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HomeMy Public PortalAbout12-17-2019 Plan Commission Minutes Plan Commission Record of Minutes Date: December 17, 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. 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. APPROVAL OF MINUTES The Minutes of the Plan Commission meeting held on November 19, 2019 were approved as amended. PUBLIC COMMENTS Chairman Kiefer asked for public comment and there was no response. DEVELOPMENT REPORT Mr. Proulx provided updates on the following: Salon Suites, Portage Ln. Fence Variance, and Route 59 Dunkin’. Commissioner Heinen thanked the Village for working with St. Mary’s on their concerns with the Dunkin’ site plan. Commissioner Ruane asked staff if the applicant for Portage Ln. changed the fence location before it went to the Village Board. Mr. Proulx stated the Village Board added a stipulation regarding the location of the fence but the HOA may not permit what the Village approved. 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 two (2) drive-through facilities 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. The Village’s Zoning Ordinance requires that drive-through facilities located in the B-1 zoning district be approved through special use permit application. The applicant has updated the proposal to address concerns that include walkability of the subject property, Renwick Road entry point, drive-thru circulations and parking lot design. Mr. Ding reviewed the staff report dated December 13, 2019. Mr. Ding stated the developer has not submitted a final plat for recording, Staff will continue to work with the developer to finalize the final plat. Mr. Ding concluded prior to the public hearing and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in William Zalewski, engineer for applicant. Chairman Kiefer asked if there is an update on their IDOT application. Mr. Zalewski stated IDOT denied their request for an access point on Renwick Rd., since Peerless Dr. is an existing street that is the preferable access to the site. Chairman Kiefer swore in Mary Carpenter, resident. Ms. Carpenter read a letter that was given to the commission this evening (see attached). Chairman Kiefer swore in Brad Klett, resident. Mr. Klett voiced his concern regarding the access points onto Peerless Dr. Mr. Klett asked if there will be restrictions on what types of businesses can use the drive-thrus. Mr. Klett asked if there have been studies completed on how many cars typically use a drive-thru. Mr. Proulx explained that any drive-thru operation is required to apply for a special use. Mr. Proulx Plan Commission Minutes December 17, 2019 Page 2 of 5 explained the standards for a drive-thru such as car queueing at the order board, bypass lane being required, and the guidelines for separation from residential properties. Mr. Proulx stated that the types of uses are not regulated in the zoning code, but the uses would follow all the same standards. Chairman Kiefer swore in Joyce Kowalczyk, resident. Ms. Kowalczyk voiced her concerns about the traffic, lights from vehicles, existing road conditions, and truck traffic. Chairman Kiefer asked the applicant to address how truck traffic will be handled and/or marked. Mr. Zalewski stated delivery vehicles will enter the site via Peerless Dr. and exit onto either Route 30 or Renwick Rd. from Peerless Dr. Chairman Kiefer swore in Theodore K. Kowalczyk, resident. Mr. Kowalczyk voiced his concern about existing traffic. Chairman Kiefer swore in Mike McIntyre, resident. Mr. McIntyre voiced his concerns about the street conditions, traffic, and pedestrian safety. Chairman Kiefer swore in Samantha Carpenter, resident. Ms. Carpenter stated she is concerned for her children’s safety and the safety of other children in the neighborhood. Chairman Kiefer swore in Randy Fugett, resident. Mr. Fugett asked how far Building 3 will be from the residential property lots. Mr. Proulx stated the minimum is 15 feet per code. Mr. Zalewski stated it is 20 feet from the property line. Chairman Kiefer swore in Christine Listello, resident. Ms. Listello voiced her concerns about the current traffic and the school bus traffic. Chairman Kiefer swore in Chris Cavenaile, resident. Ms. Cavenaile voiced her concern about the current and additional traffic, pedestrian safety, and bus safety. Chairman Kiefer swore in Jenny Wheeler, resident. Ms. Wheeler voiced her concern regarding pedestrian safety. Chairman Kiefer swore in Regina Pommier, resident. Ms. Pommier stated that once Costco is built that the traffic will only get worse. Chairman Kiefer swore in Bob Smith, resident. Mr. Smith voiced his concern about traffic. Chairman Kiefer closed public comments. Commissioner Ruane asked staff if the vacation of Peerless Dr. would be entertained by the Village. Mr. Proulx stated it was discussed with the Traffic Committee and Public Works Staff. Mr. Proulx stated to vacate a public road the Village would have to prove there is no longer a public need for the road including for emergency services. Mr. Proulx stated it will not be perused as a formal consideration. Commissioner Ruane asked if Peerless Dr. is in the Village. Mr. Proulx stated there is a segment of it in the Village. Commissioner Ruane stated he would have to disagree with the Village not vacating Peerless Dr. because the residents are stating it is already a problem. Commissioner Ruane asked staff why there is no sidewalk on Peerless Dr. Mr. Proulx stated the area to the south of the development is unincorporated where there are no sidewalks. Commissioner Ruane stated he feels that there should be a sidewalk installed on the Villages’ portion of Peerless Dr. Mr. Ding stated the applicant did propose a Plan Commission Minutes December 17, 2019 Page 3 of 5 sidewalk but decided not to pursue the sidewalk because there is no sidewalk on the unincorporated road. Commissioner Ruane stated that the developer could still install a sidewalk. Commissioner Renzi suggested a bond instead of a sidewalk for a future sidewalk. Commissioner Ruane stated a sidewalk will make it safe for the people coming to the site. Commissioner Heinen asked what part of Peerless Dr. is in the Village limits. Mr. Proulx stated from Renwick Rd. to the edge of the developments lot line to the south. Commissioner Heinen asked if Lynn St. is part of the Village. Mr. Proulx stated he believes it is part of the township but will need to be clarified. Commissioner Seggebruch asked to have a map pulled up of the Village’s boundaries. Commissioner Heinen indicated he agrees with Commission Ruane regarding vacating Peerless Dr. Commissioner Ruane stated he is not in favor of two drive-thrus because of the traffic flow issues. Commissioner Ruane voiced his concern about the traffic flow through the development especially for truck traffic. Commissioner Ruane suggested the applicant combine Buildings 1 & 2, so there is only one drive-thru lane. Commissioner Ruane stated he does like that Building 3 has been moved and turned. Commissioner Ruane indicated he wants the trash enclosures to be centrally located away from the residential area. Commissioner Renzi questioned how Building 3 will be able to have signage, since the rear of the building is facing Route 30. Mr. Ding explained that signs are allowed on the rear of the buildings. Commissioner Heinen asked Mr. Zalewski to explain why the change was made to Building 3. Mr. Zalewski explained the change was made to allow for the building to be closer to Route 30 and to have all the parking in the front of the building. Mr. Zalewski stated the Building 3 is intended for one user, which will probably be a restaurant. Commissioner Renzi suggested the applicant have complete elevation drawings of Building 3 for Village Board. Chairman Kiefer stated staff has the Village Boundary map pulled and asked the commissioners to continue their comments regarding vacating Peerless Dr. Commission Seggebruch explained why it would be a good idea to vacate Peerless Dr. Commissioner Heinen stated this is a challenging site due to the access limitations and suggested the Village revisiting vacating Peerless Dr. Chairman Kiefer stated he personally does not feel the site plan works as presented. Chairman Kiefer asked the commissioners their feeling on the Special Use for the drive-thrus. Commissioner Renzi asked how the hours of operation will be enforced for the drive-thrus without a stipulation to the Special Use. Mr. Proulx stated that staff is not proposing limiting the hours of operation but if it is a concern of the commission, a stipulation can be added to the motion. Commissioner Heinen added this site should only have one drive-thru because of delivery truck traffic and circulation. Commissioner Heinen asked Mr. Zalewski if the applicant is willing to combine Buildings 1 & 2 with only one drive-thru. Mr. Zalewski stated he can not answer that question on the owner’s behalf. Commissioner Seggebruch stated the best place for a drive-thru for this site would be the northeast corner of the site. Commissioner Seggebruch agreed with combining Buildings 1 &2, changing the orientation of Building 3 to the west, and traffic flow through the site is an issue. Commissioner Womack voiced his concerns about the circulation of the site, no safe pedestrian access to Building 1 & 2 from the west parking lot, and drive-thru queueing. Commissioner Womack suggested a Plan Commission Minutes December 17, 2019 Page 4 of 5 gate on Peerless Dr. for the emergency responders if Peerless Dr. was vacated. Commissioner Womack asked staff if these parcels have been zoned for commercial for some time. Mr. Proulx confirmed. Commissioner Womack asked what is the redline on the site plan that is south of the car dealer. Mr. Zalewski stated it is a depressed curb. Commissioner Womack agreed with the suggestion of moving Building 3 west, so the front of the building and parking will be along Route 30. Commissioner Minnis stated he would support one drive-thru for this site. Commissioner Minnis agreed with consolidating Buildings 1 & 2, moving Building 3 to the west, moving the trash enclosure, vacating/repurposing Peerless Dr., and adding a sidewalk on Peerless Dr. Commissioner Ruane suggested the applicant install some solid landscaping to the west for the residence. Commissioner Ruane addressed the public by stating the developer has certain rights to develop the property and the commission is here to keep the development responsible. Commissioner Ruane also added that developments generate taxes which help improve the roads. Commissioner Ruane indicated the commission is trying to make sure the development works well for the Village and the adjacent residents. Chairman Kiefer asked the applicant if they would like the case to be continued or a vote to be taken to move forward to the Village Board. Mr. Mr. Zalewski stated they would like to move forward. Commissioner Heinen 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 two (2) drive-through facilities for the property located at the southwest corner of Renwick Road and U.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 Renzi. Vote by roll call: Minnis, no; Ruane, no; Seggebruch, no; Womack, no; Renzi, no; Heinen, no; Kiefer, no. Motion did not carry 7-0. Commissioner Womack made a motion to recommend approval of the requested site plan review for the property located at the southwest corner of Renwick Road and U.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 Minnis. Vote by roll call: Heinen, no; Renzi, no; Ruane, no; Seggebruch, no; Minnis, no; Womack, no; Kiefer, no. Motion did not carry 7-0. NEW BUSINESS Case No. 1863-112619.SU.SPR Eastern Ave. (Warehouse District) Clayton Olsen Mr. Proulx stated the applicant is seeking a major change to a planned development and site plan review in order to develop the subject property and construct a 10,400 square foot office building. Staff is working with the applicant on providing additional information before consideration by the Plan Commission. Therefore, the applicant and staff have agreed to request a continuance to the February 4, 2020 meeting. Plan Commission Minutes December 17, 2019 Page 5 of 5 Commissioner Minnis made a motion to we open the Public Hearing for the requested special use for a major amendment to a planned development known as Warehouse District and continue the Public Hearing to the February 4, 2020 meeting of the Plan Commission. Second by Commissioner Ruane. Vote by roll call: Seggebruch, yes; Minnis, yes; Heinen, yes; Ruane, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0. DISCUSSION Commissioner Ruane asked staff if they could overlay site plans of proposed developments onto an aerial of the area, so the commission can see how exactly the site will align with what is currently there. Commissioner Heinen stated a more detailed road network map, too. Commissioners Heinen, Renzi, and Seggebruch agreed. Mr. Proulx shared the passing of former Plan Commissioner Bob Schinderle. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 8:46 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary