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HomeMy Public PortalAbout2015-05-05 PC minutes May 5, 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 Renzi, Kiefer, Heinen, Green, Paris, and Chairman Sobkoviak were present. Plainfield Fire District was present. Commissioner Seggebruch was absent. The Park, School, and Library Districts were absent. The Plan Commission minutes dated April 21, 2015 were accepted as amended. PUBLIC COMMENTS: There was no response. Mr. Garrigan swore in Michael Paris as the newest member of the Plan Commission. DEVELOPMENT REPORT Mr. Garrigan stated the Village Board approved site plan for the new outlot in front of Target by a vote of 6-0; approved the final plat for Cedarlake by a vote of 6-0; directed the attorney to prepare the ordinance for the sign variance requested for Kensington Center (127th and Route 59) by a vote of 5-1. OLD BUSINESS: Case No. 1648-041114.A/REZ Witte Property Mr. Garrigan stated this is a housekeeping matter; last year the applicant requested B-3 rezoning of the property in accordance with the terms of the 1994 Weinhold annexation agreement and the village agreed to do so. It was subsequently brought to our attention by Will County that the legal description excluded this property; Staff agreed to annex and rezone the property in accordance with the 1994 annexation agreement. Mr. Garrigan stated this property is located at the southeast corner of Naperville Road and 127th Street; stated the house and buildings are some of the most prominent stone structures in the Village of Plainfield. Mr. Garrigan stated this property is clearly a logical extension to the Village’s boundaries being surrounded on 3 sides and is contiguous to village utilities; staff suggested a favorable recommendation for the annexation. The original intent of the annexation agreement showed this property as part of the overall concept. Mr. Garrigan reviewed the findings of fact relating to the rezoning; stated the rezoning is consistent with the agreement made with the Weinhold family in 1994; stated it could be a neighborhood center if the property is sensitively developed. Staff is suggesting a favorable recommendation of the rezoning to B-3 in accordance with the original terms of the 1994 annexation agreement. Chairman Sobkoviak asked for public comments. There was no response. Plan Commission Minutes May 5, 2015 Page 2 of 5 Commissioner Renzi asked about the possibility of demolition whether it is zoned R-1 or B-3. Mr. Garrigan stated the house and barns have no landmark designation currently; the owner has not indicated he plans to tear down any of the structures. Commissioner Kiefer asked if there has been any effort to landmark the property. Commissioner Green asked if there was a cost involved if the property were to be landmarked. Mr. Garrigan stated the owner has not expressed any willingness to landmark the property; the owner wants more latitude if the property sells. Commissioner Renzi asked how the village is obligated to annex or rezone this property. Mr. Garrigan stated the village was under the impression this property was in the village and staff agrees the intent of the agreement was for annexation and rezoning. Commissioner Kiefer made a motion to recommend approval of the annexation of the southeast corner of Plainfield/Naperville Road and 127th Street as a logical extension of the Village’s municipal boundaries. Seconded by Commissioner Green. Vote by roll call: Renzi, yes; Heinen, yes; Paris, yes; Green, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 6-0. Commissioner Heinen made a motion to recommend approval the southeast corner of Naperville/Plainfield Road be rezoned to B-3 (Highway Business District) zoning. Seconded by Commissioner Renzi. Vote by roll call: Kiefer, yes; Green, yes; Paris, yes; Renzi, yes; Heinen, yes; Sobkoviak, yes. Motion carried 6-0. NEW BUSINESS Case No. 1681-032515.SPR/SU PP/FP Plainfield Meijer II – Lot 9 Mr. Proulx indicated this request for special use is a public hearing; the appropriate notice has been published in accordance with state statue and local notice. The applicant proposes to construct 2 retail buildings on an existing outlot in the Meijer Subdivision; building 1 will consist of approximately 7,000 square feet and building 2 will consist of approximately 11,000 square feet. Mr. Proulx reviewed the adjacent land uses; staff made a few recommendations in the staff report. In reviewing the site plan, Mr. Proulx stated lot 9 is located south of 135th Street between the two access drives in the Meijer Plainfield Subdivision; Staff suggests the buildings be aligned which will also provide a consistent sidewalk in front of both buildings; the applicant indicates they will work suggestion; Staff suggests shifting the parking located east of building 2 to face the building; the applicant indicates they may be looking for another special use for a drive thru at a later date so this would eliminate the change to the parking in this area Mr. Proulx reviewed the access points and indicated the Meijer planned development agreement discourages access points within 100 feet of the main roadways; Staff is seeking direction from the Plan Commission regarding potential concerns on the access points. Mr. Proulx proposes the applicant incorporate at least one pedestrian access points into the site; the applicant indicates this can pedestrian Plan Commission Minutes May 5, 2015 Page 3 of 5 access can be achieved. Staff suggests expanding the sidewalk around building 1 to 5 feet to include 2 feet of bumper overhand; the applicant agrees to this suggestion. Mr. Proulx reviewed the parking requirements and indicated the parking is more than sufficient; Staff suggests providing additional landscape islands which will not impact the parking provided. Mr. Proulx indicated all the infrastructure is in place and further engineering would not be necessary; further stated the development standards comply with code except for the lot size which is the reason for the special use. Mr. Proulx described the elevations; staff is seeking direction from the Plan Commission on the sign band for building 1. Mr. Proulx reviewed the landscaping plan; Staff suggests providing two additional landscape islands along the north side of the parking and the applicant agrees to this; Staff suggests providing foundation plantings along the front elevation of both buildings and applicant agrees to this. Mr. Proulx reviewed the lighting plan which is consistent with code; Staff is seeking cut sheets for the parking lot light fixtures and wall-mounted fixtures and encourages the parking lot fixtures be similar in color and style to those used in the Meijer development; Mr. Proulx reviewed the trash enclosure plan which is consistent with code. Mr. Proulx stated the special use would allow for building 1 to be slightly below the minimum one-acre as required in the zoning code. Staff feels this reduced size lot is consistent with a number of outlots in the area. Mr. Proulx reviewed the preliminary and final plat which would comply with all requirements of the zoning and subdivision code with the exception of the lot size requirement. Staff suggests a favorable recommendation as the project meets or exceeds the applicable Village standards. Chairman Sobkoviak swore in David Mangurten, architect for the development. Mr. Mangurten indicated the only issue is for the smaller building, the tenant requires the signage and branding that they use nationally; indicated the concept is this panel will be placed over brick so if this tenant left the panel would be removed. Chairman Sobkoviak asked if Meijer approved of this signage. Commissioner Heinen asked if they had spoken to Meijer. Mr. Mangurten indicated he knew of no approval or disapproval from Meijer. Commissioner Heinen understands signage is important to tenants. Mr. Mangurten indicated this branding is specific for this tenant only. Chairman Sobkoviak asked if the Commissioners had any problem with the lot size. Commissioner Renzi suggested separate ownership could lead to problems with cross access easements. Commissioner Kiefer expressed concern with the access points being so close to 135th Street; asked the developer to consider the growth of the planting in order to maintain the sight lines. Plan Commission Minutes May 5, 2015 Page 4 of 5 Commissioner Green expressed concerns with the traffic on 135th Street during peak times; asked if a traffic study had been completed; asked about adding a lane to 135th Street; suggested 135th Street in the future will need more capacity. Commissioner Renzi mentioned the turn lane currently exists on 135th Street. Commissioner Heinen mentioned the west access to Meijer is a right in/right out and is not a full access point. Several Commissioners mentioned the west access is frequently used as a full access point. Commissioner Heinen suggested reviewing the east access point as 135th Street backs up during peak traffic times. Commissioner Heinen asked if it was possible to relocate the east access point. Mr. Mangurten indicated they did a study earlier but the problem was the difference in grade from the access drive to this lot. Mr. Proulx explained the 100 foot access point was a Village requirement not a Meijer requirement. Mr. Mangurten explained one tenant wanted a 30 foot driveway as the reason for the offset buildings. Commissioner Heinen liked the idea of the offset buildings, suggested making the sidewalk bigger for possible outdoor seating. Commissioner Heinen asked about the possibility of relocating the trash enclosures. Commissioner Renzi suggested curb cuts should be reviewed; asked about cross access easements. Commissioner Heinen made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for planned development for the Plainfield II – Lot 9 development on Lot 9 of the Meijer Plainfield subdivision. Seconded by Commissioner Green. Vote by roll call: Kiefer, yes; Renzi, yes; Paris, yes; Green, yes; Heinen, yes; Sobkoviak, yes; Motion carried 6-0. Commissioner Renzi made a motion to recommend approval of the Plainfield II – Lot 9 resubdivision, subject to the two (2) stipulations in the staff report and the two stipulations added by the Plan Commission: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Cross access easements to be added. 4. Final Plat is submitted as represented at the Plan Commission hearing. Commissioner Kiefer seconded the motion. Vote by roll call: Paris, yes; Green, yes; Heinen, yes; Kiefer, yes; Renzi, yes; Sobkoviak, yes. Motion carried 6-0. Commissioner Renzi made a motion to recommend approval of the site plan review for the proposed Plainfield II – Lot 9 development on Lot 9 of the Meijer Plainfield subdivision, subject to the two (2) stipulations in the staff report and the stipulation added by the Plan Commission: Plan Commission Minutes May 5, 2015 Page 5 of 5 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Curb cuts and access points be reviewed by the Village Engineer. Seconded by Commissioner Heinen. Vote by roll call: Kiefer, yes; Paris, yes; Green, yes; Heinen, yes; Renzi, yes; Sobkoviak, yes. Motion carried 6-0. DISCUSSION Chairman Sobkoviak welcomed Michael Paris to the Plan Commission and congratulations to the newly elected Trustees. Mr. Paris stated he was a management consultant; is semi-retired and was a mechanical engineer by education with a MBA. Commissioner Heinen asked if there was any word on the right turn lane on 127th Street. Mr. Garrigan stated this is currently not planned. Meeting Adjourned at 8:25 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary