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HomeMy Public PortalAbout2006-10-17 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: October 17 , 2006 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:0 4 . Roll Call Present: Commissioners Kachel , Mc Kay, Murawski , Renzi, O’Rourke, Sobkoviak A bsent: Commissioner Henry , Fire District, Park District, School District, Library District Minutes Commissioner O’Rourke said that the first sentence of the last paragraph on page 4 should read: “Commissioner O’Rourke asked for confirmation that the majo r coffee retailer would not go in without a drive -thru.” Commissioner Renzi said that the third paragraph under the Grande Park South – Pieroni case should read: “Mr. Martin said that he believed the commission was familiar with the case.” The minutes fr om the October 3 , 2006 meeting were accepted as amended . NEW BUSINESS: CASE: 1277 -092806 ZONING MAP AMENDMENT Request: Revisions to 2006 Zoning Map Location: Village -wide Applicant: Village of Plainfield Time: 7:25 pm Michael Garrigan read the Staff r eport. Chairman Sobkoviak said that the commission was in receipt of a memo from Mr. Garrigan regarding objections from several property owners arguing proposed zoning classification and classification seeking. He confirmed the understanding that there w as no objection. Village of Plainfield Plan Commission Minutes October 17, 2006 Page 2 of 6 Mike Hoffman presented the Zoning Ordinance Map Update – why they were doing it and the goals. He reviewed the Business district changes and nonconformities. He listed the Zoning Map changes and said what the next steps were. Mr. G arrigan went through his list of property owners whose concerns were addressed. Chairman Sobkoviak went through the list: - 14511 Van Dyke – Jim Pappas & Robert Brown sent in concerns about the property as a unique triangular piece with a future train stati on neighboring it. He did not feel that the property was part of the industrial park. Mr. Brown said that an effort was made coming into town and bringing in revenues for a nicer building. He said that the corner was held with extra funds and landscapin g. Commissioner Renzi confirmed that Mr. Garrigan supported this. Commissioner O’Rourke confirmed that the difference between I -1 and I -2 was a less intense use. The commission agreed that there was no objection. - The southwest corner of 143 rd and Van Dy ke – Chairman Sobkoviak s wore in Mark Vatinick who bought the property at the southwest corner because the zoning allowed a wide array of uses (banks, medical, office, etc). Seeing the 143 rd Street plans, the office use was what was being pursued . He sai d that I -1 and B -3 made sense, but he felt that B -3 suited the property better. o Chairman Sobkoviak said that the vision was to continue with the industrial area, but Commissioner Kachel disagreed that if the train station went in , commercial could go in. Commissioner Renzi said that Coil Drive was also an entrance to the Plainfield Business Center. He thought it should be left alone until developed and then rezone d. Commissioner Kachel understood what the applicant was saying. Commissioner O’R ourke aske d if this was being developed now, and Mr. Vatinick felt that I -2 was devaluating the property while it was for sale. He expected to get the rezoning as part of development, and a f urther discussion ensued regarding this. Commissioner McKay did not see a problem switching this to I -1, and Commissioner Murawski confirmed that it wa s currently industrial . o The c ommission agreed with I -1 for the zoning on this property. - 12624 Naperville Road - the owner was not present; however, Mr. Garrigan said that the Ann exation Agreement agreed to AG zoning, so the Village was comi ng into compliance with the agreement. - Fire Protection District – owner was not present, but the property was proposed to go from R -1 to B -3. Mr. Proulx said that Station 2 was annexed into the V il l a g e mid -2005, and the existing fire station wa s default R -1. At the time a S pecial U se permit was done , but instead of going through a Special Use, the Village just matched the zoning to B -3. The commission agreed with this. - 215 Main Street – Chairm an Sobkoviak swore in Brian Armstrong and George Macko – the att orne y for Harbor Contractors and the V ice P resident of Harbor Contractors . A downzone from I -2 to I -1 was requested because that building had been the Harbor Corporate Headquarters . The comp any f elt it was appropriate since Village of Plainfield Plan Commission Minutes October 17, 2006 Page 3 of 6 - it was consistent with the current use. Then, the future conversion of the building would remain offices with this change. The commission agreed with this. - Southeast corner of 135 th and Route 30 – Chairman Sobkoviak s wore in Mike Martin (who was representing Fox Valley Publications). This property had 3 PIN numbers on the actual corner (13 acres of publishing plant). He said that offices we re there , and the build ing was over 30 feet in h eight . He said that the prope rty was in compliance with the setbacks, and there wa s an A nnexation A greement that required it to be I -1 , so he did not know how this got to be ORI . He noted that there wa s an adjacent 11 -acre vacant site that should be I -1. He said that there wa s also a 3 -acre sliver of land to the east on 135 th Street, which was east of the EJ&E Railroad tracks. He said that under the A nnexation A greement it was currently I -1 but would prob ably come forward as commercial . He confirmed that currently this was a legal conforming use. o Mr. Garrigan did not have a problem with this . o Commissioner O’Rourke asked if this include d the pi ece east of the EJ&E track, and Mr. Martin confirmed that it wa s the same parcel and zoning . Commissioner Renzi said that a bunc h of bike pat hs went in but did not go through the entire developed parcel, and Mr. Garrigan said that he would look into this. - Rod Baker Ford – the owner was not present. Mr. Garrigan said that Staff did have concerns about B -3 zoning because it was a neighborhood co mmercial area. Commissioner Kachel asked about the reasoning, and Mr. Garrigan said that the request was for possible future use . Chairman Sobkoviak asked if he could sell cars from this location, and Mr. Garrigan said that he could not - although a S pec ial U se could always be sought . Commissioner O’Rourke confirmed that the current use was for storage. Commissioner McKay thought B -3 was a heavy use , and a discussion ensued regarding this. Commissioner Kachel wanted to see what could be done later , and Chairman Sobkoviak clarified that the applicant was seeking B -3 but Staff wa s proposing B -1. A d isc ussion ensued regarding ways to address the concerns and allow what was being requested. Mr. Garrigan f elt that this could be done as a P lanned D evelopmen t . Chairman Sobkoviak confirmed that the funeral home was B -1 , and it should remain this . He noted that BTD was not consistent. Commissioner McKay said that, by going with Staff ’s proposed B -1 zoning, it gave the commission the ability to hear the case. - Plainfield Automotive – Thomas and Delores Radditz had a major concern bein g down -zoned from B -2 to B -1 as this would hinder the sale of the property. Some discrepancies were that they were on a highway (29,000 cars go past this busy intersection). They also noted that B -1 currently did not incorporate the services provided , and while th e current business would not be impacted , the sale would. If it was vacant, it would be difficult to get the special use/zoning back. o The commission complimented the o wners on the business and commitment to community . o Chairman Sobkoviak asked what the downside would be to B -3, and Mr. Garrigan submitted t hat with commercial areas surrounded by residential , B -1 Village of Plainfield Plan Commission Minutes October 17, 2006 Page 4 of 6 was appropriate. He said that B -1 was also in the surrou nding area. Mr. Radditz agreed with Staff but said that it was commercial since 1939. Chairman Sobkoviak said that zoning tended to be forever, and the commission was working for what would happen in the future. Commissioner Kachel asked if there was a c lassification for an ongoing b usiness like this, and Commissioner Renzi suggested B -3 or I -1. A discussion ensued regarding speci al use and changes to property. Commissioner Kachel felt that this was a gray area. Mr. Radditz said that anything that came in would have to b e approved, and Commissioner Kachel agreed that this was easier to do . Commissioner McKay noted that there we re loopholes with the signage. Commissioner Renzi asked how the Village could have zoning for a business that wa s precluded , a nd a d isc ussion ensued regarding special permits not allowed under B -1. Mr. Hoffman said that, to ensure that this was always an auto body shop, it would have to be B -3. Commissioner O’Rourke questioned whether a special use on B -1 could be done, and a d iscussion ensued regarding comparing this to Route 59 Automotive . Commissioner O’Rourke did not feel that the Village was taking this away from the owners, but Commissioner Kachel felt that a precedent was se t by Route 59 Automotive. This was revie wed, a nd Chairman Sobkoviak said that the Route 59 Automotive was zoned B -3 with the en tire parcel was zoned B -3. Commissioner Murawski said that this wa s an established business, and if t he owner felt B -3 worked , it should remain . Commissioner McKay was sympa thetic to this, and she asked if language could be put into the zoning that said that this would have to be an automotive shop, and no other uses under B -3 were allowed . Mr. Hoffman said that this wa s unique , and one of the reasons P lanned D evelopments we re done were to write this. He said that this was an alternative, and a d iscussion ensued regarding zoning and IDOT coming in. Commissioner Renzi asked Mr. Garrigan for clarification on the grid classifications. Mr. Hoffman said that the service station /automotive wa s within this use , and he r ead the definition of a service station/automotive. Commissioner Renzi sided with Commissioner Kachel. o Chairman Sobkoviak said that the consensus of the commission was that it should go to B -3. Chairman Sobkoviak opened up the floor for anyone else in the audience. Chairman Sobkoviak swore in Robert Krockey (attorney for Mr. Chova n and Oakland Properties) who owned property just south of the police station (10 acres subdivided). He said that currently he had one office building completed and a building permit in the works. He noted that this was rezoning to I -1 which would preclude medical use which was about to be obtained for this site. He felt that B -3 was more appropriate, and Mr. Garrigan defined whether th is was a medical clinic or medical office. He felt that this Village of Plainfield Plan Commission Minutes October 17, 2006 Page 5 of 6 might be a permitted use under I -1. Mr. Krockey said that since one building was up and three more to be built, he did not want to have a zoning issue. Chairman Sobkoviak confirmed that the zoning was ORI, and Mr. Garrigan confirmed that a medical clinic was allowed under ORI. Mr. Hoffman suggested allowing medical clinics as an allowed, and Mr. Krockey said that t he use of this property was to include office use. Mr. Hoffman confirmed tha t an I -1 district could be added to allow medical uses (along with the office uses already available). Chairman Sobkoviak said that an amendment would need to be added as an allowed use . Mr. Krockey said that regarding the o ld Paradise M otors facility – that property wa s currently under contract. He bought that with some expectation of applying to the V il l a g e for a S pecial U se for mini -storage units. He said that this was proposed to be changed from B -3 to I -1 which woul d not allow this. He wanted to a pply for this Chairman Sobkoviak confirmed that storage utilities on Route 59 were current B -3 wit h a special use. Mr. Hoffman confirmed that this was okay . Chairman Sobkoviak swore in Mike VanPoucke (southwest corner of 127 th and Naperville Plainfield R oad ) who was not here to object. He said that he h ad an A nnexation A greement from 1994 that established uses for a property once developed. He wanted to make su re that these remained intact and said that t h is was confirmed by Staff. Chairman Sobkoviak s aid that any contract the V il l a g e entered into would remain. It was clarified that specific uses were allowed under a controlling document. Chairman Sobkoviak swore in JR Rizzi (Route 59 and Fraser Road) who said that his parcel was forced annexed and re verted to R -1 zoning. He said that permits through the county were done at the time and that this was nonconforming at the moment. Chairman Sobkoviak explained that his property was annexed, and he was allowed to continue with his business. He just note d that new activities would have to conform to Village codes and requirements. Mr. Rizzi confirmed that nothing would be required at this point for the current use. Chairman Sobkoviak asked if there was any further public comment. There was none. Commi ssioner Renzi wanted to approve this with the proposed modifications. Commissioner Kachel said that this came before the commission tonight, and some people would still come forward. He asked if the commission or Village Staff could look at gray area pro perties, and Chairman Sobkoviak said that anyone could petition for anything. At 8:49pm, Commissioner Renzi moved to make a favorable recommendation of the Village of Plainfield’s comprehensive map amendments as modified this evening to the Village’s zoni ng map to the Village Board. Village of Plainfield Plan Commission Minutes October 17, 2006 Page 6 of 6 Commissioner McKay seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, McKay, Kachel, O’Rourke, Murawski, Sobkoviak Nay: None The motion is carried 6:0:0. This would go before the Village B oard at the next meeting. Commissioner O’Rourke confirmed that Route 59 and Oak current zoning was R -1. Discussion Commissioner McKay wanted to make a comment about flourishing businesses and wanted to state that the zoning changes had been labored upon by many boards. She said that it was important to note that it really was intended for future uses. She thanked people for coming forward and understanding. Commissioner Renzi followed up by thanking Mr. Hoffman for his work as shown by only a handful of people who came forward to object, and most were able to be incorporated. He also thanked the committee that was developed for this purpose. Regarding lighting, Commissioner Kachel said that if the Village Hall was to be connected as part of the downt own, decorative lighting should be brought further west. R ega rding the island on Route 30, Commissioner Kachel felt a cone should be put there for those not used to it . Commissioner Kachel said that the way things we re changing on the streets, sign ordin ances were strict. However, he wanted to give leeway for roads (like Route 30) under construction to direct people to the businesses on a temporary basis. Commissioner Renzi made a motion to adjourn at 8:58 p.m. Seconded by Commissioner McKay. Motion Ca rried unanimously. __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc.