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Home My Public Portal About11-16-21 ZBA & Plan Commission Agenda PacketZoning Board of Appeals & Plan Commission Tuesday, November 16, 2021 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 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. Agenda ZONING BOARD OF APPEALS CALL TO ORDER, PLEDGE OF THE FLAG, ROLL CALL APPROVAL OF MINUTES Approval of the Minutes of the Zoning Board of Appeals held on July 20, 2021. 07-20-21 ZBA Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS 1.23921 W. LOCKPORT ST. (CASE 1950-102521.VAR) 1.a.Seeking a motion to open a Public Hearing regarding a proposed variance request for the property located at 23921 W. Lockport St., in the Village of Plainfield. 1.b.Seeking a motion to close the Public Hearing for the proposed variance request for the property located at 23921 W. Lockport St., in the Village of Plainfield. 1.c.Seeking a motion to adopt the findings of fact of staff as the findings of fact of the Zoning 1 Zoning Board of Appeals & Plan Commission Page - 2 Board of Appeals and recommend approval of a variance to permit an encroachment up to five feet (5’) into the interior side yard until reaching the south lot line for a driveway on the property located at 23921 W. Lockport Street. 23921 W Lockport St. Staff Report Packet.PDF DISCUSSION ADJOURN PLAN COMMISSION CALL TO ORDER, ROLL CALL APPROVAL OF MINUTES Approval of the Minutes of the Plan Commission held on October 19, 2021. 10-19-21 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS 1.ARC MASSAGE - 15925 S. RT 59 (CASE 1947-100421.SU) 1.a.Seeking a motion to open a Public Hearing regarding a proposed special use for a massage therapy business for the property located at 15925 S. Route 59, in the Village of Plainfield. 1.b.Seeking a motion to close the Public Hearing regarding a proposed special use for a massage therapy business for the property located at 15925 S. Route 59, in the Village of Plainfield. 1.c.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 15925 S. Illinois Route 59, Unit 113, for the business known as ARC Massage. ARC Massage Staff Report Packet.PDF 2.2022 MEETING SCHEDULE PLAN COMMISSION & ZONING BOARD OF APPEALS 2.a.Seeking a motion to approve the Plan Commission and Zoning Board of Appeals 2022 meeting schedule. 2022 Schedule.pdf 2 Zoning Board of Appeals & Plan Commission Page - 3 DISCUSSION ADJOURN REMINDERS - November 25th & 26th - Village Offices Closed December 6th - Village Board Meeting at 7:00 p.m. December 7th - Plan Commission Meeting at 7:00 p.m. 3 Zoning Board of Appeals Record of Minutes Date: July 20, 2021 Location: Village Hall CALL TO ORDER, PLEDGE & ROLL CALL Chairman Kiefer called the Zoning Board of Appeals meeting to order at 7:00 p.m. and led the Pledge. ROLL CALL: Commissioners Minnis, Renzi, Seggebruch, Womack and Chairman Kiefer were present. Commissioner Heinen was absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; and Jessica Gal, Associate Planner. APPROVAL OF MINUTES The Minutes of the Zoning Board of Appeals meeting held on June 15, 2021 were approved as presented. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Mr. Proulx provided an update of the following: Spangler Rd. Fence Variance, The Seasons, Extension Annexation Agreement for Riverstone subdivision, Menta Group Special Education Special Use and Pavillion Age-Restricted Community. Mr. Proulx added the Committee of the Whole has discussed future land uses west of Steiner Road along 143rd St. Chairman Kiefer asked if the Village Board has discussed fence variance for corner side yard fences. Mr. Proulx stated that staff is working on a text amendment regarding corner side yard fences among other items. OLD BUSINESS No Old Business. NEW BUSINESS 1932-061121.VAR 16553 S MUELLER CIR. DEBRA HANSEN Ms. Gal stated the applicant is seeking a variance in order to install a 4-foot, open-style aluminum fence into the corner side yard of their property. The proposed fence would extend in order to connect to an existing decorative perimeter fence located along Drauden Road. The existing perimeter fence is located approximately 12 feet away from the street property line. The site conditions and fence style are similar to those found on the property located across the street. Ms. Gal reviewed the staff report dated July 20, 2021. Ms. Gal concluded Staff believes that granting a variance would not alter the essential character of the neighborhood and would not be a detriment to adjacent property. As mentioned previously, Staff finds the proposed fence encroachment to be a logical request to connect to an existing decorative fence and enclose a yard that is adjacent to two busier roadways. As well, the proposed fence is nearly identical to a fence that is located across the street and is therefore compatible, so in advance of public comments and discussion from the Zoning Board of Appeals, staff recommends approval. Chairman Kiefer swore in Debra Hansen, applicant. Ms. Hansen indicated that people buy corner lots so they can have more property and when you are buying the property it is not disclosed that the fence can not go to the sidewalk. 4 Zoning Board of Appeals Minutes July 20, 2021 Page 2 of 2 Chairman Kiefer asked for public comments and there was no response. Commissioner Minnis is in support of the request and has no further comments. Chairman Kiefer read Commissioner Heinen’s comments received via email which are “I usually would not support an encroachment of 38’, but considering it is aligning with the end of the HOA fence and it is an open aluminum fence, I can support this variance. I agree with Debra Hansen that without a variance, a random 20’ length of fence does not make sense.” Commissioner Renzi asked the applicant if the proposed fence will match up to the HOA fence. Ms. Hansen confirmed. Commissioner Renzi asked if the HOA maintains landscaping on both sides of the fence. Ms. Hansen stated that the landscape maintenance will be her responsible to maintain once the yard is enclosed. Commissioner Renzi indicated that he generally does not support these types of variance but because this is logical, and the same type of variance was approved for the neighbor. Commissioner Seggebruch asked if the fence will be 4 foot or 5 foot tall. Ms. Hansen stated the fence will be 4 foot and the fence will be brown to match the house. Commissioner Seggebruch supports the variance. Commissioner Womack supports the variance. Commissioner Womack made a motion to adopt the findings of fact of staff as the findings of fact of the Zoning Board of Appeals and recommend approval of a variance to permit a fence up to 38 feet into the corner side yard for the property located at 16553 S. Mueller Circle. Second by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Seggebruch, yes; Womack, yes; and Kiefer, yes. Motion carried 5-0. DISCUSSION No Discussion. ADJOURN Zoning Board of Appeals meeting adjourned at 7:16 p.m. Respectfully submitted by Tracey Erickson Recording Secretary 5 6 7 8 9 23921 W. Lockport 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 11/12/2021, 9:57:57 AM 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 | County of Will, Maxar, Microsoft |10 11 DRIVEWAY & CAR PORT PLAT OF 23921 W LOCKPORT ST PLAINFIELD, IL 60544 11/05/2021 L. PAPI ADJACENT LOT ADJACENT LOT CURB CUT PLAT OF SURVEY PREPARED ORIGINALLY BY PROFESSIONAL LAND SURVEYING, INC. 3080 OGDEN AVENUE SUITE 107 LISLE, IL 60534 PHONE: 630-778-1757 FAX: 630-778-7757 12 13 Plan Commission Record of Minutes Date: October 19, 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, Seggebruch, Womack and Chairman Kiefer were present. Commissioner Renzi was absent. OTHERS PRESENT: Jonathan Proulx, Planning Director; and Jessica Gal, Associate Planner. APPROVAL OF MINUTES The Minutes of the Plan Commission meeting held on October 5, 2021 were approved as presented. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Mr. Proulx provide an update on the following items: special use for 15105 S. James St., special use for Plainfield Inn, final plat River Point Estates Lot 14 & 15, Zoning Text Amendments, 14926 S. Route 59, final plat for the Greenbriar subdivision, and preliminary plat for the Pavillion subdivision. OLD BUSINESS No Old Business. NEW BUSINESS 1944-091721.COA.SPR.SU HOUSE OF HARVEST 15009 S. ROUTE 59 TRACEY ABRAMS AND ZEENAT MOHAMMED Commissioner Minnis made a motion to open a Public Hearing regarding a proposed special use for a Planned Development for the property located at 15009 S. Route 59 for the business commonly known as House of Harvest LLC, in the Village of Plainfield. Seconded by Commissioner Womack. Voice Vote. All in favor. 0 opposed. Motion carried 5-0. Ms. Gal stated the applicant are seeking approval of a special use for planned development and site plan review for the property located at 15009 S. Route 59. In November 2020, the applicants received approval by the Village Board for a special use permit in order to establish a group care home for senior residents on the subject property (Ordinance 3490). In addition to the requested zoning approvals, on October 14, 2021, the Historic Preservation Commission reviewed the Certificate of Appropriateness (COA) request for the development proposal and changes to the structure. Ms. Gal reviewed the staff report dated October 19, 2021. Ms. Ding concluded staff feels that the site plan demonstrates that sufficient parking and circulation can be accommodated on the subject property. Staff and the applicant would be seeking input from the Plan Commission regarding the proposed site circulation and requested zoning relief. Based on the foregoing analysis, prior to public comments and direction from the Plan Commission, staff recommends approval of the requested special use permit for planned development site plan review. Chairman Kiefer swore in Tracey Abrams, applicant; Zeenat Mohammed, applicant; and Scott Shalvis, architect. Chairman Kiefer asked for public comment. There was no response. 14 Plan Commission Minutes October 19, 2021 Page 2 of 4 Commissioner Heinen asked if he could provide his comments after he hears the comments from his fellow commissioners because he is struggling with the parking. Commissioner Minnis asked if the shared access and parking has been presented to the neighbors. Mr. Shalvis stated that the neighbors have agreed to the preliminary plan. Commissioner Minnis asked if they have a written agreement with the neighbor and if the applicant will be completing the parking and access improvements to the adjacent property. Mr. Shalvis stated there is an agreement that they are waiting to finalize and explained the improvements the applicant will be completing to the adjacent property. Commissioner Minnis is concerned that headlights for parking spaces 17 and 18 will be shining into a residences room. Mr. Shalvis indicated that they will plant evergreen type bushes to block the headlights. Commissioner Minnis asked if there will be directional signs to help people circulate the site. Mr. Shalvis confirmed. Commission Minnis asked if the traffic could flow in one direction to the site. Mr. Shalvis stated he will talk to the adjacent property owner about the traffic flow entering and exiting the site. Commissioner Minnis asked staff to confirm that HPC agreed with the changes that are proposed. Ms. Gal stated there will be specifics in the Certificate of Appropriateness that will accompany the site plan approval to the Village Board. Commissioner Minnis asked if the trash enclosure can be moved from the main drive. Mr. Shalvis explained he choose this location for the trash enclosure, so the garbage truck has easy access to it. Commission Seggebruch asked if the parking will be mostly for guest and staff since the occupants will not have vehicles. Mr. Shalvis confirmed. Commissioner Seggebruch asked if there will be a small van to transport the occupants. Ms. Abrams confirmed and added there will only be two staff members. Commissioner Seggebruch asked what the handicap ramp will be constructed of. Mr. Shalvis stated it will be constructed of concrete. Commissioner Seggebruch asked if the building will have fire sprinkler and alarmed. Mr. Shalvis confirmed. Commissioner Seggebruch asked if the siding will be concrete board. Mr. Shalvis explained that the aluminum siding will be removed and will restore the cedar siding and the addition will have cedar siding. Commissioner Seggebruch agrees will Commission Minnis suggestions regarding the traffic flow and directional signage. Commissioner Womack asked if there is any storm infrastructure in this area. Mr. Proulx explained what maybe suggested at the final engineering and he feels it will need to contained onsite. Mr. Shalvis stated engineering plans have a french drainage. Commissioner Womack agrees that the site access needs to be improved as suggested by Commissioner Minnis. Commissioner Womack suggested improving the handicap ramp to allow for pedestrian access from Roue 59. Mr. Shalvis stated they could explore a ramp for the front porch and will continue to work with staff on this suggestion. Commissioner Womack asked what the fence material will be and the height. Mr. Shalvis stated the HPC wants a wood fence, and the style will be open 6 feet tall. Commissioner Womack is concerned about lights in the backyard of the adjacent property. Mr. Shalvis indicated additional landscaping can be added. Commissioner Womack asked if the HPC wanted the brick foundation exposed or additional landscaping added to the front elevation north or the porch. Mr. Shalvis indicated it is his understanding that HPC would like more landscaping. Commissioner Womack asked if the siding is purple. Mr. Shalvis stated the siding is a dark blue. Ms. Gal indicated HPC did not seem concerned about the proposed materials/colors. Commissioner Womack stated that the cross-access easement is very important to make this site work. Commission Heinen likes the use for the building but he is concerned with the configuration of the site plan. Commissioner Heinen explained his concerns with the access drive and parking circulation and suggested that a typical parking configuration would not work if they kept the tree. Mr. Shalvis stated the adjacent property owner requires the tree to not me removed. Commissioner Heinen suggested there be a single access in and a single access and provided a suggesting on how to reconfigure. Mr. Shalvis 15 Plan Commission Minutes October 19, 2021 Page 3 of 4 stated he is not sure how the adjacent property owner would feel about the suggestion. Commissioner Heinen asked the Village to help with configuring the access drives and parking lot, and the adjacent property owner. Commissioner Seggebruch made a motion to close the Public Hearing regarding a proposed special use for a Planned Development for the property located at 15009 S. Route 59. Seconded by Commissioner Heinen. Voice Vote. All in favor. 0 opposed. Motion carried 5-0. Commissioner Seggebruch asked Commissioner Heinen if he wants the applicant to convert the south facing parking spot to parallel parking. Commissioner Heinen described how the lot could be configured and wants staff to continue to work with the applicant to improve the parking situation. Commissioner Womack asked if the commission is comfortable moving this forward even thought they have made some strong suggestions. Commissioner Heinen stated he is comfortable moving this forward if the applicant continues to work with staff. Chairman Kiefer added Commissioner Womack 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 to allow certain relief from the Zoning Ordinance in order to permit the development of a group care home for the property located at 15009 S. Route 59, 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 Minnis. Vote by roll call: Heinen, yes; Seggebruch, yes; Minnis, yes; Womack, yes; and Kiefer, yes. Motion carried 5-0. Commissioner Womack made a motion to recommend approval of the requested site plan review for the group care home commonly known as House of Harvest LLC., and located at 15009 S. Route 59, 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; and 3. Applicant to continue to work with staff to refine the site plan circulation. Second by Commissioner Heinen. Vote by roll call: Minnis, yes; Seggebruch, yes; Heinen, yes; Womack, yes; and Kiefer, yes. Motion carried 5-0. 1946-093021.FP HIDDEN RIVER SUBDIVISION PULTE HOMES Mr. Proulx stated the applicant, Pulte Homes, is seeking approval of a fourth resubdivision to re- subdivide existing lots located within Hidden River Subdivision to address survey/boundary and floodplain mapping issues. No new home lots will be created. Hidden River subdivision, platted in 2003, consists of 126 single-family residential lots. Of the 126 lots platted, approximately sixty-seven (67) are improved with a residence while the remainder are vacant. The applicant intends to purchase and construct new single-family homes on nearly all of the remaining vacant lots. The first, second, and third re-subdivision to Hidden River were previously approved to create separate lots that encompass areas located within the floodplain as well as reconcile a property line discrepancy for a small number of lots. 16 Plan Commission Minutes October 19, 2021 Page 4 of 4 This proposed fourth resubdivision will offer similar corrections/benefits to the remaining property owners who chose to participate following the previous approvals. Mr. Proulx reviewed the staff report dated October 19, 2021. Mr. Proulx concluded staff has determined that the requested actions result in a minor modification to the planned unit development that does not alter the character of the subdivision, increase the residential density, nor result in any other change that is discernable to the general public. The Village Board recently approved the first three resubdivisions. This last subdivision is proposed to accommodate property owners who asked to participate after the deadline. Staff recommends approval. Chairman Kiefer swore in Irwing Gama, applicant. Chairman Kiefer asked for public comments. There was no response. Commissioner Womack no questions or comments. Commissioner Seggebruch asked if this is to remove the lots from the floodplain. Mr. Gama stated the three lots remaining there is a small portion of the lots on the plat that are in the floodplain and those portions of the lots will be deeded to the HOA. Commissioner Minnis and Commissioner Heinen had not question or comments. Commissioner Minnis made a motion to recommend approval of the Final Plat of Subdivision for Pulte Homes 4th Resubdivision of Hidden River subject to the following two (2) stipulations: 1. Compliance of the requirements of the Village Engineer; 2. Compliance of the requirements of the Plainfield Fire Protection District; Second by Commissioner Seggebruch. Vote by roll call Heinen, yes; Womack, yes; Seggebruch, yes; Minnis, yes; and Kiefer, yes. Motion carried 5-0. DISCUSSION No Discussion. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 7:54 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary 17 18 19 20 15925 S. Illinois Route 59, Unit 113 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 11/12/2021, 10:04:18 AM 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 | County of Will, Maxar, Microsoft |21 22 23 24 25 2022 MEETING SCHEDULE PLAN COMMISSION AND ZONING BOARD OF APPEALS 7:00 P.M. At the Village Meeting Hall 24401 W. Lockport Street Plainfield, IL 60544 January 4, 2022 January 18, 2022 February 1, 2022 February 15, 2022 March 1, 2022 March 15, 2022 April 5, 2022 April 19, 2022 May 3, 2022 May 17, 2022 June 7, 2022 June 21, 2022 July 5, 2022 July 19, 2022 August 2, 2022 August 16, 2022 September 6, 2022 September 20, 2022 October 4, 2022 October 18, 2022 November 1, 2022 November 15, 2022 December 6, 2022 December 20, 2022 Michelle Gibas Village Clerk 26