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HomeMy Public PortalAbout2017-09-05 PC minutes Plan Commission Minutes Date: September 5, 2017 Location: Village Hall CALL TO ORDER, PLEDGE, ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the Pledge of Allegiance. ROLL CALL: Commissioners Minnis, Seggebruch, Renzi, Womack and Chairman Kiefer were present. Commissioners Heinen and Green were absent. Fire District was present. Library, Park and School Districts were absent. Others Present: Jonathan Proulx, Director of Planning, Jake Melrose, Community Development, Kendra Kuehlem, Associate Planner and Yuchen Ding, Associate Planner. APPROVAL OF MINUTES The Plan Commission minutes dated August 15, 2017, were approved. PUBLIC COMMENTS - There was no response. DEVELOPMENT REPORT Mr. Proulx provided updates on the following cases; special use ordinance for Bott Park Recreation Center, and special use ordinance for Plainfield Community Center. OLD BUSINESS NEW BUSINESS Case No. 1770-082717.SPR PACE Park ‘N’ Ride Mr. Proulx stated the Village of Plainfield and the PACE Suburban Bus Company have partnered to develop a PACE Park ‘n’ Ride facility on the Village-owned property located generally east of Van Dyke Road and south of 143rd Street to support the popular PACE commuter bus service to Chicago. PACE currently operates from a shelter located on Village Center Drive adjacent to Village Hall. Parking for the service is provided in a portion of the Village Hall parking lot, plus on-street parking along Village Center Drive and Van Dyke Road. Due to the high demand for service, PACE secured agreements with additional businesses to support the increased parking demand. The new facility will be constructed under the Village’s direction and will be funded by PACE pursuant to inter-governmental agreements approved by both organizations. Mr. Proulx reviewed the findings of facts in the staff report dated September 1, 2017. Chairman Kiefer swore in Derrick Wold, Baxter and Woodman. Mr. Wold provided a brief explanation of the project. Chairman Kiefer asked for public comment, there was no response. Commissioner Renzi asked if a traffic light will be installed at the location. Mr. Wold stated traffic counts and studies have been completed and a traffic light will be installed. Commissioner Renzi asked if need be can the curbs and gutters be eliminated, instead of parking spaces. Mr. Wold stated that the curbs Plan Commission Minutes September 5, 2017 Page 2 of 5 and gutters are required by PACE. Commissioner Renzi asked staff if the signs are part of the approval, since it is not typical. Mr. Proulx stated that the signs were included for the commissioner’s to understand the overall vision of the project and the signs could change once sent out for bid. Commissioner Renzi asked if the R-1 zoning should be changed now instead of later. Mr. Proulx stated that in a month they will be the rezoning and explained why. Commissioner Renzi stated he would like to add a third stipulation to include compliance with rezoning to I-1. Commissioner Womack asked about traffic safety between bus, car and pedestrian. Mr. Wold stated PACE has specific requirements. Commissioner Womack asked Mr. Wold for clarification on what will be included in the shelter. Mr. Wold stated there will be public restrooms, private restroom for the PACE staff, storage and waiting area, which will include a vending & ticket machines. Commissioner Womack asked about hours/schedule. Mr. Proulx provided the hours of the bus service and stated that in the future there is hope to have additional service, including weekends. Commissioner Womack asked if the lot will be available for the Village to use for parking. Mr. Proulx stated the agreement does allow for different uses such as a festival or farmer’s market. Commissioner Seggebruch asked if the bike racks will be located near the shelter. Mr. Wold stated yes. Commissioner Seggebruch asked where the main entrance to the parking lot would be in relation to 143rd Street. Mr. Proulx stated the entrance will align with the current entrance to Logoplaste. Commissioner Seggebruch asked about current turn lines. Mr. Proulx stated the current lanes will be redone. Commissioner Seggebruch asked if the detention will be wet or dry. Mr. Wold stated the detention will be wet and there will be left and right turn lanes on Van Dyke. Commissioner Minnis asked if the turn lanes will be extended to accommodate stacking. Mr. Wold stated yes. Commissioner Minnis stated he would like to see the shelter over hangs have some sides because of wind and asked what measures are being made to keep the bus and car traffic safe. Mr. Wold stated how the flow of traffic for buses and cars should work. Commissioner Renzi asked who will lock the shelter. Mr. Proulx stated it will be locked by PACE and the Village will be paying for video security system that will be tied the Police Department. Commissioner Minnis made a motion to recommend approval of the site plan review for the proposed PACE Park ‘n’ Ride facility, 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. Contingent on property being rezoned to I-1. Seconded by Commissioner Renzi. Vote by roll call: Seggebruch, yes; Womack, yes; Renzi, yes; Minnis, yes; Kiefer, yes. Motion carried 5-0. Case No. 1767-072817.SU Sri Ayyappa Swami Temple Mr. Melrose stated the applicant is seeking special use approval to allow religious assembly use in the B-1 Neighborhood Service business zoning district for the property at 13250 S. IL Route 59. The applicant plans to lease the unit #102, which is located in the rear – south building of the office complex commonly known as the Meadows Campus. The property owner has provided their approval of the proposed use in this location. Mr. Melrose reviewed the findings of facts in the staff report dated September 5, 2017. Mr. Melrose stated staff believes that the proposed religious assembly use can be operated without negative impacts to adjacent properties or existing uses in the area. In advance of any comments from the public hearing or input from the Plan Commission, staff recommends approval. Plan Commission Minutes September 5, 2017 Page 3 of 5 Chairman Kiefer asked if the lot is shared and if there will be a overlap in parking during peak times. Mr. Melrose stated the parking lot is shared and the peak for attendance there should not overlap. Chairman Keifer swore in Anil Nair, applicant. Mr. Nair stated that this is a brand new location. Chairman Kiefer swore in David Kunkle, resident. Mr. Kunkle stated his concerns to be the parking lot is packed on Sunday, maintenance of property, the service time in the evening on Sundays, property value of homes, stormwater drainage, landscaping issues and lighting. Chairman Kiefer asked staff if they were aware of these issues. Mr. Proulx stated no. Chairman Kiefer asked staff to follow up on the issues presented by Mr. Kunkle. Chairman Kiefer swore in Nolan McCants, Senior Pastor of Harvest Church. Mr. McCants stated his concerns to be parking because his church may have parking problems during their peak holidays. Chairman Kiefer swore in Richard Armentano, resident. Mr. Armentano stated his concerns are the hours of service and the maintenance of the property. Chairman Kiefer asked applicant if the hours can be changed. Mr. Nair stated they are still working on the hours and stated the peak time is before sunset (6:30 p.m. – 7:00 p.m.). Chairman Kiefer swore in Michael Rojas, resident. Mr. Rojas stated his concerns are cars loitering in the parking lot, parking, weeds and landscaping is being removed. Chairman Kiefer asked staff to look at landscaping plan. Mr. Proulx stated that the staff will look into all issues stated this evening. Chairman Kiefer swore in Eric Rutherton, resident. Mr. Rutherton stated his concerns are the maintenance, parking on Saturday and Sunday, quality of life and plan for growth. Chairman Kiefer swore in Don Johnson, resident. Mr. Johnson stated his concerns are parking, traffic and adding police to control traffic, peak time of usage. Mr. Nair stated the peak number provided is a special occasion number. Mr. Melrose reviewed attendance numbers provided by applicant. Chairman Kiefer asked if applicant went to site on Saturday and Sunday to review parking. Mr. Nair stated they did visit the site to review parking. Chairman Kiefer swore in Debbie Kunkle, resident. Ms. Kunkle stated her concern regarding the parking in the winter. Chairman Kiefer swore in Wilmer Podius, resident. Mr. Podius stated his concern is the hours of operations. Mr. Rutherton asked about the process for approving a special use. Chairman Kiefer explained the special use process and he feels that the main concern from the public is the maintenance of the property. Chairman Kiefer swore in Ron Nathan, member of temple. Mr. Nathan stated the service will be inside the building and that they can have volunteers to make sure that people are exiting the property correctly. Mr. McCants stated that he would be comfortable with a staggered time for Sunday and that the church has a traffic control group. Chairman Kiefer suggested some options for parking. Plan Commission Minutes September 5, 2017 Page 4 of 5 Commissioner Renzi asked staff about the parking ordinance for a 4,200 square feet space. Mr. Melrose stated 19 spaces. Chairman Kiefer asked if the complex in fact has underground parking. Mr. Melrose stated yes, there is between 20-30 spots and believes it is reversed parking. Commissioner Renzi suggested that employees for the temple and the church could park in the underground parking area. Commissioner Renzi asked the applicant if they will have services with music. Mr. Nair stated that they will have chanting and some music and they are willing to stagger their services with the church. Commissioner Renzi asked if there is a holidays when the temple is crowded. Mr. Nair stated that they are unsure who will attend services and that they are confident is the numbers they gave to staff. Commissioner Womack stated that it would be helpful to have max occupancy for the temple and church. Chairman Kiefer stated that parking should have been taken into consideration when the building was built. Mr. Proulx state the challenge for a multi-tenant building is not knowing the uses and explained the parking parameters. Chairman Kiefer stated that on paper the parking works. Mr. Melrose stated that is correct. Mr. Nair stated that comparing a church to the temple is not fair and explained why. Commissioner Seggebruch asked if the hours could end earlier, since they will no longer have services in people’s homes. Mr. Nair stated that it is possible and explained why. Commissioner Seggebruch explained the history of the parcel and is hoping that staff will be able to get the property cleaned up. Commissioner Minnis stated he shares the parking concern and asked staff if in a multi-tenant building if that could include the other businesses in the staff report. Mr. Melrose stated yes and explained why it was not included. Commissioner Minnis stated that there needs to be collaboration between the church and temple regarding parking. Commissioner Seggebruch stated it would be helpful to have more information on the underground parking. Mr. Melrose stated they did contact the property owner to get more information and there was no response from the property owner. Commissioner Seggebruch asked if a stipulation should be added about the applicant amending their hours. Chairman Kiefer stated he would not like to see that as a stipulation because of the testimony the applicant gave under oath. Mr. Melrose stated that staff will be working with the applicant to address the hours. Commissioner Seggebruch 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 the Ayyappi Swami Temple at 13250 IL Route 59 Suite #102 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 Renzi. Vote by roll call: Minnis, yes; Womack, yes; Renzi, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-0. Case No. 1769-081617.AA.REZ SWC Spangler & US 30 Mr. Melrose stated the applicant is seeking to annex the 2.5 acre property located at the southwest corner of Spangler Road and U.S. Route 30 and rezone the property upon annexation to the B-3 Highway Business District. The vacant subject site is located in unincorporated Will County and the potential US Route 30 TIF district. Presently, the subject site is bank owned and the applicant has not identified a commercial user for the subject site. Mr. Melrose reviewed the findings of facts in the staff report dated September 5, 2017. Plan Commission Minutes September 5, 2017 Page 5 of 5 Mr. Melrose stated staff considers the subject property to be a logical extension of the village’s boundary and also submits that the site’s “General Commercial” future land use designation in the Comprehensive Plan supports the re-zoning to B-3. In advance of any input provided during the public hearing, and prior to the Plan Commission’s consideration, staff recommends approval. Chairman Kiefer swore in John Philipchuck, attorney for applicant. Mr. Philipchuck stated the benefit of the annexation and rezoning of the property. Chairman Kiefer swore in Frank Sotosanto. Mr. Sotosanto asked for clarification on the property. Mr. Melrose explained the shape of the property and explained that there would be buffering for the residents. Commissioner Renzi asked staff why this property will not be zoned as R-1. Mr. Proulx explained why it is being zoned to B-3 and explained the process. Commissioner Seggebruch asked if the property across the street, known as the Boulevard, is incorporated into the Village. Mr. Melrose stated yes. Commissioner Seggebruch asked applicant about access to the property. Mr. Philipchuck explained the potential access drives. Chairman Kiefer swore in Bernadine Coogleman, resident. Ms. Coogleman stated the curb cut on Spangler is just gravel and no curbs. Commissioner Minnis made a motion to recommend approval of the annexation of the property commonly known as the Drum Farm (PIN 06-03-23-300-056-0000) as a logical extension of the Village’s municipal boundary. Seconded by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Womack, yes; Seggebruch, yes; Minnis, yes; Kiefer, yes. Motion carried 5-0. Commissioner Renzi 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 requested map amendment (re-zoning), from R-1 to B-3, for the property commonly known as 22959 S. Lincoln Highway. Seconded by Commissioner Womack. Vote by roll call: Minnis, yes; Seggebruch, yes; Womack, yes; Renzi, yes; Kiefer, yes. Motion carried 5-0. DISCUSSION Mr. Proulx introduced the new Associate Planners; Yuchen Ding and Kendra Kuehlem. Mr. Proulx reminded the commission and public regarding open house for the public and private partnership for the PACE Park ‘N’ Ride. Meeting adjourned at 9:12 p.m. Respectfully submitted by, Tracey Erickson Tracey Erickson Recording Secretary