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HomeMy Public PortalAbout2016-07-19 PC minutes Plan Commission Minutes July 19, 2016 Chairman Kiefer called the Plan Commission meeting to order at 7:02 p.m. and led the pledge to the flag. ROLL CALL Commissioners Seggebruch (7:04 PM), Renzi, Heinen, Minnis, Womack, and Chairman Kiefer were present. The Fire and Library Districts were present. Commissioner Green was absent. The Park and School Districts were absent. The Plan Commission minutes dated July 5, 2016 were accepted as presented. PUBLIC COMMENTS: Bill Lamb welcomed the two new Commissioners to the Plan Commission and explained the value of the Plan Commission to the Village Board. DEVELOPMENT REPORT Mr. Proulx stated two new Plan Commissioners were appointed; the Village Board directed the village attorney to draft the ordinance for the rezoning of 14125 S Van Dyke Road indicating the applicant will be returning with the subdivision plat. OLD BUSINESS Case No. 1724-043016.REZ/SPR 15233 S Joliet Road Mr. Proulx stated this rezoning was supported by the Plan Commission at a previous meeting; the Historic Preservation Commission (HPC) heard the demolition request and indicated a Community Impact Study was not needed; the applicant asked for the site plan to be continued in order to further work with the HPC commissioners on the design for the new construction. Commissioner Renzi made a motion to continue the site plan review to a future date. Seconded by Commissioner Heinen. Vote by roll call: Seggebruch, yes; Minnis, yes; Womack, yes; Heinen, yes; Renzi, yes; Kiefer, yes. Motion carried 6-0. NEW BUSINESS Case No.1729-070816.SPR DNA Athletics Mr. Proulx stated this property is located in the Downtown Historic District and National Register District; the proposal is to construct a new two-story building. This project requires site plan review by the Plan Commission and a Certificate of Appropriateness (COA) by the HPC. The consideration by the Historic Preservation Commission for the COA is ongoing. Mr. Proulx described the adjacent uses; reviewed the site plan, access, circulation, parking, and stormwater management as noted in the staff report dated July 15, 2016. This project meets the development standards. Mr. Proulx reviewed the elevations, landscaping; photometric plan and trash enclosure. Staff suggests a favorable recommendation of the site plan and indicated the applicant continues to work with the HPC for the COA. Plan Commission Minutes July 19, 2016 Page 2 of 3 Chairman Kiefer swore in David Mitchell, architect for the applicants. Mr. Mitchell indicated they will meet again with the HPC next week; and indicated his clients are interested in maintaining the historic look. Chairman Kiefer asked for public comments. There was no response. Commissioner Renzi asked if the COA was necessary for the Board to consider this development; asked for clarification on the reveal dimension of the siding as noted in the staff report. Mr. Proulx indicated any recommendations from this Commission will be considered while the applicant continues to work with the HPC for the COA; and also indicated there are significant guidelines to be finalized with the HPC. Commissioner Renzi asked if any conflict with the pedestrian easement and the proposed landscaping has been resolved. Mr. Proulx indicated he would confirm there are no issues with the adjacent property owner. Commissioner Renzi asked the applicant if there was an easement for the landscaping. Mr. Mitchell indicated not at this time. Mr. Proulx mentioned any easement runs with the land and is not associated with the current development proposal; they just want to be sure they are landscaping an area that is destined for pedestrian use. Chairman Kiefer asked the type of landscaping that would fit in this area. Commissioner Renzi asked if there would be an additional curb cut on Lockport Street and if there was a cross access easement with the adjacent owner. Mr. Mitchell indicated further discussion is needed on the access. Mr. Proulx prior to 2008 there was a curb cut and this was eliminated with the consent of the previous owner in order to add additional parking spaces on Lockport Street. Staff’s assessment is that the driveway apron is in the Village’s right-of-way and this will be reviewed by the Village engineer. Commissioner Renzi asked if the parking spaces on Lockport Street would be affected by this additional cut to the curb. Mr. Proulx indicated there would enough additional parking spaces within 150 feet of the customer entrance to this building. Commissioner Heinen expressed concern with the 12-foot access drive; felt it would be one-way traffic only; asked if there were other similar conditions in the downtown; felt this is a safety concern that should be looked by the village engineer. Mr. Proulx indicated the ATT building has a similar situation. Commissioner Heinen liked the redevelopment but is concerned with the access. Mr. Mitchell indicated the neighbor was not in favor of shared access. Commissioner Heinen asked the square footage of this building; indicated he would like to see better use of properties in the downtown. Mr. Mitchell stated 3200 square footage, 1600 square foot footprint. Mr. Proulx stated one of the items in the strategic plan is to pursue implementation of a form based code in the downtown. Commissioner Seggebruch mentioned this driveway access may only be one way in due to the configuration of the road; expressed concern with the parking and the driveway as proposed. Commissioner Seggebruch felt the front façade was a nice traditional look; hoped the side elevations would be cement board type and not vinyl and suggested they might improve the windows on the side elevations; asked the use of the second floor. Mr. Mitchell explained the location of the stock room is the Plan Commission Minutes July 19, 2016 Page 3 of 3 reason for high windows; stated the second floor will be storage and office space. Commissioner Seggebruch stated this could potentially bring in two businesses into the downtown. Commissioner Seggebruch stated the possible sidewalk to the west could affect the type of landscaping that could be used. Commissioner Heinen hoped they could have the 12 foot drive lane but also work with the neighbors to connect with the drive to the east to avoid any conflicts; also asked about location of the utilities. Mr. Proulx stated water and sewer is available in Lockport Street. Mr. Mitchell stated they need fire protection as well. Commissioner Heinen asked if there were details on how they would connect to utilities. Mr. Proulx indicated there is a product specification manual which described the concrete and the type of bricks used in the streetscape. Commissioner Renzi like the shared driveway with some sort of easement but did not want this as a stipulation. Mr. Proulx indicated there has been extensive discussion with both property owners to the north and east and no agreement has been reached to allow for cross access. Mr. Proulx indicated this is an existing business looking to relocate to Plainfield and they are a contract purchaser on this property. Commissioner Heinen made a motion to recommend approval of the site plan review for the proposed new building at 24210 W Lockport Street subject to the following two stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plan field Fire Protection District. Commissioner Seggebruch seconded the motion. Vote by roll call: Renzi, yes; Minnis, yes; Womack, yes; Seggebruch, yes; Heinen, yes; Kiefer, yes. Motion carried 6-0. DISCUSSION Chairman Kiefer also welcomed the new Commissioners; felt Plainfield Fest was a big success again this year. Meeting Adjourned at 7:44 p.m. Respectfully submitted by Merrilee Trotz Merrilee Trotz Recording Secretary