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HomeMy Public PortalAbout2016-10-18 PC minutes Plan Commission Minutes October 18, 2016 Chairman Kiefer called the Plan Commission meeting to order at 7:31 p.m. following the Zoning Board of Appeals meeting. Roll Call: Commissioners Minnis, Seggebruch, Renzi, Green, Womack and Chairman Kiefer were present. The Fire and Library Districts were present. Commissioner Heinen was absent. The Park and School Districts were absent. Commissioner Renzi asked if there was a recommendation for the Will County Case on Penny Lane. Mr. Bogda indicated Will County had already approved the request. Chairman Kiefer indicated the recommendation from Staff was no action is taken so there was only discussion of the case. The Plan Commission minutes dated October 4, 2016 were accepted as amended. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT The development report was presented during the preceding Zoning Board of Appeals meeting. OLD BUSINESS – none NEW BUSINESS Case No. 1737-092616.Rez 14918 S Eastern Ave. Mr. Proulx indicated this is a request for rezoning which requires a public hearing; the appropriate notices have been mailed and published in accordance with state statute and local ordinance. Mr. Proulx stated the two cases this evening are related. This is a request to rezone a parcel on Eastern Avenue that was previously subdivided 8-10 years ago; mentioned there has been little interest in building a home on this parcel. Mr. Proulx described the new owner would like this property rezoned to I-1 to provide some additional shared parking for the adjacent property and a new office building in the future. Mr. Proulx reviewed the findings of fact as noted in the staff report dated October 14, 2016. Mr. Proulx indicated a site plan review would be required for the approval of any future office building. Staff suggests a favorable recommendation if the Plan Commission concurs. Chairman Kiefer swore in Clayton Olsen, the applicant. Mr. Olsen indicated this lot would be helpful to buffer the activity of the adjacent properties with a one-story office building which would utilize the parking lot in the daytime and provide additional parking for the weekend activities. Chairman Kiefer asked for public comments. There was no response. Plan Commission Minutes October 18, 2016 Page 2 of 5 Commissioner Green asked about the I-1 zoning; agreed an office would be a good transition but asked if the uses could be limited in the future. Mr. Proulx stated the special use for the planned development in the next case will limit certain uses to be allowed in this development. Chairman Kiefer mentioned that any site plan would be returned to this Commission for review. Mr. Proulx indicated he would not be comfortable rezoning this parcel to a straight I-1; feels this case goes hand in hand with the Warehouse District case. Commissioner Seggebruch hoped the access from Eastern Avenue would be improved when a site plan case was brought forward. Mr. Proulx indicated there is no site plan at this time; believed the intent is to use the existing access and indicated a sidewalk would be added along the west side of Eastern Avenue. Commissioner Minnis stated the applicant is a client of the bank he works for; did not see a conflict of interest as there is no financial gain to himself nor to the bank with respect to the rezoning or planned development of the property. Commission Minnis felt this zoning makes sense. Commissioner Minnis stated this site has become somewhat of a destination and felt it would be nice to have the additional parking; felt with the proximity to the railroad this parcel would remain vacant if the zoning remained as R-1. Commissioner Womack agreed with the other commissioners and felt this is a great addition and would provide a better buffer to the residents to the south and with what goes on to the north. Commissioner Renzi made a motion to adopt the findings of fact of staff as the findings of the Plan Commission and, furthermore, recommend approval of the map amendment (re-zoning) of the parcel commonly known as 14918 S Eastern Avenue, from R-1 to I-1. Seconded by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Green, yes; Womack, yes; Minnis, yes, Renzi, yes; Kiefer, yes. Motion carried 6-0. Case No. 1738-092616.SU Warehouse District Mr. Proulx indicated this is a request for a special use for a planned development which requires a public hearing; the appropriate notices have been mailed and published in accordance with state statute and local ordinance. Mr. Proulx reviewed the adjacent land uses; indicated the subject property includes two properties, one on Center Street and one on Eastern Avenue; described the previous special uses approved for said properties; stated this special use would not change the one for Chicago Brew Werks or the one allowing Warehouse 109. Mr. Proulx indicated the owners have made dramatic improvements to both properties. Mr. Proulx explained that Staff has worked with the owner to develop a planned development that would take into account the changing nature of the area with somewhat of a customized zoning wherein certain uses that are not allowed in I-1 would be added and permitted while certain uses that are currently allowed by right in the industrial zoning district would be prohibited. Mr. Proulx reviewed the requested uses as listed in the staff report dated October 14, 2016; stated the applicant agrees to withdraw the following uses: a tavern, convenience store, grocery store and a supermarket. Other uses that would be allowed in the I-1 zoning that the applicant would agree to prohibit are things such as vehicle storage and towing, printing press, truck terminal, dry cleaning and things of that nature. Plan Commission Minutes October 18, 2016 Page 3 of 5 Mr. Proulx reviewed the finding of facts as noted in the staff report dated October 14, 2016. Staff noted that the future office building would require site plan review as a condition of this planned development. Mr. Proulx concluded that prior to any discussion of the Plan Commission or public comments, staff would suggest a favorable recommendation. Chairman Kiefer asked for clarification on the findings of fact. Mr. Proulx stated there are two general findings of fact for a special use and there are nine findings of fact for a planned development. Chairman Kiefer reminded Clayton Olsen that he remains under oath. Mr. Olsen indicated they do not want to give up the industrial zoning as they do have some industrial uses; they have a company that makes displays for McCormick Place; indicated that by prohibiting some of the uses it customizes how the building is being used. Chairman Kiefer asked for public comments. Chairman Kiefer swore in Rose Phelps and Jim Phelps, neighbors. Mr. and Mrs. Phelps read their comments which have been added to the permanent record. Mr. Olsen stated he is an antique motorcycle collector, preservationists, restores and deals in antique motorcycles; stated this is his hobby. Chairman Kiefer asked for additional public comments. There was no response. Commissioner Renzi expressed concern for a liquor or package store and body art at this location. Mr. Proulx explained that there have been requests for a restaurant and body art business at this location; a liquor store would be more the potential for a specialty wine shop or something that would play off the existing distillery or the brewery. Commissioner Renzi asked if a liquor store could be a special use. Mr. Proulx indicated the Plan Commission could add a stipulation that certain uses would require a special use. Chairman Kiefer asked if body art would require a special use due to the new text amendment. Mr. Proulx indicated this planned development would allow body art by right. Commissioner Renzi asked if the motorcycle sales could be listed as antique motorcycles sales and ancillary uses. Mr. Olsen indicated 95% of his motorcycle sales are antique but he also sells motorcycles that may not be considered an antique; indicated he would not be looking for a new dealership. Commissioner Renzi felt this development could become a destination; asked if Staff was concerned with the amount of traffic that this development would create. Mr. Proulx described the peak parking times for the mix of uses; indicated the parking lot was recently expanded and the new lot would provide additional parking also. Commissioner Renzi expressed concern with the traffic. Mr. Proulx indicated this topic could be brought to the traffic committee. Commissioner Green suggested they should consider the appropriate land uses carefully; felt the body art and the liquor store uses do not fit due to the proximity to the schools and the historic residential district. Plan Commission Minutes October 18, 2016 Page 4 of 5 Commissioner Seggebruch suggested typical retail uses will drive a lot of traffic; we need to be sensitive to the fact that this site is next to the railroad and also to the historic residential district. Mr. Proulx liked the idea of making the liquor store a special use for this location. Commissioner Womack supports the vision; the biggest difference between this site and Plainfield Small Business Park is the proximity to the residential neighborhood; asked about truck traffic making deliveries. Mr. Proulx indicated there are a few businesses that have the potential for generating deliveries. Mr. Olsen indicated there is no truck route south of their property; indicated there is a letter to all tenants with their lease that identifies all truck traffic comes from Route 126 to the north side of their property Commissioner Womack mentioned that during events it seems parking spills over to the northwest; asked if there was coordination between the tenants with regard to the various events. Mr. Olsen indicated he did not own that northwest parcel; indicated there is a calendar that all tenants use when scheduling events; indicated the only conflict is when Brew Werks has a food truck, the food truck will no longer happen due to the expansion of Brew Werks. Commissioner Seggebruch asked about the fitness business. Mr. Olsen indicated their lease was not renewed. Commissioner Minnis agreed with the need for a special use for any liquor store; supports the development as proposed. Commissioner Renzi asked about the automotive service use. Mr. Proulx indicated auto service is a separate category that is not being proposed. Chairman Kiefer asked about service bays. Mr. Proulx indicated there would not be any service bays. Mr. Olsen stated they have had requests for auto repair but these have been turned away from this location. Mr. Olsen indicated they manage the leases themselves; we would look for tenants in the new office building to be day time usage only. Commissioner Green asked if the applicant would be willing to withdraw the two liquor store usages and the body art usage. Mr. Olsen indicated he does not intend to have a true liquor store located in this development, Tailwinds and Chicago Brew Werks sells only their own product. Commissioner Green felt body art would cause a lot of traffic at various hours. Mr. Olsen explained he was not sure body art affected the neighborhood; felt body art is more of a studio. Commissioner Seggebruch expressed concern to creating this as a retail center causing more traffic thru the residential neighborhood. Commissioner Renzi asked for clarification that liquor stores would be subject to a special use application. Mr. Proulx indicated Staff feels the liquor store usage would be appropriate for a special use after considering the discussion. Commissioner Renzi asked if an added stipulation was appropriate. Mr. Proulx indicated a third stipulation could be included in the motion. Commissioner Renzi made a motion adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the proposed planned development for the Warehouse District at 14903 S. Center Street and 14912 and 14918 S. Eastern Avenue, subject to the Plan Commission Minutes October 18, 2016 Page 5 of 5 following two (2) stipulations in the Planner’s report and the added third stipulation of the Plan Commission: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. Compliance with the limited uses as amended on page 2 of 5 of the Planner’s Report with special use applications being required for the liquor store entries. Commissioner Seggebruch seconded the motion. Vote by roll call: Green, no; Womack, yes; Minnis, yes; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 5-1. DISCUSSION Commissioner Seggebruch asked for an update on the improvements to 127th Street. Mr. Proulx indicated Public Works Director and the Engineering Staff have been working with D Construction and suggested not to close 127th unnecessarily; the work is being re-evaluated. Meeting Adjourned at 8:40 p.m. Respectfully submitted by Merrilee Trotz Recording Secretary