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HomeMy Public PortalAbout2017-07-18 Plan Commission Agenda PacketPlan Commission Tuesday, July 18, 2017 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda CALL TO ORDER PLEDGE TO THE FLAG ROLL CALL APPROVAL OF MINUTES Minutes of the Plan Commission dated June 6, 2017 2017-06-06 PC minutes.pdf Minutes of the Plan Commission dated June 20, 2017 2017-06-20 PC minutes.pdf Minutes of the Zoning Board of Appeals dated June 20, 2017 2017-6-20 ZBA minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS Case No.: 1764-060217.SU Plainfield Community Center Request: Special Use (Public Hearing) Location: 23616 W. Main Street Applicant: Zaki Basalath PLAINFIELD COMMUNITY CENTER STAFF REPORT 07-18-17.pdf NEW BUSINESS DISCUSSION ADJOURN 1 Plan Commission Page - 2 REMINDERS August 1, 2017 - Next Plan Commission Meeting at 7:00 p.m. August 7, 2017 - Next Village Board Meeting at 7:00p.m. 2 Plan Commission Agenda Item Report Agenda Item No. 2016-471- Submitted by: Tracey Erickson Submitting Department: Meeting Date: July 18, 2017 SUBJECT Minutes of the Plan Commission dated June 6, 2017 Recommendation: ATTACHMENTS 2017-06-06 PC minutes.pdf 3 Plan Commission Minutes June 6, 2017 Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Minnis, Seggebruch, Renzi, Green, Womack and Chairman Kiefer were present. Commissioner Heinen was absent. Fire District was present. Library, Park and School Districts were absent. The Plan Commission minutes dated May 16, 2017 were approved as presented. APPROVAL OF ANNUAL REPORT Chairman Kiefer asked Mr. Proulx how does this compare to recent years in terms of case load. Mr. Proulx stated our cases are made up of combination of development projects, residential subdivisions, commercial site plan review, residential fence variances, and sign variance. Mr. Proulx stated he thinks the overall volume of cases is up slightly, but the mix is such a small sample, that is not exactly scientific. Mr. Proulx stated we have added staff, Mr. Melrose and Mr. Bogda; I certainly welcome the additional help with the higher number of cases. The Plan Commission Annual Report for 2016-2017 was approved as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx stated the Village Board met last night and there was one case that might be of interest to the Commission, an additional façade grant that was approved for Miller’s Butcher Shop downtown. Mr. Proulx stated this is the third active façade project downtown, so he thinks that is a positive reflection of the additional interest and activity in downtown. OLD BUSINESS NEW BUSINESS Case No. 1760-050817.SU/FP Crossroads Business Center 1-3 & 7 Mr. Melrose stated the applicant is seeking special use approval of a planned unit development amendment (PUD) and final plat to resubdivide approximately 24.4 acres consisting of 6 outlots and 14.6 acre anchor lot at the southeast corner of 143rd Street/U.S. 30 and Wallin Drive commonly known as Crossroads Business Center. Mr. Melrose reviewed the adjacent land uses and P.U.D. Amendment Analysis for Self- Storage, Assisted Living, Drive-Thru and Interior Side Yard Setback Relief. Mr. Melrose also reviewed the findings of fact as noted in the staff report dated May 12, 2017. Staff believes the proposed planned development and final plat of resubdivision is appropriate and meets the required findings of fact for both the special use and planned development provisions of the Zoning 4 Plan Commission Minutes June 6, 2017 Page 2 of 6 Code. Based on the foregoing, prior to any public comment and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in John Philipchuck, attorney, for BAOP Development, LLC the applicant. Mr. Philipchuck stated the property is owned by Synergy Properties Holding; the commercial arm of this center was done in 2003. Mr. Philipchuck discussed the use of the development with the Assisted Living and Memory Care Facility occupying the two retail lots north of the townhomes and south of Presidential Avenue, an additional three outlots adjacent to the industrial portion with an interested party looking at the lot on 143rd Street, the prime lots along Wallin Drive and the core of the development for office or retail space. Chairman Kiefer asked for public comments. There was no response. Commissioner Seggebruch asked if there was a potential for the outlots facing Wallin Drive to come back to the commission for drive-thru amendments. Mr. Philipchuck stated not at this time but it could happen; right now they only have one that it is interested. Commissioner Seggebruch asked if it is definitely the lot facing 143rd Street. Mr. Philipchuck stated yes.. Commissioner Renzi asked for clarification that if approval of the special use for the drive-thru is site specific or lot specific. Mr. Philipchuck stated the drive-thru could be on any one of the three open lots but the interest currently is on the lot facing 143rd Street. Commissioner Renzi stated that there is an existing drive-thru on Wallin Drive and if we are not specific or limited then we are giving you one for three. Mr. Proulx stated that a drive-thru requires a special use in a B-3 zoning district and the marketing and schedule benefits for the property owner/developer to have the special use for the drive-thru approved during this process. Commissioner Renzi asked if it would be possible to approved no more than three drive-thru uses. Mr. Proulx stated it would be a benefit to allow two or three drive-thru used that would be contingent on Site Plan Review. Commissioner Renzi stated based on the amount of drive-thru uses in the area and tax generating alternative for the Village and marketing benefit for the owner/developer, it would make sense in B-3 this use is allowed. Chairmen Kiefer asked the commissioners how they would feel about approving up to three drive-thru uses. Mr. Philipchuck stated they would not be opposed. Chairmen Kiefer sated that Site Plan Review would be part of the process and no specific business is being approved this evening. Commissioner Seggebruch asked for clarification if they did not approve the additional drive-thru uses the applicants would have to complete a Site Plan Review and Special Use. Commissioner Green stated he believes it adds value to the Village and agrees they should grant three drive-thru uses. Chairmen Kiefer asked staff if the motion goes through would they be comfortable with this stipulation. Mr. Melrose responded yes. Commissioner Renzi asked if the building could be moved fifteen feet to the east to eliminate the variance issue. Mr. Melrose stated there is space available to the east and only one of the two buildings is encroaching. Commissioner Renzi asked if the building was moved the green space would be on the other side of the building. 5 Plan Commission Minutes June 6, 2017 Page 3 of 6 Commissioner Renzi asked if the developer will be building new roads or using the existing roads. Mr. Melrose stated they will be using what is there currently. Mr. Proulx stated the continuation of the service road to the south will need to be built. Chairmen Kiefer swore in Chris Michalek, engineer, for BAOP Development, LLC the applicant. Mr. Michalek stated that the variance is for the self-storage, and felt that the planned service drive didn’t need an extra fifteen feet of landscape buffer; and that they may need additional access or fire lane for the fire department, if required. Commissioner Renzi asked for clarification on where the service road will be constructed and location of the storage facility will end. Mr. Michalek clarified that the building would not be built on the property line. Commissioner Renzi asked about the width of separation. Mr. Michalek stated about the width of a lawnmower. Commissioner Renzi suggested striking the language for the variance and relocate the building the east. Commissioner Seggebruch stated the overall plan makes sense with the retail being in the internal lot, if the internal lot is not retail it would be better to have the building moved back toward the Police Department. Mr. Philipchuck asked if the service drive would still function as a fire lane. Commissioner Seggebruch stated he thought the fire lane was sufficient but the fire department would need to review the site plan. Commissioner Seggebruch suggested moving the variance issue to the next case. Commissioner Womack agreed. Commissioner Womack asked if there was any consideration on how a future retail tenant could use the service drive for retail deliveries without inhibiting the use of it. Mr. Michalek stated the intent for the service drive was for retail use and further explained how the center of the service road can be used for deliveries. Mr. Michalek explained that the service road function is for a fire lane and that the road will need to be extended to the south end of self-storage facility. Commissioner Womack asked if stormwater management was taken into consideration. Mr. Proulx stated that this parcel was part of a much larger parcel and the detention for this was taken into consideration when the Public Works, Police Station, Fire Station, Logoplaste and Patriot Square sites were built. Commissioner Renzi suggested adding proposed amendment as modified and amended to allow up to three drive-thru uses and determine minimum setback. Mr. Proulx stated a PD with Statement of Intent and Agreement will be presented to the Village Board. Mr. Philipchuck asked for clarification if the special use for drive-thru uses were limited to the three outlots or could they be for an end cap user in one of the interior buildings. Chairmen Kiefer stated it will be up to three drive-thru units for the subject site. Commissioner Womack asked if there is any known use for the Plainfield School District 202 property to the west. Mr. Proulx stated no planned use at this time it is believed to be surplus. 6 Plan Commission Minutes June 6, 2017 Page 4 of 6 Commissioner Renzi made a motion to recommend approval of the proposed amendment allowing up to 3 drive-thru uses and striking the relief from the interior side yard setback to the Crossroads Business Center Planned Unit Development at the SEC Wallin Drive & 143rd Street, 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: Green, yes; Womack, yes; Minnis, yes; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 6-0. Commissioner Seggebruch made a motion to recommend approval of the Crossroads Business Final Plat of Resubdivision at the SEC Wallin Drive & 143rd Street, 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 Minnis. Vote by roll call: Womack, yes; Green, yes; Minnis, yes; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 6-0. Case No. 1761-050817.SPR Next Door Self Storage Mr. Melrose stated the applicant is seeking site plan approval for a self-storage facility on Lot 2 of the Crossroads Business Center 2nd Resubdivision. The Crossroads Business Center is located at the SEC of 143rd St/U.S. 30 & Wallin Drive. This property is zoned B-3 Highway Business District and is designated as General Commercial in the Comprehensive Land Use Plan. A self-storage facility is considered a permitted use by special permit in the B-3 zoning district, which will need to be approved under the planned unit development amendment in order for this project to move forward. Mr. Melrose reviewed the Site Plan, Access/Circulation, Parking, Zoning Ordinance Compliance, Elevations/Façade/Architecture, Landscaping and Lighting, Fencing Stormwater as noted in the staff report dated June 6, 2017. Staff finds the proposed site plan is in substantial conformance with the Village Zoning Ordinance, except for the stated issues with relief from the interior side yard setback, prior to any public comment and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in John Philipchuck, attorney for BAOP Development, LLC, the applicant. Mr. Philipchuck stated that Mr. Phil Murphy, President of BAOP Development, LLC, will be speaking regarding the development. Mr. Philipchuck briefly described Phase 1 will allow for outdoor parking for RV’s and boats; Phase 2 will be build out of remaining two storage buildings with no outdoor parking for recreational vehicles. Chairman Kiefer swore in Philip Murphy, President of BAOP Development, LLC, applicant. Mr. Murphy stated he is the President of Next Door Storage, which BAOP is the controlling. Mr. Murphy mentioned it is a family owned business and they own and operate seventeen properties across Illinois. Mr. Murphy also stated he is the President of Illinois Self- Storage Association and sits on other national boards. 7 Plan Commission Minutes June 6, 2017 Page 5 of 6 Chairman Kiefer asked for public comments. There was no response. Commissioner Green stated that he would like to see some more landscaping for the outdoor sitting/dining area, which would create a screening affect with density and height. Mr. Murphy indicated that staff has already made that comment to them and they do not have a problem making the landscaping denser in that area by adding a berm. Mr. Melrose suggested they try to do some clustering and screening in those specific areas. Commissioner Green also stated he was happy to see they had provided the auto turn for single unit trucks and fire trucks Chairman Kiefer stated that Commissioner Green’s comments are part of public record and that you agreed to it on record, under oath that you would pursue that. Mr. Murphy stated he understood. Mr. Murphy stated he would move the buildings up and down the property and work with the staff to have the interior side yard setback and landscape where it needs to be. Commissioned Renzi summarized what transpired at the earlier case regarding the relief from the interior side yard setback that was deferred to this case. Commissioner Renzi asked for clarification regarding the coordination of the fencing along the east property line. Mr. Proulx stated the Plainfield Law Enforcement Facility is interested in fencing their property and that the self-storage design will coordinate with any fence the Police Department installs. Commissioner Renzi asked where the fence would be located. Mr. Murphy explained the fencing will be filling in the gaps between buildings and running along the edges. Chairmen Kiefer asked if the fence would go to the property line. Mr. Murphy stated that the fence would not run the complete exterior of the property line. Mr. Michaleck stated the perimeter buildings act as fences. Commissioner Seggebruch stated that the only building encroaching is the southernmost building and he believes that it would be better for the development to move the building back and not crowd the right of way. Chairmen Kiefer asked applicant if they agree to this change. Mr. Murphy stated he agrees to shift the building east. Commissioner Minnis asked if the applicant will be adjusting the entire site or just the one southernmost building. Mr. Murphy responded that they would be adjusting the entire site to move it out of the setback. Commissioner Minnis stated he feels that adjusting the entire site would benefit the entrance and flow of traffic from of 143rd Street. Commissioner Seggebruch asked for clarification regarding the phases; the first phase will include the RV parking and the second phase will be the last two buildings. Mr. Murphy stated yes. Commission Kiefer asked the applicant how they feel about the staff’s recommendation for the façade on the eastern elevation. Mr. Murphy responded that additional landscaping would be more feasible then adding to the facade. Commissioner Green stated he agreed that more landscaping for screening would add more value to the development. Commissioner Renzi agreed that more landscaping on the western side would make it more attractive. Commissioner Womack asked how signage will be handled. Mr. Proulx responded that sign permits are handled administratively. 8 Plan Commission Minutes June 6, 2017 Page 6 of 6 Commissioner Green made a motion to recommend approval of the site plan review for the proposed self- storage facility on Lot 2 of the Crossroads Business Center, subject to the following three (4) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Coordinate proposed fencing along east property line for compatibility with Plainfield Law Enforcement Facility. 4. Applicant to work with staff to bring the minimum interior side setback back into compliance. Seconded by Commissioner Minnis. Vote by roll call: Womack, yes; Renzi, yes; Seggebruch, yes; Minnis, yes; Green, yes; Kiefer, yes. Motion carried 6-0. DISCUSSION Mr. Proulx stated the Board of Trustees and staff will be reviewing the Strategic Plan with the two newly elected Trustees’ and explains the implementation of the plan. Meeting Adjourned at 8:20 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary 9 Plan Commission Agenda Item Report Agenda Item No. 2016-472- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: July 18, 2017 SUBJECT Minutes of the Plan Commission dated June 20, 2017 Recommendation: ATTACHMENTS 2017-06-20 PC minutes.pdf 10 Plan Commission Minutes June 20, 2017 Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Minnis, Seggebruch (7:06 p.m.), Renzi, Heinen, Green, Womack and Chairman Kiefer were present. Fire District was present. Library, Park and School Districts were absent. The Plan Commission minutes dated June 6, 2017 approval was continued until the July 18, 2017 meeting. Chairman Kiefer stated a large audience was present this evening and explained that the purpose of the commission and how the commission operates by following the policy and procedures set forth by the village, as well as State and Federal laws. Chairman Kiefer also explained how the meeting and public comment will proceed. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx stated the Village Board met last night and told the commission the two plan commission cases were approved by the board. OLD BUSINESS NEW BUSINESS CASE NUMBER 1764-060217.SU 23616 W. MAIN ST. – PLAINFIELD COMMUNITY CENTER Mr. Bogda stated the applicant is seeking special use approval to allow religious assembly use in the R-1 residential zoning district for the property at 23616 W. Main St. The applicant recently acquired the property and is seeking to open and operate the Plainfield Community Center, a Muslim community center primarily intended for religious assembly, organized prayer and worship, and community development. Mr. Bogda reviewed the adjacent land uses, analysis for the special use as and the findings of facts as noted in the staff report dated June 16, 2017. Mr. Bogda stated that several calls and emails from residents with concerns regarding traffic and the attendance level will be higher than presented by applicant. Mr. Proulx stated the regulations used and applied for the plan commission cases are the Village of Plainfield Zoning Code, as well as the Federal Fair Housing Act or Religious Land Use and Institutionalize Persons Act (RLUIPA). Mr. Proulx explained that RLUIPA contains two main focuses; first focus any regulation of the religious use must been done for the benefit for a legitimate public purpose and the second is any restrictions must be done in the less restrictive manner. Mr. Proulx explained the special use process and the staff understands the interest in the concern that there may be some negative impacts generated by the proposed use. Mr. Proulx acknowledged the public interest in the 11 Plan Commission Minutes June 20, 2017 Page 2 of 10 case and stated several calls and emails, which were given to the commission to review, from individuals who could not attend the meeting. Mr. Proulx stated in preparing the staff report the staff are offering preliminary findings of facts based on their analysis and coordination with the Traffic Committee, Engineering Department and Fire Protection District. Mr. Proulx assured the audience that any comments, information or concerns made in the Public Hearing will be made a part of public record and this information can be used to assist the plan commission in their findings. Mr. Proulx stated recommendation of the Plan Commission needs to be rooted in the findings of facts and in compliance with our Zoning Code and RLUIPA. Staff suggests a favorable recommendation based on the staff’s analysis in compliance with our Zoning Code and RLUIPA. In advance of any comments from the public hearing or input from the Plan Commission. Chairman Kiefer swore in Zaki Basalath, the applicant. Mr. Basalath stated he and his family have been in Plainfield for approximately twenty years and have been operating the community center in a retail space in Vintage Harvest Commercial area on Route 59 for the last ten years, which they have grown out of. Chairman Kiefer swore in Syed Pasha, friend of the applicant. Mr. Pasha agreed they have been part of the community for the last 10 years and they are outgrowing their current space. Mr. Pasha stated the growth is slow and this new building will allow them to build the community. Mr. Pasha assured the public that they will be good neighbors. Chairman Kiefer asked for public comment. Chairman Kiefer swore in Michael Quinn, resident of Plainfield. Mr. Michael Quinn expressed concern regarding parking issues (street parking and parking lot expansion), increased traffic (possible traffic light), quality of life and property values. Chairman Kiefer swore in Deirdre Quinn, resident of Plainfield. Ms. Deirdre Quinn expressed concerns regarding prayer times, parking and traffic issues (possible traffic light or stop sign). Ms. Deirdre Quinn asked for clarification regarding expansion plans for other programs mentioned and if the center will be for the entire Plainfield community. Ms. Deirdre Quinn asked staff to explain why the school was used as a comparison and how the village would handle any expansion. Chairman Kiefer asked Mr. Proulx to clarify how the village evaluates traffic flow patterns. Mr. Proulx explained process of the village’s Traffic Committee and who is on the committee. Mr. Proulx explained the Traffic Committed looked at the order of magnitude comparison, which compares the traffic by the proposed use to the prior use. Mr. Proulx stated the number of patrons/individuals that the application stated on his application and the student enrollments received from the prior use were comparable, if you average out it for the day. Mr. Proulx added there are limitations to traffic improvements on Route 126, since it is a State route. Mr. Proulx noted that Special Use process allows 12 Plan Commission Minutes June 20, 2017 Page 3 of 10 the commission to add stipulation or conditions of approval, which could address potential traffic concerns. Chairman Kiefer asked applicants to address the following concerns regarding traffic, parking, spill over into adjacent properties and hours of operation. Mr. Pasha and Mr. Basalath addressed the concerns presented by Mr. Michael Quinn and Ms. Dirdere Quinn. • Growth – based on the applicants detailed analysis they conducted of Plainfield and the surrounding communities, they believe that there will be no major growth for the next 20 years, so this property will an adequate space for some time. • Parking - No plans for street parking, the existing parking lot is double what they currently need. If in the next 5 to 7 years they require more parking this location will allow for a parking lot expansion. • Property Values – Traditional in the Chicago suburbs when an Islamic center opens the property values improve. • Prayer Times – Will shift throughout the year because their prayer times are associated with sun rise and sun set. The only fixed prayer time is at sun set, which would need to be completed 5-8 minutes after sun set, other prayer times are given a window with a start and end time and prayer times change twice a year. Chairman Kiefer asked applicants what is their peak time of worship and how many cars would be at the Morning Prayer. Mr. Pasha stated on the weekend there could be between 7-8 people and morning prayers are typically done at home, the morning prayer may have 7-10 people. Mr. Basalath added that on Friday at 1:30 p.m., which does not change throughout the year, there could be an increase in attendance to 25-30 people, prayer service will be between 45 minutes to 1 hour. Mr. Proulx clarified that the staff’s analysis is based on the information the applicant provided, if the number of participants change beyond what is on the application, it would require Special Use reconsideration and any expansion to the parking lot or building would need to go through the village’s Site Plan Review process. Chairman Kiefer swore in April Longnecker, resident of Plainfield. Ms. April Longnecker expressed concerns regarding traffic on Ash Street, street parking, evening prayer times (last light to midnight) and parking lot lighting. Chairman Kiefer stated street parking has been addressed and the record reflects that there will be no street parking. Chairman Kiefer asked staff to clarify who has jurisdiction over the road. Mr. Proulx stated the regulation of street parking is done by ordinance, if stipulated an ordinance would be made and would apply to all users of the street. Mr. Basalath and Mr. Pasha responded last prayer of the day is between 6:40 p.m. to 10:30 p.m., except during Ramadan or if there is a special activity with the community. Mr. Basalath stated that if parking lot lighting is required they would comply. 13 Plan Commission Minutes June 20, 2017 Page 4 of 10 Chairman Kiefer asked staff about the requirements for parking lot lighting. Mr. Proulx stated the village does not require parking lot lighting, if lighting is proposed there are photometric standards. Chairman Kiefer swore in Janet Longnecker, resident of Plainfield. Ms. Janet Longnecker expressed concerns regarding street parking, growth and loud speaker announcing prayer times. Mr. Pasha stated that there will not be a speaker announcing prayers and street parking has already been addressed. Chairman Kiefer swore in Kevin Nickel, resident of Plainfield. Mr. Nickel expressed concerns regarding quality of life, increased traffic, safety, street parking and growth. Mr. Basalath stated he is confident that there will not be a huge impact on the traffic for the daily prayers, except Friday. Chairman Kiefer swore in Paul Quinn, local business owner. Mr. Paul Quinn expressed concerns regarding growth and traffic on Route 126 because he owns business across the street from proposed Community Center. Chairman Kiefer swore in Joan Quinn, resident of Plainfield. Ms. Joan Quinn expressed concerns regarding traffic, street parking, roads being divided between village and township, noise, safety and she has data that proves property values will go down. Mr. Pasha and Mr. Basalath stated that the current members of the community center are all Plainfield residents and no individuals will be coming from outside of Plainfield, so there will be on added traffic. Mr. Pasha and Mr. Basalath stated there is no plan for expansion of building and there will be no street parking. Ms. Joan Quinn asked what will be the centers’ name be. Mr. Pasha answered Plainfield Community Center will be its name. Chairman Kiefer swore in Marc Campbell, resident of Plainfield. Mr. Campbell expressed concerns regarding members from outside the community coming to the center, which will impact parking and the lawn will become their parking lot. Chairman Kiefer swore in Steve Meskauskas, resident of Plainfield. 14 Plan Commission Minutes June 20, 2017 Page 5 of 10 Mr. Meskauskas expressed concerns regarding parking and traffic. Mr. Meskauska suggested moving the entrance to Route 126. Mr. Meskauskas asked if they are a community center or church and if entire the Plainfield community will able to use the center. Chairman Kiefer swore in Vern Lutz, resident of Plainfield. Mr. Lutz stated the building was built in 1988, not 1975. Mr. Lutz also asked for projections for the future. Mr. Bogda stated the date built was obtained from the township assessor records. Chairman Kiefer swore in John Boisdorf, resident of Plainfield. Mr. Boisdorf asked if there are any studies done by other community’s pre mosque and 5 years later, which would include property values, traffic, parking, culture and crime. Chairman Kiefer swore in Sal Olivio, resident of Plainfield. Mr. Olivio expressed concerns regarding traffic and asked them to clarify the growth plan. Mr. Olivio asked the applicant about an IFSWS You Tube expansion video. Mr. Pasha stated no expansion to current structure is planned right now. Mr. Pasha stated the You Tube video was used for the fund raising for the proposed community center and the expansion mentioned in the video is in regards to the current retail space being small and the new proposed space being larger. Chairman Kiefer swore in Trudi Olivio, resident of Plainfield. Ms. Olivio stated the community center will be non-profit because they will be conducting religious services. Ms. Olivio stated her main concern is the use of the building will not be used only for prayer, per the You Tube video other services will be available; such as daycare and school ready, basement for parties and functions, classes, weekend school, women events and religious retreats. Ms. Olivio also stated in 2011 the Islamic Center of America conducted a survey of mosque the size of the one proposed and average attendance of 138 people for Jumu’ah. Mr. Pasha stated he will use all the positives of the facility when fundraising, such as being daycare ready. Mr. Pasha stated maximum of 30-35 families will be using the community center and the space that is currently there will be enough to serve them, so no expansion planned. Mr. Pasha stated there is no possibility of 100 people being at the center during Jumu’ah, even with the surrounding communities. Ms. April Longnecker asked what is the occupancy limit for the building. Mr. Proulx stated the Fire District will establish an occupancy load based on the usage and other factors, which has not been completed yet. Mr. Proulx stated that the staff’s analysis was based on 8-12 people with a peak of possibly 30 people once per week; anything beyond this number would invalidate their analysis and findings of facts. Mr. Proulx stated that a stipulation or condition on the intensity of this use could be added, regardless of the Fire Districts occupancy report. Mr. Proulx stated provisions in the Zoning Code would require the applicant to apply for a new special use, if there is an increase in the intensity of the special use. Mr. Proulx stated the proceeding for the reapplication would be conducted the same as this application with public notification and Public Hearing. 15 Plan Commission Minutes June 20, 2017 Page 6 of 10 Mr. Michael Quinn stated he would like an independent study addressing traffic concerns. Ms. Deirdre Quinn asked for clarification on school/daycare and what is a family and how big are those 30 families. Mr. Meshauskas asked are they a church or community center and will there be growth to this community. Chairman Kiefer swore in Lynda Lambert, resident of Plainfield. Ms. Lambert asked if the applicant promises that there will be no siren announcing prayer times. Mr. Pasha stated yes. Mr. Lutz clarified the building is not daycare ready because there is no sprinkler system. Mr. Kiefer asked staff to respond to Mr. Lutz’s comment. Mr. Proulx stated the building for the proposed use will require a fire sprinkler system be installed and will be inspected by the Fire District before an occupancy permit will be approved. Mr. Pasha stated once the sprinkler system is installed and approved the building will be daycare ready, that is what they meant by their statement. Mr. Pasha and Mr. Basalath stated they have been part of the community for years and they are here for the whole community and not just the Muslim community. Mr. Pasha stated they will be a non-profit organization; they plan to merge the church and community center. Chairman Kiefer summarized the concerns voiced by the public which include traffic, accessibility to the site, parking, hours of operation and impact on neighbor, which include property value and quality of life Commissioner Heinen stated that the biggest issues he has heard tonight are parking and traffic. Commissioner Heinen recommended the applicate have a certified third party engineer conduct a parking and traffic study and he explained what information will be in the studies. Commissioner Heinen recommended having this case continued until the applicate has the parking and traffic studies. Chairman Kiefer asked if there is any commissioner that supports Commissioner Heinen’s recommendation. Commissioner Green stated he seconds Commissioner Heinen’s recommendation; he needs data from third party professional to answer the questions. Commissioner Renzi stated more information would be helpful. Commissioner Renzi asked about the other uses on the property, such as IT classes, food pantry & community events, and not having a schedule or data regarding the number of attendees. Commissioner Renzi stated the application needs to include the prayer times, since they change twice a year, and a summary of community events. Commissioner Renzi expressed concern regarding Friday prayer service in the afternoon and the that impact to school traffic on Route 126. 16 Plan Commission Minutes June 20, 2017 Page 7 of 10 Commissioner Heinen stated the data from a parking and traffic study will give the commission documentation of the uses for the property. Commissioner Heinen stated that the applicant will be held to the finds in the report and if the uses change they will be in violation of the agreement and will have to return to the commission for approval. Mr. Basalath stated that prayer times can be provided but other events are planned as needed. Commissioner Renzi asked about the food depository, if they will be using the location to collect the food or going to another location to assist, such as feed Our Starving Children in Naperville. Mr. Pasha stated they will be going to the Naperville location. Commissioner Renzi asked the applicant for clarification, if the food depository will be at the community center or an offsite location. Mr. Pasha stated offsite location. Commissioner Renzi asked if the IT classes are onsite and what time are the classes. Mr. Pasha stated the classes are onsite for people 12 years old and older and none of the activities are during prayer time. Mr. Pasha stated they could work with the traffic flow and have classes during non- peak hours. Mr. Basalath stated IT classes are currently on Saturdays and Sundays first class from 10: 00am to 1:00 p.m. and second class from 3:00 p.m. to 5:00 p.m. Commissioner Renzi asked the applicant if they have a plan for the future and if in 2 to 5 years they will have a preschool at the location. Mr. Pasha stated no, because he feels there might not be enough enrollment. Commissioner Heinen stated the applicant needs to work on the vision for the property, which needs to be documented and analyzed. Commissioner Renzi stated that if there was vision these questions would be easily answered, like will there be overnights for women or teenagers. Commissioner Renzi stated that he is aware that there is a traffic dilemma that exists, and a traffic study would be helpful. Mr. Pasha stated no, there will not be overnights. Chairman Kiefer reminded the commissioners that the application before them has raised a lot of questions and concerns; the application is for a religious assembly in an R-1 District which is a permitted legal conforming use in this district. Chairman Kiefer stated a special use existed before at this location for a church then a daycare but expired when each tenant vacated, so another special use was applied for requiring a public hearing. Chairman Kiefer stated he is not opposed to the parking & traffic study but is uncertain what information will be in the report that they all don’t already know. 17 Plan Commission Minutes June 20, 2017 Page 8 of 10 Commissioner Womack stated he supports the traffic and parking study and asked staff to clarify if the other uses potentially proposed by applicant would they be conforming. Mr. Proulx stated there are two classifications in the code for religious special uses 1) Religious Assembly (organized prayer) and 2) Religious Institution (community service and IT classes). Mr. Proulx clarified that a preschool or daycare would not be included if this special use was approved, the applicant would have to apply for another special use, which would require another public hearing. Commissioner Womack stated he agrees we need to look at the long term vision of the applicant. Mr. Pasha stated they can conform to that. Chairman Kiefer suggested requiring applicant to provide traffic relief by using off duty law enforcement, which is done by other religious facilities or high traffic areas. Chairman Kiefer stated he believes the applicant wants to work toward a solution with the community. Commissioner Minnis stated parking and traffic studies could provide them with a baseline or cap level of occupancy. Commissioner Minnis asked applicant if there have been any complaints regarding parking at their current location. Mr. Basalath stated not to their knowledge. Commissioner Renzi stated his issues are traffic control, parking expansion and possible No Street Parking signs. Chairman Kiefer stated that any change to street parking would be difficult since part of the street is in the Village and part of it is unincorporated. Commissioner Seggebruch stated he is not opposed to the traffic and parking study. Commissioner Seggebruch addressed a letter from the public stating a rezoning and he wanted to clarify this is not a rezoning. Commissioner Seggebruch stated that since the building will have a fire alarm and sprinkler system it will be safer than it was before. Commissioner Seggebruch wanted to clarify Feed My Starving Children is in Aurora. Commissioner Green asked staff for average daily traffic count on Route 126. Mr. Bogda stated a 2015 study show between 15,000 to 16,000 cars per day and a 2013 study showed 16,000 to 17,000 cars per day. Commissioner Green asked staff how many lanes are on Route 126 and Ash Lane. Mr. Bogda responded they are both two lane roads. Commissioner Green asked staff if Ash Street was standard street width per AASTO Green Book. Mr. Bogda stated he does not have that information. Commissioner Green asked applicant if they are willing to get third party traffic engineer at their cost to conduct the study. 18 Plan Commission Minutes June 20, 2017 Page 9 of 10 Mr. Pasha stated yes, if that is what is required. Commissioner Green asked the staff who maintains Route 126. Mr. Bogda stated IDOT maintains Route 126. Commissioner Green asked applicant if they would be willing to work with IDOT to get the entrance of the parking lot moved from Ash Street to Route 126, if that is what is suggested in the traffic study. Chairman Kiefer stated IDOT is beyond the commission’s jurisdiction and he doesn’t believe the commission can put a stipulation in for the applicant to work with IDOT. Mr. Pasha stated yes. Commissioner Green asked staff if Ash Street and Route 126 was a 3 way stop. Mr. Bogda stated he believes is a one way stop. Commissioner Green asked applicant if the traffic study states that a traffic signal is recommended would they contribute to the cost of the traffic signal. Mr. Pasha stated no, not for 17 people. Commissioner Green asked the applicant if the traffic study states a traffic light is recommended would they be will to work with the Village. Mr. Basalath stated yes, they would. Mr. Basalath wanted to clarify that the services they offer will not be during the peak hours of traffic. Chairman Kiefer asked staff when the Montessori school occupied the facility. Mr. Proulx stated he does not have the exact dates; there has been testimony tonight about 10 years again. Chairman Kiefer stated that these issues came up before and that a special use was approved. Commissioner Heinen clarified he is recommending a traffic study to analyze the level of service and if it is found this facility decreases the level of service and makes the traffic worse, there would be a plan in place to maintain the current level of service. Commissioner Renzi asked if the special use should be amended to both Religious Assembly and Religious Institution. Mr. Proulx stated he felt it was the applicant’s intent. Mr. Bogda stated there is an overlap in the Zoning Ordinance between religious assemble and institution. Chairman Kiefer explained what would happen if this case was continued and advised applicant to work with staff on what would be required. Mr. Proulx asked commission if they continue the case to also continue the public comment. 19 Plan Commission Minutes June 20, 2017 Page 10 of 10 Commissioner Renzi asked if there should be a cap of the number of attendees for the community center before a new special use application is needed. Mr. Basalath stated there is no furniture in the prayer area. Commissioner Heinen stated the maximum occupancy of the building determined by the Fire District should be used. Chairman Kiefer asked staff when that will be completed by Fire District. Mr. Proulx stated he will work with the Fire District to determine the maximum occupancy based on the square footage of the space and intended use. Commissioner Seggebruch stated the occupant load has always been there because the facility has been in use. Commissioner Seggebruch explained how occupancy is determined with or without furniture. Mr. Basalath stated they have a special use for their current location and they are just transferring it to this location. Commissioner Heinen stated his issue is that there is not a clear vision of the intended use and he wants documentation stating what the demand is going to because that will help educate the community, commission and the Village Board understand what to expect. Chairman Kiefer stated they could request the user to exit from Ash to Route 126 (Main Street) and not to cut through on Ash Street. Chairman Kiefer stated if the commission has a motion to move this to the board they can request traffic and parking study to be done between now and when this case goes to the board or the case can be continued until the traffic and parking study is done. Commissioner Heinen made a motion to recommend continuing of this case to the July 18, 2017 Plan Commission meeting date, also move to continue the public hearing until the applicant has engaged a professional engineer to do a traffic and parking study and for them to present that to us the finds of facts associated to that, so we can make a recommendation at a future date. Seconded by Commissioner Green. Vote by roll call: Minnis, yes; Seggebruch, yes; Renzi, no; Green, yes; Heinin yes; Womack, yes; Kiefer, no. Motion carried 5-2. Chairman Kiefer explained the next steps for this case and advised the applicant to work with the staff. Meeting Adjourned at 9:55 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary 20 Plan Commission Agenda Item Report Agenda Item No. 2016-473- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: July 18, 2017 SUBJECT Minutes of the Zoning Board of Appeals dated June 20, 2017 Recommendation: ATTACHMENTS 2017-6-20 ZBA minutes.pdf 21 Zoning Board of Appeals June 20, 2017 Chairman Kiefer called the Zoning Board of Appeals meeting to order at 10:00 p.m. immediately following the Plan Commission meeting. ROLL CALL: Commissioners Minnis, Seggebruch, Renzi, Heinen, Green, Womack, and Chairman Kiefer were present. The Fire District was present. The Library, Park and School Districts were absent. The minutes of the Zoning Board of Appeals dated December 20, 2016 were accepted as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT: The development report was given during the preceding Plan Commission meeting. OLD BUSINESS: None NEW BUSINESS: Case No. 1763-060117.VAR 25105 W. Round Barn Road This is a public hearing, the notice and mailings were posted and published in accordance with state statute and local ordinance. Mr. Bogda stated this is a request for a variance to allow a 4- foot aluminum fence to be installed. The applicant is requesting an encroachment into the corner side yard up to 30 feet. The fence will be buffered by existing landscaping and neighborhood entry features. Mr. Bogda indicated the adjacent land uses, zonings and street classifications to be single-family detached residential. Mr. Bogda further described the type of fence requested as noted in the staff report dated June 14, 2017; and also stated the reasons for this request as noted in the staff report. Mr. Bogda reviewed the findings of fact as noted in the staff report dated June 14, 2017. Prior to direction from the Zoning Board of Appeals, staff is suggesting a recommendation of approval. Chairman Kiefer swore William Slabich, Jr., owner of the property. Mr. Slabich stated the purpose for needing the variance. Mr. Slabich stated fence will be on the inside of the existing landscaping, so the fence will not be visible from the street, except at the front of the house. Mr. Slabich also stated that the neighbor’s fence is falling down and if this is approved will allow for the removal of the neighbor’s fence. Chairman Kiefer asked the applicant if he only shares a property lines with one neighbor. Mr. Slabich stated yes. Chairman Kiefer asked for public comments. 22 Zoning Board of Appeals Minutes June 20, 2017 Page 2 of 2 Commissioner Renzi explained how it key to keep the preservation of sight lines. Commissioner Renzi also stated his issue with the staff’s report and the positive in the findings of fact. Commissioner Green asked staff to clarify; if utility work needs to be completed any removal of the fence will be on the applicant. Mr. Proulx stated that is correct. Mr. Slabich explained how he has already planned for possible future utility work. Commissioner Seggebruch asked applicant if the subdivision monument is on his property Mr. Slabich stated he it is on his property and when he planted his landscaping he complied with the Village’s Ordinances for landscaping. Chairman Kiefer asked applicant if he has heard any feedback from neighbors. Mr. Slabich stated his neighbors are happy with the proposed fence variance. Commissioner Seggebruch asked applicant, if he would want a 5 foot fence as long as it is allowed by the association and Village’s Ordinance. Mr. Slabich stated he would like to have a 5 foot fence. Mr. Bogda clarified that a 5 foot fence would not change the staff’s recommendation. Commissioner Green made a motion to adopt the findings of fact of staff as the findings of fact of the Zoning Board of Appeals and recommend approval of a variance to permit a fence up to 30 feet into the corner side yard for the property located at 25105 W. Round Barn Rd. Seconded by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Renzi, yes; Heinen, yes; Minnis, yes; Green, yes; Womack, yes; Kiefer, yes. Motion carried 7-0. DISCUSSION Chairman Kiefer thanked Merrilee Trotz for all of her years of service in the Planning Department and wished her the best in her retirement and welcomed the new Recording Secretary Tracey Erickson. Chairman Kiefer also wished Andrew Bogda best of luck on his new job in Texas and thanked him for all his work. Meeting Adjourned at 10:29 p.m. Respectfully submitted by Tracey Erickson Recording Secretary 23 Plan Commission Agenda Item Report Agenda Item No. 2016-481- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: July 18, 2017 SUBJECT Case No.: 1764-060217.SU Plainfield Community Center Request: Special Use (Public Hearing) Location: 23616 W. Main Street Applicant: Zaki Basalath Recommendation: ATTACHMENTS PLAINFIELD COMMUNITY CENTER STAFF REPORT 07-18-17.pdf 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 Plan Commission Agenda Item Report Agenda Item No. 2016-482- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: July 18, 2017 SUBJECT August 1, 2017 - Next Plan Commission Meeting at 7:00 p.m. August 7, 2017 - Next Village Board Meeting at 7:00p.m. Recommendation: ATTACHMENTS  40