HomeMy Public PortalAbout06-02-2020 Plan Commission PacketPlan Commission
Tuesday, June 02, 2020
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
Approval of the Minutes of the Plan Commission meeting held on April 21, 2020.
04-21-2020 Plan Commission Minutes.pdf
APPROVAL OF ANNUAL REPORT
Approval of 2019-2020 Annual Report of the Plan Commission.
ANNUAL REPORT 2019-2020.pdf
PUBLIC COMMENTS -
• Please email public comments to publiccomments@goplainfield.com, please note PUBLIC
COMMENTS - PLAN COMMISSION in the email subject line. Comments must be received
by Tuesday, June 2, 2020 at 3:00 p.m.
• Village Meetings are livestreamed on the Village’s Website -
https://plainfield-il.org/pages/agendasmeetings, click “in progress” when available.
• Live meetings are broadcast on Comcast Channel 6 and AT&T U-verse Channel 99.
DEVELOPMENT REPORT
OLD BUSINESS
NEW BUSINESS
CASE NUMBER: 1880-05132020.REZ
REQUEST: Map Amendment/Re-Zoning (Public Hearing)
LOCATION: NW Corner of 143rd Street and Route 59
1
Plan Commission Page - 2
APPLICANT: Neal Driscoll, Dermody Properties
Ball Glass Factory Staff Report.pdf
Ball Glass Factory Attachments.pdf
DISCUSSION
ADJOURN
REMINDERS -
June 15th – Village Board at 7:00 p.m.
June 16th – Plan Commission at 7:00 p.m.
2
Plan Commission
Record of Minutes
Date: April 21, 2020 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 Heinen, Minnis, Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer were
present. Fire Protection District, Plainfield Public Library District, Plainfield Township Park District and Plainfield
Community Consolidated School District 202 were absent.
OTHERS PRESENT: Jonathan Proulx, Director of Planning; Jessica Gal, Associate Planner; and Yuchen Ding,
Associate Planner.
PUBLIC COMMENTS
No Public Comments received via email.
DEVELOPMENT REPORT
Mr. Proulx provided updates on the following Planning cases: IGA with PACE, Design Build Agreement with
Northern Builders, and the continuation of the Ballard Farm Public Hearing for Village Board.
OLD BUSINESS
Case No. 1868-011020.TA Text Amendment to Zoning, Sign Code,
& Historic Preservation
Village of Plainfield
Mr. Ding stated Village staff has initiated this proposed amendment to multiple areas of the Village of Plainfield
Zoning Ordinance. The amendments cover Article II regarding Permitted Obstructions in Yards; Article XI Signs of
Chapter 9 – Zoning; Article XV Historic Preservation regarding Certificate of Appropriateness for minor work; and
other miscellaneous amendments of the Village of Plainfield Code of Ordinances.
Mr. Ding reviewed the bike parking regulations and sign code updates. Ms. Gal reviewed the changes to the
Certificate of Appropriateness.
Chairman Kiefer stated no public comments were received via email.
Commissioner Womack asked if the bike parking will be handled like parking requirements for multi-tenant
buildings. Mr. Ding confirmed that staff can develop a shared parking requirement. Commissioner Womack
suggested simplifying the bike parking requirements. Commissioner Womack indicated that he is concerned about
the requirement for bike parking for townhouse developments and asked staff if they used national averages to
obtain the numbers for townhouse developments. Mr. Ding stated staff researched other community’s bike parking
requirements and the numbers can be changed based on the commissioner’s feedback. Commissioner Womack
suggested changing the requirements for townhomes, since they typically have a garage.
Commissioner Womack asked what are the regulations for temporary signs for new residential subdivisions. Mr.
Proulx stated billboard or permanent signs during the construction period is usually part of an annexation agreement.
Mr. Proulx stated temporary signs, typical put up on the weekends, are considered “snip” signs per code and are
prohibited. Mr. Proulx stated the Village uses National Sign Plaza, who have sign locations throughout the Village,
and we encourage builders to use them instead of the snip signs.
Commissioner Womack asked staff to clarify the Certificate of Appropriateness update. Ms. Gal stated the minor
work update will allow for the Chairperson of the HPC or the entire commission to review items such as roof
replacements with similar materials/color instead of having a full HPC to approve. Commissioner Womack stated
he supports this change.
Commissioner Seggebruch asked if the bike parking in the past was used a density bonus for developments and
asked if they would still receive a bonus. Mr. Proulx indicated that bike parking by itself would not be a density
bonus and staff will ensure that bonuses will not be granted from something is required by code.
3
Plan Commission Minutes
April 21, 2020
Page 2 of 7
Commissioner Seggebruch stated having administrative approval for minor changes for a COA is a good thing.
Commissioner Seggebruch asked if the signage in the Downtown Historic District will be reviewed by the HPC and
the Plan Commission. Mr. Proulx stated signage is reviewed and approved administratively but if the applicant is
not satisfied with staffs’ review, they could go before the HPC. Commissioner Seggebruch stated in the past there
have been issues with the size of wall and monument signs outside the downtown area and asked what the existing
size is. Mr. Ding stated the existing requirement is 10 feet high and no more than 40 square feet in area.
Commissioner Seggebruch asked what other types of ground signs there are under Non-residential use signs, (2)
Ground Sign letter b, since per the update they will require a variance. Mr. Ding stated pole or pylon signs are the
type of signs staff is referring to because it would require a variance. Commissioner Seggebruch suggested
changing the wording, since it includes pole or pylon signs. Mr. Ding stated staff will correct the language.
Commissioner Seggebruch asked for clarification on the updates to the size of Wall Signage. Mr. Ding clarified the
measurements.
Commissioner Ruane indicated he agrees with Commissioner Womack regarding the bike parking ratio for multi-
family.
Commissioner Ruane asked for clarification under Prohibited Signs (23) if this will allow the Village to prohibit
vehicles in parking lots advertising business. Mr. Proulx stated this provision is trying to address these situations
but if there is no parking available like behind a store this would be hard to enforce. Commissioner Ruane
suggested adding a time limit to this item. Mr. Proulx stated staff will revisit the item to try and tighten it up.
Commissioner Ruane asked if this item would apply to semi-trailers, if not there should be exclusion. Mr. Proulx
stated staff has noted the suggestion.
Commissioner Renzi stated he agrees with Commissioner Womack’s issue with the real estate “snip” signs.
Commissioner Renzi agrees with Commissioner Ruane’s points regarding Prohibited Signs.
Commissioner Renzi stated the information regarding the changes to Article II Permitted Obstructions in Yards was
omitted from the packet. Mr. Proulx apologized for omitting and explained the change would allow residents to
extend their outdoor living space in the front yard. Mr. Proulx stated he welcomes the commissioner’s thoughts on
allowing a small patio in the front of the house. Chairman Kiefer indicated he is worried that residence may use it
for parking.
Commissioner Renzi asked if the inches apart and height for the bike parking are the standards. Mr. Ding
confirmed. Commissioner Renzi agrees with previous comments regarding the bike parking for multi-family and
suggested have a provision if there are garages. Mr. Ding stated staff will revise.
Commissioner Renzi suggested under Sec. 9-94. - Exempt signs; (5) Flags; a. Location and size; changing “no larger
than” to “cannot be”. Commissioner Renzi suggested in the same section letter (b) to add “maximum height is set
forth above”. Commissioner Renzi asked for clarification in (8) On-site directional signs if non-directional signs
can be illuminated. Mr. Ding stated directional signs that are not in the central sign district can be illuminated.
Commissioner Renzi wanted clarification for (14) Window signs; if the illuminated signs can be larger than 20%.
Mr. Ding stated the intention would be whatever comes first and should follow the restriction. Commissioner Renzi
suggested adding “the lesser of 6 feet or 20%” to the illuminated sign, wall sign verbiage, and prohibited signs to
avoid confusion. Commissioner Renzi asked if staff’s intention is there should be no appeals for numbers 25 & 26
under Section 9-95 – Prohibited Signs outside the central sign district. Mr. Ding stated currently sidewalk signs and
projecting signs are only allowed in the central sign district that is why staff included it, so it is understood that they
are not allowed outside the district. Commissioner Renzi indicated that he has seen sidewalk signs outside the
central sign district, so is the removal of these are enforced by the Village. Mr. Ding stated yes, Code Enforcement
would handle violations. Commissioner Renzi suggested adding a definition for an “abandoned signs” under
number 34. Commissioner Renzi suggested adding “10 days of or 10 days after” to the removal of sign in Sec. 9-96.
- Removal/enforcement. Commissioner Renzi suggested under Sec. 9-99. - Non-residential use signs; b. Size and
style adding “final grade for the structure's lot or the roadway whichever is higher”. Chairman Kiefer agreed. Mr.
Proulx stated staff will revisit. Commissioner Renzi suggested adding a definition or samples of how the awning
4
Plan Commission Minutes
April 21, 2020
Page 3 of 7
can be aligned in Figure XI-4. Signage on Awnings (f). Commissioner Renzi suggested removing “maximum” from
the ordinance in Sec. 9-101. - Temporary sign standards; (4) Grand opening signs; (b).
Commissioner Renzi suggested some changes to Section 9-149. Certificate of Appropriateness; specifically,
regarding notification and meeting timeframe.
Commissioner Minnis stated he does appreciate the work staff has done. Commissioner Minnis agrees with the
residential bike parking numbers stated by his other commissioners.
Commissioner Minnis asked how the restrictions made in the Sign Code ordinance relate to other neighbor
communities. Mr. Ding stated staff did review other communities sign codes to ensure that the regulations were in
line with other communities. Commissioner Minnis suggested adding verbiage under sections where a variance can
be requested. Commissioner Minnis asked in the white illuminated sign is only allowed downtown. Mr. Ding
confirmed and explained why. Commissioner Minnis indicated he is in support of the Certificate of Appropriateness
changes.
Commissioner Heinen thanked staff for adding a bike parking ordinance and stated he is in support of the changes to
the Sign Code and Certificate of Appropriateness.
Commissioner Minnis made a motion to recommend approval of the proposed text amendments to the Village of
Plainfield Zoning Ordinance as outlined in the staff report.
Second by Commissioner Heinen. Vote by roll call: Renzi, yes; Seggebruch, yes; Womack, yes Heinen, yes;
Minnis, yes; Kiefer, yes. Motion carried 6-0.
Chairman Kiefer asked if there were any objections to hearing the Case No. 1875-022520.SU.SPR next. The
commissioners had no objections.
Case No. 1875-022520.SU.SPR 15024 S. Des Plaines St. Michelle Smith
Ms. Gal stated the applicants are seeking approval of a special use permit for a planned development and site plan
review consideration for a new 16,900-square-foot commercial building. The ground floor would be occupied by a
hotel user with event space and a restaurant user. The second story would be used for guestrooms associated with
the hotel. The third story was added to house mechanical equipment for the building but also allows for a rooftop
lounge and outdoor seating area. The top of the parapet of the third story measures at 42.5 feet from grade. As part
of the planned development, the applicants are seeking approval of the hotel component and bulk relief through the
planned development to exceed the maximum height of 35 feet in the B-5 zoning district.
Ms. Gal and Mr. Ding reviewed the staff report dated April 14, 2020. Mr. Ding concluded Prior to public hearing
and discussion by the Plan Commission, staff recommends approval. Mr. Proulx stated the landscape plan was not
include in the packet and staff will be showing it this evening.
Chairman Kiefer swore in Michelle Smith, applicant; David Schmidt, architect; Ryan Wagner, engineer; and Nick
Patera, landscape architect. Chairman Kiefer asked the if the applicant has anything to add. Ms. Smith stated no.
Chairman Kiefer stated no public comments were received via email.
Commissioner Womack asked if the civil improvements to the parking lot will be part of the inter-governmental
agreement. Ms. Smith confirmed, that they have an agreement with the Village. Commissioner Womack asked if
the garbage enclosure will be on their property. Ms. Smith indicated the garbage disclosure will in between both
properties. Mr. Schmidt stated the trash enclosure in on the adjacent property that will be the parking lot.
Commissioner Womack asked staff if comfortable with the proposed stormwater management. Mr. Proulx
confirmed and explained what the Village has done to improve the stormwater management in the downtown area.
5
Plan Commission Minutes
April 21, 2020
Page 4 of 7
Commissioner Womack stated that having a hotel in the central business district will be a great addition and likes
the architecture of the building. Commissioner Womack asked if there any legal nonconforming building
downtown that are over 35 feet high. Mr. Proulx stated he believes Station One would be taller than 35 feet in
height.
Commissioner Womack indicated that he feels the garbage enclosure might be too close to the outdoor
entertainment space and suggested moving it. Commissioner Womack asked staff if there is standard for hard scape
along the street so it can be consistent with the rest of downtown. Mr. Proulx stated staff will work on that to make
it as consistent as possible. Commissioner Womack would like to have the streetscape be like what is already
downtown. Commissioner Womack did not like one-way parking aisle in the west of the parking lot and wondered
how it will work with what is proposed circulation. Commissioner Womack asked what the bum out of sidewalk is
on the Des Plaines St. side. Mr. Proulx indicated that what he is referring to is the existing driveway which will be
removed and reconstructed. Commissioner Womack asked if it will become parking. Mr. Proulx confirmed it will
be on-street angled parking for the hotel. Commissioner Womack indicated that the stone veneer on the building
could be improved upon and asked the applicant to continue to work with staff on the materials. Commissioner
Womack asked if there will be dedicated parking for hotel guest in the inter-governmental agreement. Ms. Smith
confirmed. Commissioner Womack suggested that the applicant needs to add bike parking.
Commissioner Seggebruch asked if the variance for the building height will be included as a stipulation for the
Special Use. Mr. Proulx stated that the variance will be part of the Statement of Intent as part of the Special Use for
a Planned Development.
Commissioner Seggebruch stated per the International Building Code the machinal penthouse does not contribute to
a story of a building. Commissioner Seggebruch indicated that the design and materials of the building is not totally
out of character to what is already downtown.
Commissioner Ruane stated he likes the overall design and thinks it will be a great addition to downtown.
Commissioner Ruane suggested that the dedicated parking spots for the hotel be marked on the parking plan.
Commissioner Ruane asked how many parking spots will be dedicated to the hotel. Mr. Proulx stated the dedicated
parking spaces will in the inter-governmental agreement between the applicant, Village of Plainfield, and Plainfield
Township. Mr. Wagner stated 17 parking spaces are being discussed as dedicated parking. Commissioner Ruane
suggested a parking island because of the number of parking spaces. Mr. Proulx stated there is no requirement for a
parking island, but staff will take the recommendation into consideration. Commissioner Ruane suggested a high
landscape buffer next to the paver patio in the rear of the development. Commissioner Ruane suggested not having
a cedar fence in the rear of the building and using the same of like materials of the building. Mr. Patera stated there
will be an 8 feet fence near the pavers with Boston ivy with a low ground covering material. Mr. Patera indicated
that the cedar fencing for the dumpster enclosure is on top of a 2 feet masonry base and will take the commissioners’
comments into consideration.
Commissioner Renzi asked if the handicap parking compliance. Chairman Kiefer stated that the parking will be part
of the inter-governmental agreement. Mr. Proulx stated staff will make sure the handicap parking complies with
code. Commissioner Renzi suggested to adding to the inter-governmental agreement a 99-year lease to allow the
applicant ingress/egress for the parking and garbage enclosure. Mr. Proulx stated that the easement or rights will be
addressed in the inter-governmental agreement. Commissioner Renzi asked the applicant to confirm that the
garbage enclosure will not be on their property. Mr. Wagner confirmed. Commissioner Renzi asked the applicant if
they will be responsible for maintaining the structure that is not on their property. Mr. Wagner confirmed.
Commissioner Renzi suggested there needs ingress/egress for the parking usage and a maintenance agreement for
the garbage enclosure. Mr. Proulx stated the inter-governmental agreement will address ingress/egress and staff will
take into consideration the maintenance agreement for the garbage enclosure. Mr. Schmidt clarified that the inter-
governmental agreement has been an ongoing discussion and a garbage enclosure will benefit Plainfield Township.
Commissioner Renzi indicated that he hopes the stormwater detention will be part of the inter-governmental
agreement.
6
Plan Commission Minutes
April 21, 2020
Page 5 of 7
Commissioner Renzi stated that the photometric plan does not comply with code and asked staff how it should be
handled. Mr. Wagner stated they have been working with staff to modify the photometric to comply with code.
Commissioner Renzi suggested that staff gives a breakdown on the parking requirements. Mr. Ding stated they will
include a breakdown. Commissioner Renzi asked if the roof top will be a patio or a lounge. Mr. Schmidt stated
there is no change in the use, it is a roof top terrace.
Commissioner Renzi asked what the historic playhouse consist of and how will it be used by the applicant. Ms.
Smith stated is a shed like structure and they have not discussed how the building will be used. Commissioner
Renzi agrees with the streetscape comments and the location of the garbage to the patio. Mr. Schmidt stated the
garbage enclosure location needs to serve the function on the use of the hotel.
Commissioner Minnis stated this a great use for downtown and feels it will be a beautiful fit. Commissioner Minnis
supports the variance for the building height.
Commissioner Minnis suggested landscape along the eastside of the building to help with streetscape.
Commissioner Minnis stated that if the garbage enclosure materials are upgraded to all masonry it makes help
contain the smell. Commissioner Minnis suggest enhanced landscaping at the rear of property, since it will be a
focal point of the property. Mr. Schmidt described what landscaping accents will be in the rear of the building.
Commissioner Heinen stated he thinks that this is a great use for the Village. Commissioner Heinen asked staff if
they are aware that the lot line for lots 15 & 16 run through the building. Ms. Gal stated that the plat of survey is the
most accurate and what is on the site plan may not be accurate. Ms. Gal stated that the lines are from the historic
subdivision. Commissioner Heinen asked if there will be a plat of subdivision or consolidation. Mr. Wagner
confirmed and stated lot 16 is primarily covers the hotel space. Mr. Wagner stated they will verify underlining
subdivision lines and portion of the parking spaces are on the applicant’s property. Commissioner Heinen suggested
adjusting the boundaries.
Commissioner Heinen asked if the existing parking lot has a one-way. Ms. Gal confirmed. Mr. Wagner confirmed.
Commissioner Heinen suggested working with staff because it seems awkward.
Commissioner Heinen asked the applicant to described what they are doing to hide the existing transforms. Mr.
Schmidt stated there will be plantings around the transformer. Mr. Patera stated there is a significant amount of
landscape on the parking island, with all season plantings. Commissioner Heinen stated a resident reached out to
him asking about the existing landscaping for the existing parking lot does not meet code. Commissioner Heinen
asked if that could be investigated. Mr. Proulx stated staff will investigate it.
Commissioner Heinen agreed with the comments on the material for the garbage enclosure, and the streetscape.
Commissioner Heinen asked if the applicant will be having any music in the outdoor space. Ms. Smith indicated the
events will be small such as rehearsal dinners and cocktail parties.
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 a planned development for the
development referred hereto as the Plainfield Hotel Mixed Use Development located at 15024 S. Des Plaines Street,
subject to the following two (2) stipulations:
1. Compliance with the requirements of the Village Engineer;
2. Compliance with the requirements of the Plainfield Fire Protection District.
Second by Commissioner Ruane. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Womack, yes;
Ruane, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0.
7
Plan Commission Minutes
April 21, 2020
Page 6 of 7
Commissioner Minnis made a motion to recommend approval of the requested site plan review for a new
commercial building referred hereto as the Plainfield Hotel Mixed Use Development located at 15024 S. Des Plaines
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.
Second by Commissioner Heinen. Vote by roll call: Ruane, yes; Seggebruch, yes; Womack, yes; Minnis, yes;
Heinen, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0.
Case No. 1869-011020.TA Text Amendment to
Subdivision Code
Village of Plainfield
Mr. Proulx stated Village staff has initiated this proposed amendment to the Village of Plainfield Code of
Ordinances. The primary impetus for the proposed changes to the Subdivison Code is to incorporate an updated
technical bulletin – Bulletin 70, Frequency Distributions of Heavy Rainstorms in Illinois – published by the Illinois
State Water Survey (ISWS). This new bulletin became effective as of January 1, 2020 and staff wishes to
incorporate the updated bulletin into the relevant sections of the Subdivision Code. Staff is also taking this
opportunity to make a handful of other miscellaneous updates. Mr. Proulx reviewed the additional changes and the
staff report dated March 13, 2020.
Mr. Proulx concluded the Village of Plainfield has an obligation to require stormwater management facilities to be
designed in accordance with the most recent Bulletin 70 rainfall data from the Illinois State Water Survey. Staff is
proposing updates to the Subdivision Code to achieve this, while also taking the opportunity to address a handful of
other miscellaneous code updates that have been proposed over time. In advance of any public comment and
discussion by the Plan Commission, staff recommends approval.
Chairman Kiefer stated no public comments were received via email.
Commissioner Heinen stated he is glad the Village is adopting Bulletin 7.
Commissioner Minnis no comments.
Commissioner Renzi suggested adding …“due at” the time materials costs… in Sec. 7-163. Review by village
engineer. Mr. Proulx stated he understands the suggestion. Commissioner Renzi asked if the is a new review for
Street signs under Sec. 7-168. – Building and occupancy permit; (b); (2). Mr. Proulx stated occupancy permit will
not be issued if their permanent street signs are not installed.
Commissioner Ruane no comments.
Commissioner Seggebruch no comments.
Commissioner Womack suggested staff finishes up Sec. 7-184 – Ordinance 1747 – Stormwater drainage and
detention ordinance before it goes to the Board.
Commissioner Seggebruch made a motion to recommend approval of the proposed text amendments to Sections 2-
173, 7-35, 7-163, 7-168 and 7-184 of the Village of Plainfield Code of Ordinances, as outlined in the staff report.
Second by Commissioner Womack. Vote by roll call: Heinen, yes; Minnis, yes; Renzi, yes; Ruane, yes; Womack,
yes; Seggebruch, yes; Kiefer, yes. Motion carried 7-0.
8
Plan Commission Minutes
April 21, 2020
Page 7 of 7
NEW BUSINESS
Case No. 1877-031920.SU.SPR Lot 6 in the Prairie Creek
Commercial Subdivision
Rod Baker Ford
Commissioner Minnis made a motion to continue Case Number 1877-031920.SU.SPR, including the
Public Hearing a major change to the planned development, to the May 5, 2020 meeting of the Plan
Commission.
Second by Commissioner Ruane. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes; Womack,
yes; Ruane, yes; Minnis, yes; Kiefer, yes. Motion carried 7-0.
DISCUSSION
Chairman Kiefer thanked staff, applicants, and commissioners for keeping business going during this
unpreceded time.
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 10:02 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary
9
PLAN COMMISSION AND ZONING BOARD OF APPEALS
ANNUAL REPORT
June 1, 2019 THROUGH May 31, 2020
1837-042519.SU.PP.FP The Boulevard - The Plan Commission recommended
approval of special use for Planned Development, preliminary
plat and final plat their meeting June 4, 2019.
1836-041719.SPR Costco - The Plan Commission recommended approval of the
site plan review at their meeting June 18, 2018.
1842-061119.SU.SPR.FP Renwick Properties – The Plan Commission at their July 2,
2019 meeting continued this case and public hearing to July
16, 2019.
1844-062719.SPR Plainfield Lanes – The Plan Commission recommended
approval of the site plan review at their meeting July 2, 2018.
1843-061219.SU Sanctuary Plainfield – The Plan Commission recommended
approval of special use for a banquet facility/lodge, fraternal
and civic assembly use at their meeting July 2, 2019.
1842-061119.SU.SPR.FP Renwick Properties – The Plan Commission at their July 16,
2019 meeting continued this case and public hearing to
August 6, 2019.
1842-061119.SU.SPR.FP Renwick Properties – The Plan Commission at their August
6, 2019 meeting continued this case and public hearing to
September 3, 2019.
1847-070319.FP Northpointe Phase 2 - The Plan Commission recommended
approval of the final plat for Phase 2 their meeting August 6,
2019.
The August 20, 2019 meeting was cancelled.
1849-080619.VAR 14415 S. Maple Ct. - The Zoning Board of Appeals
recommended approval of the variance request for fence at
their meeting September 3, 2019.
1842-061119.SU.SPR.FP Renwick Properties – The Plan Commission at their
September 3, 2019 meeting continued this case and public
hearing to September 17, 2019.
10
Plan Commission and Zoning Board of Appeals
Annual Report 2019-2020
Page 2 of 5
2
1814-081318.AA.SU.PP Greenbriar - The Plan Commission at their September 3,
2019 meeting continued this case and public hearing to
September 17, 2019.
1842-061119.SU.SPR.FP Renwick Properties – The Plan Commission at their
September 17, 2019 meeting continued this case and public
hearing to October 1, 2019.
1842-061119.SU.SPR.FP Renwick Properties - The Plan Commission at their October
1, 2019 meeting continued this case and public hearing to
October 15, 2019.
1851-083019.SU Legendary Escape Games, LLC - The Plan Commission
recommended approval of special use for a private recreation
use at their meeting October 1, 2019.
1814-081318.AA.SU.PP Greenbriar - The Plan Commission at their October 1, 2019
meeting continued this case and public hearing to October 15,
2019.
1842-061119.SU.SPR.FP Renwick Properties - The Plan Commission at their October
15, 2019 meeting closed the public hearing, no action or
discussion.
1814-081318.AA.SU.PP Greenbriar - The Plan Commission at their October 15, 2019
meeting continued this case and public hearing to November
5, 2019.
1846-072519.AA.SU.PP Ballard Farms - The Plan Commission recommended
approval of annexation at their meeting October 15, 2019.
The motion did not carry for the special use for planned
development and Preliminary Plat at their meeting October
15, 2019
1852-092519.SU TVA Logistics Inc. - The Plan Commission recommended
approval of special use for a Truck Freight Terminal use at
their meeting October 15, 2019
1814-081318.AA.SU.PP Greenbriar - The Plan Commission closed the public hearing
at their meeting on November 5, 2019. No action or
discussion took place.
1856-101119.VAR 15731 S. Portage Ln. - The Zoning Board of Appeals did not
recommended approval of the variance request for fence at
their meeting November 19, 2019.
11
Plan Commission and Zoning Board of Appeals
Annual Report 2019-2020
Page 3 of 5
3
1803-062118.SPR 13611 S. Route 30 - The Plan Commission recommended
approval of the site plan review at their meeting November
19, 2019.
1857-101619.AA.REZ.SU.SPR 15719 S. Route 59 - The Plan Commission recommended
approval of annexation, re-zoning, Special Use for a drive-
thru, and site plan review at their meeting November 19,
2019.
1859-102419.SU Salon Suites of Plainfield - The Plan Commission
recommended approval of special use for a barber shop/hair
salon use at their meeting November 19, 2019.
The December 3, 2019 meeting was cancelled.
1842-061119.SU.SPR.FP Renwick Properties - The Plan Commission did not
recommend approval of the special use and site plan at their
meeting December 17, 2019.
1863-112619.SU.SPR Eastern Ave. Office Building - The Plan Commission at
their December 17, 2019 meeting continued this case and
public hearing to February 4, 2020.
The January 15, 2020 meeting was cancelled.
1863-112619.SU.SPR Eastern Ave. Office Building - The Plan Commission at
their February 4, 2020 meeting continued this case and public
hearing to March 3, 2020.
The February 18, 2020 meeting was cancelled.
1814-081318.AA.SU.PP Greenbriar - The Plan Commission recommended approval
of annexation, special use for a Planned Unit Development,
and preliminary plat at their meeting March 3, 2020.
1863-112619.SU.SPR Eastern Ave. Office Building - The Plan Commission
recommended approval of the special use for a major change
to a planned unit development and site plan at their meeting
March 3, 2020.
1868-011020.TA Text Amendment to Zoning, Sign Code & Historic
Preservation - The Plan Commission at their March 3, 2020
meeting continued this case and public hearing to March 17,
2020.
12
Plan Commission and Zoning Board of Appeals
Annual Report 2019-2020
Page 4 of 5
4
1869-011020.TA Text Amendment to Subdivision Code - The Plan
Commission at their March 3, 2020 meeting continued this
case and public hearing to March 17, 2020.
The March 17, 2020 meeting was cancelled.
1873-021420.CP Redwood USA LLC – The Plan Commission provided input
to the applicant for a concept plan for the property located at
southeast corner of 143rd & Steiner Rd.at their meeting
April 7, 2020.
1868-011020.TA Text Amendment to Zoning, Sign Code & Historic
Preservation - The Plan Commission recommended approval
of the proposed text amendment to the Village of Plainfield
Zoning Ordinance at their meeting on April 21, 2020.
1869-011020.TA Text Amendment to Subdivision Code - The Plan
Commission recommended approval of the proposed text
amendments to Sections 2-173, 7-35, 7-163, 7-168 and 7-184
of the Village of Plainfield Code of Ordinances at their
meeting on April 21, 2020.
1875-022520.SU.SPR 15024 S. Des Plaines St. - The Plan Commission
recommended approval of the special use for a planned unit
development and site plan at their meeting April 21, 2020.
1877-031920.SU.SPR Rod Baker Ford - The Plan Commission at their April 21,
2020 meeting continued this case and public hearing to May
5, 2020.
1877-031920.SU.SPR Rod Baker Ford - The Plan Commission recommended
approval of a special use for a major change to a planned unit
development and site plan at their meeting at their meeting
May 5, 2020.
1878-031420.SPR.PP.FP PetSuites - The Plan Commission recommended approval of
site plan, preliminary plat of subdivision, and final plat for the
property known as Lot 3 of Prairie Creek Subdivision at their
meeting May 5, 2020.
The May 19, 2020 meeting was cancelled.
13
Plan Commission and Zoning Board of Appeals
Annual Report 2019-2020
Page 5 of 5
5
Applications for: 2019-2020 2019-2018 2018-2019 2017-2018
Annexation 2 2 11 3
Annexation Agreement
Amendment
3 3 1 1
Concept Plan 3 0 5 2
Final Plat 4 3 2 6
Preliminary Plat 3 3 4 3
Rezoning 1 1 8 2
Site Plan Review 9 6 12 9
Special Use 13 11 16 10
Text Amendment 2 0 1 2
Variance 4 3 3 3
Total 44 32 63 41
14
MEMO TO: PLAN COMMISSION
FROM: JESSICA GAL, ASSOCIATE PLANNER
DATE: MAY 29, 2020
SUBJECT: REPORT TO PLAN COMMISSION
14110 S. ROUTE 59
CASE NUMBER 1880-05132020.REZ
REQUEST: Map Amendment/Re-Zoning (Public Hearing)
LOCATION: NW Corner of 143rd Street and Route 59 / 14110 S. Route 59
APPLICANT: Neal Driscoll, Dermody Properties LLC.
ATTORNEY: Vince Rosanova, Rosanova & Whitaker, Ltd
CURRENT
ZONING: B-3 (Highway Business District)
PROPOSED
ZONING: I-2 (General Industrial District)
COMP. PLAN: Light Industrial/Business Park
DISCUSSION
The applicant, Dermody Properties LLC., is seeking approval of a map amendment (re-zoning)
from B-3 (Business Highway District) to I-2 (General Industrial) for the property located at the
northwest corner of W. 143rd Street (U.S. Route 30) and Illinois Route 59. The subject property
was annexed into the Village of Plainfield in 2007 (Ordinance #2672) and subsequently approved
a re-zoning to the B-3 zoning district (Ordinance #2693). It is former site of a glass factory that
dates to the 1950’s and is currently being used for manufacturing and warehousing. The purpose
of the re-zoning request is to bring the current legal, nonconforming uses into compliance and
allow for future improvements to the property consistent with industrial development in the
surrounding area.
Michael P. Collins
PRESIDENT
Michelle Gibas
VILLAGE CLERK
TRUSTEES
Harry Benton
Margie Bonuchi
Kevin M. Calkins
Patricia T. Kalkanis
Cally Larson
Brian Wojowski
15
REPORT TO THE PLAN COMMISSION Page #2 of 3
CASE NUMBER 1880-05132020.REZ 6/2/2020
14110 S. ROUTE 59
Existing Conditions/Site Context
The subject site is approximately 41.94 acres, identified by P.I.N. 06-03-04-409-003-0000, and is
located at the northwest corner of W. 143rd Street (US Route 30) and Illinois Route 59. It is
improved with a +/- 347,000 square feet building as well as both paved and unpaved parking area.
The western boundary of the site follows the Norman Drain and there is both regulated floodway
and floodplain located on the property.
The adjacent street classifications, zoning and land-uses are as follows:
North: B-3 (Crash Champions) and R-4 (Multiple-Family Residential)
East: I-1 (C.B.I; Cube Smart Self-Storage) / Illinois Route 59 (Major Arterial)
South: W. 143rd Street (Major Arterial) / I-1 Unincorporated Will County (ComEd Utility
Easement)
West: I-2 (Ravago Shipping)
ANALYSIS
Map Amendment (Re-Zoning)
The applicant, and contract purchaser, is seeking a recommendation from the Plan Commission in
order to amend the zoning for the subject property from its current B-3 zoning to I-2 which would
permit the existing manufacturing and warehousing uses to continue into the future while also
allow improvements to the site, including redevelopment. Upon annexation to the Village in 2007,
the property was also approved a rezoning to the B-3 zoning district in anticipation of future
commercial redevelopment. Since its annexation and re-zoning in 2007, the retail landscape has
changed and there is an increased demand for industrial development both locally and regionally.
In order for the Plan Commission to recommend approval of a requested map amendment, it must
make the following findings of fact based on evidence presented.
a. That the re-zoning promotes the public health, safety, comfort, convenience, and general
welfare, and complies with the policies and plans of the Village;
The future land use map within the Village’s Comprehensive Plan (2013) identifies the subject
property as “Light Industrial/Business Park”, which is consistent with the requested industrial
zoning. The subject property is also located within the Village’s industrial corridor and is
located along 143rd Street and Illinois Route 59, both identified as major arterial roads and
current or future Class II Truck Routes.
b. That the trend of development in the area is consistent with the requested re-zoning;
Staff submits that the trend of development in the area is consistent with the requested re-
zoning. Zoning to the south, east, and west of the site is presently industrial (I-1 and I-2) as
well as the zoning of multiple parcels along the 143rd street corridor. The subject property is
also part of a local freight cluster, as identified within Will County’s Community Friendly
Freight Mobility Plan (2017) and contributes to the region’s freight transportation system.
16
REPORT TO THE PLAN COMMISSION Page #3 of 4
CASE NUMBER 1880-05132020.REZ 6/2/2020
14110 S. ROUTE 59
c. That the new zoning requested allows uses that are more suitable than those allowed under
the existing zoning;
Staff finds that the requested I-2 zoning is more appropriate than the existing B-3 zoning
considering the existing improvements to the property and allows for a broader range of uses
that contributes to the local and regional economy. The new zoning allows the new property
owner to make changes to the site that would be otherwise inconsistent with the current B-3
zoning. The expansion of 143rd Street eastward also provides direct access to Interstate 55 and
its westward extension to Ridge Road makes this parcel strategically located to accommodate
industrial growth in the Village.
d. That the property cannot yield a reasonable use under the existing zoning; and
Once W. 143rd Street is extended westward to Ridge Road in Kendall County and eastward to
Illinois Route 126, the subject property will be at the crossroads of significant freight
movement. While the property can be redeveloped under the existing zoning, it can be argued
that B-3 commercial uses may conflict with the anticipated freight movement along this
corridor. Staff also believes that the demand for industrial uses at this location exceeds its
commercial potential. Thus, staff believes the B-3 zoning is less viable that the proposed I-2
zoning.
e. That the re-zoning would not alter the essential character of the neighborhood, nor would it
be a substantial detriment to adjacent properties.
Staff believes that the re-zoning would not alter the essential character of the neighborhood,
nor would it be a substantial detriment to adjacent properties as the property is already
improved and utilized for industrial purposes. The requested re-zoning brings the
nonconformities into compliance with the Village’s zoning code and allows for future
redevelopment of the site. Future site planning of the site should consider buffering along the
northern boundary shared with multi-family residential development including perimeter
landscaping and increased building and parking setbacks.
CONCLUSION/RECOMMENDATION
Staff finds the requested map amendment meets the goals of Comprehensive Plan and is
appropriate considering the recent trends in development and future extension of W. 143rd Street.
Should the Plan Commission concur, the following motion is offered for your consideration:
I move we 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 14100 S. Route 59 (Parcel Identification Number 06-03-04-409-003-0000)
from B-3– Highway Business District to I-2 – General Industrial District.
17
REPORT TO THE PLAN COMMISSION Page #4 of 4
CASE NUMBER 1880-05132020.REZ 6/2/2020
14110 S. ROUTE 59
Attachments:
• Context Map
• Zoning Map
• Plat of Annexation
• Future Land Use Map, Village of Plainfield Comprehensive Plan (2013)
• Plainfield Freight Cluster Map, Will County Community Freight Plan (2017)
18
19
20
21
Land Uses-Le gendTransportation-Miscellaneous-22
23