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HomeMy Public PortalAbout2004-09-21 PC minutes Village of Plainfield Plan Commission Record of Minutes Date: September 21, 2004 Location: Village Hall Chairman Sobkoviak called the meeting to order at 7:00pm. Roll Call Present: Commissioners Henry, Gehrke, Manning, Schinderle, Racich, Sobkoviak, School District, Library District Absent: Commissioners Kachel, Racich, Park District, Fire District Minutes The minutes from the September 7, 2004 meeting were accepted as submitted. Development Report Stephanie Sheetz read the development report. • Th e Springbank case for Annexation and Site Plan Review was tabled due to last minute Park District concerns. • The Edward Hospital case was continued. • The Creekside case for Preliminary Plat and Site Plan Review was approved. The developer agreed to increase the masonry content. • The Public Works case for Special Use and Rezoning was approved. • The Lions Retail Center was approved. • The Plainfield Small Business Park case was approved. Old Business CASE NO.: 1132 -071604.SPR/SU DUNKIN DONUTS/BASKIN ROBINS Req uest: Special Use/Site Plan Review – Public Hearing Location: Lot 4 Menards of Plainfield (east of Rt. 59, north of 127 th St.) Applicant: Allied Domecq Quick Service Restaurants (Mike Patel) Started: 7:04pm Jonathan Proulx read the staff report. Plan Commission Minutes Septem ber 21, 2004 Page 2 Chairman Sobkoviak asked if there were any engineering concerns. The Village Engineer said that his only concern was with the angled parking mentioned in the staff report. However, he felt that they could come to a compromise. Chairman Sobkoviak swore in Hugo A raujo. Mr. Araujo said that based they want to use the perpendicular parking for employees only, and the employees would only be accessing this parking during slow periods. He also said that the applicant liked keeping the drive aisle wider for parking o r the drive -thru, and he thought that changing this would confuse the customers. Chairman Sobkoviak asked if narrowing the entrance would impede delivery trucks. The Village Engineer encouraged the applicant to work with the civil engineer to address thi s. Chairman Sobkoviak said that they place a lot of weight on the Village Engineer for interpretation. He said that angled parking will reduce the parking by one, and they did not feel it would impede the business too much. Commissioner Henry asked wher e the mechanicals would be. Mr. Araujo said that it would be on the rooftop and not visible – it would be hidden by the monolith. Commissioner Manning agreed with the Chairman and the Engineer regarding the drive aisle recommendation. Commissioner Hen ry also agreed. The Village Engineer said that he is not trying to restrict this. He just does not want this to be attractive as an exit. This will not impede delivery or emergency truck traffic. Chairman Sobkoviak opened up the floor for public commen t. There was no response. Chairman Sobkoviak said that he agreed with staff on the findings for special use for both drive through window operation and PUD as well as angled parking in lieu of perpendicular parking alignment on east portion of site. At 7:27pm, Commissioner Kachel arrived. At 7:27pm, Commissioner Manning moved to recommend approval of the special use for a Planned Unit Development on Lot 4 of Menards of Plainfield Subdivision, and special use for restaurant with drive -through window oper ation, subject to the following stipulation: 1. Attaching a Statement of Intent and Agreement. Commissioner Henry seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Sobkoviak 2 Plan Commission Minutes Septem ber 21, 2004 Page 3 Nay: No ne The motion is carried 6:0. At 7:29pm, Commissioner Manning moved to recommend approval of the site plan review for Lot 4 of Menards of Plainfield Subdivision, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Villag e 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: Kachel, Henry, Gehrke, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 6:0. This will go forward to the next Board meeting on October 4. 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, 1/4 –mile south of Renwick, near Burger King And east of the Vintage Harvest residential subdivision Applicant: Michael Guinta Started: 7:30pm Ms. Sheetz read the staff report. Chairman Sobkoviak asked if there were any engineering concerns. The Village Engineer said that they ar e still working on some challenges, but they are expecting to solve them before moving forward. Michael Guinta remained under oath from a previous meeting. Commissioner Henry asked if Mr. Guinta agreed with the four points to be resolved. Mr. Guinta sai d that he had no problems with this. Chairman Sobkoviak pointed out that they have no control over IDOT paperwork. Chairman Sobkoviak opened up the floor for public comment. There was no response. At 7:34pm, Commissioner Kachel moved to recommend appro val of the site plan for Lot 2 of Vintage Harvest Commercial subject to the following stipulations: 1. Subject to the requirements of the Village Engineer. 2. Subject to Fire Department’s review and approval. 3 Plan Commission Minutes Septem ber 21, 2004 Page 4 3. Address outstanding items as specified in the staff r eport prior to Village Board consideration. Commissioner Manning seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Sobkoviak Nay: None The motion is carried 6:0. This case will go f orward to the Village Board on October 4. New Business CASE NO.: 1104 -022404.RZ 15015 S. RT. 59 (BESSETT) Request: Rezoning from R -1 to BTD Location: 15015 S. Route 59 (3 properties north of Central Grade School) Applicant: Lowell & Donna Bessette St arted: 7:35pm Ms. Sheetz read the staff report. Chairman Sobkoviak asked if there were any engineering considerations. The Village Engineer said that there was nothing until site plan comes up for review. Chairman Sobkoviak swore in Mark Bassett who sa id he had nothing to add. Commissioner Schinderle said that the lot is approximately 220 feet deep and 110 feet wide and asked where the entrance would be. Mr. Bassett confirmed that it would be on the north or the south. Chairman Sobkoviak said that t his assumed that the building would be changed. A discussion ensued regarding the look of the house. Commissioner Kachel said that it has already been stated that the lots on Route 59 would be considered one by one, but he was not sure how this affected tax structure. Ms. Sheetz said that she was not positive but believed that this was based on the use of the building and not the zoning. Chairman Sobkoviak reminded the commission that they recommended a zoning change to BTD in an adjacent property befor e. Commissioner Kachel asked if there were any shared drives. There was not. 4 Plan Commission Minutes Septem ber 21, 2004 Page 5 Commissioner Manning asked what the advantage was to doing the rezoning without a Site Plan Review. Mr. Bassett said that they want this option for when they sell the property . Chairman Sobkoviak said that they have done this before. Ms. Sheetz said that a site plan review will require buffering and other typical requirements. Chairman Sobkoviak opened up the floor for public comment. There was no response. Commissioner Henry asked if the ordinance specifically allowed for a request for BTD without meeting the requirements. Ms. Sheetz said that the BTD zoning requires buffering when the property is used commercially, but it is not needed at this point. Commissioner He nry asked when the Village would know to enforce this. Ms. Sheetz said that the property can be used as a home business, but when the use becomes commercial, a business license will be applied for and the requirements can be enforced. Commissioner Henry confirmed with the commission that this is not an anomaly and that they have done this before. Commissioner Henry asked if they can make a deed requirement for some of the requirements. Ms. Sheetz said that she would have to contact the Village Attorney, but she is not sure that it would be necessary. A discussion ensued regarding previous cases. Commissioner Manning said that they just needed to decide if they should issue a rezoning without a site plan. At 7:53pm, Commissioner Schinderle moved to rec ommend approval of the requested rezoning from R -1 to BTD for the property commonly known as 15015 S. Route 59. Commissioner Gehrke seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Gehrke, Manning, Schinderle, Sobkovi ak Nay: Henry The motion is carried 5:1. CASE NO.: 1138.082504.SPR BOB EVANS FARMS Request: Site Plan Review Location: Northwest corner of 127 th Street and Route 59 Applicant: Bob Evans Farms Started: 7:54pm 5 Plan Commission Minutes Septem ber 21, 2004 Page 6 Ms. Sheetz presented the staff report. Cha irman Sobkoviak asked if there were any engineering concerns. The Village Engineer said that he only has a few minor concerns. Chairman Sobkoviak swore in Todd Harkins, the engineer for Bob Evans who said that he has nothing to add. Chairman Sobkoviak w ent through the staff report. - The commission said that the surplus of parking would be okay. - The staff was asking for additional landscape islands. Mr. Harkins said that his client likes to have a minimum of 86 parking spots, and they have already gone do wn to 83. A discussion ensued regarding the location of landscape islands. Commissioner Kachel asked if the type of landscaping would all be low level. Chairman Sobkoviak swore in Adam Kallstorm, the landscape architect for the entire PUD. He said that Bank of America is putting in the shade trees and Bob Evans will provide the lower shrubbery. There was also a landscaping agreement with Applebees. Chairman Sobkoviak felt that the commercial owner generally knows what they require for their business. Commissioners Kachel and Schinderle agreed. Commissioner Henry asked about the four landscape modifications requested. - Introduction of an additional three landscape islands with an additional three shade trees. The commission agreed to remove this. - The replacement of the “honey locust” shade trees with “autumn blaze maples”. Mr. Kallstrom said that this was not a problem. - The introduction of red twig dogwoods shrubs along the eastern and western perimeter of the subject site. Mr. Kallstrom said that th is was not a problem. - The introduction of three additional ornamental trees along the Route 59 corridor. Mr. Kallstrom felt that they were starting to crowd Route 59. Chairman Sobkoviak said that he agreed with the developer on this. Chairman Sobkoviak asked if the petitioner could submit a revised photometric plan. Mr. Harkins said that was no problem. Chairman Sobkoviak asked if they would have the same decorative lighting fixtures. Mr. Harkins said he has not seen them but does not think it will be a problem. Chairman Sobkoviak asked about the sidewalk request. Mr. Harkins said that this, also, would not be a problem. However, this may limit landscaping. Chairman Sobkoviak said that this can be worked out with Staff. 6 Plan Commission Minutes Septem ber 21, 2004 Page 7 Commissioner Henry asked th at the third stipulation on the recommendation be amended to only incorporate the second and third landscape recommendations. At 8:12pm, Commissioner Henry moved to recommend approval of the Site Plan Review for Bob Evans Farms subject to the following st ipulations: 1) Compliance with the requirements of the Village Engineer. 2) Compliance with the requirements of the Plainfield Fire Protection District. 3) Submittal of a revised landscape plan incorporating the second and third landscape recommendations of staff p rior to Village Board review. 4) Submittal of a revised photometric plan prior to Village Board review. Commissioner Kachel seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Henry, Gehrke, Manning, Schinderle, Sobkoviak N ay: None The motion is carried 6:0. Ms. Sheetz said that if anyone was interested in the Kendall County Growth Conference to let her know. Chairman Sobkoviak asked if there was a WIKADUKE update. Ms. Sheetz said that they have a resolution of support fr om Aurora, Joliet, and Kendall County. They are currently waiting on Minooka, Shorewood and Oswego who she thinks are looking at their comprehensive plans. Commissioner Kachel asked if there is talks of sidewalks on Route 30 or 59 in the traffic/transpor tation meetings. Ms. Sheetz said that she did not know if it has been a topic of discussion. She said that the staff is requesting this more. Commissioner Manning asked if there has been any information on the “tweeking” of the Comprehensive Plan. Ms. Sheetz said that this is on the agenda for the workshop. Chairman Sobkoviak declared the meeting adjourned at 8:19pm. __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc. 7