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HomeMy Public PortalAbout2013-09-17 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: September 17 , 2013 Chairma n Sobkoviak called the Plan Commission meeting to order at 7:0 3 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Green, and Chairman Sobkoviak were present ; Fire District was present . Commissioner Heinen, the Park , School, and Library Districts were absent. APPROVAL OF MINUTES : The Plan Commission minutes from September 3 , 2013 w ere accepted as presented . PUBLIC COMMENTS: There w as no response . The Plan Commissioners accepted the 2014 meeting schedule as presented. D EVELOPMENT REPORT Mr. Garrigan stated the Village Board approved a special use for Life Touch Church and also approved a Certificate of Appropriateness for Chuck Zimmerman’s property on Lockport Street. OLD BUSINESS None NEW BUSINESS Cas e No. 1632 -081913.REZ Plainfield Florist Mr. Proulx indicated this i s a public hearing being heard pursuant to public notice being published and in accordance with all state statutes and applicable local ordinances. The applicant is requesting BT zoni ng and proposes a florist business on this parcel which is approximately 10,4 0 0 square feet located north of Overman -Jones F uneral H ome parking lot fronting on Route 59 with vehicular access from the alley. Mr. Proulx reviewed the land uses adjacent to th is parcel as commercial to the north, the alley and residential to the east, parking lot to the south and Route 59 to the west. Mr. Proulx reviewed the 5 findings of fact as noted in the staff report. Staff believes that the requested BT – Business Trans ition zoning district is appropriate and is consistent with the “Transitional Commercial” land use designation and fully implements the intent of the BT zoning district. Chairman Sobkoviak swore in Joshua Song, owner. Commissioner Renzi was concerned with the parking provided and the perm e able and impermeable surface. Mr. Song indicated he has a florist shop in Naperville for the past 20 years; stated there are 7 available parking spaces; explained 80% of his business is by phone or website orders wit h less than 10% sales at the shop. Chairman Sobkoviak indicated there currently are a 2 car garage and a concrete pad on this lot. Commissioners agreed the garage could be used for parking. Commissioner Green asked if there would be any access from Rout e 59. Mr. Garrigan stated when the improvements were made to Route 59 IDOT limited the access. Michael P. Collins VILLAGE P RESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy Plan Commis sion Minutes September 17 , 2013 Page 2 of 4 Commissioner O’Rourke was concerned that no survey or site plan was presented; concerned with the square footage of the space t o be used for the florist shop , if there would be lighting issues . Mr. Proulx stated the zoning request is for BT and the zoning would not tie th is usage to th is BT zoning; felt that a formal site plan was not needed as there were no changes proposed for the building . Commissioner Kief er mentioned previously there have been discussion s on whether th ese propert ies along Route 59 sh ould be kept residential or if they should be rezoned to BT and thought the decision was to support BT zoning . Mr. Song stated they plan to use the first floo r for the florist; there are some small rooms on the second floor but they have no plans for these at this time. Chairman Sobkoviak stated BT zoning would allow for a business on the first floor and residential usage at the same time. Commissioner Seggeb ruch mentioned that Business Transition uses can use the alley and do not have to have access to Route 59. Mr. Garrigan indicated there are 3 businesses north of this property zoned BT that only have access to the alley. Chairman Sobkoviak asked for pub lic comments. Chairman Sobkoviak swore in Arnie Ozbolt, 24035 W Commercial. Mr. Ozbolt stated he felt changing the zoning of this property to business made sense; indicated this alley has been used continuously by Overman Jones; and stated the village ha s already set a precedent for using an alley for access to the dental office across the street. Discussion was held regarding the findings of fact ; usage of the second floor; square footage for this usage; lighting; number of employees; pervious versus im pervious. Mr. Song stated no decision has been made for the upstairs at this time; said there is parking space for 7 cars, 2 in the garage and 5 on the parking pad; suggested there would be 1 delivery person, 1 designer, and the owner. Three commission ers indicated support for the rezoning. Commissioner O’Rourke made a motion to continue this re zoning request for 15205 S Route 59 to October 1, 2013. Commissioner Renzi seconded the motion. Vote by roll call: Seggebruch, yes; Kiefer, no; Green, yes; Re nzi, yes; O’Rourke, yes ; Sobkoviak , no. Motion carried 4 -2. Mr. Song indicated he would not be available to attend the next meeting. Case No. 1633 -082013.REZ 15120 S James Street Chairman Sobkoviak indicated a letter of objection has been received f rom the Park District. Mr. Garrigan stated this i s a public hearing being heard pursuant to public notice being published and in accordance with all state statutes and applicable local ordinances. The applicant is the owner of a 2 unit house that is curr ently zoned R -1 and is requesting R -4 zoning . Mr. Garrigan reviewed the zoning of the adjacent properties; reviewed the findings of fact as noted in the staff report. Mr. Garrigan indicated there was sufficient parking. Staff has the following concerns: the potential of developing the subject site into a more intense development; whether the rezoning to R -4 would be spot zoning; potential of flooding in this basement walk -out unit; and the potential of redevelopment. . Mr. Garrigan stated one adjac ent property owner indicated she had no problem with this additional unit but expressed concern due to the potential of redevelopment. Staff generally supports this rezoning. Chairman Sobkoviak swore in Tim Dilbeck, owner. Mr. Dilbeck presented additi onal pictures to the Commission which will be incorporated into the file. Mr. Dilbeck stated they have constructed a retaining wall (which has been Plan Commis sion Minutes September 17 , 2013 Page 3 of 4 waterproofed and there is a sump area if needed ) to prevent flooding and made the access to the patio in su ch a way it could be blocked off or sandbagged to prevent any flooding. Mr. Dilbeck stated he lives on James Street just south of this property for the past 21 years and there has been water in the house twice (once in 1996 and April of this year.) Chair man Sobkoviak asked for public comments. There was no response. Commissioner Kiefer asked if the R -4 zoning would leave this open to a potential teardown and rebuilding of a 6 -unit townhome. Mr. Garrigan said yes but in reality there would need to be ap proval by this Plan Commission in the future and with the floodplain there are some confining restrictions against this parcel, and there is the height restriction as well. Chairman Sobkoviak explained that there had previously been another street beyond Vista Lane that was removed due to flooding. Commissioner Kiefer asked if the Fire Department had any concerns with the number of units. Ms. Ludemann stated each unit had its own outside access. Mr. Dilbeck stated the proposed unit has access to the ea st, also egress windows to the west and south. Commissioner O’Rourke asked the size of the apartments. Mr. Dilbeck stated each unit is about 850 sq. ft. give or take 10 or 15 sq. ft. Mr. Dilbeck described the traffic stating there are 1 maybe 2 cars ent ering and existing that area using the gravel drive.; there are no structures on the Park District property in that area. Mr. Garrigan indicated a traffic engineer could look at the potential concern of the Park District. Mr. Dilbeck explained the locati on of the Park District property. Commissioner Seggebruch asked if there was a recorded easement for the driveway across Mr. Dilbeck’s property. Mr. Dilbeck replied yes. Commissioner Seggebruch stated he would like to see a plat with the easement. Mr. Dilbeck indicated the house never had a driveway to James Street, what is now the gravel drive was formerly Vista Lane; stated he could provide, at a later date, a plat showing the easement for the driveway. Mr. Dilbeck stated this house was a 2 -unit when he purchased it; stated it has been a 2 unit/3 unit for the past 21 years. Commissioner Green asked about the possible footprint that could be reconstructed. Mr. Dilbeck stated based on the floodplain it would be approximately the same as is currently constructed. Mr. Garrigan indicated approximately 2/3 of the lot is floodplain. Discussion was held regarding the possible height. Mr. Dilbeck showed the rental property, the Park District property, Vista Lane and his property. Mr. Dilbeck stated they currently have 6 parking spaces, could probably have 8 parking spaces in needed. Commissioner O’Rourke asked if the gravel would be paved. Mr. Dilbeck replied not at this time. M r . Garrigan stated the list of multi -family units in the R -1 District was to try and track the legal non -conforming properties. Discussion was held regarding the findings of fact, rental property and other R -4 zonings in the downtown. Commissioner Seggebruch indicated he would only support this rezoning if the building was tor n down and rebuilt code compliant which would require at a minimum of 1 hour fire separation between the units and maybe sprinklers; single family, duplex and townhomes that have a vertical separation between the units are constructed under the residential code; however, when you stack anything more than two units you go to the commercial code. Discussion was held about the possibility of returning this property to a 2 unit with recreational space in the basement. Mr. Garrigan indicated the Building Dept. has been in the building and their only issue was the zoning. Plan Commis sion Minutes September 17 , 2013 Page 4 of 4 Commissioner O’Rourke asked if the zoning could possibly be special use under B -5 zoning. Mr. Garrigan stated that is a creative way to look at this with the B -5 across the street . Several commissioners had trouble making the findings of fact and were concerned with the potential redevelopment with R -4 zoning. Commissioner O’Rourke made a motion to continue this case to October 1, 2013. Seconded by Commissioner Renzi. Vote by roll call: Seggebruc h , yes; Green, yes; Kiefer, yes; Renzi, yes; O’Rourke, yes; Sobkoviak, yes. Motion carried 6 -0. DISCUSSION Adjourned at 8 :45 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary