HomeMy Public PortalAbout12-06-2022 ZBA & Plan Commission Agenda PacketZoning Board of Appeals & Plan Commission
Tuesday, December 06, 2022
7:00 PM
Village Boardroom
24401 W. Lockport Street
Plainfield, IL 60544
Agenda
ZONING BOARD OF APPEALS
CALL TO ORDER, PLEDGE OF THE FLAG, ROLL CALL
APPROVAL OF MINUTES
Approval of the Minutes of the Zoning Board of Appeals held on June 7, 2022.
06-07-22 ZBA Minutes.pdf
PUBLIC COMMENTS
DEVELOPMENT REPORT
OLD BUSINESS
NEW BUSINESS
1.15021 S. EASTERN AVE. (CASE 1983-110122.VAR)
1.a.Seeking a motion to open a Public Hearing regarding a variance to permit an additional
detached structure and its additional square footage for the property located at 15021 S.
Eastern Avenue.
1.b.Seeking a motion to close the Public Hearing regarding a variance to permit an additional
detached structure and its additional square footage for the property located at 15021 S.
Eastern Avenue.
1.c.Seeking a motion to adopt the findings of fact of staff as the findings of fact of the Zoning
Board of Appeals and recommend approval of a variance to permit an additional
detached structure and its additional square footage for the property located at 15021 S.
Eastern Avenue, subject to the stipulations in the staff report.
1
Zoning Board of Appeals & Plan Commission Page - 2
15021 S Eastern Ave Staff Report Packet.pdf
2.15225 S. JAMES ST. (CASE 1985-110722.VAR)
2.a.Seeking a motion to open a Public Hearing regarding a variance to allow a pool with
brick paver surround in the corner side yard on the property located at 15225 S. James
Street.
2.b.Seeking a motion to close the Public Hearing regarding a variance to allow a pool with
brick paver surround in the corner side yard on the property located at 15225 S. James
Street.
2.c.Seeking a motion to adopt the findings of fact of staff as the findings of fact of the Zoning
Board of Appeals and recommend approval of a variance to permit a pool with paver
surround encroaching in the corner side yard for the property located at 15225 S. James
Street, contingent on the stipulations in the staff report.
15225 S James St Staff Report Packet.pdf
DISCUSSION
ADJOURN
PLAN COMMISSION
CALL TO ORDER, ROLL CALL
APPROVAL OF MINUTES
Approval of the Minutes of the Plan Commission held on October 18, 2022 and Minutes
of the Joint Village Board and Plan Commission Meeting held on November 1, 2022.
10-18-22 Plan Commission Minutes.pdf
11-01-22 Joint Village Board & Plan Commission Minutes.pdf
PUBLIC COMMENTS
DEVELOPMENT REPORT
OLD BUSINESS
NEW BUSINESS
1.TODD'S BODY SHOP, INC. (CASE 1982-110122.SU)
1.a.Seeking a motion to open a Public Hearing regarding a Special Use for an amendment to
a Planned Development on the property located at 16220 S. Lincoln Highway for the
business commonly known as Todd's Body Shop.
1.b.Seeking a motion to close the Public Hearing regarding a Special Use for an amendment
2
Zoning Board of Appeals & Plan Commission Page - 3
to a Planned Development on the property located at 16220 S. Lincoln Highway for the
business commonly known as Todd's Body Shop.
1.c.Seeking 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 to amend the
Planned Development at 16220 S. Lincoln Highway for the business commonly known
as Todd’s Body Shop.
Todd's Body Shop Staff Report Packet.pdf
DISCUSSION
ADJOURN
REMINDERS -
December 8th - Historic Preservation Commission at 7:00 p.m.
December 12th - Committee of the Whole Workshop at 7:00 p.m.
December 14th - Evening with the Mayor at 5:00 p.m. at the Village Hall
December 19th - Village Board Meeting at 7:00 p.m.
December 20th - Plan Commission Meeting at 7:00 p.m.
3
Zoning Board of Appeals
Record of Minutes
Date: June 7, 2022 Location: Village Hall
CALL TO ORDER, PLEDGE & ROLL CALL
Chairman Kiefer called the Zoning Board of Appeals meeting to order at 9:20 p.m. immediately
following the Plan Commission meeting.
ROLL CALL: Commissioners Goins, Minnis, Nicholson, Renzi, Seggebruch, Womack, and Chairman
Kiefer were present. Commissioners Heinen and Valerga were absent.
OTHERS PRESENT: Josh Blakemore, Village Administrator; Jonathan Proulx, Planning Director; and
Rachel Riemenschneider, Associate Planner.
APPROVAL OF MINUTES
The Minutes of the Zoning Board of Appeals meeting held on November 16, 2021 were approved as
presented.
PUBLIC COMMENTS
No Public Comments.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1969-042022.AA.REZ.VAR.SPR.PP PLAINFIELD LOGISTICS
CENTER
DHL SUPPLY CHAIN
Commissioner Renzi made motion to open a Public Hearing regarding a proposed variance request for a
reduction in the number of required parking spaces pursuant to Section 9-78 of the Village of Plainfield
Zoning Code, 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 5-0.
Mr. Proulx stated the applicant is seeking 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 asked for public comments and there was no response.
Chairman Kiefer swore in Patti Bernhard, attorney for the applicant; Kelly Saunders, DHL; Jaime Putman,
engineer; Emma Albers, traffic engineer; and Matthew Yang, DHL.
4
Zoning Board of Appeals Minutes
June 7, 2022
Page 2 of 3
Ms. Bernhard explained why DHL is requesting the variance.
Chairman Kiefer asked for public comment. There was no response.
Commissioner Nicholson asked if a need for more parking arises is the applicant willing to add the parking
spaces. Mr. Yang agreed they would expand the parking if it is needed.
Commissioners Goins and Womack had no questions.
Commissioner Seggebruch suggested land bank parking. Chairman Kiefer asked if the variance will run
with the property or will it change if the there is a new owner. Mr. Proulx stated variance runs with the
land if the use stays the same. Mr. Yang stated the 812 parking spaces are for auto and truck. Mr. Proulx
stated 552 passenger vehicles and 256 truck spaces. Mr. Proulx added there are green spaces on the property
that could be converted into parking. Commissioner Seggebruch asked if the applicant is comfortable with
the proposed parking and not needing more. Mr. Yang confirmed.
Commissioner Renzi asked Ms. Sanders provide the employee shift and number of employees. Ms.
Saunders indicated their users typically run two shifts, some users with a 42-hour operation will have 3
shifts and she added that shifts are staggered with the majority of the employees working first shift, roughly
250-275 employees, and the remaining 400 employees would be the second shift. Commissioner Renzi
asked if there are 256 truck parking spaces. Ms. Bernhard confirmed and added they are an additional 15
queueing spaces. Commissioner Renzi stated this reduction two thirds of what code requires which should
be evidence that a code parking review is warranted. Commissioner Renzi explained how he can support
the variance.
Commissioner Minnis asked if the dock parking is in addition to the 256 truck spaces. Mr. Yang indicated
there are 120 docks in addition to truck parking spaces. Commissioner Minnis asked if it best practice to
move the trucks in and out of the docks as quick as possible. Mr. Yang confirmed.
Commissioner Seggebruch made a motion to close the Public Hearing regarding the proposed variance
request for a reduction in the number of required parking spaces pursuant to Section 9-78 of the Village of
Plainfield Zoning Code, for the property located generally southeast of the intersection of Ridge Road and
Johnson Road, in Kendall County. Seconded by Commissioner Womack. Voice Vote. All in favor.
0 opposed. Motion carried 5-0.
Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the
Zoning Board of Appeals and, furthermore, recommend approval of the parking variance to allow the
proposed total of not more than 812 parking stalls for the development known as the Plainfield Logistics
Centre, located generally at the southeast corner of Ridge Road and 143rd Street.
Second by Commissioner Renzi. Vote by roll call: Seggebruch, yes; Womack, yes; Renzi, yes; Minnis,
yes; and Kiefer, yes. Motion carried 5-0.
DISCUSSION
Commissioner Renzi thanked staff for all their hard work for this applicant.
Commissioner Renzi asked if the status of the driveway variance that was approved for 23921 W. Lockport
St., since the owner is still parking on the street. Mr. Proulx stated the driveway is complete and he will
follow up with Public Works to have the reserved parking signs removed.
5
Zoning Board of Appeals Minutes
June 7, 2022
Page 3 of 3
Chairman Kiefer read the reminders.
ADJOURN
Zoning Board of Appeals meeting adjourned at 9:44 p.m.
Respectfully submitted by
Tracey Erickson
Recording Secretary
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REPORT TO ZONING BOARD OF APPEALS and PLAN COMMISSION Page #2 of 3
1983-110122.VAR 12/2/2022
15021 Eastern Avenue
South: Single-family detached residential (R-1)
North: Single-family detached residential (R-1)
ANALYSIS
According to the Plat of Survey submitted, the existing detached accessory structures total square
footage approximately 1,000 square feet. As previously indicated, the applicant will remove the
existing 160 square foot plastic drop shed, if approved, leaving the two remaining structures
totaling 841 square feet. The applicant will then look to add the subject 26x48 shed (1,248 square
feet) bringing the new accessory structure total to 2,089 square feet. The subject shed would
comply with the Village’s standards on detached structures regarding maximum height and
minimum setbacks. The structure is planned to have concrete pad for the interior of the building;
there will not be any concrete installed outside of the structure as a part of this project.
The petitioner is seeking relief from Section 9-16 of the Zoning Ordinance, which allows no more
than 2 detached structures. The section also allows no more than 1,000 square feet for the total
square footage of detached structures. In accordance with Section 9-33 of the Village’s Zoning
Ordinance, the Zoning Board of Appeals shall not recommend approval of, nor shall the Village
Board grant a variance from the regulations of the Zoning Ordinance unless it makes the following
findings based on the evidence presented:
a) The variance is in harmony with the general purpose and intent of this Zoning Ordinance;
As set forth in Section 9-4 of the Zoning Ordinance, the Ordinance is adopted with the intent
of protecting the public health, safety, and general welfare of the Village; maintaining and
promoting orderly land use patterns; protecting the quality of life for Village residents;
protecting the character of existing residential neighborhoods; and implementing the Village’s
policies and goals, to include those of the Comprehensive Plan.
Staff finds that the proposed variance aligns with the intent of the above Ordinance. The
proposed shed would comply with Section 9-16 standards of a detached accessory structures
and is placed in the permitted rear yard. Staff submits that the requested variance is consistent
with the existing site improvements and this applicant is going through the process to get input
and request approval from the Village.
b) The plight of the owner is due to unique circumstances and thus strict enforcement of the
zoning ordinance would result in practical difficulties or impose exceptional hardships due
to the special and unusual conditions that are not generally found on other properties in the
same zoning district;
Staff finds the proposed additional shed is a logical request to creating a space to work on a
hobby in an enclosed area and not left as outdoor storage; and a third shed is already in place
as a nonconformity. The subject property is also already improved with fencing, a wooden
patio, and sheds which allows the applicant to utilize his oversized lot. The unique
circumstance is the size of the lot versus the typical lot size of the community, which is 12,000
square feet or under, and the accessory structure code is built to regulate the typical rather than
the unique.
8
REPORT TO ZONING BOARD OF APPEALS and PLAN COMMISSION Page #3 of 3
1983-110122.VAR 12/2/2022
15021 Eastern Avenue
c)The property cannot yield a reasonable use if permitted only under the conditions allowed by
the Zoning Ordinance; and
Staff finds that the property can still yield a reasonable use under the conditions allowed by
the Zoning Ordinance, however, the requested variation will result in approximately 1,248
square feet of additional square footage when the Code only allows for 2 structures to yield a
total of 1,000 square feet. The reuse of the home’s assets, if the applicant were to sell, can be
a benefit in that the property will be in conformance with the Village Zoning Ordinance; it is
currently considered a non-conformity which could show up on real estate due diligence.
d)The variance, if granted, will not alter the essential character of the locality and will not be a
substantial detriment to adjacent property.
Staff finds the proposed accessory structure will not alter the essential characteristics of the
area or be detrimental to the adjacent properties as the property already has 3 accessory
structures and the property is large enough with enough tree growth for screening. With no
homes abutting the property to the east and the applicant owns one of the properties to the
north, staff submits that the structures will not be overly visible from the right-of-way. The
proposed shed complies with Section 9-16 detached accessory structure required minimum
setback of no less than 3 feet from the interior side yard property line and the maximum height
of a detached structure. These parts of the section have the intent of ensuring detached
structures do not impact adjacent properties.
RECOMMENDATION
In advance to public hearing and discussion from the Zoning Board of Appeals, staff believes the
findings of fact can be demonstrated to support the variance request. Should the Zoning Board of
Appeals concur, the following motion is offered for your consideration:
I move we adopt the findings of fact of staff as the findings of fact of the Zoning Board of
Appeals and recommend approval of a variance to permit an additional detached structure
and its additional square footage for the property located at 15021 S. Eastern Avenue, subject
to the following two (2) stipulations:
1.Approval from the Building Department; and
2.Removal of the 8x8 plastic drop shed.
9
Ms. Rachel Riemenschneider November 1, 2022
Associate Planner
City of Plainfield: Planning Dept.
24401 W. Lockport Street
Plainfield, IL 60544
RE: Variance Permit Application; 15021 S Eastern Avenue
Ms. Riemenschneider,
I would like to request processing of a Variance Application at the residential site known as 15021 S
Eastern Avenue, Plainfield, Illinois 60544. For reference, this property has a PIN of 06-03-10-315-006-
0000 and is approximately 1.15 acres in size. The property currently has two (2) detached structures
totaling approximately 1,000 square feet.
I am requesting permission to construct a third detached post frame structure on the property. In kind
with this request, I am requesting to extend the permissible square footage of detached structures from
1,000 square feet to no more than 2,600 square feet. The additional accessory structure is being
proposed in a location that will not be visible from the street, and will be behind an existing structure.
The residential lot will easily remain under the maximum allowable impervious surface area allowed by
existing code.
I believe that this property is well suited for this proposal, and that this request will have no impact to
any neighboring properties. I am looking forward to working through this request with the Village in the
upcoming weeks. Should you or any of your associates have any questions please do not hesitate to
reach out to me at the contact information listed below.
Respectfully,
Chance H. Eiker
15021 S Eastern Avenue
Plainfield, Illinois 60544
PH: 309.224.4986
Email: eikerch@gmail.com
Enclosure: Special Use Permit Application, Legal Description, Village of Plainfield Disclosure of
Beneficiaries, Plat of Survey (14917 S Eastern Ave), Sample Public Notice
10
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12
Date: 11/07/2022 - 9:14 PM
Design Name: Post Frame Designer
Design ID: 318255645101
Estimated price: $22,808.98 *
*Today's estimated price, future pricing may go up or down.
Tax, labor, and delivery not included.
How to recall and purchase a saved design at home
OR
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318255645101
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the Design-It Center Kiosk in the
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How to purchase at the store
For other design systems search "Design & Buy" on Menards.com Page 1 of 7
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Elevation Views
Design #: 318255645101
Store: PLAINFIELD
Post Frame Building Estimate
Date: Nov 7, 2022 9:14:32 PM
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14
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Design #: 318255645101
Store: PLAINFIELD
Post Frame Building Estimate
Date: Nov 7, 2022 9:14:32 PM
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15
Code Exempt
26 ft
48 ft
12 ft
Concrete
5 in
Secured To Concrete
Posts
8 ft
Flat
Premium Pro-Rib
White
36 in
Midnight Black
Yes
Yes
Midnight Black
Yes
Yes
None
None
In the Flat
Yes
2x6 Fusion Centermatch
2 rows = 10"
2 rows = 10"
2 rows = 10"
2 rows = 10"
None
None
Reflectix Single Bubble Insulation
Building Information
1. Building Use:
2. Width:
3. Length:
4. Inside Clear Height:
5. Floor Finish:
6. Floor Thickness:
7. Post Foundation:
Wall Information
1. Post Type:
2. Post Spacing:
3. Girt Type:
4. Exterior Wall Panel:
5. Exterior Wall Color:
6. Wainscot Size:
7. Wainscot Color:
8. Sidewall B Wainscot:
9. Sidewall A Wainscot:
10. Trim Color:
11. Endwall D Wainscot:
12. Endwall C Wainscot:
13. Sidewall A Eave Light:
14. Sidewall B eave light:
15. Wall Fastener Location:
16. Bottom Trim:
17. Gradeboard Type:
18. Sidewall A Rows:
19. Sidewall B Rows:
20. Endwall C Rows:
21. Endwall D Rows:
Interior Finish
1. Wall Insulation Type:
2. Wall Liner Type:
3. Roof Condensation Control:
Design #: 318255645101
Store: PLAINFIELD
Post Frame Building Estimate
Date: Nov 7, 2022 9:14:32 PM
4/12
8 ft
Premium Pro-Rib
Midnight Gray
Universal Ridge Cap
On the Rib
0 ft
2 ft
6 in Fascia
Midnight Black
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On Edge
None
Premium Vented
Standard
18"x24"
2
Midnight Black
None
Yes
Midnight Black
Yes
Yes
Hardcopy and E-mail
Roof Information
1. Pitch:
2. Truss Spacing:
3. Roof Type:
4. Roof Color:
5. Ridge Options:
6. Roof Fastener Location:
7. Endwall Overhangs:
8. Sidewall Overhangs:
9. Fascia Size:
10. Soffit Color:
11. Skylight Size:
12. Ridge Vent Quantity:
13. Ceiling Liner Type:
14. Purlin Placement:
15. Ceiling Insulation Type:
Accessories
1. Outside Closure Strip:
2. Inside Closure Strip:
3. Gable Vent Type:
4. Gable Vent Quantity:
5. Gable Vent Color:
6. Cupola Size:
7. Gutters:
8. Gutters Color:
9. End Cap:
10. Snow Guard:
11. Mini Print:
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Doors & Windows
Name Size Wall
Service Door 36"x80"1-B
Sliding Door 16'x10'1-B
Overhead Door 8' x 10'1-B
Window 48"x36"1-C
Window 48"x36"1-D
Design #: 318255645101
Store: PLAINFIELD
Post Frame Building Estimate
Date: Nov 7, 2022 9:14:32 PM
Floor type (concrete, dirt, gravel) is NOT included in estimated price. The floor type is used in the calculation of materials needed. Labor, foundation, steel
beams, paint, electrica\l,heating, plumbing, and delivery are also NOT included in estimated price. This is an estimate. It is only for general price information.
This is not an offer and there can be no legally binding contract between the parties based on this estimate. The prices stated herein are subject to change
depending upon the market conditions. The prices stated on this estimate are not firm for any time period unless specifically written otherwise on this form.
The availability of materials is subject to inventory conditions. MENARDS IS NOT RESPONSIBLE FOR ANY LOSS INCURRED BY THE GUEST WHO
RELIES ON PRICES SET FORTH HEREIN OR ON THE AVAILABILITY OF ANY MATERIALS STATED HEREIN. All information on this form, other than
price, has been provided by the guest and Menards is not responsible for any errors in the information on this estimate, including but not limited to quantity,
dimension and quality. Please examine this estimate carefully. MENARDS MAKES NO REPRESENTATIONS, ORAL, WRITTEN OR OTHERWISE THAT
THE MATERIALS LISTED ARE SUITABLE FOR ANY PURPOSE BEING CONSIDERED BY THE GUEST. BECAUSE OF WIDE VARIATIONS IN CODES,
THERE ARE NO REPRESENTATIONS THAT THE MATERIALS LISTED HEREIN MEET YOUR CODE REQUIREMENTS. THE PLANS AND/OR DESIGNS
PROVIDED ARE NOT ENGINEERED. LOCAL CODE OR ZONING REGULATIONS MAY REQUIRE SUCH STRUCTURES TO BE PROFESSIONALLY
ENGINEERED AND CERTIFIED PRIOR TO CONSTRUCTION.
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19
20
REPORT TO THE ZONING BOARD OF APPEALS Page #2 of 3
1985-0110722.VAR 11/28/2022
15225 S JAMES ST
the front yard abuts West Commercial Street while the corner side yard abuts South James St.
There is an existing outdoor deck, patio, and detached garage in the rear yard.
The adjacent land uses, zoning, and street classifications are as follows:
East: Single-family residential (R-1)
West: Single-family residential (R-1); Multifamily (R-4); South James Street (Local)
South: Single-family residential (R-1); West Commercial Street (Local)
North: Single-family residential (R-1)
ANALYSIS
The applicant is seeking approval to install a pool in the corner side yard setback of their
property. The home is constructed at a +/-22.9-foot building setback line along James Street; per
code, the pool may not extend beyond the plane of the home. The proposed pool would be 17.5
feet from the corner side yard lot line (encroaching +/-5.5 feet into the corner side yard setback);
the proposed paver surround would be 14.5 feet from the corner side yard lot line (encroaching
+/-8.5 feet into the corner side yard setback).
The building code requires the pool to be 10 feet from the detached garage. This is a safety
requirement to prevent someone from jumping off the structure into the pool. It also ensures that
the pool’s water is a safe distance anything within the structure which could pose a risk of
electrocution. Because the 10-foot separation requirement is from the building code and not the
zoning code, this standard cannot be varied.
The applicant has identified several reasons for the variance request which are outlined in the
attached letter dated November 7, 2022 from attorney Bryan M. Wellner. These reasons include
the applicant’s desire to have a pool and the lack of space for it on the property.
The petitioner is seeking relief from Section 9-14 – Permitted Obstructions of the Zoning
Ordinance, which prohibits private swimming pools being placed in a corner side yard. In
accordance with Section 9-33 of the Village’s Zoning Ordinance, the Zoning Board of Appeals
shall not recommend approval of, nor shall the Village Board grant a variance from the
regulations of the Zoning Ordinance unless it makes the following findings based on the
evidence presented:
a) The variance is in harmony with the general purpose and intent of this Zoning Ordinance;
As set forth in Section 9-4 of the Zoning Ordinance, the Ordinance is adopted for a number
of reasons, including the purpose of protecting the public health, safety and general welfare
of the Village; maintaining and promoting orderly land use patterns; protecting the quality of
life for Village residents; protecting the character of existing residential neighborhoods; and
implementing the Village’s policies and goals, to include those of the Comprehensive Plan.
Staff submits that the proposed variance is generally not in harmony with the purpose and
intent of the Zoning Ordinance. The Permitted Obstructions standards are meant to restrict
21
REPORT TO THE ZONING BOARD OF APPEALS Page #3 of 3
1985-0110722.VAR 11/28/2022
15225 S JAMES ST
where on the property certain obstructions (defined as “Any apparatus, mechanical
equipment, fence, or other construction of a long-term, fixed, and permanent nature placed
above or on the ground within a yard) can be located on a property. It governs in which yards
obstructions can be placed and, where applicable, how close an obstruction can be to a
property line. While the majority of the pool and brick paver surround will be in the rear
yard, the Permitted Obstructions table allows private swimming pools in rear yards only.
The proposed location of the fence would not obstruct the view of vehicles, including those
vehicles exiting their driveway such that pedestrians or cyclists could be endangered.
b)The plight of the owner is due to unique circumstances and thus strict enforcement of the
zoning ordinance would result in practical difficulties or impose exceptional hardships due
to the special and unusual conditions that are not generally found on other properties in
the same zoning district;
The applicant has identified that the existing property improvements and layout of the
property result in a unique circumstance. Installing a pool to meet the corner side yard
setback would require the removal of the existing improvements, such as the detached
garage, which are contributing to the function of the property.
c)The property cannot yield a reasonable use if permitted only under the conditions allowed by
the Zoning Ordinance; and
Staff finds that the property can still yield a reasonable use under the conditions allowed by
the Zoning Ordinance; a pool is not essential to the reasonable use of the property.
d) The variance, if granted, will not alter the essential character of the locality and will not be a
substantial detriment to adjacent property.
While there are other pools in the Downtown neighborhood, they are located in the rear yards
of homes and largely are not visible from the street. Staff believes that granting a variance in
this case may alter the essential character of this neighborhood; however, the appearance of
the pool if it could meet the corner side yard setback will likely not be that different to the
appearance of the proposed pool encroaching into the corner side yard setback.
RECOMMENDATION
In advance of public comments and discussion from the Zoning Board of Appeals, staff seeks the
Zoning Board of Appeals input for the subject variation. Should the Zoning Board of Appeals
support the variance request, the following motion is offered for your consideration:
I move we adopt the findings of fact of staff as the findings of fact of the Zoning Board of
Appeals and recommend approval of a variance to permit a pool with paver surround
encroaching in the corner side yard for the property located at 15225 S James Street,
contingent on the following:
1) Building Department approval of a swimming pool and fence permit.
2)The swimming pool shall not be no more than three (3) feet above grade.
22
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15225 S JAMES ST
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS,
FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri
World Imagery
Low Resolution 15m Imagery
High Resolution 60cm Imagery
High Resolution 30cm Imagery
Citations
15cm Resolution Metadata
SubAddresses
Village Address Points
Parcels
12/2/2022, 1:31:11 PM
0 0.01 0.010mi
0 0.01 0.020.01 km
1:564
Plainfield Staff
County of Will, Esri, HERE, Garmin, GeoTechnologies, Inc., USGS, EPA, USDA | Plainfield GIS | NPMS National Repository | Will County GIS | County of Will, Maxar, Microsoft |26
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Plan Commission
Record of Minutes
Date: October 18, 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, Minnis, Nicholson, Renzi, Seggebruch, Womack, and Chairman
Kiefer were present. Commissioners Heinen and Valerga were absent.
OTHERS PRESENT: Jake Melrose, Director of Economic Development; Rachel Riemenschneider,
Associate Planner and Amanda Martinez, Associate Planner.
APPROVAL OF MINUTES
The Minutes of the Special Plan Commission held on September 20, 2022, were accepted as presented.
PUBLIC COMMENTS
No Public Comments.
DEVELOPMENT REPORT
Mr. Melrose provided an update on the following: Seefried Industrial Development.
OLD BUSINESS
1977-062222.AA.PP SEC OF 119TH ST. &
NORMANTOWN RD.
DAVE HARDESTY
Ms. Martinez stated the petitioner, Dave Hardesty with Dry County Enterprises Inc, attended the August
11, 2022 Plan Commission meeting requesting approval of annexation-by-annexation agreement and
preliminary plat of subdivision at the southeast corner of Normantown Road and 119th Street. At the
meeting, Plan Commission recommended approval for annexation and needed more supporting materials
to consider the preliminary plat. We will continue the discussion of the preliminary plat that illustrates the
proposal of a subdivision named Wild Horse Knoll (WHK) consisting of 37 single-family residential lots.
In the 2013 Comprehensive Plan update, the future land use designation is Medium-Density Residential.
Ms. Martinez reviewed the staff report dated October 18, 2022. Ms. Martinez concluded the preliminary
plat illustrates compliance with the Village’s R-1 district standards with respect to lot size, lot width,
setbacks, and rights-of-way. The preliminary landscape plan incorporates approved plantings and the
encouraged native plantings. To conclude, staff recommends approval.
Chairman Kiefer asked if there is any follow up from the commissioner’s question regarding Normantown
Road. Mr. Melrose stated the road is within the Village and the Engineering Department determined that
it will continue as a roadway.
Chairman Kiefer reminded the applicate that they remain under oath, since this is a continuation from the
last meeting. Mr. Hardesty did not have anything to add at this time.
Chairman Kiefer asked for public comments, there was no response.
Commissioner Minnis suggested elevations or materials from the builder of all sides on the homes and he
still have concern regarding Normantown Road.
Commissioner Renzi asked if the road in the subdivision will be done at the same time. Mr. Hardesty
confirmed. Commissioner Renzi asked when the bike path will be completed. Mr. Hardesty explained the
33
Plan Commission Minutes
October 18, 2022
Page 2 of 4
bike path schedule. Commissioner Renzi asked if the open area is a concern of staff. Mr. Melrose explained
that what was included in the annexation agreement to protect the Village. Commissioner Renzi asked if
there needs to be a stipulation for the school and park fees. Mr. Melrose explained that the fees will be part
of the annexation agreement. Commissioner Renzi asked if the Tennis Club is part of this application. Mr.
Hardesty stated they will be the owners of lot 40 but are not a part of this application. Commissioner Renzi
asked the applicant if they agree with the key and through lots proposed by staff and if the landscaping plan
submitted is the final plan. Mr. Hardesty confirmed they agree with the key/through lot and the landscape
plan is final. Commissioner Renzi asked the engineering review will include the stormwater issue in White
Ash. Mr. Melrose stated it will be part of the engineering review.
Commissioner Seggebruch voice his concerns regarding Normantown Rd. Commissioner Seggebruch
asked if White Ash’s HOA was approached about a path connection. Mr. Hardesty stated he did not speak
to them. Commissioner Seggebruch has issues with the landscape plan not having buffering from the
Tennis Club. Mr. Hardesty explained he already has a builder that is willing to build on the lots in questions
and he does not have a concern with the lack of a landscape buffer. Commissioner Seggebruch asked why
some of the lots are identified as through lots and landscaping for those lots. Mr. Melrose explained that
code designates the lots shown as through lots on the plat.
Commissioner Womack asked if the Tennis Club expansion will have a new access point on 119th St. from
there current parking lot. Mr. Hardesty confirmed. Commissioner Womack asked regarding the grading
along the Tennis Club property. Mr. Hardesty explained the grading. Commissioner Womack feels this a
good infill development, like the bigger lots, and is happy they are not pursuing a bunch of variation from
our code.
Commissioner Nicholson indicated he like the custom homes, large lots, and feels it is a good infill.
Chairman Kiefer stated he is happy the applicant provided a better explanation of traffic flow and a detailed
landscaping plan.
Commissioner Goins asked if there is a park site. Mr. Melrose explained why there is not a park site but
will be providing the park district with a fee in lieu of a park. Commissioner Goins feels not having a park
site is a mistake.
Commissioner Minnis made a motion to recommend approval of the Preliminary Plat of Subdivision for
Wild Horse Knoll, a development with 37 single-family residential lots, located at the SEC of 119th Street
and Normantown Road 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 Womack. Vote by roll call: Minnis, yes; Renzi, no; Seggebruch, no; Womack,
yes; and Kiefer, yes. Motion carried 3-2.
Commissioner Renzi explained his no vote is because he feels there should be smaller lot sizes so there
could be a park and he agrees with Commissioner Seggebruch landscaping concerns.
34
Plan Commission Minutes
October 18, 2022
Page 3 of 4
NEW BUSINESS
1981-090722.PP.FP 13504 S. HUNTER CT. AHMAD CHEHAYBER
Ms. Riemenschneider stated the applicant, Ahmad Chehayber, is seeking to resubdivide existing lots in the
Darnell Subdivision. This resubdivision will move an existing lot line (between Lots 2 and 2A) west to
provide the resident a larger backyard. No new lots will be created, and the applicant owns both lots. When
Lot 2A was originally platted, it represented property entirely in the floodplain. The floodplain boundaries
have since changed. This resubdivision will reflect the receding floodplain. The applicant plans to construct
a pool in his backyard; without the resubdivision, the pool would be too close to the existing lot line, per
building code.
Ms. Riemenschneider reviewed the staff report dated October 18, 2022. Ms. Riemenschneider concluded
staff has determined that the requested actions result in a minor modification to the planned unit
development that does not alter the character of the subdivision, increase the residential density, nor result
in any other change that is discernable to the general public. Staff recommends approval.
Chairman Kiefer swore in Ahmad Chehayber, applicant. Mr. Chehayber explained why he needs move the
lot lines.
Chairman Kiefer asked for public comments, there was no response.
Commissioner Nicholson and Commissioner Goins had no comments.
Commissioner Womack asked if lot 2A is in the watershed. Ms. Riemenschneider confirmed and explained
where the lot line is moving to.
Commissioner Seggebruch if it is known why the floodplain has changed. Mr. Melrose stated there was a
FEMA remapping that happened a couple of years ago.
Commissioner Renzi had no comments.
Commissioner Minnis asked if the other lots in the staff report could be affected by the FEMA remapping.
Ms. Riemenschneider confirmed and explained the remain lot ownership/status.
Commissioner Minnis made a motion to recommend approval the Final Plat of Resubdivision for the
Darnell 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 Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Seggebruch, yes;
Womack, yes; and Kiefer, yes. Motion carried 5-0.
2023 MEETING SCHEDULE PLAN COMMISSION & ZONING BOARD OF APPEALS
Commissioner Womack made a motion to approve the Plan Commission and Zoning Board of Appeals
2023 meeting schedule.
Second by Commissioner Renzi. Vote by roll call: Minnis, yes; Renzi, yes; Seggebruch, yes; Womack,
yes; and Kiefer, yes. Motion carried 5-0.
35
Plan Commission Minutes
October 18, 2022
Page 4 of 4
DISCUSSION
Chairman Kiefer is hoping that the Village will reevaluate Normantown Road.
Commissioner Goins requested new commissioner training. Mr. Melrose stated he is the process of
finding a firm to conduct training.
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 8:08 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson, Recording Secretary
36
Joint Meeting Village Board and Plan Commission
Record of Minutes
Date: November 1, 2022 Location: Village Hall
CALL TO ORDER & ROLL CALL
Mayor Argoudelis called the meeting to order at 6:00 p.m.
Board present: Mayor Argoudelis, Trustee Calkins, Trustee Kalkanis (6:03 p.m.), Trustee Larson, Trustee
Ruane, Trustee Wojowski, and Trustee Benton.
Plan Commission present: Chairman Kiefer; Commissioner Goins, Commissioner Heinen, Commissioner
Minnis, Commissioner Nicholson, Commissioner Renzi, Commissioner Seggebruch (6:02 p.m.),
Commissioner Valerga, and Commissioner Womack.
Others present: Joshua Blakemore, Village Administrator; Michelle Gibas, Village Clerk; Scott
Threewitt, Public Works Director; Jake Melrose, Economic Development Director; Amanda Martinez,
Planner, and Rachel Riemenschneider, Planner. There were approximately 5 persons in the audience.
APPROVAL OF MINUTES
Trustee Wojowski moved to approve the Minutes of the Committee of the Whole Workshop and Executive
Session held on September 12, 2022. Second by Trustee Kalkanis. Voice Vote. All in favor, 0 opposed.
Motion carried.
No minutes for the Plan Commission to approve.
PUBLIC COMMENTS
Vicky Polito stated that she appreciates the efforts of the Plan Commission.
WORKSHOP
NEW COMPREHENSIVE PLAN DISCUSSION
Daniel Tse, Houseal Lavigne Associates, lead a discussion regarding the new Comprehensive Plan
project. Mr. Tse reviewed common community vision, the planning process, and the role of the
joint committee. Mr. Tse engaged the Boards in a workshop exercise identifying issues and
concerns, potential projects, and assets and strengths. Mr. Tse then reviewed the next steps in the
process.
Mayor Argoudelis thanked the consultant and staff for the presentation.
ADJOURN
Trustee Calkins moved to adjourn. Second by Trustee Benton. Voice Vote. All in favor, 0 opposed. Motion
carried.
Commissioner Seggrebruch moved to adjourn. Second by Commissioner Renzi. Voice Vote. All in favor,
0 opposed.
The joint meeting adjourned at 7:39 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson, Recording Secretary
37
38
REPORT TO THE PLAN COMMISSION Page #2 of 5
1982-110122.SU 11/30/2022
TODD’S BODY SHOP, INC.
use permit for an Auto Body use. A final plat was also approved to combine the lots, however
the plat was never recorded and it remains a separate parcel.
Recently, Todd’s Body Shop’s Route 30 signage was hit by a vehicle and rendered unusable.
The previous sign was 15 feet tall and had a total sign area of +/-52.25 square feet. It also
included an electronic message center (EMC).
In researching the property’s PUD to understand the allowable sign height and size, staff
discovered that the PUD was not documented in a way that was conducive to consistent
interpretation by staff and that the parcel on Lily Cache had not been included in the PUD. The
applicant was responsive to staff’s suggestion that the PUD be amended to ensure that the
existing conditions are compliant with the ordinance.
The adjacent land uses, zoning and street classifications are as follows:
North: S Lincoln Highway (Major Arterial); Residential (Will County R-3);
Undeveloped greenspace (Will County A-1)
East: Commercial (B-3)
South: Residential (Will County R-3)
West: S Lily Cache Road (Minor Collector); Commercial (B-3)
ANALYSIS
The contents of the proposed PUD amendment can be considered as part of three categories: (1)
restating the already approved standards from the 2006 PUD; (2) adding the parcel on Lily
Cache into the PUD; and (3) amending the sign requirements in the PUD.
1. Restating the 2006 PUD
There are several factors that make the 2006 PUD ordinance difficult for staff to interpret and
enforce. First, while the relief provided was clearly stated in the staff report, this information was
not detailed in the ordinance which provides staff with the enforcement of any conditions.
Second, because the project was ongoing simultaneously to the implementation of the new
zoning ordinance, it appears that the previous zoning ordinance was used to review the plan.
Therefore, it is difficult to tell whether the site meets the definition of legal nonconforming, as
the plan were approved around the time the ordinances change but weren’t constructed until
after. Finally, some of the relief discussed at the time is no longer relevant due to the addition of
the parcel on Lily Cache.
For these reasons, staff encouraged the applicant to amend their PUD, including the restatement
of the 2006 PUD. This will include declaring elements of the site – namely the building
architecture and landscaping – to be legal nonconforming. Additionally, instead of parsing
through which elements do and do not apply to the site as a result of the ensuing changes to both
the property and the zoning code, staff suggests indicating that the land shall remain developed
as shown on the site plans for both the 2006 building addition and 2014 property/parking area
addition.
39
REPORT TO THE PLAN COMMISSION Page #3 of 5
1982-110122.SU 11/30/2022
TODD’S BODY SHOP, INC.
2. Incorporating the Lily Cache parcel into the PUD
When this property became part of the business’ operations in 2014, the applicant’s received
approval for an Auto Body use on the property and to combine the properties; however, the
property was never incorporated into the PUD and the parcels were never combined with the
Will County Recorder. The proposed PUD amendment incorporates this land into the PUD. It
also stipulates that if there are significant changes to the property in the future, such that a site
plan review or amendment to the PUD is required, that the properties must be combined at that
time.
3. Amending the Sign Requirements
In the 2006 PUD, the applicant was permitted a ground sign on Route 30 which could be 10 feet
taller than the final grade of Route 30. The sign that was constructed was 15 feet tall. According
to 2021 contour data from Will County’s GIS, Route 30 is approximately 3 feet higher than the
location of the ground sign. This would permit them a sign 13 feet in height. The applicant
agreed to propose a 15-foot-tall sign, which is the same size as their previous sign but, per staff’s
determination, does not meet the terms of the previous PUD.
The proposed sign is also +/-12 feet larger than the previous sign and +/-16 feet larger than what
is permitted by code. No variation in sign size was granted in the previous PUD. The applicant
has indicated the increase in sign size is to accommodate the “CarStar” signage.
Staff seeks the Plan Commission’s input on the height and size of the sign. Staff does recognize
that the aesthetics of the proposed sign is an improvement over the previous sign.
Special Use for Planned Development
In accordance with Section 9-13 of the Zoning Ordinance, planned developments require
approval of a special use permit in the B-3 zoning district. In order for the Plan Commission to
recommend approval of a special use, it must make two findings of fact, as follows:
a.) The special use will not be injurious to the use and enjoyment of other property in the
immediate area for the purposes already permitted, nor substantially diminish property
values with the neighborhood;
Staff finds that the proposed special use will not be injurious to the use and enjoyment of
other property in the immediate area for the purposes already permitted, nor substantially
diminish property values in the neighborhood. Overall, the function of the site will not be
changing in any way. The only visible change to this proposed amendment are the
standards associated with the sign along Route 30. While the sign is larger than what is
permitted by code, it likely will not have a much more impact than the existing sign.
b.) The establishment of the special use will not impede the normal and orderly development
and improvement of the adjacent properties for uses permitted in the subject zoning
district.
40
REPORT TO THE PLAN COMMISSION Page #4 of 5
1982-110122.SU 11/30/2022
TODD’S BODY SHOP, INC.
The proposed special use will not change the dynamics of the area as operationally
nothing is changing as it relates to the building. The proposed PUD amendment is
primarily to clean up the previous PUD and at the same time providing relief to the US
Route 30 signage that exceeded the previously allowable height granted.
Separately, there are additional findings established in Section 9-49 of the Village Zoning
Ordinance that must be demonstrated in order to recommend approval of a planned development.
Staff finds that the proposed planned development fulfills the planned development findings of
fact.
a. The planned development fulfills the objectives of the comprehensive plan and the land use
policies of the Village and presents an innovative and creative approach to the development
of land and living environments;
b. The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for
such uses within the Village;
c. The physical design of the planned development efficiently utilizes the land, adequately
provides for transportation and public facilities, and preserves natural features of the site,
and that the property is suitable for the proposed purposes and land uses;
d. Any exceptions to bulk and density regulations of the underlying zoning shall be solely for
the purpose of promoting an efficient and coordinated site plan, no less beneficial to the
residents or occupants of such development, as well as the neighboring property, than would
be obtained under the bulk and density regulations of this ordinance for buildings developed
on separate zoning lots;
e. The planned development meets the requirements and standards of the planned development
regulations;
f. Open spaces and recreational facilities are provided;
g. The planned development is compatible with the adjacent properties and the neighborhood,
and along the periphery of the planned development, yards or setbacks shall be provided that
meet or exceed the regulations of the district in which the planned development is located;
h. That the land uses permitted are necessary or desirable and are appropriate with respect to
the primary purpose of the planned development;
i. That the land uses are not of such a nature, or so located, as to exercise a detrimental
influence on the surrounding neighborhood.
41
REPORT TO THE PLAN COMMISSION Page #5 of 5
1982-110122.SU 11/30/2022
TODD’S BODY SHOP, INC.
CONCLUSION/ RECOMMENDATION
In conclusion, staff submits that the proposed special use PUD amendment request will provide
needed clean up to the previous amendment. The signage proposed is taller than the previously
permitted relief granted by the Village and staff seeks the input of the Plan Commission as it
relates to the sign.
Based on the foregoing analysis, prior to public comments and direction from the Plan
Commission, staff recommends approval of the requested special use permit. Should the Plan
Commission concur, the following motion is offered for your consideration:
I move we adopt the findings of fact of staff as the findings of fact of the Plan Commission
and, furthermore, recommend approval of the special use to amend the Planned Development
at 16220 S Lincoln Highway for the business commonly known as Todd’s Body Shop.
42
TODD'S BODY SHOP
Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS,
FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri
World Imagery
Low Resolution 15m Imagery
High Resolution 60cm Imagery
High Resolution 30cm Imagery
Citations
60cm Resolution Metadata
Utility Addresses
Village Address Points
Parcels
11/4/2022, 3:17:48 PM
0 0.03 0.050.01 mi
0 0.04 0.090.02 km
1:2,257
Plainfield Staff
County of Will, Esri, HERE, Garmin, GeoTechnologies, Inc., USGS, EPA, USDA | Plainfield GIS | NPMS National Repository | Will County GIS | County of Will, Maxar, Microsoft |43
job#: 22-9236
11-07-22
Ground Sign
16220 S Lincoln Highway
Plainfield, IL 60586
44
ROBBY WHITEHEAD
job#: 22-9236
PAMELA F
08-15-22
page 1 of 5
Comments:
Site Plan -
NORTHNORTHNORTH
SITE PLAN
16220 S Lincoln Highway
Plainfield, IL 60586
16220 S Lincoln Highway16220 S Lincoln Highway
Plainfield, IL 60586Plainfield, IL 60586
16220 S Lincoln Highway
Plainfield, IL 60586
ExistingExisting
Pylon SignPylon Sign
Existing
Pylon Sign
11-07-22
45
PAMELA F
page 2 of 5
Comments:
Street Views of Site -
ROBBY WHITEHEAD
job#: 22-9236
08-15-2216220 S Lincoln Highway
Plainfield, IL 60586 11-07-22
46
PAMELA F
page 3 of 5
Comments:
SIGN LAYOUT
ROBBY WHITEHEAD
job#: 22-9236
08-15-2216220 S Lincoln Highway
Plainfield, IL 60586
D/F Illuminated Pylon Sign - 10mm Full Color EMC Units
Scale 3/8" = 1'-0" | Qty: (1) Required | Square Footage: 64.6
Aluminum constructed sign frame with aluminum White polycarb faces with first surface applied vinyl with copy
weeded out to show White. Sign to illuminate with White LED module lighting system. New sign to use existing
main support, foundation and electrical service. Field survey required prior to fabrication. Drawing for concept
purposes only.
15
'
-
0
"
8'-3"
6'-0" Base
5'-0" Cladding
Front View Side View
1'-2"
1'-8"
Plan View
1'-
1
"
3'-
5
"
2'-
6
"
8"
7"
1½
"
1'-
8
"
1½
"
7'-
1
0
"
2'-
6
"
1'-
8
"
1'-
2
"
West Sign Elevation - After DisconnectDisconnect
Switch & UL LabelSwitch & UL Label
Disconnect
Switch & UL LabelWest Sign Elevation - Before
Existing Square Footage 52.25 +-
EXISTINGEXISTINGEXISTING PROPOSEDPROPOSEDPROPOSED
9'-6"+-9'-6"+-9'-6"+-
15
'
-
0
"
+
-
15
'
-
0
"
+
-
15
'
-
0
"
+
-
5'
-
6
"
+
-
5'
-
6
"
+
-
5'
-
6
"
+
-
Aluminum framed cap,
painted Black
1/4" Aluminum FCO Address,
flush mounted, painted Black
Masonary base, (by others)
to be done after sign install
Aluminum framed cladding,
painted Brushed Aluminum
WatchFire 10MM Full Color
8'-3"w x 3'-5"h EMC Units
with (240 x 90 Matrix)
and a visual opening of
8'-0"w x 3-0"h.
EMC Units are 5" deep
Square Footage: 24.0
White polycarb face with first
surface applied cut vinyl with
copy weeded out to show
White
4"First surface Black cut vinyl
3'-
7
"
11-07-22
47
PAMELA F
page 4 of 5
Comments:
STANDARD COLORS
ROBBY WHITEHEAD
job#: 22-9236
08-15-2216220 S Lincoln Highway
Plainfield, IL 60586 11-07-22
48
PAMELA F
page 5 of 5
Comments:
SIGN LAYOUT
ROBBY WHITEHEAD
job#: 22-9236
08-15-2216220 S Lincoln Highway
Plainfield, IL 60586 11-07-22
49