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HomeMy Public PortalAbout01-15-2019 Plan Commission Minutes Plan Commission Record of Minutes Date: January 15, 2019 Location: Village Hall CALL TO ORDER, PLEDGE, & ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:01 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Heinen, Minnis, Renzi, Ruane, Seggebruch, Womack and Chairman Kiefer were present. Plainfield Fire Protection District was present. Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School District 202 were absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; and Yuchen Ding, Associate Planner APPROVAL OF MINUTES The minutes of the Plan Commission dated November 20, 2018 were approved as presented. PUBLIC COMMENTS Chairman Kiefer asked for public comment and there was no response. DEVELOPMENT REPORT Mr. Proulx provided an update on the following cases: Will County Bike Way Plan, Joliet Boundary Agreements, RCCG Cornerstone Assembly, The Lux Barber Shop, Benson Annexation, Dunkin’ Donuts, Willowgate Farm, FEMA FIRM Maps, and Plymouth Congregational Church landmark. Chairman Kiefer asked if the Dunkin’ Donuts approved site plan had cross access. Mr. Proulx explained the cross access approved in the final plat. OLD BUSINESS Case No. 1792-0524183.CP.REZ.SU.SRP. PP 24950 West 127th Street AP Homes, LLC Mr. Ding stated the applicant has submitted a revised site plan to the Plan Commission to request approval for site plan review and preliminary plat for a townhome residential development on an approximately 11.47 acres of vacant land to the west of Plainfield Creative World School and south of Canterbury Woods residential subdivision. The townhome development will provide 51 dwelling units with 4.45 dwelling units per acre of the gross density. Mr. Ding reviewed the staff report dated January 11, 2019. Mr. Ding stated in conclusion, staff believes the proposed planned development efficiently utilizes a smaller block of land and the development proposal offers several enhancements that exceed the Village’s minimum code requirements in exchange for certain bulk relief. Staff also submits that the proposed townhome development would provide another desirable townhome housing option for the real estate market. The preliminary plat is consistent with the proposed planned development and additional requirements of the subdivision code. Staff and the applicant continue to welcome input and direction from the Plan Commission. In advance of such public comment and discussion by the Plan Commission, staff recommends approval. Mr. Proulx provided a review of the prior hearing of this case before the Plan Commission and Village Board. Chairman Kiefer stated traffic impact, and access to 127th and 248th Streets were major concerns the last time this was before the Plan Commission. Chairman Kiefer swore in Anthony Pasquinelli, applicant. Mr. Pasquinelli indicated that the density was a major concern. Mr. Pasquinelli explained what changed from the last time the Plan Commission Plan Commission Minutes January 15, 2019 Page 2 of 8 2 reviewed the plans. Mr. Pasquinelli explained why the elevations for the 5-unit building were not provided. Chairman Kiefer asked for public comment. Chairman Kiefer swore in John Farnan. Mr. Frarnan asked for clarification regarding the access to the subdivision along 127th and 248th Streets. Mr. Franan also voiced his concern regarding current and future traffic. Chairman Kiefer swore in Susan Farnan. Ms. Frarnan asked if a traffic study was completed for this project. Ms. Farnan voiced concerns about traffic, setbacks, square footage of townhomes, density, and lack of plans for outlets A & B. Chairman Kiefer swore in Lea Klein. Ms. Klein voiced concerns about the proximity of the townhomes to the existing homes, square footage of townhomes, street parking, access to/from subdivision, traffic, and safety of children going to school. Chairman Kiefer asked if a traffic study for the area was completed. Mr. Proulx explained that updated traffic counts were taken in August and that data was shared with the applicant. Chairman Kiefer asked if the Traffic Committee has reviewed this area. Mr. Proulx explained how the Village is trying to improve the traffic in the area. Chairman Kiefer asked if a public notification was completed. Mr. Proulx stated that site plan review and preliminary plat do not require a public notice, but the Village did mail letters to the adjacent property owners as a courtesy informing them of the meeting this evening. Chairman Kiefer asked staff to explain the how setbacks differ between a single-family development and multi-family development. Mr. Proulx explained the building code and how the developer can request relief from the setbacks with a planned development. Chairman Kiefer asked the applicant for clarification on the square footage of the buildings. Mr. Pasquinelli stated the living area will be 1,500 square feet and garage will be roughly 400 square feet, so in total the unit will be roughly 2,000 square feet. Chairman Kiefer asked for the building height. Mr. Pasquinelli indicated the height of the building will between 25 and 27 feet tall. Commissioner Renzi asked if the allowable density for medium density is 2.1- 3.0 du/ac. Mr. Ding confirmed. Mr. Renzi asked staff what credits were given in order to keep the density to what is allowable. Mr. Ding stated the applicant exceeded the standards per village code for the site plan and elevations. Commissioner Renzi noted that staff use to include a chart showing the enhancements that exceed the Village’s minimum code requirements in exchange for certain bulk relief. Mr. Ding stated staff will include the chart in the Village Board staff report. Commissioner Renzi explained why he feels there needs to be a stipulation for the applicant to continue to work on stormwater management configurations in the final plat/landscape plan with naturalistic landscape design. Mr. Proulx stated that staff is open to a stipulation in the motion and explained why one was not previously included. Commissioner Renzi explained why this needs to be addressed. Commissioner Renzi explained why he would prefer the parking behind the units instead of in front units. Commissioner Renzi asked if there can be an access drive through Outlot B for the emergency vehicles. Mr. Pasquinelli stated the intent for Outlot B is for green/open space. Commissioner Renzi asked if Outlot A will be vacant, too. Mr. Pasquinelli confirmed and explained the condition of the lot and Plan Commission Minutes January 15, 2019 Page 3 of 8 3 possible future use. Commissioner Renzi asked if there a curb cut around Outlot A, so it can be used for emergency access. Mr. Pasquinelli stated no and explained where emergency access can be added if required. Commissioner Renzi asked what it would take to have a final landscape plan and not a preliminary plan. Mr. Pasquinelli stated all plan are preliminary so any comments or suggestion from the commission and Village Board can be added to a final plan. Commissioner Renzi asked if it is the applicants’ intent to keep the buffer to the north and the trees. Mr. Pasquinelli confirmed. Commissioner Heinen stated he has not supported this plan because of traffic and feels that it is still an issue. Commissioner Heinen indicated he will not be recommending approval until the Village works on the regional traffic issue. Commissioner Minnis asked if there are an ADA compliance issues with access to the units. Mr. Pasquinelli indicated not to his knowledge. Commissioner Minnis asked the application to confirm if the units will have split level entry with a concert patio in the rear and will the driveways be asphalt. Mr. Pasquinelli confirmed. Commissioner Minnis stated he still has concerns regarding regional traffic and single-entry point into development. Commissioner Womack asked if the applicant has received any feedback from the Fire Department. Mr. Pasquinelli stated no. Commissioner Womack indicated that feedback from the Fire Department could change this plan. Commission Womack asked for the setbacks requirements per code. Mr. Ding provided the setback information to the commission. Commissioner Womack asked if the applicant is only asking for relief from the rear setbacks. Mr. Ding confirmed. Mr. Pasquinelli explained why the relief from the rear setbacks is being requested. Commissioner Womack asked if there will be a berm along 127th Street. Mr. Pasquinelli confirmed. Commissioner Womack asked for clarification again on the outlot closest to 127th Street. Mr. Pasquinelli stated his intent with Outlot B. Commissioner Womack indicated that there are some items that need to looked into because of the affect they may have on traffic and emergency service access. Commissioner Heinen agreed and recommended that staff in the future have the Fire Department review the plans prior to the Plan Commission meeting. Commissioner Ruane asked staff what opposition this case received during the first review of the plan. Chairman Kiefer stated there were several each included: traffic, safety, density, height of building, and site lines. Chairman Kiefer stated he does appreciate that the applicant is presenting a lower density plan but feels there are still issues to be worked out. Commissioner Ruane indicated he agrees his fellow commissioner regarding issues with traffic and emergency access. Commissioner Ruane asked if the are distance restrictions with how close a full access can be to a railroad crossing. Mr. Proulx stated that the plans have been reviewed by the Village engineer and the full access meets the requirements. Commissioner Ruane asked if the subdivision access would still be in compliance if 127th Street was widened. Mr. Proulx could not confirm. Commissioner Ruane asked if the association will assume ownership of the undeveloped outlots. Mr. Pasquinelli indicated it can be dedicated to the park district or the homeowner’s association can assume ownership. Commissioner Ruane voiced his concern on the overall circulation, road access to the site, pedestrian access, park amenities, and guest parking. Mr. Pasquinelli explained what will be included with the park Plan Commission Minutes January 15, 2019 Page 4 of 8 4 amenities. Commissioner Ruane asked if there is a per unit target price. Mr. Pasquinelli stated $225,000-$250,000 range. Commissioner Seggebruch asked for clarification if the applicant will be coming back at a later date for the rezoning request. Mr. Proulx explained that the site plan presented does not change the rezoning request, which is R-3. Commissioner Seggebruch asked staff if the density from the new plan will comply with R-3 zoning. Mr. Proulx explained the R-3 zoning. Commissioner Seggebruch agreed with his fellow commissioners’ comments. Commissioner Seggebruch suggested there be pavement markings on 127th Street, so the entrance of the subdivision will not be blocked by traffic and an emergency access only in the Outlot. Commissioner Seggebruch stated he will support the case but there are changes that need to be made. Chairman Kiefer stated the applicant does need feedback from the Fire Department, since it can change the site plan. Chairman Kiefer asked the commissioners if they have any feedback on the elevations. Commissioner Ruane explained his issues with elevations. Commissioner Heinen asked if there is a stipulation that Outlot A & B have to remain greenspace. Mr. Proulx explained the options the commission has to ensure that. Commissioner Renzi asked if the outlots were included when density was calculated. Mr. Ding confirmed. Commissioner Heinen recommended that the applicant get creative with the site using Outlots A & B. Chairman Kiefer stated in his opinion he is not hearing much support for the plan. Chairman Kiefer asked the applicant if he would like the commission to move forward with a vote or come back with revised plans. Mr. Pasquinelli stated he does not have a problem adding an emergency access drive on the north outlot and explained the benefit of having the current site plan layout. Mr. Pasquinelli indicated he would like Plan Commission to take action this evening. Commissioner Seggebruch made a motion to recommend approval of the proposed site plan review for of Subdivision for Park West, a townhome development of up to 51 units, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Use restrictions on Outlots A & B designated for open space, detention, and emergency access. Seconded by Commissioner Minnis. Vote by roll call: Heinen, no; Renzi, yes; Ruane, no; Womack, no; Minnis, no; Seggebruch, yes; Kiefer, yes. Motion failed 3-4. Commissioner Seggebruch made a motion to recommend approval of the Preliminary Plat of Subdivision for Park West, a townhome development of up to 51 units, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Use restrictions on Outlots A & B designated for open space, detention, and emergency access. Seconded by Commissioner Renzi. Vote by roll call: Ruane, no; Womack, no; Heinen, no; Minnis, no; Renzi, yes; Seggebruch, yes; Kiefer, yes. Motion failed 3-4. Plan Commission Minutes January 15, 2019 Page 5 of 8 5 NEW BUSINESS Case No. 1808-070518.CP.SPR.SU West Lockport Street, East of CN rail tracks James Kowalski Mr. Ding stated the applicant is seeking approval of a site plan review and a special use permit for the proposed self-storage warehouse business. The subject site is currently zoned as Office, Research, and Light Industrial District (I-1). Mr. Ding reviewed the staff report dated January 11, 2019. Mr. Ding stated in conclusion, staff believes that the proposed development complies with the Village’s Zoning Ordinance and design requirements. In advance of any comments from the Plan Commission, staff recommends approval. Chairman Kiefer swore in James Kowalski, applicant. Mr. Kowalski has nothing further to add. Chairman Kiefer asked for public comment. Chairman Kiefer swore in Ronald Dongarra. Mr. Dongarra stated his concerns are emergency access to the site, elevations of buildings, landscaping, and fencing requirements. Chairman Kiefer clarified all developments need to be in compliance with the Fire Department requirements. Chairman Kiefer swore in Ray Taradejna. Mr. Taradejna stated the property owner has already started clearing the land, so he would like to see mature trees planted. Mr. Taradejna indicated he would like the applicant to have a good security system installed for the safety of the neighborhood. Chairman Kiefer asked if there is a vacant parcel between this site and residential area. Mr. Ding confirmed. Chairman Kiefer asked what materials will be used for the fencing. Mr. Kowalski stated the fence will be chain linked with privacy slats. Chairman Kiefer asked if a chain linked fence is allowable per village code. Mr. Proulx stated because the property is zoned I-1, chain linked fencing would be permitted. Chairman Kiefer asked for clarification on the height of the Douglas Fur trees. Mr. Kowalski indicated the trees will be 6 foot tall. Commissioner Ruane voiced his concern about the entrance to the site being close to the railroad crossing. Mr. Proulx provided the Traffic Committee recommendations. Commissioner Ruane asked if the site will have well and septic. Mr. Proulx stated the Village water and sewer does not extend east of the railroad and there is an additional request from the applicant not to extend the Village water and sewer service. Commissioner Ruane asked if the applicant will need a variance or something of the like to approve well & septic for the site. Mr. Proulx stated approval will need to be obtained from the Villages’ Public Works Department. Commissioner Ruane asked if the buildings will need to have fire sprinklers. Mr. Proulx indicated that the applicant has been working with the Fire Department. Commissioner Ruane questioned if the proposed building materials are allowable in I-1 zoning. Mr. Proulx provided an overview of the materials that are allowable based on the use and that the landscaping will help buffer the site. Commissioner Ruane asked where the stormwater detention will be located for the site. Mr. Proulx stated that stormwater management would not be required for the site because of the size. Commissioner Ruane asked if there will be any outdoor storage on the site because it is his understanding a variance will be needed. Commissioner Heinen asked about the gravel area on the site. Commissioner Ruane asked if the Plan Commission Minutes January 15, 2019 Page 6 of 8 6 applicant will be using this as a business. Mr. Kowalski explained how the site will be used for his party rental business and storage units for rent. Mr. Kowalski stated the gravel area will be used for parking and outdoor space for boats, RV’s, etc. Commissioner Ruane asked if the party rental space will be used as a retail space. Mr. Kowalski clarified how the business operates and indicated the rental items are delivered to the customer. Commissioner Ruane asked if there will be any mechanical maintenance done on site. Mr. Kowalski indicated there will be no maintenance performed onsite. Commissioner Ruane asked if they rent construction equipment. Mr. Kowalski stated no. Commissioner Heinen stated his concern is the outdoor storage with the gravel. Mr. Proulx stated the Village Code requires any parking areas to be paved and outdoor storage would be allowed if the whole site is fenced with fencing or landscape screening. Commissioner Ruane stated that outdoor storage requires a special use. Mr. Proulx stated the applicant is request a special use. Chairman Kiefer asked if the applicant will need a paved lot to make use of the outdoor storage. Mr. Proulx stated that the commission can direct him to do so. Chairman Kiefer asked the applicant if he understands that if there is parking the lot will need to be paved. Mr. Kowalski stated he understood. Commissioner Seggebruch asked for clarification of the zoning of the adjacent properties. Mr. Proulx explained the zoning of the adjacent property. Commissioner Seggebruch indicated he is concerned about the parcel to the north since it will be land locked. Chairman Kiefer agreed with the concern since it will affect the development of the parcel to the north of the site. Commissioner Seggebruch asked if the site is made up of two parcels. Mr. Proulx confirmed. Chairman Kiefer opened public comments. Mr. Dongarra stated the parcel to the north of the site is owned by Vulcan and the parcel to the east of the site is unincorporated. Chairman Kiefer closed public comments. Commissioner Seggebruch asked the applicant how long has be owned the parcels. Mr. Kowalski stated approximately six months. Commissioner Seggebruch indicated his concern is the access to the site because of the proximity to the railroad tracks and explained why. Chairman Kiefer stated his concern over large RV’s being stored because of the proximity to the tracks. Mr. Kowalski indicated the parking area is only 30 feet, so nothing larger than that will be stored on-site. Commissioner Renzi asked if the applicant will be growing a variety of vegetation. Mr. Kowalski confirmed and explained what he proposed to plant around the site. Commissioner Renzi asked for clarification of the trees noted on the landscape plan. Mr. Kowalski explained the landscape plan. Commissioner Renzi asked the applicant to revise the landscape plan to include color, so the Village Board can see existing landscape and proposed. Commissioner Renzi voiced his concerns about the building elevations and explained how landscaping a fence can improve the site line of the building from the street. Mr. Kowalski explained the existing landscaping on the front of the property and explained why the façade of the building was chosen. Commissioner Renzi asked if any of the trees would need to be removed if a sidewalk was required. Mr. Kowalski explained there is a natural drainage ditch on the front of the property and he is not sure what would be required to construct a sidewalk. Commissioner Renzi asked staff if there is a sidewalk to the west of the site. Mr. Ding explained the adjacent pedestrian connects. Commissioner Renzi explained his concern regarding sidewalks. Chairman Kiefer stated he would like the applicant to work that out with staff and prefers landscape screening instead of a sidewalk. Commissioner Renzi suggested the staff report indicate who owns the lot to the north of the site and possible easement for access to adjacent property. Mr. Ding stated Vulcan does own the property. Plan Commission Minutes January 15, 2019 Page 7 of 8 7 Commissioner Renzi stated the staff report indicates the site is approximately 1.06 acres, so detention should be provided since it is over an acre. Mr. Proulx stated this site has been reviewed with the Public Works Department and it was determined that stormwater detention was not required. Commissioner Womack asked if the detention was reviewed with the imperious surface taken into mind. Mr. Proulx stated the stormwater review was not specific to the site plan presented tonight. Commissioner Womack asked if the middle island is open grass. Mr. Kowalski confirmed. Commissioner Womack asked if there will be a security gate with a key pad to access the site and what are the hours of operation. Mr. Kowalski stated it will not be open 24 hours, but hours of operation have not been set and gated access has not be proposed at this time. Commissioner Womack asked the applicant how they will control access to the site. Mr. Kowalski indicated he will need to address that. Commissioner Womack asked the applicant to not use a chain linked fence on the front of the property. Mr. Kowalski suggested a cedar privacy fence. Commissioner Minnis asked is they plan on using the grass area for outdoor storage. Mr. Kowalski stated no. Commissioner Minnis suggested the applicant add some windows to the warehouse elevation to soften the east façade. Commissioner Minnis asked the applicant to address the residents concern regarding a security system. Mr. Kowalski stated there will cameras on the property and the security gate needs to be worked on. Commissioner Seggebruch suggested the applicant also put some windows on the front of the warehouse building and he likes the idea of a cedar fence along the front of the property. Commissioner Seggebruch stated it is a good use for the parcels. Commissioner Renzi agreed with the cedar fence on the front of the property. Commissioner Renzi provided a suggestion for a security gate. Commissioner Renzi asked if the entrance will have lighting and security camera. Mr. Kowalski explained the lighting plan and security camera location. Chairman Kiefer asked if there will be signage. Mr. Kowalski stated yes in the front entry way. Commissioner Ruane suggested the grass area should be used for detention. Commissioner Ruane voiced his concerns about the buildings elevations not being cohesive and suggested the applicant work with the architect to improve the elevation the storage unit facing Lockport Street. Commissioner Ruane explained his issue with this site being on well and septic. Commissioner Heinen agrees with the detention concerns but does not have a problem with the applicant having well and septic due to the cost of getting village utilities to the property. Chairman Kiefer opened public comments. Mr. Taradejna voiced his concern about the lack of a security gate to the site. Chairman Kiefer closed public comments. Mr. Kowalski stated they have considered a security gate. Commissioner Ruane asked if the outdoor storage component needs to be added to the special use. Mr. Proulx clarified that the special use is just for the self-storage facility and the warehouse is permitted in I-1 zoning. Chairman Kiefer stated he would like some understanding of what can be stored there. Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and recommend approval of the special use for a self-storage facility on Parcel Identification Numbers (PIN’s) 06-03-10-314-014-0000 and 06-03-10-400-006-0000, subject to the following stipulations: Plan Commission Minutes January 15, 2019 Page 8 of 8 8 1. Compliance with requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District. Seconded by Commissioner Womack. Vote by roll call: Heinen, yes; Renzi, yes; Ruane, yes; Seggebruch, yes; Minnis, yes; Womack, yes; Kiefer, yes. Motion carried 7-0. Commissioner Womack made a motion to recommends approval of the site plan review for the proposed warehouse and self-storage facility on West Lockport Street, east of CN rail tracks (PIN’s 06-03-10-314- 014-0000 and 06-03-10-400-006-0000) subject to the following stipulations: 1. Compliance with requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District. Seconded by Commissioner Heinen. Vote by roll call: Minnis, yes; Renzi, yes; Ruane, yes; Seggebruch, yes; Heinen, yes; Womack, yes; Kiefer, yes. Motion carried 7-0. DISCUSSION Commissioner Womack asked staff to start using the zoning and density relief tables. Mr. Proulx stated there are some cases coming and staff will be sure to include it. Commissioner Renzi stated it will be beneficial for transparency. Commissioner Minnis suggested for cases that are returning the to the Plan Commission that the staff report include the dates of the previous hearings. Commissioner Ruane suggested that there should be a procedure for the plan to be review by the Fire Department before the Plan Commission meeting. Commissioner Heinen agreed. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 9:35 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary