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HomeMy Public PortalAbout2013-10-01 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: Octo ber 1 , 2013 Chairman S obkoviak called the Plan Commission meeting to order at 7:0 0 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Heinen, Green, and Chairman Sobkoviak were present ; Fire District was present . T he Park , School , and Library Districts were absent. APPROVAL OF MINUTES : The Plan Commission minutes from September 17 , 2013 w ere accepted as presented . PUBLIC COMMENTS: There w as no response . D EVELOPMENT REPORT Mr. Garrigan stated the Village Board had not met sin ce the last Plan Commission meeting. NEW BUSINESS Case No. 1622 -052313.AA/SU Kombol Property Chairman Sobkoviak stated the applicant requested this case be continued to December 3 , 2013. Commissioner Kiefer made a motion to continue Case No. 1622 -05 2313.AA/SU to December 3 , 2013. Commissioner Renzi seconded the motion. Vote by roll call: O’Rourke, yes; Seggebruch, yes ; Green , yes ; Heinen , yes; Renzi, yes; Kiefer, yes; S obkoviak, yes. Motion carried 7 -0. OLD BUSINESS Case No. 1632 -081913.REZ P lainfield Florist Mr. Proulx indicated this request for rezoning calls for a public hearing ; the public hearing was continued from September 17 th so the public notice s are still in effect. This parcel is on the east side of Route 59 just south of Ottawa S treet; it identified in the Future Land Use Plan as Transitional Commercial; the current zoning is R -1 and the request is for Business Transition (BT). The findings of fact were outlined in the previous meeting. There was a question about the potential use of the second floor of this structure, the applicant indicates the majority of the second floor will be for storage for making and storing silk floral arrangements; occasionally a staff member or owner may stay overnight but it will not be a rental un it. Staff estimates six (6) parking spaces would be required and there are currently seven (7) available parking spaces. The applicant has offered contingency if additional parking is required to speak with the neighbor to the south. The applicant ind icates that most of their business is online with either internet or phone sales and expect fewer than 10 in person customer trips per day. The applicant does not intend to install any additional sight lighting in the rear; there may be some ambient light ing relative to signage in the front which would be reviewed with any sign permit. The BT zoning district permits up to 80% of lot coverage with impervious surface. The applicant does not intend to access the business from Route 59. 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 Commission Minutes October 1 , 2013 Page 2 of 4 The Fire District re viewed the project and provided a handful of requirements; staff is concerned that requiring a fire sprinkler system will make conversion of these residential structures to light intensity commercial uses impractical or unfeasible from a financial standpo int . Staff believes the findings of fact are appropriate and consistent with the BT zoning district and suggests a favorable recommendation. Chairman Sobkoviak swore in Joshua Lee Song Jr. C ommissioner Renzi was concerned tha t the Fire District takes in the gross floor area including the basement while for parking we only look at the first floor. Mr. Song indicated they do not intend to use the basement. Commissioner Heinen expressed concern that 2000 sq. ft. of commercial space needs to be sprinkle d while surrounding communities are 5000 sq. ft. and higher; stated this was a competitive disadvantage for Plainfield. Commissioner Renzi expressed concern for future exterior lighting. Mr. Proulx indicated the Building Department would ask Planning Dep t. to review any modification to the site plan. Commissioner O’Rourke asked if it was feasible for a business to operate in this area without lighting and questioned the available parking. Mr. Song stated this would be a supplemental store to their busin ess in Naperville and the hours of operation would be from 9:00 am to 5:00 pm.; there are 5 spaces in the drive with another the employee/owner would use the 2 spaces in the garage. Commissioner Green asked if there would be a significant increase to the alley traffic. Mr. Proulx indicated the applicant expects 10 or fewer trips each day. Commissioner Seggebruch suggested the Village Board work with the Fire Department regarding the fire areas; suggested the building be subdivided into smaller fire areas ; use the existing building code or Chapter 34 out of the new code where you evaluate the existing building based on what it has; if a fire alarm were added you would probably pass the code in Chapter 34 which would mean you would not have to sprinkle the building; then before you go to a commercial sprinkler system you could install a limited domestic system which is tapped off the do mestic water by a plumber with up to 19 heads with a back flow preventer. Commissioner Kiefer made a motion to adopt the f indings of fact in staff report as the findings of fact of the Plan Commission and recommend approval of the requested map amendment (re -zoning) from R -1 to BT for the property commonly known as 15205 S Route 59. Commissioner O’Rourke seconded the motion. Vote by roll call: Heinen, yes; Green, yes; Seggebruch, yes; Renzi, yes; O’Rourke, yes; Kiefer, yes; Sobkoviak , yes . Motion carried 7 -0 . Case No. 1633 -082013.REZ 15120 S James Street Mr. Garrigan stated this i s a continuation of a public hearing be ing heard pursuant to public notice being published and in accordance with all state statutes and applicable local ordinances. Due to the extensive discussion from the last meeting, Staff is bringing a revised rezoning request for consideration of B -5 zon ing with a Special Use . Multi -family is allowed in a B -5 district if it incorporates a special use request. Staff is asking for input from the Plan Commission prior to the applicant filing the Special Use. Mr. Garrigan r eviewed the existing B -5 uses al ong James Street. The special use or Planned Unit Development would allow certain restrictions on the commercial uses that would be allowed. Mr. Garrigan reviewed the findings of fact for the B -5 zoning; noted this property is near the floodplain but th e building is not in the floodplain ; Staff generally supports mixed use in the downtown. The applicant has been working with the Fire Department in order to address any concerns regarding the third unit and sprinkling the building. Mr. Garrigan stated if there is no support for the B -5 zoning then it would be useless to apply for the Special Use permit. Plan Commission Minutes October 1 , 2013 Page 3 of 4 Chairman Sobkoviak asked for comments from the Fire Department; stated Mary Ludeman n as representative of Fire Department was under oath. Mrs. Ludeman n stated she has spoken with the owner regarding the code requirement; stated if the building stays with 2 units then the new code does not apply but if they go to 3 or more units then the commercial codes are in effect. Mrs. Ludemann stated that Plainfie ld is at anything above 2000 sq. ft. is the commercial code threshold ; Lockport is at 5000 sq. ft.; Naperville is 2500 to 5000 sq. ft. depending on the use; Oswego is at 0 so everything has to be sprinkled ; and Crest Hill is at 0 sq . ft. also. Commissione r Seggebruch stated Aurora is at 5000 sq. ft. Mrs. Ludema n n stated there is a 13 hr. fire sprinkler system; there is a fire alarm system that notifies the occupants if a sprinkler activates; smoke detectors would be the same as in any residence . Chairman Sobkoviak reminded Tim Dilbeck that he was still under oath. Discussion was held regarding B -5 zoning and the special use for a PUD to limit the types of uses that would be permitted ; time frame of the special use if granted; currently the applicant ha s never asked for any commercial usage at this site . Commissioner Green asked if there were any additional comments from the Park District with the request for B -5 zoning. Mr. Garrigan indicated there have not been any additional comments from the Park D istrict. Commissioner O’Rourke asked if the applicant has changed his mind now that he knows the requirements from the Fire District. Mr. Dilbeck said he has spoken with Mrs. Ludemann of the Fire District and a few contractors; stated it is not ideal to have to sprinkle the building but that it is not cost prohibitive to the project. Discussion was held regarding the gravel drive. Mr. Dilbeck stated the gravel drive was formerly Vista Lane which was vacated and turned over to the property owners. Commi ssioner Heinen asked when the property was purchased and if it flooded in the rainfall this past spring. Mr. Dilbeck stated there was about 3 feet of water in the property; they have re -constructed the retaining wall (which has been waterproofed and there is a sump area ) to prevent flooding and one access to the patio was constructed in such a way it could be blocked off or sandbagged to prevent any flooding. Mr. Dilbeck stated he has flood insurance on the structure and the tenants would have to have ins urance on their contents. Discussion was held regarding the lease for this unit . Mr. Dilbeck stated he has not developed the lease for this apartment but that would be a consideration. Discussion was held regarding any tear down and what could be rebui lt. Commissioner O’Rourke indicated he would support B -5 zoning with a special use. Chairman Sobkoviak stated the APA strongly suggests it is poor practice to expand non -conforming uses; did not support a B -5 in this location. Commissioner Kiefer stated the applicant is trying to correct the zoning; would be supportive of the B -5 with Special Use. Commissioner Heinen asked if this would set a precedent for future B -5 on the west side of James Street; asked if there were comments from any of the neighbor s on the west side of James Street. Mr. Garrigan stated one adjacent property owner indicated she had no problem with this additional unit but expressed concern due to the potential of redevelopment. Commissioner Seggebruch asked what uses you want to see on the west side. Commissioner Heinen indicated he did not have a problem with B -5 on the west side of James as it is already on the east side but wants it to be a safe B -5; concerned with the flooding issues in the basement unit. Plan Commission Minutes October 1 , 2013 Page 4 of 4 Commissioner Green felt the precedent has already been set for B -5 on James Street and the character of the neighborhood appears to not have changed; the special use would set the uses that would be permitted. Commissioner Renzi was concerned with the flooding; stated if th e engineer looks at this and agrees and the insurance is disclosed in the lease then he would be supportive of the B -5 zoning with the special use. Commissioner Heinen agreed mixed use was good for the downtown and would support that philosophy. Mr. Garr igan indicated if the case is continued the floodplain issues, fire district issues, and building issues could be resolved prior to the next meeting. Commissioner O’Rourke made a motion to continue this case to November 5 , 2013. Seconded by Commissioner Renzi. Vote by roll call: Seggebruc h , yes; Green, yes; Heinen, yes; Kiefer, yes; Renzi, yes; O’Rourke, yes; S obkoviak, yes. Motion carried 7 -0. DISCUSSION Adjourned at 8 :1 5 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary