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HomeMy Public PortalAbout2014-07-15 PC minutes VILLAGE OF PLAINFIELD J uly 15 , 2014 Chairman Sobkoviak called the Plan Commission meeting to order at 7:0 0 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, Renzi , Kiefer, Green, and Chairman Sobkoviak and the Fire District were present . Commissioners O’Rourke and Heinen and the Park, School, and Library Districts we re absent. APPROVAL OF MINUTES : The Plan Commission minutes from June 3 , 2014 w ere accepted as presented . PUBLIC COMMENTS: There was no response. Approval of the Annual Report: A motion was made by Commissioner Kiefer to forward the annual report to the Village Board. Seconded by Commissioner Seggebruch. Voice Vote: All in favor. 0 -opposed. Motion carried. D EVELOPMENT REPORT Mr. Garrigan stated the Village Board approved the ordinance for the text amendment for c annabis dispensaries and cultiv ation centers ; the Row Homes at Prairie Creek will be on the next Village Board agenda with a reduction in the number of homes from 212 to 149 to address concerns about the density ; and there will be a joint meeting of the Village Board and the Plan Commis sion at the Committee of the Whole meeting on July 28th. OLD BUSINESS None NEW BUSINESS Case No. 1657 -061213.AA/Z/SU/FP Todd’s Body Shop Mr. Garrigan stated this is a public hearing being heard pursuant to public notice being published in accordance with state statute and all applicable local ordinances; the applicant is seeking annexation, rezoning, special use for an auto body shop and a final plat. Mr. Garrigan stated the property is located immediately south of Todd’s Auto Body Shop, is currently loc ated in unincorporated Will County ; and is currently a single family residence. The applicant is seeking annexation; rezoning to B -3, Highway Business District; and a special use permit to allow the auto body shop. The applicant proposes to rent out the existing house for a period of 2 years and then proceed with demolition of the single -family residence to expand the vehicle storage for the body shop and expansion of the stormwater detention area. Mr. Garrigan reviewed the request for the annexation; in dicated the Comprehensive Plan identifies the site for residential use; stated the site is in proximity to Village utilities and is contiguous to the Village. Staff believes the proposed annexation is a logical extension of the Village’s municipal boundar ies. Mr. Garrigan reviewed the findings of fact for the rezoning request. With regard to a) the requested rezoning is consistent with the adjacent commercial use to the north and to the west ; and the applicant seeks to consolidate this lot into their sit e. With regard to b) Mr. Garrigan described other expansions of commercial businesses in the area . With regard to c) the proposed property could be used as a single family home but there is an opportunity for this development to be buffered and not have any negative impact on the adjacent residential neighborhood. With regard to d) the property could remain residential but the current business would not have any negative impact on the 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 Ju ly 15 , 2014 Page 2 of 5 adjacent properties. With regard to e) if properly designed, the prop osed expansion would not have any negative impact on the residential neighborhood. Staff is suggesting a favorable recommendation o f the rezoning. Mr. Garrigan reviewed the special use request; described the adjacent uses; and reviewed the findings of fa ct. With regard to a) Staff believes there will not be any negative impact on adjacent parcels if sufficient buffering and landscaping is provided around the site. With regard to b) Staff continues to promote the redevelopment of a commercial corridor. Staff is requesting a landscape and private fence plan prior to final plat approval and seeks a tree survey to show which trees should be preserved around the perimeter of the property. Staff is suggesting a favorable recommendation of the special use. Mr. Garrigan stated the applicant is seeking a consolidation of the property; has not identified any new access points along Lily Cache Road other than the existing access point. Staff is suggesting a favorable recommendation of the final plat. Chairman Sobkoviak swore in Jim Wagner, attorney for the petitioner. Mr. Wagner stated Todd Dralle has operated his small business out of this location since 1994 and expanded his site in 1997; Mr. Dralle has a contract to purchase the property to the south and is looking to expand his business. The detention basin may need to be moved onto this property along with some expansion to his parking. Mr. Wagner stated the financing will determine the time frame for the expansion. Mr. Wagner indicated they have not received any negative objections from the property owner to the south of this lot. Chairman Sobkoviak asked for public comments. There was no response. Chairman Sobkoviak asked Mr. Wagner if the neighbor to the south had any suggestions as to what typ e of buffering they would prefer. Mr. Wagner stated the buffering was not discussed; the hope is that they will be allowed to do a similar type buffer to what they currently have; fencing is required for this use; they currently have a 6 -foot fence and wo uld prefer to keep it to match the other fencing and suggested they could place the 6 -foot fence on a 2 -foot berm. Commissioner Renzi asked for clarification. Mr. Wagner mentioned that the demolition of the home and the construction of the parking area could take place earlier than it was initially thought possible. Commissioner Renzi asked if the neighbors were told the building might not be rented. Mr. Wagner stated the discussion centered on the expansion of the body shop use and the neighbors rais ed no objection. Commissioner Kiefer asked if there was any concern regarding moving of the detention basin. Mr. Garrigan stated the applicant will need to submit final engineering to the village engineer before final approval. Chairman Sobkoviak asked about the timing of the project. Mr. Wagner stated he thought once the work was started that the entire would be completed fairly quickly. Commissioner Green asked if there were any concerns with moving the parking access further to the south . Mr. Garr igan stated this would have to be clarified as to whether they are doing another access drive or merely access into this lot. Commissioner Seggebruch asked if the applicant would need to return for site plan approval. Mr. Garrigan felt the site plan for the parking lot could be done administratively. The village engineer would review the plan for stormwater. Chairman Sobkov iak swore in Todd Dralle, owner. Mr. Dralle stated they do not intend to change the driveway; this expansion is strictly for sto rage. Plan Commission Minutes Ju ly 15 , 2014 Page 3 of 5 Chairman Sobkoviak swore in Danielle Williams, owner of contracted parcel. Ms. Williams explained she also had been in contact with the neighbors to her south and explained they were extremely happy that Todd’s was expanding and described how Todd’s business is a great neighbor; stated the only noise was tow trucks coming in; explained when she moved in that the school district told her that was a black hole and they would have to get back to her regarding which school the children would be attendin g and if there would be bus service. Commissioner Renzi w as concerned with the rezoning. Commissioner Green stated this was a well -established business, good member of the community, close to the Route 30 corridor and extending the business one more lo t does not seem out of character as long as they can keep the detention. Commissioner Kiefer said the rezoning is understood as it would be annexed in as R -1; and it helps that there are no objections from the neighbors. Chairman Sobkoviak felt it was a warranted expansion. Commissioner Seggebruch felt if there was need to expand in the future that the applicant should look to the east or to the west along Route 30 and would not like to see this business keep marching south into the residential area. C ommissioner Kiefer made a motion to recommend approval of the subject annexation as a logical extension of the Village’s municipal boundaries. Seconded by Commissioner Green . V ote by roll call: Renzi, yes; Seggebruch, yes; Green, yes; Kiefer, yes; Sob koviak, yes. Motion carried 5 -0 Commissioner Seggebruch made a motion to recommend approval of the proposed B -3 zoning for the subject site. Seconded by Commissioner Green . Vote by roll call: Renzi, no; Kiefer, yes ; Green, yes ; Seggebruch, yes; Sobkovia k, yes. Motion carried 4 -1. Commissioner Renzi made a motion to recommend approval of the Special use for the auto body shop subject the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Submittal of a landscape plan for the subject site prior to Village Board consideration. 4. Submittal of a tree survey and preservation of mature trees along the western and southern perimeter of the subject site. Se conded by Commissioner Kiefer . Vote by roll call: Seggebruch, yes; Green, yes; Kiefer, yes; Renzi, yes; Sobkoviak, yes. Motion carried 5 -0. Commissioner Green made a motion to recommend approval of the Final Plat subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Seconded by Commissioner Seggebruch . Vote by roll call: Kiefer, yes; Renzi, yes; Seggebruch, yes; Green, yes; Sobkov iak, yes. Motion carried 5 -0. Case No. 1658 -061914.SU/Z/FP Plainfield Township Cemetery Mr. Garrigan stated this is a public hearing being heard pursuant to public notice being published in accordance with state statute and all applicable local ordinance s. This is a request for a special use, rezoning and a final plat. The applicant is seeking to consolidate a 1.68 acre parcel located on Route 30 which is currently zoning B -3, Business Highway Commercial. The Comprehensive Plan identifies the property for commercial use. The subject parcel is adjacent to the Plainfield Township Cemetery and the Cemetery is in need of expansion. Plan Commission Minutes Ju ly 15 , 2014 Page 4 of 5 Mr. Garrigan reviewed the findings of fact for the proposed rezoning . With regard to a) the cemetery provides a critical ser vice to the general welfare of Plainfield and is in need of additional property . With regard to b) the subject site has limited commercial opportunities in view of the proximity to the “Rookery” and has been vacant since the previous restaurant business w ent out of business and the building was demolished. With regard to c) there appears to be no market demand for a commercial use for this property. With regard to d) the property has been vacant for a number of years and consolidation of the subject sit e will allow for a new use that will provide a community benefit. With regard to e ) the proposed use as a cemetery would be more sensitive to the Rookery across the street and helps define the physical character of the area. Mr. Garrigan reviewed the adj acent uses and the findings of fact for the proposed special use. With regard to a) t here is nothing to indicate that the proposed development will have any negative impact on any of the surrounding parcels. With regard to b) there are a limited numbe r of opportunities on Route 30 between Route 59 and Renwick for future commercial development ; and the site’s use as a cemetery will mitigate any impact on the rookery based on the fact that cemeteries are not lighted at night. Mr. Garrigan stated Staff r equested the applicant consolidate the subject site into the existing cemetery. Staff suggests favorable r ecommendation for the rezoning, special use and final plat. Chairman Sobkoviak swore in John Argoudelis, representative for the Plainfield Township and Plainfield Township Cemetery. Mr. Argoudelis stated the cemetery really does not have any other options for expansion. Chairman Sobkoviak asked for public comments. There was no response. Commissioner Renzi mentioned a plat of consolidation is not necessarily a final plat. Mr. Garrigan confirmed a plat of consolidation with the village requires a final plat. Commissioner Renzi asked if the fence along Route 30 that follows the property line would be moved to include the new parcel. Mr. Argoudelis stated that is the plan however, they want to hold off moving the fence until the Route 30 expansion is completed and they plan to clean up the brush on the site also . Commissioner Kiefer asked if there was any plan for new access points to Route 30. Mr . Argoudelis said there are no plans for any new access points along Route 30 and the existing access will likely not be used in the foreseeable future. Commissioner Seggebruch asked if the subject site consisted of 2 parcels. Mr. Argoudelis stated there are two parcel identification numbers. Some discussion was held regarding the flag lot to the east. Commissioner Seggebruch asked if that lot could be available in the future. Commissioner Renzi made a motion to recommend approval of the proposed R -1 z oning for the subject site. Seconded by Commissioner Green. Vote by roll call: Kiefer, yes; Seggebruch, yes; Green, yes; Renzi, yes; Sobkoviak, yes. Motion carried 5 -0. Commissioner Green made a motion to recommend approval of the Special Use subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Seconded by Commissioner Seggebruch . Vote by roll call: Kiefer, yes; Renzi, yes; Segg ebruch, yes; Green, yes; Sobkoviak, yes. Motion carried 5 -0. Plan Commission Minutes Ju ly 15 , 2014 Page 5 of 5 Commissioner Renzi made a motion to recommend approval of the Final Plat subject to the following stipulations: 1. Compliance with requirements of the Village Engineer. 2. Compliance with the requir ements of the Plainfield Fire Protection District. Seconded by Commissioner Kiefer . Vote by roll call: Seggebruch, yes; Green, yes; Kiefer, yes; Renzi, yes; Sobkoviak, yes. Motion carried 5 -0. D ISCUSSION Chairman Sobkoviak asked if the trailers were going to be removed from the location just south of 143 rd along Van Dyke Road. Mr. Garrigan thought the trailers were to be removed. Commissioner Seggebruch appreciates the curb and gutters that being installed along Van Dyke Road. Commissioner Kiefer a sked if the Village was aware of the tankers being hauled through the area on the railroad . Mr. Garrigan stated several trustees are very active and are not shy articulating their concerns on this matter. Meeting Adjourned at 8:1 0 p.m. Respectfully sub mitted by _________________________ Merrilee Trotz Recording Secretary