Bolingbrook Plan commission met Wednesday, Feb. 22.
Here are the minutes as provided by Bolingbrook:
A REGULAR MEETING OF THE PLAN COMMISSION OF THE VILLAGE OF BOLINGBROOK
February 22, 2017
CALL TO ORDER
Chairman Schank called the meeting to order at 7:59 p.m., Wednesday, February 22, 2017.
ROLL CALL
Present: Commissioners Terri Bethune, Talat Rashid, J.D. Rhoades, Margaret Hebger, Mary Alexander-Basta, Calvin Wright, Rick Campos, Vice Chair Seymoure Pritikin, Chairman Lon Schank
Absent: None
Staff: Planning & Zoning Administrator, Matt Eastman; Village Engineer, Tom Pawlowicz
Press: None
APPROVAL OF MINUTES
Motion Rhoades, second Hegber to approve Minutes of the January 18,2017 meetings of the Plan Commission.
Voice Vote: Unanimous
Motion carried.
PUBLIC HEARING
AMENDMENT TO A SPECIAL USE PERMIT FOR A PLANNED DEVELOPMENT WITH VARIANCES. BEST BUY, 1500 REMINGTON BOULEVARD. APPLICANT: KEN NYENHUIS, NORTHERN BUILDERS. PROJECT NO.: 417.16
Motion Alexander-Basta, second Rashid to open the public hearing.
AYES: Commissioners Bethune, Rashid, Hegber, Rhoades, Wright, Alexander-Basta, Campos, Vice Chair Pritikin, Chairman Schank
NAYS: None
ABSENT: None
Motion carried, public hearing opened at 8:01 p.m.
Planning and Zoning Administrator, Matt Eastman, presented the request. The applicant is requesting approval of an Amendment to a Special Use Permit for a Planned Development with Variances in order to construct a 10-foot tall ornamental fence for security purposes for the Best Buy distribution center currently under construction at 1500 Remington Boulevard. In September 2016, the Village Board of Trustees approved the original Special Use Permit for a Planned Development with Variances and Final Development Plan. As part of the previous approval, Lot 3 of Phase 1A of Carlow Corporate Center West was created to allow the construction of a distribution building comprising 615,000 square feet in area, which included vehicular parking spaces to the south, with the proposed truck docks and parking stalls on both the east and west sides of the building. Per the Zoning Ordinance, no fencing shall exceed eight feet in height in commercial and industrial districts. Per the applicant, due to the high value electronics and other merchandise, Best Buy’s security policy mandates that all distribution facilities shall have the highest level of security. Their policy is to prevent loss, vandalism and theft to the greatest extent possible. As such, they are requesting permission to install a 10-foot tall ornamental fence, which would enclose the property, protecting the well-being of the tenant and the contents of the building. Staff supports the variance as requested in order to protect private property in conjunction with the Best Buy distribution center.
RECOMMENDATION
Staff recommends approval of an Amendment to a Special Use Permit for a Planned Development in order to allow for the installation of a 10-foot tall security fence, for the Best Buy distribution center, located at 1500 Remington Boulevard.
DISCUSSION
Chair Schank asked if there would be any changes to the location of the fence.
Mr. Eastman stated the only change would be the height, he explained that in commercial and industrial districts fences cannot exceed eight feet in height. The variance request is to increase the height of the fence from eight to ten feet.
Motion Alexander-Basta, second Bethune to close the public hearing.
AYES: Commissioners Bethune, Rashid, Hegber, Rhoades, Wright, Alexander-Basta, Campos, Vice Chair Pritikin, Chair Schank
NAYS: None
ABSENT: None
Motion carried, public hearing closed 8:04 p.m.
Motion Rhoades, second Bethune to accept the recommendation of Planning Staff.
AYES: Commissioners Bethune, Rashid, Hegber, Rhoades, Wright, Alexander-Basta, Campos, Vice Chair Pritikin, Chair Schank
NAYS: None
ABSENT: None
Motion carried.
APPROVAL OF FINDINGS OF FACT
PC 17.03 Approval of an Amendment to a Special Use Permit for a Planned Development with Variances and Adoption of Findings of Fact. Project No.: 417.16
Motion Alexander-Basta, second Campos to accept the Findings of Fact.
Voice Vote: Unanimous
Motion carried.
SPECIAL USE PERMIT FOR A PLANNED DEVELOPMENT WITH VARIANCES AND FINAL DEVELOPMENT PLAN. FUTURE RETAIL, 672 E. BOUGHTON ROAD. APPLICANT: MAX ODOM, VEQUITY, LLC. PROJECT NO.: 401.17
Motion Rhoades, second Bethune to open the public hearing.
AYES: Commissioners Bethune, Rashid, Hegber, Rhoades, Wright, Alexander-Basta, Campos, Vice Chair Pritikin, Chairman Schank
NAYS: None
ABSENT: None
Motion carried, public hearing opened at 8:06 p.m.
Planning and Zoning Administrator, Matt Eastman, presented the request. The applicant is requesting approval of a Special Use Permit for a Planned Development with Variances and Final Development Plan in order to allow for the construction of a building addition and parking lot expansion with variances to an existing West Suburban Bank located at 672 E. Boughton Road. The subject site, which is approximately 1.56 acres and zoned R-3 Single Family Residential, is part of the original Janes Park Concept Plan, approved as part of the Special Use Permit for a Mixed Use Development in October 1988. Ordinance 90-115, subsequently amended Ordinance 88-74, to allow for a Special Use Permit for a drive-thru bank facility commonly known as West Suburban Bank. The existing conditions on the subject site, as well as any proposed changes to the site would be compliant with the aforementioned ordinances. The applicant is proposing to redevelop the existing property. This would include removing and relocating the existing drive-thru lanes for the existing 3,686 square foot bank, in order to allow a 5,210 square foot building expansion to accommodate future retail and a carry-out restaurant to the west. In addition to the expansion of the building, the existing parking lot would be altered along the north and west in order to accommodate additional parking and access lane to provide sufficient circulation around the property. Two drive-thru lanes, equipped with an automated teller, would be installed along the east side of the property. All other curb lines, to the east and south, would remain unaltered as part of any site improvements. Public improvements within the existing parkway area would remain unaltered as part of any site improvements. Per the applicant, in an effort to save as much of the existing mature landscaping within both the front and corner side yard, the required berm cannot be installed. Adequate detention is provided offsite to the north.
To develop the property in accordance, the applicant is requesting the following Special Use Permits and Variances from the Zoning Ordinance.
A special use permit to allow a carry-out restaurant. The applicant is proposing a 2,292 square foot space, which could be occupied by either a sit-down and/or carry-out restaurant. Staff supports the variance as requested.
A variance to reduce the side yard setback for pavement only. Per the applicant, due to the nature of the addition and constraints of the site, they are requesting to reduce the side yard setback to five feet in order to provide a sufficient two-way drive aisle along the west side of the building. Staff supports the variance as requested given that the reduced setback would be for pavement only and all the required landscape material installed per the approved Landscape Plan.
A variance to reduce the width of the foundation planting bed. The applicant is proposing to reduce the width of the required foundation planting bed along the south wall to six feet. Staff supports the variance as requested, subject to all the required plant material installed per the approved Landscape Plan.
A variance to waive the required berm within both the front and corner side yards. A 2.5 to 3-foot high berm, with an irrigation system and required plant material, is required within both the front and corner side yards along Boughton Road and Feather Sound Drive respectively. The applicant is requesting to waive the installation of the berm in an effort to save the existing mature landscaping located within said yards. Staff supports the variance as requested given that there is no berm along the north side of Boughton Road in this surrounding area.
A variance to allow the installation of a wall sign on the west wall of the future building expansion for West Suburban Bank. Per the Zoning Ordinance, tenant identification signs may be displayed on building elevations, which are directly adjacent to a public right-of-way or provide a public entrance for said tenant. The applicant, on behalf of West Suburban Bank, is requesting a variance to install a tenant identification sign displaying the “WSB” logo on the west wall of the future building addition. Per the applicant, without the requested signage on the west wall, the bank is concerned the proposed addition may negatively affect business. Staff supports the variance as requested in an effort to protect the bank’s visibility.
RECOMMENDATION
Staff recommends approval of a Special Use Permit for a Planned Development with the aforementioned variances.
Staff recommends approval of a Final Development Plan, subject to:
1. All of staff’s comments from the memo dated February 6, 2017 being addressed.
2. The review and approval from the Director of Public Services and Development Department.
DISCUSSION
Commissioner Hegber questioned the hours of operation and why the entrance was facing the wetlands and not Boughton Road. She was also concerned on traffic flow and the entrance into the site off of Feather Sound Drive being too small. Commissioner Rhoades questioned the length of construction time, the measures to keep the construction zone clean, the type of lighting they would have on the new addition, and where the trash enclosures would be located. Commissioner Alexander-Basta questioned if there would be a grease trap and where the delivery trucks would be entering the site. Commissioner Bethune asked if there would be sufficient parking for a sit-down restaurant. Commissioner Rashid asked if the drive-thru was being completely eliminated and when construction would begin. Commissioner Campos asked if there would be windows on all four sides of the building.
Mr. Eastman stated that at this time he was unaware of the hours of operation, that it would be dependent upon the user, and that anything past 10:00 p.m. would require a Special Use. He explained that the applicant would be required to install a construction fence which would help mitigate with construction debris and trash. He went on to say the trash enclosure would be located on the northwest corner of the site and that three sides of the enclosure would have to meet the construction materials and look of the building. He also said there was 2,292 square feet allocated for the future restaurant and parking would meet code. He said the drive-thru would be relocated and become only automated. He explained the entrance would not be facing Boughton Road because there is pavement that currently exists and they do not want do disturb it.
Tom Pawlowicz, Village Engineer, added that this was an existing site and that most of the construction trucks would be on pavement and would not cause as much mess as a brand new site. He said the lighting would meet the current lighting Ordinance. He explained that the current entrance off of Feather Sound Drive was a two-way lane, and that it would be sufficient for the three users.
Ryan Murphy, Chicago, IL, sworn. Mr. Murphy said they are currently building 15 shopping centers a year and that this location was unique because they would be redeveloping the existing branch. He said construction usually takes 14 to 16 weeks and that since the bank would remain open they would be extra cautious with the cleanliness of the site. He stated the proposed restaurant would most likely be carry-out with normal business hours, and that the existing trash enclosure would be adequate for all the tenants. He went on to say they would start construction as soon as everything is approved and that they would have windows on all four sides of the building.
Motion Vice Chair Pritikin, second Hegber to close the public hearing.
AYES: Commissioners Bethune, Rashid, Hegber, Rhoades, Wright, Alexander-Basta, Campos, Vice Chair Pritikin, Chair Schank
NAYS: None
ABSENT: None
Motion carried, public hearing closed 8:28 p.m.
Motion Rhoades, second Bethune to accept the recommendation of Planning Staff.
AYES: Commissioners Bethune, Rashid, Hegber, Rhoades, Wright, Alexander-Basta, Campos, Vice Chair Pritikin, Chair Schank
NAYS: None
ABSENT: None
Motion carried.
APPROVAL OF FINDINGS OF FACT
PC 17.04 Approval of a Special Use Permit for a Planned Development with Variances, Final Development Plan and Adoption of Findings of Fact.
Project No.: 401.17
Motion Vice Chair Pritikin, second Alexander-Basta to accept the Findings of Fact.
Voice Vote: Unanimous
Motion carried.
SPECIAL USE PERMIT FOR A PLANNED DEVELOPMENT WITH VARIANCES AND FINAL DEVELOPMENT PLAN. MACNEIL AUTOMOTIVE PRODUCTS / WEATHERTECH, 4 WEATHERTECH WAY. APPLICANT: KEVIN GREYHILL. PROJECT NO.: 405.17
Motion Vice Chair Pritikin, second Wright to open the public hearing.
AYES: Commissioners Bethune, Rashid, Hegber, Rhoades, Wright, Alexander-Basta, Campos, Vice Chair Pritikin, Chairman Schank
NAYS: None
ABSENT: None
Motion carried, public hearing opened at 8:30 p.m.
Planning and Zoning Administrator, Matt Eastman, presented the request. The applicant is requesting approval of a Special Use Permit for a Planned Development with Variances and Final Development Plan in order to demolish an existing warehouse building, in order to allow for the construction of a new distribution center and associated parking with variances at 4 WeatherTech Way. The subject parcel comprises approximately 5.296 acres, is currently zoned I-1 Limited Industrial and consists of an existing 25,574 square foot building which is currently being used as a warehouse for WeatherTech. Prior to MacNeil Automotive purchasing the property, Wingfoot Commercial Tire Systems occupied the building. Originally, Camping World built and occupied the building for approximately 20 years. The applicant is proposing to demolish the existing building and develop a 127,867 square foot distribution center, including points of access off WeatherTech Way. Vehicular parking, on the north and west sides of the property, would be provided. A foundation planting area, adjacent to both the north and west walls, would be provided; however, the foundation planting area would not be meet the minimum 10-foot depth requirement. A berm, irrigation system and required plantings would be provided in order to satisfy the Zoning Ordinance within the front and corner side yards along both WeatherTech Way and West North Frontage Road. Public improvements within the existing parkway area would not be altered with construction. Adequate detention, via offsite retention ponds, was previously designed to accommodate the subject property.
To develop the property in accordance the applicant is requesting the following Variances from the Zoning Ordinance and Development Code.
A variance to reduce the front and corner side yard setback along WeatherTech Way and West North Frontage Road, as well as eliminate a portion of the required landscape berm. The applicant is proposing to reduce the setback to 30 feet for the parking along WeatherTech Way and 34 feet for the building along North Frontage Road. Similarly, a three-foot berm is required within said front and corner side yards; however, given that a berm does not exist along the neighboring properties, the applicant is requesting a variance within the north yard.
A variance to reduce the rear yard setback to the east for the structure. The applicant is requesting to reduce the setback to 20 feet. Staff supports the variance as requested, subject to the required landscape material being provided per the Landscape Plan and the proper precautions are taken to satisfy the Building Code.
A variance to increase the maximum allowable height for the structure. The applicant is proposing a building, which has a peak height of 49 feet in order to allow for a unique roofline design in order to accommodate their needs. Staff supports the variance as requested, given that the overwhelming majority of the building is less than 42 feet tall.
A variance to reduce the required foundation landscape material along the north and west building walls. Per the applicant due to a large area of the north and west walls containing truck docks, they are requesting to reduce the width of the required foundation planting beds to 5.5 feet. Staff supports the variance as requested subject to all the landscape material being installed per the Landscape Plan.
A variance to increase the maximum width of a curb cut. The maximum width for the driveway is 40 feet per the Development Code, the maximum width is 36 feet at the throat of said driveway. The applicant is requesting to increase the width of the driveway entrance on the northwest side of the site along WeatherTech Way in order to accommodate the receiving and shipping needs of MacNeil Automotive Products, Ltd. Staff supports the variance as requested since the increased width would allow for better egress/ingress in order to accommodate oversized vehicles and trucks per the Final Development Plan.
RECOMMENDATION
Staff recommends approval of a Special Use Permit for a Planned Development in order to allow for a 127,867 square foot distribution center at 4 WeatherTech Way with the aforementioned variances.
Staff recommends approval of a Final Development Plan subject to:
1. All staff comments from the plans submitted February 2, 2017, being addressed.
2. The approval from the Director of Public Services and Development.
DISCUSSION
Commissioner Alexander-Basta questioned the reason for the height variance. Commissioner Bethune asked if they were going to demolish the existing building and if there were currently any fuel tanks on site. Chairman Schank asked if this would have a retail component.
Mr. Eastman stated the height was mostly for aesthetic purposes, that they plan on demolishing the existing building and there were no fuel tanks on site. He also added that this would be a distribution center, and would not have any retail sales.
Motion Vice Chair Pritikin, second Hegber to close the public hearing.
AYES: Commissioners Bethune, Rashid, Hegber, Rhoades, Wright, Alexander-Basta, Campos, Vice Chair Pritikin, Chair Schank
NAYS: None
ABSENT: None
Motion carried, public hearing closed 8:38 p.m.
Motion Alexander-Basta, second Vice Chair Pritikin to accept the recommendation of Planning Staff.
AYES: Commissioners Bethune, Rashid, Hegber, Rhoades, Wright, Alexander-Basta, Campos, Vice Chair Pritikin, Chair Schank
NAYS: None
ABSENT: None
Motion carried.
APPROVAL OF FINDINGS OF FACT
PC 17.05 Approval of a Special Use Permit for a Planned Development with Variances, Final Development Plan and Adoption of Findings of Fact.
Project No.: 405.17
Motion Vice Chair Pritikin, second Bethune to accept the Findings of Fact.
Voice Vote: Unanimous
Motion carried.
NEW BUSINESS
None
OLD BUSINESS
None
CITIZENS TO BE HEARD
None
CHAIR’S REPORT
None
COMMISSIONER’S REPORT
Commissioner Hegber wanted to send get well wishes to her friend Marilyn. Vice Chair Pritikin wanted to invite everyone to join Naperville Sabre Hockey. He stated spring registration was currently open and Rocket Ice Arena would host most games this season. Commissioner Alexander-Basta stated Bolingbrook Soccer Club was currently having open registration for recreational soccer. She said more information could be found at www.bolingbrooksoccerclub.org. Commissioner Rashid also mentioned if anyone was interested in Cricket, there were training camps for kids and youth, and additional information could be found at www.apabolingbrook.com.
PLANNING DEPARTMENT REPORT
None
ADJOURNMENT
Motion Rhoades, second Wright to adjourn.
Voice Vote: Unanimous
Motion carried.
Chairman Schank adjourned the meeting at 8:41 p.m.
CHAIRMAN
APPROVED
SECRETARY
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