HomeMy Public PortalAbout09-01-2020 Plan Commission Minutes
Plan Commission
Record of Minutes
Date: September 1, 2020 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 Heinen, Minnis, Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer
were present.
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 August 18, 2020 were approved as presented.
PUBLIC COMMENTS
No Public Comments received via email.
DEVELOPMENT REPORT
No Report.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1889-080620.SU 15905 S. Fredrick St. Tranquility Massage &
Bodywork Inc.
Ms. Gal the applicant is seeking special use approval in order to provide therapeutic massage and holistic
services at 15905 S. Frederick Street. The applicant’s current business is located at 14722 S. Naperville
Road. The applicant is relocating their business in order to expand the services that they currently provide
(therapeutic massage, reiki, and reflexology) to include halotherapy (dry salt therapy). In accordance with
Section 9-13 of the Zoning Ordinance, massage therapy requires approval of a special use permit in the B-
3 zoning district.
Ms. Gal reviewed the staff report dated September 1, 2020. Ms. Gal concluded staff submits that the
proposed special use request for a massage therapy is an appropriate use at the subject location. The business
is an established business within the Village and has operated at 14722 S. Naperville Road since 2016.
Therefore, the business has all pertinent local and state certifications relative to the professional services
they provide to treat chronic illness, respiratory conditions, and to alleviate side effects for individuals
following surgery or cancer treatment. Based on the foregoing analysis, prior to public comments and
direction from the Plan Commission, staff recommends approval of the requested special use permit.
Chairman Kiefer stated no public comments were received via email. Mr. Proulx confirmed.
Chairman Kiefer swore in Laura Donahue, applicant.
Commissioner Heinen stated he does not have any comments and is excited to see a business grow.
Commissioner Minnis asked if the applicant felt the traffic from her business would disturb the adjacent
residential. Ms. Donahue stated the business is typically one person in and one person out and she does not
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September 1, 2020
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do have big groups. Commissioner Minnis asked the applicant if all her certifications will transfer with her
to the new address. Ms. Donahue confirmed.
Commissioner Renzi asked the applicant how long she has been operating her business in the Village. Ms.
Donahue stated since 2013 she has been operating in the Village. Commissioner Renzi asked staff to
explain the parking calculations. Ms. Gal explained stated the parking was based on medical use which is
the original use of the building and massage therapy use requires less parking then medical.
Commissioner Ruane asked for clarification on the hours of operation. Ms. Gal stated the applicant has the
intention to operate between 9:00 a.m. to 9:00 p.m.
Commissioner Seggebruch asked how much larger this space is compared to their current location and how
many employees. Ms. Donahue stated they currently have 986 square foot so this location is much larger
and currently have 3 employees and is hoping in the future to add an additional employee, they also will
contract out some of the rooms for other services such as acupuncture, or other holistic therapies.
Commissioner Womack stated he does not have any comments and is excited to see a business grow.
Commissioner Renzi made a motion adopt the findings of fact of staff as the findings of fact of the Plan
Commission and, furthermore, recommend approval of the special use permit for massage therapy at 15905
S. Frederick Street for the business commonly known as Tranquility Massage and Bodywork Inc., located
at 15905 S. Frederick Street.
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.
1891-090120.SPR Lot 2 of Plainfield Business
Park (Van Dyke & Depot Dr.)
Northern Builders, Inc.
Mr. Melrose stated the petitioner, Northern Builders, Inc., is proposing to construct a 65,120 square foot
steel service center user with office/warehouse located in the Plainfield Small Business Park at the NEC of
Persons Parkway and Wood Farm Road. The project site is currently zoned I-1 Industrial District P.U.D.
(rezoned to I-1 in 2017) and the proposed light industrial use is considered a permitted use in the subject
zoning district.
Mr. Melrose reviewed the staff report dated September 1, 2020. Mr. Melrose concluded the site plan
proposal to develop a lot within the Plainfield Small Business Park for a light industrial steel center
conforms to the I-1 Industrial District and is in line with the development goals of the Village to diversify
the tax base and create new job opportunities within the Village. In advance of any public comment or
discussion by the Plan Commission, staff recommends approval of the above.
Chairman Kiefer stated no public comments were received via email. Mr. Melrose confirmed.
Chairman Kiefer swore in Matt Grusecki with Northern Builders, applicant. Mr. Grusecki stated the
building will be only two bays deep which is essential to the user’s operation. Mr. Grusecki stated the user
for this building is Perlow Steel and he feels they will be nice addition the industrial park.
Commissioner Womack asked for clarification on the minimum lot width in the staff report. Mr. Melrose
stated the staff report should have said greater than 100. Commissioner Womack asked if the trucks will
be exiting to the north and south on Wood Farm Rd. Mr. Melrose stated the trucks will have to travel north
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September 1, 2020
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on Wood Farm Rd. because there will be no truck traffic allowed to the south of Persons Pkwy. Mr. Melrose
explained Wood Farm Rd. will be reconstructed between Van Dyke and Lockport to accommodate truck
traffic. Commissioner Womack asked if the radius on the southern drive be eliminated to restrict travel.
Mr. Melrose stated staff will continue to work with the applicant on this issue. Commissioner Womack
suggested signage will be very helpful. Commissioner Womack is concerned with having one curb cut for
vehicle and pedestrian traffic. Commissioner Womack asked if the applicant has any plans for a trash
enclosure. Mr. Grusecki indicated many industrial users keep their trash indoors and if this applicant does
not, they will work with staff on the placement of an appropriately screen trash area. Commissioner
Womack asked if the future expansion will be part of the PUD. Mr. Grusecki indicated that the applicant
has not confirmed the future expansion, but the client will be acquiring one large lot. Commissioner
Womack is satisfied with the parking.
Commissioner Seggebruch asked if the expansion area is its own separate lot currently. Mr. Grusecki stated
none of the lots in the Plainfield Business Park have been subdivided and when subdivide it will become
one lot. Commissioner Seggebruch suggested having some differences between this building and the PACE
building, so they are not so similar in appearance. Commissioner Seggebruch asked if all the steel will be
loaded and unloaded inside the building. Mr. Grusecki confirmed. Commissioner Seggebruch asked if
their trucks will always come in from the east on Depot Dr. Mr. Grusecki confirmed and added how the
trucks will queue, if need be. Commissioner Seggebruch suggested a four-way stop at the exit from the
facility because it lines up with the residential street. Mr. Grusecki stated with the correct signage and the
limited number of trucks coming and going this should be a low traffic area. Mr. Grusecki indicated that
the size of building in the business park will scale down as they develop south. Commissioner Seggebruch
indicated that the ADA parking is adequate.
Commissioner Ruane is concerned about trucks traffic from Route 126 but feels that it has been adequately
addresses. Commissioner Ruane asked if there will be sidewalks on Depot Dr. and Persons Pkwy. Mr.
Melrose indicated that staff will be working with the developer to create a plan for sidewalks.
Commissioner Ruane stated the building looks great and would like Northern to have elevations of the back
of the building and made suggestions on how to dress up the rear façade. Commissioner Ruane is worried
about noise with the residential being close and wants to ensure that the western door is closed unless a
truck is leaving. Mr. Grusecki stated they will continue to work with staff on the sidewalks. Mr. Grusecki
indicated the west elevation will be like the front elevation and will take the commissioner’s suggestion
into consideration.
Commissioner Renzi suggested adding a bike path and making Wood Farm Rd. a one-way street, plus
adding a “Yield” sign. Commissioner Renzi thinks that truck stacking could possibly be a problem and
suggested the applicant have a staggered schedule for the trucks to avoid stacking. Commissioner Renzi
also agrees that a rendering of all elevations be prepared for Village Board. Commissioner Renzi asked
where snow removal will be stored. Mr. Grusecki stated that there is more than enough area on site to put
snow and explained where the snow could be stored. Commissioner Renzi asked if the pavement will be
curbed. Mr. Grusecki stated where there is pavement there will be curbs. Commissioner Renzi asked how
staff calculated parking. Mr. Melrose stated staff applied an administrative adjustment to the parking based
on the users’ needs and there is plenty of room to expand parking if necessary. Commissioner Renzi is
concerned that there are many unknow variable, such as, parking, snow removal, and the garbage enclosure,
he feels that these items need to be decided before it goes to Village Board. Mr. Melrose explained why
the administrative adjustment was made to the parking.
Commissioner Minnis asked how long it takes for truck to complete one cycle of a truck. Mr. Grusecki
could not provide a definite time but feels it is a quick operation. Commissioner Minnis asked if trucks are
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dropping a load then waiting to be reloaded. Mr. Grusecki stated it is his understanding that the trucks are
off loading then leaving or arriving empty. Commissioner Minnis agreed with adequate signage to guide
the truck traffic. Commissioner Minnis asked if the future expansion would include office space as well.
Mr. Grusecki indicated it would probably be a warehouse expansion and that the user is also thinking of
the future use if the building needs to be repurposed. Commissioner Minnis agrees with dressing up the
west elevation, sidewalks, bike paths, and trash enclosure.
Commissioner Heinen agrees with the comments made regarding west elevation. Commissioner Heinen is
concerned with the south entrance point of the parking lot being too close the Persons Pkwy and asked if
the building could be flipped to have the office/parking to the north. Mr. Grusecki indicated that was looked
at, but they would lose their expansion area. Commissioner Heinen would like the Village engineer to
review the parking access. Mr. Grusecki indicated that the south access point is still under engineering
review and could be eliminated. Commissioner Heinen asked if Perlow Steel has many visitors to their
current location. Mr. Grusecki indicated he does not believe so. Commissioner Heinen has the same
opinion as the other commissioners regarding signage for the site and sidewalks. Mr. Grusecki suggested
adding signage to the westside of the building stating “Do Not Enter”.
Commissioner Ruane made a motion to recommend approval of the proposed site plan review for the project
known as the Steel Service Center Site Plan at the Plainfield Small Business Park, 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 Minnis. Vote by roll call: Heinen, yes; Ruane, yes; Seggebruch, yes; Womack,
yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0.
DISCUSSION
Commissioner Ruane wanted to bring to the attention of staff the poor condition of the property located
just north of the Plainfield Business Center. Mr. Proulx indicated that the Fire Department has been
working with them to ensure the property meets code and staff will look into the condition of the
property.
Commissioner Ruane voiced his concern about the grading between the old Baci building and the
Lutheran church. Mr. Proulx stated he will address that with the new owner.
Commissioner Heinen is concerned about the new residential being built because it is very box like and
there is a lack of architecture and he would like to see more diversity.
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 8:31 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary