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Plan Commission Minutes
December 20, 2016
Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag
immediately following the Zoning Board of Appeals meeting.
ROLL CALL: Commissioners Seggebruch, Minnis, Heinen, Womack, and Chairman Kiefer were
present. The Library District was present. Commissioners Renzi and Green were absent. The Fire, Park
and School Districts were absent.
The Plan Commission minutes dated December 6, 2016 were accepted as presented.
PUBLIC COMMENTS:There was no response.
DEVELOPMENT REPORT Mr. Proulx stated the Village Board directed the ordinances be drafted
approving the rezoning the parcels owned by Baker Enterprises at 15233 S Joliet Road to BT zoning and
the ordinance approving the requested variance for the pool and retaining wall at 25530 W Pastoral Drive.
Commissioner Heinen suggested the Building Department require a survey to be submitted with any pool
permits, indicating this might help eliminate future variances for pools.
Mr. Proulx mentioned that Trustee Racich announced his resignation at the Village Board meeting.
OLD BUSINESS
Case No. 1743-11016/SU/SPR 23755 W 135
th Street
The applicant for Primrose School of Plainfield has asked this case be continued to January 3, 2016.
Commissioner Minnis made a motion to continue Case No. 1744-113016.SU/SPR to January 3, 2016.
Commissioner Seggebruch seconded the motion. Vote by roll call: Womack, yes; Heinen, yes;
Seggebruch, yes; Minnis, yes; Kiefer, yes. Motion to continue carried 5-0.
NEW BUSINESS There was no new business.
DISCUSSION
Meeting Adjourned at 7:08 p.m.
Respectfully submitted by
Merrilee Trotz
Merrilee Trotz
Recording Secretary
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5
Plan Commission Minutes
January 3, 2017
Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag
immediately following the Zoning Board of Appeals meeting.
ROLL CALL: Commissioners Seggebruch, Minnis, Heinen, and Chairman Kiefer were present. The
Fire and Library Districts were present. Commissioners Renzi, Womack, and Green were absent. The
Park and School Districts were absent.
The Plan Commission minutes dated December 20, 2016 will presented at the January 17, 2017 meeting.
PUBLIC COMMENTS:There was no response.
DEVELOPMENT REPORT Mr. Bogda stated there was no development report as the Village Board
has not meet since December 19, 2016.
OLD BUSINESS
Case No. 1743-11016/SU/SPR 23755 W 135
th Street
The applicant for Primrose School of Plainfield has asked this case be continued to January 17, 2016.
NEW BUSINESS
Case No. 1745-120816.SU European Beauty Lounge LLC
Mr. Bogda stated the applicant is seeking special use approval to operate a beauty/nail salon and body art
service in Unit 102 of the commercial retail building at 12443 S. Route 59. The Zoning Ordinance which
was approved on November 7, 2016 now requires beauty/nail salons and body art service to be approved
through the special use application process.
Mr. Bogda described the location of the subject property and described the adjacent uses. Mr. Bogda
further stated the business will offer an array of services, specifically including nail services, manicures,
pedicures, waxing, and microblading. Microblading is a new body art technique involving 3-D eyebrow
hair strokes and semi-permanent makeup.
Mr. Bogda reviewed the findings of fact as noted in the staff report dated December 30, 2016.
Staff also believes that the business will be a desirable use that could potentially draw customers from a
wider area, will fill a vacancy in an existing building, will contribute to a healthy variety of commercial
uses, and could potentially enhance the overall economic vitality of the area. In advance of any
comments from the public hearing or input from the Plan Commission, staff recommends approval.
Chairman Kiefer swore in Bojana Tutnjilovic, owner of the business. Ms. Tutnjilovic indicated they have
had a business in Europe for the past 11 years.
Chairman Kiefer asked for public comments. There was no response.
6
Plan Commission Minutes
January 3, 2017
Page 2 of 3
Commissioner Heinen asked if the current zoning was B-3, Highway Business District. Mr. Bogda
confirmed the B-3 zoning. Commissioner Heinen asked about the need for the special use. Chairman
Kiefer indicated the Village Board recently modified the zoning ordinance making certain uses be
allowed only through the special use process.
Commissioner Seggebruch asked if the owner has researched this use in the area. Ms. Tutnjilovic
indicated they did research this use through a business plan; indicated this is a unique service and further
described the microblading as using hair strokes for semi-permanent makeup to fill in the eyebrows.
Commissioner Seggebruch asked if people were familiar with this technique. Ms. Tutnjilovic indicated
this is a new technique and it is growing.
Chairman Kiefer asked about the parking lot and the curb cut to the north of this property; asked if we
knew anything about the vacant lot. Mr. Bogda indicated he was not aware of anything developing to the
north at this time.
Commissioner Heinen agreed it was a difficult lot to access.
Commissioner Heinen made a motion to adopt the findings of fact of staff as the findings of fact of the
Plan Commission and, furthermore, move to recommend approval of the special use for the beauty/nail
salon and body art service known as European Beauty Lounge, LLC at 12443 S. Route 59, Unit 102.
Seconded by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Minnis, yes; Heinen, yes;
Kiefer, yes. Motion carried by a vote of 4-0.
Case No. 1747-121216.SU 23904 W Main Street
Mr. Bogda indicated the applicant is seeking special use approval to allow multi-family residential use in
the B-3 commercial zoning district for the property at 23904 W. Main St. While the R-1 overlay that
includes the subject property allows for single-family residential use, multi-family use is not permitted in
the B-3 district and requires special use approval.
Mr. Bogda reviewed the adjacent uses as noted in the staff report dated December 30, 2016. Mr. Bogda
further indicated the house on the property was previously converted into a two-unit residence, with
separate entrances, kitchens, bathrooms, bedrooms, and living areas for each of the units. The property
previously had a special use permit to allow residential use, but this was canceled when the property
became vacant. Mr. Bogda stated there is no garage but described the parking provided.
Mr. Bogda reviewed the findings of fact as noted in the staff report dated December 30, 2016. Mr. Bogda
noted that he received one phone call from an adjacent property owner.
Staff believes that the renewed active use of the property and the planned exterior improvements will
create new activity and enhance the character of the surrounding neighborhood, potentially encouraging
additional improvements, increasing local economic activity, and increasing the value of surrounding
properties. In advance of any comments from the public hearing or input from the Plan Commission,
staff recommends approval.
Chairman Kiefer swore in Christina Tyrell, contract purchaser. Ms. Tyrell indicated she has budgeted
$50,000 for new siding for the building, new windows, and landscaping; further indicated the exterior of
the property has been neglected but the interior is in good condition; proposes that her daughter live in the
7
Plan Commission Minutes
January 3, 2017
Page 3 of 3
upstairs unit and plans to rent out first floor. Ms. Tyrell indicated she has family in Plainfield and has a
business in Plainfield.
Chairman Kiefer asked for public comments. There was no response.
Commissioner Minnis asked if the R-1 Overlay permitted multi-family in the past. Mr. Bogda indicated
this property had a special use previously. Commissioner Seggebruch thought it had been a daycare was
operated on the first floor previously; felt this proposed use is a better use of the property.
Commissioner Heinen asked if Mr. Bogda was familiar with Vision for Division; felt this was a high
profile corner; and agreed this was a good interim use. Mr. Bogda thought the Vision for Division was
for Route 59 properties.
Commissioner Heinen asked if there was a TIF district covering this area; would like to see a higher and
better use for this property. Mr. Bogda did not think it was covered under a TIF district.
Commissioner Seggebruch mentioned some of the transportation plans was to get Route 126 to run north
of town and then maybe this would be turn to more of a residential area.
Commissioner Heinen suggested this area be looked at as a potential TIF district.
Ms. Tryell indicated she would not be opposed if a commercial developer wanted to buy this property as
part of a larger project and redevelop this area.
Commissioner Minnis stated improving this property may draw attention to the area.
Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the
Plan Commission and, furthermore, move to recommend approval of the special use for two-family
residential at 23904 W. Main St.
Commissioner Seggebruch seconded the motion. Vote by roll call: Heinen, yes; Seggebruch, yes;
Minnis, yes; Kiefer, yes. Motion carried 4-0.
DISCUSSION
Commissioner Heinen mentioned he liked the new agenda with the minutes, and staff report on the
village website; felt this was a better way for the public to be aware of what is happening in Plainfield.
Chairman Kiefer read the next meeting dates; and wished everyone a Happy New Year.
Meeting Adjourned at 7:34 p.m.
Respectfully submitted by
Merrilee Trotz
Merrilee Trotz
Recording Secretary
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DesignerAdam CarrierDate12/21/2016ScaleNot to ScaleDrawing No.Summary ''3--66'7&&&&&&&&&&&777777Plan ViewScale - 1" = 30'ScheduleSymbol Label Qty Manufacturer Catalog Number Description LampNumberLampsLumensPer LampLLF WattageT5 CREE INC. ARE-EDG-4M-DA-04-E-UL-BZ-700MASingle Head Cree Lighting Area Edge SeriesLED Arm Mount Area Unit w/Type 4MDistribtuion (20ft. Pole Height w/3ft. Base)40 White LEDs,Vertical Base-UpPosition1 11366.15 0.67 92.1T22 CREE INC. ARE-EDG-4M-DA-04-E-UL-BZ-700MADouble Head Cree Lighting Area EdgeSeries LED Arm Mount Area Unit w/Type 4MDistribtuion (20ft. Pole Height w/3ft. Base)40 White LEDs,Vertical Base-UpPosition1 11366.15 0.67 184.2C11 CREE INC. XSPW-A-0-3-M-G-U-Z Cree Lighting XSPW Series LED WallpackUnit w/Type 3 Distribution (7ft. FixtureMounting Height)4 type MDA LEDs, GInput PowerDesignator1 2673 1 25.28D3 HALO / TCP H7ICT / RL560WH9930 Eaton Halo Brand H7ICT Series InsulatedCeiling Recessed Housing w/ TCP LED14Series Downlight Module UnitTC-LED14DR5630K 1 884 1 13.5J2 PROGRESS / GE P5966-84 /LED11DAV3/827WProgress Decorative Wall Mount OutdoorSconce Unit w/GE A19 LED LampGE A19 13791(LED11DAV3/827W)1 779 1 9.4P1 HI-LITE H-18110-119/HL-A-119/13/LED2/40/D/BCM-MHi-Lite H-18110 Series Wall Mount AngledReflector LED UnitLED 1 1049.022 1 11.9S2 RAB LIGHTING, INC. FFLED18 Rab Lighting FFLED Series Building MountedLED Flood Unit(3) - White Multi-Chip LEDs3 565 1 22.1StatisticsDescription Symbol Avg Max Min Max/Min Avg/MinProperty LineLight Levels0.1 fc 1.7 fc 0.0 fc N/A N/ASite LightLevels0.8 fc 16.6 fc 0.0 fc N/A N/A
18
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ONE STORY BUILDINGEX STREETLIGHT(TYP)EX TREE ONADJACENTPROPERTY (TYP)PROPERTYLINE (TYP)135TH STREETSOD (TYP)SOD (TYP)SOD (TYP)SOD (TYP)SOD(TYP)SOD (TYP)SALTTOLERANTSOD (TYP)SALTTOLERANTSOD (TYP)5'W REAR YARD LANDSCAPE SETBACKADJACENT TO PARKING LOT950SF/1000 = 30 PLANT UNITS REQUIRED15 LARGE SHRUBS X 2 = 305'W REAR YARD LANDSCAPE SETBACKNON-ADJACENT TO PARKING LOT1270SF/1000 = 25 PLANT UNITS REQUIRED13 LARGE SHRUBS X 2 = 2620'W UTILITYEASEMENT (TYP)20'W ACCESSEASEMENT (TYP)20'20'24'24'9'
24'2'2'20'23 AM58 AM117 WT117 WT63 WT33 AR9 AR1 CO2 GT4 MP4 SC3 MP4 SC2 MP3 SC3 SC2 MP5 VD9 RR4 QM3 TA3 CO2 AG3 VD1 AF2 SR47 CS3 VD1 AC1 AC17 RR1 AF1 AF1 PP2 SR1 CC3 VD5 AL5 AL3 VD9 VD37 CS40'TYP40'BERM (TYP)SEE CIVIL DWGSLIGHT (TYP)33 AR2 GT17 RR3 VD17 RR14 RR20 AL5'W SIDE YARDLANDSCAPE SETBACKADJACENT TOPARKING LOT635SF/1000 = 19 PLANTUNITS REQUIRED5 LARGE SHRUBS X 2 = 109 SMALL SHRUBS X 1 = 9TOTAL PLANT UNITS = 19SEED (TYP)MASONRY DUMPSTERENCLOSURE - SEEARCH DWGSSEED (TYP)SEED (TYP)5'W SIDE YARD LANDSCAPE SETBACKNON-ADJACENT TO PARKING LOT890SF/1000 = 18 PLANT UNITS REQUIRED6 LARGE SHRUBS X 2 = 128 SMALL SHRUBS X 1 = 8TOTAL PLANT UNITS = 20ORNAMENTALMETAL FENCESEE ARCH DWGSSEED (TYP)SETBACKLINE (TYP)20' X 20' SITETRIANGLE(TYP)SEED (TYP)MONUMENTSIGN12 VC14 RRANNUALSBY OWNER20'-7"12'40'TYP1 PP3 MPSOD (TYP)SOD (TYP)SOD (TYP)1 AF24'9 CS9 CS22 AL34 SA5 VD5 VD18 AL27 SA10 RRLANDSCAPE PLAN1'=20'-0"LANDSCAPEL-10040'20 30100PLANLEGENDSHADE TREE IN 5'DIAMETER MULCH RINGDECIDUOUS SHRUBEVERGREEN TREEPERENNIAL/GROUNDCOVERSODORNAMENTAL TREE IN 5'DIAMETER MULCH RING1. COMPLY WITH ALL APPLICABLE FEDERAL, STATE AND LOCAL CODES ANDORDINANCES FOR ALL WORK AND OPERATIONS.2. KEEP ALL AREAS CLEAN, NEAT AND ORDERLY AT ALL TIMES, CLEAR OF RUBBISH ANDDEBRIS. LEGALLY DISPOSE OF ALL MATERIALS REMOVED FROM THE SITE.3. DO NOT INTERFERE WITH USE OF ADJACENT PROPERTIES INCLUDING BUT NOTLIMITED TO BUILDINGS, PARKING LOTS, STREETS OR ALLEYS.4. PROTECT STRUCTURES, UTILITIES, SIDEWALKS, PAVEMENTS, FENCING, FURNISHINGSAND PLANTINGS, TREES AND LAWNS FROM DAMAGE CAUSED BY SETTLEMENT,LATERAL MOVEMENT, UNDERMINING, WASHOUTS, AND OTHER HAZARDS CREATED BYSITE IMPROVEMENTS. IF ANY DAMAGE OCCURS, REPAIR TO ORIGINAL CONDITION ATNO ADDITIONAL COST.5. PROTECT AND/OR RESTORE EXISTING LAWN TO EXCELLENT CONDITION WITHTOPSOIL AND SOD.6. VERIFY SITE CONDITIONS BEFORE PROCEEDING WITH WORK AND REPORT ANYCONFLICT TO AOR.7. VERIFY DIMENSIONS IN FIELD.8. COORDINATE WORK WITH ALL OTHER TRADES.GENERAL NOTES:1. FOR PLAYGROUND SURFACING AND FENCING, SEE ARCHITECTURAL DRAWINGS.2. ALL PLANT BEDS AND TREE RINGS TO RECEIVE 2"-3" DEPTH SHREDDED HARDWOODBARK MULCH.3. ALL DEVIATIONS FROM THIS PLAN, INCLUDING THOSE DEEMED NECESSARY BYOBSERVED FIELD CONDITIONS AT TIME OF PLANTING, MUST BE APPROVED BY THEVILLAGE OF PLAINFIELD.4. WHEN MULTIPLE PLANT TYPES ARE SHOWN IN A SINGLE PLANTING BED, ALTERNATESPECIES EQUALLY IN TYPICAL TRIANGULATED SPACING.5. CONTRACTOR TO PROVIDE A DESIGN-BUILD IRRIGATION SYSTEM. SEE SHEET L-102.LANDSCAPE NOTES:EXISTING TREES ON ADJACENT PROPERTYTO REMAINDATE:Revisions:DRAWING TITLE:2016 IL - SBUILDING TYPE:SITE:Primrose School Franchising Company3660 Cedarcrest RoadA New Building For:Acworth, Georgia 30101COPYRIGHT c 2013Primrose School Franchising CompanyDesign Firm Registration No. 184-000529Rubinos & Mesia Engineers, Inc.200 S. MICHIGAN AVE., SUITE 1500CHICAGO, IL 60604(312) 870-6600(312) 663-1473 FAXPUD PLANSST. LOUIS, MO 6312710877 WATSON ROADPROJECTMANAGERS135TH. STREETPLAINFIELD, ILPROJECT NUMBER:DRAWING NUMBER:916348These drawings and the design represented hereby are the exclusiveproperty of Primrose School Franchising Co. Reproduction or any use ofthese drawings other than for the project intended without the expresswritten consent of Primrose School Franchising Co. is prohibited.Any unauthorized use will be subject to legal action.01/05/17OPSUIKBOTTFOBWFDIJDBHP
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