HomeMy Public PortalAbout2015-03-03 PC minutes
VILLAGE OF PLAINFIELD
March 3, 2015
Chairman Sobkoviak called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag.
ROLL CALL
Commissioners Seggebruch, O’Rourke (7:30 p.m.), Renzi, Kiefer, Heinen, Green, and Chairman Sobkoviak were present. Plainfield Fire District was present.
The Park, School, and Library Districts were absent.
The minutes dated February 17, 2015 were accepted as amended.
PUBLIC COMMENTS: There was no response.
DEVELOPMENT REPORT
Mr. Proulx stated the Village Board approved the special use and adopted the ordinance for the variance for Crash Champion; approved the Eikon 5K Run, Cruise Nights and Plainfield Fest; approved the
recreational/private club (Warehouse 109); approved the final plat for Somerset at Grande Park; approved the site plan for the Fire District and the Certificate of Appropriateness and site plan for the Opera House addition.
NEW BUSINESS Case No. 1674-122314.SPR Riverwalk Industrial Condos
Mr. Proulx stated the applicant proposes to construct twin multi-tenant industrial buildings of approximately 11,900 square feet each. Mr. Proulx described the adjacent uses. The buildings will be oriented north/south with the front elevations facing east and west. Mr. Proulx described the proposed
access drive and the proposed parking; indicated no onsite detention was required as this is a lot in a previously approved subdivision.
Mr. Proulx described the proposed buildings as utilizing pre-cast concrete panels with extensive glass in the individual tenant entrances; some variation to the roof line; suspended canopies and accent colors to
break up the overall plane of the elevation. Landscape plans were presented at this meeting. The
lighting/photometrics plan has not been submitted.
The site plan as presented complies with the site plan review ordinance and the bulk and density standards of the I-1 Office, Research and Light Industrial zoning district as set forth in the Zoning Code. The front elevations represent a high-quality design consistent with the requirements of the site plan review
ordinance. Staff suggests a favorable recommendation with stipulations. Chairman Sobkoviak swore in Jim Koziol, Koziol Engineering; and Bill Caton, applicant. Mr. Koziol
stated they will be taping into the sewer and water which runs along Riverwalk Court; the buildings will be sprinkled; they plan on building mounted lighting to meet code at the property lines and parking lots.
Chairman Sobkoviak asked for public comments. There was no response.
Michael P. Collins
VILLAGE PRESIDENT
Michelle Gibas
VILLAGE CLERK
TRUSTEES
Margie Bonuchi Paul Fay
Bill Lamb
Garrett M. Peck James Racich
Dan Rippy
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March 3, 2015
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Commissioner Renzi asked about the widths of the parking and aisles; turning radius; garbage enclosure; asked if the applicant was comfortable with the lighting requirements.
Mr. Proulx explained there is 10 feet for the parallel parking, 24 feet for the drive aisle and 18 feet for the parking stall; indicated the turning radius would be subject to the Fire District approval. Mr. Koziol
indicated they planned a fenced in garbage enclosure. Mr. Proulx indicated the sides and rear of the trash
enclosure should match the principal building with an opaque fence or gate.
Commissioner Kiefer asked why both buildings were referred to as Building A. Mr. Koziol indicated that was a drafting error; it should be Building A and Building B.
Commissioner Green asked if a traffic study was needed; asked if staff foresees any deterioration to the intersection of Riverwalk Court and Route 59. Mr. Proulx indicated a project of this scale would not require a traffic study; agreed there would not be excessive deterioration of the intersection. Mr. Koziol
stated the condos would be 2000 square feet offices, generally plumbing or HVAC businesses with 2 or 3 office staff.
Commissioner Heinen expressed concern with the 3 access points and the 40 foot width. Mr. Proulx agreed 3 access points could be excessive due to the size of the project but there is also a benefit to the 3
access points to provide direct access into the site.
Commissioner Heinen asked if they anticipated any types of trucks. Mr. Koziol indicated only trucks
used by contractors, not semi-trucks; probably 24 foot box trucks; indicated with auto turn a fire truck can navigate through the site; stated the 40 foot width could be reduced. Mr. Caton stated they kept the 40 foot width as the tradesmen may have a box truck pulling a trailer.
Commissioner Heinen asked if some landscaping could be added to the north property line unless they are matching the grade exactly. Mr. Koziol stated there may be some sheet draining to the north; indicated
they could pull it in 5 feet and add some landscaping. Mr. Proulx indicated it is detention to the north. Mr. Caton thought the land north of the detention was 75% floodplain and may in the future be future
parking space for Lot 1 which is northeast of our lot. Commissioner Heinen suggested the applicant work
with Baxter and Woodman to see if the opportunity exists to move the north curb line south. Commissioner Seggebruch would like to see the pavement pulled back to provide for some natural grass
type landscaping.
Chairman Sobkoviak asked if the applicant had a problem with the cross access easement to the adjacent
parking lot. Mr. Proulx explained this lot would have a stub to connect to the existing lot to the east.
Commissioner Seggebruch indicated he could not tell from the site plan where this would connect. Mr. Koziol when they get the approval to move on they will prepare a topographic survey to locate
everything. Mr. Proulx indicated if the cross access easement was not there Staff would not push for the cross access easement.
Commissioner Seggebruch asked if they would continue the sidewalk to the west; would be willing to trade off the cross access easement for the sidewalk; suggested they could do the drive approaches in concrete instead of asphalt to take the extra wear and tear.
Commissioner Seggebruch brought up the issue of handicap parking; the buildings are on one lot- the
parking shown is 17 regular parking spaces, one accessible and the 8 parallel for a total of 26 spaces; the
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accessibility code is written that 1 space is needed for every 25 parking spaces, you would need 2
accessible spaces for each building or 3 total accessible spaces for both buildings; explained how they could remove 1 parking space and add a landscape island, move the accessible space to the middle they
would only need 2 accessible spaces.
Commissioner Seggebruch asked if there was an access easement from Lot 1 to the old Village Hall. Mr.
Caton indicated yes.
Commissioner Kiefer asked if there would be monument signs; mentioned it would have been nice to see
the landscaping plan, photometric plan, side and rear elevations prior to this meeting. Commissioner Heinen asked if the applicant had any users planned for this development. Mr. Caton
stated they have some interest from service people; stated they would do shells for 2000 square foot condos unless they have a user that wanted a larger space during construction then they could tailor the site to their need.
Commissioner Heinen asked if they looked for existing properties for this type of operation. Mr. Caton
stated there are more vacancies in the 12,000 to 20,000 square foot spaces available but there are not a lot
of 2000 square foot spaces available. Commissioner Heinen stated there have been so many special uses in the industrial buildings. Mr. Caton indicated he would not bring in a special use for a church.
Commissioner Heinen stated he would not support a special use in this development.
Mr. Caton explained they hired an artist to do the elevation drawing; stated the building will not look like
the drawing; stated they are getting bids on the precast building; stated it will be a precast building with glass with the doors in front but it may not have any canopies; it will be condos and there will be associations; stated it will be a high quality masonry industrial building by design. Commissioner Heinen
asked if they would still have the articulation. Mr. Caton stated the articulation probably will not be there. Commissioner Heinen stated this drawing is deceiving as this drawing is being presented for approval; suggested they need to work with Village Staff if you are making any modifications.
Commissioner O’Rourke asked if there would be access easements to the parcels to the north and west.
Mr. Proulx explained the existing Martin Commercial Center was constructed earlier to the east of the site
and the parking lot for the existing lot does provide for a partially constructed access and the applicant is willing to continue that and incorporate into this project; the property to the north is floodplain.
Commissioner O’Rourke felt cross access is always important; felt it was a good idea to include the cross access into the stipulations.
Commissioner O’Rourke asked if this would be developed in stages. Mr. Caton indicated this depends on the marketing; they are looking at phasing it; if it is phased the west building will be built first as it would
be the easiest to market. Commissioner O’Rourke asked when the other improvements i.e. the underground and landscaping would be completed. Mr. Caton said all the other improvements except for the building would be done at the same time.
Commissioner Kiefer asked if it was problematic now that the canopies and roof lines are changing.
Mr. Proulx indicated it was staff’s expectation that what gets constructed is in substantial conformance with what is presented; indicated Staff will discuss this further with the applicant. Mr. Proulx indicated
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this could be done before the Village Board’s action or if the Plan Commission wants to see more
illustration before approval.
Commissioner O’Rourke asked about the changes. Mr. Caton indicated they are still getting bids on the
building; it will still have a design in the building; there will be a different color; it will not have the different elevation; it will have glass in the front, pointed out the front entrances and explained the garage
doors will be on the back.
Commissioner Kiefer mentioned the first stipulation should read submittal of plans for the front, sides and
rear elevations. Mr. Proulx indicated Staff would work with the applicant to have updated plans prior to any action with the Village Board.
Commissioner Seggebruch indicated the parking spaces should be corrected; if they stay at 52 spaces they will need to add either 1 or 2 handicap parking spaces to meet code.
Commissioner O’Rourke mentioned the applicant paid the artist to draw a building you are not planning to build and you are presenting this building for approval. Mr. Caton stated it is the elevation with minor
changes on some of the details; it will be a tilt-up building with a glass entrance front and it will have a
demarcation in the middle of the building like you see in other industrial parks; they plan to have all the units be 18 feet in height (it is shown as probably 16 and 18.) Mr. Caton felt the trees would conceal the
roof line; explained they are more concerned with the utility of the building. Mr. Proulx indicated they
will work with the applicant.
Commissioner Seggebruch asked for clarification on the roof line of the building. Mr. Caton agreed the roof line will not bump up and down.
Commissioner Renzi felt the height of 18 feet could accommodate indoor volleyball. Mr. Caton explained the price point is what will keep out these types of users.
Commissioner O’Rourke asked if this building would be similar to one constructed on Van Dyke Road. Mr. Proulx agreed this building would be similar and described the uses in that building.
Commissioner Kiefer made a motion to recommend approval of the site plan review for the proposed Riverwalk Industrial Condos on Lot 3 of the Martin Commercial Center subdivision, subject to the
following four (4) stipulations:
1. Submittal of plans for front, side and rear elevations, landscaping and lighting/photometrics subject to review and approval by the Village Planner; 2. Compliance with the requirements of the Village Engineer; and
3. Compliance with the requirements of the Plainfield Fire Protection District. 4. Applicant will work with Village Staff to include a curb cut for cross access to the east and explore the possibility of a sidewalk along Riverwalk Court. Commissioner Seggebruch stated they agreed to add looking at distribution and location of accessible
parking to the first stipulation. Commissioner Kiefer withdrew this motion.
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Commissioner Kiefer made a motion to recommend approval of the site plan review for the proposed
Riverwalk Industrial Condos on Lot 3 of the Martin Commercial Center subdivision, subject to the following four (4) stipulations:
1. Submittal of plans for front, side and rear elevations, landscaping and lighting/photometrics, and revised parking layout subject to review and approval by the Village Planner; 2. Compliance with the requirements of the Village Engineer; and
3. Compliance with the requirements of the Plainfield Fire Protection District. 4. Applicant will work with village staff to include a curb cut for cross access to the existing east lot and explore the possibility of a sidewalk along the Riverwalk Court. Seconded by Commissioner Green. Vote by roll call: Heinen, yes; Renzi, yes; O’Rourke, yes;
Seggebruch, yes; Green, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 7-0. DISCUSSION
Meeting Adjourned at 8:00 p.m.
Respectfully submitted by
_________________________
Merrilee Trotz Recording Secretary