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HomeMy Public PortalAbout2015-04-21 PC minutes April 21, 2015 Chairman Sobkoviak called the Plan Commission meeting to order at 7:45 p.m. following the Zoning Board of Appeals meeting. The minutes dated March 3, 2015 were accepted as amended. PUBLIC COMMENTS: There was no response. NEW BUSINESS: Case No. 1648-041114.A/REZ Witte Property Commissioner Kiefer made a motion to continue the public hearing for the annexation of the property at the southeast corner of 127th Street and Naperville Road to May 5, 2015. Seconded by Commissioner Renzi. Vote by roll call: Seggebruch, yes; O’Rourke, yes; Heinen, yes; Renzi, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 6-0 present. Case No. 1682-041515.SPR/FP Vequity LLC Mr. Heinen recused himself as his firm was involved in this case. Mr. Garrigan stated the applicant is requesting a final plat and site plan in the creation of a new outlet in front of Target located between Marc Peters Jewelry and Chili’s Restaurant. This outlot will be improved with two retail buildings. A special use will be necessary when an end user is identified for Building 2 for a drive-thru. Mr. Garrigan explained there will be no direct access from Route 59 and access is incorporated off the main access drive into Kensington Center with a circulation access drive around both proposed buildings. Building 1 will contain approximately 5,000 square feet and building 2 will contain 4,500 square feet. Mr. Garrigan indicated adequate parking has been provided. Staff suggests the applicant explore the possibility of a second access point. Mr. Garrigan stated the exterior façade and landscaping comply with the village’s ordinances. The trash enclosure will need to be constructed out of face brick to match the buildings and incorporate wood or metal gates. The photometric plan complies with the village’s ordinance. Mr. Garrigan reviewed the final plat indicating this final plat will create a new lot of 1.2 acres. Staff suggests a favorable recommendation of both the final plat and the site plan subject to the stipulations shown in the staff report. Chairman Sobkoviak swore in Ryan Murphy, Vequity. Mr. Murphy indicated Vequity is a small development company who develops about 15 small shopping centers per year. Chairman Sobkoviak asked for any public comments. There was no response. Plan Commission Minutes April 21, 2015 Page 2 of 5 Commissioner Renzi asked about the stormwater. Mr. Garrigan indicated due diligence was completed by the applicant last year and the storm water capacity was reviewed. They will be working with our engineer as required. Mr. Murphy indicated the site is currently impervious; there is currently stormwater storage on this site today; and they will actually be decreasing the amount of impervious area with landscaping areas. Commissioner Renzi asked if there would be parking easements between the two buildings and if this would be recorded with the deed. Mr. Murphy agreed there would be parking easements and yes it would be recorded. Commissioner Renzi asked if the applicant was in agreement with the trash enclosure requirements. Mr. Murphy agreed they would comply. Commissioner Renzi asked if they would be able to mimic the light fixtures. Mr. Murphy indicated they would match as close as possible. Mr. Garrigan indicated they were looking for the same color and general design of the existing light fixtures. Commissioner Kiefer asked that they keep in mind the sight lines when they select the plantings and that applicants and developers take into consideration the future growth of the selected plantings. Commissioner Seggebruch suggested the access align with the existing drive lines; questioned the need for the two way traffic flow around the building; suggested they may be able to obtain a second access at the north end of the lot. Commissioner Kiefer indicated he preferred the access not align with the existing drive lines. Chairman Sobkoviak felt the current proposed access would act as a calming device. Commissioner Seggebruch asked about proposed signage. Mr. Murphy indicated they were restricted from signage by Target. Commissioner Seggebruch asked if there was a restriction on the height of the building. Mr. Murphy indicated they are limited to 24 feet in height. Commissioner Kiefer wanted clarification on the need for a special use for the drive thru lane. Mr. Garrigan agreed; indicated the applicant has a tight time line for construction of the first building. Commissioner O’Rourke asked if the reciprocal parking was limited to these two buildings or if it included the Target parking. Mr. Murphy indicated they will have reciprocal parking between these two buildings; they were required by Target to self-park on this lot and to meet certain obligations within this lot; did not recall if they share parking with Target. Commissioner Seggebruch asked if this would always be a combined lot or if it would be split at a later date. Mr. Murphy agreed that if the lot was split there would be cross access easements. Commissioner O’Rourke suggested making the north drive 24 feet instead of 20 feet. Commissioner Renzi asked for clarification if approval of the site plan would approve the drive-thru lane as shown. Chairman Sobkoviak indicated a special use would be required for any drive-thru. Plan Commission Minutes April 21, 2015 Page 3 of 5 Commissioner O’Rourke asked if utility easements needed to be shown on the final plat. Mr. Murphy indicated the majority of the utilities were located along Route 59; the storm sewer is located on the site. Mr. Garrigan agreed the utilities are located here and this was also discussed as part of the due diligence. Commissioner Renzi asked about the site plan for building two. Mr. Garrigan indicated this would be approval of site plan for building 1 and 2 and the drive-thru would require a special use application be filed for building 2. Commissioner Renzi 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; O’Rourke, present; Seggebruch, yes; Renzi, yes; Sobkoviak, yes. Motion carried 4-1 present. Commissioner Renzi made a motion to recommend approval of the Site Plan Review for Buildings one and two subject to the stipulations in the planner’s report and the added fifth stipulation: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirement of the Plainfield Fire Protection District. 3. That any proposed trash enclosures be constructed out of face brick with either a wooden or steel gate. 4. That Building 2 will require a future Special Use for any drive–thru prior to any proposed building permit application. 5. A cross access easement for parking will be incorporated. Seconded by Commissioner Seggebruch. Vote by roll call: Kiefer, yes; O’Rourke, present; Seggebruch, yes; Renzi, yes; Sobkoviak, yes. Motion carried 4-0-1 present. Case No. 1683-041515.FP Cedarlake Subdivision Mr. Garrigan stated the applicant is seeking a final plat to sub-divide the senior housing development known as Cedarlake Village; this was approved in 2003 for a 700 plus unit senior apartment project located west of Van Dyke Road between Fairfield Ridge and Patriot Square Subdivisions. The current owner American House Cedar Lake LLC wishes to convert the 40 acre site into 2 lots creating a new 14.6 acre lot located along Wallin Drive. Any future changes would require an amendment to the annexation agreement. The zoning will remain R-4, multiple family resident district. The proposed final plat complies with the requirements of the village’s codes. Staff suggests a favorable recommendation. Chairman Sobkoviak swore in Patrick Hanlon, representing American House Cedar Lake LLC. Chairman Sobkoviak asked for any public comments. There was no response. Commissioner O’Rourke asked if there was any plan. Mr. Hanlon indicated there is no plan currently; indicated they may seek other users or sell the second lot in the future to some other entity. Plan Commission Minutes April 21, 2015 Page 4 of 5 Chairman Sobkoviak explained the original plan. Mr. Hanlon indicated he represents many CCRC (Continuing Care Retirement Communities) throughout the state; it is not uncommon for these developments to go through phases and there are many developments still sitting at Phase one with excess land. Commissioner Heinen asked if it currently is independent living; if they would need a certificate of need for the assisted living. Mr. Hanlon stated it is independent living and some assisted living currently. Mr. Garrigan indicated they are in the process of converting one wing into assisted living. Mr. Hanlon replied he would return to staff with an answer regarding a certificate of need. Commissioner Heinen asked if this would be recorded now or if they would wait until they have a potential buyer. Mr. Hanlon indicated this will be recorded. Commissioner O’Rourke suggested an easement for utilities should be added to the plat. Mr. Garrigan indicated the full site was engineers originally and there are existing utilities stubbed to the new outlot. Commissioner Heinen indicated this could be done now or it could be done when they sell to a different user; indicated the seller would be required to deliver this easement to the buyer. Mr. Garrigan thought there was access to Wallin on the original site plan. Mr. Garrigan stated they could modify the final plat to incorporate the utilities. It was suggested that a third stipulation be added regarding the utility easements. Commissioner Seggebruch asked who would be required to make the amendment to the annexation agreement is requested. Mr. Garrigan indicated the new owner would be required if they wanted to do something other than what is currently allowed. Commissioner Heinen made a motion to recommend approval of the Final Plat for Cedar Lake 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. Include perimeter utility easements with signage blocks on page two of the final plat. Seconded by Commissioner Kiefer. Vote by roll call: Renzi, yes; O’Rourke, present; Seggebruch, yes; Kiefer, yes; Heinen, yes; Sobkoviak, yes. Motion carried. 5-0-1 present. DISCUSSION Commissioner Kiefer and the other Commissioners congratulated Commissioner O’Rourke for his years of service on the Plan Commission and wished him well as a Trustee on the Village Board. Commissioner Heinen asked if there was any thought to adding right turn lanes at the 127th and Route 30 intersection west of the tracks. Mr. Garrigan indicated there are plans to reconstruct 127th from Heggs to the Park by a grant. Commissioner O’Rourke mentioned synchronizing the stop lights might help with traffic and if it makes sense to add right turn lanes at the major intersections. Commissioner Seggebruch mentioned people do not pull up to the light so the light change will not be triggered. Plan Commission Minutes April 21, 2015 Page 5 of 5 Meeting Adjourned at 8:45 p.m. Respectfully submitted by _________________________ Merrilee Trotz, Recording Secretary