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HomeMy Public PortalAbout2006-09-05 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: September 5 , 2006 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:38 . Roll Call Present: Commissioners Kachel , Mc Kay, Murawski, Henry, Renzi, O’Rourke, Sobk oviak , Library District, Fire District Absent: Park District, School District, Police Department Minutes On page 5 of the minutes from August 15, 2006, under the seventh bullet point, it was noted that Commissioner Renzi’s name should be changed to Comm issioner Henry. The minutes from the August 15, 2006 meeting were accepted as amended. Development Report Jim Donahue read the Staff report: - The rezoning for the Seventh Middle School/Future Elementary School/Fourth (East) High School site was approved . - The Plainfield S mall B usiness Park was approved . - The Chaddick Institute also bestowed an award upon the Village for its residential design guidelines . Mr. Donahue remin ded everyone that September 19 wa s a web cast for Smart Growth. He a lso noted that t he joint meeting with the V il l a g e B oa rd was scheduled for September 11 and identi fied a few possible discussion items. OLD BUSINESS: CASE: 1252 -060506.AA/RZ/SU/PP/SPR SOHOL PROFESSIONAL CENTER Request: Annexation, Rezoning, Special Use for a PUD, (Public Hearing) Preliminary PUD and Subdivision Plat, Site Plan Review Location: East side of Illinois Route 59, 300 feet north of 127 th Street Applicant: Robert L. Sohol, LLC Time: 7:43 pm 1 At 7:44pm, Commissioner Henry moved to continue the public hearing for this case to September 19 . Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Renzi, Kachel , McKay, O’Rourke, Murawski, Sobkoviak Nay: None The motion is carried 7 :0:0. NEW BUSINESS: CASE: 1260 -0 72806.RZ/SPR/SU/PPK/FP SOUTHWEST CORNER ROUTE 59 Request: Rezoning, Special Use for a PUD (Public Hearing) AND OAK STREET Location: Southwest corner of Illinois Route 59 and Oak Street Applicant: Division Street Properties (John Argoudelis -Agent) Time: 7 :44 pm At 7:45pm, Commissioner Henry moved that the referenced case be continued to September 19, 2006. Commissioner Murawski seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Renzi, Kachel, McKay, O’Rourke, Murawski, So bkoviak Nay: None The motion is carried 7:0:0. CASE: 1262 -081506.TA TEXT AMENDMENT TO THE Request: Text Amendment (Public Hearing) SUBDIVISION CODE Location: Village -Wide Applicant: Village of Plainfield Time: 7:4 5 pm At 7:4 6 pm, Commissioner Henry mov ed that the referenced case be continued to September 19, 2006. Commissioner Renzi seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Renzi, Kachel, McKay, O’Rourke, Murawski, Sobkoviak Nay: None The motion is carried 7:0:0. 2 CASE: 1246 -042806.RZ/SU/SPR/FP TODD’S BODY SHOP Request: Rezoning, Special Use for a PUD, (Public Hearing) Site Plan Review, Final Plat Location: 23039 W. Lincoln Highway Applicant: Todd Dralle (Randall J. Miller – Agent) Time: 7:4 6p m Kell e y Run kle read the Staff report. Chairman Sobkoviak asked if there were any engineering issues, and Neil Eickholtz said that with the revised engineering plans, the comments were minor. Chairman Sobkoviak swore in Randall J. Miller who had two people available for questions if needed. He thanked Staff and said that he did the best he could with the time constraints on this project. Mr. Miller did not know when Route 30 would be finished or how high the road would be over the existing parking lot. However, he said that Todd Bralle had been in Plainfield for over 20 years and gave his background. He noted that the company had to try to keep the best foot forward and keep all customers happy. Mr. Bralle was in agreement with a number of the Staff’s recommendat ions. Regarding the Site Plan Review: - #1 – he agreed with the removal of the second access point. - #2 – he objected to the removal of the Route 30 curb cut. - #3 – it was agreed that this should be stricken . - #4 – he agreed that the sidewalks could be put in when the Route 30 construction wa s completed . - #5 – he asked for some di scussion regarding revising the building elevations. - #6 – he agreed to extend the eaves to a min imum width of 12 inches. - #7 – he agreed regarding the minimum foot -candles allowed along the lot line. - #8 & #9 – he also agreed with any requirements of the Village Engineer and Fire Protection District. In summary, he asked that stipulations two and five be discussed. Regarding removing access to Route 30, Mr. Miller said that without knowi ng how Route 30 would end up , Mr. Bralle did not want to give this up and change the address. He explained how part s deliveries were made after hours and said that the other entrance was planned to be gate d off the other entrance . Regarding Stip ulation 5 , Mr. Miller sh owed the vertical metal panels and said that he was willing to work with Staff without changing the footprint of the building. Chairman Sobkoviak swore in Tom Vanboekel who said that the foundation would need to be changed to support the ch ange suggested. 3 Commissioner Renzi asked if there was a concern about the amount of space , and Ms. Runkle said that the biggest request was on places where customers would see this . Mr. Miller had no objection to additional plantings . O n page 5 regard ing site circulations , Mr. Miller said that he tried to incorporate the suggestion, but he thought the police and fire wanted two entrances. Chairman Sobkoviak said that Staff’s recommendation was to allow reduced space between this. Chairman Sobkoviak s wore in Todd Dralle who reiterated that the midnight parts deliveries would need to be made off of Route 30. Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Hanz Maass (Plainfield resident) who had been next door si nce 1998 and said that this situ ation had been imposed . He said that Todd had been wrestling with this to find the be st answer for everyone involved. He also noted that his trucks had problems with the Route 30 changes. He had b een informed that Route 3 0 would be higher yet, and he supported this. He also noted the importance of having a business address on Lincoln Highway and said that his business would not be negatively affected. Commissioner Kachel felt that the Route 30 cut should be kept in. He said that t he only question wa s w ith what IDOT wa s doing; he also noted that if IDOT made it difficult , it would be hard on the car dealership as well. Mr. Bralle said that IDOT ha d explored an opportunity with him and the dealership , but the dealership w a s not willing to share this easement. A discussion ensued regarding this. Chairman Sobkoviak asked why the V il l a g e want ed to eliminate thi s, and Ms. Runkle said that the code only allowed two curb cuts on one site . A d iscussion ensued regarding allowin g relief for this. Commissioner Henry was concern ed with people wanting to make a left turn onto Route 30 , and a d isc ussion ensued regarding a sign disallowing turning during business hours or a right -in/right -out. Commissioner O’Rourke asked how the cus to mers knew which entrance to use, and Mr. Bralle said that he want ed to use a sign for redirection. Commissioner O’Rourke asked how deliveries ca me in now, and a d iscussion ensued regarding the trucks coming in late. Commissioner Renzi said that if th is wa s a right -in/right -out, the delivery trucks would have to turn around when coming from I -55. He suggested the de liveries be made as best as possible and restrict timing on left turns. Chairman Sobkoviak noted that a lot of clients would not be drivi ng there . Commissioner Renzi concurred that this would mostly be tow truck drivers and people with previous experience with the building , so he wanted to limit the large sign . Commissioner Kachel said that there might be problems controlling no left turn s into Todd’s Body Shop. 4 Chairman Sobkoviak swore in Debbie Maass who said that the plans for Route 30 had islands in the center. Mr. Bralle corrected this as a planned four -foot wall in the center. Commissioner O’Rourke confirmed that the preliminary p lans noted a four -foot wall but not the grading. Chairman Sobkoviak agreed that the Route 30 curb cut should stay as long as manageable with the state. Commissioner O’Rourke was worried about the confusion with customers coming in and out of there if thi s was left open. Mr. Bralle said that there would be a way to maneuver and allow signage directing the customers to the front. Commissioner Renzi still wanted left turn restrictions until the wall was put up. Chairman Sobkoviak a sked about architectural relief , and Ms. Runkle explained that Staff was just asking the applicant to investigate this . A d iscussion ensued regarding not changing the foundation. Mr. Bralle showed the architectural renderings and said that he was open to suggestions as he did c hange the materials and add the awning and shrubs. Chairman Sobkoviak asked for the commission’s feelings. Commissioner Murawski thought that this looked fine and was attractive for the use . Chairman Sobkoviak asked if the c ommission would accept planti ngs and awning s as architectural relief. Commissioner Henry noted that material changes were also made. A d iscussion ensued regarding the landscaping items. Commissioner Renzi asked about l ighting features. Chairman Sobkoviak felt that the rendering me t the intent of the ordinance and partially satisfied what Staff was trying to do . Commissioner Kachel said that he would accept this. Commissioner O’Rourke asked if S taff was comfortable with this, and Ms. Runkle said that, with an architectural backgro und, she was pickier. Commissioner O’Rourke agreed with Staff, and a dis cussion ensued regarding a 17 -foot aisle and landscaping. Commissioner McKay asked if Staff was just trying to add interest, and Ms. Runkle said that she felt the applicant made chan ges to make it more interesting and identified the code requirements . Commissioner McKay aside if the shape or window quantity on the wall could be changed; however, Ms. Runkle said that this was still an industrial building but could be attractive with a rch itectural elements and detailing. Commissioner McKay congratulated the applicant on the years in business and explained that she was considering this for down the road . S he understood Staff’s concerns . W ith the metal siding itself , Commissioner Kache l asked if there could be something incorporated with a vertical feature . Ms. Runkle was not sure how to incorporate this wi thout painting the metal, and Commissioner Kachel thought that this might still be a possibility. Ms. Runkle was not suggesting sp ecific things to do but wanted to encourage the applicant to add certain elements . Chairman Sobkoviak asked how to resolve this, and a discussion ensued regarding this. Commissioner O’Rourke asked what a reasonable request was, and Mr. Bralle said that h e did not want to chan ge the footprint because there we re site restrictions within this area. Commissioner O’Rourke asked if the width of the building could be reduced at that point. Commissioner Murawski asked about these changes, and Ms. Runkle said th at Mr. 5 Bralle had been working with Staff. S he just wanted to continue to explore options. Commissioner Murawski said that the applicant had requested a straight line on the façade, and a f urth er discussion ensued regarding this. Commissioner Renzi said that this could be left as is , and the commission could ask Staff to work with the applicant, take it out, or request architectural relief be incorporated without changing the footprint. Commissioner Henry felt the roof line helped with the architectural element . Chairman Sobkoviak said that the petitioner agreed to extend the eaves to a minimum width of twelve (12) inches . Commissioner Renzi agreed with something being put in this area , and Commissioner O’Rourke recommended this b e kept in and left up to Staff and the petitioner . Chairman Sobkoviak asked if the c onsensus on stipulation 5 was to leave it in and request the applicant continue working on architectural relief. Commissioner Henry suggested offset ting the new brick on the addition , and Staf f a greed that this would be relief. Chairman Sobkoviak said that the stipulation would be left in. Chairman Sobkoviak asked about the sign height, and Ms. Runkle said that this was relief being sought as part of the S pecial U se. Chairman Sobkoviak anted this in the stipulation, and a discussion ensued regarding this. Commissioner Renzi said that all other sign size should conform to the ordinance . Commissioner Henry asked if there was any idea as to w here the s ign would be placed, and Mr. Bralle showed this on the plan Commissioner Renzi confirmed that one handicapped space was enough. He also asked if five feet and landscaping was an okay buffer. Ms. Runkle said that along the one lot line was mature landscaping a nd filling it in and buffering wa s the purpose . Commissioner Renzi confirmed that the mature land scaping would be r ight up against the trees. He asked if that push ed the fence too close to the homeowner’s lot, and Ms. Runkle said that the fence could be up to the lot -line . Commissioner O’Rourke confirmed that outside storage was part of the proposal, and that was not allowed in B -1. However, the applicant was adding on a parcel that wa s being rezoned , and this needed to be allowed. Commissioner O’Rourke asked how parking would work wit h 23 employees, and Ms. Runkle explained that p art of the storage area would be used for employees . Mr. Miller said that he was adding parking spaces as part of the outdoor sto rage area. At 9:21pm, Commissioner Kachel moved to recommend approval of the r equested rezoning of the subject property from B -1 to B -3 zoning. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. 6 Aye: Henry, Renzi, Kachel, McKay, O’Rourke, Murawski, Sobkoviak Nay: None The motion is carried 7:0:0. At 9:22pm, Commissioner Kachel moved to make a favorable recommendation to the Village Board that the applicant has complied with the required findings of fact necessary for a Special Use subject to the following stipulations: 1. Compliance with the r equirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Renzi, Kachel, McKay, O’Rourke, Mura wski, Sobkoviak Nay: None The motion is carried 7:0:0. At 9:23pm, Commissioner Henry moved to recommend approval of the site plan for Todd’s Body Shop subject to the following ten (10) stipulations: 1. Removal of the second access point along Lily Cache Road if the property were to change uses. 2. Retention of the Route 30 curb cut upon completion of the Lily Cache entrance with the recommendation to the Village Board that left turn restrictions are imposed. 3. Applicant provides additional 20 plantings as identifi ed by Staff. 4. Compliance with the requirement to install sidewalks along public street frontage OR donate cash in lieu of sidewalk construction. 5. Revise building elevations to incorporate architectural relief, subject to Staff approval. 6. Revise the building r oof to incorporate eaves to a minimum of twelve (12) inches. 7. Compliance with the Site Plan Review Ordinance with regards to minimum foot -candles allowed at the lot lines. 8. Compliance with the requirements of the Village Engineer. 9. Compliance with the require ments of the Plainfield Fire Protection District. 10. Relief on sign to allow a pylon sign 10 feet above the finished Route 30 grade. Commissioner Murawski seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Renzi, Kachel, Mc Kay, O’Rourke, Murawski, Sobkoviak Nay: None The motion is carried 7:0:0. 7 At 9:26pm, Commissioner Renzi moved to recommend approval of the plat of consolidation for Todd’s Body Shop subject to the following two (2) stipulations: 1. Compliance with the requir ements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Henry, Renzi, Kachel, McKay, O’Rourke, Murawski, Sobkoviak Nay: None The motion is carried 7:0:0. Ms. Runkle would check with the V il l a g e schedule ; however, she believed that this case would most likely move forward in October. Regarding Route 59 and Commercial Street, Commissioner Kachel wanted to re commend cones for major changes in areas like this. Commissioner Renzi had been up at the Kane County Cougars stadium and noted the new parking lot material. He asked for additional information on this material and the process involved. Chairman Sobkovi ak said that the Fire Department had recommended a similar concept , and a d iscussion ensued regarding the possibility of this use in various locations. Ms. Runkle noted that LEED wa s doing a program with Neighborhood Designs . Chairman Sobkoviak adjourn ed the meeting at 9 :3 4 pm. __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc. 8