HomeMy Public PortalAbout09-03-19 ZBA & Plan Commission Agenda PacketZoning Board of Appeals & Plan Commission
Tuesday, September 03, 2019
7:00 PM
Village Boardroom
24401 W. Lockport Street
Plainfield, IL 60544
Agenda
ZONING BOARD OF APPEALS
A.CALL TO ORDER, PLEDGE TO THE FLAG, ROLL CALL
B.APPROVAL OF MINUTES
Approval of the Minutes of the Zoning Board of Appeals held on May 21, 2019.
05-21-2019 ZBA minutes.pdf
C.PUBLIC COMMENTS
D.DEVELOPMENT REPORT
E.OLD BUSINESS
F.NEW BUSINESS
CASE NUMBER: 1849-080619.VAR
REQUEST: Variance (Public Hearing)
LOCATION: 14415 S. Maple Ct.
APPLICANT: Tanner Panozzo
14415 S. Maple Ct. Staff Report and Graphics.pdf
G.DISCUSSION
H.ADJOURN
PLAN COMMISSION
A.CALL TO ORDER, ROLL CALL
B.APPROVAL OF MINUTES
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Zoning Board of Appeals & Plan Commission Page - 2
Approval of the Minutes of the Plan Commission held on August 6, 2019.
08-06-2019 Plan Commission Minutes.pdf
B.PUBLIC COMMENTS
D.OLD BUSINESS
TO BE CONTINUED TO THE PLAN COMMISSION MEETING ON
SEPTEMBER 17, 2019
CASE NUMBER: 1842-061119.SU.SPR.FP
REQUEST: Special Use (Public Hearing), Site Plan Review, and Final Plat
LOCATION: SWC of Renwick Rd. & Route 30
APPLICANT: Naser Odeh
Renwick Properties Memo.pdf
CASE NUMBER: 1814-081318.AA.SU.PP
REQUEST: Annexation, Special Use, & Preliminary Plat
LOCATION: East side of Steiner Rd. between 143rd St. & Route 126
APPLICANT: Edward Mattox
Greenbriar Staff Report and Graphics.pdf
E.NEW BUSINESS
F.DISCUSSION
G.REMINDERS
September 9th – Special Village Board at 7:00 p.m.
September 16th – Village Board at 7:00 p.m.
September 17th - Plan Commission at 7:00 p.m.
H.ADJOURN
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Zoning Board of Appeals Record of Minutes
Date: May 21, 2019 Location: Village Hall
CALL TO ORDER, PLEDGE & ROLL CALL Chairman Kiefer called the Zoning Board of Appeals and Plan Commission meeting to order at 7:00 p.m.
and led the Pledge.
ROLL CALL: Commissioners Minnis, Renzi, Seggebruch, and Chairman Kiefer were present.
Commissioners Heinen, Ruane, and Womack were absent. Plainfield Fire Protection District was present, Plainfield Township Park District, Plainfield Public Library District and Plainfield Community
Consolidated School District 202 were absent.
OTHERS PRESENT: Yuchen Ding, Associate Planner
APPROVAL OF MINUTES The minutes of the Zoning Board of Appeals dated August 7, 2018 were approved as presented.
PUBLIC COMMENTS No Comment.
DEVELOPMENT REPORT Mr. Ding provided an update on the Forest Edge annexation case.
OLD BUSINESS
NEW BUSINESS Case No. 1350-041019.VAR.SPR 15809 S. Route 59 Vequity, LLC
Mr. Ding stated the applicant is seeking approval of a variance to permit a rear yard setback
encroachment similar in magnitude to the setbacks per the existing development. Staff notes that the
variance request will be considered by the Zoning Board of Appeals, while the site plan review will be considered by the Plan Commission. The subject property is a 43,842 square-foot lot located at northeast
corner of Renwick Road and Route 59. Currently, the lot is improved with a gas station providing eight (8) fuel islands and a small convenience store under the overhead canopy. The existing site also includes a detached carwash facility on the rear side of the lot and protruding 7.87 feet.
Mr. Ding reviewed the finding of facts in the staff report dated May 17, 2019. Mr. Ding stated prior to
public hearing and discussion by the Zoning Board of Appeals, staff recommends approval.
Chairman Kiefer swore in Ivan Nockov, representing Vequity, LLC. Mr. Nockov state he has nothing to add at this time.
Chairman Kiefer asked for public comment and there was no response.
Commissioner Seggebruch asked staff if the rear setback on the survey from the current gas station is
correct, since it shows a 15-foot rear setback and not 30 foot. Mr. Ding stated he will need to look into
this detail. Commissioner Seggebruch asked if the village standard today is 30-foot rear yard setback. Mr. Ding confirmed. Commissioner Renzi stated that we need to find out when or if the rear yard setback
changed or if the survey is not accurate, since it affects the Variance Analysis criteria (a) in the staff
report.
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Zoning Board of Appeals & Plan Commission Minutes August 7, 2018
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Chairman Kiefer asked if staff has received any feedback from residents. Mr. Ding indicated staff has
not. Commissioner Renzi asked if the notice and mailings were posted and published in accordance with
state statute and local ordinance. Mr. Ding confirmed.
Commissioner Seggebruch commented on the general harmony of the development comparing the survey
information at 15 feet rear yard setback and current rear yard setback. Commissioner Seggebruch stated on the site plan it is labeled as a front yard setback, but the report states it is a rear yard setback, so clarification is need. Chairman Kiefer suggested staff get clarification on this issue before this case goes
to Village Board.
Chairman Kiefer asked what will happen to the existing tanks. Mr. Nockov stated the tanks, product lines, and pumps will be removed.
Commissioner Minnis asked if the existing landscape buffer along the residential lot line will be impacted by the redevelopment. Mr. Nockov indicated they have a plan to protect that landscape buffer.
Commissioner Seggebruch made a motion adopt the findings of fact of staff as articulated at this meeting
of the Zoning Board of Appeals as the findings of fact of the Zoning Board of Appeals and, recommend approval of a variance to permit a building encroachment of up to 17.33 feet into the rear yard setback for
the property located at 15809 South Route 59.
Seconded by Commissioner Minis. Vote by roll call: Renzi, yes; Minnis, yes; Seggebruch, yes; Kiefer,
yes. Motion carried 4-0. DISCUSSION
No Discussion. ADJOURN
Zoning Board of Appeals meeting Adjourned at 7:21 p.m.
Respectfully submitted by
Tracey Erickson
Recording Secretary
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14415 S. Maple Ct.
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Tanner Panozzo
14415 S. Maple Ct., Plainfield, IL. 60544.
Fence Material and Quote
Fence will be made from AC2 treated Pine.
• Post will be 4x4
• Horizonal supports will be 2x4
• Pickets will be 6ft tall dog ear
Fence will be put together onsite with screws to ensure fence is as strong as it can be. (will not be using
pre ordered panels as they are not as sturdy or last as long as individually put together.
Material cost is $7.69 per linear foot. (final quote came out to be $1,924.34 for 250 linear foot.
Here is an example of the fence final look.
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Single
gate
Double
gate
31.5”
101’
90’
58’
9.7’
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Plan Commission Record of Minutes
Date: August 6, 2019 Location: Village Hall CALL TO ORDER, PLEDGE, & ROLL CALL
Chairman Kiefer called the Plan Commission meeting to order at 7:01 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Heinen, Minnis, Renzi, Ruane, Seggebruch, Womack, and Chairman
Kiefer were present. Plainfield Fire Protection District, Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School District 202 were absent.
OTHERS PRESENT: Jonathan Proulx, Planning Director; Yuchen Ding, Associate Planner; Jessica Gal, Associate Planner; and Steve Amann, Baxter & Woodman.
APPROVAL OF MINUTES The minutes of the Plan Commission dated July 16, 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 following cases: The Boulevard, Costco, and Plainfield Township
Will County Case. Mr. Proulx introduced Jessica Gal, new Associate Planner; and Steve Amann, Baxter and Woodman. OLD BUSINESS Case No. 1842-061119.SU.SPR.FP SWC of Route 30 & Renwick Rd. Naser Odeh
Mr. Ding stated the applicant is seeking a recommendation for approval of a special use permit for a
Planned Unit Development (P.U.D.) and site plan review to develop the 2.8-acre vacant land parcels at
the southwest corner of U.S. Route 30 and Renwick Road with three (3) commercial buildings designed for neighborhood-scale businesses. After presenting the original development proposal and hearing the
comments from the commissioners and the public in the Plan Commission meeting of July 16th, the
applicant has revised the proposal to address concerns that include walkability of the subject property, Renwick Road entry point and parking lot design. In addition, the applicant has completed the elevation
plan and the trash enclosure plan in detail. Mr. Ding reviewed the staff report August 6, 2019. Mr. Ding concluded prior to public hearing and
discussion by the Plan Commission, staff recommends approval. Chairman Kiefer asked if there will be no action tonight for the final plat. Mr. Ding confirmed.
Commissioner Renzi asked staff to clarify if the applicant will be required to return to the Plan Commission for the final plat. Mr. Proulx stated the applicant will need to return to the Plan Commission
and Village Board for final plat approval.
Chairman Kiefer reminded Bill Zalewski, engineer; and Naser Odeh, applicant they remain under oath.
Chairman Kiefer asked the applicant if they received any feedback from IDOT. Mr. Zalewski stated he
has not received a response from IDOT regarding their submittal. Chairman Kiefer asked the applicant to provide an update on the changes to the plan from last meeting. Mr. Zalewski explained the changes that
were made to the plan which include but limited to; parking, garbage enclosures, landscaping, and
lighting. 17
Plan Commission Minutes August 6, 2019
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Chairman Kiefer reminded Paula Fugett, resident, she is still under oath. Ms. Fugett voiced her concerns
regarding what is proposed for the residence that are adjacent to the property on George Court. Mr. Zalewski explained the location of the board on board six-foot fence and heavy landscaping along the
detention pond. Ms. Fugett asked if there will be lighting for building 3. Chairman Kiefer stated the
applicant will need to follow the Village ordinance for lighting.
Chairman Kiefer swore in Barbara Wheeler, resident. Ms. Wheeler voiced her concern regarding traffic
safety at the intersection of Peerless St. and Renwick Rd. Ms. Wheeler asked what the update is for through traffic on Peerless St. Mr. Ding stated staff has been working with the applicant and the applicant
has decided to not eliminate the access points of Peerless St. because IDOT may deny access on Renwick Rd.
Chairman Kiefer reminded Stephen Klett, resident, he is still under oath. Mr. Klett asked if there has been any progress on the following issues that were suggested which include; building 3 elevations,
drive-thru speakers, and drive-thru queue. Mr. Klett asked staff to explain the findings of facts in the staff
report. Chairman Kiefer asked staff to explained what analysis was done to give a favorable conclusion for (a) in the findings of facts. Mr. Ding explained how he determined his findings. Chairman Kiefer
asked staff to confirm if Lynn St. is within the Villages’ jurisdiction. Mr. Proulx explained the Village’s
boundaries in the immediate area. Mr. Proulx indicated that a sidewalk in the east side of Peerless St. can be added to the site plan, if desired. Commissioner Renzi asked staff if the findings in (b) are also
supportive to (a). Mr. Ding confirmed.
Chairman Kiefer reminded Jennie Wheeler, resident, she is still under oath. Ms. Wheeler asked for
clarification if there will be right-in-right- out on Peerless St. and Renwick Rd. Mr. Zalewski stated right-
in-right- out on Route 30, right-in on Renwick Rd. and full access on Peerless St.
Chairman Kiefer swore in Regina Pommier, resident. Ms. Pommier voiced her concerns about the existing traffic on Renwick Rd, noise, and lights. Ms. Pommier stated an office use maybe more appropriate use.
Chairman Kiefer closed public comments.
Chairman Kiefer stated he was hoping to see a change to the access points on Peerless Dr. and the only major change he noticed was the change to Renwick Rd. access point. Chairman Kiefer commented that
the IDOT comments will possibly change the access to the property.
Mr. Proulx responded to the residents’ concerns regarding the drive-thru locations by providing an
explanation on the location of the drive-thrus. Chairman Kiefer asked if staff is comfortable with the drive-thru locations. Mr. Proulx stated that the drive-thrus could accommodate bypass traffic but would defer that to Mr. Amann. Mr. Proulx also clarified that the site plan review approval is only for building
one and the applicant will need to appear before the Plan Commission for buildings two and three for
approval. Chairman Kiefer asked for clarification that the site plan approval is only for building one. Mr. Ding confirmed.
Mr. Proulx wanted to note that the access point to Route 30 is probably fixed so expect IDOT to not allow any changes to it.
Commissioner Heinen asked Mr. Amann to provide the commission his thoughts regarding building
placement, drive-thrus, and access points. Mr. Amann provided the commission his thoughts on the
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Plan Commission Minutes August 6, 2019
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access point on Renwick Rd. Mr. Amann stated the drive-thru access could be problematic because
essentially you are driving on the wrong side of road and he has the same thoughts on the drive-thru bypass. Commissioner Heinen stated he does not see any major changes to the site plan from the last
meeting and feels the applicant needs to reconfigure the site because the traffic flow is too confusing and
hazardous.
Commissioner Seggebruch asked if there is possibility to have a traffic light at Howard and Renwick.
Mr. Amann stated that would be very close for another signalized intersection at Renwick and Route 30. Commissioner Seggebruch suggested how traffic could be rerouted in the area. Commissioner
Seggebruch suggested the Village to vacate Peerless Dr. to the developer. Commissioner Seggebruch stated he agrees with Commissioner Heinen comments regarding the site plan. Commissioner Heinen stated that the applicant needs to meet with IDOT for direction, since the access will dictate the site
planning. Commissioner Seggebruch suggested only one access drive on Peerless Dr. and three-quarter access onto Peerless Dr. could help the site plan.
Chairman Kiefer asked the applicant if they are willing to work with staff and IDOT to come up with a solution. Mr. Zalewski stated he knows the biggest change to the site was access, but their hurdle is
frontage. Chairman Kiefer stated he understands there are challenges with the site but what is presented
this evening does not seem to work for the site. Mr. Zalewski explained what changed from their last presentation which includes; landscaping improvements around building 3, removed lights along
residential, and proposing a board on board fence along residential. Mr. Zalewski stated the goal is to
keep the building as far as possible from the residential, but they need access onto Peerless Dr. Mr. Zalewski stated their plans were submitted to IDOT three months ago and IDOT may not allow the access
onto Route 30 since the parcels will be consolidated. Commissioner Heinen suggested the applicant
contact IDOT again and agreed IDOT will dictate the access to the site which may include requiring access on Peerless Dr.
Commissioner Renzi suggested presenting a plan to IDOT showing the Renwick Rd. access moved further west. Commissioner Renzi indicated the problem for the developer is they need access onto
Peerless Dr. and the problem for the commission is they are requesting access onto a local street. Commissioner Renzi states he feels the plan does not work as is.
Chairman Kiefer stated it is clear that the commission still has concerns regarding the site plan. Chairman Kiefer asked the applicant if they would like to continue to working with staff and IDOT to try and
improve the plan or would like the commission to take action. Mr. Zalewski stated they would like to
continue to work with staff and IDOT. Chairman Kiefer stated he would like to see a more creative plan. Chairmen Kiefer asked if the applicant would like to continue to a future date. Mr. Zalewski confirmed
and asked the case to be continued to September 3rd.
Commissioner Ruane voiced his concern about the one-way traffic through the site and provided a
suggestion on how to rectify it. Commissioner Ruane asked staff to research vacating Peerless Dr. just in
the event IDOT will not allow access on Renwick Rd. and Route 30. Commissioner Ruane requested elevations for building 2 and 3.
Commissioner Seggebruch asked what the Village can do if IDOT is not responding to the applicant. Mr. Proulx stated staff has facilitated a meeting with IDOT for past projects.
Commissioner Renzi asked if the trees that will be saved, bike racks, menu board, and drive-thru locations need to be added to the site plan. Commissioner Renzi asked the building that is being
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approved be clearly marked on the plan, since buildings 2 and 3 will be approved at a later date.
Commissioner Renzi asked staff to clarify in the staff report what exactly staff is working on with the applicant regarding the minimization of the impact of local traffic.
Commissioner Ruane made a motion to continue proposed site plan review and special use permit for the multi-tenant commercial development with two drive-thrus at the southwest corner of Renwick Road and
U.S. Route 30 to the September 3, 2019 meeting of the Plan Commission.
Second by Commissioner Seggebruch. Vote by roll call: Heinen, yes; Minnis, yes; Renzi, yes, Womack,
yes; Seggebruch, yes; Ruane, yes; Kiefer, yes. Motion carried 7-0. NEW BUSINESS
Case No. 1847-070319.FP Northpointe Subdivision Phase 2 Pulte Homes Company, LLC
Mr. Ding stated the applicant is seeking recommendation for approval of a final plat for Phase 2 of the 169-unit Northpointe subdivision. The subject property was annexed in September 2018, and the
preliminary plat was approved in September 2018. Phase 2 of the Northpointe residential development is
9.36 acres for 41 detached single-family residential lots, two (2) outlots (G and H) with utility easements along the northern development boundary and two (2) dedicated streets.
Mr. Ding review the staff report date August 6, 2019. Mr. Ding concluded staff finds that the proposed Final Plat for Phase 2 of the Northpointe subdivision is consistent with the preliminary plat, annexation
agreement and Village requirements. Prior to discussion by the Plan Commission, staff recommends approval of the final plat, subject to the noted stipulations.
Chairman Kiefer swore in Rob Gets, Pulte Homes. Mr. Gets stated there has been no changes from the Preliminary Plat.
Commissioner Renzi asked staff if there are omitted key/through lots from the final plat. Mr. Ding confirmed that the labels are just missing from the plat. Mr. Proulx stated it is more of a cartography
request and explained why it needs to be added. Chairman Kiefer asked Mr. Gets if they are comfortable
with fixing the plat. Mr. Gets stated yes.
Commissioner Womack stated he noticed the density decreased from the time it was first reviewed by the
Plan Commission. Mr. Proulx explained the changes Village Board recommended.
Commissioner Minnis stated he appreciates the lot size modifications the applicant has made.
Commissioner Minnis asked the applicant what is the demarcation point to qualify a smaller lot verses a large lot. Mr. Gets stated based on the series which are Prairie and Meadow.
Commissioner Ruane asked staff to include the density of the adjacent properties in the staff report. Commissioner Ruane questioned the 30-foot easement between Lots 133 and 134. Mr. Gets stated it is
connectivity to the school. Mr. Proulx stated also an overland flood route from the school. Commissioner Seggebruch complimented the developer on the entrance to the site on 248th Ave.
Commissioner Seggebruch made a motion to recommend approval of the Final Plat for Phase 2 of the Northpointe subdivision, subject to the following stipulations:
1. Compliance with the requirements of the Village Engineer; and
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2. Compliance with the requirements of the Plainfield Fire Protection District.
Second by Commissioner Heinen. Vote by roll call: Heinen, yes; Minnis, yes; Renzi, yes, Ruane, yes;
Womack, yes; Seggebruch, yes; Kiefer, yes. Motion carried 7-0. DISCUSSION Commissioner Renzi stated it would be helpful to have data for existing stand alone restaurants drive-thru
square footage, menu boards, and stacking because it would help determine if it fits the needs of the building. Chairman Kiefer suggested the staff add more clarification to the staff report on what the
special use is. Commissioner Womack suggested for tonight’s case to look at the parking as if every
building is not a restaurant because it could help some of the circulation.
Commissioner Ruane asked if the Village has vacated any other streets for a project. Mr. Proulx stated
there have been a number of road vacations but not specific to a commercial development. Commissioner Ruane stated the case tonight would be a great example to give up a road since it also not fully improved.
Commissioner Heinen stated he wanted to provide an update of the Queen Hearts Raffle for St. Mary’s since Nevin’s closed, they are working with another partner and will hopefully have more information
next week. Commission Minnis suggested for cases that have been continued adding to the staff report the dates of
the prior meeting and a hyper link to the minutes. Commissioner Seggebruch thanked Mr. Amann for attending the meeting and for his input.
Chairman Kiefer read the reminders.
ADJOURN Plan Commission meeting adjourned at 8:42 p.m.
Respectfully submitted by Tracey Erickson
Tracey Erickson Recording Secretary
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