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HomeMy Public PortalAbout2017-07-18 PC minutes Plan Commission Minutes July 18, 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 (7:01 p.m.), Seggebruch, Renzi, Heinen (7:01 p.m.), 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 were approved as amended. The Plan Commission minutes dated June 20, 2017 were approved as presented. The Zoning Board of Appeals minutes dated June 20, 2017 were approved as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx informed the commissioner’s on the progress of the planning cases that were presented at the last two Village Board meetings. Mr. Proulx also informed the commissioner’s regarding the PACE Park-N-Ride project north of Lockport Street and east of Wood Barn Road discussed at the Committee of the Whole meeting last night. OLD BUSINESS CASE NUMBER 1764-060217.SU 23616 W. MAIN ST. – PLAINFIELD COMMUNITY CENTER Chairman Kiefer stated that tonight’s case is a continuation from the Plan Commission meeting on June 20, 2017. Chairman Kiefer also explained why the case was continued and the proceedings for tonight’s meeting. Mr. Proulx stated that tonight’s meeting requires a public hearing and the appropriate notices were posted per state statute and public ordinance, so the public hearing remains open for additional public comment. Mr. Proulx reviewed the special use process and explained the regulations used and applied to plan commission cases are the Village of Plainfield Zoning Code, as well as the Religious Land Use and Institutionalize Persons Act (RLUIPA). Mr. Proulx reviewed the findings of fact from the staff report dated June 16, 2017. Mr. Proulx reviewed the items requested by the commission at the June 20th meeting, which include the following; number of people at the facility throughout the day for religious services and other activities, occupancy load established by Fire Department, traffic study and parking study/evaluation. Mr. Proulx reviewed the matrix provided by applicant, which included the number of occupants in the building throughout the day. Mr. Proulx reviewed the occupancy load from the Village Building Official and Fire Department, which was determined to be 222 people. Mr. Proulx stated that the application expressed interest in a volunteer lower occupancy load of 150 people. Plan Commission Minutes July 18, 2017 Page 2 of 5 Chairman Kiefer asked if the maximum occupancy would have been similar for the prior uses. Mr. Proulx stated he doesn’t believe it was higher than this previously and gave explanations of what could change an occupancy load. Mr. Proulx stated the traffic study was received after the staff report was finalized, so the staff was not able to include their analysis or comments in the staff report. Mr. Proulx stated that the applicant will provide a detailed review of the traffic study for the commission. Mr. Proulx reviewed the parking evaluation completed by the staff. Chairman Kiefer explained that the independent traffic study was not a requirement for the case but was a request made by the commission. Chairman Kiefer swore in Javier Millan, Senior Consultant with KLOA. Mr. Millan summarized the traffic study completed on Friday, July 7 and Friday, July 14, 2017. Mr. Millan addressed the concern for a traffic signal at Route 126 and Ash Street, the study shows that per IDOT guidelines that projected traffic volumes now and in the future are not enough to warrant a traffic signal. Mr. Millan highlighted the following; peak inbound and outbound trips for the community center will occur once a week on Friday and will be outside the peak traffic hours per the study, gap study shows that there is enough gaps to accommodate the additional traffic and the proposed use of the community center will result in limited increases in delay as shown in capacity analysis. Commissioner Heinen stated the KLOA is a leader in the industry and was pleased to see them complete the traffic study. Commissioner Heinen asked for clarification on the capacity analysis results in Table 4, existing conditions as it is today and Table 5, projected conditions for new use and growth. Commissioner Heinen asked Mr. Millan to example level of service. Mr. Millan explained what level of service is, advised that typical design is for level of service “D” and stated that the growth rate per year was 1 ½ percent for the whole area and where the projections for growth came from. Commissioner Heinen asked if there would be an adverse impact if the growth of the community center were to reach 150 people. Mr. Millan stated it will increase the level of service and suggested if this does happen that other religious institutions have hired police officers to assist with traffic control. Commissioner Heinen stated this was a concern of the neighbors and if there is major growth traffic will need to be analyzed again. Commissioner Renzi asked why the IDOT numbers in the study are from 2015. Mr. Millan stated IDOT completes traffic volume studies roughly every 3 to 4 years, so data for Naperville Plainfield Road is from 2016 and data for Route 126 is from 2015. Mr. Millan also stated that the growth projections are from Chicago Metropolitan Agency (CMA). Commissioner Renzi asked if the speed limits on Route 126 are adequate. Mr. Millan stated in his opinion the speed limit should be 35 MPH, but that is without conducting a speed limit study. Commissioner Heinen asked if the future growth requires traffic control by the police would it be at the applicants cost. Mr. Millan stated that is typically what happens. Commissioner Womack asked staff if there is a protocol for when the police are needed for traffic control. Mr. Proulx explained how in a different case there was a stipulation added for traffic control. Commissioner Womack asked who determined that. Mr. Proulx stated he believed the police department determined that stipulation necessary. Commissioner Heinen stated he would like to see a similar stipulation added to the community center. Plan Commission Minutes July 18, 2017 Page 3 of 5 Chairman Kiefer asked applicant if he agrees to a stipulation being set of a volunteer maximum occupancy of 150. Mr. Basalath stated he does agree to the volunteer maximum occupancy of 150 people stipulation. Mr. Basalath stated they have taken several precautious to have everyone out of the parking lot by 2:00 p.m. on Friday, so there is no direct impact on the traffic. Commissioner Seggebruch asked if all types of vehicles, such as buses and trucks, were taken into account in the traffic study. Mr. Millan stated yes and explained how those vehicles were included in the study. Commissioner Renzi asked applicant about the 10% growth maximum to the church. Mr. Basalath stated the 10% growth was a forecast, it could be lower. Commissioner Renzi asked applicant if for Friday afternoon services does everyone drive their own cars. Mr. Basalath stated that 2 to 3 per car is the usual. Commissioner Heinen stated the 60 trips from the study would be if the occupancy reaches 150 people. Commissioner Renzi asked if the property will allow for parking expansion. Mr. Basalath stated he did not have the information at this time. Commissioner Heinen stated he recommended a parking study but it was not completed, based on the Village Code they still comply with 150 people as max occupancy. Mr. Proulx stated that is correct and gave brief explanation of the Zoning Code. Commissioner Heinen stated a parking lot expansion would require a site plan review before the commission. Mr. Proulx stated that it correct. Commissioner Heinen asked if the study includes an evaluation of existing conditions to proposed conditions, since Table 4 is using existing conditions to future growth. Mr. Millan stated no, it was not completed, but in his opinion the level service will go up because traffic will be added. Commissioner Minnis asked applicant to explain why the peak attendance changed from 30 people to 60 people. Mr. Baslath stated that the matrix provided will be their attendance. Commissioner Seggebruch asked if during Ramadan, if the maximum of 60 people will apply to the Friday afternoon prayer. Mr. Baslath stated yes. Mr. Proulx requested a five minute recess. Meeting recessed at 7:58 p.m. Meeting adjourned at 8:04 p.m. Chairman Kiefer asked for public comment. Chairman Kiefer reminded Steve Meskauskas, resident of Plainfield, he remains under oath. Mr. Meskauskas expressed concern regarding the traffic study because it was conducted with no school traffic and people being on vacation. Mr. Meskauskas asked the applicant to use Route 126 and not Ash Street. Chairman Kiefer reminded Sal Olivio, resident of Plainfield, he remains under oath. Mr. Olivio asked the commission to take into consideration the school traffic and that the other churches that have traffic control by police are in commercial areas not a residential area. Plan Commission Minutes July 18, 2017 Page 4 of 5 Mr. Millan explained how the data in the study did have estimates for school traffic. Chairman Kiefer reminded Trudi Olivio, resident of Plainfield, she remains under oath. Ms. Olivio expressed her concern about traffic and explained why it is still a major concern. Ms. Olivio requested an additional traffic study to be completed in September. Ms. Olivio also explained the other concerns she has regarding the case such as; prior use of a church, attendance, and applicants 5 to 10 year plan not available. Ms. Olivio asked who will be enforcing the stipulations, if any are set. Mr. Proulx explained what information is used to complete the findings of fact. Mr. Proulx stated why the immediate prior use was used when completing the staff’s findings of fact. Mr. Proulx explained how stipulations will be enforced by Code Enforcement and Fire Department. Mr. Proulx also read an example of traffic stipulation. Commissioner Renzi asked for clarification regarding the possible traffic stipulation. Chairman Kiefer stated that he felt the stipulations were volunteer occupancy reduction and verbiage for triggering a mandatory traffic control. Chairman Kiefer asked applicant if they are willing to agree to a contract with the Police to assist with traffic control, if it becomes necessary. Mr. Basalath stated yes. Mr. Basalath stated he was asked for a 5 year projection and he submitted a 16 year projection on his matrix. Chairman Kiefer reminded Joan Quinn, resident of Plainfield, she remains under oath. Ms. Joan Quinn asked the commission for the following considerations; applicant enter and exit onto Route 126 and not use Ash Street, have applicant install a 6 foot privacy fence along the rear of the property and have residential only parking on Ash Street and Maple Court. Mr. Basalath stated that they will try to avoid using Ash Street. Mr. Basalath stated the fence will be completed when funding is available. Chairman Kiefer reminded Deirdre Quinn, resident of Plainfield, she remains under oath. Ms. Deirdre Quinn asked if the classes were included in occupancy load. Mr. Basalath stated yes. Ms. Quinn stated her concern for the road condition, since of Ash Street is in both unincorporated Plainfield Township and Village of Plainfield. Ms. Deirdre explained her concern regarding the comparison to the prior use. Chairman Kiefer reminded Paul Quinn, local business owner, he is still under oath. Mr. Paul Quinn asked where the water supply for the sprinkler system will come from. Chairman Kiefer stated it will have to be in compliance with the Fire Protection District and the Village Engineer. Commissioner Green expressed his concerns with the traffic study which include; traffic is growing at a high rate per IDOT’s average daily count, data was provided by the client for trip generation and attendance, was the data provided by applicant designed to give a favorable traffic study outcome, ITE trip generation code for a mosque was absent from the study, community center use was not accounted for, and daycare was not accounted for, too. Mr. Basalath stated there will not be a daycare center. Commissioner Green explained why he will be voting against the special use. Mr. Millan addressed Commissioner Green’s concerns and assured him they did not take any short cuts. Mr. Basalath stated he Plan Commission Minutes July 18, 2017 Page 5 of 5 was asked to provide the numbers for the traffic and there will be no school activities at the community center. Commissioner Seggebruch stated his traffic observations and explained why he feels a religious institute is an appropriate use for the building. Commissioner Renzi suggested items to take to the Village’s traffic committee. Chairman Kiefer asked staff to forward these recommendations to the traffic committee. Chairman Kiefer stated that the stipulation for traffic control will be omitted, since applicant has agreed several times under oath that he will comply when and if necessary. Commissioner Renzi 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 religious assembly for Plainfield Community Center at 23616 W. Main St., subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Applicant aggress to a Volunteer Occupancy Load of 150 people. Seconded by Commissioner Seggebruch. Vote by roll call: Womack, yes; Green, no; Heinen, yes; Seggebruch, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 6-1. NEW BUSINESS DISCUSSION Commissioner Renzi stated the cut thru streets and speed limit on Route 126 should be looked into by the traffic committee and explained why. Commissioner Green made a statement that public opinion is important to the commission. Commissioner Seggebruch requested to have more information from the traffic committee regarding traffic. Mr. Proulx stated he will submit the request to the traffic committee. Meeting Adjourned at 9:22 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary