HomeMy Public PortalAbout2006-11-07 PC Minutes Village of Plainfield Plan Commission Record of Minutes Date: November 7 , 2006 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:0 5 . Roll Call Present: Commissioners Kachel , Mc Kay, Murawski , Renzi, Sobkoviak , Fire District Absent: Commissioner Henry , O’Rourke, Park District, School District, Library District , Police Department Minutes The minutes from the October 17 , 2006 meeting were accepted as presented Development Report Jonathan Proulx went through the Development rep ort: - Mayor Waldorf declared Community and Regional Planning Day on November 8, and he thanked the C ommission for its role in Village planning. - Trustee Dement was appointed to the Riverfront Steering Committee. - The Site Plan Review for Plainfield East was approved including the stipulations proposed by the Plan Commission. - An increase in Plainfield and Oswego Library District impact fees to the developers was approved. - The variance for the Plainfield United Church of Christ was approved. - The multi -tenant re tail center south of Walgreens was denied, but the petitioner may re -file. - The Site Plan Review for the multi -tenant building at Dayfield Commercial Subdivision was approved. - The Zoning Map Amendment was approved. - The Rezoning and Site Plan Review for Over man -Jones was approved. - It was announced that Plainfield would receive an increase in allocation of Lake Michigan water. Commissioner Kachel said that, on the piece of property at Walgreens, the Plan Commission had discussed two options – BTD and commerci al; however, both were denied. Mr. Proulx said that there was not extensive discussion or direction on this, and a discussion ensued regarding recommended denial from the Plan Commission. Chairman Sobkoviak wanted to push forward the addition of two ex -o fficio members; he wanted to see this done before the first of the year to gain experience .
Plan Commission Minuttes November 7, 2006 Page 2 of 5 NEW BUSINESS: CASE: 1280 -102006.CP TCF BANK Request: Concept Plan Review Location: Rt. 59 near 135 th Street – Outlot 7 of Meijer Applicant: Paul Dondlinger Tim e: 7:13 pm Mr. Proulx read the Staff report. Chairman Sobkoviak asked if there were any engineering issues. Mr. Eickholtz said that there were no major problems; traffic circulation was okay and detention was okay. Chairman Sobkoviak swore in the group of petitioners – Laura Young (architect), Paul Dondlinger (TCF), and the attorney representing TCF. Ms. Young said that this would come back for Site Plan Review, and the majority of the Staff suggestions would be incorporated. Chairman Sobkoviak ask ed how the C ommission felt about a financial institution in that area. Mr. Renzi said that there were four banks on the corner already. Regarding the zoning, he did not know if there were “glitches” in the map amendment. However, the bank appeared to be an authorized use, and if TCF wanted to do this, it should be able to. Chairman Sobkoviak agreed that the policy should be stated. He also said that a Special Use permit would be required for a drive -thru and asked if the C ommission would allow this. Comm issioner Kachel said that no sales tax revenue was generated and preferred to see commercial here. He was not in favor of more banks, but he agreed that it was allowed. Chairman Sobkoviak said that, by grouping commercial nodes, this was something the Vi llage had done. Commissioner McKay said that the bank could be downsized or incorporated with retail. She had concerns about the number of financial institutions on Route 59 and Lockport Street. However, by law, this fell under B3 zoning, so, in this pr eliminary stage, she agreed. Commissioner Murawski said that, previously, the zoning allowed for a bank before the moratorium. Mr. Proulx said that, when Meijer came in originally, the Village did not restrict uses for the outlots. He noted that there w ere ten outlots, and this was the only non -retail use. Chairman Sobkoviak asked that a chart be provided showing the relative amount of sales tax revenue generated by various business types. He believed the fast food tax was modest. Mr. Proulx said that he could include an assessed value of different types of buildings. Commissioner Renzi said that a medical building would probably not generate sales tax either; his concern was not sales tax but banks consolidating and leaving the buildings vacant. He said that in a commercial node, this seemed to be more of a drive -thru and not in compatibility with a neighborhood. 2
Plan Commission Minuttes November 7, 2006 Page 3 of 5 Commissioner Renzi did not like the roof, and he did not know if he wanted a Special Use for this many drive -thrus. A discussion ensued regarding this. Commissioner Kachel said that, with this many drive -thrus , it could not be reused for a different use in the future. He also noted that there were not a lot of planters on the front of the building to add color, but Ms. Young said that no landscape was developed yet. Chairma n Sobkoviak confirmed that the C ommission was amendable to a financial institution. He also asked about acceptance of a drive -thru, but Commissioner Renzi was not in favor of this many. Chairman Sobkoviak confirmed t hat TCF would keep its branch in Jewel, but Ms. Young added that TCF wanted a full -service bank in this location as well. Ms. Young said that the perimeter changes were shown because of the overall development , but would come back for full Site Plan Revie w. Commissioner Renzi wanted to look at needing five lanes and confirmed that 25 feet for cross -access was enough. Chairman Sobkoviak asked about the tower height, and Ms. Young said that the tower housed the signs that it wa s TCF Bank . She said that th is was a st andard feature on banks in the area as TCF did not put up other signs . A discussion ensued regarding this. Commissioner McKay had difficulty with the fact of the cart being put before the horse because if she knew that the Village Board would not lift the moratorium, she would not support this. Mr. Proulx said that Staff anticipated that the bank -use policy would be for the Board, and the elevation and special use was for Plan Commission for recommendation. A discussion ensued regarding the m oratorium being informal. Commissioner Renzi said that the common issue when interpreting statutes was that if it was not stated, it was not official policy. Commissio ner McKay was worried that the Commission was discussing something that might not be fe asible. Mr. Proulx said that the Plan Commission considered Site Plan Reviews , but Annexation Agreements were for the Village Board to officially approve. Chairman Sobkoviak just wanted a policy statement made from the Village Board, and Commissioner Kac hel also wanted clarification on satellite banks. Commissioner McKay wanted to know what changed that caused this to be okay. Chairman Sobkoviak explained that banks seemed to be going in at every corner, and the Board wanted to limit this – it was just not done officially. Commissioner Kachel said that the moratorium was for prime properties that banks wanted to go in, and this case was not the same. Commissioner McKay asked if the C ommission could make any motion to the Village Boa rd, and Chairman Sob koviak agreed that any recommendation could be forwarded. 3
Plan Commission Minuttes November 7, 2006 Page 4 of 5 Commissioner Murawski said that if there was a moratorium previously on a different zone, it would be different. However, without direction, a bank was allowed and that was what was being propo sed. If this went forward to the Village Board, he said that the direction would come from the outcome of this case. Chairman Sobkoviak asked what Staff was finding issue with regarding the tower. Mr. Proulx said that he wanted to lower the tower height to make it more consistent with Meijer, but he recognized that the signage would only be allowed on two elevations. Commissioner Renzi said that the architect indicated that this was not a good indication, but he agreed that it might not look good. Ms. Young wanted to defer this to Site Plan Review for more pictures. Commissioner Kachel asked how this was done in other municipalities, but Ms Young said that it depended on the municipal sign code. Chairman Sobkoviak asked about the other façade improvem ents, but Ms. Young said that the tower was the only sticking point that would be brought back at Site Plan Review. Chairman Sobkoviak opened up the floor for public comment. There was no response. At 7 :5 9pm, Commissioner Renzi moved to recommend approv al of the concept plan (“Siteplan B” dated October 3, 2006) for the TCF Bank on Outlot 7 of the Meijer of Plainfield subdivision . Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Renzi, McKay, Kachel, Mura wski, Sobkoviak Nay: None The motion is carried 5 :0:0. This would go before the Village Board on November 20 . Ms Young confirmed that, if things are successful, they would come back for Site Plan Review and Special Use. Staff would direct the petitioner on the procedures. 4
Plan Commission Minuttes November 7, 2006 Page 5 of 5 Discussion Mr. Proulx noted the World Town Planning celebration and Lockport Streetscape Committee on Wednesday . He said that the Lockport Streetscape plan would come fo rward to the Board in December. Commissioner Renzi conf irmed that it would be placed on the web site, and Mr. Proulx added that the PowerPoint and brochure would be on the web site . Commissioner McKay thanked the Staff for making the commission’s job easier . Chairman Sobkoviak adjourned the meeting at 8 :02 pm . __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc. 5