At a recent meeting, the Batavia Plan Commission and Zoning Board of Appeals approved a design plan for the Suncast Building expansion project.
The seven-member commission oversees the preparation and implementation of the city’s comprehensive plan through review of development applications. The commission also conducts public hearings for proposed amendments to the Zoning Code, conditional uses and zoning map amendments. It also reviews subdivisions of land through the city's subdivision regulations.
Below are the minutes from this meeting, as provided by the commission.
MINUTES
May 18, 2016
Plan Commission
City of Batavia
PLEASE NOTE: These minutes are not a word-for-word transcription of the statements made atthe meeting, nor intended to be a comprehensive review of all discussions. They are intended tomake an official record of the actions taken by the Committee/City Council, and to include somedescription of discussion points as understood by the minute-taker. They may not reference someof the individual attendee’s comments, nor the complete comments if referenced.
1. Meeting Called to Order for the Plan Commission
Chair LaLonde called the meeting to order at 7:00pm.
2. Roll Call:
Members Present: Chair LaLonde; Commissioners Gosselin, Joseph, Harms, andPeterson
Members Absent: Vice-Chair Schneider
Also Present: Mayor Schielke (arrived at 7:45pm); Joel Strassman, Planning and
Zoning Officer; Jeff Albertson, Building Commissioner; Drew
Rackow, Planner; and Jennifer Austin-Smith, Recording Secretary
3. Items to be Removed, Added or Changed
There were no items to be removed, added or changed.
4. Approval of Minutes: May 4, 2016, Plan Commission & Zoning Board of Appeals
Motion: To approve the minutes from May 4, 2016, Plan Commission & Zoning Board of
Appeals
Maker: Joseph
Second: Peterson
Voice Vote: 5 Ayes, 0 Nays, 1 Absent
Motion carried.
5. Design Review: Suncast Building Expansion -1801 Suncast Lane Mackie Consultants
on behalf of Suncast Corporation, Applicant
Rackow reported that Mackie Consultants has submitted Design Review plans on behalf ofSuncast Corporation for a proposed building expansion for the existing warehouse facility onSuncast Lane. The applicant proposes a 308,900 square foot building addition to the south end ofthe existing 717,000 square foot building. The proposed use is expanded warehousing, with amanufacturing component. The existing pre-cast architecture would be continued with theaddition, with increased heights of the structure to allow for the use of cranes within themanufacturing portion of the structure. The applicant proposes landbanking (designed but notconstructed for future installation) a significant number of parking spaces that would otherwisebe required by the Zoning Code. A total of 13 new parking spaces would be added to thesouthwest corner of the building. Future landbanked parking would be possible around thePlan Commissionrequired fire lane around the building. A larger parking field would also be landbanked on theeast side of the building.
Rackow stated that staff recommends approval of the Findings of Approval and the DesignReview with the following conditions:
1. That building lighting is reduced to 15 feet on building permit drawings, unless a Text
Amendment or variance be sought prior to occupancy to allow lighting at the depicted
height be granted prior to occupancy.
2. That one of the following occur a) 187 new spaces be constructed prior to occupancy, b)a variance is granted to increase the amount of landbanked parking to 361 spaces (96.5%)prior to occupancy, or 3) that a letter of credit or acceptable surety be submitted
guaranteeing the construction of the spaces if zoning relief is not granted prior tooccupancy.
3. That the provided parking at the southwest corner of the building be redesigned to
comply with 4.203.N of the Zoning Code incorporating separation from the building and
islands pursuant to 4.203.N and 4.211.B, which is the required landscape islands
Chair LaLonde asked the Commission if there were any questions for staff at this time. Therewere none. Chair LaLonde welcomed the applicant to make a presentation to the Commission.
Ryan Martin, Mackie Consultants, addressed the Commission. He had an exhibit to show theCommission titled “Overall Site Exhibit, 1801 Suncast Lane, Batavia Illinois.” Martin stated thatthey would like the option of a variance to increase the amount of landbanked parking to 361spaces. He stated that Suncast has been moving forward in the way staff recommends. There isno issue of adding new landscaping to the front by the 13 stalls, but in doing so they will likelylose two stalls. Therefore, they would like to add two additional stalls to the variance for thelandbank. The proposed expansion was always considered in the initial development. Trucktraffic through the site would not be changed drastically. The use of the space would not changefrom current operations.
LaLonde asked about the expansion and why such a limited addition of parking would be
needed. Martin showed the Commission an aerial view of the business during peak businesshours. He pointed out that only 30% of the existing parking is filled during peak times. Theexpansion would only add ten more employees with the expansion and they do not see the needto create more parking at this time. Much of the expansion would be for warehousing anddistribution and they also will have cranes for manufacturing. Joseph asked how many
employees Suncast has. John Wentz, Mackie Consultants, stated that Suncast is not here tonightand he is not aware of how many employees Suncast has at this location.
Henry Tues, Treasurer for the 1800 Condo Association, noted that their property is at the end ofPierson and the turn of Suncast Lane. He asked if the drive into the Suncast facility was going tochange at all or would it stay the same. Martin answered that there will be no changes to that partof the property. There would be no changes to the entrance.
The Commission reviewed the site and the proposed addition. The detention area was discussed.
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May 18, 2016
Page 3
Motion: Approve of the findings of approval
Maker: Peterson
Second: Jospeph
Roll Call Vote: Aye: Gosselin, Harms, Joseph, LaLonde, Peterson
Nay:
5-0 Vote, 1 Absent, Motion carried.
Motion: Approval of the design review with the three conditions as specified in the May
12, 2016 Staff Memo
Maker: Joseph
Second: Gosselin
Roll Call Vote: Aye: Gosselin, Harms, Joseph, LaLonde, Peterson
Nay:
5-0 Vote, 1 Absent, Motion carried.
6. Administrative Design Review for Tanglewood Hills Unit 5 Landscape Revisions Toll
IL IV LP., Applicant
Rackow reported that staff has been working with the homeowners association and Toll Brotherswith concerns of the Homeowners Association (HOA) brought to Toll Brothers for Unit 5. Therewere a number of items the HOA would like to see changed before the HOA took over openspaces from Toll Brothers. Since there are a number of items the HOA presented, staff decided tobring those to the Commission to have those reviewed. Toll Brothers requested that somemodifications be made to the plant species based on availability and what was looking healthyfrom their suppliers. Staff could otherwise handle the plant species modifications at the stafflevel. The other changes are to relocate the trees from the common areas on the site plans intothe private property backyards of the homes. The other units of Tanglewood do not have much inthe form of trees in the common areas. The common areas are mostly just prairie plants. The
HOA requested changes to the open space plan to remove certain types of grasses, notably turfgrass. They would like turf grass limited to one lawnmower length from the path. They alsorequested that the prairie species be consistent with how they have handled the other units.
The HOA did not want the paths paved but rather be composed of crushed limestone becausethat is how the other Tanglewood units have their paths. The connections to the trails to thepublic rights-of-way would all remain paved under the proposed changes. They also soughtremoval of a path that connects Mann and Jocelyn to limestone. In response to that, the Citywould be marking a bike route to connect the Nicor Trail to Deerpath Road. The final itemwould be to remove a common area fence, which was a staff recommended condition of approvalof the Design Review. The fence was to be subject to HOA design approval and the HOA wouldprefer no fence and have landscaping instead. Rackow noted that a majority of the changesrequested are to keep the area in concordance to the other units. Staff is recommending approvaof the proposed revisions as presented.
The Commission discussed the planting modifications. Chair LaLonde and Peterson stated thatthey would like to see the Kentucky Coffee Tree planted. Joseph agreed. Rackow noted that City
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May 18, 2016
Page 4
Staff selects the parkway trees for new developments, and that Kentucky Coffee are among thosetypically included in parkway tree selections. The consensus of the Commission was to notmake modifications to the proposed list of plantings.
Motion: Approve the proposed revisions to the Tanglewood Hills Unit 5 Landscape as
presented
Maker: Harms
Second: Gosselin
Roll Call Vote: Aye: Gosselin, Harms, Joseph, LaLonde, Peterson
Nay:
5-0 Vote, 1 Absent, Motion carried.
7. PUBLIC HEARING – Amendments to the Text of the Zoning Code
Chapter 2.1: Single Family Residential Districts
Chapter 2.2: Multi-Family Residential Districts
Chapter 5.1: Planning Administration
City of Batavia, Applicant
Motion: To open the public hearing
Maker: Peterson
Second: Harms
Voice Vote: 5 Ayes, 0 Nays, 1 Absent
Motion carried.
Strassman reviewed the proposed amendments to the text of the Zoning Code. Strassman stated
that the first two chapters involve residential zoning districts. The R1H District requires interiorside setbacks of 10 feet on one side and 5 feet on the other. Staff is proposing to eliminate the
difference of the setbacks for principal structures and go with 7.5 feet that retains the existingallowable building width that we have today and distributes the side yards evenly on either sideof the house. For corner houses the corner side and interior setbacks would remain the same at 10and 5 feet respectively. Staff is proposing changes to the accessory structure setbacks in theR1H and R1M single-family districts - generally the smaller lots near the center of town. Thiscode amendment would change the setback from 5 feet to 3 feet, as it was for infill lots in theprevious zoning code. This would eliminate many current nonconforming conditions and wouldhelp with new accessory structures. In the R2 District, accessory structures would have 5-foot
interior side and rear setbacks. The Zoning Code is proposed to be amended in line with therecommended changes to the Zoning Board’s terms of office for the officers in their by-laws.
The Zoning Board would like to allow the Chair and Vice-Chair to be elected for up to threeconsecutive two-year terms; the Zoning Code now does not allow for successive terms.
LaLonde asked about the location of the R1H and R1M districts. Rackow showed the
Commission on the map projected for their view. LaLonde asked about the election of new
officers. Strassman answered that with an amended Zoning Code, the election of new officerscould be held as early as June 6th
.
Motion: To close the public hearing
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May 18, 2016
Page 5
Maker: Harms
Second: Joseph
Voice Vote: 5 Ayes, 0 Nays, 1 Absent
Motion carried.
Motion: To approve the amendments to the text of the Zoning Code as presented
Maker: Joseph
Second: Harms
Roll Call Vote: Aye: Gosselin, Harms, Joseph, LaLonde, Peterson
Nay:
5-0 Vote, 1 Absent, Motion carried.
8. Other Business
Peterson asked Mayor Schielke about the appointment of a new Commissioner. Mayor Schielkestated that they usually appoint at the end of May. He has several appointments he is working onand he hopes to have the reappointments all done all at once.
Strassman announced that the owner of the Shell gas station is making progress on the DunkinDonuts drive through and hopes to submit a building permit application soon.
9. Adjournment
There being no other business to discuss, Chair LaLonde asked for a motion to adjourn the PlanCommission. Peterson moved to adjourn the meeting, Joseph seconded. The meeting wasadjourned at 7:51pm.
Minutes respectfully submitted by Jennifer Austin-Smith
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