HomeMy Public PortalAbout09-21-21 Plan Commission Agenda PacketPlan Commission
Tuesday, September 21, 2021
7:00 PM
Village Boardroom
24401 W. Lockport Street
Plainfield, IL 60544
Agenda
Due to the COVID-19 pandemic, members of the public attending the meeting may do so
subject to compliance with COVID-19 safety protocols, including wearing face coverings
at all times while inside Village buildings.
1.CALL TO ORDER, PLEDGE TO THE FLAG, ROLL CALL
2.APPROVAL OF MINUTES
Approval of the Minutes of the Plan Commission held on September 7, 2021.
09-07-21 Plan Commission Minutes.pdf
3.PUBLIC COMMENTS
4.DEVELOPMENT REPORT
5.OLD BUSINESS
6.NEW BUSINESS
6.a.THE PLAINFIELD INN (CASE NUMBER 1942-082321.SU)
Seeking 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 hotel
at 15112 S. Fox River Street subject to the two (2) stipulations noted in the staff report.
15112 S. Fox River St. Staff Report Packet.pdf
6.b.ROCK & ROSE – MIND, BODY & BUSINESS SUITES (CASE NUMBER
1943-083121.SU)
Seeking 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
massage therapy at 15105 S. James Street for the business commonly known as Rock
& Rose – Mind, Body & Business Suites.
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Plan Commission Page - 2
15105 S. James St. Staff Report Packet.pdf
7.DISCUSSION
8.ADJOURN
REMINDERS -
October 4th - Village Board Meeting – 7:00 p.m.
October 5th - Next Plan Commission Meeting – 7:00 p.m.
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Plan Commission
Record of Minutes
Date: September 7, 2021 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, Seggebruch, Womack, and Chairman Kiefer were
present.
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 August 3, 2021 were approved as presented.
PUBLIC COMMENTS
No Public Comments.
DEVELOPMENT REPORT
Mr. Proulx provided an update on the following cases: Mueller Circle Fence Variance, Springbank Unit
10, Willow Run Final Plat, Greenbriar Subdivision, McMicken Assemblage Ryan Home development,
and 14926 S. RT 59.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1941-081821.SU CINDY’S MASSAGE LLC CINDY MUI
Ms. Gal stated the applicant is seeking special use approval in order to provide massage therapy services
within an office suite located at 13246 S. Route 59. The applicant previously operated their business in
Chicago and has since relocated to the Plainfield/Naperville area. Their services include massage and
stretching techniques such as deep tissue massage and trigger point therapy. In accordance with Section 9-
13 of the Zoning Ordinance, massage therapy requires approval of a special use permit in the B-1 zoning
district.
Ms. Gal reviewed the staff report dated September 7, 2021. Ms. Gal concluded staff submits that the
proposed special use request for a massage therapy is an appropriate use at the subject location. The
applicant has been practicing massage therapy as a licensed massage therapist within the State of Illinois
for over 8 years and has operated their own business since 2019. Furthermore, the site is improved with
existing commercial space to accommodate the proposed operations without negatively impacting other
users or nearby properties. 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 swore in Cindy Mui and Billy Wo, applicant. Ms. Mui had nothing further to add.
Chairman Kiefer asked for public comments. There was no response, public comments were closed.
Commissioner Heinen stated he has no comments or questions.
Commissioner Minnis asked if all her licenses and certifications are current with the State of Illinois. Ms.
Mui confirmed.
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September 7, 2021
Page 2 of 8
Commissioner Renzi wants to ensure that there is enough parking for the site. Chairman Kiefer asked if
there is underground parking at this site. Mr. Proulx indicated he believes there is underground parking.
Ms. Gal explained during her visit to the site there was plenty of parking available along Route 59 and
that is the parking area that would best serve this business.
Commissioner Seggebruch asked if the applicant will be sharing a suite with another tenant. Ms. Mui
stated the office space she is renting is rough 150 square feet, which is enough room for her and a client.
Commissioner Seggebruch asked if the building has a common restroom. Ms. Mui indicated a common
restroom is under construction.
Commissioner Womack stated he has no comments or questions.
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 special use permit for massage therapy at
13246 S. Route 59 for the business commonly known as Cindy’s Massage, LLC.
Second by Commissioner Heinen. Vote by roll call: Minnis, yes; Seggebruch, yes; Womack, yes;
Heinen, yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0.
1940-080921.FP CHATHAM SQUARE
PHASE 7
M/I HOMES OF CHICAGO
LLC – GREG COLLINS
Mr. Ding stated the applicant is seeking final plat approval for Phase 7 of the Chatham Square residential
subdivision. Phase 7 will include thirty-three (33) single-family units, Outlot U, and the construction of
W. Red Apple Road connecting to S. Cherry Blossom Boulevard. The total area of Phase 7 is 8.972 acres.
Mr. Ding reviewed the staff report dated September 7, 2021. Mr. Ding concluded staff finds that the
proposed Phase 7 final plat is generally consistent with the 2016 Preliminary Plat, the approved
Annexation Agreement and its amendments, as well as the approved Preliminary Plat except for the issues
highlighted in the staff report. Subject to discussion by the Plan Commission, staff recommends approval
of the final plat subject to noted stipulations.
Chairman Kiefer asked for public comments.
Chairman Kiefer swore in Glenn Giampietro. Mr. Giampietro asked what builder is developing this
phase. Mr. Proulx stated M/I Homes.
Chairman Kiefer closed public comments.
Commissioner Womack asked for clarification regarding the density of the proposed phase. Mr. Proulx
explained the history of the subdivision and explained why the density is higher in this phase.
Commissioner Womack would like to Lots 279 and 280 lot size to be brought into compliance with code.
Chairman Kiefer reopened public comments. Mr. Giampietro asked if each home will have a mailbox or
will the mailboxes be in clusters. Mr. Proulx indicated the Post Office will require the mailboxes to be
clustered but that determination will need to be made by the Post Office. Mr. Giampietro is concerned
about mailboxes being obstructed by vehicles parking on the street.
Chairman Kiefer closed public comments.
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September 7, 2021
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Commissioner Seggebruch indicated that he has no objections to the application. Commissioner
Seggebruch hopes that builder works with the Oswego Park District regarding the park site.
Commissioner Renzi asked if staff has anything in writing from the applicant confirming that they will
comply with key/through lot labeling and providing a landscape plan. Mr. Ding indicated he does not
have anything in writing from the applicant.
Commissioner Minnis asked will there to be some consistencies between the different builders regarding
the building elevations. Mr. Proulx stated that M/I Homes had to acquire approval from the Village and
the Homeowner Association for the proposed elevations of the homes. Commissioner Minnis agrees that
it would have been helpful to review all the required plans with the plat.
Commissioner Heinen proposes to continue the case since the applicant is not present and it would allow
the applicant to provide the missing landscape plan and updated plat with key/through lots.
The commission discussed their thoughts on continuing the case.
Commissioner Heinen made a motion to continue case number 1940-08921.FP for a final plat for
Chatham Square Phase 7 to the September 21, 2021 Plan Commission meeting.
Second by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Womack, yes;
Seggebruch, yes; Heinen, yes; and Kiefer, yes. Motion carried 6-0.
WILL COUNTY CASE 23824 W. ANDREW RD. NASRALLAH HOLDINGS
LLC – RAMZI NASRALLAH
Mr. Ding stated the petitioner is seeking approval from Will County for a special use permit for light
equipment sales and rentals in order to operate a compact RV rental business at 23824 West Andrew
Road. In accordance with the Will County Zoning Code, light equipment sales and rental requires
approval of a special permit in the I-1 – Limited Industrial zoning district.
Mr. Ding reviewed the staff report dated September 7, 2021. Mr. Ding concluded The Village of
Plainfield has the opportunity to forward comments regarding the requested special use permit to Will
County. Staff submits that the proposed special use for 23824 West Andrew Road will not adversely
affect the existing character or pattern of development, given the existing uses in the industrial park.
Therefore, staff’s recommendation is to forward a letter of non-objection to the requested special use
permit.
Mr. Proulx stated the applicant is not present since they are attending the public hearing being held by
Will County.
Chairman Kiefer asked for public comments. There was no response, public comments were closed.
Commissioner Heinen asked if the applicant will be making any improvements to the property. Mr. Ding
indicated that the application did not indicate any improvements.
Commissioner Minnis stated his only thought is to have the applicant enclose the rear of the property with
a fence.
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September 7, 2021
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Commissioner Renzi stated his concerns are the hours of operation and the lack of storage space
available.
Chairman Kiefer asked if the applicant will be receiving approval from Will County tonight. Mr. Proulx
stated that case will still need to be heard by the County Board.
Commissioner Seggebruch asked if the Will County Land Use committee has heard this case. Ms. Gal
explained that the applicant is presenting to the Plan Commission this evening, then the case will be heard
by the Land Use Committee and lastly by County Board. Chairman Kiefer asked if the Village Board
will review this case. Mr. Proulx confirmed.
Commissioner Seggebruch asked if the applicant will be leasing the entire building. Mr. Ding indicated
that there appears to be other tenants in the building. Commissioner Seggebruch asked if the eleven (11)
parking spaces are for the entire building. Mr. Ding stated the eleven (11) parking spaces are for the
entire building. Commissioner Seggebruch commented that it appears that there may be a bay door for
the applicant to park and/or detail the RVs inside the building. Mr. Ding stated the applicant is proposing
to park the RVs in the west side of the lot and rear of the lot with no parking in the front of the building.
Commissioner Womack does not have any objections to the application.
Commissioner Womack made a motion to recommend a letter of non-objection to the requested special
use permit for light equipment sales and rentals in order to operate a compact RV rental business at 23824
West Andrew Road.
Second by Commissioner Heinen. Vote by roll call: Minnis, yes; Renzi, yes; Seggebruch, yes; Heinen,
yes; Womack, yes; and Kiefer, yes. Motion carried 6-0.
1939-080621.TA TEXT AMENDMENTS VILLAGE OF PLAINFIELD
Mr. Proulx stated Staff has identified another batch of regulations in the Zoning Code that have become
targets for frequent variance requests, interpretation, or are otherwise recommended for adjustment. Staff
presented recommended changes for discussion at the July 26, 2021 meeting of the Committee of the
Whole. The Village Board was supportive of implementing these proposed text amendments. Topics
include corner side yard fence regulations; permitted size of accessory structures; restrictions on lot
coverage and impervious surface area coverage; and rules regarding parking of boats and
campers/recreational vehicles in driveways and occupancy of campers.
Mr. Proulx explained the proposed suggested changes to the Zoning Code for corner side yard fence
placement. Mr. Proulx indicated that he will be adding a minimum encroachment of less than 10 feet to
the sidewalk.
Chairman Kiefer is in general support of the proposed changes for the corner side yard fence placement.
Commissioner Heinen is in full support of the changes to the corner side yard fence placement.
Commissioner Heinen asked for clarification regarding the items in the staff report for administrative
adjustments. Mr. Proulx explained that a homeowner by right would be able to install a fence up to the
building setback line and explained there would be an administrative review for fence beyond the
building setback.
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September 7, 2021
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Commissioner Minnis supports the proposed amendments to the corner side yard fence placement.
Commissioner Minnis asked if the encroachment proposed is from the sidewalk should be from the street.
Mr. Proulx explained that a property line general ends at the interior of the sidewalk and explained why
he is adding this stipulation. Commissioner Minnis asked if these amendments would affect placement of
fence in the front yard. Mr. Proulx stated the proposed changes would not allow any fencing in the front
yard, with exception to the R1 Overlay District.
Commissioner Renzi asked staff to clarify where the fence can be placed on the lot so it is clear that the
fence can’t be in the front yard as well as adding conditions for homes with unique situations. Mr. Proulx
stated that an applicant can apply for variance if they are denied by administrative adjustment.
Commissioner Seggebruch does not want fences in a side yard where it is adjacent to a front yard of an
adjacent property owner. Mr. Proulx indicated that the resident would still need to demonstrate a unique
circumstance on why the fence needs to be beyond the building setback. Chairman Kiefer reminded the
commission that an HOA may be more restrictive than the Village. Commissioner Renzi suggested
adding the orientation of adjacent building should be included as a stipulation.
Commissioner Womack is worried about the unintended consequences so he would suggest more details
for the findings they are using to review the fence permits.
Ms. Gal explained the proposed amendments to limiting the size of an accessory structure by proposing a
limit on the maximum accessory building area permitted on residential lots.
Chairman Kiefer asked if greenhouse would be subject to this ordinance. Ms. Gal stated at this time it is
not included but staff can add greenhouses to the definition. Ms. Gal stated playhouses and play yards
would be excluded.
Commissioner Seggebruch asked staff to explain the current ratio for accessory to a principal structure.
Ms. Gal stated currently there is no ratio in place and indicated the change will limit an accessory
structure from being larger than the principal structure. Commissioner Seggebruch suggested that staff
receive input from the Building Department. Commissioner Seggebruch indicated that a 1,200 square
foot building is very generous and suggested allowing for 1,000 square feet.
Commissioner Minnis suggested having a detailed definition including all accessory structures that would
be subject to this ordinance, such as gazebos, tin roof pergolas, etc. Commissioner Minnis agrees that a
1,200 square foot building is large and suggested adding a maximum of 1,200 square feet or not “X”
percentage of the lot.
Commissioner Womack indicated that the impervious area will also help control the size of the accessory
structure, since they will still on to comply with impervious area. Ms. Gal stated building coverage will
be reviewed for each permit application and further explained that there is not a current issue but Planning
and Building wanted to put something in place. Commissioner Minnis asked about accessory building
height. Mr. Proulx stated currently accessory structures are limited to 15 feet in height apart from
downtown.
Commissioner Renzi suggestion a maximum of 1,200 square feet for the total of all accessory building on
a parcel and limiting the size of each accessory building to 900 square feet, provided that the impervious
coverage has not been met. Commissioner Renzi suggested also listing the structures that would be
excluded as an accessory structure if under a certain square footage, such as a playhouse, dog houses, etc.
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Commissioner Minnis asked if current accessory structures exceed what is being proposed will it be
considered legal nonconforming. Mr. Proulx confirmed. Mr. Proulx further explained that staff has been
working with the Building Department regarding all the proposed text amendments and their goal is to
have the zoning code fit with the building permit process, so they work together. Mr. Proulx explained
that a previous zoning code prior to 2006 restricted accessory structures to 900 square feet, so he felt that
1,200 square feet was a good start, but staff is willing to review their suggestion of 900 square feet.
Ms. Gal explained the proposed suggested changes to the Zoning Code for Lot Coverage and Impervious
Surface Area.
Commissioner Heinen indicated he is in full support of this amendment, since it will allow residents the
ability to have an outdoor living space. Commissioner Heinen suggested an engineering approval
stipulation especially for subdivisions that have flooding issues.
Commissioner Minnis wanted clarification if there is currently outdoor space, and the applicant is already
at the 45% impervious would they be allowed to add a patio of 200 square feet. Ms. Gal clarified that this
amendment will only be for properties that already are at the impervious limit or exceed who do not
currently have an outdoor living space. Mr. Proulx explained that we are finding ranch homes being built
on smaller lots are already meeting or exceeding the impervious coverage. Commissioner Renzi
suggested making this point clear in the code. Commissioner Minnis asked if generally a 2,500 square
foot home, with a patio and pool is at 45% impervious coverage. Mr. Proulx explained 45% is
collectively what staff, including engineering, is comfortable with. Commissioner Heinen asked if a lot is
more 45% impervious can they the owner apply for a stormwater permit and provide additional detention.
Mr. Proulx explained that staff does not want to see lots being pavement from corner to corner, so they
have added a 50% open space requirement per lot.
Commissioner Womack agrees with a stipulation of engineering review and suggestion defining open
space, so there is no confusion between open space and green space.
Mr. Proulx explained the proposed suggested changes to the Zoning Code for Boat and Recreational
Vehicle/Camper Parking and Occupancy.
Chairman Kiefer asked staffs’ position on allowing out of town family members staying in an RV while
visiting. Mr. Proulx indicated that it would take some administrative work but would be hard to enforce,
so the preference is to prohibit it.
Commissioner Heinen asked for clarification on what is the current restrictions on RV parking. Mr.
Proulx explained that currently RV parking is prohibited, and staff is proposing to allow one (1)
registered vehicle (boat, RV, or trailer) to be parked at a residence without a time restriction.
Commissioner Renzi agrees that an RV should not be occupied and suggested a temporary occupancy
permit that will need to be registered with the Village for instances where family is in from out of town or
if the homeowner cannot occupy their residence for a period of time.
Commissioner Heinen indicated that a large bus style RV should not be able to be parked in a driveway
year-round and suggested an RV being able to be parked in a driveway for 3 to 4 days. Chairman Kiefer
indicated the vehicle should not obstruct the sidewalk.
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September 7, 2021
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Commissioner Seggebruch asked if there is a restriction for commercial vehicles. Mr. Proulx stated that
currently no zoning code restrictions. Commissioner Seggebruch indicated that commercial vehicles are
very similar to the vehicles in the proposed amendment. Commissioner Heinen added an RV is a
recreational vehicle and commercial vehicle is your lively hood.
Commissioner Womack stated that HOA’s will typically have restrictions for commercial vehicles and/or
recreational vehicles and agrees that there should be a restriction for number of days.
Commissioner Minnis asked if a boat can be parked on a grassy area on the side of a garage. Mr. Proulx
stated per code a vehicle needs to be parked on a paved area.
Chairman Kiefer asked for public comments.
Chairman Kiefer swore in Harry Benton. Mr., Benton stated he appreciates the Plan Commissioner’s
input and continued support.
Chairman Kiefer reminded Glenn Giampietro he remains under oath. Mr. Giampietro stated he supports
commercial vehicles parked in driveways but on the street. Mr. Giampietro asked if the fence
amendments only apply to homes with HOA’s. Chairman Kiefer explained that the amendment will
apply to all properties in the Village of Plainfield with or without an HOA. Mr. Giampietro asked if pools
require a fence. Mr. Proulx explained the code regarding fences for swimming pools.
Chairman Kiefer closed public comments.
Commissioner Heinen made a motion to recommend approval of the proposed text amendments to the
Village of Plainfield Zoning Ordinance as outlined in the staff report and attachments including the
following:
1. Consideration of the Plan Commission’s comments and suggestions; and
2. Adding a time limit to the parking of RVs in driveways.
Second by Commissioner Renzi. Vote by roll call: Minnis, yes; Seggebruch, yes; Womack, yes; Renzi,
yes; Heinen, yes; and Kiefer, yes. Motion carried 6-0.
DISCUSSION
Commissioner Seggebruch wanted to follow up on feedback on way the Redwood Development has not
moved forward, and the change in developers for the Greenbriar subdivision. Mr. Proulx indicated that a
joint meeting of the Plan Commissioner and Village Board is due to happen. Mr. Proulx explained that
staff was not aware of the developer change until D.R. Horton made applicant for the final plat and
explained how that possible happened. Mr. Proulx indicated that Redwood should be discussed at a joint
Plan Commission and Village Board meeting. Chairman Kiefer stated it would be helpful to know if the
Village Board was not going to be supportive on a development. Commissioner Heinen suggested that a
concept plan should be reviewed by Village Board first. Commission Renzi stated he was contacted by
Mr. Mattox regarding the Greenbriar developer change after the meeting and summarized their
conversation.
Chairman Kiefer read the reminders.
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September 7, 2021
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ADJOURN
Plan Commission meeting adjourned at 9:40 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary
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15112 S. Fox River Street
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community, Sources: Esri,
SubAddresses
Village Address Points
Parcels
Plainfield Municipal Boundary
9/17/2021, 2:17:41 PM
0 0.01 0.020.01 mi
0 0.02 0.040.01 km
1:1,128
Plainfield Staff
County of Will, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA | Plainfield GIS | Will County GIS | NPMS National Repository | Village of Plainfield GIS Department | Will County, Maxar, Microsoft |15
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Aerial Map - 15105 S. James Street
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community, Sources: Esri,
HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS,
NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI,
Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User
SubAddresses
Village Address Points
Parcels
9/17/2021, 12:31:58 PM
0 0.01 0.010mi
0 0.01 0.020.01 km
1:564
Plainfield Staff
County of Will, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA | Plainfield GIS | Will County GIS | NPMS National Repository | Village of Plainfield GIS Department | Will County, Maxar,
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