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HomeMy Public PortalAbout2017-11-07 PC minutes Plan Commission Minutes Date: November 7, 2017 Location: Village Hall CALL TO ORDER, PLEDGE, ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the Pledge of Allegiance. 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. Others Present: Jonathan Proulx, Director of Planning; Kendra Kuehlem, Associate Planner; Yuchen Ding, Associate Planner; and Tracey Erickson, Recording Secretary. APPROVAL OF MINUTES The Plan Commission minutes dated October 17, 2017, were approved as amended. PUBLIC COMMENTS - There was no response. DEVELOPMENT REPORT Mr. Proulx provided an update on the following cases: Brummel, Riverstone, 26058 W. 127th Street, PACE Park ‘n’ Ride, and 15009 S. Route 59. OLD BUSINESS NEW BUSINESS Case No. 1775-110117.SPR Elite Dental Specialists Ms. Kuehlem stated the applicant is seeking site plan review approval for exterior building modifications to update a previous bank building for new medical offices. Elite Dental is proposing to occupy the former bank building. Due to the magnitude of the exterior modifications proposed, staff has scheduled the project for formal site plan review. Ms. Kuehlem reviewed the findings of fact from the staff report dated November 2, 2017 and stated staff supports the applicant’s proposed exterior modifications and site plan review. Commissioner Renzi asked for clarification on the compliance of the current landscaping, since the site has sparse landscaping. Chairman Kiefer asked if the applicant will update the landscaping and who will maintain the current landscaping. Mr. Proulx stated that Jake Melrose has been spearheading the maintenance of existing landscaping throughout the village. Mr. Proulx stated if the commission wants the applicant to enhance the green space, that staff is willing to work with the applicant. Commissioner Renzi asked if the site meets the current landscaping code and if the prior landscaping is still what was approved when the bank was approved. Commissioner Seggebruch stated as he remembers the original applicant asked for a reduction in landscaping and he feels that staff needs to take a look at increasing the landscaping. Commissioner Renzi asked if staff is satisfied with the existing drive-thru lighting for the lighting on the addition. Chairman Kiefer asked if a western elevation was proposed by the applicant. Ms. Kuehlem stated no. Chairman Kiefer stated there may be some concerns about a trash enclosure and that the Plan Commission Minutes November 7, 2017 Page 2 of 3 applicant is losing lighting from the drive-thru because it will be enclosed, so the west side of the building will be dark. Commissioner Renzi asked about the additional ATM lane on the west side of the parking lot and what will the applicant be doing with it, like a trash enclosure that will match the existing building. Chairman Kiefer swore in Peter Moser, architect for applicant. Mr. Moser stated a vertical enclosure of the existing drive-thru will be done with materials that will match the existing building. Chairman Kiefer asked Mr. Moser if there will be only one entrance to the building, since a western elevation was not provided. Mr. Moser stated there will be a main entrance and two additional entrances on the east and west sides of the building. Chairman Kiefer asked Mr. Moser if there will be any additional lighting. Mr. Moser stated there will be vertical LED sconces on the building. Commissioner Renzi provided Mr. Moser a briefing on the landscape and trash enclosure discussion before his arrival. Mr. Moser stated he will work with staff on a plan for landscaping, exterior lighting and trash enclosure. Commissioner Renzi asked staff if there can be a third stipulation for the applicant to provided landscaping, lighting and trash enclosure plan prior to going before village board. Chairman Kiefer suggested as a third stipulation for the applicant to provide detailed landscaping, lighting/photometric and trash enclosure plans prior to going forward. Commissioner Renzi asked if parking would be adequate, since there are various uses the addition could be used for like a retail shop or restaurant with a drive-thru. Mr. Moser stated he can offer a written statement from the applicant that the addition will be used for office use or dental laboratory, no fast food or retail. Chairman Kiefer stated that will not be necessary, since Mr. Moser is sworn under oath stating the use of the addition. Commissioner Green asked if the building is the high point of the lot and if the drainage is pitched away from the building. Mr. Moser stated that is his understanding. Commissioner Womack asked Mr. Moser how will pedestrians access the building since all the parking is on the south and west side of the building. Mr. Moser stated most likely parking will be added to the east and he needs to develop a parking layout. Chairman Kiefer stated if the parking needs to be reconfigured that will change the data in the staff report. Commissioner Womack asked if the entry way will be at grade or will there be a stoop. Mr. Moser stated it will be most likely an ADA entrance with ADA parking available. Commissioner Minnis commented about curbing and sidewalks around the building with the addition. Commissioner Seggebruch provided a brief history of the bank building. Commissioner Seggebruch suggested removing the additional ATM lane, adding foundation plantings with the drive-thru addition, and possible major entrance to the west. Mr. Moser stated he appreciates all the suggestions. Chairman Kiefer asked the commissioner’s if there is support for the additional stipulations suggested by Commissioner Renzi. Commissioner’s agreed. Commissioner Renzi asked staff if they agree with adding a stipulation instead of continuing the case. Ms. Kuehlem stated yes. Commissioner Renzi stated that the applicant would need to provide a parking plan and drainage confirmation. Chairman Kiefer stated that parking and drainage would be part of compliance with the requirements of the Village Engineer. Mr. Proulx stated staff does not object to adding it as a stipulation, Plan Commission Minutes November 7, 2017 Page 3 of 3 even though parking and drainage would be verified during the building permit process. Commissioner Renzi asked staff if the lighting/photometric stipulation would be appropriate. Mr. Proulx stated landscape, hardscape, lighting and trash enclosure would be appropriate stipulations. Commissioner Womack asked if the work will be done in one phase. Mr. Moser stated he is exploring getting two separate permits but ideally they wanted everything done at the same time. Mr. Proulx stated if the approval for the addition does not go through the interior remodel does not require a site plan approval. Commissioner Renzi made a motion to recommend approval of the site plan review for the Elite Dental Specialist at 13600 S. Route 59, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Applicant will provide landscape, hardscape, lighting/photometric and trash enclosure plans in compliance with village code to staff prior to the Village Board meeting. Seconded by Commissioner Green. Vote by roll call: Minnis, yes; Seggebruch, yes; Womack, yes; Green, yes; Renzi, yes; Kiefer, yes. Motion carried 6-0. DISCUSSION Chairman Kiefer read the reminders. Meeting adjourned at 7:45 p.m. Respectfully submitted by, Tracey Erickson Tracey Erickson Recording Secretary