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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. Plan Commission Minutes 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 Plan Commission Minutes 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. Plan Commission Minutes 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