HomeMy Public PortalAbout04-05-22 Plan Commission Minutes
Plan Commission
Record of Minutes
Date: April 5, 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 (7:01 p.m.), Minnis, Nicholson, Renzi, Seggebruch,
Valerga, and Chairman Kiefer were present. Commissioner Womack was absent.
OTHERS PRESENT: Jake Melrose, Economic Development Director; and Jonathan Proulx, Planning
Director
APPROVAL OF MINUTES
The Minutes of the Plan Commission held on March 15, 2022, were accepted as amended.
PUBLIC COMMENTS
No Public Comments.
DEVELOPMENT REPORT
Mr. Proulx provided an update on the following: Annexation Agreement Amendment for the McMicken
Assemblage, and Onyx Townhome development.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1953-122121.PP.FP 23628 W. CHICAGO ST. DONNA & GARY KOZAK
Mr. Proulx stated the applicant is requesting approval of a preliminary/final plat of consolidation
to consolidate four independent, smaller parcels into one consolidated lot. The parcels include
one parcel improved with a single-family detached home, one parcel that functions as the yard
space for the home, and smaller remnant parcels. The applicant would like to consolidate the
various parcels to allow for construction of an accessory structure.
Mr. Proulx reviewed the staff report dated April 1, 2022. Mr. Proulx concluded staff finds that the
proposed Preliminary / Final Plat of the Kozak Plat of Consolidation to meet the requirements of
Village’s Zoning Code and Subdivision Code. Subject to discussion by the Plan Commission,
staff recommends approval of the final plat, subject to the noted stipulations.
Applicant was not present.
Chairman Kiefer asked for public comment and there was no response.
Commissioner Heinen had no comments.
Commissioner Minnis asked staff to explain if it is 3 or 4 parcels being consolidated. Mr. Proulx stated
that the GIS system shows parcels 1 and 3 as one parcel but the survey shows four parcels, so he feels that
the survey is correct.
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April 5, 2022
Page 2 of 5
Commissioner Renzi advised staff to add to the report for Village Board the explanation for the 3 or 4
parcels consolidation. Commissioner Renzi asked if staff knows how such a large home was allowed to
be built on parcel 1. Mr. Proulx explained that the house does meet the Village ordinances.
Commissioner Seggebruch had no questions.
Commissioners Valerga, Goins, and Nicholson had no comments.
Commissioner Heinen indicated that parcel 4 lot line goes into the street. Mr. Proulx stated this is an
opportunity to get right-of-way dedication on Hartong St.
Commissioner Renzi made a motion to recommend approval of the Preliminary / Final Plat of the Kozak
Plat of Consolidation, 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 Heinen. Vote by roll call: Minnis, yes; Seggebruch, yes; Valerga, yes;
Heinen, yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0.
1962-031422.SU.SPR.PP.PP.FP
13729 S IL ROUTE 59 KREMER VETERINARY
SERVICES
Commissioner Valerga made a motion to open a Public Hearing regarding a proposed special use for an
animal kennel and boarding services in the B-3, Highway Business District on the property known as Lot
2 of the proposed Prairie Creek North-South Third Subdivision, for the business known as Kremer
Veterinary Services. Seconded by Commissioner Minnis. Voice Vote. All in favor. 0 opposed. Motion
carried 6-0.
Mr. Melrose stated the petitioner, Kremer Veterinary Services, is seeking a recommendation of approval
for a special use to operate an animal kennel supplemental to a veterinary hospital and site plan review for
the development of a veterinary hospital with a kennel in the Prairie Creek subdivision just south of the
Meijer development. The proposed 13,945 SF facility will look to occupy 1.746 acres of the 4.96 acres
fronting IL Route 59. Therefore, the petitioner is also seeking a recommendation of approval for a
preliminary plat/final plat of subdivision in order to divide the subject property.
Mr. Melrose reviewed the staff report dated April 5, 2022. Mr. Melrose concluded staff believes that the
proposed use is appropriate at the subject location and supports the special use permit for the use of an
animal kennel. Based on the foregoing analysis, prior to any public comment or discussion by the Plan
Commission, staff recommends approval.
Chairman Kiefer swore in Mike Matthys, architect; Dr. Tony Kremer; and Dr. Michael Buedel. Mr.
Matthys explained the changes that were made to the site plan per the comments from the Plan
Commission and Village Board.
Chairman Kiefer asked for public comment and there was no response.
Commissioner Heinen feels having two access points on one road will cause conflicting movements when
there is future development and suggested only having one access point, then adding one into the Aldi
development. Mr. Melrose stated the applicant having the two access points is a result of the Village
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April 5, 2022
Page 3 of 5
expressing a need for two access points and explained why there is no cross access into the proposed Aldi
lot. Mr. Melrose indicated that it is the Planning Department’s responsibility to help plan the access into
future development. Commissioner Heinen proved a suggestion of what he feels would be the best access
to the site. Mr. Matthys agreed they will continue to work with staff regarding access to the site. Dr.
Kremer added that he was trying to maximize their parking but does not want to have an open sub and
would be happy to address cross access easement when the development to the south is finalized.
Commissioner Minnis agrees with the comments made about the access to the site. Commissioner
Minnis asked the applicant about their expansion plans. Dr. Buedel stated the expansion will be adding
specialties to the hospital which would include internal medicine specialist and critical care for
emergency. Commissioner Minnis asked why there is no sidewalk on the Bartel’s property. Mr. Melrose
stated there was no sidewalk before the Bartel’s and WashU developments and the Village collected a fee
in lieu of for the sidewalk. Commissioner Minnis indicated it would be nice to have a full sidewalk
connection. Commissioner Minnis agrees with staff regarding adding more trees.
Commissioner Renzi agrees with the comments made about the access to the site and the challenge will
be connecting the east parcel. Commissioner Renzi also agrees with the sidewalk connection being
complete. Commissioner Renzi asked how colors and material of this building compare to the Rod Baker
Ford dealership. Mr. Matthys indicated he feels that it is similar to the Baker development.
Commissioner Renzi would like this developments appearance to be comparable to the Baker
development. Mr. Matthys stated he feels this building will compliment any building in this development
because of the neutral colors. Mr. Melrose stated he does feel there is a translation between the two
buildings. Commissioner Renzi asked if the play area will be divided into three areas. Dr. Kremer
explained the play area will be hidden inside the building and explained the construction of the play area,
the separation of the different play areas and what the play areas will be used for. Dr. Kremer further
explained this facility is 95% veterinary services but they do want to have the ability to board at this
location. Dr. Kremer stated they will be using their current location for the boarding, daycare, dog
training and grooming. Commissioner Renzi suggested that three parking spots on the south side of the
parking lot could be eliminated for cross access easement and they would be able to recoup those spaces
by eliminating one access point. Chairman Kiefer likes that the applicant is open to adding cross access
to the south when there is a confirmed development in the future.
Commissioner Seggebruch asked staff for the actually parking versus required parking spaces. Mr.
Melrose stated 55 spaces are require with 92 spaces provided and even with the expansion 92 spaces will
be adequate. Commissioner Seggebruch asked where the expansion will be. Mr. Matthys stated the
expansion will be on the east side of the building. Commissioner Seggebruch asked what the expansion
will be used for. Mr. Matthys indicated for the specialty services. Commissioner Seggebruch asked if the
east façade will be carried out into the east expansion. Mr. Matthys confirmed. Commissioner
Seggebruch agreed with adding more landscaping, the site access comments and sidewalk connection.
Commissioner Seggebruch provided some suggestions on how to improve the access to the site.
Commissioner Seggebruch indicated he likes the architecture of the building.
Commissioners Valerga, Goins, and Valerga stated their comments have been addressed.
Commissioner Valerga a motion to close the Public Hearing regarding a proposed special use for an
animal kennel and boarding services in the B-3, Highway Business District on the property known as Lot
2 of the proposed Prairie Creek North-South Third Subdivision, for the business known as Kremer
Veterinary Services. Seconded by Commissioner Minnis. Voice Vote. All in favor. 0 opposed. Motion
carried 6-0.
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April 5, 2022
Page 4 of 5
Commissioner Seggebruch asked if there should be a stipulation for the applicant to continue to work
with staff on the site access. Chairman Kiefer stated feels that it is an appropriate stipulation.
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 proposed special use for Lot 2 of the
proposed Prairie Creek North-South Third Subdivision, 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; Valerga, yes; Minnis,
yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0.
Commissioner Minnis made a motion to recommend approval of the requested site plan review for
Kremer Veterinary Services located generally at the northeast corner of Illinois Route 59 and Joseph
Ave., subject to the following three (3) stipulations:
1. Compliance with the requirements of the Village Engineer;
2. Compliance with the requirements of the Plainfield Fire Protection District; and
3. Applicant will work with staff regarding the access points to the Frontage Road and cross
access easement to the south.
Second by Commissioner Valerga. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes; Valerga,
yes; Minnis, yes; and Kiefer, yes. Motion carried 6-0.
Commissioner Seggebruch made a motion to recommend approval of the preliminary plat of Prairie
Creek North-South Third Subdivision (PIN 0603031010250000), 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 Renzi. Vote by roll call: Valerga, yes; Seggebruch, yes; Minnis, yes; Heinen,
yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0.
Commissioner Minnis made a motion to recommend approval of the final plat of Prairie Creek North-
South Third Subdivision (PIN 0603031010250000), 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 Heinen. Vote by roll call: Renzi, yes; Seggebruch, yes; Valerga, yes; Heinen,
yes; Minnis, yes; and Kiefer, yes. Motion carried 6-0.
Plan Commission Minutes
April 5, 2022
Page 5 of 5
DISCUSSION
No Discussion.
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 8:09 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary