HomeMy Public PortalAbout07-19-22 Plan Commission Minutes
Plan Commission
Record of Minutes
Date: July 19, 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 Minnis, Renzi, Seggebruch, and Chairman Kiefer were present.
Commissioners Goins, Heinen, Nicholson, Valerga, and Womack were absent.
OTHERS PRESENT: Josh Blakemore, Village Administrator; Jake Melrose, Director of Economic
Development; Jonathan Proulx, Planning Director; and Rachel Riemenschneider, Associate Planner.
APPROVAL OF MINUTES
The Minutes of the Plan Commission held on June 7, 2022, were accepted as presented.
PUBLIC COMMENTS
Theresa Melingis with Everstream asked for assistance resolving a right-of-way needed from the Village.
Mr. Proulx stated he would provide their information to Public Works.
DEVELOPMENT REPORT
Mr. Proulx and Mr. Melrose provided an update on the following: DHL development and Comprehensive
Plan update.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1976-062222.FP WILLOW RUN UNIT 2 M/I HOMES
Ms. Riemenschneider stated the applicant is seeking final plat approval for Unit 2 of Willow Run
subdivision, formerly known as Willow Tree Farm. The annexation, the special use for development, and
the preliminary plat for Willow Tree Farms Development were approved by the Village Board in August
2019. Unit 1 was approved in August 2021.
Ms. Riemenschneider reviewed the staff report dated July 19, 2022. Ms. Riemenschneider concluded Staff
finds that the proposed Willow Run, Unit 2 final plat is generally consistent with the development plan
contained in the approved annexation agreement, as well as the approved preliminary plat. Furthermore,
the final plat meets the requirements of the Subdivision Code and the Zoning Code. Staff suggests Plan
Commission recommend approval of the final plat subject to noted stipulations.
Chairman Kiefer asked for public comments and there was no response.
Chairman Kiefer swore in Greg Collins, M/I Homes. Mr. Collins explained why a lot was eliminated from
the original preliminary plat.
Chairman Kiefer asked for public comment. There was no response.
Commissioner Minnis asked the applicant explained why the through lots changed. Mr. Collins indicated
the wrong base was used for the landscape plan and explained how Rowley Road will be incorporated into
the plat. Commissioner Minnis asked it the cul-de-sac will continue south. Mr. Collins explained the road
configuration.
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July 19, 2022
Page 2 of 6
Commissioner Renzi asked if there will be a “Dead End” sign of some sort at the end of Streamwood Lane.
Mr. Collins stated he will have to look into that. Commissioner Renzi asked at what point will the HOA
be created. Mr. Collins stated the HOA is already created but this plat will be added. Commissioner Renzi
asked if the SSA has been created. Mr. Proulx confirmed. Commissioner Renzi asked if the applicant and
staff agree regarding the key lots. Mr. Collins confirmed.
Commissioner Seggebruch asked if there has been follow-up with the School District for bus service. Mr.
Collins stated M/I Homes will have to construct a pedestrian bridge to Sunshine Lane for the kids to use to
access bus service.
Commissioner Renzi made motion to recommend approval of the Willow Run, Unit 2 Final Plat of
Subdivision, subject to the following two (2) stipulations:
1. Compliance of the requirements of the Village Engineer; and
2. Compliance of the requirements of the Plainfield Fire Protection District.
Second by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Minnis, yes; Renzi, yes; and Kiefer,
yes. Motion carried 4-0.
1974-061022.AA.REZ.SU.SPR.PP PLAINFIELD BUSINESS
CENTER
SEEFRIED INDUSTRIAL
PROPERTIES
Commissioner Minnis made motion to open a Public Hearing regarding the annexation, rezoning, and
special use for the Plainfield Business Center, a proposed multi-building office/warehouse project on
approximately 253.5 acres located generally west of Steiner Road on 143rd Street. Seconded by
Commissioner Renzi. Voice Vote. All in favor. 0 opposed. Motion carried 4-0.
Mr. Proulx stated applicant is seeking annexation and zoning approvals to develop a multi-building light
industrial business park of up to approximately 3.8 million square feet on approximately 250 acres, located
generally west of Steiner Road, north and south of 143rd Street. The developer is requesting the flexibility
to adjust the number of buildings and the size of each building to meet market demand, provided the overall
project does not exceed the approved square footage. This is a large, master planned development that
would be constructed in phases over a number of years.
Mr. Proulx reviewed the staff report dated July 15, 2022. Mr. Proulx concluded staff submits that the
proposed project represents a logical extension of the Village’s boundaries. The Plainfield Business Center
is a special opportunity to efficiently entitle a master plan for significant light industrial development that
will generate millions of dollars in annual property tax revenue and provide hundreds of jobs. The resulting
development will be cohesive and high-quality. Staff submits that the findings of fact have been
demonstrated to support the proposed map amendment (re-zoning) and special use for planned
development. Staff also submits that the site plan and preliminary plat meet the standards of the Village’s
Zoning and Subdivision Codes. Based on the foregoing analysis, prior to public comments during the public
hearing and discussion from the Plan Commission, staff recommends approval of the requested
entitlements.
Chairman Kiefer swore Michael R. Martin, attorney for the applicant; Dave Riefe, Seefried; Brian Novak,
Seefried; Jaime Putman, engineer; and Emma Albers, traffic engineer.
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Mr. Martin, Mr. Riefe, Mr. Novak, Mr. Putman, and Ms. Albers gave a presentation on the proposed
development project and traffic. Chairman Kiefer asked if the traffic study took into account the train
traffic, especially 143rd east. Ms. Albers stated they did not but it can be investigated.
Chairman Kiefer asked for public comment. There was no response.
Commissioner Seggebruch stated the commission has never been asked to approve a master plan, so the
commission will only have one review of the plan. Chairman Kiefer asked if the final plats would be
approved by the Plan Commission. Mr. Proulx stated the final plats will be reviewed by the commission,
but each individual building will be reviewed by staff. Commissioner Seggebruch voiced his concerns
about the truck traffic traveling east until 143rd St. east extension is completed. Mr. Martin explained the
phasing is based on their conversations with staff. Mr. Proulx clarified interchange project is separate with
the Village’s the 143rd St. east project, he also added the Village will be working on the 143rd St. east project
before this development is ready to be constructed. Commissioner Seggebruch continued to voice his
concerns about truck traffic. Mr. Riefe confirmed that the 143rd extension will be well on its way before
they begin construction of any building. Commissioner Seggebruch suggested sound walls for the
subdivisions on 143rd St. and wants funds targeted for the sound walls by the developers. Mr. Blakemore
added that sound walls were discussed at Village Board meeting for the DHL development, and it was
explained that sound walls can amplify the sound for residents that are not adjacent to the walls.
Commissioner Renzi stated the annexation is a good thing and he likes the cross access to the south.
Commissioner Renzi asked if the McMicken Assemblage property is part of the request. Mr. Proulx
explained which properties are part of the request this evening, since the McMicken Assemblage property
is already annexed there will need to be a public hearing for an annexation amendment. Commissioner
Renzi liked the placement of the detention ponds along 143rd St. with the building setback from the road.
Commissioner Renzi is in favor of the rezoning but is not in favor of administrative review. Commissioner
Renzi voiced his concerns regarding approving a prototype of a site plan since there are too many changes
that could be made so he feels that changes to the site plan should be presented to the board. Commissioner
Renzi asked for clarification since the site plan and the traffic report data does not match. Ms. Albers stated
there was a change to the site plan after the traffic report was completed. Commissioner Renzi asked if the
traffic report can be updated before it goes before the board and asked, even with the change to site plan,
does Ms. Albers still standby the summary statement in the report. Ms. Albers confirmed. Commissioner
Renzi stated the truck stacking along 143rd St. will be constructed 4 years after the buildings to the north
are built. Mr. Riefe indicated according to their plan that is correct, but they are willing to construct the
overflow truck parking during the first phase of the development. Commissioner Renzi asked is there any
place to construct an overflow truck parking on the northside of 143rd. Mr. Riefe explained the design of
the site that does not require this addition overflow parking. Chairman Kiefer asked if the staging area and
cul-de-sac will be owned by the Village. Mr. Proulx indicated that it is the Village’s intent to have this part
of the private development. Mr. Martin stated they are in discussion with staff since they have offered to
dedicate this to the Village. Commissioner Seggebruch added he can’t understand how this overflow
parking will function because of the turning movements of a truck. Commissioner Seggebruch stated he
does not understand why they can not fix the Diageo truck parking issue on 143rd on the Diageo property.
Commissioner Renzi ask if the site will be gated. Mr. Putnam explained if there are gates they will not be
along 143rd. Commissioner Renzi asked if sidewalks and bike paths will be constructed. Mr. Proulx stated
the Village will be requesting a bike path on the southside of 143rd St. Commissioner Renzi suggested bike
paths on the north and south side of 143rd St. Mr. Riefe stated they would be support of completing a bike
path on both sides of the street as long as there is a connection elsewhere. Commissioner Renzi asked if
there will be a residential development to the north. Mr. Martin indicated that the zoning of the property is
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July 19, 2022
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currently zoned residential, so they made sure the buffering along the north was substantial. Mr. Putnam
explained the landscaping plan for the northside of the development. Commissioner Renzi asked if all the
turns can accommodate truck turns. Mr. Putnam confirmed, and they will also be able to accommodate fire
trucks. Commissioner Renzi asked what a minor legal stop control is. Mr. Putnam stated that every access
point along 143rd St. will have a stop sign, stop bars, etc. Commissioner Renzi asked why there would be
a potential subdivision on lots. Mr. Putnam explained each building will need to be its own lot. Mr. Proulx
stated that one building could become two buildings once they have a user.
Commissioner Minnis asked if this is the missing link for the Village of complete the 143rd St. extension
west. Mr. Proulx stated that between this application and the DHL application would provide the Village
with the road dedication that is needed to complete the 143rd St. extension. Commissioner Minnis asked if
the developer will be constructing the roadway and dedicating it to the Village. Mr. Proulx explained how
the dedication will work. Mr. Riefe stated they will be contributing for road improvements and taking on
the cost to extend the sanitary/sewer. Commissioner Minnis asked if it is the intent to have the access road
to the west of Building 1 a public street. Mr. Proulx explained the purpose of requesting the access road
and indicated the Village would like it to be privately owned. Commissioner Minnis asked if there will be
any other traffic controls on 143rd. Mr. Proulx stated at this time there is a signal planned for 143rd St. and
Steiner Rd. Commissioner Minnis suggested a future light at the access road connection to the south.
Commissioner Minnis indicated he likes the site plan but is not in favor of offering an approval when
changes could be made in the future. Commissioner Minnis asked if the trucks will be visible from the
roads. Mr. Riefe stated there will be screening between the detention ponds and the parking lots.
Commissioner Minnis asked if there is a ratio for parking since there is not a current occupant. Mr. Proulx
explained how the parking calculation are handled for these types of developments. Commissioner Minnis
asked if the truck and trailer will be in the staging area and how many would it accommodate. Mr. Riefe
confirmed it will be truck and trailer and it will be able to accommodate 10. The commission asked for the
traffic report to include all the projected traffic for 143rd St., since the report is only for traffic generated
from this development. Commissioner Minnis asked if the truck stacking for the north building will be to
the east of those buildings. Mr. Riefe confirmed.
Commissioner Minnis made a motion to close the Public Hearing regarding the annexation, rezoning, and
special use for the Plainfield Business Center. Seconded by Commissioner Seggebruch. Voice Vote. All
in favor. 0 opposed. Motion carried 4-0.
Commissioner Renzi agrees with adding the projections to 143rd St. to the traffic study. Ms. Albers stated
the projections from the Village will be added. Mr. Proulx stated the CMAP traffic projections from 2019
were provided to the applicant today and with a quick calculation there still is access capacity of the
roadway, they would also like to incorporate the traffic projections for the 143rd St. east projection to see
how it will affect the traffic. Mr. Proulx asked the applicant to add a residential development to the traffic
study to see how that would impact the traffic.
Commissioner Seggebruch asked if industrial development move east on Steiner Rd. towards Dayfield
subdivision and go north to 135th St. and hopes this is something that will be addressed in the
Comprehension Plan update.
Commissioner Renzi made a motion to recommend approval of the annexation of the proposed Stewart
Farm portion of the Plainfield Business Center as a logical extension of the Village of Plainfield’s municipal
boundary.
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July 19, 2022
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Second by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Minnis, yes; Renzi, yes; and
Kiefer, yes. Motion carried 4-0.
Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the Plan
Commission and recommend approval of the requested map amendment (re-zoning) of the subject site from
R-1 to I-1.
Second by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Seggebruch, yes; Minnis, yes; and
Kiefer, yes. Motion carried 4-0.
Mr. Proulx suggested adding a stipulation to the motion to not support the administrative review process.
The commission discussed this option. Mr. Riefe indicated that they would support the stipulation.
Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the Plan
Commission and recommend approval of the requested special use for planned development for the
Plainfield Business Center, a master planned light industrial business park of up to 3,780,840 square feet
of development subject to any final site plan receiving full review by the Planning and Zoning Commission.
Second by Commissioner Renzi. Vote by roll call: Seggebruch, no; Renzi, yes; Minnis, yes; and Kiefer,
yes. Motion carried 3-1.
Commissioner Seggebruch made a motion to recommend approval of the site plan for the Plainfield
Business Center master plan, subject to the following three (3) stipulations:
1. Compliance of the requirements of the Village Engineer;
2. Compliance of the requirements of the Plainfield Fire Protection District; and
3. Any final site plan receives full review by the Planning and Zoning Commission.
Second by Commissioner Minnis. Vote by roll call: Renzi, yes; Minnis, yes; Seggebruch, yes; and
Kiefer, yes. Motion carried 4-0.
Commissioner Renzi made a motion to recommend approval of the Preliminary Plat of Subdivision of the
Plainfield Business Center, subject to the following three (3) stipulations:
1. Compliance of the requirements of the Village Engineer;
2. Compliance of the requirements of the Plainfield Fire Protection District; and
3. Any final site plan receives full review by the Planning and Zoning Commission.
Second by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Renzi, yes; Minnis, yes; and
Kiefer, yes. Motion carried 4-0.
DISCUSSION
Commissioner Seggebruch stated that the Will County Historic Preservation Commission will be having a
public meeting the Wednesday, September 7th at the Masonic Building.
Chairman Kiefer thanked everyone for the efforts to make Plainfield Fest a success.
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July 19, 2022
Page 6 of 6
Commissioner Renzi asked the status of the access road in the Crossroad Business Center. Mr. Proulx
stated the senior living center is working on final engineering and he has revisited the road with the
landowners. Mr. Melrose added the Building Official sent a letter to the owner regarding the maintenance
of the access road.
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 9:41 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary