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HomeMy Public PortalAbout2016-09-20 PC minutes Plan Commission Minutes September 20, 2016 Chairman Kiefer called the Plan Commission meeting to order at 7:02 p.m. Cub Scout Den 7 Pack 82 led the Pledge to the flag and presented the colors. ROLL CALL: Commissioners Seggebruch, Renzi, Minnis, Heinen, 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 September 6, 2016 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx stated the Village Board approved the ordinance for rezoning and final plat for the Chobar property located on Van Dyke Road; directed the Village attorney to prepare the ordinance for the variance for St. Mary’s monument sign; and reapproved the final plats for both Chatham Square and The Boulevard project. NEW BUSINESS Case No. 1733-090116.SU/SPR Wash U Carwash Mr. Melrose stated the applicant is proposing to construct a car wash on Lot 2 of Prairie Creek subdivision adjacent to Bartel’s Auto Clinic. A final plat will be required to subdivide out 1 acre for this project. Mr. Melrose reviewed the uses of the adjacent properties. Mr. Melrose indicated a special use is necessary for the drive thru; reviewed the findings of fact; reviewed the site plan and access as noted in the staff report dated September 20, 2016; indicated 30 stacking spaces have been provided which exceeds the 6 stacking spaces required for a car wash by ordinance; described the vacuum stalls on the north side of the building and indicated there an additional 7 parking spaces on the east side of the site. Mr. Melrose indicated final engineering is not needed at this time; this project complies with the zoning ordinance development standards of the B-3 zoning district; reviewed the elevations, façade and architecture as noted in the staff report. Mr. Melrose reviewed the landscaping and photometric and trash enclosure plans. Mr. Melrose indicated the property owner intends to subdivide the existing 5 acre lot. Staff suggests a favorable recommendation if the Plan Commission concurs with this proposal. Plan Commission Minutes September 20, 2016 Page 2 of 6 Chairman Kiefer swore in Craig Nelson and Steven Timmer. Mr. Nelson indicated they have about 60 years of experience with car wash operations, automotive and real estate development and management. Mr. Nelson indicated there are a lot of development opportunities in Plainfield; further described the architecture and the water usage for the car wash. Mr. Nelson indicated there are 41,000 vehicles at the intersection of Route 59 and 135th Street with 31,800 vehicles in front of this site; there are almost 52,000 households within a 13 minute drive with a very high median household income within the 13 minute drive. Mr. Nelson stated there are a number of other automotive uses in the area; feels this is a good fit for them and for the village. Mr. Nelson further described the access points; described the stacking to the car wash; stated the site will be managed with 3 to 4 people; further described the process of the car wash with the dual belt conveyor system and the vacuum system. Mr. Nelson stated the proposed signage is scaled to meet the code requirements. Mr. Timmer stated they are networked nationally as well as locally; they save with the reclamation of the water; indicated 60% of their clients are women; indicate they are the original designer of these car washes. Chairman Kiefer asked for public comments. There was no response. Chairman Kiefer swore in Roderick F. Baker III, representing Prairie Creek and RC Enterprises. Mr. Baker stated is the owner of the property; feels this is a state of the art car wash and feels this is a good use on this property. Chairman Kiefer swore in Patrick Bartel, owner of Bartel’s Auto Clinic. Mr. Bartel felt this would be value to the subdivision and a good fit for the area. Commissioner Minnis stated he was involved with the financing for the underlying developer; further indicated there is no financial gain to him or to the bank and therefore did not see any conflict of interest. Commissioner Heinen indicated he was supportive of the project; suggested the site plan is very tight from the north to the south; it appears the curb line is right on the property line and asked if there were landscape requirements on the north or south property line. Mr. Melrose stated there typically is a 5 foot parking lot perimeter requirement for landscaping. Mr. Proulx explained there is some existing landscaping from the Bartel’s Auto Clinic that was built outside their property limits, the applicant proposes to either maintain this landscaping or reconfigure the existing landscaping; indicated the Plan Commission could add restraints as the ultimate lot has not yet been determined. Commissioner Heinen expressed concerns with any engineering changes with the curb being right on the property line. Commissioner Heinen expressed concern with the entrances from the private drive on the east; wondered if this applicant has the right to place the curb radius outside their property line onto the adjacent parcels thereby limiting access for any development of the property to the south. Mr. Heinen suggested they lose a parking stall on the south end of the east bay and shift the drive Plan Commission Minutes September 20, 2016 Page 3 of 6 further north in order to keep the curb line out of the adjacent property. It appears they are trying to fit too much in the north south direction. Mr. Timmer stated they met with staff and explained the landscape plan; if they can keep this property line they would like to adjust the Bartel landscaping by removing some of the trees that are not taking root and replace with other new cylinder plantings and buffer the site with other plantings; and indicated they agree to lose the 1 parking stall. Commissioner Heinen mentioned two access points on one lot may impede potential access for the adjacent lots. Mr. Melrose stated there could potentially be 4 other lots to the south. Mr. Melrose indicated the applicant will be returning with a final plat. Commissioner Heinen asked if there was an opportunity to buy more property to better fit the site plan and comply with all the codes. Mr. Nelson stated there will be utility and storm easements that run east west through the properties and if they move south then the seller may not be able to sell the additional lots. Mr. Melrose mentioned they could go through the variance process. Mr. Heinen asked if Staff was ok with omitting the 5 feet of landscape on the north side. Mr. Melrose indicated Staff is trying to work with the applicant. Mr. Heinen asked if there were any other outlots that have the curb line at the property line. Mr. Proulx indicated they could work with the applicant to achieve a minimum offset of the curb line to the property line by either shifting the building footprint or potentially encroaching into the setback or narrow the drive lanes. Commissioner Renzi expressed concern with the encroachment of the curb cut on the lot to the north; asked if there is a need for a cross access easement with regard to the curb cut. Mr. Melrose stated this would come under the final engineering review and indicated they would need some sort of agreement in place; felt the stipulation of compliance with the village engineer would umbrella over this encroachment. Mr. Proulx stated the cross lot grading with final engineering would require written approval from the adjacent property owner. Mr. Melrose indicated this could be noted on the final plat. Commissioner Renzi asked how the property to the south would be able to obtain a right hand turn lane. Commissioner Renzi asked if this design has been approved by the other commissions in other communities. Mr. Nelson mentioned it was accepted in one instance. Commissioner Seggebruch felt it is a nice looking development; stated it appears to be extremely tight on the lot; agreed the south access drive needs to be shifted north; suggested they work to enhance the landscaping between the two lots; and agreed they may need a cross access agreement; felt this is very modern looking building. Commissioner Heinen asked if Commissioner Seggebruch had concerns with the architecture fitting in with the other outlots in the area. Commissioner Seggebruch felt there was enough mixture and design; and agreed the times have changed. Plan Commission Minutes September 20, 2016 Page 4 of 6 Commissioner Womack asked if the zoning for the car wash on 135th is also B-3; and asked if it was a special use. Chairman Kiefer indicated all drive-thru operations require a special use. 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 drive thru operations on the parcel at Lot 2 of the Prairie Creek Development, petitioner Steven Timmer of Wash U Carwash, and in accordance with the reviewed plans. Commissioner Renzi seconded the motion. Vote by roll call: Minis, yes; Seggebruch, yes; Womack, yes; Renzi, yes; Heinen, yes; Kiefer, yes. Motion carried 6-0. Commissioner Seggebruch make a motion to recommend approval of the proposed site plan review for the project known as Wash U Carwash at Lot 2 of Prairie Creek Development, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Heinen seconded the motion. Vote by roll call: Renzi, yes; Minnis, yes; Womack, yes; Heinen, yes; Seggebruch, yes; Kiefer, yes. Motion carried 6-0. Case No. 1735-090716.SPR 14810 S Michigan Street Mr. Bogda stated the applicant is seeking site plan review for a single-story accessory building to operate a coffee shop to be located on the property at 14810 S Michigan Street. The current zoning is B-3 (Highway Business District) in the R-1 Overlay. The lot is approximately 5,500 square feet and includes a one-story frame house where the applicant operates a salon and spa. There are currently 9 parking spaces while only 4 spaces are required for the salon. Mr. Bogda reviewed the adjacent uses; reviewed the site plan, proposed elevations, reviewed the zoning code compliance as noted in the staff report dated September 16, 2016. Mr. Bogda stated the plan would need to be modified to the move the structure and its porch four feet to the rear to bring the proposed porch into compliance. The idea of a walk-up coffee kiosk is unique and one that is not clearly accounted for in the Zoning Ordinance. Staff feels this could be an interesting concept that could potentially add more pedestrian activity and add character to this neighborhood on the edge of the Village’s downtown area. If the Plan Commission decides to move forward in recommending approval of this concept, staff will work with the applicant to modify the plan to bring the porch into compliance with the Zoning Ordinance requirements, as well as obtain more detailed plans concerning the architecture and building materials to ensure their compliance with the requirements of the Zoning Ordinance, the Building Code, and fit the character of the neighborhood. Staff will also work with the applicant to obtain evidence that the existing on and off-street parking areas are adequate for the property and its uses. Staff suggests a favorable recommendation if the Plan Commission decides to move forward. Plan Commission Minutes September 20, 2016 Page 5 of 6 Chairman Kiefer swore in Sarah Blue, owner of the salon/spa. Ms. Blue stated they are excited to bring something new to Plainfield; indicated a willingness to work with the Village and agreed to go through a variance process if necessary; indicated a willingness to move the accessory building to the rear of the lot. Mr. Proulx indicated the applicant is the owner of the lot and runs the existing business; their initial proposal was to build either a new free standing building or a conventional addition to the existing building but due to the setbacks any new construction is very limited; they also considered a stationary food truck. Mr. Proulx explained the village policy on food trucks is evolving. Chairman Kiefer asked for public comments. There was no response. Commissioner Seggebruch felt the applicant had some good ideas but as an architect did not feel the building would be able to meet the necessary building and health codes; indicated he would be more willing to work with the applicant on some kind of variance. Chairman Kiefer asked if the village was working to form some kind of policy. Mr. Proulx anticipates some policy direction from the village board. Commissioner Renzi said conceptually it is a neat idea but indicated he would rather address this as a food truck rather than accessory structure due to the code requirements. Chairman Kiefer asked if this was basically a service for their customers. Ms. Blue indicated they would like to draw in customers. Commissioner Seggebruch mentioned if they could meet the front setback and side setback to the north, they could ask for a variance; also parking would be looked at depending on the size of the building. Mr. Proulx stated when the food truck idea was submitted some trustees suggested they would be open to some flexibility with the variance request. Commissioner Renzi thought that with 6 stipulations it would show that this Commission has a fair amount of reservation but at the same time liked the general concept; and felt the Village Board could decide if they wanted a policy on food trucks or shops that are seasonal. Commissioner Minnis asked if they plan to offer coffee only; felt it would be better as an addition or somehow connected to the existing building. Ms. Blue mentioned they might like to add pastries, bagels and maybe grilled cheese sandwiches. Commissioner Seggebruch mentioned that a restroom would require about 6 X 8 feet. The Commissioners felt this would not leave much room in a building of this size. Commissioner Renzi made a motion to recommend approval of the site plan review for the proposed accessory coffee shop building at 14810 Michigan Street, subject to the following six (6) stipulations: Plan Commission Minutes September 20, 2016 Page 6 of 6 1. Modification of the plan to bring the proposed accessory building and porch into full compliance with the Zoning Ordinance 2. Submittal of full detailed building plans and building materials and compliance with the Building Code and Zoning Ordinance; 3. Submittal of evidence that existing on and off-street parking areas are adequate to meet the demand the property and its uses will generate 4. Approval of the outdoor nature of the business as a Special Use 5. Compliance with the requirements of the Village Engineer; and 6. Compliance with the requirements of the Plainfield Fire Protection District Seconded by Commissioner Heinen. Vote by roll call: Womack, yes; Minnis, no; Seggebruch, no; Heinen, yes; Renzi, yes; Kiefer, yes. Motion carried 4-2. Plan Commission/Zoning Board of Appeals Recommendation Form. Chairman Kiefer stated the form presented is designed to give feedback to the Village Board. Mr. Proulx mentioned this is a form that is uniform and also a way for the commissioners to speak directly to the trustees. Chairman Kiefer thought it should be used for every case; stated he thought this was a good draft. All of the Commissioners liked the form. OLD BUSINESS – none DISCUSSION Commissioner Heinen stated the St. Mary’s Men’s Club will be hosting Oktoberfest this Saturday, September 24th from 5 to 10 p.m.; indicated that food would be served; and invited the public to attend. Meeting Adjourned at 8:38 p.m. Respectfully submitted by Merrilee Trotz Merrilee Trotz Recording Secretary