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Plan Commission Minutes March 1, 2016
Chairman Sobkoviak called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag.
ROLL CALL Commissioners Seggebruch, Renzi, Kiefer, Green and Chairman Sobkoviak were present. The Library
District was present. Commissioners Paris and Heinen were absent. The Fire, Park and School Districts were absent.
The Plan Commission minutes dated February 2, 2016 were accepted as amended.
PUBLIC COMMENTS: There was no response.
DEVELOPMENT REPORT
Mr. Proulx stated there has not been a formal Village Board meeting since the last Plan Commission meeting; the village budget will be considered later this month at a public hearing; the budget proposes a
new staff member for the Planning Department.
NEW BUSINESS
Case No. 1713-021116.SU Target Outlots Mr. Proulx stated this is a special use request for a drive thru which requires a public hearing; the notices
were mailed and published in accordance with state statute and local ordinance. Mr. Proulx stated this lot is located in Kensington Center South anchored by Target. The applicant previously appeared before this Commission to create an outlot between Mark Peter Jewelers and the Chili’s restaurant; twin retail
buildings were approved. The applicant is now requesting a drive-thru on both buildings.
Mr. Proulx reviewed the findings of fact for the drive-thru. Staff finds the drive-thru will not impact the
adjacent properties; will be compatible with adjacent development and will not diminish property values.
Staff feels there is adequate space for vehicular stacking; the commercial development is built out and
there will be no noise or headlight/lighting impacts to the neighboring areas.
Chairman Sobkoviak swore in Ryan Murphy, Vequity representative. Mr. Murphy stated this plan is
based upon tenant demand for a drive-thru; this plan provides turns the building from facing Route 59 to facing westerly and provides additional parking spaces; it is a more efficient plan; and the buildings have
been changed to all brick.
Chairman Sobkoviak asked for public comments. There was no response.
Commissioner Green asked the distance from the drive-thru to the residential neighborhood. Mr. Proulx mentioned the Mark Peter Jewelers building is between the drive-thru and the residential neighborhood.
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March 1, 2016
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Chairman Sobkoviak mentioned there is also a fence and landscape buffer between this development and
the residential neighborhood. Commissioner Kiefer mentioned this building is on Route 59 while the subdivision is a considerable distance from Route 59.
Commissioner Seggebruch asked if two lots were created. Mr. Proulx indicated one lot was created with two buildings. Commissioner Seggebruch asked if a drive-thru was proposed on both buildings. Mr.
Proulx asked the Commission to evaluate a drive-thru for either one or the other building and/or a drive-
thru on both buildings. Mr. Murphy indicated they have an end user for one of the buildings requesting a drive-thru.
Commissioner Renzi asked if the number of stacking spaces for the building on the south was sufficient. Mr. Proulx stated the zoning code requires 5 spaces for stacking purposes.
Commissioner Renzi expressed concern with the traffic patterns. Mr. Proulx indicated the buildings have been shifted so the entrance will be on the west side of the building facing Target; the parking on the east
side will probably be the last spaces to be occupied. Mr. Proulx suggested the parking fronting Route 59 could be changed to diagonal parking.
Commissioner Seggebruch asked the number of additional parking spaces. Mr. Murphy thought it was 4 additional spaces along Route 59.
Commissioner Seggebruch suggested relocating the trash enclosure for the south building so it is directly opposite the trash enclosure of the north building which might cause 1 parking space to be eliminated;
this could create a second right in emergency access only at the south corner of the property. Commissioner Kiefer liked the fact that the access point did not line up t creating a T with the Target access drive aisles.
Chairman Sobkoviak asked if a stipulation was needed to relocate the trash enclosure and create an emergency access or if this would be handled administratively. It was determined that a stipulation was
not necessary.
Commissioner Kiefer made a motion to adopt the findings of fact of staff as the findings of fact of the
Plan Commission and, furthermore, recommend approval of the special use for drive-thru windows for Lot 1 of the Vequity Subdivision.
Seconded by Commissioner Renzi. Vote by roll call: Green, yes; Seggebruch, yes; Renzi, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 5-0.
Case No. 1715-021816.PP/FP Boulevard Subdivision Mr. Proulx stated the Boulevard Subdivision is located at US Route 30 and I-55; this site was annexed
with an annexation agreement. The subdivision plat is to create 3 lots: lot 1 would be approximately 80 acres extending north of the creek to Renwick Road; lot 2 would be approximately 15 acres to encompass the footprint of the creek; and lot 3 would be approximately 55 acres to include the prime commercial
parcel at the intersection of US Route 30 and I-55. The proposed lots meet the requirements of the Subdivision Code. Any specific development would come at a later date. Staff is suggesting a favorable recommendation.
Chairman Sobkoviak asked who was representing the petitioner. Mr. Proulx indicated this is essentially a
Village initiated project.
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Chairman Sobkoviak asked for public comments. There was no response.
Chairman Sobkoviak indicated when the development comes in for approval the Commission will be
extremely sensitive to any possible pollution or runoff to both Mink Creek and Lily Cache Creek.
Commissioner Seggebruch asked the location of the portion that remains under Joliet jurisdiction. Mr.
Proulx described the location. Commissioner Seggebruch asked if we knew what was proposed for the Joliet portion. Mr. Proulx thought both portions would likely be developed at the same time.
Some discussion was held regarding signalization and the number of lanes of traffic in this area.
Chairman Sobkoviak suggested the floodplain be shown with any site plan review submittal. Commissioner Green made a motion to recommend approval of the preliminary plat of The Boulevard
Subdivision, subject to the following two (2) stipulations:
1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District.
Commissioner Seggebruch seconded the motion. Vote by roll call: Kiefer, yes; Renzi, yes; Seggebruch yes; Green, yes; Sobkoviak, yes. Motion carried 5-0.
Commissioner Renzi made a motion to recommend approval of final plat of subdivision of The Boulevard Subdivision, subject to the following two (2) stipulations:
1. Compliance with the requirements of the Village Engineer; and
2. Compliance with the requirements of the Plainfield Fire Protection District.
Seconded by Commissioner Seggebruch. Vote by roll call: Kiefer, yes; Green, yes; Seggebruch, yes;
Renzi, yes; Sobkoviak, yes. Motion carried 5-0. DISCUSSION
Commissioner Renzi asked about the standardized form for submittal of the minutes to the Village Board. Mr. Proulx indicated the form has not been implemented yet.
Mr. Proulx commented that the VB will be revisiting the Strategic Plan in late April.
Meeting Adjourned at 7:45 p.m. Respectfully submitted by
Merrilee Trotz
Merrilee Trotz Recording Secretary