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HomeMy Public PortalAbout11-19-2019 Plan Commission Minutes Plan Commission Record of Minutes Date: November 19, 2019 Location: Village Hall CALL TO ORDER, PLEDGE, & ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:37 p.m. immediately following the Zoning Board of Appeals meeting. ROLL CALL: Commissioners Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer were present. Commissioners Heinen and Minnis were absent. 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, Director of Planning; Yuchen Ding, Associate Planner; and Jessica Gal, Associate Planner. APPROVAL OF MINUTES The Minutes of the Plan Commission meeting held on November 5, 2019 were approved as presented. PUBLIC COMMENTS Chairman Kiefer asked for public comment and there was no response. OLD BUSINESS Case No. 1803-06118.SPR 13611 S. Route 30 Dayfield Properties LLC Mr. Proulx stated the applicant is seeking site plan review for a proposed semi-truck parking facility at 13611 S. Route 30, identified as Unit 2 of the Plainfield Small Business Park. The proposed site plan includes a building pad fronting U.S. Route 30 (the building is proposed as a future phase of development), a nine-foot (9’) screening berm, and a paved parking lot with parking spaces for up to 90 semi-trucks. Parking is permitted by-right as a principal use in the I-1 zoning district. Mr. Proulx stated the applicant has since revised the proposal to be a permanent facility that meets all development standards of the Zoning Code and Subdivision Code. Parking is permitted by-right as a principal use in the I-1 zoning district. The facility would be for parking of semi-trucks and the drivers’ personal vehicles. The parking lot would not function as a truck stop or freight terminal. There would be no truck fueling, no restrooms, no warehouse or storage of goods or cross-dock operations. Mr. Proulx reviewed the staff report dated November 15, 2019. Mr. Proulx concluded the requested parking use is permitted by-right in the I-1 zoning district. The proposed Phase 1 improvements comply with the requirements of the site plan review ordinance. The conceptual buildings proposed for Phase 2 will require future site plan review. Based on the foregoing analysis, prior to discussion from the Plan Commission, staff recommends approval. Chairman Kiefer swore Patti Bernhard, attorney for applicant. Ms. Bernhard provided a presentation on the project. Mr. Bernhard stated the use is a permitted use in the I-1 zoning district because it will be a non-accessory parking lot. Chairman Kiefer asked for public comment and there was no response. Commissioner Seggebruch asked if the applicant plans on subdividing the parcel when they are ready to proceed with Phase 2 because the parking lot would become an accessory parking lot when the building is built. Mr. Proulx indicated that it is anticipated the parcel will be subdivided, which will be a requirement Plan Commission Minutes November 19, 2019 Page 2 of 6 for Phase 2. Commissioner Seggebruch inquired if parking as a principal use without a building is a permitted use. Mr. Proulx confirmed. Commissioner Renzi asked staff if code requires parking lots to have parking islands. Mr. Proulx stated the plan has striped islands that help define the truck turn radiuses. Commissioner Renzi asked if landscaping is required for parking islands. Mr. Proulx stated in retail developments it would be required. Commissioner Renzi asked if it is not required in an industrial district. Mr. Proulx indicated that it is not something staff would look for in a truck parking use. Commissioner Renzi inquired whether there should be a stipulation stating that no parking islands will be required. Commissioner Renzi asked if there is a code for permeable surfaces in the I-1 zoning because the site will be mostly paved. Mr. Proulx stated he believes that there is not a lot coverage requirement for industrial zone properties. Commissioner Renzi asked the applicant if the 33-parking spaces will be enough for car parking. Ms. Bernhard stated the applicant anticipates that some people will be dropped off and cars can also be parked in the truck parking spots. Ms. Bernhard stated the applicant does not anticipate that all the spots will be filled at one time because of truck drivers’ schedules. Commissioner Renzi asked why there is no lighting plan. Ms. Bernhard stated typically there is no lighting in these types of parking areas and the neighbors do not want lights shining onto their property. Commissioner Renzi suggested adding a light to the entrance of the parking lot on Fescue Drive. Ms. Bernhard stated if the commission feels it is necessary the applicant will comply. Chairman Kiefer asked staff their opinion on lighting. Mr. Proulx stated staff is comfortable with not having lighting and lighting is not required for this zoning district per the zoning code. Commissioner Renzi asked staff if the traffic study mentioned in the staff report is available for review. Mr. Proulx stated the traffic study was part of the applicant’s first submittal and apologized for it not be part of the report. Mr. Renzi suggested updating the traffic report when phase 2 is applied for. Commissioner Ruane asked what phase the stormwater detention will be completed in. Mr. Proulx stated the applicant is currently working with the Village on complete the detention pond improvements. Commissioner Ruane asked if the completing of the stormwater detention is dependent on the site plan before them tonight. Mr. Proulx confirmed. Commissioner Ruane asked if there is a landscape plan for the detention area. Mr. Proulx confirmed. Commissioner Ruane stated he feels it is a good use of the property. Commissioner Ruane agreed with the applicant that many of the drivers will be dropped off. Commissioner Ruane stated that the plan is well designed because the trucks will not have a need to back up which will cut down on noise. Commissioner Ruane agreed that a street light at the Fescue Dive entrance would be a good addition. Commissioner Womack asked if the stormwater detention plan submitted includes calculations for Phase 2. Mr. Proulx confirmed. Commissioner Womack asked the applicant what the anticipated date of development for Phase 2 is. Ms. Bernhard stated it depends on the market. Commissioner Womack asked if there will be a gate or fence installed. Ms. Bernhard stated no. Commissioner Womack asked if Fescue Drive will be the only access point for Phase 2 as well. Mr. Proulx stated yes but indicated that staff has explored an additional access point to the south with American Built Systems. Commissioner Womack asked if there will be outdoor storage. Ms. Bernhard stated there will no outdoor storage. Plan Commission Minutes November 19, 2019 Page 3 of 6 Commissioner Seggebruch stated that there will need to be two handicapped parking spots added because he does not feel there is an exception in the code. Commissioner Seggebruch stated he is pleased to see the landscape berm will be installed in Phase 1. Commissioner Womack made a motion to recommend approval of the requested site plan review for a 90-stall truck parking facility for the property located at 13611 S. Route 30, 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 Ruane. Vote by roll call: Renzi, yes; Seggebruch, yes; Ruane, yes; Womack, yes; Kiefer, yes. Motion carried 5-0. NEW BUSINESS Case No. 1857-101619.AA.REZ.SU.SPR 15719 S. Route 59 SAI Bolingbrook, LLC Mr. Proulx stated the applicant is proposing to annex the existing parcel at 15719 S. Route 59 and redevelop the residential property into a Dunkin’ quick-service restaurant with drive-thru. The request involves annexation by annexation agreement, map amendment (re-zoning), approval of a special use for the drive-thru operation, and site plan review approval for the new restaurant site. Mr. Proulx reviewed the staff report dated November 15, 2019. Mr. Proulx stated staff and the applicant have been working with St. Mary’s. Mr. Proulx indicated St. Mary’s has not provided an official objection. Mr. Proulx concluded staff believes that the proposed development is appropriate at this location in the long term given the changing character of Route 59. Based on the foregoing analysis, prior to any public comment or discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in Hank Zuwala, architect for applicate. Mr. Zuwala added IDOT has provided preliminary comments stating it does conform to their guidelines for turning radius and the configuration on the island. Mr. Zuwala explained the exterior building materials. Chairman Kiefer asked for public comment and there was no response. Chairman Kiefer stated he feels that the annexation of the parcel is logical. Chairman Kiefer asked the commissioners if they have any issues with the request for annexation. There was no response from the commissioners. Chairman Kiefer asked the commissioners if they have any issues with the request for the rezoning of the parcel. There was no response from the commissioners. Commissioner Renzi asked if the signage is part of the site plan approval, since signage is normally permitted separately. Mr. Proulx stated the signage is just informal for the commission and the sign permits will be handle administratively. Commissioner Renzi asked for clarification on the Minimum Lot Area (sqft) is in compliance with the zoning code since it is confusing in the staff report. Mr. Proulx stated a stipulation is not required and he will update the information in the report. Commissioner Renzi asked if the landscaping to the south needs a stipulation. Mr. Proulx stated staff believes that a stipulation is not required, staff intention was to allow the southern property owner, if in attendance, to provide feedback. Commissioner Renzi stated he would like a berm or landscaping for the neighbors to the south. Plan Commission Minutes November 19, 2019 Page 4 of 6 Commissioner Renzi asked if the proposed building materials for this Dunkin’ are similar to the Dunkin’ that was approved on Lockport St. and Drauden Rd. Mr. Zuwala confirmed and provided a sample board of the materials for the commission to view. Commissioner Womack asked if there was any masonry on the Dunkin’ approved on Lockport St. and Drauden Rd. Mr. Zuwala stated no. Commissioner Renzi asked what color adjustments were made to the exterior for this project. Mr. Zuwala explained what color adjustments were made from the traditional Dunkin’ franchise color palette. Commissioner Seggebruch asked if the 6-parking spaces in the rear are intended for employee parking. Mr. Zuwala stated yes. Commissioner Seggebruch asked if there will be a sign to designate employee parking. Mr. Zuwala stated no, they do not to restrict the parking. Commissioner Seggebruch suggested the applicant add the following to the pedestrian connection; bollards, curb ramps for bicycle traffic, different type of pavement and a bike rack onsite. Mr. Zuwala agreed with the suggestions. Commissioner Seggebruch complemented the parking configuration and building elevations. Mr. Zuwala stated it has more parking than what is required by code because the number of customers per day on average. Commissioner Ruane asked staff if any communication has been received from the property owner to the south. Mr. Proulx stated that staff has not, but staff will reach to the resident to get feedback. Commissioner Ruane asked if there has been any consideration for cross access easement. Mr. Proulx stated that will be addressed in the annexation agreement. Commissioner Ruane asked what the hours of operation will be and if a special use be required for the hours of operation. Mr. Zuwala stated 4:00 a.m. to 10:00 p.m. Mr. Proulx stated the special use process allows for stipulations on hours of operation, so the commission can add a stipulation if they choose. Chairman Kiefer asked if the hours of operation are in line with the other Dunkin’s in the area. Mr. Zuwala confirmed. Commissioner Ruane made the following suggestions; narrowing the pedestrian access from St. Mary’s, using concrete for the pedestrian access, and signage/striping for pedestrians. Mr. Zuwala stated the applicant will consider the changes. Commissioner Ruane stated he likes the tree plan and is happy trees will be saved. Commissioner Womack inquired if the property to the north was annexed because of the order board being to the north of the site. Mr. Proulx stated it is in the village and is zoned BTD and is being used as a doctor’s office. Commissioner Womack stated he is in favor of the pedestrian changes that his fellow commissioners offered. Commissioner Renzi made a motion to recommend approval of property commonly known as 15719 S. Route 59 (PIN 06-03-15-301-009-0000) as a logical extension of the Village’s municipal boundary. Second by Commissioner Seggebruch. Vote by roll call: Womack, yes; Ruane, yes; Seggebruch, yes; 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 from the default R-1 zoning to the requested B-3 – Highway Business District zoning for the property commonly known as 15719 S. Route 59. Second by Commissioner Ruane. Vote by roll call: Renzi, yes; Womack, yes; Seggebruch, yes; Ruane, yes; Kiefer, yes. Motion carried 5-0. Plan Commission Minutes November 19, 2019 Page 5 of 6 Commissioner Womack 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 proposed special use to permit a drive-thru at the property commonly known as 15719 S. Route 59, 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 Renzi. Vote by roll call: Seggebruch, yes; Ruane, yes; Renzi, yes; Womack, yes; Kiefer, yes. Motion carried 5-0. Commissioner Ruane made a motion to recommend approval of the requested site plan review for the Dunkin’ on the property commonly known as 15719 S. Route 59, 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 Seggebruch. Vote by roll call: Renzi, yes; Womack, yes; Seggebruch, yes; Ruane, yes; Kiefer, yes. Motion carried 5-0. Case No. 1859-102419.SU 24016. W. Main St. Cynthia Payne Mr. Ding stated the applicant is seeking special use approval to operate a salon suites business at 24016 West Main Street, just west of Illinois Route 59. The property is currently zoned B-1 Business Convenience District and was formerly operated as a doctor’s office. The Village’s Zoning Ordinance requires that new barber shop/hair salon uses located in the B-1 zoning district be approved through special use permit application. Mr. Ding reviewed the staff report dated November 19, 2019. Mr. Ding concluded staff believes that the salon suites business will not result in negative impacts to adjacent properties and property values in the area. The proposed use will complement existing uses in the general downtown area, and fill a downtown vacancy, thus enhancing business in the area. Based on the foregoing analysis, prior to public comments and direction from the Plan Commission, staff recommends approval. Chairman Kiefer swore in Cynthia Payne, applicant. Ms. Payne stated that is a popular concept in the area and people feel it is needed in Plainfield. Chairman Kiefer asked for public comment and there was no response. Commissioner Ruane asked since the parking lot is changing wouldn’t this require a site plan review. Mr. Proulx stated the site plan is being presented and feedback is welcome, but a formal site plan is not required. Commissioner Ruane asked if the site currently has four (4) access points. Ms. Payne confirmed it does. Commissioner Ruane commented on the hours of operation since the staff report states it is a 24-hour operation. Mr. Ding stated the renter has access to their space at all times, but hours of operations will not be 24-hours a day seven (7) days a week. Ms. Payne indicated that renters will have access at all the times, but the hours of operations will be seven (7) days a week from roughly 8:00 a.m. to 8:00 p.m. Commissioner Renzi asked staff if the village can limit the hours of operation. Mr. Proulx stated the Plan Commission Minutes November 19, 2019 Page 6 of 6 zoning code does not limit the hours of operation, but the special use process allows for a stipulation to limit hours of operations. Commissioner Ruane asked if the there will be a separate special use for massage therapists. Mr. Proulx stated if would be appropriate to add personal care uses such as , estheticians, massage therapists, nail techs and make-up artists to the special use request. Ms. Payne stated she will set hours of operation for her renters, so they are not operating business 24-hours a day seven (7) days a week. Commissioner Seggebruch asked if each renter will need to apply for an occupancy permit. Mr. Proulx stated each business will need a business license, so Building and Planning Departments will be reviewing the businesses renting from the applicant. Commissioner Ruane asked the applicant to address their garbage management, so the adjacent property owners are not affected. Commissioner Seggebruch stated the applicant will need two (2) handicapped spaces and provided a suggestion on how to accommodate them. Chairman Kiefer asked if the commission would like to modify the motion to include other uses. Mr. Proulx stated the applicant indicated in her letter that the services would also include estheticians, massage therapists, nail techs and make-up artists. Commissioner Seggebruch asked if the make-up artists would include tattooing. Mr. Proulx indicated that body art would not be included in the uses proposed. Mr. Proulx stated he feels microblading is more of a salon use. Commissioner Womack 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 special use for the barber shop, hair salon, estheticians, massage therapists, nail techs and make-up artists known as Salon Suites of Plainfield at 24016 West Main Street. Second by Commissioner Renzi. Vote by roll call: Ruane, yes; Seggebruch, yes; Renzi, yes; Womack, yes; Kiefer, yes. Motion carried 5-0. DISCUSSION Commissioner Renzi voiced his concern regarding the village’s parking code not providing enough parking and to look into calculations. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 9:28 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary