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HomeMy WebLinkAboutMinutes Plan Commission Minutes 1 May 1, 2007 PLAN COMMISSION MINUTES MAY 1, 2007 PRESENT: David Borsuk, Ed Bowen, Thomas Fojtik, Paul Lowry, Paul Esslinger, Cathy Scherer, Jeff Thorkildsen, John Weinsheim, Jon Dell’Antonia EXCUSED: Eduardo Corpus, Kathleen Propp STAFF: Darryn Burich, Director of Planning Services; David Buck, Principal Planner; Deborah Foland, Recording Secretary Chairman Dell’Antonia called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. Mr. Dell’Antonia welcomed Council person Paul Esslinger as a new member of the Plan Commission. The minutes of April 17, 2007 were approved as presented. I. FOUR-LOT LAND DIVISION/CERTIFIED SURVEY MAP FOR PROPERTY LOCATED AT 1075 NORTH WASHBURN STREET A four-lot land division of 21.76 acres of land currently contained within nine existing parcels. 􀁸 Lot 1 = 13.58 Acres 􀁸 Lot 2 = 3.18 Acres 􀁸 Lot 3 = 4.53 Acres 􀁸 Outlot 4 = 0.47 Acres Ms. Scherer asked why outlot 4 was created instead of combining it with lot 1. Mr. Buck responded that the outlot could be combined with the parcel to the west in the future. Most outlots are created for detention purposes or they are undevelopable parcel on their own. Mr. Dell’Antonia inquired about what could be done with the 306 square foot parcel along Washburn Street that is noted as owned by another property owner and not part of the land division being reviewed. Mr. Buck replied that it is not usable as it is too small of an area. Mr. Bowen inquired if this parcel would have any negative impact on the development of the other lots. He also asked if the land division would require re-platting of this area or is a certified survey map sufficient. Mr. Burich responded that any future development of these three lots would come before the Plan Commission for approval but he did not anticipate any negative impact created from the small parcel. He further stated that a certified survey map is sufficient for any land division of three lots or less. Mr. Esslinger questioned if the easements on these these lots would restrict development. Mr. Buck replied that it should not restrict development as the easements were all part of the Planned Development that was approved by the Commission previously and the layout was designed accounting Plan Commission Minutes 2 May 1, 2007 for the presence of the easements. It is also addressed as a condition for approval of the certified survey map that the easements be depicted and labeled accurately and cut off at the property lines. Robert Fiebig, 1952 McDowell Road, Naperville, Illinois, representing Lowe’s Home Centers, stated that they were in process of having the gas and ANR easements vacated and amended as they would like to start work on the development within the next month. Mr. Dell’Antonia asked if Lowe’s had any plans for the outlots on the site. Mr. Fiebig responded that the current owner had plans for the outlots but it is not involving the Lowe’s project.Motion by Borsuk to move approval of the land division as requested with the following conditions: 1. Existing parcel number 16-2131-0000 is removed from the CSM. 2. Access restriction is placed on North Washburn Street, except at driveways. 3. ANR pipeline be accurately depicted and labeled on Sheet One of the CSM, 4. Easements are cut off at the property lines. Seconded by Weinsheim. Motion carried 9-0. II. TWO-LOT LAND DIVISION/CERTIFIED SURVEY MAP AND A CONDITONAL USE PERMIT FOR THE EXPANSION OF AN AUTOMOBILE SERVICE STATION AT 1404 & 1424 SOUTH MAIN STREET The applicant is proposing to redevelop and expand an existing automobile service station/convenience store. In order to redevelop the property as proposed, two separate Plan Commission actions are required: 1) Land Division – A two-lot land division, which is a reconfiguration of two existing parcels totaling approximately 2.24 acres of land into a lot of 1.18 acres (Lot 1) and 1.06 acres (Lot 2). Lot 2 is the site of the service station/convenience store. 2) Conditional Use Permit (CUP) – Automobile service stations are permitted only through CUP in commercial and industrial districts and the petitioner is proposing to redevelop and expand an existing automobile service station facility. Mr. Borsuk inquired if both of the vertical ground signs currently on the site would remain. Mr. Buck responded that the current signs on the site would be grand fathered in as they already exist. Mr. Weinsheim asked if the EFIS design was standard for BP retail outlets. Mr. Buck replied that the petitioner has indicated that the EFIS makes it easier to represent the corporate colors and identity and is a more modern appearance which they prefer. Mr. Esslinger inquired about the timeline for the project. Mr. Buck responded that it was his understanding that the petitioner would like to move forward with the project as soon as possible. Plan Commission Minutes 3 May 1, 2007 Mr. Bowen questioned why landscaping was not being required on the eastern most portion of the certified survey map. Mr. Buck replied that this portion of the site has an existing asphalt parking area that would be grand fathered in as it is a functional part of the site and at such time that the asphalt/concrete would fail, standard setbacks and greenspace requirements would have to be met. Ms. Scherer inquired about the status of the common wall referred to in the staff report. Mr. Buck responded that the two buildings functioned as one operation in the past, therefore, they had openings and doors to access the other building at this wall. Now that it will be two separate operations in different ownership, a firewall is required between them to prevent a fire from spreading to the other building. Tom Reinsch, 126 E. Jackson Street, Ripon, representative for Condon Oil Company, stated that he would like to thank the Plan Commission for the cooperation they have received on this project. He stated that the timeline on this development was very short and they would like to commence action as soon as possible as the existing location has seen its useful life. They are currently working on landscaping plans for the site and he did not have any objections to the removal of the Coca Cola sign on the site. He further stated that they did not have an issue with installing a sliding gate on the dumpster enclosure, or moving the landscape line back a few feet. He did however have an issue with the condition relating to the south elevation of the building. He stated that they did not have a need for any windows on that side of the building but he would be willing to compromise. He suggested that they could install some window frames with tinted glass but they would like to wrap around the corner the façade design from the front of the building as well to carry the theme through. Both BP and Condon Oil have guidelines for their retail stores and try to maintain a harmonious look to all their projects. Mr. Dell’Antonia asked if they would consider continuing the awning on the front façade all along the south elevation as well. Mr. Reinsch stated that from an expense standpoint, they would prefer not to do that. This part of the building is not very visible from the street anyway. Mr. Fojtik commented that he felt that this project was a very good concept and he would be in favor of trying to work out a compromise. Mr. Esslinger concurred. Mr. Burich stated that he felt we could modify the conditions to come to a reasonable compromise on the south elevation of the building. Cal Kapp, project supervisor for Condon Oil Company, stated that the fire doors would be blocked up on the common wall and he foresees no problem with the greenspace and drainage plans. He did review what parts of the building would be EFIS, brick or windows. A discussion followed among the commissioners regarding the building façade options and the amount of signage on the site. It was agreed that a condition would be be added to have the existing vertical Coca-Cola ground sign removed from the site. It was also agreed that condition number five would be amended to read that two-thirds of the south elevation remains brick and utilizes the existing windows, new awning, and signage. This would also allow the petitioner to wrap around the corner the front façade design as they desired. Plan Commission Minutes 4 May 1, 2007 Motion by Weinsheim to approve the land division and conditional use permit as requested with the following conditions: Land Division 1) The common wall is improved as required by the appropriate fire and building codes. Conditional Use Permit 1) Increase the north lot line setback adjacent to the Main Street parking area by 2 feet. 2) Dumpster enclosure is equipped with a sliding gate or other gate that does not encroach over the 15th Ave. right-of-way. 3) Additional vegetation be included within the greenspace areas designated on the site plan to be approved by the Department of Community Development. 4) Clad the projecting main entrance on the west elevation with brick to match as closely as possible to the existing and new brick. 5) Two-thirds of the south elevation remains brick and utilizes the existing windows, new awning and signage to reduce/break up the bulk/monotony of the façade as approved by the Department of Community Development. 6) Drainage and grading be reviewed and approved by the Engineering Department. 7) Removal of the vertical Coca-Cola sign from the site. Seconded by Fojtik. Motion carried 9-0. There being no further business, the meeting adjourned at approximately 4:55 pm. Respectfully submitted, Darryn Burich Director of Planning Services