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HomeMy Public PortalAbout2016-12-06 PC minutes Plan Commission Minutes December 6, 2016 Chairman Kiefer called the Plan Commission meeting to order at 7:24 p.m. immediately following the Zoning Board of Appeals meeting. ROLL CALL Commissioners Seggebruch, Minnis, Heinen, Womack, Green, and Chairman Kiefer were present. The Fire and Library Districts were present. Commissioner Renzi was absent. The Park and School Districts were absent. The Plan Commission minutes dated November 1, 2016 were accepted as presented. Commissioner Green asked if Mr. Proulx had requested the traffic counts by Plainfield Small Business Park. Mr. Melrose stated he would pass the question on to the appropriate party. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT The development report was given during the preceding Zoning Board of Appeals meeting. OLD BUSINESS Case No. 1724-043016.DEMO/SPR 15233 S Joliet Road Mr. Melrose stated this is a site plan review for the property at the corner of Dillman Street and Joliet Road. Mr. Melrose reviewed the staff report; indicated the Plan Commission held a hearing on the rezoning of this property in July 5, 2016. This Commission asked the Historic Preservation Commission (HPC) to consider the proposed new construction; the HPC previously recommended demolition of this property. The applicant has since decided to retain the existing structure and add a modern addition to the rear of the building along with a three car garage along with a paver patio and paved parking lot. Mr. Melrose described the access, elevations, proposed parking, landscaping, trash enclosure, and lighting. Staff is pleased the applicant will be retaining the existing structure; the rezoning has been approved to BT (Business Transition District). Staff is suggesting a favorable recommendation for this site plan. The applicant was not present. Chairman Kiefer asked for public comments. There was no response. Commissioner Green asked the reason for the change in plans from demolition to renovation. Mr. Melrose stated the reason was for preservation of the existing structure. Plan Commission Minutes December 6, 2016 Page 2 of 4 Commissioner Seggebruch asked if the HPC approved this site plan. Mr. Melrose stated the HPC did review these elevations and approved the site plan. Commissioner Seggebruch stated this appears to be a 2-unit residential building with the potential for commercial usage on the first floor. Chairman Kiefer mentioned the applicant indicated using the traditional trash cans for the residential use with their previous plan; this plan includes a trash enclosure. Commissioner Seggebruch asked about the parking. Mr. Melrose indicated the user of the first floor would have access to space in the garage; there is additional space available for parking expansion if it is needed in the future. Commissioner Minnis stated the applicant is a client of the financial institution that employs him; indicated he is not related to this project and will not benefit from this project. Commissioner Minnis appreciated the restoration of the historic attributes of this property; and likes the possibility of the mixed use with residential and commercial. Commissioner Green made a motion to recommend approval of the proposed site plan review for the office and residential building at 15233 S. Joliet Road, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District; Seconded by Commissioner Seggebruch. Vote by roll call: Womack, yes; Heinen, yes; Minnis, yes; Seggebruch, yes; Green, yes; Kiefer, yes. Motion for approval of the proposed site plan review was carried 6-0. NEW BUSINESS Case No. 1743-111016.SU/SPR Primrose School of Plainfield Mr. Bogda indicated this is a special use for a preschool/childcare facility and site plan review for the last undeveloped lot (along 135th Street) in the Meijer Subdivision. Mr. Bogda reviewed the staff report indicating the applicant proposed to construct a single-story 11,550 sq. ft. child care facility with fenced outdoor playgrounds, parking area and the proposed landscaping. Mr. Bogda reviewed the adjacent uses and the findings of fact as noted in the staff report dated December 2, 2016. Mr. Bogda reviewed the site plan with regard to the access, circulation, parking, engineering, elevations, landscaping plan, photometric plan, and trash enclosure and fencing as noted in the staff report dated December 2, 2016. Mr. Bogda indicated the proposed parking is less than required by code. Mr. Bogda expressed concern regarding the access from 135th Street with a possible conflict with the daycare access drive to the south and the Fire District access drive to the north. Mr. Bogda spoke with the village engineer regarding the access from 135th Street. Chairman Kiefer swore in John Finnemore, Primrose School. Mr. Finnemore indicated they have found a building of this size needs only 46 parking spaces; they have space for expansion if additional parking is needed; indicated they are willing to work with the Fire Department and engineers with regard to the access from 135th Street. Mr. Finnemore stated the people who come to Primrose will be there every day and they will get used to the commute pattern. Plan Commission Minutes December 6, 2016 Page 3 of 4 Chairman Kiefer asked for public comments. There was no response. Commissioner Green felt this was a good idea, felt there was a need for this business; liked the location; expressed concern with the traffic, the traffic flow and the parking pattern; asked if the parents would be parking to deliver the children or merely dropping the children off at the door. Mr. Finnemore stated that the majority of the children in attendance are three years and under; the children are brought into the building and signed in; further indicated their staff will park their cars on the far western spaces leaving the other parking spaces in front of the building for the drop off and pick up. Commissioner Heinen supported the use; expressed concern with the location of the access from 135th being across from the Fire Department; felt there would be a conflict with dual left hand turns from 135th Street; suggested the access align with the vehicle access to the east. Chairman Kiefer swore in Mary Ludemann, representative of the Plainfield Fire Department. Ms. Ludemann indicated 135th is striped for west bound traffic; explained this station serves a large area of Plainfield and they would not want the lane on 135th Street blocked; stated the shift change occurs at 7 a.m.; also stated that regional classes are held at this training facility. Mr. Finnemore stated this access was shown on the original Meijer PUD plans. Mr. Bogda mentioned the village engineer suggested relocating the playground area. Commissioner Minnis asked if the traffic situation would be better if the building plan was inverted. Commissioner Seggebruch suggested the access could be limited to right in and right out. Mr. Finnemore stated they need to maintain the connection to NAPA. Chairman Kiefer asked about NAPA’s hours of operation. Commissioner Womack asked about the parking. Mr. Melrose stated a condition of the approval could be made to the special use permit that if this became a code enforcement issue the village could require the applicant to expand their parking. Commissioner Heinen felt the access is a big issue that needs additional work; suggested continuing the case to a later meeting. Commissioner Green would like a letter or memo from the Fire Department on this access issue. Chairman Kiefer asked if there was support for the special use. The commissioners all agreed to the special use. The concern is the access shown on the site plan review. Mr. Finnemore asked if it could go to a meeting in January. Commissioner Green made a motion to continue Case No. 1744-113016.SU/SPR Primrose School of Plainfield to a future date. Commissioner Heinen seconded the motion. Vote by roll call: Seggebruch, yes; Minnis, yes; Womack, yes; Heinen, yes; Green, yes; Kiefer, yes. Motion to continue carried 6-0. Plan Commission Minutes December 6, 2016 Page 4 of 4 DISCUSSION Commissioner Womack congratulated the Village for being featured in Business Magazine and to extend this to both Jake Melrose and Jonathan Proulx. Chairman Kiefer mentioned the new access to agendas, staff reports, and minutes through the Village website. Meeting Adjourned at 8:19 p.m. Respectfully submitted by Merrilee Trotz Merrilee Trotz Recording Secretary