HomeMy Public PortalAbout10-20-2020 Plan Commission Minutes
Plan Commission
Record of Minutes
Date: October 20, 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, and Chairman Kiefer were
present. Commissioner Womack was 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 October 6, 2020 were approved as amended.
PUBLIC COMMENTS
No Public Comments received via email.
DEVELOPMENT REPORT
Mr. Proulx provided an update on the following cases: Aurora Boundary Agreement, and Springbank Unit
10.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1890-082120.SU 15009 S. ROUTE 59
Tracey Abrams and
Zeenat Mohammed
Ms. Gal stated the applicant is seeking special use approval in order to establish a group home for senior
residents at 15009 S. Route 59. The proposed use would integrate the existing residence with a building
addition as a home for 10-12 residents. In accordance with Section 9-13 of the Zoning Ordinance, group
homes, assisted living facilities, and nursing homes are permitted with a special use in the BT zoning
district. The subject property, is located on the east side of Illinois Route 59, between Lockport Street and
Illinois Route 126. The +/-15,000 square foot lot is improved with a single-family residence, constructed
circa 1850, a detached garage (to be removed), and a detached shed. The parcel is within and contributes to
the locally recognized East Side Historic District. The proposed group home would utilize the footprint of
the existing residence for a living room, kitchen, and dining room while bedrooms would be located within
a new rear building addition.
Ms. Gal reviewed the staff report date October 16, 2020. Ms. Gal In conclusion, staff submits that the
proposed special use request for a group home to providing an assisted living and memory care option for
aging residents is an appropriate use at the subject location. Staff feels that the applicant has provided
evidence that the site can accommodate sufficient parking and an addition that would meet the needs of
their business while also considering the compatibility with surrounding property. For consideration is the
request for approval of a special use permit to allow a group home at this location. The applicant would be
required to return before the Historic Preservation, Plan Commission, and the Village Board with final
development plans. Based on the foregoing analysis, prior to public comments and direction from the Plan
Commission, staff recommends approval of the requested special use permit.
Plan Commission Minutes
October 20, 2020
Page 2 of 6
Chairman Kiefer swore in Tracey Abrams, applicant. Ms. Abrams explained that this is a new service they
would like to add to the services they currently offer.
Chairman Kiefer stated no Public Comments were received via email.
Commissioner Heinen stated he thinks this is a great concept. Commissioner Heinen asked if it will be for
assisted living or independent living and will there be a skilled nursing component. Ms. Abrams stated per
the State of Illinois this is considered Assisted Shared Living, but they will not be turning down high
functioning individuals. Commissioner Heinen asked what the small structure is in the rear of the property.
Ms. Gal stated it is a shed. Commissioner Ruane stated the shed is no longer there.
Commissioner Minnis stated that this business model makes sense and is comfortable with the use.
Commissioner Minnis indicated that for site plan review to ensure that there is adequate parking and
bathroom facilities for the residents.
Commissioner Renzi stated the he supports the use. Commissioner Renzi wanted more information
regarding who will be using the parking and if the residents will have their own vehicles. Ms. Abrams
stated her clients do not drive and they will be providing transportation for the clients. Commissioner Renzi
asked if the Fire Protection District has provided any feedback. Chairman Kiefer stated it will be part of a
future site plan review. Commissioner Renzi asked if the Historic Preservation Commission (HPC) has
provided any feedback. Ms. Gal indicated this has not been formal proposed to the HPC but this has been
discussed with the Chairman of the HPC.
Commissioner Ruane recused himself from the case because he has a vested interest in the property.
Commissioner Seggebruch indicated that the use seems to fit into the BTD zoning. Commissioner
Seggebruch stated the parking will need to accommodate the staff, transport vehicle, and visitors.
Commissioner Seggebruch asked if there will be a cross-access easement with the property to the north.
Mr. Proulx stated the cross-access easement was recommended by staff for the applicant to pursue but the
property to the north is for sale which may make that difficult.
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 special use permit for a group home for up to
twelve (12) residents at 15009 S. Route 59 for the business commonly known as House of Harvest LLC.
Second by Commissioner Renzi. Vote by roll call: Heinen, yes; Seggebruch, yes; Renzi, yes; Minnis,
yes; Kiefer, yes. Motion carried 5-0.
1902-101420.SPR Lot 8 of The Boulevard Unit 1 55/30 Acquisitions, LLC
Mr. Melrose stated the petitioner, 55/30 Acquisitions, LLC – the Boulevard Place developer, is proposing
to construct a 6,000 square foot multi-tenant building (MTB) with a drive-thru located in the Boulevard
Place development at the NWC of Interstate 55 and U.S. Route 30 and is seeking site plan approval. In
August of 2019, the Village approved a special use permit for a planned unit development for the Boulevard
Place while reviewing a master concept plan of the project. The proposed uses of retail/restaurant and a
drive-thru are permitted in the B3 Highway Business District and the approved planned unit development
for the subject property.
Plan Commission Minutes
October 20, 2020
Page 3 of 6
Mr. Melrose reviewed the staff report dated October 20, 2020. Mr. Melrose concluded the site plan proposal
to develop a multi-tenant building in the Boulevard Place is consistent with the Village Comprehensive
Plan, the approved Boulevard Planned Unit Development and master concept plan, and prior to any
comments staff recommends approval of the proposed site plan.
Chairman Kiefer swore in Mike Hackett and Tom Williams, developers.
Commissioner Seggebruch asked staff to explain the parking. Mr. Melrose indicated that the parking that
is shaded will be future parking so they the commission can see the future flow of the parking and traffic.
Commissioner Seggebruch is wondering if there will be a future third building in this area. Mr. Melrose
confirmed. Commissioner Seggebruch asked for confirmation if the build will be 6,000 square-feet. Mr.
Melrose confirmed and it will have two tenants. Commissioner Seggebruch can support the site plan.
Commissioner Ruane is concerned with the overall developments architecture, he would like to see
cohesiveness throughout the development. Commissioner Ruane is concern about how this building will
fit into the overall site plan. Commissioner Ruane asked if the area in front of the drive-thru is for outdoor
dining. Mr. Melrose confirmed. Commissioner Ruane asked if the other units were restaurants would they
have to use the other island. Mr. Melrose confirmed. Commissioner Ruane stated overall he likes the
architecture and the site.
Commissioner Renzi stated that there is a lack of outdoor seating, such as for bicycles, benches, or dining.
Commissioner Renzi asked staff if they are comfortable with the facades. Mr. Melrose referred to the
verbiage in the Planned Unit Development (PUD) agreement which states that the main façade faces the
main Boulevard Road. Commissioner Renzi asked if there was a major to the PUD what would need to
happen. Mr. Melrose explained that an amendment would need to be made to the PUD and the PUD states
that certain items are considered minor, which this change would be considered minor. Commissioner
Renzi asked if the applicant has agreed to more landscaping. Mr. Williams stated they will continue to
work with staff and explained what they are currently doing to improve that landscaping of the
development. Commissioner Renzi asked what their plans are for the trash enclosure. Mr. Williams
indicated that the trash enclosure will have the same look and materials as the building, and will be located
on the side where you enter the drive-thru.
Commissioner Minnis indicated he is supportive of the change to the PUD and he likes the elevations and
materials but wants enhanced landscaping. Commissioner Minnis agrees with the maximizing the outdoor
spaces for all tenants. Commissioner Minnis indicated he would like to see the trash enclosure be concealed
since it will be highly visible from the main road. Commissioner Minnis asked if there will be a change to
the back building of the concept plan. Mr. Williams stated the inline retail in the back is still a work in
progress because of today’s climate. Commissioner Minnis asked if the design elements will change. Mr.
Williams stated they will meet with their team to discuss and will get back to staff with that information.
Commissioner Minnis aslo agrees that there needs to be a synergy with the overall development.
Commissioner Heinen stated he loves the architecture of the building, but we need to make sure that there
is cohesiveness throughout the development. Commissioner Heinen asked staff if the PUD has architecture
guidelines. Mr. Melrose stated that the PUD has the types of materials that should be used so they are high
quality and staff will be ensuring that there is cohesiveness with the architecture. Mr. Melrose stated the
PUD does require cohesiveness. Commissioner Heinen asked if this plan needs to be approved by Joliet.
Mr. Melrose stated the Inter-governmental agreement does require Joliet’s approval. Commissioner Heinen
indicated that what was proposed with the curve linear will be gone and wants staff to make sure they are
comfortable with the approach that is proposed.
Plan Commission Minutes
October 20, 2020
Page 4 of 6
Commissioner Renzi made a motion to recommend approval of the proposed site plan review for the
Boulevard Place Multi-Tenant Building, 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 Seggebruch. Vote by roll call: Heinen, yes; Minnis, yes; Ruane, yes;
Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 6-0.
1901-101320.PP.FP Generally, south of 135th Street
and east of Ridge Road
Hartz Construction Co.
(Bob Sohl, representative)
Mr. Proulx stated the applicant is seeking approval of a preliminary/final plat of subdivision to resubdivide
three lots to mitigate for a construction error. The foundation for a home on Lot 15 was placed within the
interior side yard setback. To resolve this discrepancy, the application proposes to resubdivide Lots 13, 14
and 15 to provide adequate setbacks for each lot. Lots 13 and 14 are vacant/unbuilt.
Mr. Proulx reviewed the staff report dated October 16, 2020. Mr. Proulx concluded staff finds that the
proposed preliminary/final subdivision for Lots 13, 14 and 15 of Playa Vista to be the most appropriate and
efficient method to address the construction issue. The proposed plats meet the requirements of the Zoning
Code and planned development.
Chairman Kiefer swore in Brian Hartz, representing the applicant.
Commissioner Heinen had no comments.
Commissioner Minnis asked if the building will be able to fit on lot 13. Mr. Hartz confirmed.
Commissioner Renzi asked staff if the Village Engineer will be reviewing the resub. Mr. Proulx confirmed.
Commissioner Renzi asked staff if they are comfortable with all the setbacks and lot sizes being proposed.
Mr. Proulx confirmed.
Commissioner Ruane prefers this approach to solve the problem then a variance. Commissioner Ruane
asked what has been put in place so this does not happen again. Mr. Hartz explained why the request is
being made and how they will be ensuring this will not happen in the future.
Commissioner Seggebruch agrees that resubdividing is a better solution than a variance and the lots are in
the range to what was originally approved.
Commissioner Ruane made a motion to recommend approval of the Final Plat of Lots 13, 14 & 15 Playa
Vista Subdivision – Unit 1 Resubdivision, subject to the following 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 Heinen. Vote by roll call: Minnis, yes; Renzi, yes; Seggebruch, yes; Heinen,
yes; Ruane, yes; Kiefer, yes. Motion carried 6-0.
Plan Commission Minutes
October 20, 2020
Page 5 of 6
1897-100220.CP SEC of W. 143rd St. & S. Wallin Dr. Kipling Group LLC. /
Edward Mattox
Ms. Gal stated the applicant, Kipling Group LLC., is seeking feedback from the Plan Commission on a
concept plan proposal for a 148-unit multi-family residential development on Lot 2 and Lot 3 of the
Crossroads Business Center 2nd Resubdivision. The subject parcels are presently undeveloped with the
exception of internal roadways that were constructed when development of the Crossroads Subdivision
began in the early 2000’s. The proposed multi-family residential development would incorporate
townhome-style apartments with each unit having a private entrance. Attached is the land plan, as well as
sample elevations of the proposed apartment units.
Ms. Gal reviewed the staff report dated October 16, 2020. Ms. Gal concluded Staff finds that the proposed
development is another opportunity to provide varied housing options in the Village, while also a valiant
attempt to reinvigorate interest on this commercial corner for other users. Staff invites input from the Plan
Commission regarding the proposed concept plan, the product elevations, as well as the recategorization of
the subject property from commercial to residential.
Chairman Kiefer swore in Edward Mattox, applicant.
Commissioner Seggebruch explained how that a development can help the existing businesses and help
with the development of the remaining outlots. Commissioner Seggebruch indicated that the Village Board
seems to be concerned about how multi-family developments will affect the school district. Commissioner
Seggebruch asked if each unit will have their own garage. Mr. Mattox stated only 50% of the units will
have a garage and the remaining units will have outdoor parking, he also added that these types of
developments typically only have a quarter of a percent of kids per household. Commissioner Seggebruch
stated this is the best thing we can do on this property because it could be another ten years before another
developer proposes something.
Commissioner Ruane stated he likes the architecture but does not like residential in this area. Commissioner
Ruane stated he would not be able to support this concept because he does not feel residential and the
storage facility is not a good mix because there will be complaints about garbage from the commercial, and
there is a lack of indoor parking.
Commissioner Renzi asked what this development will be rezoned to and what would be the density. Ms.
Gal stated R-4 Multi-Family. Mr. Proulx confirmed R-4 zoning and the density for R-4 is 10 to 15 units
per acre. Commissioner Renzi asked of the 148 units will 74 units have garages. Mr. Mattox confirmed.
Commissioner Renzi asked if there will be 1 or 2 car garages. Mr. Mattox stated there will be approximately
a half of garage per unit and 2 parking spots per unit. Commissioner Renzi asked how many units per
building. Mr. Mattox stated most of the building are 16 units and 3 or 4 building will have 12 units. Mr.
Mattox indicated that these units are more like condo living. Commissioner Renzi asked if the roads will
be public or private and if there will be sidewalks. Mr. Mattox stated private roads and that there will be
sidewalks. Commissioner Renzi asked if there will be bike or walking paths. Mr. Mattox stated they will
tie in with existing paths. Commissioner Renzi indicated he can see changing the zone from commercial
and can see the advantages based in the staff report. Commissioner Renzi asked what the monthly rental
rate will be. Mr. Mattox stated between $1,600.00 and $1,800.00 per month. Commissioner Renzi is
concerned about the density, parking, and if the development fits in this area.
Commissioner Minnis stated he is not in favor of the rezoning because this is a commercial area and there
are other residential rental properties in the area. Commissioner Minnis does like the architecture.
Plan Commission Minutes
October 20, 2020
Page 6 of 6
Commissioner Heinen agrees with his fellow commissioners’ comments because this is the industrial
corridor, and this is not the right use for this area. Commissioner Heinen also likes the architecture.
Chairman Kiefer indicated that this development could possibly work on this site but does agree that this
an industrial corridor. Chairman Kiefer stated that the commission does not seem to be in support of the
concept plan or rezoning.
DISCUSSION
Chairman Kiefer asked staff for the status on in-person Plan Commission meetings. Mr. Proulx thanked
the Plan Commissioners for their patience and flexibility. Mr. Proulx stated the on-line format will
continue for the fore seeable future and explained why.
Chairman Kiefer stated that there might be some benefit to have the Concept Plans go before the Village
Board first, since the board makes the final decision.
Commissioner Heinen asked when Costco will open. Mr. Proulx stated their advertisement states
November 11th and thanked Mr. Melrose for all his hard work on The Boulevard development.
Chairman Kiefer asked if there will be a Plan Commission meeting on Election Day, November 2 nd. Mr.
Proulx stated that the plan is to move forward with the meeting. Chairman Kiefer suggested not having a
meeting and continuing all the case to the next meeting. Commissioners Heinen & Minnis seconded the
request.
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 9:01 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary