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HomeMy Public PortalAbout2015-07-07 PC minutes Plan Commission Minutes July 7, 2015 Chairman Sobkoviak called the Plan Commission meeting to order at 7:45 p.m. immediately following the Zoning Board of Appeals meeting. ROLL CALL Commissioners Seggebruch, Renzi, Kiefer, Heinen, Paris, and Chairman Sobkoviak were present. . Commissioner Green was absent. The Fire, Park, School, and Library Districts were absent. The Plan Commission minutes dated June 2, 2015 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT The report was given under the Zoning Board of Appeals meeting. ANNUAL REPORT Commissioner Kiefer made a motion to forward the Annual Report to the Village Board. Seconded by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Heinen, yes; Paris, yes; Seggebruch, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 6-0. Chairman Sobkoviak acknowledged the passing of Arlo Simmons, a former chairman of the Plan Commission. OLD BUSINESS: None NEW BUSINESS Case No. 1689-060515.SU Coroc Management Group LLC Mr. Garrigan this matter is being heard pursuant to public notice in accordance with state statute and all applicable local ordinances; the applicant is seeking a special use for a child day care in the B-3 district. This is a purposed new use for the former Founders Bank building. Mr. Garrigan reviewed the surrounding zoning districts and uses. Mr. Garrigan explained there is no site plan review as no major exterior changes are proposed; reviewed the findings of fact. The property is zoned B-3 located west of Route 59 and north of Dayfield Drive; the proposed use is consistent with the nature of the area and should not have a negative impact on the adjacent parcels. Mr. Garrigan stated the parking provided meets the requirements of Village ordinance; the existing drive- thru will be converted to an outdoor playground; the playground will extend around the rear of the building. Staff is looking for a fence design to be of sufficient height and design to ensure the safety of the children; the play area is approximately 40-45 feet from Route 59; suggested the applicant may want Plan Commission Minutes July 7, 2015 Page 2 of 4 to consider the construction of brick columns to provide additional safety precautions or shifting the play area 20-30 feet to the west. Staff is making a favorable recommendation contingent on addressing the concerns of the outdoor play area. Commissioner Sobkoviak swore in Marvin Britt and Wendy Malcolm. Mr. Britt stated they intend to build a 6 foot iron fence around the exterior perimeter of the play area along with trees along Route 59 and concrete barriers near the parking lot; indicated they could not shift the play area to the west as it would interfere with the traffic pattern in the parking lot. Chairman Sobkoviak asked for public comments. There was no response. Commissioner Renzi asked if the bollards along the parking lot were similar to those near Plainfield Academy at the northeast corner of Lockport Street and Route 59; suggested maybe adding some sort of cement mixed with the iron in the fence or maybe some planters mixed in with the iron fence could be added to the fence line nearest Route 59. Chairman Sobkoviak explained the planters near Plainfield Academy have steel case ends. Commissioner Kiefer suggested staff work with the applicant to address the safety concerns along Route 59. Commissioner Seggebruch indicated he was familiar with this petitioner and another daycare facility the applicant owns; and felt this was a good use for this vacant property; expressed he was also concerned with the safety issues and suggested some planters could be added to the fence along Route 59. Mr. Britt indicated he operates 4 other daycare facilities (1 in Berwyn; 2 in Chicago and 1 in Aurora.) Commissioner Heinen asked about the distance from Route 59 and if there were any setback issues regarding the fence; also expressed concerns with the traffic along Route 59. Mr. Garrigan indicated the measurement was estimated through Google Earth from the curb line to the proposed fence line and indicated there were no setback issues; indicated it was flat on the west side of Route 59 in this area. Commissioner Paris expressed concern with the safety issues and asked if anything could be added to stop a runaway truck in the area. Mr. Garrigan indicated the fence would help and some kind of pilasters with concrete reinforcements which would be decorative could be added to mitigate the worst case scenario. Staff is a little more comfortable as it is adjacent to a right turn lane and not a through lane but this safety issue should be addressed; an 8-foot fence would be allowed in the commercial district. Commissioner Seggebruch made a recommendation to approval of the Special Use to the Village Board 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. 3. That the applicant provide a specified design of perimeter fence around the outdoor play area to address all safety concerns by staff and the Plan Commission Seconded by Commissioner Kiefer. Vote by roll call: Paris, yes; Heinen, yes; Renzi, yes; Kiefer, yes; Seggebruch, yes; Sobkoviak, yes. Motion carried 6-0. Plan Commission Minutes July 7, 2015 Page 3 of 4 Case No. 1690-061515.SPR Martin Commercial Center Mr. Garrigan stated this is a site plat for a new 8500 square foot medical clinic that will contain a Kidney Dialysis Center located in the Martin Commercial Center north of Riverwalk Court. Mr. Garrigan described the adjacent uses; identified the Comprehensive Plan calls for office and light industrial development and a medical clinic is consistent with the Comprehensive Plan. Mr. Garrigan indicated the applicant has already received a certificate of need for this proposal. Mr. Garrigan described the existing access and a future access point to the north adjacent to the former Plainfield Police Station; reviewed the parking proposed and indicated the plan complies with the parking requirements; described the architecture; indicated the proposed landscape buffer complied with the site plan review ordinance. Staff requests additional landscaping be added to the proposed fence that will enclose the mechanicals along the western elevation. The proposed photometric plan complies with the site plan review ordinance indicating the lighting standards should match the existing lighting standards. Stormwater management for this site was designed under the original plans for this unified development. Staff is suggesting a favorable recommendation subject to the stipulations in the staff report. Chairman Sobkoviak thought the drive to the north was a dedicated drive. Chairman Sobkoviak swore in Stephen Bourquein. Mr. Bourquein indicated access through the north to Route 59 is very important to this project; this area is officially out of the floodplain thru a LOMR; they have no problem with the first three stipulations and should have a revised rending for presentation to the Village Board showing the additional landscaping. Mr. Bourquein indicated their title company is looking for the cross access easement; indicated it could be a deal breaker without the cross access easement to the north. Commissioner Heinen agreed access to the north to Route 59 was necessary. Mr. Garrigan indicated staff would check for the reciprocal easement. Commissioner Seggebruch asked about possible division of the lot. Mr. Garrigan said if there are different owners then it will need to be split. Mr. Bourquein indicated they only build on demand. Commissioner Heinen asked if they would pave the parking islands at this time. Mr. Bourquein indicated they would consider paving but they do not like to lay asphalt that is not being used; they have placed additional landscaping to the north along Route 59. Commissioner Seggebruch described the Illinois Accessibility code; medical facilities are 10%; indicated it appears you are using the 10%. Mr. Bourquein indicated 1/3 drive; 1/3 are dropped off and later picked up and 1/3 come by ambulance; the party that the building is being built for has 6000 facilities and has determined that 10% is the ratio for the parking. Commissioner Seggebruch mentioned the accessible spaces are typically 8 foot with 8 foot aisle and the van spaces are typically 11 foot wide space with a 5 foot aisle; indicated there is enough space shown on your parking spaces to pick up the correct footage. Mr. Bourquein said they will make sure the spaces are corrected. Commissioner Renzi asked if a cross access easement from the south. Mr. Bourquein indicated there is a cross access easement and all the parking is covered. Mr. Garrigan stated he can pull the final plat for the Martin Commercial Center. Plan Commission Minutes July 7, 2015 Page 4 of 4 Commission Heinen recommend approval of the site Plan of Phase II for an 8,500 square foot building within the Martin Commercial Center subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirement of the Plainfield Fire Protection District. 3. That the applicant adds some additional landscaping along the enclosure fence along the western elevation of this proposed building. 4. Verification that a cross access easement exist with the property to the north. Seconded by Commissioner Renzi. Vote by roll call: Kiefer, yes; Paris, yes; Seggebruch, yes; Renzi, yes; Heinen, yes; Sobkoviak, yes. Motion carried 6-0. DISCUSSION Commissioner Renzi asked if the library was building on Wood Farm Road. Mr. Garrigan stated this was discussed but the library has decided they need to stay downtown. Meeting Adjourned at 8:55 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary