HomeMy Public PortalAbout2017-01-03 PC minutes 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 135th 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.
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January 3, 2017
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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
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January 3, 2017
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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