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HomeMy Public PortalAbout2017-06-06 PC minutes Plan Commission Minutes June 6, 2017 Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Minnis, Seggebruch, Renzi, Green, Womack and Chairman Kiefer were present. Commissioner Heinen was absent. Fire District was present. Library, Park and School Districts were absent. The Plan Commission minutes dated May 16, 2017 were approved as presented. APPROVAL OF ANNUAL REPORT Chairman Kiefer asked Mr. Proulx how does this compare to recent years in terms of case load. Mr. Proulx stated our cases are made up of combination of development projects, residential subdivisions, commercial site plan review, residential fence variances, and sign variance. Mr. Proulx stated he thinks the overall volume of cases is up slightly, but the mix is such a small sample, that is not exactly scientific. Mr. Proulx stated we have added staff, Mr. Melrose and Mr. Bogda; I certainly welcome the additional help with the higher number of cases. The Plan Commission Annual Report for 2016-2017 was approved as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx stated the Village Board met last night and there was one case that might be of interest to the Commission, an additional façade grant that was approved for Miller’s Butcher Shop downtown. Mr. Proulx stated this is the third active façade project downtown, so he thinks that is a positive reflection of the additional interest and activity in downtown. OLD BUSINESS NEW BUSINESS Case No. 1760-050817.SU/FP Crossroads Business Center 1-3 & 7 Mr. Melrose stated the applicant is seeking special use approval of a planned unit development amendment (PUD) and final plat to resubdivide approximately 24.4 acres consisting of 6 outlots and 14.6 acre anchor lot at the southeast corner of 143rd Street/U.S. 30 and Wallin Drive commonly known as Crossroads Business Center. Mr. Melrose reviewed the adjacent land uses and P.U.D. Amendment Analysis for Self- Storage, Assisted Living, Drive-Thru and Interior Side Yard Setback Relief. Mr. Melrose also reviewed the findings of fact as noted in the staff report dated May 12, 2017. Staff believes the proposed planned development and final plat of resubdivision is appropriate and meets the required findings of fact for both the special use and planned development provisions of the Zoning Plan Commission Minutes June 6, 2017 Page 2 of 6 Code. Based on the foregoing, prior to any public comment and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in John Philipchuck, attorney, for BAOP Development, LLC the applicant. Mr. Philipchuck stated the property is owned by Synergy Properties Holding; the commercial arm of this center was done in 2003. Mr. Philipchuck discussed the use of the development with the Assisted Living and Memory Care Facility occupying the two retail lots north of the townhomes and south of Presidential Avenue, an additional three outlots adjacent to the industrial portion with an interested party looking at the lot on 143rd Street, the prime lots along Wallin Drive and the core of the development for office or retail space. Chairman Kiefer asked for public comments. There was no response. Commissioner Seggebruch asked if there was a potential for the outlots facing Wallin Drive to come back to the commission for drive-thru amendments. Mr. Philipchuck stated not at this time but it could happen; right now they only have one that it is interested. Commissioner Seggebruch asked if it is definitely the lot facing 143rd Street. Mr. Philipchuck stated yes.. Commissioner Renzi asked for clarification that if approval of the special use for the drive-thru is site specific or lot specific. Mr. Philipchuck stated the drive-thru could be on any one of the three open lots but the interest currently is on the lot facing 143rd Street. Commissioner Renzi stated that there is an existing drive-thru on Wallin Drive and if we are not specific or limited then we are giving you one for three. Mr. Proulx stated that a drive-thru requires a special use in a B-3 zoning district and the marketing and schedule benefits for the property owner/developer to have the special use for the drive-thru approved during this process. Commissioner Renzi asked if it would be possible to approved no more than three drive-thru uses. Mr. Proulx stated it would be a benefit to allow two or three drive-thru used that would be contingent on Site Plan Review. Commissioner Renzi stated based on the amount of drive-thru uses in the area and tax generating alternative for the Village and marketing benefit for the owner/developer, it would make sense in B-3 this use is allowed. Chairmen Kiefer asked the commissioners how they would feel about approving up to three drive-thru uses. Mr. Philipchuck stated they would not be opposed. Chairmen Kiefer stated that Site Plan Review would be part of the process and no specific business is being approved this evening. Commissioner Seggebruch asked for clarification if they did not approve the additional drive-thru uses the applicants would have to complete a Site Plan Review and Special Use. Commissioner Green stated he believes it adds value to the Village and agrees they should grant three drive-thru uses. Chairmen Kiefer asked staff if the motion goes through would they be comfortable with this stipulation. Mr. Melrose responded yes. Commissioner Renzi asked if the building could be moved fifteen feet to the east to eliminate the variance issue. Mr. Melrose stated there is space available to the east and only one of the two buildings is encroaching. Commissioner Renzi asked if the building was moved the green space would be on the other side of the building. Plan Commission Minutes June 6, 2017 Page 3 of 6 Commissioner Renzi asked if the developer will be building new roads or using the existing roads. Mr. Melrose stated they will be using what is there currently. Mr. Proulx stated the continuation of the service road to the south will need to be built. Chairmen Kiefer swore in Chris Michalek, engineer, for BAOP Development, LLC the applicant. Mr. Michalek stated that the variance is for the self-storage, and felt that the planned service drive didn’t need an extra fifteen feet of landscape buffer; and that they may need additional access or fire lane for the fire department, if required. Commissioner Renzi asked for clarification on where the service road will be constructed and location of the storage facility will end. Mr. Michalek clarified that the building would not be built on the property line. Commissioner Renzi asked about the width of separation. Mr. Michalek stated about the width of a lawnmower. Commissioner Renzi suggested striking the language for the variance and relocate the building the east. Commissioner Seggebruch stated the overall plan makes sense with the retail being in the internal lot, if the internal lot is not retail it would be better to have the building moved back toward the Police Department. Mr. Philipchuck asked if the service drive would still function as a fire lane. Commissioner Seggebruch stated he thought the fire lane was sufficient but the fire department would need to review the site plan. Commissioner Seggebruch suggested moving the variance issue to the next case. Commissioner Womack agreed. Commissioner Womack asked if there was any consideration on how a future retail tenant could use the service drive for retail deliveries without inhibiting the use of it. Mr. Michalek stated the intent for the service drive was for retail use and further explained how the center of the service road can be used for deliveries. Mr. Michalek explained that the service road function is for a fire lane and that the road will need to be extended to the south end of self-storage facility. Commissioner Womack asked if stormwater management was taken into consideration. Mr. Proulx stated that this parcel was part of a much larger parcel and the detention for this was taken into consideration when the Public Works, Police Station, Fire Station, Logoplaste and Patriot Square sites were built. Commissioner Renzi suggested adding proposed amendment as modified and amended to allow up to three drive-thru uses and determine minimum setback. Mr. Proulx stated a PD with Statement of Intent and Agreement will be presented to the Village Board. Mr. Philipchuck asked for clarification if the special use for drive-thru uses were limited to the three outlots or could they be for an end cap user in one of the interior buildings. Chairmen Kiefer stated it will be up to three drive-thru units for the subject site. Commissioner Womack asked if there is any known use for the Plainfield School District 202 property to the west. Mr. Proulx stated no planned use at this time it is believed to be surplus. Plan Commission Minutes June 6, 2017 Page 4 of 6 Commissioner Renzi made a motion to recommend approval of the proposed amendment allowing up to 3 drive-thru uses and striking the relief from the interior side yard setback to the Crossroads Business Center Planned Unit Development at the SEC Wallin Drive & 143rd Street, 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: Green, yes; Womack, yes; Minnis, yes; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 6-0. Commissioner Seggebruch made a motion to recommend approval of the Crossroads Business Final Plat of Resubdivision at the SEC Wallin Drive & 143rd Street, 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 Minnis. Vote by roll call: Womack, yes; Green, yes; Minnis, yes; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 6-0. Case No. 1761-050817.SPR Next Door Self Storage Mr. Melrose stated the applicant is seeking site plan approval for a self-storage facility on Lot 2 of the Crossroads Business Center 2nd Resubdivision. The Crossroads Business Center is located at the SEC of 143rd St/U.S. 30 & Wallin Drive. This property is zoned B-3 Highway Business District and is designated as General Commercial in the Comprehensive Land Use Plan. A self-storage facility is considered a permitted use by special permit in the B-3 zoning district, which will need to be approved under the planned unit development amendment in order for this project to move forward. Mr. Melrose reviewed the Site Plan, Access/Circulation, Parking, Zoning Ordinance Compliance, Elevations/Façade/Architecture, Landscaping and Lighting, Fencing Stormwater as noted in the staff report dated June 6, 2017. Staff finds the proposed site plan is in substantial conformance with the Village Zoning Ordinance, except for the stated issues with relief from the interior side yard setback, prior to any public comment and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in John Philipchuck, attorney for BAOP Development, LLC, the applicant. Mr. Philipchuck stated that Mr. Phil Murphy, President of BAOP Development, LLC, will be speaking regarding the development. Mr. Philipchuck briefly described Phase 1 will allow for outdoor parking for RV’s and boats; Phase 2 will be build out of remaining two storage buildings with no outdoor parking for recreational vehicles. Chairman Kiefer swore in Philip Murphy, President of BAOP Development, LLC, applicant. Mr. Murphy stated he is the President of Next Door Storage, which BAOP is the controlling. Mr. Murphy mentioned it is a family owned business and they own and operate seventeen properties across Illinois. Mr. Murphy also stated he is the President of Illinois Self- Storage Association and sits on other national boards. Plan Commission Minutes June 6, 2017 Page 5 of 6 Chairman Kiefer asked for public comments. There was no response. Commissioner Green stated that he would like to see some more landscaping for the outdoor sitting/dining area, which would create a screening affect with density and height. Mr. Murphy indicated that staff has already made that comment to them and they do not have a problem making the landscaping denser in that area by adding a berm. Mr. Melrose suggested they try to do some clustering and screening in those specific areas. Commissioner Green also stated he was happy to see they had provided the auto turn for single unit trucks and fire trucks Chairman Kiefer stated that Commissioner Green’s comments are part of public record and that you agreed to it on record, under oath that you would pursue that. Mr. Murphy stated he understood. Mr. Murphy stated he would move the buildings up and down the property and work with the staff to have the interior side yard setback and landscape where it needs to be. Commissioned Renzi summarized what transpired at the earlier case regarding the relief from the interior side yard setback that was deferred to this case. Commissioner Renzi asked for clarification regarding the coordination of the fencing along the east property line. Mr. Proulx stated the Plainfield Law Enforcement Facility is interested in fencing their property and that the self-storage design will coordinate with any fence the Police Department installs. Commissioner Renzi asked where the fence would be located. Mr. Murphy explained the fencing will be filling in the gaps between buildings and running along the edges. Chairmen Kiefer asked if the fence would go to the property line. Mr. Murphy stated that the fence would not run the complete exterior of the property line. Mr. Michaleck stated the perimeter buildings act as fences. Commissioner Seggebruch stated that the only building encroaching is the southernmost building and he believes that it would be better for the development to move the building back and not crowd the right of way. Chairmen Kiefer asked applicant if they agree to this change. Mr. Murphy stated he agrees to shift the building east. Commissioner Minnis asked if the applicant will be adjusting the entire site or just the one southernmost building. Mr. Murphy responded that they would be adjusting the entire site to move it out of the setback. Commissioner Minnis stated he feels that adjusting the entire site would benefit the entrance and flow of traffic from of 143rd Street. Commissioner Seggebruch asked for clarification regarding the phases; the first phase will include the RV parking and the second phase will be the last two buildings. Mr. Murphy stated yes. Commission Kiefer asked the applicant how they feel about the staff’s recommendation for the façade on the eastern elevation. Mr. Murphy responded that additional landscaping would be more feasible then adding to the facade. Commissioner Green stated he agreed that more landscaping for screening would add more value to the development. Commissioner Renzi agreed that more landscaping on the western side would make it more attractive. Commissioner Womack asked how signage will be handled. Mr. Proulx responded that sign permits are handled administratively. Plan Commission Minutes June 6, 2017 Page 6 of 6 Commissioner Green made a motion to recommend approval of the site plan review for the proposed self- storage facility on Lot 2 of the Crossroads Business Center, subject to the following three (4) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Coordinate proposed fencing along east property line for compatibility with Plainfield Law Enforcement Facility. 4. Applicant to work with staff to bring the minimum interior side setback back into compliance. Seconded by Commissioner Minnis. Vote by roll call: Womack, yes; Renzi, yes; Seggebruch, yes; Minnis, yes; Green, yes; Kiefer, yes. Motion carried 6-0. DISCUSSION Mr. Proulx stated the Board of Trustees and staff will be reviewing the Strategic Plan with the two newly elected Trustees’ and explains the implementation of the plan. Meeting Adjourned at 8:20 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary