HomeMy WebLinkAbout06-12-2008 MinutesCITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, June 12, 2008
Call to Order:
Chair Liljegren called the meeting to order at 7:01 p.m. Present: Commissioner Runk and Vice -
Chair Wasescha; City Administrator Johnson, City Planner Richards and Commission Liaison
Abrahamson. Absent: Commissioners LeRoux and Powell.
Agenda Approval:
Commissioner Runk, seconded by Vice -Chair Wasescha, moved to approve the Agenda as
presented. Carried 3 — 0.
Approve Minutes of May 8, 2008:
Vice Chair Wasescha, seconded by Chair Liljegren, moved to approve the Minutes as presented.
Carried 2 — 0 — 1, Runk abstained due to not being present at the May 8, 2008 meeting.
Department /Commission Liaison & Other Reports:
City Administrator Johnson reported that the next meeting of the City Hall Citizen Advisory
Committee meeting is scheduled for Wednesday, June 18, 2008 and that the members of the
committee will be working to develop a City Hall design schematic and determine the most
suitable location. He noted that the work will progress through a period of approximately 3 to
4 committee meetings, held over the course of the next couple of months. Johnson further
noted that staff has been working with Architect, Randy Engle of Buetow and Associates to
finalize a contract for schematic design facilitation, bidding process and project execution
services.
Visitors /Public Comment: None.
Public Hearings:
A. Jacob Holdings /Hecker Automotive Conditional Use Permit Amendment — Seeking
amendments to April 25, 2006 Amended Conditional Use Permit conditions pertaining
to automotive dealerships located at 14702 and 14738 60 St. N.
City Planner Richards noted that the request is primarily to extend the timeline for plans to be
completed for the Ford dealership to be located within Oak Park Station and for the site
currently operating as the Ford dealership at the corner of Osgood Ave. N. and Hwy. 36.
Planning Commission Minutes
June 12, 2008
Page 2 of 6
Richards reviewed the June 5, 2008 planning report to the request; noting the conditions of the
earlier conditional use permit approval and discussed recommended conditions to the current
request for the Commission's consideration should they elect to move the matter forward to
the City Council with a recommendation for request approval.
Chair Liljegren opened the public hearing and invited the applicant and any other interested
parties to address the Commission.
Jean Schuldt of Denny Hecker's Automotive Group introduced herself to the Commission,
noting that she handles the real estate and development side of things for the Group and that
President Barbara Jerich was also present and could answer any questions they have regarding
the dealership and the new location move.
Ms. Schuldt addressed the planning report condition requiring removal of the canopy at the
current Ford dealership site. She stated that they have no problem with removing the canopy
but that by doing so they would lose a great deal of light at that corner and expressed concern
as to safety and security. She asked that the Commission consider allowing the canopy to
remain until the entire site is demolished.
Schuldt also addressed the planning report condition requiring a $50,000 cash deposit or a
$50,000 Letter of Credit, asking if the City was seeking a cash deposit rather than a Letter of
Credit.
City Administrator Johnson clarified that the condition is at the City Council's discretion and
ultimately their approval. He express his concern with a Letter of Credit versus a cash deposit
was that when dealing with a relatively unknown timeline it is difficult to track and that a cash
deposit is an easier tool for the City to work with.
Commission discussion ensued as to the lighting underneath the canopy and existing within its
surrounding area. It was clarified that the dealership would continue to have vehicles parked
at the site of the canopy and the possibility of installing security lighting was discussed. City
Administrator Johnson noted that the applicant would be entitled to install security lighting
and that any new lighting would be required to comply with City Ordinance.
The question of what the benefit to the City is by requiring the canopy (and its lighting) to be
removed only to install new lighting for security when the whole thing would be removed by
the end of 2009 was raised. City Administrator Johnson pointed out that the 2008 removal
deadline was established two years ago and an extension is now being asked with the
amendment request. He stated that the intent of the canopy removal condition is to
demonstrate progress toward demolition and clean up of the site, adding that the canopy
removal is the easiest as well as a substantial way to demonstrate progress.
Planning Commission Minutes
June 12, 2008
Page 3 of 6
Barbara Jerich of Denny Hecker's Automotive Group introduced herself to the Commission as
the President of the Automotive Group and stated that December 2009 is an ultimate timeline
for them and that they are hopeful that they will be ready not only to break ground but to
begin developing the Ford dealership at the new location in Oak Park Station before then.
She discussed some of the mechanics of operation that prompted the dealership locations they
are now working with and noted that they are currently speaking with Ford about the new
facility and working to develop it as a volume dealership model for Ford. Jerich added that
they hope to be operating in the new facility prior to the 2009 deadline.
She addressed the canopy removal condition and stated that she would like to see it removed
as well and that they would be willing to explore options for alternate lighting that are
economically feasible.
Regarding a cash deposit versus a letter of credit, she noted that it has been her experience
that cash deposit accounts can be as equally burdensome to work with as a letter of credit.
She stated that a $50,000 cash deposit is also not an attractive situation for the Group right
now and though she does realize that there are costs associated with letters of credit, they are
willing to look at them.
Commissioner Runk, seconded by Vice -Chair Wasescha, moved to close the public hearing.
Carried 3 — 0.
Discussion ensued as to the cash or letter of credit and canopy removal conditions
recommended within the planning report. Commissioner Runk suggested that the City Council
should decide upon the requirement for a cash deposit or a letter of credit. Johnson noted
that both are equally effective in security and enforcement with the difference being that
letters of credit have an expiration date. Vice Chair Wasescha stated that he felt a cash deposit
would be the cleanest for the City to work with and that he was inclined to make the condition
for a cash deposit and let the applicant argue their case with the City council. He also stated
that from a marketing perspective, he believed the canopy removal and cleaning up the area
even with an expense for security lighting for the time they are on the site would make it more
attractive for marketing. Wasescha and Liljegren stated they concurred with Administrator
Johnson in that the removal of the canopy would be a demonstration of making progress
toward their earlier approval agreement.
Commissioner Runk, seconded by Vice - Chair Liljegren, moved to recommend City Council
approval, subject to the June 5, 2008 planning report conditions, amended as follows:
A cash deposit or letter of credit in the amount of $50,000 be submitted to the City and
released when all of the conditions of this conditional use permit are complied with.
Planning Commission Minutes
June 12, 2008
Page 4 of 6
2. The canopy structure at 14738 60 Street North be removed prior to September 1, 2008.
3. All exterior storage of tires, dumpsters, storage containers, equipment, and the wood
garage structure shall be removed by August 1, 2008.
And the revised conditions from the April 25, 2006 conditional use permit as follows:
4. The City finds that the project is consistent with the conditional use permit criteria found in
Section 401.30.E of the Zoning Ordinance.
5. The subject property at 14738 60 Street North be combined with the main dealership
property at 14702 60 Street North in compliance with Section 402, the Subdivision
Ordinance no later than December 31, 2009.
6. No repair work or servicing of vehicles shall be allowed on the subject property at 14738
60 Street North.
7. No signage shall be allowed on the subject property at 14738 60 Street North.
8. The applicant shall submit a revised site plan indicating a 10 foot driveway and parking area
setback, parking areas, vehicle display areas, and access drives with concrete curb and
gutter, subject to review and approval of the City Engineer. The parking lot and required
landscape improvements shall be completed no later than December 31, 2009.
9. The grading and drainage plan shall be submitted to the City and is subject to review and
approval of the City Engineer by December 31, 2009.
10. The applicant shall keep open the driveway access to Osgood Avenue and the Highway 36
frontage road.
11. A landscape plan shall be submitted by the applicant, subject to review and approval of the
City Arborist by December 31, 2009.
12. The applicant shall submit a revised lighting photometric plan with all site lighting subject
to review and approval by the City by December 31, 2009.
13. The applicant is requested, but not required, to replace the exterior broadcast paging
system with hand held paging systems. Upon replacement of the external paging system,
a hand held paging system shall be implemented at the main dealership property at 14702
60 Street North and the subject property at 14738 60 Street North.
Planning Commission Minutes
June 12, 2008
Page 5of6
14. Architectural lighting on the existing building at 14738 60 Street North shall be dimmed at
night to a level that is acceptable to the City.
15. Forty -seven parking stalls shall be dedicated to customer and employee parking and 16
stalls shall be dedicated for service at the main dealership property at 14702 60 Street
North.
16. The applicant shall submit a revised site plan for the main dealership property at 14702
60 Street North indicating a 10 foot driveway and parking setback with parking areas,
vehicle display areas, and access drives constructed with concrete curb and gutter and
landscaping, subject to review and approval of the City Engineer. The parking lot and
required landscape improvements shall be completed no later than December 31, 2009.
17. All signage at the main dealership property at 14702 60 Street North shall be brought into
conformance with the City's Sign Ordinance found in Section 401.15.G of the Oak Park
Heights Zoning Ordinance no later than October 15, 2008.
18. All lighting, including fixtures and photometrics, at the main dealership property at 14702
60 Street North, shall be brought into conformance with the City's lighting requirements
found in Section 401.15.8.7 of the Oak Park Heights Zoning Ordinance no later than
December 31, 2009.
19. The applicant shall submit a development application by December 31, 2009 to the City for
a new dealership building and site improvements that includes the properties at 14702 60
Street North and 14738 60 Street North. The applicant shall be required to post a cash or
letter of credit security satisfactory to City staff with the development application for the
total cost of the improvements to satisfy the conditions of the conditional use permit
granted for the subject property on June 24, 2008.
20. The applicant shall complete the conditions of the conditional use permit granted for the
subject property on June 24, 2008 no later than December 31, 2009.
21. If neither of the above stated conditions are complied with, the applicant shall remove all
of the vehicles from the property at 14738 60 Street North and cease all car dealership
operations at that site no later than December 31, 2008.
Carried 3 — 0.
New Business: None.
Old Business: City Planner Richards updated the Commission on the status of the
Comprehensive Plan process.
Planning Commission Minutes
June 12, 2008
Page 6 of 6
Informational:
A. Upcoming Meetings
July 10, 2008 7:00 p.m. - Regular Planning Commission Meeting
(Council Chambers)
B. Council Representative June — Chair Liljegren
July —Vice Chair Wasescha
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Commissioner Runk, seconded by Chair Liljegren, moved to adjourn the meeting at 7:31 p.m.
Carried 3 — 0.
Respectfully submitted,
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Ju'i� A. Hultman
Planning & Code Enforcement Officer
Approved by the Planning Commission: July 10, 2008. 4 -0