HomeMy Public PortalAbout1985-12-10 minutesTO: Plan Commission
FROM: Steve Manning
DATE: December 10, 1985
SUBJECT: Case 140 - Bays Rezoning
Myles Jacobs attorney representing owner John Bays, has requested on November
22, 1985, Village approval of a map amendment to change the zoning from B-1
to B-2 at 112 Division Street.
RACYaRnUND
On January 28, 1985, requested a change of zoning from B-1 to B-3 on the
same site. The request was approved by the Plan Commission but not approved
by the Board of Trustees. Bays then proceeded to demolish the house and
garage on the site and begin construction of a shopping center building under
B-1 zoning standards. January 1, 1986 is the target opening date.
The subject site is 231' x 232' = 1.054 acres located on the West side of
Division Street, North of the existing Plainfield Plaza Shopping Center
(also owned by John Bays), East of Highview Court, and the third lot south
of Union Street. It is surrounded by the following: (See attached maps)
Subject Site North East South West
Land Use commercial house houses shopping houses
construction center
Zoning B-1 A A B-3 A
Comprehensive retail residential residential retail residential
Plan commercial commercial
At this time, Bays is negotiating with several businesses as potential tenents
of the new shopping center building including a hardware chain, ice cream
sales, video rental, and 24 hour medical clinic among others. He claims
to have no tenent under lease yet. The hardware and ice cream are permitted
under B-2 but not B-1 zoning. A change to B-2 zoning would not require any
change to the structure nor would it make any part of the structure now under
construction non-conforming.
COMPATIBILITY
One issue is whether any of the proposed uses or any of the other uses permitted
in B-2 are any more or less compatible to the surrounding property and community
facilities than the uses now permitted under B-1 zoning. Generally the B-2
uses are more intense activities in terms of customer and delivery traffic,
tend to be larger facilities, and more likely to have outside storage of
materials.
MEMO
DATE: December 10, 1985
SUBJECT: Case 140 - Bays Rezoning
Page Two
Bays has claimed to be willing to prohibit his tenents from having outdoor
storage and to screen the delivery area with a tall, solid wood fence. He
also claims to be willing to not have tenents with high customer volumes
including restaurant, nursery., or grocery store.
PARKING
A typical zoning standard for minimum number of parking stalls to be provided
for retail uses is I stall per 200 square feed of gross floor area which
would yield the following:
Zoning Size Parking Required Deficiency
Existing shopping center B-3 30,000 sq. ft. 99 150 51/34%
New shopping center B-1 20,000 sq. ft. 40 100 60/60%
50,000 1739 -250 111/44%
The number of parking stalls deficient for the existing center is 51 or 34%.
This implies either the parking lot gets too full too often for safe and
convenient flow of traffic in and around this shopping center or the demand
for parking or customer volume is lower per square foot than typically found
elsewhere.
In the absence of a more definitive traffic study, I would estimate that
with the completion of construction, the entire shopping center of 50,000
square feet, 35-45 more parking stalls will be needed for employee parking
and overlfow customer parking for those 10-20 busiest shopping days of the
year.
RECOMMENDATION
It is perhaps unfortunate that the shopping center being constructed on the
subject site was not designed to be more compatible in appearance with the
nearby houses. Also the opportunity has been lost to provide more room for
a buffer to protect the quality and value of the residential environment.
The lack of zoning standards in the past to.require sufficient compatibility,
buffering, and parking can be compensated for, at least in part, by a Development
Agreement. Bays claims he is willing to sign such an agreement which should
declare his plans for:
I - paving and striping the unfinished portion of the parking lot in
front of the existing shopping center and 35-45 new stalls in the
rear.
2 - installing a tall, solid, wood fence along the west and north property
line.
3 - use standard brick or a neutral paint color to cover the cement block
walls of the new building facing houses.
4 - restrict restaurant, nursery, and grocery stores.
MEMO
DATE: December 10, 1985
SUBJECT: Case 140 - Bays Rezoning
Page Three
A problem with Development Agreements is whether the Village has enough legal
means to enforce the agreement especially when the developer sells.
I recommend to approve the request on the condition that the Board can enter
into a Development Agreement reflecting I - 4 above.
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