HomeMy Public PortalAbout02-15-22 Plan Commission Agenda PacketPlan Commission
Tuesday, February 15, 2022
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
CALL TO ORDER
PLEDGE TO THE FLAG
ROLL CALL
APPROVAL OF MINUTES
Approval of the Minutes of the Plan Commission held on February 1, 2022.
02-01-22 Plan Commission Minutes.pdf
PUBLIC COMMENTS
DEVELOPMENT REPORT
OLD BUSINESS
NEW BUSINESS
1.HARVEST MOON TATTO COMPANY (CASE 1956-011322.SU)
1.A.Seeking a motion to open a Public Hearing regarding a proposed special use for a
planned development to permit body art personal services in the B-1, Business
Convenience District, on the property known as 14722 S. Naperville Road, Unit 114,
for the business known as Harvest Moon Tattoo Company.
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Plan Commission Page - 2
2.A.Seeking a motion to close the Public Hearing regarding a proposed special use for a
planned development to permit body art personal services in the B-1, Business
Convenience District, on the property known as 14722 S. Naperville Road, Unit 114,
for the business known as Harvest Moon Tattoo Company.
3.A.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 to allow
body art personal services at 14722 S. Naperville Road, Unit 114, for the business
known as Harvest Moon Tattoo Company.
Harvest Moon Tattoo Company Staff Report.pdf
2.OASIS SENIOR LIVING (CASE 1958-020422.SPR)
2.A.Seeking a motion to recommend approval of the proposed site plan review for the
project known as the Oasis Senior Living Facility, at the Crossroads Business Park,
subject to the four (4) stipulations in the staff report.
Oasis Senior Living Staff Report Packet.pdf
DISCUSSION
ADJOURN
REMINDERS -
February 21st - Village Offices Closed
February 28th - Committee of the Whole Workshop – 7:00 p.m.
March 1st - Plan Commission - 7:00 p.m.
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Plan Commission
Record of Minutes
Date: February 1, 2022 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 Goins, Minnis, Renzi, Seggebruch, Womack and Chairman Kiefer were
present. Commissioners Heinen, Valerga, and Nicholson were absent.
OTHERS PRESENT: Jonathan Proulx, Planning Director; and Yuchen Ding, Associate Planner.
APPROVAL OF MINUTES
The Minutes of the Plan Commission held on January 18, 2022, were accepted as presented.
PUBLIC COMMENTS
No Public Comments.
DEVELOPMENT REPORT
No Development Report.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1954-010622.SU LUNA AZUL
MASSAGE & SPA
CLAUDIA HERNANDEZ
Commissioner Renzi made a motion to open a Public Hearing regarding a proposed special use for
massage therapy at 14722 S. Naperville Road, Unit 100, for the business known as Luna Azul Massage &
Spa. Seconded by Commissioner Womack. Voice Vote. All in favor. 0 opposed. Motion carried 5-0.
Mr. Ding stated the applicant is seeking special use approval in order to provide massage services at
14722 S. Naperville Road, Unit 100. 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.
Mr. Ding reviewed the staff report dated February 1, 2022. Mr. Ding concluded staff submits that the
proposed special use request for a massage therapy business is a reasonable use at the subject location. It
will be compatible with other tenants in the same commercial building and will not cause an undue
parking burden in the plaza. 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 Claudia Hernandez, applicant. Ms. Hernandez stated her daughters and sister
will be working for her at the family business.
Chairman Kiefer asked for public comment and there was no response.
Commissioner Minnis asked if the four family members will be the only employees and if they are
properly licensed. Ms. Hernandez confirmed.
Commissioner Renzi questioned how many parking spaces are required per code for the existing
businesses in the complex. Mr. Ding stated the massage business is required per code 3 to 4 parking
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Plan Commission Minutes
February 1, 2022
Page 2 of 3
spaces and that the parking for this complex was approved during the site plan review process, he also
added that parking for the existing tenants is based on the use. Commissioner Renzi suggested the staff
report should indicate how many units are currently occupied and the number of parking spaces these
tenants occupy to ensure that this user would not cause the parking lot to be over parked. Chairman
Kiefer stated the parking calculation were completed when this building was constructed and clarified
Commissioner Renzi’s point is these users all require different amount of parking spaces. Commissioner
Renzi wants to make sure we are not guessing that there is enough parking for this user. Commissioner
Renzi explained why this information would be important to ensure that we are not over parking, since
there may be a weekend user besides this applicant that may affect the parking counts. Commissioner
Renzi feels that there needs to be more substance added to the finding of facts, such as more parking
information, and how the hours of operation do not affect other tenants. Mr. Ding indicated he would be
happy to add more details to his analysis. Ms. Hernandez indicated that since the employees are all
relatives they will be driving to work together.
Commissioner Seggebruch asked if the building to east is part of the same business park and asked if the
78 parking spaces include the other building. Mr. Ding confirmed. Chairman Kiefer asked if there have
been any parking issues for this business park. Mr. Ding indicated staff has not been made aware of the
any parking issues and from his observation the parking lot is not full during normal business hours.
Commissioner Seggebruch asked if the parking lot to the north with the 10 spaces is owned by the park
district. Mr. Ding confirmed. Commissioner Seggebruch asked if the 10 spaces were included in the
parking count. Mr. Ding stated no. Commissioner Seggebruch asked how many square feet the unit is
and if the unit will need improvements. Ms. Hernandez stated 1,600 square feet and only cosmetic
improvements needed.
Commissioner Womack had nothing further to add.
Commissioner Goins had nothing further to add.
Commissioner Minnis made a motion to close the Public Hearing regarding a proposed special use for
massage therapy at 14722 S. Naperville Road, Unit 100, for the business known as Luna Azul Massage &
Spa. Seconded by Seggebruch Womack. Voice Vote. All in favor. 0 opposed. Motion carried 5-0.
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 special use permit for massage therapy at
14722 S. Naperville Road, Unit 100, for the business known as Luna Azul Massage & Spa.
Second by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Seggebruch, yes;
Womack, yes; and Kiefer, yes. Motion carried 5-0.
DISCUSSION
Commissioner Renzi suggested that staff should include in the staff report a more detailed parking
computation for commercial applications. Chairman Kiefer agreed. Commissioner Seggebruch agreed
because of a previous applicant having too much parking which did not allow for landscaping.
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Plan Commission Minutes
February 1, 2022
Page 3 of 3
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 7:27 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary
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OASIS SENIOR LIVING
County of Will, Maxar, Sources: Esri, HERE, Garmin, Intermap, increment P
Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL,
World Imagery
Low Resolution 15m Imagery
High Resolution 60cm Imagery
High Resolution 30cm Imagery
Citations
1.2m Resolution Metadata
Village Address Points
Parcels
Plainfield Municipal Boundary
2/11/2022, 8:54:54 AM
0 0.06 0.110.03 mi
0 0.09 0.180.04 km
1:4,514
Plainfield Staff
County of Will, Esri, HERE, Garmin, GeoTechnologies, Inc., USGS, EPA, USDA | Plainfield GIS | Will County GIS | NPMS National Repository | County of Will, Maxar |12
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306.50'343.00'
LANDSCAPE CALCULATIONS:
Presidential Avenue Street Trees: 1 Tree/ 40 LF
Calculation: 618 LF/40 = 15 Trees
Provided: 15 Trees (11 Ex. Street Trees To Remain)
North Property Line- Non-Parking: 489 LF x 15' Yard Req.
Calculation: (7335 sf/1000) x 20 PU = 147 PU Required
Provided: 151 PU (11 Shade Trees, 13 Evergreen Trees & 27 Shrubs)
East Property Line- Non-Parking: 212 LF x 30' Yard Req.
Calculation: (6360 sf/1000) x 20 PU = 128 PU Required
Provided: 128 PU (6 Shade Trees, 8 Evergreen Trees & 33 Shrubs)
Presidential Avenue Parking Screening: 454 LF
Calculation: 1 Tree & 15 Shrubs/30 LF Parking - 15 Shade Trees & 222 Shrubs Required
Provided: 8 Shade Trees & 222 Shrubs (Due To Parking Lot Lighting &
Existing Street Tree Locations Only 8 Parking Trees Are Proposed)
Entry Road Parking Screening: 132 LF
Calculation: 1 Tree & 15 Shrubs/30 LF Parking - 4 Shade Trees & 66 Shrubs Required
Provided: 4 Shade Trees & 72 Shrubs
Entry Road Parking Screening: 73 Parking Spaces
Calculation: 1 Tree/12 Parking Spaces- 6 Trees Required
Provided: 5 Shade Trees
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VINES, GROUNDCOVER & ANNUALS)
(PERENNIALS, ORNAMENTAL GRASSES
CONTAINER PLANTS TO PROMOTE
EXTERIOR ROOTS ON ROOT-BOUND
SLICE, CUT, OR SEPARATE
ROOT GROWTH.
DISTRIBUTOR FOR PRECISE DEPTHS.
OTHER PLANTING DEPTHS. CONSULT BULB
CERTAIN BULBS/PERENNIALS MAY REQUIRE
BED PLANTING DETAIL
SEE SPECIFIC SPACING
DIMENSION ON DRAWINGS
NTS
GROUNDCOVER & PERENNIAL BEDS &
APPLY 18-6-12 OSMOCOTE (270 DAY)
TIMED RELEASED FERTILIZER TO
TIME RELEASED FERTILIZER TO
RECOMMENDATIONS.
ANNUAL BEDS PER MFRS.
14-14-14 OSMOCOTE (120 DAY)
DEPTH OF 9". DO NOT COMPACT
UNNECESSARILY AFTER PLANTING
ROTOTILLED INTO SOIL TO A MIN.
MIN. OF 3" MUSHROOM COMPOST
SHALL BE TOP DRESSED WITH 2"
OF SHREDDED HARDWOOD MULCH
PERENNIALS & ORN. GRASSES
SHALL BE TOP DRESSED WITH 2"
GROUNDCOVER & ANNUALS
OF MUSHROOM COMPOST
EXISTING SUB-GRADE
SPACING
ALL BED PLANTINGS
SHALL BE INSTALLED
WITH TRIANGULAR
9"-12"
PLANTING SOIL:
FINISHED GRADE
FORM MULCH SAUCER
AROUND PLANTING PIT
PINE BARK MULCH
2" OF SOUTHERN
1" OF SHREDDED
HARDWOOD MULCH
3/16" STEEL AIRCRAFT
CABLE
KEEP MULCH AWAY
FROM TRUNK
PREPARED BACKFILL
PEAT OR COMPOST.
AROUND THE ROOTBALL
BE REMOVED OR ROLLED DOWN
BURLAP & PLASTIC WRAP SHALL
SHALL BE REMOVED. TREATED
TWINE AROUND THE TRUNK
BE REMOVED, HOWEVER ALL
45° OR LESS
OF 75% SOIL & 25%
UNTREATED BURLAP NEED NOT
NTS
TO MAINTAIN WIRE TAUTNESS
NEW 2-PLY 1/2" REINFORCED
RUBBER HOSE, 1/4" CABLE
CLAMP & 1/4" TURNBUCKLES
30" STEEL SCREW EARTH ANCHORS
2 TIMES BALL WIDTH
EVERGREEN TREE
DECIDUOUS TREE
2 TIMES BALL WIDTH
DRAINAGE MATERIAL WHEN
WETNESS OR DRAINAGE
PROBLEMS ENCOUNTERED
DRAINAGE TUBING AND/0R
NTS
2-PLY 1/2"
REINFORCED HOSE
FROM TRUNK
KEEP MULCH AWAY
AROUND PLANTING PIT
FORM MULCH SAUCER
HARDWOOD MULCH
3" OF SHREDDED
OF 75% SOIL & 25%
PEAT OR COMPOST.
PREPARED BACKFILL
45° OR LESS
3 METAL STAKES @ 8'
#12 GAUGE STEEL WIRE
UNTREATED BURLAP NEED NOT
BE REMOVED, HOWEVER ALL
TWINE AROUND THE TRUNK
SHALL BE REMOVED. TREATED
BURLAP & PLASTIC WRAP SHALL
BE REMOVED OR ROLLED DOWN
AROUND THE ROOTBALL
NOTE: STAKING OF DECIDUOUS
TREES NOT REQUIRED UNLESS
PROTECTED W/ TREE WRAP.
SECURE WRAP W/ TWINE @
TOP & REMOVE THE NEXT
DO NOT STAKE INTO
TRUNK OF TREE SHALL BE
TREE WILL NOT REMAIN PLUMB.
SPRING
ROOTBALL
FINISHED GRADE
EXISTING SUB-GRADE
SHRUBS
NTS
6"
PREPARED BACKFILL
PEAT OR COMPOST.
OF 75% SOIL & 25%
3" OF SHREDDED
HARDWOOD MULCH
SHALL BE REMOVED. TREATED
UNTREATED BURLAP NEED NOT
BE REMOVED, HOWEVER ALL
AROUND THE ROOTBALL
BE REMOVED OR ROLLED DOWN
BURLAP & PLASTIC WRAP SHALL
TWINE AROUND THE TRUNK
GENERAL NOTES:
Plant material shall be nursery grown and be either balled and bur-lapped or
container grown. Sizes and spreads on plant list represent minimum
requirements.
The requirements for measurement, branching and ball size shall conform to
the latest addition of ANSI Z60.1, AMERICAN STANDARD OF NURSERY
STOCK by the American Nursery & Landscape Association.
Any materials with damaged or crooked/disfigured leaders, bark abrasion,
sun scald, insect damage, etc. are not acceptable and will be rejected. Trees
with multiple leaders will be rejected unless called for in the plant list as
multi-stem or clump (cl.).
If any mistakes, omissions, or discrepancies are found to exist with the work
product, the Landscape Architect shall be promptly notified so that they have
the opportunity to take any steps necessary to resolve the issue. Failure to
promptly notify the Landscape Architect and the Owner of such conditions
shall absolve them from any responsibility for the consequences of such
failure.
Under no circumstances should these plans be used for construction
purposes without examining actual locations of utilities on site, and reviewing
all related documents mentioned herein, including related documents
prepared by the project Civil Engineer and Architect.
Civil Engineering or Architectural base information has been provided by
others. The location of various site improvements on this set of drawings is
only illustrative and should not be relied upon for construction purposes.
Quantity lists are supplied as a convenience. However, Bidders and the
Installing Contractor should verify all quantities. The drawings shall take
precedence over the lists. Any discrepancies shall be reported to the
Landscape Architect.
Actions taken without the knowledge and consent of the Owner and the
Landscape Architect or in contradiction to the Owner and the Landscape
Architect's work product or recommendations, shall become the responsibility
not of the Owner and the Landscape Architect, but for the parties responsible
for the taking of such action.
Refer to Civil Engineering documents for detailed information regarding size,
location, depth and type of utilities, as well as locations of other site
improvements, other than landscape improvements,
Plant symbols illustrated on this plan are a graphic representation of
proposed plant material types and are intended to provide for visual clarity.
However, the symbols do not necessarily represent actual plant spread at the
time of installation.
All plant species specified are subject to availability. Material shortages in the
landscape industry may require substitutions. All substitutions must be
approved by the Village, Landscape Architect and Owner.
The Landscape Contractor shall verify location of all underground utilities
prior to digging by calling "J.U.L.I.E." (Joint Utility Location for Excavators)
1-800-892-0123 and any other public or private agency necessary for utility
location.
All bed lines and tree saucers shall require a hand spaded edge between
lawn and mulched areas.
Grading shall provide slopes which are smooth and continuous. Positive
drainage shall be provided in all areas.
Sod shall be mineral base only.
Seed mixes shall be applied mechanically so that the seed is incorporated
into the top one-half inch (1/2") of the seed bed. The seed shall then be
covered with the specified blanket (installed per manufacturer's. specs) or
Hydro-mulch.
All plant material shall be guaranteed for one (1) year from the date of
acceptance.
All completed planting beds and tree saucers, except for groundcover beds,
shall be mulched with three (3) inches of un-dyed shredded hardwood bark.
All groundcover beds shall be mulched with three (3) inches of pine bark
fines.
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0.2
0.1
0.1
0.1
0.1
0.2
0.4
0.5
0.5
0.4
0.2
0.1
0.1
0.1
0.2
0.3
0.6
0.6
0.6
0.4
0.3
0.1
0.2
0.2
0.2
0.5
1.0
1.0
0.8
0.6
0.3
0.2
0.2
0.3
0.3
0.9
1.7
1.7
1.2
0.8
0.5
0.2
0.3
0.4
0.3
1.4
2.7
2.5
1.9
1.2
0.6
0.2
0.4
0.5
0.5
2.1
3.6
3.4
2.8
1.6
0.7
0.2
0.6
0.7
0.8
2.9
5.0
4.5
3.7
1.9
0.6
0.2
0.6
0.9
1.2
4.4
5.8
5.0
3.7
1.8
0.6
0.2
0.6
1.0
1.2
6.4
6.5
4.9
3.7
1.9
0.6
0.2
0.6
0.9
1.3
4.8
5.9
5.1
3.7
1.8
0.6
0.2
0.6
0.7
0.9
3.1
5.3
4.6
3.8
1.9
0.6
0.2
0.5
0.6
0.5
2.2
3.7
3.5
2.9
1.7
0.7
0.2
0.3
0.4
0.3
1.5
2.8
2.7
2.0
1.3
0.6
0.2
0.3
0.3
0.3
1.0
1.9
1.9
1.5
1.0
0.5
0.2
0.2
0.2
0.3
0.7
1.3
1.4
1.2
0.8
0.5
0.2
0.2
0.2
0.3
0.7
1.2
1.2
1.1
0.7
0.4
0.2
0.2
0.2
0.3
0.8
1.4
1.5
1.2
0.8
0.5
0.2
0.3
0.3
0.3
1.2
2.1
2.1
1.6
1.0
0.5
0.2
0.4
0.5
0.4
1.8
3.1
2.9
2.2
1.4
0.6
0.2
0.5
0.6
0.6
2.4
3.9
3.8
3.1
1.8
0.7
0.2
0.6
0.7
0.9
3.4
5.4
4.6
3.7
1.8
0.6
0.2
0.7
1.0
1.5
5.7
6.2
5.0
3.6
1.8
0.6
0.2
0.6
1.1
1.2
6.6
6.4
4.9
3.7
1.8
0.6
0.1
0.7
0.8
1.1
3.9
5.6
4.8
3.7
1.8
0.6
0.2
0.6
0.6
0.8
2.6
4.3
4.2
3.4
1.8
0.6
0.2
0.4
0.5
0.4
2.0
3.4
3.1
2.5
1.5
0.6
0.2
0.3
0.3
0.3
1.3
2.4
2.3
1.6
1.0
0.5
0.2
0.2
0.2
0.2
0.8
1.4
1.4
1.1
0.7
0.4
0.2
0.1
0.1
0.2
0.5
0.8
0.8
0.7
0.5
0.3
0.1
0.1
0.1
0.1
0.2
0.4
0.5
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.0 0.0 0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
7.1
7.1SA-1
SA-2
SA-3 SA-4 SA-5 SA-6
Plan View
Scale - 1" = 30ft
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Calc Zone #1 1.4 fc 7.1 fc 0.0 fc N/A N/A
Schedule
Symbol Label Image Quantity Manufacturer Catalog Number Description Number
Lamps
Lumens
Per Lamp
Light Loss
Factor Wattage Plot
SA
6 Lithonia Lighting DSX1 LED P8 40K T3M
MVOLT
DSX1 LED P8 40K T3M MVOLT 1 23558 0.95 207
A
0 Lithonia Lighting DSX1 LED P8 40K T4M
MVOLT HS
DSX1 LED P8 40K T4M MVOLT with
houseside shield
1 18424 0.95 207
Luminaire Locations
No.Label X Y
Location
MH Orientation Tilt
1 SA -3.60 178.40 20.00 90.00 0.00
2 SA -3.60 103.40 20.00 90.00 0.00
3 SA 116.80 -3.40 20.00 0.00 0.00
4 SA 221.20 -3.40 20.00 0.00 0.00
5 SA 385.60 -4.40 20.00 0.00 0.00
6 SA 521.80 -4.70 20.00 0.00 0.00
PL
A
I
N
F
I
E
L
D
S
E
N
I
O
R
L
I
V
I
N
G
Designer
D. MIROW
Date
02/03/2022
Scale
Scale as shown
Drawing No.
Summary
18