HomeMy Public PortalAbout2016-07-05 PC minutes
Plan Commission Minutes July 5, 2016
Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag.
ROLL CALL Commissioners Seggebruch, Renzi, Heinen, Green, and Chairman Kiefer were present. The Fire and Library Districts were present.
The Park and School Districts were absent.
The Plan Commission minutes dated June 7, 2016 were accepted as presented.
PUBLIC COMMENTS: There was no response.
DEVELOPMENT REPORT Mr. Proulx stated the Village Board approved the annexation of 13501 S Lake Drive; approved a design
service agreement with Upland Design to assist with plans for entryways into Plainfield; and is considering an allowance for a food truck to be considered at the Committee of the Whole Monday night.
OLD BUSINESS None
NEW BUSINESS Case No. 1724-043016.REZ/SPR 15233 S Joliet Road
Mr. Proulx stated this request for rezoning requires a public hearing; the public notices have been published and posted in accordance with state statute and local ordinance. The applicant is requesting the property at 15233 S Joliet Road be rezoned to Business Transition (BT) District. The applicant proposes
to rezone the property, demolish the existing structure, and build a new residentially-scaled building to include office space on the first floor and two apartments on the second floor. The demolition will be
considered by the Historic Preservation Commission (HPC) at their meeting July 14, 2016.
Mr. Proulx reviewed the adjacent uses and the findings of fact as noted in the staff report dated June 30,
2016; reviewed the site plan, and described access and circulations. Mr. Proulx indicated the proposed
parking exceeds the parking required by the Zoning Code; indicated final engineering is not required at the time of site plan review and due to the limited size of the property, on-site stormwater detention is not
required. Mr. Proulx indicated this development meets the zoning standards.
Mr. Proulx reviewed the elevations and architecture; indicated landscaping, photometric and trash
enclosure plans are required prior to Village Board review.
Staff supports the request for the rezoning; and if it is determined the building cannot be saved believes
the new building complies with the requirements of the Zoning Code.
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July 5, 2016
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Chairman Kiefer swore in Brett Fessler, representative for the applicant. Mr. Fessler indicated the home
is very old and needs extensive repairs.
Chairman Kiefer asked for public comments. There was no response.
Commissioner Renzi stated one of the findings is that the property cannot yield a reasonable use under the
existing zoning; suggested a list of the necessary repairs and cost be presented with the next report. Mr.
Fessler mentioned the repairs would include the entire electrical system, the foundation and the roof. Mr. Proulx suggested the real challenge is the proximity to Route 59 and Route 30; indicated repairs apply to
the entire roof, the HVAC system, the foundation (which is only a partial gravel foundation supported by columns that have cinder blocks inserted to help with the settling of the foundation), and the electrical for the entire building.
Commissioner Renzi suggested the hearing for the site plan would be better heard after the HPC considers the demolition of the structure; and indicated the missing landscape, lighting and trash enclosure plans
and the striping of the parking lot showing the handicap parking could be presented at the later meeting.
Commissioner Heinen suggested the applicant could work with staff on the landscaping since none of the
neighbors are present to address their concerns. Mr. Fessler indicated the applicant did not want to invest a lot of money if the HPC wasn’t agreeable with the demolition; and mentioned they will have to comply
with the ordinances and staff.
Commissioner Heinen suggested the rezoning makes sense for BT zoning. Commissioner Renzi agreed.
Commissioner Green stated there were two issues to consider; and asked the volume of traffic in the area. Mr. Proulx stated traffic counts on Route 59 are in excess of 30,000 vehicles per day and Route 30 at that
intersection is 25,000 trips per day. Commissioner Green stated it is a lone residence in an area with other BT zoning; there is an incredible
amount of traffic; and felt it was more appropriate to be BT zoned than residential.
Commissioner Seggebruch asked how long the applicant has controlled this property; and if the property
been leased. Mr. Fessler indicated it has been in the Baker family for the 20 plus years; stated the property was leased up until the past 1-1/2 years and then the roof started coming apart and code
enforcement got involved.
Commissioner Seggebruch agreed the two issues should be considered separately; and the BT zoning
makes sense even if the building could be saved. Mr. Fessler stated the parking lot is currently gravel and
anything they do will enhance the site.
Chairman Kiefer suggested the site plan is not complete for what the Commissioners would like to see; indicated they could take the map amendment as one motion; the site plan could be looked at as presented with the addition of stipulations or the request could be continued. Mr. Proulx mentioned a continuance
would make sense. Commissioner Seggebruch asked if this was 2 lots that need to be consolidated. Mr. Proulx stated the lots
could be held as one by covenant or a final plat could be processed; the lots are owned by 2 entities.
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July 5, 2016
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Commissioner Heinen and Commissioner Green indicated the applicant could work with staff on the
landscaping and other details.
Commissioner Seggebruch stated if the HPC decides against demolition it would be a different site plan
review.
Commissioner Renzi wanted to see where the handicap space would be located; where the trash enclosure
would be located and to see how the circulation works; and where the residents will park. Commissioner Heinen suggested a lot of this is dictated by code and they will have to comply with code.
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 map amendment (rezoning) of the parcel
commonly known as 15233 S Joliet Road from R-1 to BT. Seconded by Commissioner Green. Vote by roll call: Seggebruch, yes; Renzi, yes; Green, yes; Heinen,
yes; Kiefer, yes. Motion carried 5-0.
Commissioner Seggebruch made a motion to continue the site plan review for the office and residential
building at 15233 S Joliet Road to the next regular scheduled meeting of the Plan Commission.
Seconded by Commissioner Renzi. Vote by roll call: Green, yes; Heinen, Present; Renzi, yes;
Seggebruch, yes; Kiefer, yes. Motion carried 4-1.
Case No.1727-061716.REZ/SU/PP/FP 14125 S Van Dyke Road Mr. Proulx stated this rezoning requires a public hearing; public notices have been published and posted in accordance with state statute and local ordinance. The applicant is requesting to rezone a portion of
this property to R-1 (single family residential) to allow a residential use for his personal home and to maintain the existing light-industrial zoning for the remainder of the parcel which would require a subdivision plat if the Plan Commission recommends approval of the rezoning. This property is located
east of Van Dyke Road, north of 143rd with the railroad tracks to the north and east. Mr. Proulx indicated there are some violation issues including some outdoor storage along the front of the
property that is not enclosed; and there are property maintenance issues with the building itself so this is a comprehensive approach to see how the existing conditions can be addressed to bring the property into
compliance and to address the property owner’s desire to make this structure his personal residence. Mr.
Proulx indicated the middle of the structure has been improved with furnishings; there are portions of the building that are used for storage of building materials, parking and other things. In the event there is
support for the rezoning it would be the property owner’s obligation and requirement to work with the
building department to process a whole set of building plans that would show how the interior of the building would be modified to become a residence including such things as consolidating utility service
for one water connection, one electrical service panel and one gas meter to function as one dwelling unit.
Mr. Proulx reviewed the adjacent uses and the findings of fact as stated in the staff report dated July 1,
2016.
Mr. Proulx stated if the subdivision is approved, there would be some frontage required along Van Dyke
Road and setbacks required along the front, rear and side yards of the building.
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July 5, 2016
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In advance of any public comment, Staff believes it is possible to support the rezoning and it is staff’s
proposal to defer any consideration on the subdivision plat until the Village Board makes a final determination.
Chairman Kiefer swore in David Mondo, representing of the applicant. Mr. Mondo is working for Mr. Chobar and will work to prepare the necessary documents if the zoning is approved. Mr. Mondo
indicated Mr. Chobar is reaching retirement age and is trying to consolidate his assets.
Chairman Kiefer asked for public comments. There was no response.
Commissioner Green asked if Mr. Chobar was currently living in this structure. Mr. Mondo indicated Mr. Chobar is not currently living there. Commissioner Green asked how many residential properties
were in the area. Commissioner Seggebruch asked if Mr. Chobar lived in the house to the south. Mr. Mondo stated the
towing business was sold and Mr. Chobar does not live in that house. Mr. Mondo thought the people living in the house are the ones operating the towing business. Mr. Proulx indicated there is only the one
residential house to the south of this parcel.
Commissioner Heinen stated he would not support a residential use from this industrial area along the
143rd corridor. Commissioner Renzi indicated he could not support a residential use as the findings have
not been met.
Chairman Kiefer asked if the storage use on the north portion of the property would continue if the property is subdivided. Mr. Proulx indicated yes the owner wished to keep the storage portion of the lot; there are some existing code compliance issues; there are some trailers in the front yard areas; the
applicant has committed if he moves in he will fix up the building so it looks better and comes into
compliance.
Commissioner Green mentioned there are lots of warehouses in Chicago which have been converted to residential units and it has actually improved the value of the area; suggested giving the land owner the opportunity to work with the Village to get the setbacks and others issues resolved.
Mr. Proulx stated in an R-1 zoning district, there are certain setbacks required (30 feet for both the front
and rear and 15 feet on the side yards.)
Commissioner Seggebruch suggested they could request a special use to keep the current zoning and
simply carve out a small area (10% of the building) for living space.
Mr. Proulx stated the owner is trying to utilize the entire structure without limitations; and indicated the
building code requirements are different between Industrial and residential districts, such as a sprinkler system.
Mr. Mondo indicated the owner plans to surround the building with a brick façade and landscape the front
to make it look more residential if the zoning request is approved; thought the owner would agree to make the building look more commercial if that is what the Commission prefers.
Commissioner Heinen said this area is our industrial corridor and a residential use in this corridor would be spot zoning; indicated he does not support spot zoning.
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July 5, 2016
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Commissioner Seggebruch suggested there are lots of ways to downsize; the property could be sold and the owner could find some place nice to live; felt this property needs to stay industrial; suggested a special
use could allow the residential use.
Commissioner Renzi felt this property should not be rezoned.
Commissioner Heinen made a motion to deny the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore recommends denial of the map amendment for rezoning of the parcel
at 14125 S Van Dyke Road from I-1 to R-1. Commissioner Renzi seconded the motion. Vote by roll call: Green, no; Seggebruch, yes; Renzi, yes;
Heinen, yes; Kiefer, yes;. Motion to deny rezoning carried 4-1. DISCUSSION
Mr. Proulx mentioned two new commissioners would be sworn in before the Village Board meeting on July 18th and will serve on the next meeting.
Commissioner Renzi asked about the operation of food trucks being operated before the Board takes action. Mr. Proulx indicated the Village Board has the authority to regulate temporary uses; the Board
has adopted an informal policy that food trucks are permitted on private property with the owner’s
consent.
Commissioner Heinen expressed concern regarding the safety at the two intersections: the first is Renwick and River Road. Mr. Proulx indicated this intersection is under township jurisdiction; the township is deferring the fact finding (traffic counts) at this time due to the construction of the pedestrian
bridge.
Commissioner Heinen stated the second intersection is 143rd and Meadow Lane. Mr. Proulx indicated the
traffic committee has evaluated a request at this intersection earlier; the traffic committee felt the east and west traffic at this intersection would not meet warrants and is looking for additional traffic calming options. Mr. Proulx suggested additional concerns could be addressed to the Complete Streets
Committee, or the lead engineer at Public Works or himself in the Planning Department.
Commissioner Seggebruch asked how TIF was progressing for Route 30. Mr. Proulx indicated they are
close to starting the TIF along Route 30; there was some demolition of structures to be completed first.
Commissioner Renzi asked about the missing signage at the Shell on Route 30. Mr. Proulx indicated
signage has been approved but not yet installed.
Meeting Adjourned at 8:23 p.m. Respectfully submitted by
Merrilee Trotz
Merrilee Trotz Recording Secretary