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HomeMy Public PortalAbout03-05-2019 Plan Commission Minutes Plan Commission Record of Minutes Date: March 5, 2019 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 to the flag. ROLL CALL: Commissioners Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer were present. Commissioners Heinen and Minnis were absent. Plainfield Fire Protection District was present. Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School District 202 were absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; and Yuchen Ding, Associate Planner. APPROVAL OF MINUTES The minutes of the Plan Commission dated February 19, 2019 were approved as amended. PUBLIC COMMENTS Chairman Kiefer asked for public comment and there was no response. DEVELOPMENT REPORT Mr. Proulx provided an update on the Lockport St. warehouse/storage and Willow Tree Farm cases. OLD BUSINESS Case No. 1848-081318.AA.SU.PP East side of Steiner Rd. between 143rd St. & Route 126 Edward Mattox Mr. Proulx stated the applicant has requested the case and public hearing be continued to the Plan Commission meeting on March 19, 2019. Mr. Proulx explained why this development is coming back to the Plan Commission. Chairman Kiefer asked if the path connection to Liberty Grove was eliminated because of the public comments from the first meeting. Mr. Proulx stated the Liberty Grove HOA maintains the path and the developer removed the connection to not cause additional wear and tear to the path. Commissioner Renzi made a motion to continue the case and public hearing to the Plan Commission meeting on March 19, 2019. Seconded by Commissioner Seggebruch. Vote by roll call: Ruane, yes; Womack, yes; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 5-0. NEW BUSINESS Case No. 1828.021119.AA.REZ 23855 W. Andrew Rd. & 12249 S. Rhea Dr. Ryan Kure Mr. Ding stated the applicant is seeking to annex two abutting parcels in the Wolf Creek Industrial Park in unincorporated Will County. The subject site at 23855 West Andrew Road is approximately 1.06 acres. The parcel is improved with a building of approximately 12,500 square feet as well as a paved parking lot with 29 stalls. The subject site at 12249 South Rhea Drive is approximately 1.06 acres, with a building of approximately 12,000 square feet and a 13-stall paved parking lot. The two parcels are contiguous to the Village of Plainfield’s municipal boundary via the existing Village boundary on the west side of South Rhea Drive and the Village boundary south of the parcels. The applicant also seeking to re-zone the subject lots from the default R-1 Low Density, Single-Family Residential District to I-1 – Office, Research, and Light Industrial District and to expand the parking. Plan Commission Minutes March 5, 2019 Page 2 of 5 2 Mr. Ding reviewed the staff report dated March 1, 2019. Mr. Ding further stated staff believes the proposed annexation is a logical extension of the Village’s boundaries. With respect to the map amendment (re-zoning), staff also believes that the findings of fact to support a recommendation for approval have been demonstrated. Chairman Kiefer swore in Ryan Kure, applicant. Mr. Kure stated the purpose of the annexation request is for water and sewer connection since they would like to do a parking lot expansion, but the septic tank is preventing that. Chairman Kiefer asked for public comment and there was no response. Commissioner Renzi asked if the parcels will need stormwater detention. Mr. Ding clarified how lot size and/or impervious surfaces can affect stormwater detention requirements per village code. Commissioner Renzi asked if the improvement of a new parking lot will come before the Plan Commission for review. Mr. Proulx stated he wanted to discuss the parking lot this evening. Commissioner Renzi stated there is no waiver for stormwater detention in the staff report. Chairman Kiefer asked staff to clarify stormwater detention in the staff report for Village Board. Commissioner Seggebruch added that the parking lot expansion does raise concern about stormwater detention. Commissioner Seggebruch asked for clarification on the building square footage. Mr. Kure stated the buildings are approximately 12,500 square feet (Andrew) and 12,000 square feet (Rhea). Commissioner Seggebruch asked if the two buildings share the septic field. Mr. Kure stated he believes it is shared and clarified where the septic field is located. Commissioner Seggebruch asked if each building will have their own services from the Village. Mr. Kure confirmed. Commissioner Ruane asked if outdoor storage is allowed for I-1 zoning. Mr. Proulx stated outdoor storage would require a special use. Commissioner Ruane asked if the applicant will have outdoor storage. Mr. Proulx stated no and explained what type of tenants are currently in the building. Commissioner Ruane asked about road jurisdiction. Mr. Proulx explained how intergovernmental agreements work and would have to research who is maintaining it. Commissioner Ruane asked for a prevision for stormwater detention in the motions. Commissioner Womack asked if there is existing stormwater detention. Mr. Proulx stated the parking lot addition would be exempt the applicant from the Site Plan Review process because he was hoping to discuss it this evening. Mr. Proulx stated the intention was not to exempt the applicant from stormwater detention. Commissioner Womack asked what tenants are in the buildings. Mr. Kure stated what tenants are currently in the buildings. Commissioner Womack agrees with having a stipulation for stormwater management. Commissioner Ruane asked if there is currently a triple basin system for the buildings. Mr. Kure stated Rhea building does not have one and would have to check the Andrew building. Commissioner Ruane stated the applicant will need to comply with the Village’s sanitary system. Commissioner Seggebruch asked if there was detention planned for the commercial west of the proposed annexations. Mr. Proulx confirmed. Commissioner Seggebruch explained why it is important to have stormwater detention reviewed. Commissioner Renzi made a motion to recommend approval of the annexation of the parcels commonly known as 23855 West Andrew Road and 12249 South Rhea Drive (Parcel Identification Number 07-01- 27-108-002-0000 and 07-01-27-108-001-0000), as a logical extension of the Village of Plainfield. Seconded by Commissioner Womack. Vote by roll call: Seggebruch, yes; Ruane, yes; Womack, yes; Renzi, yes; Kiefer, yes. Motion carried 5-0. Plan Commission Minutes March 5, 2019 Page 3 of 5 3 Commissioner Renzi made a motion to amend the recommendation of approval of the annexation of the parcels commonly known as 23855 West Andrew Road and 12249 South Rhea Drive (Parcel Identification Number 07-01-27-108-002-0000 and 07-01-27-108-001-0000), as a logical extension of the Village of Plainfield, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Compliance with the requirements of the Village sanitary and stormwater detention standards. Seconded by Commissioner Womack. Vote by roll call: Seggebruch, yes; Ruane, yes; Womack, yes; Renzi, yes; Kiefer, yes. Motion carried 5-0. Commissioner Seggebruch 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) of the parcels commonly known as 23855 West Andrew Road and 12249 South Rhea Drive (Parcel Identification Number 07-01-27-108-002-0000 and 07-01-27-108-001-0000) from the default R-1 zoning to I-1 – Office, Research, and Light Industrial District. Seconded by Commissioner Ruane. Vote by roll call: Renzi, yes; Womack, yes; Ruane, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-0. Case No. 1829.021419.AA.REZ 12191 S. Rhea Dr. William Valentino Mr. Ding stated the applicant is requesting to annex an existing multi-unit office building in Wolf Creek Industrial Park in unincorporated Will County into the Village of Plainfield. Upon annexation, the applicant is also requesting approval to re-zone the parcel from the default zoning R-1 Low Density, Single-Family Residential District to I-1 – Office, Research, and Light Industrial District. The subject site is approximately 5.97 acres and is located at the northeast corner of West Andrew Road and South Rhea Drive. The parcel is improved with a building of approximately 14,200 square feet as well as a paved parking lot. Mr. Ding reviewed the staff report dated March 1, 2019. Mr. Ding further stated Staff believes the proposed annexation is a logical extension of the Village’s boundaries, contingent upon approval of the adjacent, concurrent annexation request. With respect to the map amendment (re-zoning), staff also believes that the findings of fact to support a recommendation for approval have been demonstrated. Chairman Kiefer swore in William Valetino, applicant. Mr. Valetino stated the purpose of the annexation request is for water and sewer connection. Chairman Kiefer asked the applicant to clarify the size of the building. Mr. Valetino stated 14,200 square feet. Chairman Kiefer asked for public comment and there was no response. Chairman Kiefer clarified this request is just for annexation and rezoning, with no additional improvements to be made. Commissioner Renzi asked staff if it is their recommendation to amend the motion to add stipulations for compliance with Village Engineer and Fire Department. Mr. Proulx stated it can be added. Commissioner Renzi explained why he feels the stipulations are important. Chairman Kiefer asked the applicant to explain how their stormwater detention works. Mr. Valetino indicated there is not currently any problems managing stormwater with the current detention on the property. Plan Commission Minutes March 5, 2019 Page 4 of 5 4 Commissioner Womack asked if the commission wants similar stipulations from the previous case. Chairman Kiefer stated the stipulation can be added to the motion for annexation. Commissioner Womack asked if it is the commission’s intent is to have the applicant prove there is sufficient stormwater management. Chairman Kiefer stated he feels it is a valid request to have the applicant manage their stormwater. Commissioner Womack asked the applicant if he understands what is required. Mr. Valetino indicated there has been no stormwater impact to the neighbors that he is aware of. Mr. Proulx stated staff can work with the applicant to demonstrate that what is there currently satisfies the Village’s requirement. Commissioner Ruane stated he would like to make sure that sanitary will be reviewed with staff as well. Commissioner Ruane asked the applicant if there are issues with the water or septic field. Mr. Valetino indicated there has been some issues with the septic field, which he has received quotes to try and resolve. Mr. Valetino stated that his manager reached out to some adjacent owners and Mr. Kure indicated they were interested incorporating into the Village. Commissioner Ruane asked the applicant if the lot size is correct at 6 acres. Mr. Valetino stated the current detention is included in the lot size. Chairman Kiefer asked staff to verify lot size. Commissioner Seggebruch asked if the dry detention fills and discharges into Wolf’s Creek. Mr. Valetino stated it primarily a dry area and it takes a lot of rain to have any standing water. Commissioner Seggebruch asked what tenants are in his building. Mr. Valetino provided the commission with who the tenants are and what they do. Commissioner Womack made a motion to recommend approval of the annexation of the parcel commonly known as 12191 South Rhea Drive (Parcel Identification Number 07-01-27-101-026-0000) as a logical extension of the Village of Plainfield with a stipulation for the applicant to work with staff on compliance with stormwater management and sanitary discharge. Seconded by Commissioner Ruane. Vote by roll call: Renzi, yes; Womack, yes; Ruane, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-0. Commissioner Seggebruch asked if there is a mobile office unit on the property. Mr. Valetino explained that Recovery Solutions has a mobile unit during natural disasters and is not attached to the building. Commissioner Seggebruch asked if the mobile units have sanitation in them. Mr. Valetino stated no. Commissioner Seggebruch 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) of the parcel commonly known as 12191 South Rhea Drive (Parcel Identification Number 07-01-27-101-026-0000) from the default R-1 zoning to I-1 – Office, Research, and Light Industrial District. Seconded by Commissioner Renzi. Vote by roll call: Ruane, yes; Womack, yes; Renzi, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-0. Case No. 1831-022819.SPR 24106 Renwick Rd. Mark Layne, Agent for Verizon Wireless Mr. Proulx stated the applicant is seeking site plan review for approval installation of the at-grade ancillary equipment associated with the proposed placement of cellular equipment on the top of the adjacent Village water storage tank. The placement of the cellular equipment has been approved by agreement between the Village of Plainfield and Verizon. However, staff has required that the at-grade improvements be required to submit for formal site plan review. Mr. Proulx reviewed the staff report dated March 1 ,2019. Mr. Proulx stated staff believes that the proposed improvements are appropriate and necessary to provide for the aerial cellular improvements Plan Commission Minutes March 5, 2019 Page 5 of 5 5 approved by the Village through an agreement with Verizon. Staff suggests that the plan adequately buffers and screens the at-grade equipment from adjacent homes and otherwise complies with the requirements of the site plan review ordinance. Chairman Kiefer swore in Mark Layne, Agent for Verizon Wireless. Mr. Layne clarified that the antenna will be placed on the neck of the tank not the top. Chairman Kiefer asked for public comment and there was no response. Commissioner Ruane asked if there are any alarms associated with the equipment. Mr. Layne stated the alarms will not be auditable. Commissioner Ruane asked if there can be a sign on the equipment with a phone number for the public to connect if there is an issue. Commissioner Ruane asked if there will be a light. Mr. Layne could not confirm. Commissioner Ruane recommended an offset picket fence. Commissioner Renzi voiced his concern regarding safety because of the obstruction of the fence, so suggested an opaque fence that is over 6 feet tall. Commissioner Renzi asked if there have been issues with vandalism, partiers, or predators at other locations. Mr. Layne could not confirm. Commissioner Renzi asked if Verizon could send a letter to the Village that addresses if there have been any issues with vandalism, partiers, or predators at other locations. Commissioner Ruane made a motion to recommend approval of the requested site plan review for the proposed Verizon at-grade ancillary equipment pad located at 24114 W. Renwick Road, 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 Womack. Vote by roll call: Renzi, yes; Seggebruch, yes; Womack, yes; Ruane, yes; Kiefer, yes. Motion carried 5-0. DISCUSSION Chairman Kiefer asked if Ms. Kuehlem has moved on in her professional career. Mr. Proulx confirmed. Chairman Kiefer thanked Ms. Kuehlem for her service to the Village and Plan Commission and wishes her success in her new job. Commissioner Womack asked for clarification that properties that have annexed are still going through a plan review. Mr. Proulx confirmed that items are permitted and reviewed. Commissioner Ruane asked if there is any information on the parcel at the dead-end of Van Dyke Road since there has been some clearing done to the lot. Mr. Proulx indicated that the property was purchased and believes the new owner of the property will construct single-family homes. Commissioner Seggebruch asked if the Village will get tax revenue from the properties that may be annexed into the Village. Mr. Proulx confirmed that there is a small amount of tax revenue the Village will receive. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 8:21 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary