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HomeMy Public PortalAbout2015-12-01 PC minutes Plan Commission Minutes December 1, 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, Renzi, Kiefer, Heinen, Green and Chairman Sobkoviak were present. The Fire District was present. Commissioner Paris was absent. The Park, School, and Library Districts were absent. The Plan Commission minutes dated November 17, 2015 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Garrigan stated there has not been a Village Board meeting since the last Plan Commission meeting. OLD BUSINESS: Case No. 1702-082515.TA Text Amendment – Special Uses Mr. Proulx stated this text amendment requires a public hearing and the notice was published in accordance with state statute and local ordinance. This case is initiated by village staff pursuant to discussion and direction from the Village Trustees to reclassify a number of uses that are presently permitted by right to discuss whether these uses should instead be regulated by special use review. The direction was to require special use review for the following uses in the zoning districts where each is currently permitted by right: beauty, nail or tanning salons; body art; currency exchanges; flea markets; fortune telling; massage therapy; tobacco sales (including vapor cigarettes, etc.) The special use would allow the Plan Commission and Village Board to have an opportunity to review each special use at a specific location and make the determination based on the findings of fact. Staff would welcome any discussion from the Plan Commission. Chairman Sobkoviak asked if there were any public comments. There was no response. Chairman Sobkoviak felt there was no negative impact from the aforementioned uses other than possibly excessive traffic with flea markets. Commissioner Kiefer asked if there was a flooding of these uses in the community; felt the current zoning ordinance is appropriate and fairly restrictive as it is now for these uses; felt it is unfair to single out some of these businesses with the added cost and time that would be required. Commissioner Renzi mentioned the special use simply lengthens the process. Plan Commission Minutes December 1, 2015 Page 2 of 4 Commissioner Green stated there are things that have been done to create a certain image such as the funding for storefronts in the downtown area to encourage restoration or improvements to their buildings; this could provide an opportunity to plan others areas; felt we (Commissioners/Trustees) might want to reserve the right to look at certain uses that might impact traffic; stated this should be looked at as a planning measure. Commissioner Heinen agreed with Commissioner Green; felt this provided the opportunity to review each case; felt certain uses such as the flea market should not be placed next to residential zoned areas. Commissioner Seggebruch indicated businesses can slip into an incorrectly zoned district; asked about the existing process; asked if state licenses are required. Mr. Proulx stated businesses would be required to apply for a certificate of occupancy or change of ownership or usage; the building department and fire department will go through the building to see it meets the requirements; then they apply for their business license; indicated the state license is required as part of the business license application. Commissioner Seggebruch asked about barber shops. Mr. Proulx indicated that barber shops would be included the same as a beauty salon. Mr. Garrigan indicated the high end salons would be included as well. Several Commissioners expressed concerns with flea markets. It was suggested the requirements for flea markets could include a certain acreage size and specific number of parking spaces. Commissioner Renzi suggested checking the process to be sure it is sufficient. Commissioner Seggebruch stated there is state law regulating smoking rooms. Commissioner Green made a motion to recommend approval of the proposed text amendment to the Village of Plainfield Zoning Ordinance to reclassify the aforementioned uses as requiring special use approval in zoning districts in which they are presently permitted by right as outlined in the staff report. Seconded by Commissioner Seggebruch. Vote by roll call: Heinen, no; Kiefer, no; Renzi, no; Seggebruch, yes; Green, yes; Sobkoviak no. Motion failed 4-2. Commissioner Heinen made a motion to recommend approval of the proposed text amendment to the Village of Plainfield Zoning Ordinance to reclassify the flea market use as requiring special use approval in zoning districts in which it is presently permitted by right as outlined in the staff report. Seconded by Commissioner Renzi. Vote by roll call: Green, yes; Kiefer, no; Seggebruch, yes; Renzi, no; Heinen, yes; Sobkoviak, no. Motion failed 3-3. NEW BUSINESS Case No. 1708-110315.SU The Academy Mr. Garrigan stated this is a public hearing; appropriate notices have been published in accordance with state statute and local ordinance. The applicant is requesting a special use for an “Inn” on the second floor of the building commonly known as The Academy located at 15106 S Fox River Street. The applicant will reside on the first floor. Mr. Garrigan reviewed the findings of fact. With regard to a) the proposed use for an “Inn” will have no negative or detrimental impact on any of the surrounding properties; and is consistent with the character Plan Commission Minutes December 1, 2015 Page 3 of 4 of the Downtown. With regard to b) the mixed use nature of this building is consistent with the promotion of the Downtown; small inns or hotels are uses that are compatible with a historic Downtown. Mr. Garrigan indicated 1 parking space per bedroom would be required - making it a total of 3 parking spaces. Parking is provided on the street as well as in the driveway. Staff believes the applicant has provided a creative adaptive re-use of a very historic building and would suggest a favorable recommendation. Chairman Sobkoviak swore in Jennifer Myers, owner. Ms. Myers indicated her family will live on the first floor; the front foyer separates the entrance for the upstairs; there will be three bedrooms on the second floor for rental. Chairman Sobkoviak asked if there are any public comments. Chairman Sobkoviak swore in Janet Anderson, neighbor. Mrs. Anderson asked if the owner will reside in the home; expressed concern that the owner maintains the historic value. Mrs. Myers responded she and her family would reside in the first level of the home; indicated she and her husband only have 1 vehicle; someone will be at the residence 6 days of each week. Mrs. Anderson asked if the parking was sufficient; asked it this project was not viable would the home return to a residence? Mr. Garrigan reviewed the parking required. Ms. Myers stated they only have one vehicle, enjoy living in the downtown and do not plan to purchase a second vehicle; mentioned the previous owners drove into the side lot into the back yard for RV parking; suggested they would look into the possibility of widening the driveway to a two car driveway if necessary and if that is not possible they could make what is called a green driveway if needed. Mrs. Anderson mentioned parking is permitted only on the west side of Fox River Street and parking in this area is very limited. Commissioner Kiefer asked if there was overnight parking on the street. Mr. Garrigan responded there is no overnight parking on the street. There were no other public comments. Commissioner Green felt this was a great idea; expressed concern with any recourse the Village would have if the overnight tenants liked it so much that they planned to extend their stay. Mr. Garrigan stated there is a definition of what constitutes an inn or bed and breakfast; this property is not zoned for multi- family and that would be a zoning violation. Commissioner Heinen asked if expanding the driveway was feasible. Mr. Garrigan thought it would be tight; the owners might have to take some of the green lawn area. Commissioner Heinen asked if the owner was going to use the garage; asked if there would be a conflict with the cars parking in the drive blocking the garage. Ms. Myers indicated they removed the fence between their driveway and the driveway to the south; felt there are ample opportunities to improve the driveway. Mr. Garrigan indicated the owners would have to work with the building department for the permit. Mr. Garrigan indicated the village could work with the owners on the possibility of a party driveway. Plan Commission Minutes December 1, 2015 Page 4 of 4 Commissioner Seggebruch asked if the owners needed to go before the preservation committee. Mr. Garrigan indicated the owners will be working on a local landmark in the future; the owners might qualify for a National Register application. Commissioner Seggebruch asked if the owners had done any market research studies. Ms. Myers said no. Commissioner Kiefer was happy the owners were willing to work with the Historic Commission to maintain the historic aspects; felt the parking issue has been addressed; felt this was a great re-use in the Downtown. Commissioner Renzi asked if they would need to work with the Fire Department. Mr. Garrigan stated the owners would have to comply with the Plainfield Fire Department regulations. Commissioner Renzi asked if an elevator would be required. Mr. Garrigan thought that it would not due to the square footage. Commissioner Seggebruch asked about the usage of the wing at the back of the house. Ms. Myers indicated it currently is a two car garage which they propose to convert to living space. Mr. Garrigan stated it could possibly be a location for a chair lift. Commissioner Heinen felt this was a great idea. Commission Kiefer made a motion to recommend approval of the Special Use for an Inn/Hotel at 15106 S Fox River Street subject to the following stipulations: 1. Compliance with requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Seconded by Commission Seggebruch. Vote by roll call: Renzi, yes; Heinen, yes; Green, yes; Seggebruch, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 6-0. DISCUSSION Chairman Sobkoviak wished everyone a Merry Christmas; kudos to the Village Street Department for the decorations. Meeting Adjourned at 8:06 p.m. Respectfully submitted by Merrilee Trotz Merrilee Trotz Recording Secretary