Loading...
HomeMy Public PortalAbout2004-07-20 PC MinutesVillage of Plainfield Planning Commission Record of Minutes Date: July 20 , 2004 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7 :00 pm . Roll Call Present: Commissioners Kachel, Gehrke, Manning, Schinderle, Racich , Sobkoviak , Park District Absent: Commissioner Henry, School District, Fire District , Library District Minutes The amended minutes from the June 15, 2004 meeting were accepted as amended. The minutes from the Ju ly 6 , 2004 meeting were accepted as presented. Devel opment Report Michael Garrigan read the development report. • The Board appointed Kathy O’Connell as acting mayor. • The YMCA Site Plan Review was approved by a vote of 6 -0. • The Historical Preservation Ordinance was approved by a vote of 6 -0. Commissioner Ma nning asked about the glazing on the YMCA. Mr. Garrigan said that it was determined that the architecture was consistent with the intent of the annexation agreement. New Business CASE NO.: 1116 -041904.SPR/SU BRENTWOOD POINTE (Continued until 8 -03 -04) Request: Site Plan Review/Special Use (Public Hearing) Location: Northeast corner of Route 59 and Industrial Drive South Applicant: Mike LaCoco and Lloyd Christoph Started: 7:04pm Stephanie Sheetz said that they are requesting that the case be c ontinued as they were anticipating getting plans earlier. This should be ready in August. PLAN COMMISSION JULY 20, 2004 PAGE 2 At 7 :0 5 m, Commissioner Schinderle move d to continue this case to the August 3 meeting . Commissioner Racich seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Racich , Sobkoviak Nay: None The motion is carried 6 :0. CASE NO.: 11 2 6 -062104.SPR/RZ C.W. AVERY FAMILY YMCA Request: Rezone from R -1 to B -2 (Public Hearing) Location: Lot 2, School Subdivision (south of Route 126 and east of Indian Boundary Road) Applicant: Tami Sender, YMCA: (815) 729 -9638 Henry Bender: (630) 904 -4300 Started: 7 :0 5 pm Ms. Sheetz asked that this case be continued to the August 3 meeting due to public hearing notice problems. Chairman Sobkoviak asked for any public comment. There was no response. He noted that the hearing will be continued. At 7:06pm, Commissioner Manning moved to continue this case to the August 3 meeting. Commissioner Kachel seconded the motion. Chairm an Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 1030.032403.SPR VINTAGE HARVEST COMMERCIAL, LOT 2 Request: Site Plan Review and approval for Lot 2 Location: West side of Route 59, ¼ - mile south of Renwick, near Burger King And east of the Vintage Harvest residential subdivision Applicant: Michael Guinta Started: 7:07 pm Ms. Sheetz said that the applicant is revising several things and woul d like a continuance until the August meeting. No public hearing was required. PLAN COMMISSION JULY 20, 2004 PAGE 3 The petitioner was not in attendance. Chairman Sobkoviak opened up the floor for public comment. There was no response. At 7:08pm, Commissioner Kachel moved to continue r eview of the site plan for Lot 2 of Vintage Harvest Commercial until the issues identified in the staff report are addressed. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schin derle, Racich, Sobkoviak Nay: None The motion is carried 6:0. CASE NO.: 1117 -042704.RZ/SU 603 W. MAIN STREET Request: Rezoning (Public Hearing) Location: 603 W. Main Street Applicant: Karla Yates -Stratton Started: 7 :0 9 pm John Kersh read the staff re port. Chairman Sobkoviak swore in John and Karla Stratton who both said that working with staff has been a pleasure. They went over the circumference and types of trees that border this property. They also went over the measurements of the current build ing and stated that removing the trees is not desired. Chairman Sobkoviak asked if this was the only issue. Ms. Stratton stated the hours of operation for the business. Mr. Stratton addressed the stucco suggestion. He said that they were looking at sid ing, and that the back already has the vinyl siding. He pointed out that stucco is difficult to deal with and expensive. Chairman Sobkoviak asked if there were any questions from the commission. Commissioner Schinderle asked if the staff’s recommendatio n was to continue or recommend approval. The Staff wanted the case to be continued. Chairman Sobkoviak said that the suggested motion was only if the commission disagreed with Staff’s assessment. Commissioner Manning asked what the basis was for asking them to talk to the local historic or preservation society. Mr. Kersh said that the house was identified as historically significant. There is no official recognition, but Staff wanted to maintain its historical aspects. Mr. Stratton said that adjacent houses have vinyl siding, and when PLAN COMMISSION JULY 20, 2004 PAGE 4 they talked to someone at the Plainfield Historical Society, they were told there was no historical meaning. Commissioner Kachel asked if the parking was okay as they could have some clients waiting. Mr. Kersh pointed o ut that there is a place to turn off to manage the traffic flow better. Commissioner Kachel asked if there was a way to make the lot deeper to provide for more parking. Mr. Kersh said that he just went with the plan given and deferred the question to the Village Engineer. Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Jill Sima. Ms. Sima, the neighbor to the east, asked that this request be denied. She first pointed out that their house has cedar siding. She sa id that this seemed to be an issue of “spot zoning” and this was not a part of the Comprehensive Plan. She said she understands that in its current location, the business is being negatively impacted by local construction but did not think that they shoul d suffer. Ms. Sima said that this was not the only spot in town – there are empty buildings on Lockport Street for instance. She said that the proposal does not meet the guidelines set, so it should not be permitted. During the fall, for instance, the h eadlights would be seen through any landscaping. She also pointed out that part of the property sits on a flood plane, so she thought this would affect her own property. Ms. Sima asked if this will be permitted to be anything. Mr. Kersh said no – this i s a PUD, not spot zoning. Once the building is done being used for the specified Special Use, it reverts back to its current use. Chairman Sobkoviak asked if there were any additional comments. None were offered. Commissioner Schinderle said that on pa ge 2 of the report , it mentioned the current use of the building – is this a business now? Mr. Kersh said no, but the structure is grandfathered into the zoning ordinance. Chairman Sobkoviak swore in Dana Butt. Ms. Butt said that she has worked with Kar la, and they are both from the area. A lot of their clients are from the downtown area, and the business is trying to service its clients better since the construction impedes their current location. Mr. Stratton said that they can configure the parking lot to make the headlights not hit the neighboring home. Commissioner Kachel said that if this is on a flood plane, could they make the lot back -to -back parking? Mr. Stratton said that they could move this further back to accommodate that. PLAN COMMISSION JULY 20, 2004 PAGE 5 Commissioner Kachel asked if they had talked to the adjacent neighbors regarding adding evergreens. Mr. Stratton said that they spoke with Mr. Sima, but the issue remained unresolved. They are willing to work with them. Chairman Sobkoviak swore in Michelle Kelly. M s. Kelly said that she is proud of the community standing by the Comprehensive Plan. When people buy property in the area, they look at the Plan, but if they cannot count on that, how can they plan for themselves? Chairman Sobkoviak asked if there was an y additional public comment. Mr. Bill Sima asked what the setback was from the parking lot to the lot line. Mr. Kersh said that to the west lot line it is approximately 4 feet, although the requirement is 5 feet. Mr. Sima said that he is not sure what can be put there. Mr. Stratton was not sure. Chairman Sobkoviak said he has legal status as the adjacent landowner and was welcome to ask a question at any time. Mr. Kersh spoke about the flood plane as there is buildable space that is not on the plane . Chairman Sobkoviak asked for any general discussion. Commissioner Schinderle asked if with winter darkness, there will be a lighting requirement. Mr. Kersh said yes, there will be some lighting in the back that will not cast a glare. Commissioner Rac ich asked if they are open over 40 hours a week, approximately how many customers will they have. Ms. Stratton said that they are trying to look at this and probably will have a maximum of 4 -5 other cars besides employee vehicles. In one day, they think maybe 20 customers. Commissioner Racich asked about fencing. Mr. Stratton said that they would prefer shrubbery, but they had not heard back from the neighbors on their input. Ms. Sima said that they have no problem with the type of business; she just d id not want to see a business put in there. She did not tell them what type of buffer they wanted because they do not want the business there in the first place. Chairman Sobkoviak said that the commission has been chastised and instructed not to conside r this area for business. He did not like this method, but was not chastising the petitioner. Chairman Sobkoviak swore in Jeanette Bedford. Ms. Bedford said that she is a customer of Karla’s and understood that the triangle of area was to be used for bu siness seven years ago. She was tired of crawling through the back of the current location. PLAN COMMISSION JULY 20, 2004 PAGE 6 Commissioner Kachel asked if this was taken a look at 7 or 8 years ago when the business overlay was discussed. Mr. Kersh said that this was briefly looked at, b ut it did not look doable. Commissioner Schinderle thought that the trustees had voted to restrict businesses to 59. Mr. Kersh said that it was voted that businesses were eligible for BTD. Commissioner Schinderle said that he i s not sure the Board will approve. Mr. Stratton said that they had approached the Board for direction and the Board was split on the issue. Chairman Sobkoviak said that the Staff has asked for a continuance on this case. Commissioner Kachel said that if this continues, can they look into what was considered before. Mr. Kersh said that they looked at this from different angles. Keeping the zoning the same was the Staff’s recommendation. He knew it would be controversial and there was a possibility for denial. However, continui ng the case implies that they are considering approving it. At 8 :03 pm, Commissioner Schinderle moved to recommend approval of a special use permit for a Planned Unit Development to permit the establishment and operation of a hair salon within the residenc e of 603 W. Main Street subject to the following stipulations : 1) Compliance with the terms of the Statement of Intent and Agreement, with additions (if any) as listed in the staff report. 2) Recording of the approved Statement of Intent and Agreement with the W ill County Recorder’s Office. 3) Use restricted to a beauty shop/hair salon until such time as the special use permit may be revoked (see Section 9 -30 of the zoning ordinance). 4) Revise the parking lot configuration to the specifications outlined above. 5) Petitio ner shall consider alternatives to replacing the stucco with vinyl siding. 6) Maximum number of employees in the building at any one time limited to two (2). 7) Establishment of a shared access and driveway agreement with the owner of the lot to the immediate we st. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Gehrke, Manning, Schinderle Nay: Kachel, Racich, Sobkoviak Approval fails 3 :3 . No recommendation given. PLAN COMMISSION JULY 20, 2004 PAGE 7 Chairman Sobkoviak when a motion is tied, it w ill go forward to the Board without a recommendation. Mr. Garrigan said that procedurally, a recommendation for denial is entered since the motion failed. Mr. Stratton said he did not understand what happened. Commissioner Schinderle said that since the y have already talked to the Board, he can try to pass this by the Board. Commissioner Racich said that there are 7 stipulations given by the Staff; they may want to address these before going to the Board. He said that there is still some concern with Main Street. The commission is split, and he thought the Board would be split as well. Chairman Sobkoviak clarified that his objection is with the method this was brought forward. Commissioner Kachel stated that his objection was the same. CASE NO.: 1 1 30 -071504.SPR PLAINFIELD TOWNSHIP PARK DISTRICT (STREAMS RECREATION CENTER) Request: Site Plan Review Location: West of Route 59 and south of Fraser Road, Located in the Streams Subdivision, Units 2 & 3 Applicant: Plainfield Park District Started: 8 :08pm Mr. Garrigan read the staff report. Chairman Sobkoviak swore in Cameron Bettin. Michelle Kelly remained under oath. Commissioner Schinderle asked what hours they anticipated with an area for dancing and an exercise room. Ms. Kelly said that they will follow the same setup as Ottawa, so the latest they will be open will be 9pm. Commissioner Schinderle said that he is worried about the lighting. Ms. Kelly said that they will have low -intensity lighting due to the proximity of residents. Commissi oner Racich said that this structure will be central to the subdivision and asked if this would be open to the public or a restricted facility. Ms. Kelly said that this would be open to everyone in the Park District, but they expect this to be a neighborh ood facility. Commissioner Manning asked if considering the lighting, a photometric plan could be submitted. Mr. Garrigan said yes, and Ms. Kelly said this was not a problem. Chairman Sobkoviak asked about the masonry requirements. Mr. Garrigan said th at he had concerns about the amount of vinyl si ding on the eastern elevation. Commissioner Schinderle asked what type of material is in between the buildings. Ms. Kelly said that the building is 50% masonry, but they concentrated on the western elevation due to price restrictions. Commissioner Kachel asked if this could be solved with trees and bushes. Mr. Garrigan said that this was okay. PLAN COMMISSION JULY 20, 2004 PAGE 8 Commissioner Kachel asked what was behind the wall of the eastern elevation. Ms. Kelly said that this is a multip urpose room on one side, a dance room, and a storage room in the middle. Commissioner Racich aske d if this was a complete plan and confirmed with the petitioner that there were no administrative rooms. Ms. Kelly said that they currently have 118 planti ngs but will revise to the required amount. Commissioner Racich asked what the cost of the project would be. Mr. Bettin said that it will be appro ximately $282,000 by donation. Ms. Kelly added that the builder is working with them, so there is no profit in the building. No public was present for comment. At 8 :26 pm, Commissioner Manning moved to recommend approval of the site plan for the Plainfield Park District’s recreational center subject to the following stipulations: 1) Compliance with the requiremen ts of the Village Engineer. 2) Compliance with the requirements of the Plainfield Fire Protection District. 3) Submittal of a Landscape Plan prior to Village Board consideration. 4) Submittal of a photometric plan prior to Village Board consideration. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 6:0 . This will go forward to the next scheduled Board meeting. CASE NO.: 11 24 -06 1604.TA Request: Text Amendment to the I -1, General Industrial District To permit limited retail sales in the I -1 district Location: Village -wide Applicant: Village of Plainfield Started: 8:2 8pm Ms. Sheetz read the Staff report. Chairman Sobkoviak agr eed with this amendment, and there was a collective agreement among the commission. PLAN COMMISSION JULY 20, 2004 PAGE 9 Commissioner Schinderle asked if this encompassed outlet stores. Ms. Sheetz said that this would be for overstock, discontinued items, etc. At 8:30pm, Commissioner Kac hel moved to recommend approval of a text amendment to the I -1, General Industrial District, to include an accessory uses section listing retail uses as a permitted accessory use, provided they comprise no more than 100% of the total gross square footage o f the primary industrial operation. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 6:0. Chairman Sobkoviak aske d if there would be any change to parking. Ms. Sheetz said that they will have to meet the current requirements. This will go forward to the August 2 Board meeting. Chairman Sobkoviak said that the Plan Commission acknowledged and welcomed Ms. O’Connell as the new mayor and wanted to insure that she knows the commission will support her as they have supported the mayor in the past. Commissioner Schinderle asked if when the commissioners were appointed, if they were appointed at the pleasure of the may or or for a specific term. Mr. Garrigan said that they were appointed for specific terms. Chairman Sobkoviak said that they were nominated by the mayor and affirmed by the Board. Commissioner Schinderle asked where the newspaper article enclosed in thei r packets was from. Mr. Garrigan clarified that this was from the Oswego Veteran -Sentinel. A discussion ensued regarding the interpretation of this article. Commissioner Kachel noted that the trash enclosures look nice when they use the same materials a s the building. Commissioner Kachel also asked about Wholesale Landscaping at 59 and 143 rd streets, and if something would be put along the outside. Mr. Sheetz said that it was a county case. Commissioner Kachel said that they made an assumption that it would be made to look better and asked how long it would be a county case. Ms. Sheetz said that they asked about annexation but nothing has been done. Commissioner Ra cich said that in February, Gymq uest wanted to expedite the case and asked what was goi ng on with it now. Ms. Sheetz said that she did not know but thought they were looking at detention. A discussion ensued regarding the timeline. PLAN COMMISSION JULY 20, 2004 PAGE 10 Commissioner Schinderle asked what Staff’s reaction was to Sycamore’s proposal to stop new housing. Mr. Gar rigan said that it was interesting but was a matter of location. Commissioner Schinderle asked if this was legal. Mr. Garrigan said that annexation -wise, it was legal. Chairman Sobkoviak noted that development can always occur under county. Commissione r Schinderle asked what the situation was with Meijer. Mr. Garrigan said that a recent discussion indicated that they would be moving quickly, so the commission would probably be seeing this soon. A discussion occurred regarding the Innovative Design Tou r. Mr. Garrigan said that the commission was interested, but he has not had a lot of Board response yet. He gave some examples of what they will see and said that it would take a day. Commissioner Schinderle said that unless three or four trustees atten d, he did not want to go since it was unlikely anything that stemmed from it would not go anywhere otherwise. Mr. Garrigan pointed out that this was done at the request of a trustee. Commissioner Racich said that anyone would profit from the experience. Commissioner Manning asked about the date, but Mr. Garrigan said that he is trying to get a consensus of what is good for everyone. Chairman Sobkoviak declare d the meeting adjourned at 8 :45 p m . __________________ Respectfully submitted, Laura Griffith R ecording Secretary Karick & Associates, Inc.