Bldg. #2, which is a future bldg., will actually serve as a transition from the industrial f o cused building of the project at the rear t o the front buildings, which have a potential to be more retail focused. The petitioner is not proposing to subdivide, so this would be a multi -building campus on one lot for the time being. Bldg. #3 has multip le entrances which will allow multi -tenant occupancy of the building. The petitioner estimates that approximately 9,000 sq. ft. could be devoted to office uses and 18,000 sq. ft. would be storage or light industrial type uses. Access would be provided to the site by the sole ingress -egress plan at Route 30. The access drives have been constructed along the northern and southern portions of the development. The only portion of the access drive that would need to be constructed would be along the north si de of Bldg. #3 and the west side of Bldg. #3. Staff believes there is adequate v ehicular access. There is a 12 -foo t sidewalk proposed along the front elevation and an adequate width of sidewalk along the side elevations to provide for pedestrian movement s between buildings. Staff would like to see a declaration of Covenants and Easements or a Reciprocal Easement Agreement or some other mechanism for providing cross access rights, especially if the site more fully develops to clearly delineate the points of cross access. Staff has recommended pursuing cross access with American Built Systems to the south. This would facilitate the movement of heavy truck traffic that might be common between both developments. However, this is not a requirement, but mere ly an opportunity that staff has asked the petitioner to evaluate. There are 51 parking spaces proposed for the site. Staff estimates there are 50 spaces that would be required, so the proposed exceeds the required amount. This is based on 9,000 sq. ft. being at the higher office generated use and 18,000 sq. ft. at storage or more industrial use. There is no trash enclosure proposed along the rear elevation and staff notes that will need to be enclosed with walls of similar construction as the primary elevations. Staff is confident that a detail or a sketch
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 8 of 13 demonstrating compliance is forthcoming. Staff has identified that perhaps a second trash enclosure would be helpful to service the building, but staff will leave that to the petitioner. Build ing #3 is part of the overall campus development and the petitioner previously provided formal engineering for the whole project. Staff would like to note that any vehicular movements would need to be accommodated in the currently proposed site plan. Sta ff asks that the Village’s consulting engineer review the auto turn to demonstrate that all of the required turn movements could be accommodated. Utility easements need to be platted and provided. Staff is comfortable with elevations. The elevations are enhanced over what a conventional, traditional, industrial building would be. It incorporates the use of a brick wainscot between entrances, the architectural canopies over the entrances, a row of over story windows, enhance d cornice and coping, and the raised parapet provide some variation. Staff would welcome the opportunity to work with the petitioner regarding 4 additional elements to the elevation. Staff is comfortable though with the elevation as it is currently proposed. Staff feels extensive wa ll signage would not be appropriate or consistent with this elevation. Staff would encourage the petitioner to pursue window signage or door signage as a means of tenant identification. A Landscape Plan was submitted . S taff finds the plan to be of high quality and consistent with the previously installed landscaping. A photometric plan was not included in the Plan Commission packet. There is a minimal amount of lighting proposed. Staff believes given the limited nature of the lighting and context of t he adjacent industrial uses , a photometric plan is not required. Jonathan Proulx stated the finishing of the rear of Building #1 is nearing completion and staff notes a timeline will be established to complete this work in conjunction with permitting for Building #3. The petitioner has submitted that this finishing work will be completed in a timely fashion. Staff is seeking a favorable recommendation for the Site Plan Review from the Commission. Chairman Sobkoviak swore in Doug Carroll from Dayfield Pr operties, LLC. He stated there are minor details that are outstanding and he was sure these could be worked out with staff. Chairman Sobkoviak referred to the staf f report. He stated staff has concerns about the parapet wall and asked Doug Carroll if he would be able to work that out with staff. Doug Carroll stated the artist’s rendering is actually incorrect. It is missing the other 1/3 of the building. The parapet is actually centered. Chairman Sobkoviak asked about the brick on the front elevation . Doug Carroll stated they would talk to staff and said actually the brick is only adjacent to the doors. Chairman Sobkoviak asked about the window product. Doug Carroll stated the window product is actually glass block on either side of the doors. Cha irman Sobkoviak asked Jonathan about the cross access rights. Jonathan stated the cross access for the property to the south is certainly not a requirement ; and from speaking with the petitioner , he felt it was not readily forthcoming. In terms of on -sit e cross access, staff thinks it is appropriate to have some Declaration of Covenants and Restrictions or Reciprocal Easement Agreement or some other document. Chairman Sobkoviak asked Doug Carroll if he was in agreement with that. Doug Carroll stated it is under one ownership and there is an overall blanket easement for the site that includes utilities. It may include access as well. He also stated as far as the cross access to the South, they would be in favor of that also. Chairman
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 9 of 13 Sobkoviak stated he would recommend the petitioner look into that. Doug Carroll stated i f they did secure that cross access, it would mainly be for DuKane’s trucks and not for vehicular access in general. Commissione r Kachel had concerns that Building #1 had taken a l ong time to be completed. Doug Carroll stated it would be painted in 30 days. Chairman Sobkoviak asked about the road dedication to Route 30. Doug Carroll stated he would give staff documentation on that. Chairman Sobkoviak asked if there was anyone in the audience that cared to make a comment or ask a question. There was no response. At 9:05 p.m. Commissioner Renzi made a motion that the Plan Commission recommend approval of the site plan review for Building 3 of the Plainfield Small Business Park, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Demonstration of sufficient on -site cross -access rights, utili ty easements, and public right -of -way dedication subject to the review and approval of the Village Planner. Commissioner Bonuchi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Bonuchi, Kachel, McKay, Renzi, Murawski, Chairm an Sobkoviak Nay: 0 The motion is carried 6:0 CASE: 1331 -061207.TA TEXT AMENDMENT TO COMP PLAN Request: Text Amendment to the Comp Plan to add a Medical District at the NW corner of the VanDyke Rd. and 127 th St. Intersection Loc ation: Village -wide Applicant: Village of Plainfield TIME: 9:05 p.m. Sara Leach gave the staff report. She stated this was a public hearing. This is an ongoing effort by the Village to keep the Comprehensive Plan updated. This would allow a Medical D istrict on the NW corner of Van Dyke Rd. and 127 th Street. Previously a Medical District was not something staff was seeking to incorporate, but based on current information regarding Edwards Medical Campus and suggestions from a Trustee, staff feels an a ddition of a Medical District would be acceptable for the Edwards Medical Campus Area. This is currently zoned I -1 and the Comprehensive Plan identifies the site as Municipal/Institutional. By adding a Medical District, staff feels this would better deta il the site and the uses that are located there. Staff is asking for approval of the text amendment.
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 10 of 13 Chairman Sobkoviak had no problem with creating a Medical District, but had concerns of removing the I -1 District and making it a Medical District since there are so few I -1 Districts. Michael Garrigan stated the Edwards Hospital Facility is I -1 and the reason for that is the I -1 Zoning District is the only zoning district that allows a hospital per se. Originally the area was ORI and before that , the Co mprehensive Plan showed it as R -1. Chairman Sobkoviak asked if the end result of the Commission is not removing an Industrial zoning and replacing it with a medical zoning , but removing a residential zoning and replacing it with a medical zoning. Micha el Garrigan stated he would submit that was generally correct. Chairman Sobkoviak did not want to see Industrial zoning indiscriminately changed to something else, but if it was originally residential and it was only made Industrial to accommodate Edwar ds Medical, he did not have an argument. Michael Garrigan stated staff is seeing interest in these medical types of uses around the Edwards facility. Chairman Sobkoviak stated if the Medical District was created, can the Village exclude somebody coming i n there to build retail. Michael Garrigan stated no because certain retail would be consistent, such as a pharmacy. Chairman Sobkoviak asked what the benefit was to designate this as a Medical District. Michael Garrigan stated the benefit is to let the development community know that we are trying to create a medical core with ancillary uses, ranging from l ight retail, such as a pharmacy, to health club facilities, to assisted living, which would all be ancillary uses to a major medical campus like we fo resee for the Edwards facility. It would be a future major medical employment core . He stated it is consistent with the uses developers want in an area such as this. Commissioner Sanders stated it adds some certainty and defines the medical district wit h allied kinds of businesses. He asked how many other communities have this kind of designation. Michael Garrigan stated he is not aware of any other communities with this kind of classification. Sara Leach stated she knows Naperville is going to a simi lar process around their Edwards site. Commissioner Sanders asked if property across 127 th Street could be expanded to include the same kind of development. Michael Garrigan stated the district could be expanded. Commissioner Renzi mentioned the area ac ross from Heritage Grove Middle School. He thought it was annexed as B -3. Michael Garrigan stated it was annexed as B -1. Commissioner Renzi asked if this would be consistent with the property that had been zoned B -1. Michael Garrigan stated absolutely. There was a discussion about other property that had been annexed where the Village would be subject to annexation agreements . Michael Garrigan stated this area also covers Mr. Solom on ’s property and he is no longer with us. There has been no discuss ion with developers pertaining to his property. Commissioner Renzi asked if this property has been annexed or if there is a pre -annexation agreement. Michael Garrigan stated there was no agreement. Commissioner Renzi stated to th e south there is the Bro nk Farm , and in the Comprehensive Plan that is stated as medium density residential . He asked if that area could also be changed. Michael Garrigan stated that could be considered and a section of the Bronk Farm could be incorporated as medical, but the c hallenge there is staff does not know how much of that should be medical. Also, as a courtesy to the Bronk Family, it would not be appropriate at this time to chang e the Comprehensive Plan as the Bronk Family decide s what they want to do with their proper ty. They had come before staff, but never to the Plan Commission, and then withdrew a pre -annexation agreement. Chairman Sobkoviak stated if t he opportunity comes along, the property owner will jump at it as the property is more valuable as a medical u se or anything other than residential. He stated r esidential is the lowest use, next to agricultural. Commissioner Renzi stated that was why he was puzzled because he
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 11 of 13 thought that would actually be helping the property owner if all of their land was tu rned medical because that would increase the value of the property. Michael Garrigan stated this was not necessarily so. It could hinder their plans with what they want to do with the farm . There was a discussion regarding the boundaries for the new M edical District. Michael Garrigan stated if the Commission wanted to extend the boundaries to part of the Bonk Farm that is the Commission’s prerogative. He stated there is some logic to that, but from staff’s perspective it is not clear how much of the Bronk Farm could be a medical use. Commissioner Renzi stated he did not think a house belongs on the Southwest corner of Van Dyke and 127 th Street. He wanted to make that area blue (Medical District) and if there is a consensus on the Commission he wou ld like to amend the area to have that recommendation. Commissioner McKay had concerns about the homeowners in Kings Crossing on the western edge. By changing the boundaries, commercial could be put in their backyards. She stated the residents have not been notified of that and they have not had the opportunity to voice their concerns. It is a public hearing so the residents could have been here, but she stated she thinks this is something the Commission should think about. She believes there is some r oom for negotiation, but she was not sure tonight was the right time. Michael Garrigan stated everything the commissioners see in blue tonight is based on real discussions with real developers who have expressed interest in doing development that is consi stent with what Edwards is proposing. Jonathan did handle the pre -annexation for the Bronk Farm, but they did withdraw that application. They decided to not proceed , and it really was a courtesy to them to not change the zoning of a portion of their farm . Commissioner Kachel agreed with Commissioner McKay that the homeowners in Kings Crossing have not been notified to voice their concerns. Chairman Sobkoviak suggested that the Commission go ahead with what is being proposed tonight and ask that staff pursue the area across the street and attempt to perhaps expand the Medical District. Staff can contact the adjacent landowners and see what the feeling is. He stated the people might be adamantly against it. Michael Garrigan stated staff can do that. They can contact a representative of the Bronk Family and concurrent with that discussion , prior to going to the Village Board; modify the proposed future land use map . Chairman Sobkoviak stated the people who developed Kings Crossing had a vision in thei r mind of a subdivision and had a vision in their mind of what they wanted to create. He stated if staff had told them staff wanted stores in this location , there would have been a tremendous amount of opposition because that didn’t fit in their vision. Chairman Sobkoviak asked the Commission if everyone would be satisfied if they asked staff to pursue this idea and perhaps at some later time, the Medical District can be expanded. Commissioner McKay referred to the assisted living group that had come before the Commission a few weeks ago. She felt if this group picked the back part of the Bronk Farm, the Commission would have the same number of people in this boardroom protesting as there was a couple of weeks ago. She felt the Commission should thin k about that. Chairman Sobkoviak stated the Commission should go with the proposal as stated by staff and staff will investigate the possibilities and probabilities of expanding the Medical District to the other side of 127 th Street.
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 12 of 13 Chairman Sobkoviak asked if there was anyone in the audience that wished to ask a question or make a comment. There was no response. At 9:31 p.m. Commission Kachel made a motion that the Plan Commission recommend approval of the proposed text amendment to the Future Land Use Section (3 -7) of the Comprehensive Plan as highlighted in the staff report. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll. Aye: Kachel, McKay, Renzi, Murawski, Bonuchi, Chairman Sobkoviak Nay: 0 The motion is carried 6:0 DISCUSSION: Commissioner McKay commented on the Route 30 Corridor (Heron Rookery Area) and asked how many buildings along that corridor are grandfathered. She stated it will be hard to try to beautify something if all of the other property around it is grandfathered to stay the same. Michael Garrigan stated currently most of those buildings are grandfathered in. He stated the good news is the current trend of development really dictates there is going to be a redevelopment a long that corridor. He referred to the Hiffman project which will be before the Commission in the next month or so and stated the Commission will see the future of that corridor. Chairman Sobkoviak stated he thinks some of those buildings will be pulled down. He stated some of those buildings are not real valuable, other than the fact that they are standing and they are useable. At some point, the land will become so valuable that it will be sold and new businesses will go up. Commissioner McKay asked if the grandfathering of the ordinance dies when the building is leveled. Michael Garrigan stated yes. Commissioner Kachel asked if you rehab do you lose the grandfathering. Michael Garrigan stated the old Zoning Ordinance stated if there was a 50% im provement of the nonconforming use that basically the grandfathering provision would be lost. This is no longer the case with the new Zoning Ordinance. Commissioner McKay stated in the staff report it states the nonconforming status rests with the proper ty and is not affected by changes in ownership, tenancy, or management. Michael Garrigan stated that was accurate. Ownership or Tenancy does not talk about redevelopment; so if you tear down a building that triggers the code. If you change the ownership or the tenancy, the legal nonconformity continues unless you cease operation and the building sits empty for a period of time. Sara Leach stated the period of time is a continuous period of one year. Commissioner Kachel had a question about handicap a ccessibility.
Village of Plainfield Plan Commission Minutes July 17, 2007 Page 13 of 13 Since there was no further business before the Plan Commission, Chairman Sobkovia k adjourned the meeting at 9:45 p.m. _________________________________________ R espectfully Submitted Carol Millan Planning Secretary – Village of Pla infield