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HomeMy Public PortalAbout06-07-22 Plan Commission Minutes Plan Commission Record of Minutes Date: June 7, 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, Nicholson, Renzi (7:07 p.m.), Seggebruch, Womack, and Chairman Kiefer were present. Commissioner Valerga was absent. OTHERS PRESENT: Josh Blakemore, Village Administrator; Jonathan Proulx, Planning Director; and Rachel Riemenschneider, Associate Planner. APPROVAL OF MINUTES The Minutes of the Plan Commission held on May 17, 2022, were accepted as presented. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Mr. Proulx provided an update on the following: Smokers Kingdom 2, and Smokerz World. OLD BUSINESS No Old Business. NEW BUSINESS 1968-041922.FP.SSA BRONK FARM UNITS 1, 2, & 3 PULTE HOME COMPANY, LLC Ms. Riemenschneider stated the applicant is seeking final plat approval for Unit 1, Unit 2, and Unit 3 of Bronk Farm. These three units comprise the entire Bronk Farm subdivision and a total of 161.792 acres, 446 dwelling units (328 single family lots and 118 townhome units), 16 outlots, and the construction of 36.762 acres of right-of-way to provide access to the home sites. Ms. Riemenschneider reviewed the staff report dated June 7, 2022. Ms. Riemenschneider concluded staff finds that the proposed Bronk Farm Units 1, 2, and 3 final plats are generally consistent with the Concept Plan contained in the approved annexation agreement, as well as the approved preliminary plat. Chairman Kiefer asked for public comments and there was no response. Chairman Kiefer swore in Caitlin Csuk, attorney for the applicant; and Matt Brolley, Pulte. Commissioner Renzi is in attendance. Ms. Csuk gave a brief presentation on the Bronk Farm development. Chairman Kiefer asked for public comment. There was no response. Commissioner Heinen had no questions or comments. Commissioner Minnis asked for clarification if the clubhouse and park would be developed during Phase 1 of construction. Ms. Csuk confirmed. Commissioner Renzi asked if the sidewalk and trails will be constructed during each phase for that phase. Mr. Brolley stated the bike path on the north and east sides of the property will be installed in Phase 1, Plan Commission Minutes June 7, 2022 Page 2 of 6 along with the detention pond. Commissioner Renzi asked if the street naming issue in the staff report has been resolved. Ms. Csuk stated they are still working with staff regarding street naming. Commissioner Renzi asked if the lot numbering for the townhomes issues has been resolved. Ms. Riemenschneider stated staff is working with the applicant to resolve. Ms. Csuk indicated the applicant will be making the suggested changes to the lot numbers. Commissioner Renzi asked when the recapture fee be paid. Ms. Csuk stated it will be paid at final plat recording. Commissioner Seggebruch stated he is an adjacent property owner to this development and is a Chairman of the Will County Historic Preservation Commission. Commissioner Seggebruch asked for clarification on the lot count for the subdivision. Ms. Csuk stated there is 450 lots in the Bronk Farm development. Commissioner Seggebruch stated the Bronk Farm, per the Historic Rural Survey, is a contributing farmstead and stated the Village of Plainfield Historic Preservation Commission should visit the farmstead to photograph and to see if there is anything of significance. Ms. Csuk said the applicant would be happy to set a date and time to allow that to happen. Mr. Proulx stated there is stipulation in the annexation to allow Village Staff and the Will County Historic Preservation Commission to have a 48-hour period to document the farmstead. Commissioner Seggebruch he is happy to see the landscaping berm along Kings Crossing subdivision. Commissioner Seggebruch stated that the farmer has planted a crop and was wondering if that affects their construction schedule. Mr. Brolley stated they will be closing on the property this summer and will starting construction immediately. Commissioner Womack asked for clarification on the construction of the roads within the development. Ms. Csuk confirmed the road construction. Commissioner Womack asked what the issue is with the setback exhibit on the final plats. Ms. Riemenschneider stated the changes that need to be made. Ms. Csuk stated they agree to make the changes. Commissioners Goins and Nicholson have no questions. Commissioner Seggebruch clarified stated the applicant is at a 60-foot right-of-way and not a 66-foot right- of-way. Mr. Proulx explained there will be a narrower right-of-way. Commissioner Heinen made a motion to recommend approval of the Bronk Farm Unit 1 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: Renzi, yes; Seggebruch, yes; Womack, yes; Minnis, yes; Heinen, yes; and Kiefer, yes. Motion carried 6-0. Commissioner Minnis made a motion to recommend approval of the Bronk Farm 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 Heinen. Vote by roll call: Vote by roll call: Renzi, yes; Seggebruch, yes; Womack, yes; Heinen, yes; Minnis, yes; and Kiefer, yes. Motion carried 6-0. Plan Commission Minutes June 7, 2022 Page 3 of 6 Commissioner Seggebruch made a motion to recommend approval of the Bronk Farm Unit 3 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 Womack. Vote by roll call: Heinen, yes; Minnis, yes; Renzi, yes; Seggebruch, yes; Womack, yes; and Kiefer, yes. Motion carried 6-0. PLAN COMMISSION & ZONING BOARD OF APPEALS ANNUAL REPORT Commissioner Minnis made a motion to accept the Plan Commission & Zoning Board of Appeals Annual Report, June 1, 2021 through May 31, 2022. Second by Commissioner Renzi. Vote by roll call: Heinen, yes; Seggebruch, yes; Womack, yes; Renzi, yes; Minnis, yes; and Kiefer, yes. Motion carried 6-0. 1969-042022.AA.REZ.VAR.SPR.PP PLAINFIELD LOGISTICS CENTRE DHL SUPPLY CHAIN Commissioner Renzi made a motion to open a Public Hearing regarding a proposed the annexation of approximately 100 acres into the Village of Plainfield; and a rezoning from R-1 Low Density Single Family Residential District to I-1 Office, Research, and Light Industrial District for the property located generally southeast of the intersection of Ridge Road and Johnson Road in Kendall County. Seconded by Commissioner Minnis. Voice Vote. All in favor. 0 opposed. Motion carried 6-0. Commissioner Heinen recused himself from this case and left the meeting. Mr. Proulx stated the applicant is seeking annexation and zoning approvals to develop a 100-acre parcel on the east side of Ridge Road south of the future 143rd Street with a modern warehouse facility of approximately 1.2 million square feet. The requested entitlements include annexation by annexation agreement; map amendment (re-zoning) to the I-1 – Office, Research and Light Industrial zoning district; site plan review and preliminary plat, as well as a variance to allow for a reduction in the number of parking spaces required. DHL Supply Chain would develop the project and market it to one of its Fortune 500-type clients as a dedicated facility. In other words, this would not be a parcel delivery center for DHL’s international shipping business. Mr. Proulx reviewed the staff report dated June 3, 2022. Mr. Proulx concluded staff submits that the proposed project represents a logical extension of the Village’s boundaries, with a development that complies with the standards of the Village’s Zoning and Subdivision Codes. The project would help to implement a variety of the Village’s goals and objectives and is consistent with Kendall County’s Land Resource Management Plan for this location as well. Based on the foregoing analysis, prior to public comments and direction from the Plan Commission, staff recommends approval of the requested entitlements Chairman Kiefer swore in Patti Bernhard, attorney for the applicant; Kelly Saunders, DHL; Jaime Putman, engineer; Emma Albers, traffic engineer; and Matthew Yang, DHL. Plan Commission Minutes June 7, 2022 Page 4 of 6 Ms. Bernhard introduced Ms. Saunders. Ms. Saunders gave a presentation explaining what the warehouse will be used for and who DHL is as a company. Ms. Bernhard explained the proposed development. Ms. Albers explained the traffic study. Ms. Bernhard continued her presentation. Chairman Kiefer stated the parking variance will be addressed in the Zoning Board Commission meeting after the Plan Commission is concluded. Commissioner Minnis asked if the subdivision directly to the east of the development is in the Village and zoned residential. Mr. Proulx confirmed that the parcels were annexed into the Village in the early 2000’s and there are no plans for development of the parcels. Commissioner Minnis asked the applicant if they have identified clients for the sites. Ms. Saunders stated they are building the supply warehouse ahead of the need, since they currently don’t have enough space for the demand of product. Commissioner Minnis asked if there existing facilities are at capacity. Ms. Saunders confirmed. Commissioner Minnis asked staff if the intention is that the 143rd Street extension be done with this development or be done when the Village acquires the remaining rights to complete the extension. Mr. Proulx stated the Village is responsible for completing the road extension and the plan was to proceed with the extension regardless of a development project and added how this development will help with the extension. Mr. Proulx also explained the water and sanitary/sewer extension. Commissioner Minnis asked if the proposed development is contingent on the Village constructing the 143rd Street extension. Mr. Proulx confirmed and provided an explanation. Mr. Blakemore added the intent is the 143rd Street extension will happen all at once and explained what still needs to happen to have the project out for bid. Commissioner Minnis asked if Ridge Road is under Kendall County and if it will require Kendall County approval. Mr. Proulx confirmed and explained what Kendall County has agreed to and Kendall County’s involvement. Commissioner Minnis asked if there will be light features and other esthetics on the building to enhance view. Mr. Yang explained the lighting on the building. Commissioner Minnis asked if the presented color scheme for building is their intention. Mr. Yang confirmed. Commissioner Minnis asked if the northern Ridge Road entrance is at the county’s request. Mr. Yang and Ms. Albers confirmed and explained the changes based on the county’s comments. Mr. Proulx added to the explanation of the access changes to the plan based on the county’s comments. Commissioner Minnis asked if the right in/right out is meant for the employees. Mr. Yang confirmed. Commissioner Minnis feels this is a great location of this development. Commissioner Renzi asked since the road curves will the far northeast corner be part of this development. Mr. Putman stated that there will be 7 acres that will become right-of-way for the 143rd Street extension. Mr. Proulx stated this plan does not reflect the Village’s stormwater management plan. Commissioner Renzi asked if it will be controlled by the Village. Mr. Proulx stated it will be addressed in the annexation agreement. Commissioner Renzi asked how confident is the applicant that this development will be able to maintain their stormwater. Mr. Proulx stated Baxter and Woodman has done a preliminary review of the site plan and they concur with the design approach. Mr. Putman added he is confident in the design for this development for the detention. Commissioner Renzi asked if that applies to the detention on the northside of the 143rd Street extension. Mr. Putman stated that detention will be independent of the detention they will be providing. Commissioner Renzi asked if the garbage truck radius be the same as a fire truck. Ms. Bernhard stated it is probably less and that the Fire Department has reviewed the plan. Commissioner Renzi asked if 4 overhead doors will be enough for the size of the building. Mr. Yang stated there will be 4 drive- in door and there will be roughly 120 rollup doors. Commissioner Seggebruch asked how the southwest corner will work for the Fire Department since a building of this size normally needs a fire lane all around it. Mr. Putman explained the fir access and stated the Fire Department did not have any comments when they met with them and stated that there is a car Plan Commission Minutes June 7, 2022 Page 5 of 6 parking lot in the southwest corner. Mr. Putnam stated they will continue to work with the Fire Department. Commissioner Seggebruch asked how will traffic access Interstate 55 northbound. Ms. Albers explained the trucks will travel east on Route 30 to Route 59 to northbound Interstate 55. Mr. Proulx explained the construction of the development the Village’s planned construction of the 143rd Street extension east. Mr. Yang stated 143rd east is important to this development and that the building will probably not be completed in 2024. Ms. Albers stated that Ridge Road to Interstate 80 to Interstate 55 might be the better option but in the traffic study they used all available truck routes. Mr. Proulx added that the traffic is distributed through a 24-hour period. Commissioner Seggebruch asked how we will eliminate truck parking in 143rd Street. Mr. Blakemore stated they have working with Diagio to rectify the problem but feels this will be less of a problem when the extension is completed. Commissioner Womack asked if the operation will be 24 hours a day and 365 days a year, so will over 400 parking spots be taken up with roughly of 100 overflow spaces. Ms. Saunders explained how they calculated the parking and their employee shifts. Commissioner Womack asked if they typically hire employees in a 15-to-20-mile radius. Ms. Saunders confirmed. Commissioner Womack feels that local employee involvement is good for a community and he also like the building elevations. Commissioner Womack asked if the building would step down because of the grade change. Mr. Putnam explained how the grade change will occur on the property. Commissioner Womack asked what uses would be allowed in the I-1 zoning district. Mr. Proulx explained what uses would be permitted. Commissioner Womack asked if staff has looked at cross access easement to the east. Mr. Proulx stated staff anticipates more applications of this in the future for this area and explained how staff is doing with DHL and comprehensive plan to eventually create a cohesive industrial park. Commissioner Womack suggested staff keep traffic in mind moving forward. Mr. Blakemore explained that large industrial building generates high tax dollars. Commissioner Womack asked if this would require a lift station. Mr. Proulx explained everything will be gravity in this area. Commissioner Womack asked if the traffic signal at Ridge and 143rd is in the plan. Mr. Proulx confirmed the traffic signal was already planned before this application. Commissioner Womack asked if the parcels to the west of Ridge will become industrial. Mr. Proulx explained staff suggested to change a mixed use on the westside of Ridge in the comp plan. Commissioner Womack indicated he supports this development. Commissioner Goins asked with over 400 employees where will these people go for lunch, since it will generate traffic. Ms. Saunders explained there is food offered for purchase onsite and typically employees stay at the facility for lunch. Commissioner Goins asked if a study has been completed for the queueing area for the trucks. Mr. Putnam confirmed and explained how the trucks will enter and exit the queueing area. Commissioner Nicholson stated the truck parking is not only on 143rd Street it is throughout the Village. Mr. Proulx stated that the Village has been working on the truck parking issue around the Village. Commissioner Minnis made a motion to close the Public Hearing regarding the proposed annexation of approximately 100 acres into the Village of Plainfield; and a rezoning from R-1 Low Density Single Family Residential District to I-1 Office, Research, and Light Industrial District for the property located generally southeast of the intersection of Ridge Road and Johnson Road in Kendall County. Seconded by Commissioner Renzi. Voice Vote. All in favor. 0 opposed. Motion carried 5-0. Commissioner Renzi made a motion to recommend approval of the proposed annexation of the territory located generally on the east side of Ridge Road south of 143rd Street/Johnson Road (Kendall County PIN’s 06-12-200-002 and 06-12-200-007) as a logical extension of the Village of Plainfield municipal boundary. Plan Commission Minutes June 7, 2022 Page 6 of 6 Second by Commissioner Womack. Vote by roll call: Minnis, yes; Seggebruch, yes; Renzi, yes; Womack, yes; and Kiefer, yes. Motion carried 5-0. 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 requested map amendment (re-zoning) of the subject property from R-1 – Low Density, Single-Family Residential to I-1 – Office, Research and Light Industrial. Second by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Womack, yes; Seggebruch, yes; Minnis, yes; and Kiefer, yes. Motion carried 5-0. Commissioner Womack made a motion to recommend approval of the proposed site plan review for the approximately 1.2 million-square-foot warehouse development known as the Plainfield Logistics Centre, located generally at the southeast corner of Ridge Road and 143rd Street, subject to the following two (2) stipulations: 3. Compliance of the requirements of the Village Engineer; and 4. Compliance of the requirements of the Plainfield Fire Protection District. Second by Commissioner Renzi. Vote by roll call: Minnis, yes; Seggebruch, yes; Renzi, yes; Womack, yes; and Kiefer, yes. Motion carried 5-0. Commissioner Minnis made a motion to recommend approval of the Preliminary Plat of Subdivision of the Plainfield Logistics Centre, subject to the following two (2) stipulations: 3. Compliance of the requirements of the Village Engineer; and 4. Compliance of the requirements of the Plainfield Fire Protection District. Second by Commissioner Seggebruch. Vote by roll call: Womack, yes; Renzi, yes; Seggebruch, yes; Minnis, yes; and Kiefer, yes. Motion carried 5-0. DISCUSSION Commissioner Renzi asked the status the permanent signal at 143rd St. and Wallin Rd. Mr. Proulx explained the status and funding. ADJOURN Plan Commission meeting adjourned at 9:20 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary