Chairman Sobkoviak called the Plan Commission meeting to order at 7:02 p.m. and led the pledge to the flag.

Transcription

1 Chairman Sobkoviak called the Plan Commission meeting to order at 7:02 p.m. and led the pledge to the flag. ROLL CALL Commissioners Seggebruch, Renzi, Kiefer, Green and Chairman Sobkoviak were present. The Library and Fire Districts were present. Commissioner Heinen was absent. The Park and School Districts were absent. The Plan Commission minutes dated March 1, 2016 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx stated the Village Board approved the amendment to the annexation agreement, the major change to the PUD and the preliminary and final plats for Playa Vista Subdivision. OLD BUSINESS Case No TA Text Amendment Zoning Ordinance Mr. Proulx stated this is a public hearing to amend the zoning ordinance and the notice was published in accordance with state statute and local ordinance. The request was initiated by Village Staff to stream line the noticing requirements for Historic Landmarks and Districts in the Historic Preservation section of the Village s Zoning Code. Currently the ordinance requires notification to property owners within a 250- foot radius of the proposed landmark or district properties. The request is to make noticing required only for immediate adjacent properties as is the case of notification in the Planning cases (i.e. special use, variance, and re-zoning.) Mr. Proulx stated in the case of a District this notice requirement could involve 100 or more properties being sent by certified mail so there is a cost consideration. The issue was presented to the Historic Preservation Commission who recommended approval of this amendment. Chairman Sobkoviak suggested adding a link to the village s website under Section (2) a. Several Commissioners felt this was a good way to reach more residents. Commissioner Seggebruch mentioned the notices would still be published. Commissioner Green felt this was cost effective way to reach residents. Chairman Sobkoviak asked for public comments. There was no response. Commissioner Renzi asked if it was appropriate to change the size of fonts used on the signs posted on the properties to be more readable from a distance due to the speed of traffic. Mr. Proulx stated that the code is written that the applicant is required to post the sign; however the Village Staff currently posts the signs for the applicant in order to keep the process moving; Staff works with Plainfield Signs; and the

2 Page 2 of 8 cost is currently included in the application fee. Staff is looking for a solution that is easily implemented and is willing to look at alternatives as Staff continues to post on short notice. Mr. Proulx suggested proceeding with the recommendation as drafted and Staff could bring back some examples of how other municipalities in the area handle their signage. Commissioner Green did not want to over define this to make it difficult for Staff in the future. Commissioner Seggebruch mentioned that in some cases there are multiple signs needing to be posted. Commissioner Kiefer asked if the applicant could post their own sign or would they be required to use the Village s services. Mr. Proulx indicated this practice may change in the future; as it is worded it meets the minimum requirements and the Village s practice has been to assume that responsibility as a convenience to the applicant. Commissioner Seggebruch asked if there was anything requiring the 250 ft. noticing. Mr. Proulx indicated all other applications require immediate adjacent properties including crossing streets. Chairman Sobkoviak swore in Patti Bernhard. Ms. Bernhard indicated she arrived late and asked for a quick overview of what was being talked about. Mr. Proulx gave a brief summary of the current standards for public noticing. Commissioner Kiefer made a motion to recommend approval of the proposed text amendment to the Village of Plainfield Zoning Ordinance regulate public hearing notification for historic landmark and historic district nominations in accordance with Section 9-38 of the Zoning Code, as outlined in the staff report. Commissioner Green seconded the motion. Commissioner Renzi asked for clarification on the modification on linking the notice to the Village s website. Chairman Sobkoviak stated this can be handled administratively. Vote by roll call: Seggebruch, yes; Renzi, yes; Green, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 5-0. NEW BUSINESS Case No AA Red Fox Farm Annexation Corridor Mr. Proulx stated this is a public hearing for annexation to provide a corridor to facilitate the development of a commercial project at the southwest corner of Illinois route 126 and Drauden Road; the notices were mailed and published in accordance with state statute and local ordinance. Mr. Proulx indicated the corridor to be annexed is approximately 3 acres; indicated this parcel is contiguous to the municipal boundary; this property is within our Comprehensive Plan and within the Village s Facilities Planning Area (FPA); indicated this annexation would be a logical extension of the Village s boundaries. Chairman Sobkoviak asked for public comments. There was no response. Commissioner Renzi indicated there would be no negative impact from annexation of this corridor. Commissioner Green made a motion to recommend approval of the annexation of the parcel known as the Red Fox Farms annexation corridor, being a portion of Parcel Identification Number , as a logical extension of the Village of Plainfield. Seconded by Commissioner Renzi. Vote by roll call: Kiefer, yes; Seggebruch, yes; Renzi, yes; Green, yes; Sobkoviak, yes. Motion carried 5-0.

3 Page 3 of 8 Case No AA/SPR/SULenny s Gas N Wash Plainfield, LLC Mr. Proulx stated this is a public hearing for annexation, a map amendment, and special use for which the appropriate notice was mailed and published in accordance with state statute and local ordinance as well as site plan review for a convenience store and gas station an preliminary and final plat approval to divide the parcel located at the southwest corner of Drauden and Route 126. Mr. Proulx described the adjacent land uses. Mr. Proulx stated annexation of this parcel would be a logical extension of the village s boundaries; this parcel is within the Comprehensive Plan and Facilities Planning Area. Mr. Proulx reviewed the findings of fact regarding the rezoning to B-3 (Highway Business District) and special use for the drive thru as noted in the staff report dated April 1, Mr. Proulx indicated water and sewer utilities are currently located on Drauden Road in the vicinity of the Creekside project; the utilities could be extended to serve this project at the cost of the property owner with the possibility of a recapture agreement or sales tax agreement as considered by the Board of Trustees. Mr. Proulx reviewed the site plan, describing the access from Route 126 and Drauden; noting that the access from Route 126 will be subject to permitting by IDOT. Mr. Proulx reviewed the 31 parking spaces near the convenience store and 15 parking spaces associated with the car wash. There is sufficient parking to meet the zoning code. Mr. Proulx explained final engineering is not required at the time of site plan review; described detention pond; indicated approval of the site plan will be subject to the requirements of the Village Engineer and Fire Protection District. Mr. Proulx reviewed the development standards as noted in the staff report; reviewed the elevations, facade and architecture; indicated the landscaping and photometric plans are in compliance with the zoning code; requested cut sheets for the light fixtures; and reviewed the trash enclosure location. Mr. Proulx reviewed the preliminary and final plat of subdivision, indicating only 3 acres of the 10 acre parcel is proposed to be annexed. Staff submits this parcel is a logical extension of the village s boundaries; believes the findings of fact and requirements of the zoning and subdivision codes have been met and suggests a favorable recommendation in advance of any comments or public discussion. Chairman Sobkoviak swore in Lyman Tieman, attorney for applicant; Leonard McEnery, applicant, Scott Pritchett, architect; and Jim Koziol, engineer. Mr. Tieman stated in order to make this development work they require the annexation corridor, annexation of the property, map amendment for the B-3 zoning classification, special use for the drivethru and car wash, and approval of the site plan review. Mr. McEnery stated he has 8 other stations similar to this operation; indicated they are a gas station first, then express car wash, tentative deal with Dunkin Donut for the food service; propane filling; convenience store; and commercial fueling behind the building. They expect to employ about 50 people overall.

4 Page 4 of 8 Mr. Pritchett explained this is a standard gas station with canopy; there is a drive-thru that wraps around the building that will feed Dunkin Donuts; the diesel fuel is located behind the store; described the parking and the car wash. Mr. Koziol explained the access at the northwest corner, indicating this access is 380 ft. from the traffic signal at the intersection. Chairman Sobkoviak asked for public comments. There was no response. Commissioner Green expressed concern on how details for spills would be handled. Mr. McEnery stated all tanks are equipped with overfill protection; indicated material will be on site to clean up any spill at the pump and the employees will be trained to handle any spillage and will know who needs to be called. Commissioner Green asked if the grading plan was pitched so it does not flow over the fueling pad. Mr. McEnery indicated he would work with the civil engineer. Commissioner Seggebruch wanted clarification that only Lot 1 and 2 were being annexed. Mr. Proulx indicated that was correct; asked if the truck fuel canopy would be sized to handle semi-trucks. Mr. McEnery indicated a semi could go to the auto lanes but this is not what they want to happen. Commissioner Seggebruch was concerned for the traffic pattern for semitrailers and if Drauden Road was rated for semi traffic. Mr. Proulx did not believe Drauden would need to be rebuilt. Commissioner Renzi expressed concern for the traffic pattern for the semi traffic getting to the pumps and back out on the road. Mr. McEnery explained this traffic pattern is similar to his other stations and there has been no problem. Commissioner Renzi asked if the water used in the car wash was recycled or pumped and if the soap would not go out into the detention. Mr. McEnery indicated about 25% of the water is recycled and described the process of the water through the four tanks before reaching the sewer. Commissioner Seggebruch asked the locations of the applicants other stations and asked dollar value in sales etc. Mr. McEnery stated the Village has his numbers, the revenue depends on the price of gas; stated his stations are located in Shorewood at Route 52 and River Rd; Mokena at 191 st and 88 Ave; and New Lenox at Route 6 and Cedar; Kankakee; Springfield; Route 53 and Laraway Rd; 194 th and Harlem; Romeoville by the Walmart on Romeo Road. Commissioner Renzi asked about locations of sidewalks versus bike paths and whether a bond should be held until future development occurs. Mr. Proulx indicated the path in Liberty Grove is on the north side so we will keep the bike path on the north side; said there is a bike path on the east side of Drauden Road; listed benefits of installing the sidewalks now rather than waiting, the cost only goes up, the possibility of a stranded motorist having no place to stand, and there is a state permitting process on the Route 126 side. Commissioner Renzi expressed concern for the future growth of the landscape plan. Mr. Proulx indicated he would look revisit this again. Commissioner Renzi asked about the color of the awnings and the location of the lighting; asked if a stipulation was needed regarding receiving the cut sheets for the lighting. Mr. Proulx mentioned the branded color scheme; indicated there would be some parking lot lighting.

5 Page 5 of 8 Commissioner Seggebruch felt this was a great location for the village on the west side; expressed concern for the access at the northwest corner and the number of accidents in this area; expressed concern with the semi traffic; whether restrictive signs would be needed. Commissioner Kiefer agreed there have been several accidents in this area. Commissioner Kiefer made a motion to recommend approval of the annexation of the parcel at the southwest corner of Illinois Route 126 and Drauden Road, being a portion of Parcel Identification Number , as a logical extension of the Village of Plainfield. Seconded by Commissioner Seggebruch. Vote by roll call: Green, yes; Renzi, yes; Seggebruch, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 5-0. Commissioner Green made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the map amendment (re-zoning) of the parcel at the southwest corner of Illinois Route 126 and Drauden Road, from R-1 to B-3. Seconded by Commissioner Renzi. Vote by roll call: Seggebruch, yes; Kiefer, yes; Renzi, yes; Green, yes; Sobkoviak, yes. Motion carried 5-0. Commissioner Seggebruch made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for drive thru operations on the parcel at the southwest corner of Illinois Route 126 and Drauden Road, as outlined in the staff report. Seconded by Commissioner Renzi. Vote by roll call: Green, yes; Kiefer, yes; Renzi, yes; Seggebruch, yes; Sobkoviak, yes. Motion carried 5-0. Commissioner Renzi made a motion to recommend approval of the proposed site plan review for the project known as Lenny s Gas N Wash at the southwest corner of Illinois Route 126 and Drauden Road, 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. Incorporation of sidewalk on south side of Route 126 and west side of Drauden Road. Seconded by Commissioner Kiefer. Vote by roll call: Seggebruch, yes; Green, yes; Kiefer, yes; Renzi, yes; Sobkoviak, yes. Motion carried 5-0. Commissioner Kiefer made a motion to recommend approval of preliminary/final plat of subdivision for the subject project, 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; Renzi, yes; Seggebruch, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 5-0.

6 Page 6 of 8 Case No SPR W Lockport Street Mr. Proulx stated this is a site plan review application for reconstruction of a multi-unit residential building that was destroyed by fire located at the southwest corner of Fox River and Ottawa Streets. This property is part of the original town of Plainfield with smaller lots; this site is approximately 7,600 sq. ft. Mr. Proulx described the ingress/egress easement to the south of this lot which benefits the apartment building to the west; described the adjacent land-uses; described the site plan and elevations; described the bulk and density standards as noted in the staff report. Mr. Proulx reviewed the 5 required parking spaces versus the short driveway length dictated by the legally non-conforming building setbacks. Staff offers two additional options for consideration by the Plan Commission: Provide two paved parking spaces on the south end of the building with access via the existing shared driveway for the apartment building to the west. Allow for the reconstruction of the existing public sidewalk on the west side of Fox River Street as a carriage walk directly adjacent to the curb, which would expand the length of the driveway available for parking before the sidewalk is obstructed. Staff seeks direction from the Plan Commission on the question of parking. Based on that solution, staff recommends approval of the site plan review for the proposed three-unit building. Chairman Sobkoviak swore in Patti Bernhard, attorney for owners, and Steven Waeghe, owner. Ms. Bernhard stated the applicant would like to rebuild the multi-unit structure using the same setbacks; stated the applicant is seeking site plan review for the 3 unit building; indicated Mr. and Mrs. Waeghe would prefer to build the carriage sidewalk similar to the sidewalk on the east side of Fox River Road. Ms. Bernhard indicated Staff did not have the most current site plan; indicated there would be a full front porch. Mr. Waeghe stated there was a three car garage on the former property with the same setbacks; indicated he would agree to the carriage sidewalk; stated there will be 15% more greenspace than existed previously. Chairman Sobkoviak asked if there was parking on Fox River and asked if it was restricted. Mr. Waeghe replied there was parking on Fox River and he did not think it was restricted parking. Chairman Sobkoviak asked for public comments. Chairman Sobkoviak swore in Thomas Ruane, Ottawa Street resident. Mr. Ruane hoped the Commission was sensitive to the dynamics of this site both as a functional and historic standpoint; felt this proposal was not sensitive to the village s standards or the surrounding area; and feels the owner is taking advantage of the grandfather clauses to maximize the building size and for profit. Mr. Ruane felt the design materials were fine; felt carriage walks do not work as this is a major thoroughfare for students who park on Ottawa and walk to the school and there are grade school children at both corners waiting for buses. Mr. Ruane felt the carriage walk does not allow for a parkway in a historic part of town; also concerned for screening and egress for the south property line; and other issues are the setbacks and stormwater. Mr. Ruane feels the building is a bigger building within the same setbacks; indicated this is a very visible property from the Village Green Park. Chairman Sobkoviak swore in Ed Kelly, resident on Ottawa Street. Mr. Kelly expressed concerns with the traffic on Ottawa Street from James Street to Illinois Street; there is restricted parking on Fox River on school days; there is pedestrian traffic on Fox River and Ottawa during all the festivities downtown; and the carriage sidewalk would push children closer to the street and the Village Green Park is across the street. Mr. Kelly indicated if the sidewalk is moved closer to the street it would not align with the

7 Page 7 of 8 sidewalk to the south of this property. Mr. Kelly asked if there would be a dumpster on the south side of the building. Commissioner Kiefer asked about the trash enclosure. Mr. Waeghe stated each unit would have their own garbage can and recycle can that is provided by Waste Management to be kept in each garage. Commissioner Kiefer asked if there was some way for the sidewalk to be placed somewhere in between the normal and the carriage walkway so there could still be some greenway on the curb. Mr. Proulx mentioned the Village has a subdivision code with standards; the standard parkway is 6 feet; a typical parking stall is 18 to 18-1/2 feet in depth so we would need to add about 4 feet to meet the standard parking stall. Mr. Waeghe said the sidewalk is in the same location and the driveway is as it always was before; mentioned parkways in the downtown vary in width. Commissioner Renzi asked about trees in the parkway; ownership of the parkway and alignment of the sidewalk. Mr. Waeghe indicated the first tree on Fox River furthest north would remain but the second tree could be removed for the driveway. Commissioner Green asked for clarification of non-conforming use. Chairman Sobkoviak stated the Village passed an ordinance allowing certain usage as long as the owners would inform the Village of that usage on their properties. Mr. Proulx indicated the zoning is R-4 for this property. Commissioner Seggebruch asked the zoning in the area. Mr. Proulx thought the only multi-family was listed in the site context in the staff report. Commissioner Seggebruch agreed with the shifting of the sidewalk to make the driveway long enough but not to make it a true carriage walk; liked the idea of some parkway; feels the setback for this property should match the property to the west. Mr. Waeghe mentioned that there used to be a porch but the setback measurement was taken from the hole in the ground so it is back about 2 feet from the original house. Commissioner Seggebruch asked this was a basement or slab on grade. Mr. Waeghe is working on that decision now; indicated he would prefer either crawl space or basement. Mr. Waeghe agreed to the moving the sidewalk. Mr. Kelly suggested not having a basement will mean more belongings will go in the garage making less room for a vehicle; if the sidewalk is moved 2 feet then the building should be moved back 2 feet as you are taking public right of way and allowing it to be used for private use. Chairman Sobkoviak mentioned that Mr. Waeghe agreed to move the building to the south. Commissioner Seggebruch asked if the driveway to the south (with the easement for the property to the west) needed to be repaved. Mr. Waeghe stated it has already been re-paved. Commissioner Green asked if we need to add a stipulation for the sidewalk being moved to the east. Mr. Proulx indicated a stipulation would be appropriate to make a minimum driveway length of 16 feet; Staff would like to have some flexibility as to the length. Commissioner Seggebruch asked if a stipulation was needed to shift the building to the south. Commissioner Kiefer was not comfortable with such a stipulation. Commissioner Renzi felt that multifamily is different than single family and since the applicant has agreed to shift the building south. Commissioner Green made a motion to recommend approval of the site plan review for the proposed three-unit building at W. Ottawa Street, subject to the following three (3) stipulations:

8 Page 8 of 8 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Applicant works with the Village Engineer to move the sidewalk to provide a minimum 16 foot length driveway. Seconded by Renzi. Vote by roll call: Seggebruch, yes; Kiefer, yes; Renzi, yes; Green, yes; Sobkoviak, yes. Motion carried 5-0. DISCUSSION Chairman Sobkoviak mentioned that he will be retiring from the Plan Commission at the end of this month stating he has served for 30 years on this Commission. Meeting Adjourned at 9:25 p.m. Respectfully submitted by Merrilee Trotz Merrilee Trotz Recording Secretary