The URL can be used to link to this page

Home My Public Portal About2015-02-03 PC minutes VILLAGE OF PLAINFIELD February 3, 2015 Chairman Sobkoviak called the Plan Commission meeting to order at 7:05 p.m. and led the pledge to the flag. ROLL CALL Commissioners Seggebruch, Renzi, Kiefer, Heinen, and Chairman Sobkoviak were present. Commissioner O’Rourke and Green were absent. The Park, School, Fire, and Library Districts were absent. The minutes dated January 20, 2015 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Garrigan stated the Village Board approved the two sign variance ordinances; also approved was the special use and site plan for Crash Champions in addition to the requested variance for stormwater. NEW BUSINESS Case No. 1675-123014.TA Mr. Garrigan stated this is a public hearing for a text amendment which is being heard pursuant to public notice being published in accordance with state statute and all applicable local ordinances; Staff has been requested to seek an amendment to the ordinance which would make religious assemblies and institutions a special use in the B-1 and B-3 districts. Staff has seen a proliferation of interest in religious assemblies taking commercial space along prime commercial corridors in the Village as it is a permitted use. Nothing that is proposed will prohibit religious assembly in the B-1 and B-3 districts, it would simply require them to file for a Special Use and this would provide Staff and the Village with the opportunity to review the use. Grace Point Church recently bought the Dayfield Shopping Center and now they are the land owner and lease out some of the retail space. The purpose of this text amendment is not to stop religious institutions from taking commercial space in commercial districts or discouraging them from taking commercial space. The purpose of this amendment is to provide the Plan Commission and Village Board with the opportunity to review these uses and to balance the constitutional rights of religious institutions with any potential negative impact on surrounding properties. There should be a general presumption that religious institutions should be allowed unless it can be demonstrated that there would be a negative impact on surrounding properties. Mr. Garrigan listed several special uses that could have a negative impact on adjacent properties; a religious institution could potentially have an impact on the surrounding properties due to the traffic generated based on the size of the proposed religious institution. Based on this analysis, Staff is suggesting a favorable recommendation. Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy Plan Commission Minutes February 3, 2015 Page 2 of 3 Chairman Sobkoviak asked for any public comments. There was no response. Chairman Sobkoviak felt churches are good neighbors; agreed we do not want to discourage churches but do want to make sure there is no negative impact to the neighbors. Commissioner Renzi agreed that there are safety issues, Churches do not pay taxes, if they go into an existing center it would be less expensive than building a new structure; felt the special use could strike a balance so site would be reviewed. Commissioner Kiefer asked if the village attorney had an opinion of this request; felt this special use was singling out one permitted use. Mr. Garrigan stated Staff is trying to balance and not create a burden for religious institutions to come through the process; at the same time Churches are taking prime commercial sites; even with the special use the burden is on Staff to show if there would be a negative impact on the adjacent properties. Commissioner Heinen asked the number of applications that have come forward in B-1 or B-3 without the special use. Mr. Garrigan stated there are 2 churches in B-3 now; there have been numerous inquiries from brokers about taking commercial space for church space, the Staples building and some of the commercial space at 119 th Street. Commissioner Kiefer said it is a current trend that religious uses are trying to grow. Mr. Garrigan said the same variables that work for commercial work for religious institution as these sites have great access, good visibility on a major arterial roads, and affordable space. Commissioner Heinen indicated he was in support of this proposal; indicated there have been many special uses for the industrial corridor; asked the reason for the commercial and industrial vacancies; are industrial and commercial users are leaving town and if so why. Commissioner Heinen asked what can be done to prevent these vacancies; indicated he did not have a problem with churches; does not want to prevent a commercial use going into a commercial space by allowing the religious institutions to use the these spaces. Commissioner Kiefer said tutoring center or colleges rent spaces in commercial centers. Chairman Sobkoviak suggested we may have overbuilt. Commissioner Kiefer stated it is not just Plainfield, this is happening in other communities. Mr. Garrigan said there is a challenge for industrial; but we have had major expansions to the industrial users recently; some of these buildings were built on speculation with no proposed tenants. Mr. Garrigan said there is a need for recreational facilities due to the young community. Commissioner Seggebruch mentioned that Grace Point Church was the same church that owed property north of 127 th to construct a new church. Mr. Garrigan agreed that was correct but that the church has sold the property on 127 th and bought the commercial center. Commissioner Seggebruch said it seems that churches are backing off from buying land and taking over the retail centers instead. Commissioner Seggebruch said the bad point is when a church buys the retail centers the property would be removed from the tax roll; but if the church owns the retail center and leases out a portion that should be on the tax roll. Plan Commission Minutes February 3, 2015 Page 3 of 3 Mr. Garrigan said religious institutions are a special use in all residential districts, B-5 and I-1 districts. Mr. Garrigan said B-1 and B-3 were the only permitted districts. Commissioner Kiefer expressed concern this amendment was singling out one of the uses that is currently allowed and making it a special use; felt legal counsel should review this matter. Mr. Garrigan indicated he could ask village attorney to prepare a memo. Commissioner Seggebruch said this type of use generates higher occupancy; these buildings may not be sprinkled; an occupancy permit means that no construction changes were made to the building; we want these uses to go into a safe building. Commissioner Renzi did not see any problem with making churches a special use across the board. Chairman Sobkoviak felt this does not change the burden as this remains on Staff. Commissioner Heinen made a motion to recommend to the Village Board that Religious Institutions and Assembly require a special use permit in B-1 and B-3 Districts. Seconded by Commissioner Seggebruch. Vote by roll call: Kiefer, no; Renzi, yes; Seggebruch, yes; Heinen, yes; Sobkoviak, yes. Motion carried 4-1. DISCUSSION Some discussion was held regarding snow removal. It was suggested that some subdivision have more houses on one side of the road and few or none on the other side of a road that if the plows could run north instead of south preventing the snow to be pushed into all the drives. There was a suggestion that someone from Public Works attend a Plan Commission meeting to discuss this issue. Discussion was held regarding the demographic brochure from Will County. Mr. Garrigan mentioned there is a shortage of lots for the national builders. Meeting Adjourned at 7:40 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary