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HomeMy Public PortalAbout2004-12-21 ZBA MinutesPLAN COMMISSION DECEMBER 21, 2004 Page 1 of 6 Village of Plainfield Planning Commission Record of Minutes Date: December 21 , 2004 Location: Village Hall Chairman Sobkoviak cal led the meeting to order at 7 :00 pm . Roll Call Present: Commissioners Kachel, Manning, Schinderle, Racich , Sobkoviak , Lib rary District Absent: Henry, Gehrke, Park District, School District, Fire District Minutes The minutes from the November 16 , 2004 meeting were accepted as presented Development Report Stephanie Sheetz read the development report. • The Variance and Setb ack ordinances were adopted for 512 Fox River. • The Rezoning and PUD were approved for Fairfield Ridge. • Courdalis Street is going to be vacated and split 50 -50 to the owners to the North and South. • The Village Attorney was directed to draft an annexation ag reement for Stewart Ridge. Chairman Sobkoviak opened the Zoning Board of Appeals meeting to order at 7:03pm to be run concurrently with the Plan Commission meeting. Roll Call Present: Commissioners Kachel, Manning, Schinderle, Racich, Sobkoviak Absent: Henry, Gehrke Minutes Commissioner Schinderle noted that “dormant” was spelled as “dorman” on page 5. The minutes from the November 16, 2004 meeting were accepted as amended. New Business 1 PLAN COMMISSION DECEMBER 21, 2004 Page 2 of 6 CASE NO.: 1151 -113004.V/SPR 727 MAIN STREET ACCESSORY S TRUCTURE (TO BE CONTINUED) Request: Variance (Public Hearing); Site Plan Review; Flood Hazard Area Development Permit Location: 727 Main Street (northwest of intersection of Lockport and Main Streets) Applicant: Chris Niznik Started: 7:04 pm Chairman Sobk oviak said that the case would need to be continued to January 4, and the public hearing would be renewed. At 7:04 pm, Commissioner Schinderle moved to continue the Plan Commission case of the accessory structure at 727 Main Street to January 4. Commissio ner Racich seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Manning, Schinderle, Racich , Sobkoviak Nay: None The motion is carried 5:0:0 . At 7:05pm, Commissioner Schinderle moved to continue the Zoning Board of Appeal s case of the accessory structure at 727 Main Street to January 4. Commissioner Racich seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Kachel, Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 5:0:0. An y interested parties should contact Jonathan Proulx for additional information at the Village Planning Department. CASE NO.: 1125 -061604.V/SPR/RZ 15300 S. Rt. 59 (NEWKIRK BUILDING) Request: Variance (Public Hearing); Site Plan Review; Rezoning from R1 to BTD Location: 15300 S. Route 59 Applicant: C. Richard Leonard Started: 7:06 pm Commissioner Kachel left the meeting. 2 PLAN COMMISSION DECEMBER 21, 2004 Page 3 of 6 Ms. Sheetz said that the variance for the landscape buffer will only come forward if the rezoning is approved. Ms. Sheetz announced that this is a public hearing being held in accordance with all applicable rules and regulations of the Village of Plainfield and the State of Illinois. Sh e presented the staff report. Ms. Sheetz asked if there were any commissioner questions regarding the re zoning. There were none. Ms. Sheetz read the Site Plan Review report. She asked if there were any questions. Commissioner Manning asked where the mechanicals were located. Ms. Sheetz said that it is just next to the trash enclosure and needs to be s creened. Ms. Sheetz read the Variance report. Chairman Sobkoviak asked if there were any engineering concerns. The Village Engineer said that there were none at this time. This was reviewed extensively with the Traffic committee Chairman Sobkoviak a sked if there was a problem with the proximity to Commercial Street. The Village Engineer said that the Traffic Committee determined that there needed to be some access to Route 59, and they felt that this was the most effective plan. Chairman Sobkoviak swore in Michael Lambert from Arris Architecture and Palnners. He introduced the others in his group. Mr. Lambert said that they invited all the neighbors to come in and talk about their concerns. The owners to the west have raised concerns regarding he adlights, so they are proposing a fence along the border. Mr. Lambert said that regarding the parking configuration, he said that they tried to create as “gentle” a plan as possible. He said that the lighting and streetscape requirements were met. Mr. L ambert said that one concern a neighbor had was that they did not want all of the sunlight to their garage blocked, so the applicant is proposing to lower the fence or possibly putting lattice on the top. Regarding the mechanicals, Mr. Lambert said that t his is an air -conditioning unit. They can put in small hostas, but there is not a lot of room for screening. Mr. Lambert also said that there will be a small depression area in the northwest corner of the property to help any small detention. Mr. Lamber t turned in the receipt of adjacent owners. Commissioner Manning asked if the fence will replace landscaping. Mr. Lambert said that they are not expecting it to . Commissioner Manning asked where the fence will be. Mr. Lambert said that it will be on th e neighboring border. Commissioner Manning asked what they are screening the mechanicals from. Ms. Sheetz said anyone – if the Plan Commission determines that the air conditioning unit is not like commercial mechanicals - it is okay. Commissioner Mannin g said that the fence screens this to neighbors. 3 PLAN COMMISSION DECEMBER 21, 2004 Page 4 of 6 Chairman Sobkoviak opened up the floor for public comment. Chairman Sobkoviak swore in Judith Kachel, an adjacent landowner. With the concessions of a fence, they are happy with this plan. Landscaping pr ovides other screening and the retention will be okay. She thought that the lighting would actually be better. She is also satisfied with the proposed fence. Chairman Sobkoviak swore in Gene Cline who lives at 710 W. Main Street. He was concerned with the first case and wanted to know how to express his concerns. Chairman Sobkoviak suggested sending a letter, and Ms. Sheetz gave him Mr. Proulx’s contact information. Commissioner Schinderle asked what the height of the fence will be. Mr. Lambert said it will be six feet. Chairman Sobkoviak asked if there was any additional public comment. There was none. Commissioner Racich thought that it was clever to get input from the surrounding neighbors and thought more developers should do this. He asked wh at the proposed use for this building was. Mr. Lambert said that while there are no leases yet – but they think it will be professional offices. Commissioner Racich asked the number of proposed vehicles on this site. Mr. Lambert said that it will be low -impact with no evening hours. He also noted that the bare floodlights on the existing building will be removed. Commissioner Manning asked where the lights will be. Mr. Lambert showed this on a layout. Chairman Sobkoviak asked for any additional discu ssion. Chairman Sobkoviak asked if minor drainage will be a problem. The Village Engineer said that they are proposing a storm sewer. Chairman Sobkoviak swore in Brad Brueggemann of the petitioner’s group. He said that the information he has is that th is is a city sewer system, and if the catch basin is city owner, this should work. At 7:5 1 pm , Commissioner Manning moved to recommend approval of the requested rezoning from R -1 to BTD for the property commonly known as 15300 S. Route 59. Commissioner Sc hinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Manning, Schinderle , Racich , Sobkoviak Nay: None 4 PLAN COMMISSION DECEMBER 21, 2004 Page 5 of 6 The motion is carried 4 :0 :0 . At 7:52pm, Commissioner Manning moved to recommend granting a variance to the 10’ landsca pe buffer and 15’ setback requirement of the Business Transition District, as shown on the site plan, for 15300 S. Route 59. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Manning, Schinderle, Racich , Sobkoviak Nay: None The motion is carried 4 :0:0. At 7:54pm, Commissioner Manning moved to recommend approval of the site plan for 15300 S. Route 59 (Newkirk Building) subject to the following three (3) stipulations: 1. Compliance with the requirements of t he Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Record 7’ easement (to the Village) prior to obtaining a building permit. Commissioner Schinderle seconded the motion. Chairman Sobkoviak called for a vote by roll call. Aye: Manning, Schinderle, Racich, Sobkoviak Nay: None The motion is carried 4 :0:0. It was noted that there are only three stipulations in the site plan review recommendation and the site plan was amended to add a fence on the west border. This case will probably go forward on January 3. Commissioner Kachel returned. Chairman Sobkoviak asked if there was anything additional. Commissioner Manning asked what the status was of the moratorium. Ms. Sheetz said that there is no word. There a re plans to raise concerns with the Comprehensive Plan in January at a workshop. In the meantime, Staff is expecting to hear from developers, and unless they hear otherwise – they are okay to proceed as normal again. Commissioner Kachel asked who was res ponsible for tying in the sidewalk to the river. Ms. Sheetz said that she did not know but would look into this. Commissioner Kachel said that this sidewalk was not pedestrian friendly. 5 PLAN COMMISSION DECEMBER 21, 2004 Page 6 of 6 Commissioner Schinderle asked about the status of the McNaughton pr oject. Ms. Sheetz said that the developer can go ahead based on what was approved. Commissioner Schinderle asked if they would see this case again. A discussion ensued regarding what was approved. It was determined that the Preliminary Plat would be th e next portion to be brought forward. Commissioner Kachel asked if for the Route 59 Streetscape and potential widening, if they can get IDOT to add trees. Ms. Sheetz said that the area is subject to streetscaping, and this will include landscaping, but s he is not sure what type. She will look into this. Commissioner Racich asked if there will be a future pedestrian gate at the railroad tracks on the new sidewalk in front of Village Hall. Ms. Sheetz said that she can ask and get back to them. Chairman Sobkoviak wished everyone happy holidays and declare d the meeting adjourned at 8:02 pm . __________________ Respectfully submitted, Laura Griffith -Recording Secretary Karick & Associates, Inc. 6