HomeMy Public PortalAbout2015-10-06 PC minutes
Plan Com
October 6
Chairman
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ROLL CA
Commissi
The Fire a
Commissi
The Plan
PUBLIC C
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Mr. Garri
annexatio
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Case No.
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Mr. Proul
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Route 59.
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Chairman
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6, 2015
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Commission
COMMENTS
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igan stated th
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SINESS:
1700-082415
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Plan Commission Minutes
October 6, 2015
Page 2 of 9
Chairman Sobkoviak asked for any public comments. There was no response.
Commissioner Renzi asked if the time frame of the proposed parking. Mr. Whitaker indicated the re-
striping will be completed before the opening of the Community Center.
Commissioner Renzi stated the traffic study did not reflect the need for a traffic light. Mr. Whitaker
indicated a traffic light was not permissible at this time.
Commissioner Renzi asked if the sports facility would be operated independently. Mr. Whitaker
indicated it would be and they are working to obtain a legal agreement; indicated they would operate any
lease operations.
Commissioner Kiefer asked about the impact on the tax rolls. Mr. Proulx thought the church would be
exempt unless there is a for profit usage. Mr. Whitaker agreed the church ownership would be exempt
from taxes but if the church operates a for profit usage that taxes would apply to that portion of the
building.
Commissioner Renzi expressed concern with the growth of churches in strip malls and light industrial
areas and the taxes; described some possible uses for the facility. Mr. Whitaker indicated the taxation is a
legal question that will be worked out; suggested the opportunity of bringing people to the facility that
will see the other options available and indicated they will probably be shopping in Plainfield. Mr.
Whitaker indicated their goal is to get the business terms locked up and run all the improvements at the
same time.
Commissioner Kiefer asked if the Village has enough vacant zoned industrial property to meet the needs
of the Village in the long term. Mr. Proulx said in the long term there are a number of locations along
the Wikaduke and extension of 143rd; the property owners indicate they have tried unsuccessfully to
market the property for industrial use for industrial uses.
Commissioner Seggebruch asked if the special use leaves the building where they are currently located.
Mr. Garrigan mentioned that if a new church with the same general perimeter, same size the special use
could be an entitled use; however if the property is vacant for 6 months then the special use would no
expire.
Commissioner Seggebruch stated that the accessible parking needs to be increased to seven with one
being van accessible; and located nearest the entrances. Mr. LaPaglia stated the parking lot will be seal
coated and re-striped to the correct number in accordance with code.
Commissioner Renzi asked if a stipulation was needed that there would be no recreation operations
during the church services.
Commissioner Kiefer made a motion for approval of the special use for religious assembly, religious
institution, and indoor recreation for the property commonly known as 24035 W. Riverwalk Ct., subject
to the following three (3) stipulations:
1. Compliance with the requirements of the Village Engineer;
2. Compliance with the requirements of the Plainfield Fire Protection District; and
Plan Commission Minutes
October 6, 2015
Page 3 of 9
3. Submittal by the applicant and approval by the Village of a formal traffic control policy,
which shall include required hours of staffed traffic control officers and assignment of costs.
4. The recreation facility will not be scheduled during Sunday Worship services unless the
applicant provides a shared parking agreement.
Seconded by Commissioner Renzi. Vote by roll call: Seggebruch, yes; Renzi, yes; Kiefer, yes;
Sobkoviak, yes. Motion carried 4-0.
NEW BUSINESS
Case No. 1705-091115.SU/SPR LRB LLC Auto Repair
Mr. Garrigan stated this is a public hearing being heard pursuant to public notice in accordance with state
statute. Mr. Garrigan reviewed the staff report; indicated this property was formerly known as Rizzi
Landscaping; indicated the current zoning is B-3; reviewed the zoning of the adjoining parcels; indicated
the applicant proposes to develop the 2 acres between the Plainfield Congregational Church and Vintage
Harvest Subdivision north of Fraser Road and west of Route 59; the remaining 7 acre would be developed
in the future. Mr. Garrigan reviewed the findings of fact; indicating the orientation of the proposed
building is north/south which will help minimize the potential negative impact on the adjoining parcels;
indicated there is a need for a sufficient landscape buffer to provide 100% opacity between this
development and the single-family homes. The proximity of the site to Route 59 makes it appropriate for
commercial usage; and Staff has encouraged auto repair facilities to be second tier sites.
Mr. Garrigan described the main access which would be on Fraser Road with a future cross-access
connecting to Route 59; described the elevations, and parking. The applicant would be required to
provide a total of 36 parking spaces while the site incorporates a total of 91 parking spaces; the applicant
will need to add 3 handicapped parking spaces to meet ADA requirements. Staff is seeking clarification
of the surplus parking spaces; the dimensions of the parking spaces and access drives. If this surplus
parking is for vehicle storage then a privacy fence would be required.
The applicant has reduced the number of plantings by 30% because there is an existing 6 foot fence along
the property line which is allowed by ordinance. Staff would request that the applicant meet the required
208 plants in view of the proximity of the homes. Staff would be looking for a double row of evergreens
or an additional 14 evergreen trees.
Staff has not received the trash enclosure plan. Staff would request that plan be submitted and any trash
enclosure be constructed with brick and be fully enclosed according to Village ordinance.
The photometric plan has been submitted. Staff would request the applicant investigate LED lighting to
provide a better opportunity to control any light overspill into the neighbor’s property.
Staff is requesting the applicant identify the location of any utility meters; either enclose the meters,
recess them or paint to blend in with the brick of the building.
Staff is looking for clarification on the proposed detention site; it is a temporary or permanent location
and if it will be dry or wet retention.
Staff is making a contingent recommendation potentially in support of this project subject to the
stipulations in the staff report; asked the applicant to modify the plan to incorporate new landscaping; to
incorporate specific hours; to close the bay doors during certain hours to mitigate the noise impact on
adjacent properties; and to soundproof the building to mitigate the impact on the homes to the west.
Plan Commission Minutes
October 6, 2015
Page 4 of 9
Chairman Sobkoviak swore in Tom Osterberger, attorney for the petitioner; and Rich and Linda Brauer,
owners of the business.
Mr. Osterberger indicated Mr. Brauer is leasing the current space and is looking to relocate their business;
stated this property is zoned B-3; their current Special Use Permit allows them to operate from 7am to
9pm Monday thru Friday and they operate until 4pm on Saturdays; stated the owners have been in their
present location for 9 years with no complaints from the neighboring residents; there is no intent to store
vehicles. Mr. Osterberger stated some of the permitted uses would be auto sales and service, a restaurant
or tavern.
Chairman Sobkoviak asked the applicants if they were in agreement with the seven stipulations; the
limitation of hours; and to soundproof the building. Chairman Sobkoviak felt there should be some lights
in the parking lot for security reasons. The response was yes to the seven stipulations; they agree to limit
the hours; soundproof the building to code and indicated they want some light for security. The applicant
is willing to work with staff to satisfy the security risk.
Chairman Sobkoviak opened the meeting to public comments.
Chairman Sobkoviak swore in Rev. Richard Hoblin, member of the Plainfield Congregational United
Church of Christ located immediately east of this proposal. Rev. Hoblin stated Apple Tree Preschool is a
part of their program operating from this building; indicated the Church is concerned with the safety and
care of all people; the Church formed a committee to study the various uses of this land and does not
oppose this auto repair use and believes this usage will be a good neighbor and they support this proposed
auto repair use.
Chairman Sobkoviak swore in Maureen Lentz, resident of Vintage Harvest Subdivision. Ms. Lentz
expressed concern with the noise, lights, possible crime behind the business after hours; feels the bay
doors will be open most of the time; stated the noise and stress affects the health and wellbeing of these
residents; property values; and the noise at night of the tow truck deliveries. Ms. Lentz felt the distance
of 45 feet was not enough distance to buffer the sound; and felt landscaping would not buffer the sound.
Chairman Sobkoviak swore in Todd Lentz, resident of Vintage Harvest Subdivision. Mr. Lentz stated he
spoke with neighbors of Tuffy and Jiffy Lube (on Route 59 in Joliet) and was told there is problems with
the sound and lots of crime; and one neighbor indicated he could not sell his home due to the location to
Route 59 and the noise from the auto repair facility.
Chairman Sobkoviak swore in Leslie Hobbs, realtor in Plainfield. Ms. Hobbs felt the noise would affect
the property values.
Chairman Sobkoviak swore in Rebecca Rolnik, resident of Vintage Harvest Subdivision. Ms. Rolnik
stated she works nights and is concerned with the noise; property values will be impacted; the quality of
life will be impacted; landscaping will not provide buffer from the noise; felt the doors of the business
will not be closed. There was a landscape business located on this property and did not create a lot of
noise. Ms. Rolnik said the residents in Spangler Farm knew what they were getting as the commercial
was there before they built their homes.
Chairman Sobkoviak swore in Larry Wiers, resident of Vintage Harvest Subdivision. Mr. Wiers stated he
supports the neighbors; and feel this usage will impact the quality of life and property values.
Plan Commission Minutes
October 6, 2015
Page 5 of 9
Chairman Sobkoviak swore in Tanveer Iqbal, resident of Vintage Harvest Subdivision. Mr. Iqbal
concerned this will affect the property values; the noise; the hours of operation; the tow trucks and the
crime.
Chairman Sobkoviak swore in Joe Kolibab. Mr. Kolibab is concerned this will affect the property value;
felt this use does not fit in this location and supports the residents.
Chairman Sobkoviak swore in Chris Wielgos, resident of Plainfield. Mr. Wielgos felt the difference in
this location versus the current location is that the residents of Spangler Farm choose to build next to the
auto repair shop and indicated there is a sizable berm; felt this parcel does not provide for the same
distance or berm.
Chairman Sobkoviak swore in Bill Caton, resident of Plainfield. Mr. Caton felt this is an emotional and
factual issue; indicated the property was already zoned B-3; did not agree that property values would be
affected; suggested the orientation would be changed but then the bay doors will face the residents;
indicated he has been working with the Brauers for about 2 years; indicated the Brauers plan to add air
conditioning to this building; indicated the energy codes are stricter and the building will be better
insulated.
Ms. Hobbs indicated she sells residential real estate. Mr. Caton stated he also has sold residential real
estate.
Mr. Lentz stated the weather will determine whether the doors will be open or closed.
Ms. Lentz asked the commissioners if they would like this in their back yard.
Chairman Sobkoviak closed public comments.
Mr. Osterberger stated the noise and crime will exist no matter what the use is for this property. There
have not been any complaints from the current location.
Commissioner Heinen asked if there was a plan for the excess parking; the length of time a car would be
at the shop. Mr. Brauer indicated they have a high volume of cars in their shop; they want to have ample
parking; they do not plan to store cars on the lot; a typical repair is 1 or 2 days; 2-3 days is the normal
turn around unless parts have to be ordered then it could be a week; cars will be dropped off on the south
side of the building and when the work is completed will be parked on the north side until they are picked
up.
Commissioner Kiefer asked about the use of battery tools. Mr. Brauer described the battery technology
for tools; indicated over half of his hand tools are battery tools; stated the pneumatic tools are still used to
remove tires due to the life of a batteries.
Commissioner Heinen asked about the bay doors and when they are opened; asked if a stipulation could
be added to keep the door closed at all times. Mr. Brauer said it depends on the weather; sometimes one
side is open while the other is closed. Mr. Brauer said keeping the doors closed at all times would not be
possible; with the bay doors closed the glass gets hot and heats up the building.
Commissioner Heinen if changes could be made to the architecture to get away from the glass doors. Mr.
Garrigan asked if metal doors would be kept closed all the time and would this mitigate the noise. Mr.
Plan Commission Minutes
October 6, 2015
Page 6 of 9
Brauer said the doors will be open to pull the cars in and out of the building; the air conditioning will
probably be used 25-30 days a year. Commissioner Heinen asked if the current location has air
conditioning. Mr. Brauer said the current facility does not have air conditioning.
Commissioner Seggebruch asked the number of bays in the current building. Mr. Brauer said there are 10
in the current location. Commissioner Seggebruch asked the reason for the relocation of the business.
Mr. Brauer indicated they have been trying to buy the building for the past 6 years but the current
landlord would not sell.
Commissioner Seggebruch asked if the current 2 acres was being subdivided out of the whole 9 acre
parcel. Mr. Garrigan indicated the 7 acres to the north could be developed in the future. Commissioner
Seggebruch indicated this remainder could be divided into 3 parcels; this location has limited visibility
from Route 59; asked if he was buying the entire 9 acres and if he was the developer. Mr. Brauer said he
is only buying the 2 acres from the developer who will then sell off the remainder of the property.
Commissioner Kiefer asked some for some of the permitted uses in the B-3 that would not need a special
use. Mr. Garrigan mentioned offices, restaurants without a drive-thru, retail center, auto accessories or
sales with service, or a used car lot. Staff does not see any of these uses due to the limited visibility from
Route 59.
Commissioner Renzi asked if the driveway could be shifted to the west instead of the east. Mr. Garrigan
mentioned this could affect the stormwater retention area. Commissioner Renzi asked the developer
about the stormwater retention area. The applicant detailed what he viewed as the impossibility of such a
relocation.
Chairman Sobkoviak swore in Rick McCraney, purchaser of the 9 acre parcel. Mr. McCraney stated
there will be about ¼ acre of retention on the north of the 2 acre parcel running east to west; the retention
for the remaining 7 acres will be joining this retention to make it all one retention area. Mr. McCraney
indicated IDOT wanted the access from Route 59 to remain in the current location which will continue
west to join the 2 acre parcel and out to the south to Fraser Road; the retention will be dry. Mr.
McCraney explained how the remaining 7 acre parcel could be divided and the possible access to the
various lots.
Commissioner Renzi asked the location of the trash enclosure. Mr. Garrigan explained the location of the
trash enclosure indicated the need for the trash enclosure plan. Commissioner Renzi asked if the
applicant agreed to enclose the trash enclosure with the same materials as the building. Mr. Brauer
agreed he would like the entire trash enclosure covered.
Commissioner Renzi asked if the applicant would consider the LED bulbs and limiting the lights. Mr.
Brauer indicated he would like the parking lot light somewhat for security reasons but he is also sensitive
to the residents.
Commissioner Kiefer asked if there are any issues with crime or vandalism problems. Mr. Brauer
indicated they did years ago until they installed cameras.
Commissioner Renzi asked if cameras would be installed. Mr. Brauer said yes the cameras pay for
themselves. Mr. Garrigan said the applicant complies with the photometric requirement as sit related to
the foot candle illumination at the property line; felt they could refine the plan a bit due to the proximity
to the homes.
Plan Commission Minutes
October 6, 2015
Page 7 of 9
Commissioner Renzi asked if the applicant was willing to add the additional landscaping. Mr. Brauer
agreed he was willing to add the trees.
Commissioner Renzi asked if the hours should be included in the Special Use Permit. Discussion was
held as to whether this should become an eighth stipulation. Commissioner Renzi suggested 7am to 7pm
Monday through Friday.
Commissioner Kiefer indicated the applicant already indicated they would run 7am to 6pm Monday
through Friday and to 4pm on Saturdays. Mr. Brauer would like to keep the same hours as they have
now.
Commissioner Heinen indicated when you buy next to commercial property, you need to anticipate that a
ultimately there will be a commercial property there; indicated he would be willing to support offices;
indicated the biggest issue he has is the noise factor; if this case proceeds he would recommend the hours
of 7am to 6pm. Mr. Brauer said he has never worked in an auto repair shop that has the doors closed
24/7.
Commissioner Seggebruch indicated he would prefer to see the proposed development of the entire 9
acres as right now it is all one parcel.
Mr. McCraney indicated he does not know what will be developed on the remainder of the parcel; he is
buying this land in order to find the Brauers a place for their business; Mr. Caton suggested it could go in
this location for a lesser dollar amount than on the other 7 acres. Mr. McCraney indicated he may have an
excavator that might be willing to buy the other 7 acres to develop 4 or 5 lots. Mr. McCraney said if
Brauers are not approved, then he will back out of the purchase as he does not want to develop the
property.
Commissioner Kiefer feels the first finding of fact that the use will not impact the residents has not been
met; the second finding of fact that the establishment of this special use will not impede the normal and
orderly development and improvements of the adjacent properties for uses permitted in the subject zoning
district has been met. Commissioner Kiefer suggested if this business operates like it currently operates
they could be a good neighbor; others businesses that could go in this zoning could be more detrimental
to your quality of life.
Commissioner Renzi asked if the applicant would provide the specs for the sound proofing. Mr. Brauer
said there will be new energy codes in the new code that will go into effect the end of this year.
Commissioner Renzi asked if the addition of handicap parking should be added to the stipulation. Mr.
Garrigan indicated they will have to comply with the required parking. Discussion was had as to the
location of the handicap parking being located nearest to the doors and it was added to the stipulation.
Commissioner Seggebruch suggested flipping the building so the office is on the west end instead of the
east end. Mr. Brauer said aesthetically it makes sense to have the office on the east as it will be seen
better from Route 59.
Commissioner Renzi felt the building needs awnings or pillars or something to improve the looks of the
building; agreed the building could be flipped east to west with the office closest to the homes, the
Plan Commission Minutes
October 6, 2015
Page 8 of 9
applicant stated no such flipping could occur. Mr. Brauer indicated the storage tanks will be in the far
west end of the building also. Mr. Garrigan asked if there was support to continue the case.
Chairman Sobkoviak said we should not make the applicant to spend money to redo the plans if we do not
support the special use.
Commissioner Heinen was willing to continue the case to try to find a way to mitigate the noise;
otherwise he would not support this special use.
Commissioner Renzi asked if an eighth stipulation would be added limiting the hours of operation.
Discussion was held. It was decided that the eighth stipulation would be keeping the same hours of
operation as they have now which is 7am to 9pm.
Mr. Brauer said they will never be able to get rid of the noise 100%. Mr. Osterberger said they do not
want to be back on the agenda to waste time; agreed they could beef up the landscaping. Mr. Brauer
mentioned building a berm. Mr. McCraney said there was not enough room for an 8 foot berm.
Commissioner Heinen made a motion to recommend denial of the Special Use for auto repair off of
Fraser Road. Commissioner Seggebruch seconded the motion. Vote by roll call: Renzi, no; Kiefer, no;
Seggebruch, yes; Heinen, yes; Sobkoviak no. Motion failed 2 to 3.
Commissioner Kiefer made a motion to recommend approval of the Special Use for auto repair subject to
the following stipulations:
1. Compliance with the requirements of the Village Engineer.
2. Compliance with the requirements of the Plainfield Fire Protection District.
Seconded by Renzi. Vote by roll call: Heinen, no; Seggebruch, no; Renzi, yes; Kiefer, yes; Sobkoviak,
yes. Motion carried. 3-2.
Commissioner Renzi made a motion to recommend approval of the Site Plan Review subject to the
following stipulations:
1. Compliance with the requirements of the Village Engineer.
2. Compliance with the requirements of the Plainfield Fire Protection District.
3. Submittal of revised landscape plan incorporating additional landscaping requested by staff.
4. Submittal of a trash enclosure plan.
5. Incorporation of parking stall and drive-aisle dimensions with the addition of the handicap
parking.
6. Identification on how utility meters will be concealed.
7. If vehicles are being stored on the subject site the applicant will be required to construct an 8 foot
fence enclosure around the storage area in the rear of the site.
8. Limit the hours of operation to 7:00 a.m. to 9:00 p.m. same as they currently have.
Seconded by Commissioner Kiefer. Vote by roll call: Seggebruch yes; Heinen, no; Kiefer, yes; Renzi,
yes; Sobkoviak, yes. Motion carried 4-1.
Plan Commission Minutes
October 6, 2015
Page 9 of 9
Case No. 1702-082515.TA Text Amendment – Special Uses
This case is to be continued to November 17, 2015.
Commissioner Seggebruch made a motion to continue Case No. 1702-082515.TA to November 17, 2015.
Seconded by Commissioner Heinen. Vote by roll call: Renzi, yes; Kiefer, yes; Heinen, yes; Seggebruch,
yes; Sobkoviak, yes. Motion carried 5-0.
DISCUSSION
Meeting Adjourned at 10:20 p.m.
Respectfully submitted by
_________________________
Merrilee Trotz
Recording Secretary