Loading...
HomeMy Public PortalAbout05-04-21 Plan Commission Agenda PacketPlan Commission Tuesday, May 04, 2021 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 20, 2021. 04-20-21 Plan Commission Minutes.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, May 4, 2021 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: 1920-032621.PP.FP REQUEST: Preliminary Plat & Final Plat LOCATION: Lots 44 & 37 in River Point Estates APPLICANT: Evan Beattie River Point Estates Staff Report & Graphics.pdf 1 Plan Commission Page - 2 CASE NUMBER: 1908-012021.AA.REZ.SU.PP (PUBLIC HEARING) REQUEST: Annexation, Rezoning, Special Use, & Preliminary Plat LOCATION: Generally the SWC of Drauden Rd. & RT 126 APPLICANT: Wingspan Development. Chris Coleman Please email public comments to publiccomments@goplainfield.com, please note PUBLIC HEARING COMMENTS - PLAN COMMISSION in the email subject line. Comments must be received by Tuesday, May 4, 2021 at 3:00 p.m. PC 5-8-21 Memo-Continuance.PDF CASE NUMBER: 1922-033121.CP REQUEST: Concept Plan LOCATION: 12357 S. 248th St. APPLICANT: Chad Broderick 248th Townhomes Staff Report & Conceptual Plans.pdf DISCUSSION ADJOURN REMINDERS - May 17th - Village Board Meeting at 7:00 p.m. May 18th - Plan Commission at 7:00 p.m. 2 Plan Commission Record of Minutes Date: April 20, 2021 Location: Village Hall (Zoom Meeting) 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, Womack, and Chairman Kiefer were present. Commissioner Heinen was absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; Jessica Gal, Associate Planner; and Yuchen Ding, Associate Planner. APPROVAL OF MINUTES The Minutes of the Plan Commission meeting held on March 16, 2021 were approved as presented. PUBLIC COMMENTS No Public Comments received via email. Chairman Kiefer received unanimous consent to hear the New Business agenda items first, then the Old Business item. DEVELOPMENT REPORT Mr. Proulx provided an update on the following items: Zoning Code Text Amendments, and Route 59 Landmark Nomination. NEW BUSINESS 1921-033121.SU.PP.FP.SPR GENERALLY, ON THE NEC OF RT 59 &127TH ST. BELLE TIRE PLAINFIELD Ms. Gal stated the petitioner is seeking approval of a special use for planned development and site plan review for a 9,300 square foot Belle Tire facility. The proposed Belle Tire facility will occupy 1.197 acres of the total 7.523-acre site. Therefore, the petitioner is also seeking a recommendation of approval for a preliminary plat/final plat of subdivision in order to divide the subject property into three (3) lots. The remainder of the site will be developed by future users. Ms. Gal reviewed the staff report dated April 20, 2021. Ms. Gal stated that there were not public comments received via email. Ms. Gal concluded staff believes that the proposed use is appropriate at the subject location and supports the variations requested from the Zoning Ordinance. Based on the foregoing analysis, prior to any public comment or discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in Chris Enright and Angela Smith, representing the applicant. Mr. Enright stated that they have been working with IDOT for approval for the access point on Route 59. Mr. Enright explained that Belle Tires does not perform bodywork or major engine work. Mr. Enright stated that Belle Tire is a family owned business, provided their current locations as well as their future locations, and their business hours. Commissioner Minnis asked staff to explain the variance being requested for the flag. Ms. Gal explained that the applicant is requesting a large flag and a taller flagpole then what is allowed by code. Commissioner Minnis asked if the flag is a standard at all their locations. Mr. Enright confirmed that around 90% of the locations have the proposed flag. Commissioner Minnis does not want the flag to be too much of a distraction to drives. Commissioner Minnis asked if vehicles will be parked overnight in the parking lot. Mr. Enright stated typical installation is around 1 to 2 hours but on occasion there maybe 3 Plan Commission Minutes April 20, 2021 Page 2 of 7 cars in the parking lot because they are waiting on a part or a customer needed to drop the vehicle off the day before. Mr. Enright added that typically if a car is left overnight it is parked inside the building. Commissioner Minnis is concerned about the access points on Route 59 may cause a lot of traffic coming on and off Route 59. Mr. Enright state that Belle Tire access was sanctioned by IDOT and the other access point would be a secondary drive. Commissioner Minnis liked the site plan. Commissioner Renzi asked if IDOT does not approve the drive will the applicant not move forward with the project. Mr. Enright stated that the access drive is very improvement for the development, and he would guess that the project may not move forward if the access drive was not approved by IDOT. Commissioner Renzi wanted to confirm that standard practice is to park any overnight vehicles inside the building. Mr. Enright on occasion there may be a car parked outside. Commissioner Renzi asked if there is corporate oversight for their locations. Mr. Enright stated confirmed. Commissioner Renzi asked when vehicles are dropped off afterhours where do the customers put their keys. Mr. Enright indicated he has seen two different options at the stores, which are a mail slot on the door for the keys or a metal key box by the front door. Commissioner Renzi is concerned about the size of the flag and suggested a smaller flag. Chairman Kiefer asked if the applicant has a photo of the proposed flag at one of the Belle Tire properties. Commissioner Renzi stated he is glad to see bike parking on the site plan. Commissioner Renzi asked staff if the landscaping on Rhea Dr. will be higher or lower. Ms. Gal explained that there are already plantings on the McDonald’s property and there is a grade change, so staff is not concerned about plantings along there. Ms. Gal stated they are not requesting any variation for landscaping from code but did aske the applicant to offer a variety of plantings around the parking lot. Commissioner Renzi asked if the applicant signs are allowable per code. Ms. Gal stated the sign on the northern elevation would not be permitted per code and is being requested as part of the PUD. Commissioner Renzi asked what issues staffs see with a sidewalk along Route 59 as noted in the staff report. Ms. Gal deferred to the applicant since it is something they have come across at other locations. Mr. Enright stated they have had some situations were major structures or major engineering would have been required to have a sidewalk but if that is not needed then they are willing to construct a sidewalk. Chairman Kiefer asked if Commissioner Minnis is supportive as the flag as presented. Commissioner Minnis indicated he has an issue with the size of the flag. Commissioner Ruane is concerned with the height of the flag because there is a billboard adjacent to the property and is not in support of the proposed flag. Commissioner Ruane wants a sidewalk on the property. Commissioner Ruane asked if they will be required a landscape island because of the number of parking spaces. Mr. Proulx stated that with staff’s experience with auto repair parking can be a prime and that the curbed areas at the end could satisfy that requirement. Commissioner Ruane stated he is in favor of more landscaping and would like to see the landscape islands. Commissioner Ruane suggestion another area of landscaping and asked if they are reviewing the detention pond landscaping. Ms. Gal stated at this time the detention pond landscaping is not under review. Commissioner Seggebruch explained why he is not in favor the proposed flag size. Commissioner Seggebruch feels the right in & right out on Route 59 will not negatively affect traffic on Route 59. Commissioner Seggebruch asked if the detention pond is being sized for all three lots. Ms. Gal indicated that it is currently being sized for Lots 1 & 2, since there is floodplain on lot 3. Commissioner Seggebruch asked if Belle Tire will restrict certain business from developing the other lots. Mr. Enright stated that Belle Tire is only purchasing lot 1 from the property owner but restaurants and coffee shops are the most compatible with a Belle Tire. Commissioner Seggebruch asked if all the roadways on the plans will be constructed by Belle Tire. Mr. Enright confirmed. Commissioner Seggebruch asked for 4 Plan Commission Minutes April 20, 2021 Page 3 of 7 clarification on what the two variances are. Ms. Gal stated the flag size and flagpole height, and the sign on the northside of the building. Commissioner Womack agrees that the flag is too large for this location and suggested a smaller size. Commissioner Womack asked if it will only the United States flag on the flagpole. Mr. Enright confirmed. Commissioner Womack is not opposed to the sign variance and asked how the building signs are illuminated. Mr. Enright stated they sign are internally illuminated. Commissioner Womack asked the applicant to explain how there is additional storage in the detention pond as noted in their plans. Ms. Smith indicated that additional storage was calculated since they are unsure what will be developed on Lots 2 & 3 and is unsure how the additional storage was calculated. Commissioner Womack is concerned that is the detention is not large enough and may preclude development, so he suggested the note on the plans being changed. Ms. Gal indicated that she is comfortable with the current stormwater calculation and with the floodplain on Lot 3 it could possibly not be developed. Commissioner Womack asked why the applicant did not do the topography for all the lots. Mr. Enright stated since they are only purchasing Lot 1, they did not feel they needed to do the additional lots. Commissioner Womack stated he does not want to make choices now that may affect future development. Mr. Enright explained that the property in the back will only be able to be used for a future pond and explained how the detention could be done on the lot that has floodplain. Commissioner Womack asked if the special area for scrape tires is inside or outside. Mr. Enright stated the tire scrapes are held inside the building. Commissioner Womack asked if the right in and right out will have a deacceleration lane and an excel lane. Ms. Smith explained how that portion of Route 59 will be developed. Commissioner Womack is in support of the sidewalks. Commissioner Renzi asked if the sidewalk will be just for Lot 1 or the entire length of Route 59. Ms. Smith indicated that it will be the entire length of Route 59 but understands the commission wants sidewalk on all the access road. Chairman Kiefer confirmed the request for the commission. Commissioner Womack asked if the bay doors are open during the warmer months. Mr. Enright stated the doors are open in the warmer months. Chairman Kiefer asked the applicant if they were comfortable with a smaller flag. Mr. Enright stated that smaller flags have been used and the smallest flag used is 15 x 25. Ms. Gal stated that the new proposed flag size still exceeds Village code and would recommend keeping the variance for a flag. Mr. Enright was agreeable to the flag size change. Commissioner Renzi 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 for planned development for Lot 1 of the proposed Sohol Commercial Center Subdivision, subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. The size of the proposed United States flag shall not exceed 375 square feet in total area. Second by Commissioner Womack. Vote by roll call: Minnis, yes; Ruane, yes; Seggebruch, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0. Commissioner Minnis made a motion to recommend approval of the requested site plan review for Belle Tire Plainfield located generally at the northeast corner of Illinois Route 59 and West 127th Street, subject to the following three (3) stipulations: 5 Plan Commission Minutes April 20, 2021 Page 4 of 7 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. The size of the proposed United States flag shall not exceed 375 square feet in total area. Second by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Ruane, yes; Womack, yes; Seggebruch, yes; Minnis, yes; and Kiefer, yes. Motion carried 6-0. Commissioner Womack made a motion to recommend approval of the preliminary plat of Sohol Commercial Center Subdivision (PIN, 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; Seggebruch, yes; Renzi, yes; Womack, yes; and Kiefer, yes. Motion carried 6-0. Commissioner Ruane made a motion to recommend approval of the final plat of Sohol Commercial Center Subdivision, 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: Minnis, yes; Renzi, yes; Womack, yes; Seggebruch, yes; Ruane, yes; and Kiefer, yes. Motion carried 6-0. 1923-041221.FP SWC OF RENWICK RD. & CROSSING DR. RICHARD MURPHY, LENNAR Mr. Ding stated the applicant is requesting an approval for Final Plat of Subdivision for Creekside Crossing Unit 7B. Unit 7B is located south of Renwick Road and east of Indian Boundary Road. The total area of Unit 7B is 14.081 acres. It consists of 29 parcels for 58 duplex homes. The property was annexed as part of the Creekside Crossing development in January 2004 and the preliminary plat for Units 5-7, which contains Unit 7B, was approved on August 1, 2005. Mr. Ding reviewed the staff report dated April 20, 2021. Mr. Ding concluded the submitted final plat is consistent with the approved preliminary plat back in 2005, annexation agreement, and Village requirements. Subject to discussion by the Plan Commission, staff recommends approval of the final plat subject to noted stipulations. Chairman Kiefer swore in Michaelene Burke, attorney; and Rick Murphy, Lennar. Chairman Kiefer stated no comments were received via email from the public regarding this case. Commissioner Womack asked the applicant to explain the Rocky Creek Rd. plan. Mr. Murphy explained that the intention is to divert traffic from Indian Boundary Rd. into Creekside Crossing subdivision. Mr. Proulx explained the history of the development including the vacation of Indian Boundary Rd. Mr. Proulx added as the Creekside Crossing subdivision continues with development south of Renwick Rd. the vacation of Indian Boundary Rd. will be completed. 6 Plan Commission Minutes April 20, 2021 Page 5 of 7 Commissioner Seggebruch asked if Unit 7B was always intended to be duplex units. Mr. Ding confirmed. Commissioner Seggebruch feels this is a good addition. Commissioner Ruane suggested staff to include an overall plan for the area in the future. Commissioner Renzi asked for explanation on stipulation four (4) in the motion. Mr. Proulx explained how the recapture fees are calculated. Chairman Kiefer asked staff if they are comfortable with how the stipulation is written. Mr. Proulx is comfortable. Mr. Murphy confirmed Lennar is aware of the fees. Commissioner Minnis asked what the intention of Outlots I, J, & K. Mr. Murphy stated there is an approved landscape plan for this development and he believes it is generally a planting area. Commissioner Ruane asked if Lots 7041 and 7042 will be considered corner lots. Mr. Ding stated the lots are considered Key Lots. Mr. Proulx stated the lots by definition do not meet the standards of the Zoning Code for corner lots, so they are not corner lots. Commissioner Renzi made a motion to recommend approval of the Final Plat of Subdivision for Creekside Crossing Unit 7B, subject to the following four (4) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield and Oswego Fire Protection Districts; 3. Compliance with the provisions of the Annexation Agreement; and 4. Payment of appropriate recapture fees. Second by Commissioner Ruane. Vote by roll call: Minnis, yes; Seggebruch, yes; Womack, yes; Ruane, yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0. OLD BUSINESS 1906-123020.TA TEXT AMENDMENTS TO THE ZONING CODE VILLAGE OF PLAINFIELD Mr. Ding stated staff is seeking a recommended approval for text amendments to the Mobile Food Unit Code in the Village Zoning Ordinance. On March 16, 2021, Staff presented the first draft of Mobile Food Unit text amendments to the Plan Commission. After hearing feedback from numerous sources, staff would like to present the second draft to the Village Plan Commission. Chairman Kiefer stated no public comments were received via email. Commissioner Minnis asked if mobile food trucks would be able to sell liquor. Mr. Ding stated the Village prohibit liquor sales from mobile trucks. Commissioner Minnis suggested making it clear in the code that liquor sales are prohibited. Commissioner Renzi asked if there is no homeowner association (HOA) then a food truck would not be allowed in the neighborhoods. Mr. Ding indicated that the purpose of the HOA approval is to ensure food trucks are not a nuisance to the neighborhood and staff will continue to work on verbiage for neighborhoods with no HOAs. Commissioner Renzi questioned the Maximum number of mobile food units and thought that their needs clarification/changes to this section because it seems excessive. Mr. Ding stated this provides staff a formula to calculate how many mobile food units are allowed on a property. Commissioner Renzi stated with the proximity to electricity the food trucks may need to be closer together, so he would like to see this reviewed by staff. 7 Plan Commission Minutes April 20, 2021 Page 6 of 7 Commissioner Ruane thanked Cristina Zamarron for her input to the Mobile Food Truck ordinance. Commissioner Ruane stated prohibiting generators would not be user friendly and suggested changing it to comply with the Village noise ordinance and requiring the truck to connect permanent power source when available. Commissioner Seggebruch is more concerned about food trucks in a neighborhood for private parties. Commissioner Seggebruch also feels the total ratio of paved area per mobile food unit is excessive. Mr. Ding stated staff will review this and adjust, he also added that events that receive approval from the Village Administrator will not be subject to this stipulation. Commissioner Seggebruch is also concerned about food trucks operating year-round on private property. Commissioner Womack agrees that a generator should be allowed because if the appropriate power may not be available. Commissioner Womack asked for clarification on food storage and prep. Mr. Ding stated it is a violation of the Will County Health Code to prepare food at a residence, so they will need a sperate location to store and prepare food. Commissioner Womack asked if the County will be enforcing this restriction. Mr. Ding stated the Village wants to be in line with the County’s rule and if the County has approved the license the Village will require proof of County approval. Commissioner Womack asked if ice cream trucks are regulated by the Mobile Food Truck code. Mr. Ding confirmed. Commissioner Womack is concerned that this will create barriers from the ice cream trucks. Chairman Kiefer asked for a commissioner to make a motion. Commissioner Womack inquired on if they wanted to continue this to see the changes suggested before it is presented to Village Board. Staff was agreeable to making the changes and bringing it back to the Plan Commission. Commissioner Ruane stated an ice cream truck would be prohibited based on the items in this ordinance because they would be less than 50 feet away from a residential property. Commissioner Womack stated they would also not be able to play music. Commissioner Minnis made a motion to continue the discussion of the proposed text amendments, excluding the proposed amendments for Mobile Food Trucks, to the Village of Plainfield Zoning Ordinance to the May 4, 2021 Plan Commission meeting. Second by Commissioner Renzi. Vote by roll call: Ruane, yes; Seggebruch, yes; Womack, yes; Renzi, yes; Minnis, yes; and Kiefer, yes. Motion carried 6-0. Commissioner Renzi suggested providing the exclusions from the code for ice cream trucks that would not apply to them, since per code they would be prohibited. DISCUSSION Chairman Kiefer thanked Commissioner Ruane for his work on the Plan Commission and wished him luck as a Village Trustee. Chairman Kiefer thanked all the Plan Commissioners for all their work and dedication to the Plan Commission, he also thanked staff for all their hard work, too. Commissioner Ruane thanked the Plan Commission and feels that the commission does a great service for the village. Commissioner Ruane is hoping to have the Plan Commission and Village Board have more communication. Commissioner Ruane wanted the commissioners to know that they can reach out to with any suggestions. 8 Plan Commission Minutes April 20, 2021 Page 7 of 7 Mr. Proulx thanked Commissioner Ruane for his work in the Plan Commission and for his suggestions to improve the process for the Plan Commission. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 9:20 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary 9 10 11 24809 W. EASY ST. Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community, Sources: Esri, Village Address Points Parcels Plainfield Municipal Boundary 4/28/2021, 8:29:02 AM 0 0.03 0.050.01 mi 0 0.04 0.090.02 km 1:2,257 Plainfield Staff County of Will, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA | Plainfield GIS | Plainfield GIS | Will County GIS | NPMS National Repository | Will County, Maxar, Microsoft |12 BAROLO DRIVE EASY STREET 4543 38 36 LOT 1 PR O J . N O . : 20 . 0 2 3 2 - 0 1 1 O F 1 SC A L E : 1 " = 2 0 ' LOTS 44 & 37 OF RIVER POINT ESTATES CONSOLIDATION FINAL PLAT OF SUBDIVISION 2631 GINGER WOODS PARKWAY, STE. 100 AURORA, IL 60502 PHONE: (630) 820-9100 FAX: (630) 820-7030 EMAIL: ADMIN@CLSURVEYING.COM ALTA SURVEYS l TOPOGRAPHY l CONSTRUCTION STAKING River Point Estates - Plainfield CLIENTPROJECT © ABBREVIATIONS LINE LEGEND LEGEND P.I.N. 06-03-20-208-004 P.I.N. 06-03-20-208-009 SURVEYOR'S AUTHORIZATION TO RECORD BOARD OF TRUSTEES WILL COUNTY CLERK'S CERTIFICATE PLAN COMMISSION CERTIFICATE CERTIFICATE AS TO SPECIAL ASSESSMENTS WILL COUNTY TAX MAPPING CERTIFICATE WILL COUNTY RECORDER'S CERTIFICATE OWNER'S CERTIFICATE ’ NOTARY'S CERTIFICATE MORTGAGEE’S CERTIFICATE ’ NOTARY’S CERTIFICATE ’ SURVEYOR'S CERTIFICATE 13 14 15 16 PREPARED FOR: LEOPARDO DEVELOPMENT PROJECT TEAM: THE LAKOTA GROUP LEOPARDO SITE STUDY PLAINFIELD, ILLINOIS © 2018 THE LAKOTA GROUPMarch 22, 2021 EXHIBIT B - CONTEXT PLAN 250’125’ SCALE: 1”=250’ 62.5’0’NORTH 24 8 th A v e Prairie Grove Dr H e r i t a g e O a k s D r Winterberry Ln 1,000’ Radius Subject Site Detention Area Church 17 N: \ T e c h \ 2 0 1 6 \ 1 1 5 8 \ S u r v e y i n g \ A l t a _ T o p o \ 1 1 5 8 A . d w g , M o d e l , 1 1 / 1 5 / 2 0 1 6 3 : 4 2 : 5 2 P M , d c o g s w e l l 18 PREPARED FOR: LEOPARDO DEVELOPMENT PROJECT TEAM: THE LAKOTA GROUP LEOPARDO SITE STUDY PLAINFIELD, ILLINOIS © 2018 THE LAKOTA GROUPMarch 22, 2021 EXHIBIT A - SCHEMATIC SITE PLAN 50’25’ SCALE: 1”=50’ 12.5’0’NORTH 24 8 th S t r e e t Access Drive Utility Easements Typical Rowhome End Unit, 20’x36’24 ’ Dr i v e A i s l e 24 ’ Dr i v e A i s l e 24’ Drive Aisle 43 ’ 25 ’ 20’Min.20’Min.20’Min. 20’Driveway 20’Min.20’Min. 60’Typ. 30’Typ. 30’Drive 28 ’ Typical Rowhome Center Unit, 18’x36’ Entry Sign 1 Car Garage 1 Car Driveway 30’Typ. 30 ’ Ty p . SITE DATA TOTAL SITE ACRES: 5.22 Ac TOTAL UNITS: 78 UNITS TOTAL DWELLING UNITS PER ACRE: 15 Units TOTAL GARAGE PARKING: 78 Cars TOTAL OFFSTREET DRIVEWAY PARKING: 78 Cars TOTAL ON STREET VISITOR PARKING: 36 Cars TOTAL PARKING: 192 Cars (2.46 Cars/Unit) TOTAL OPEN SPACE: 1.95 Ac (37%) 19 20