HomeMy Public PortalAbout07-21-2020 Plan Commission Minutes
Plan Commission
Record of Minutes
Date: July 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 Minnis, Renzi, Ruane, Seggebruch, and Chairman Kiefer were present.
Commissioners Heinen and Womack were absent.
OTHERS PRESENT: Jonathan Proulx, Director of Planning; Jake Melrose, Economic Development
Manager; and Jessica Gal, Associate Planner
APPROVAL OF MINUTES
The Minutes of the Plan Commission meeting held on July 7, 2020 were approved as presented.
PUBLIC COMMENTS
No Public Comments received via email.
DEVELOPMENT REPORT
Mr. Proulx provided an update on the Plainfield Riverfront project.
OLD BUSINESS
NEW BUSINESS
1883-062420.AA 13701 S. Lake Dr. Dominic and Christina Culotta
Ms. Gal stated the applicant is seeking annexation to the Village of Plainfield in order to construct an
approximately 2,500 square foot single-family residence and connect to municipal water and sewer
utilities located along Naperville Road. The applicants, and current property owners, purchased the
vacant lot in 2019.
Ms. Gal reviewed the staff report date July 21, 2020. Ms. Gal concluded Staff submits that the proposed
annexation is a logical extension of the Village’s boundaries. The proposed detached single-family
residence use is consistent with surrounding zoning and residential uses. As well, the Will County Health
Department encourages connection to municipal sewer and water if available in close proximity. In
advance of such public comment and discussion by the Plan Commission, staff recommends approval.
Chairman Kiefer swore in Mike Martin, attorney. Mr. Martin explained the county encouraged the
property owner to annex into the Village. Mr. Martin stated they have obtained approval from the school
district and the homeowner’s association.
Commissioner Minnis asked if all the utilities are accessible by Naperville Road. Ms. Gal confirmed.
Commissioner Minnis asked if the applicant is asking for any variances. Ms. Gal confirmed no variances
are being requested. Commissioner Minnis agrees that it is a logically extension of the Village.
Commissioners Renzi and Ruane had no comments.
Commissioner Seggebruch asked what happened to the previous home on the property. Mr. Martin
believes that the previous owner removed the home.
Commissioner Seggebruch made a motion to recommend approval of annexation of the property located
at 13701 S. Lake Drive (PIN: 06-03-03-201-020-0000), as a logical extension of the Village of Plainfield.
Plan Commission Minutes
July 21, 2020
Page 2 of 5
Second by Commissioner Ruane. Vote by roll call: Minnis, yes; Renzi, yes; Ruane, yes; Seggebruch,
yes; Kiefer, yes. Motion carried 5-0.
1884-062420.AA.REZ.SU.SPR.FP SWC Spangler &
U.S. Route 30
Encore Car Wash_Plainfield
Mr. Melrose stated the applicant is proposing to construct a car wash with a drive thru on the property
located at the southwest corner of Spangler Road and U.S. Route 30 and to create a future pad lot for
future development. In order to do so, the applicant has requested annexation by annexation agreement of
PIN #0603233000570000, map amendment (re-zoning) of the annexed parcel to a commercial
designation, approval of a special use for a P.U.D. to allow for a variation from the sign code and two
drive-thru uses, site plan review approval of the car wash development and preliminary/final plat of
subdivision.
Mr. Melrose reviewed the staff report dated July 21, 2020. Mr. Melrose concluded staff believes that the
proposed development and uses are appropriate for the U.S. Route 30 corridor and recommends approval
of the proposed project. Based on the foregoing analysis, prior to any public comment or discussion by
the Plan Commission, staff recommends approval.
Mr. Melrose stated an email public comment was received from Georgette Lane (see attached) and was
included in the online packet.
Chairman Kiefer swore in swore in Chris Kane, applicant. Mr. Kane provided an explanation of what the
project will entail.
Commissioner Minnis indicated he supports the annexation and map amendment. Commissioner Minnis
asked if the applicant has a contract on both the parcels. Mr. Kane confirmed. Commissioner Minnis
asked if there is a user for the lot adjacent to the car wash. Mr. Kane indicated that a user has not been
identified and the thought is it would be a fast food user. Commissioner Minnis asked if the sign lettering
is higher than the roofline. Mr. Kane stated the roofline will be higher. Commissioner Minnis stated he
is concerned about the vacuum stalls along Spangler Rd., and suggested landscape buffer along Spangler
Rd. Commissioner Minnis asked if the dumpster is for the public use. Mr. Kane stated it is for the
business.
Commissioner Renzi asked the applicant to explain how the water system works and the recycling of the
water. Mr. Kane explained how the water system works and how the water is recycled. Commissioner
Renzi asked what signs will be part of the variance. Mr. Kane stated the final signage has not been
approved. Mr. Melrose stated the variance is for the rooftop sign and all signs will be subject to the Sign
Permit Application process. Commissioner Renzi asked if lights will be turned off after hours. Mr. Kane
stated there will be lights left on for security purposes. Commissioner Renzi asked how wide the lanes
are for circulating about the building. Mr. Kane stated there are four lanes at 13 ½ feet wide, as well as an
emergency bypass lane. Commissioner Renzi indicated he supports the annexation and map amendment.
Commissioner Ruane asked if the lettering on the building will be down lite. Mr. Kane indicated most
likely they will be backlite or lite from within. Commissioner Ruane indicated that there is a lack of
pedestrian access and suggested adding it. Commissioner Ruane asked what the materials for the garbage
enclosure are. Mr. Kane stated masonry, to match the building. Commissioner Ruane suggested
extending the detention area and landscaping to the north to include the adjacent lot. Mr. Kane indicated
that it was there intention to do so during final engineering.
Plan Commission Minutes
July 21, 2020
Page 3 of 5
Commissioner Ruane asked where the vending vacuum enclosure will be on the site. Mr. Kane stated
that is where the vacuum turbine is located which will be indoors and there will be two vending machines
for air fresheners, towels, etc. Mr. Kane indicated that the location was mislabeled at “pay booth” on the
plans. Commissioner Ruane asked if the exhaust for the turbines will be muffled. Mr. Kane indicated that
it is a large air blower and the noise is contained in the building.
Commissioner Seggebruch stated the applicant did everything they wanted the hotel applicant to do a
couple a years ago, including acquiring the adjacent lot, cross access, buffering, etc. Commissioner
Seggebruch asked if the vacuums will be blended into the canopy of the building. Mr. Kane confirmed.
Commissioner Seggebruch asked where the employees will be parking. Mr. Kane stated that the
employees will park near the dumpster. Commissioner Seggebruch asked what the parallel spaces near
the detention area will be used for. Mr. Kane indicated they call them “prep stalls”, customers will use
them to brush bugs of windshields, etc. Commissioner Seggebruch made some architectural suggestions
for the roof.
Commissioner Ruane made a motion to recommend approval of property PIN 06-03-23-300-056-0000 as
a logical extension of the Village’s municipal boundary.
Second by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Renzi, yes; Minnis, yes; Ruane,
yes; Kiefer, yes. Motion carried 5-0.
Commissioner Ruane 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 PIN 06-03-
23-300-056-0000.
Second by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Seggebruch, yes;
Ruane, yes; Kiefer, yes. Motion carried 5-0.
Commissioner Minnis 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 planned
development for Lots 1 and 2 of the proposed Final Plat of Subdivision of ECW 2020, 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: Ruane, yes; Seggebruch, yes; Renzi, yes; Minnis,
yes; Kiefer, yes. Motion carried 5-0.
Commissioner Seggebruch made a motion to recommend approval of the requested site plan review for
the Encore Care Wash located at the southwest corner of Spangler 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 Ruane. Vote by roll call: Minnis, yes; Renzi, yes; Ruane, yes; Seggebruch,
yes; Kiefer, yes. Motion carried 5-0.
Plan Commission Minutes
July 21, 2020
Page 4 of 5
Commissioner Minnis made a motion to recommend approval of the requested preliminary plat review of
the Final Plat of Subdivision of ECW 2020, 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: Ruane, yes; Seggebruch, yes; Renzi, yes; Minnis,
yes; Kiefer, yes. Motion carried 5-0.
Commissioner Seggebruch made a motion to recommend approval of the requested final plat review of
the Final Plat of Subdivision of ECW 2020, 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, yes; Ruane, yes; Renzi, yes; Seggebruch,
yes; Kiefer, yes. Motion carried 5-0.
1886-071520.SPR Lot 2 of Plainfield Business
Park
Northern Builders, Inc.
Mr. Melrose stated the petitioner, Northern Builders, Inc., is proposing to construct a 232,853 square foot
Pace Bus Maintenance and Storage Garage in the Plainfield Business Park located at Depot Drive and
Van Dyke Road. The ~12 acre site is located on Lot 2 of the Plainfield Small Business just south of the
Pace Park N’ Ride Facility on the east side of what will be Depot Drive. The project site is currently
zoned I-1 Industrial District P.U.D. (rezoned to I-1 in 2017) and the use of a maintenance and vehicle
storage facility is considered a permitted use in the subject zoning district.
Mr. Melrose reviewed the staff report dated July 21, 2020. Mr. Melrose concluded the site plan proposal
to develop the Pace Maintenance and Storage Garage conforms with the I-1 Industrial District of the
proposed property and future uses of the Plainfield Business Park. The project also provides new
development opportunities to the business park with the infrastructure improvements that accompany the
proposed facility. In advance of any public comment or discussion by the Plan Commission, staff
recommends approval
Chairman Kiefer swore in Brian Novak, Northern Builders. Mr. Novak described what PACE will use
the building for and the site plan.
Chairman Kiefer swore in Melinda Metzger, PACE. Ms. Metzger stated the proximity for the garage to
the PACE Park and Ride will allow PACE to better serve Plainfield and allow for future growth.
No email public comments were received regarding this case.
Commissioner Seggebruch asked if the facility will service buses regionally. Ms. Metzger stated the
facility will serve the southwest suburbs and will have 53 buses with future growth upon opening could
be 68 buses. Commissioner Seggebruch asked if the office space be used by PACE or leased. Ms.
Metzger stated it will be used for the management for the PACE garage.
Plan Commission Minutes
July 21, 2020
Page 5 of 5
Commissioner Ruane asked if there will be any bus storage outside. Ms. Metzger said it is PACE’s
intention to storage the buses inside. Commissioner Ruane asked staff if a variance would be needed for
outdoor storage of the buses. Mr. Melrose indicated the zoning would allow for outdoor storage.
Commissioner Ruane asked if Depot Dr. will be extended to Persons Parkway. Mr. Melrose confirmed.
Commissioner Ruane asked if there will be a pedestrian access to Persons Parkway. Mr. Novak
confirmed. Commissioner Ruane asked how many employees will be working out of the facility. Ms.
Metzger indicated 100 employees at first.
Commissioner Renzi asked Ms. Metzger to confirm the bus count. Ms. Metzger reiterated that there will
be 53 buses at first, with a future addition of 15 buses but the garage capacity is 125 buses.
Commissioner Renzi asked the applicant to explain where the buses will travel to and the anticipated
route of travel. Ms. Metzger explained where the buses go and their route of travel. Commissioner Renzi
is concerned about the increase in traffic. Ms. Metzger stated their buses travel in off peak travel times.
Commissioner Renzi asked staff if the increase in traffic can be absorbed. Mr. Melrose indicated that the
project has been reviewed by engineering and staff is comfortable with the additional traffic.
Commissioner Renzi asked if the second floor of the building is being built for future use. Ms. Metzger
confirmed.
Commissioner Minnis asked for clarification on where the bus storage and maintenance areas are in the
building. Mr. Novak explained the building layout. Commissioner Minnis asked what is the stabilization
count of employees at the facility. Ms. Metzger stated 200-250 employees. Commissioner Minnis asked
if the Joliet garage will be closed. Ms. Metzger indicated the plans for the Joliet garage has not be
finalized.
Commissioner Ruane made motion recommend approval of the proposed site plan review for the project
known as the Pace Bus Maintenance and Storage Garage, 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 Renzi. Vote by roll call: Renzi, yes; Seggebruch, yes; Ruane, yes; Minnis,
yes; Kiefer, yes. Motion carried 5-0.
DISCUSSION
Chairman Kiefer read the reminders.
Commissioner Minnis asked staff if Steiner Rd. and Heggs Rd. connection is still a possibility. Mr.
Proulx confirmed and explained what road projects are a priority.
ADJOURN
Plan Commission meeting adjourned at 8:40 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary
From:Jake Melrose
To:Kevin Lane
Subject:RE: Proposed car wash
Date:Wednesday, July 29, 2020 3:36:11 PM
Please see the answers below to your questions regarding the car wash development. Thank you.
-----Original Message-----
From: Kevin Lane <klane53@att.net>
Sent: Wednesday, July 29, 2020 12:47 PM
To: Jake Melrose <jmelrose@goplainfield.com>
Subject: Proposed car wash
Hello Mr. Melrose,
Given the cost of this property and the architectural upgrades required by Plainfield, how many cars
per hour will be processed for the operators to break even or turn a profit?
The Village has not been provided a pro-forma to understand the needed revenues and return-on-
investment for the proposed project. Communities do not typically request this information except
when an incentive is being requested and the applicants have not requested one. That said, the
applicants have stated that nearly half of the traffic coming to the site is already from existing traffic
passing by and is typical for car washes to "capture" this amount. On the spectrum of traffic
inducing uses permitted in a commercial district, a car wash is in the low to medium range
comparatively. Given that the applicant has provided three different access points and the fact that
the car wash exits in the opposite direction of Spangler to the right-in/right out on US 30, this will
lessen the use of Spangler. In order to accomplish this, the applicant is purchasing the additional
property on the site and has obtained a cross access easement with the neighboring plaza plus has
worked with IDOT to obtain the right-in/right-out into the property.
Staff identified multiple issues such as these to the applicant that were identified during the previous
hotel proposal. The applicant made a concerted effort to address all of those prior to their
submittal.
What I being required of the operators to address issues of noise and light pollution for the
subdivisions of Winding Creek and Franklin Heights?
The applicants have first positioned the car wash east to west rather than north to south which
could have been achieved with the size of that lot at Spangler and Route 30. This was done for a
couple reasons. One was that the exit of the car wash, where the dryer is located (although it is
inside), is facing west towards the neighboring commercial property. That case the opening and
closing of the car wash noise would not be pointed at the neighboring residents. Second, they
positioned the building in this way to move the vacuums to the north side of the building facing U.S.
Route 30. This will ultimately negate any noise from vacuums which are now much more efficient
and not as loud than the past. The noise of this operation would be no more than the decibel levels
created by U.S. Route 30 traffic.
As for the lighting, they are not proposing lighting near the neighboring residents to the south. Due
to them positioning their building east to west, there is over 75 feet of detention area between the
residents and the site, and in this area there is essentially zero lighting shown on the lighting plan.
The building is over 180 feet away from the south lot line adjacent to residents. Also, there are over
20 trees that will being planted at the rear lot line adjacent to the residential to provide screening.
All lighting will not be higher than the proposed structure which is a 25 foot (10 feet lower than what
was is allowed) and will be downlit/”flathead” lighting. All other lighting is also downlit on the
building except for decorative wall sconces on the façade of the building.
Do they operators have any community ties to Plainfield?
Staff is unaware of any community ties to Plainfield.
How many job opportunities will this operation provide to the community?
The car wash operation will have around 5 people on staff at any given point.
Do the owners have any operations in the region to exemplify how care and maintain their
businesses?
This is their first car wash operation. The applicants run a professional design/build landscaping firm
currently.
Jake Melrose, AICP
Economic Development Manager
Planning Department
815.439.2826 (Office Direct)
815.216.3139 (Cell)
815.436.7093 (Village Hall)
www.PlainfieldDevelopment.com