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HomeMy Public PortalAbout02-15-22 Plan Commission Minutes Plan Commission Record of Minutes Date: February 15, 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, Heinen, Minnis (7:03 p.m.), Nicholson, Renzi, Seggebruch, Valerga, Womack and Chairman Kiefer were present. OTHERS PRESENT: Jonathan Proulx, Planning Director; and Yuchen Ding, Associate Planner. APPROVAL OF MINUTES The Minutes of the Plan Commission held on February 1, 2022, were accepted as presented. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Mr. Proulx provided an update on the following: Bronk Farm development, and Luna Azul Massage & Spa. Chairman Kiefer asked if there was any discussion among the Village Board about the homestead site. Mr. Proulx stated that is an item that will be added to the annexation agreement. Commissioner Minnis is in attendance. OLD BUSINESS No Old Business. NEW BUSINESS 1956-011322.SU 14722 S. NAPERVILLE RD., UNIT 114 HARVEST MOON TATTOO COMPANY Commissioner Valerga made 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. Seconded by Commissioner Renzi. Voice Vote. All in favor. 0 opposed. Motion carried 7-0. Mr. Proulx stated the applicant is seeking special use approval by planned development to allow body art (tattoo) personal services at 14722 S. Naperville Road, Unit 114. Mr. Proulx reviewed the staff report dated February 11, 2022. Mr. Proulx concluded staff submits that the proposed special use request for a body art (tattoo) 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 Brendan & Meghan Henneghan, applicant. Mr. & Mrs. Henneghan explained why they moved to Plainfield with their family and why they choose Plainfield to open their business. Mr. Henneghan stated he will be only the employee and provided the hours of operation which will be by appointment only. Chairman Kiefer asked for public comment and there was no response. Plan Commission Minutes February 15, 2022 Page 2 of 6 Commissioner Heinen did not have any comments and wished the applicant success. Commissioner Minnis asked if his 15 years of tattoo experience is with Harvest Moon. Mr. Henneghan stated he has worked at a couple different tattoo locations throughout his career, and this will be a new business for him. Commissioner Renzi suggested staff add to the report that the owner will be the only employee and more information regarding parking. Commissioner Renzi asked if they will be open on weekends. Mr. Henneghan stated he will be open on Saturdays from 10:00 a.m. to 6:00 p.m. and will be closed on Sundays. Commissioner Renzi asked staff to clarify why they compared this business to a chiropractor in the staff report. Mr. Proulx explained the comparison is based on the magnitude/impact the business will have to the business park. Commissioner Seggebruch asked if this a full-time business or a hobby. Mr. Henneghan stated this is a full-time business. Commissioner Seggebruch asked the applicant to explain the type of state license required for tattooing. Mr. Henneghan explained the state requires a tattoo shop license and the state and county health department require a blood born pathogen certification. Commissioner Seggebruch asked if he will be doing piercings. Mr. Henneghan stated no. Commissioner Seggebruch asked if there is an age limit to be tattooed. Mr. Henneghan stated in the State of Illinois the age requirement is 18 years old. Commissioner Valerga asked if the applicant has plan to expand his business. Mr. Henneghan indicated that in a year he may bring another artist. Chairman Kiefer asked if he has enough space in this location to accommodate another artist. Mr. Henneghan confirmed. Commissioner Womack asked staff how the special use would be affected by an expansion since the unit number is included in the special use. Mr. Proulx explained that the legal description of the property is used in the ordinance and publication, and the staff could approve a minor change to the PUD if necessary. Commissioner Goins welcomed the applicant to the community. Commissioner Nicholson (microphone was off). Commissioner Seggebruch made 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. Seconded by Heinen. Voice Vote. All in favor. 0 opposed. Motion carried 7-0. 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 to allow body art personal services at 14722 S. Naperville Road, Unit 114, for the business known as Harvest Moon Tattoo Company. Second by Commissioner Heinen. Vote by roll call: Renzi, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Heinen, yes; Minnis, yes; and Kiefer, yes. Motion carried 7-0. Plan Commission Minutes February 15, 2022 Page 3 of 6 1958-020422.SPR LOT 3 OF CROSSROADS DEVELOPMENT OASIS SENIOR LIVING Mr. Proulx stated the applicant is proposing to construct a 64,653 square foot senior living on 4.37 acres of the Crossroads Development located at the SEC of Wallin Drive and 143rd Street (approx. address 24700 Presidential Ave). The Crossroads Development is zoned B3 Highway Business District with a planned unit development (P.U.D.) that permits the subject use. Mr. Proulx reviewed the staff report dated February 15, 2022. Mr. Proulx concluded staff finds the proposed senior living facility site plan for Oasis to be in substantial conformance with the Village Code. In advance of any public comment or discussion by the Plan Commission, staff recommends approval of the above. Chairman Kiefer swore in Tom Carroll, Geotech; and Tahir Khan, applicant. Mr. Carroll provided a background on Oasis Senior Living and a brief description of the proposed development. Mr. Carroll asked staff about condition number four (4) on the staff report to ensure that the applicant will only need to make road improvements along Presidential Ave. Mr. Proulx explained that staff wanted the road condition to be brought to the attention of the association and the applicant. Mr. Carroll stated on Presidential Ave. the applicant will be closing two (2) curb cuts and adding another. Chairman Kiefer asked for public comment and there was no response. Commissioner Womack asked what Oasis’s website is. Mr. Carroll stated he believes it is buildseniorliving.com. Commissioner Womack asked if the Fire Department is concern with access to this location. Mr. Proulx stated the compliance with the Fire District is a requirement. Mr. Carroll stated there has been preliminary discussions with the Fire Department and they are working with Fire Department regarding access. Commissioner Womack asked if the stoops on the eastside of the building are to allow outdoor access to the residents. Mr. Carroll stated the eastside is the assisted living and yes there is outdoor access for those residents. Mr. Carroll added if they do not have to add fire access to the eastside of the building, they were going to put fencing up. Commissioner Womack asked where the loading dock is located for food delivery. Mr. Carroll explained the food delivery is usually brought in via box truck once or twice a week in the morning which can be accommodated by the dumpster area. Commissioner Womack seems concerned with the proposed elevations because of the length of the building and asked the applicant to continue to work with staff. Commissioner Valerga asked if this a franchise. Mr. Khan stated all of the projects are stay alone and not a franchise. Commissioner Valerga asked if Oasis Senior Advisors is funding this project. Mr. Khan stated they are associated with Oasis Senior Advisors. Commissioner Seggebruch asked if there will be an independent living section. Mr. Khan indicated there will be memory care and assisted living at this facility. Commissioner Seggebruch asked if a couple could live their together if they have assisted living needs. Mr. Khan stated they could but there are very few 2-bedroom suites. Commissioner Seggebruch asked if the parking is for visitors and staff since the residents will most likely not be able to drive. Mr. Carroll confirmed. Commissioner Seggebruch asked how many staff members will be working here. Mr. Khan stated their will be three (3) shifts and the staff level will be determined upon occupancy, so at full occupancy there could be 15 people working. Commissioner Seggebruch asked if there will be a shuttle bus for the residents. Mr. Khan confirmed. Commissioner Seggebruch stated a sidewalk might need to be installed around the entire building and provided some information on what the fire department may require for access. Commissioner Plan Commission Minutes February 15, 2022 Page 4 of 6 Seggebruch agreed that he would like them to continue to work with staff on the architecture of the building and he likes the landscaping plan. Commissioner Seggebruch feels the road needs to be repaired soon by the association. Commissioner Renzi asked if the roads are public or private. Mr. Proulx stated the roads are private in this subdivision, so the lot owners own half the road that their lot lines touch. Commissioner Renzi asked if it would be the responsibility of the lot owner to replace the road then. Mr. Proulx explained that the stipulation was added to bring attention to the fact that the roads need to be repaired and not necessarily putting that responsibility on the applicant. Commissioner Renzi suggested a recapture for the applicant to complete the road repairs, so they can recuperate their money. Mr. Proulx stated staff will continue to resolve the road repairs whether it be with the applicant or the associate. Commissioner Renzi asked if the trash enclosure will be similar material used on the building. Mr. Carroll confirmed. Commissioner Renzi asked if there will be a turn around area for the delivery truck. Mr. Carroll explained how the delivery trucks can maneuver the site and indicated there are some adjustments that could be made for easier turn around. Commissioner Renzi agreed that there could be a couple of parking spaces removed to allow for a larger turn around radius which would also benefit for snow removal. Mr. Carroll stated they will review the suggestion. Commissioner Renzi asked if the courtyards would have any amenities. Mr. Carroll stated the courtyards will have pathways, patios, and common seating areas. Commissioner Renzi asked for clarification if a couple moves into a 2-bedroom that one maybe able to drive, which allow them to have a car. Mr. Khan stated this rarely happens. Mr. Carroll indicated that this facility will have four 2-bedroom units. Commissioner Renzi would like a sidewalk around the entire building. Mr. Carroll stated the sidewalk will be on three sides of the building. Commissioner Renzi suggested an nonelectronic gate for the eastside of the building so the fire department will have access and it would also allow for a sidewalk. Commissioner Renzi asked about the light comments in the staff report. Mr. Carroll explained how they will resolve moving the lighting further away from the south property line. Commissioner Minnis asked if the access points on the plan are new and if the existing access points will be removed. Mr. Carroll explained one of the access points on Presidential Ave. will be curbed and the other will be improved to accommodate their main entrance, and along the access drive those entrances will be curbed. Commissioner Minnis asked if the visitors will be using the main entrance. Mr. Carroll confirmed. Commissioner Minnis asked if the stoops in the courtyards are direct access from resident’s room as well on the eastside of the building. Mr. Carroll confirmed. Commissioner Minnis would like to see a sidewalk continuation and fencing on the eastside of the building. Commissioner Minnis asked if the entranceway will be tall enough even for emergency vehicles. Mr. Carroll confirmed. Commissioner Minnis asked if there will any signage on the property. Mr. Khan indicated signage has not been determined. Mr. Proulx stated a monument sign would be logical. Commissioner Minnis asked if there are any proposals for the center parcel of this subdivision. Mr. Proulx provided types of business that have approached the village about the parcel but there are no current applications on file for development. Commissioner Minnis suggested the northwest elevation to be enhanced because of future adjacent development. Mr. Carroll indicated they do have some enhanced landscaping in that area. Commissioner Minnis is concerned about the trash enclosure location because of future development. Mr. Carroll indicated they will look into relocating the trash enclosure. Chairman Kiefer advised the applicant to ensure that site lines are not obstructed by the trash enclosure. Commissioner Heinen reminded everyone that this is the industrial corridor and industrial development is currently in demand. Commissioner Heinen questioned if multi-family residential uses are permitted in B- 3 zoning. Mr. Proulx explained that this use is permitted per the PUD and multi-family is not allowed in B-3 zoning district. Commissioner Heinen asked if the applicant is allowed to build the facility by right Plan Commission Minutes February 15, 2022 Page 5 of 6 per the PUD. Mr. Proulx explained that the use is allowed per the PUD, so the applicant is only required to obtain site plan approval. Commissioner Heinen explained the importance of keeping this business park a commercial development because we don’t want residential in an industrial corridor. Commissioner Heinen stated his main concern for this applicant is that it is a residential use in an industrial corridor, and he would like the applicant to work on the north elevation because of its visibility from 143rd St. Commissioner Heinen stated he will not be supporting this applicant because he feels this corridor needs to be reserved for industrial. Commissioner Goins had nothing further. Commissioner Nicholson had nothing further to add. Commissioner Renzi made 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 following four (4) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. The photometric plan will be amended to limit the light spill over the south lot line. 4. The Crossroads internal access drive will be fully improved and approved by the Village Engineer prior to a certificate of occupancy. Second by Commissioner Womack. Vote by roll call: Heinen, no; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 6-1. DISCUSSION Commissioner Renzi stressed the importance of staff including the cover memo to the village board and if this development was not located on Presential Ave. he would have voted “no” to preserve the industrial corridor. Chairman Kiefer indicated he feels the cover memo is very important because of Commissioner Heinen’s comments. Commissioner Renzi also suggested staff create some architectural continuity with the Oasis Assisted Living facility and the other developments in the immediate area. Commissioner Seggebruch voiced his opinion regarding the road condition and layout of the Crossroads Business Center and is wondering if there is a bond the Village can use to fix the road. Chairman Kiefer is concerned that future development will ruin the road if it is fixed before that development occurs. Mr. Proulx stated there are three commercial subdivisions where there are issues with internal roads because of the ownership of the road and the Village is trying to coordinate with the owners to bring the roads into compliance. Commissioner Seggebruch is also concerned about the Kohls shopping center occupancy. Commissioner Seggebruch stated he went to the last Village Board regarding the Bronk Farm subdivision and provided a summary of his comments to the board. Chairman Kiefer would like to see some very aggressive effort to bring in the appropriate business to fill the outlots at the Boulevard. Commissioner Seggebruch stated that they can all make suggestions to staff and the board on what they would like to see. Chairman Kiefer stated that it has been a long time since the Plan Commission and the Village Board had a joint workshop and would like to see these happen again. Commissioner Valerga asked if there is a person who handles economic development. Mr. Proulx stated Jake Melrose is the Economic Development Manager and he explained Jake’s role. Plan Commission Minutes February 15, 2022 Page 6 of 6 Commissioner Womack asked the status of the 143rd St. extension. Mr. Proulx provide an update on the east and west extensions. Chairman Kiefer is hoping the Village is structing the road looking at the big picture long-term. Commissioner Heinen provided his condolences the Kendra Kuehlem’s family due to her sudden passing. Chairman Kiefer also thanked Yuchen Ding for his time at the village and all his hard work, and wished him well in his new endeavor. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 8:40 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary