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HomeMy Public PortalAbout03-07-23 ZBA & Plan Commission Agenda PacketZoning Board of Appeals & Plan Commission Tuesday, March 07, 2023 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 February 21, 2023. 02-21-23 ZBA Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS 1.14929 S. DES PLAINES ST. (CASE 1991-010623.VAR.PP.FP) 1.a.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 the proposed subdivision of the property commonly known as 14929 S. Des Plaines St, including granting relief from Section 9-54 of the Zoning Code relative to minimum lot size, lot width and lot area per dwelling unit, as outlined in the staff report. 14929 S. Des Plaines St. Staff Report Packet NEW BUSINESS DISCUSSION ADJOURN PLAN COMMISSION 1 Zoning Board of Appeals & Plan Commission Page - 2 CALL TO ORDER, ROLL CALL APPROVAL OF MINUTES Approval of the Minutes of the Plan Commission held on February 21, 2023. 02-21-23 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS 1.14929 S. DES PLAINES ST. (CASE 1991-010623.VAR.PP.FP) 1.a.Seeking a motion to recommend approval of the preliminary/final plat of subdivisioin of the Scarpetta’s Subdivision, subject to the stipulations in the staff report. 14929 S. Des Plaines St. Staff Report Packet NEW BUSINESS DISCUSSION ADJOURN REMINDERS - March 13th - Committee of the Whole Workshop at 7:00 p.m. March 20th - Village Board Meeting at 7:00 p.m. March 21st - Plan Commission at 7:00 p.m. 2 Zoning Board of Appeals Record of Minutes Date: February 21, 2023 Location: Village Hall CALL TO ORDER AND PLEDGE Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the Pledge ROLL CALL PRESENT: Commissioners Minnis, Nicholson, Renzi, Seggebruch, Valerga, Womack and Chairman Kiefer. ABSENT: Commissioners Goins and Heinen STAFF: Jonathan Proulx, Planning Director APPROVAL OF MINUTES The Minutes of Plan Commission held on December 6, 2022 were approved as amended. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT No Development Report. OLD BUSINESS No Old Business. NEW BUSINESS 1991-010623.VAR.PP.FP: 14929 S. Des Plaines St. Commissioner Renzi made a motion to open the public hearing. Second by Commissioner Minnis. The motion carried unanimously by voice vote: Ayes: Minnis, Renzi, Seggebruch, Valerga, Womack and Kiefer. Nays: None Mr. Proulx provided an introduction of the proposed variance request. Chairman Kiefer swore in Lyn Kur and Jeff Kur, applicants. Chairman Kiefer asked for public comments and there was no response. Commissioner Minnis shared his concerns with allowing the smaller lots size. Ms. Kur stated she will be removing the pavers along the southside of the garage. There was discussion on how the Comprehensive Plan will address the downtown, such as zoning. There was also discussion regarding what staff meant by a “well-designed house” in the staff report. There was conversation regarding why the request is for a variance and not a Planned Unit Development. Commissioner Valerga explained why he is not in support of the allowing the variance. 3 Plan Commission Minutes February 21, 2023 Page 2 of 2 There was discussion regarding the relief from the zoning code for impervious and lot coverage since there are no restrictions stated for the variance. Commissioner Womack stated he will not be able to support the variance since there are no restrictions and suggested continuing until restrictions are provided. Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Renzi. The motion carried unanimously by voice vote: Ayes: Minnis, Renzi, Seggebruch, Valerga, Womack and Kiefer. Nays: None There was discussion whether the case should be continued or a vote to be taken. Commissioner Renzi made a motion to continue the case to the March 7, 2023, Zoning Board of Appeals meeting. Second by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Valerga, yes; Womack, yes; Minnis, yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0. DISCUSSION No Discussion. ADJOURN Zoning Board of Appeals meeting adjourned at 8:02 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary 4 5 6 7 8 PLSC SCARPETTA'S SUBDIVISIONILLINOISPLAINFIELD,BOLLINGERKEITH E.No. 035-3592 P R OFESSI O NAL LAND SURVEYOR STATE OF ILLI NO IS PRAIRIE LAND SURVEY COMPANYPLSC _____________________________________________________ILLINOISPLAINFIELD,BOLLINGERKEITH E.No. 035-3592 P R OFESSI O NAL LAND SURVEYOR STATE OF ILLI NO IS 9 10 3/1/2023 To whom it may concern re case # is: 1991-010623.VAR.PP.FP: I am writing in regards to the zoning meeting that took place on 2/21/23, specifically, the zoning of the grass lot located south of the corner of 14929 Des Plaines St. and Rt. 126. I own the home on 14933 S Des Plaines St., directly south of that lot. I planned on attending the zoning meeting on 2/21/23, but viewed online instead due to circumstances with my children. Before I share my thoughts on the north lot next door, I wanted to briefly share why I am so passionate about what happens to it. I feel very connected to Plainfield. I have lived here my whole life, almost 35 years. I grew up going to the public schools that my mom taught at, attended local groups and events with friends, and joined several sports teams, many of which my dad coached. Some of our favorite things to do as a family were to attend the various parades downtown, and support the great local businesses and restaurants. It is a privilege to now be able to raise my own children here, and do those same things with them. I have a wonderful career as a nurse in the Plainfield school district, and have become close with many different people in the community. We try to get out and volunteer when we can, and be a part of what’s going on, as we truly take pride in living here. We see the best in this community, and have enjoyed seeing the incredible growth over the last several years. My kids and I officially moved to our forever home on Des Plaines street in August of 2021. We ended up getting this home due to an incredible amount of perseverance and faith. It was previously owned by the Selfridge family, long time Plainfield residents that had lived there for many years. Owner Mary Selfridge ended up choosing us to live at her home because she knew I had the best interest for her property and neighborhood. Mary also owned the north corner property, and she wished to keep the properties together forever. Although I couldn’t purchase both properties together at the time, we prayed that a family would move in to complete our neighborhood, and leave the green space intact, rather than being built on. I believe that with this area being heavily residential, it would not be a good idea to have any commercial business in this location. I am very strongly opposed to this idea, as well as anything similar such as an air bnb/VRBO, parking lot, etc; as we are already at an intersection of two high-traffic streets. There are many pedestrians in this location, with young children at each of the surrounding houses. Our kids have become very close friends, and they cross the street very frequently (with supervision). We have already had to put yard signs up in order for the traffic to slow down on our end of the street (we have inquired about speed bumps, but were told it is difficult for snow removal/various reasons, which I understood). There is no parking 11 3/1/2023 allowed on the east side of Des Plaines street, and barely any room for people to drive in a 2 lane fashion as it is. Pedestrians walking toward rt. 126 is not a safe idea. There are many commercial business opportunities around Lockport street near the other local businesses. We would like to keep our end of Des Plaines street residential, and as kid-friendly as possible. In regards to this lot becoming zoned residential for a home to be built, I do have some concerns. But first I wanted to first make sure I said “thank you” to all of the members who spoke at the initial meeting regarding a residence being built seven feet from my house. I am truly appreciative that you spoke up about this, as it is extremely important to my family. When I heard that the new owner had potential plans to build seven feet from my property, right near my home, I was devastated. I have worked hard for my home, and I am so grateful to be here. Each morning, we sit near the large north-facing open window to read, play, and eat our morning breakfast. This brings us so much happiness, and if a residence ends up building that close to us, it will feel intrusive. We will no longer have any open view or sunshine coming through our house from that window (our main source of light), or the same amount of comfort and privacy that we have now. It would be ideal for the lot to remain intact as green space, as we all want to preserve the historic feel of our street, while also having it remain aesthetically pleasing. The neighbors and I don’t want our street to appear as if we’re trying to squeeze houses into tiny spaces. In addition, I believe that the corner house on Des Plaines/126 would be very difficult to sell if there was a house placed on this small open lot, as the green space is what would attract a buyer for the corner house. Neither house would end up having any yard space around it either. I am also unsure how a new house would be viable in this small area, with needing a driveway and garage, plus no parking on our side of the street. We really wish to not have a driveway right near us, as our kids and their friends play outside very often. At the end of the day, we care most about safety, integrity, and appeal. We want people to invest in our town who care about this community, have good intentions, and keep the best interest of Plainfield at the forefront. People with well-thought out plans and dreams who want to contribute in making the area a better place. If a residence is approved, I wish and prefer it be built as far as possible from our home. My genuine goal and wish is to keep Plainfield the wonderful, charming town that it is, while continuing to help the area flourish and grow in a positive trajectory. I will be at the meeting on Tuesday, March 7th. I am more than willing to speak to anyone beforehand to share my thoughts and hear yours as well, if needed. This case # is: 1991-010623.VAR.PP.FP. Thank you very much for taking the time to read this letter, it is truly appreciated. 12 3/1/2023 If interested to get a better idea of our living environment, please feel free to click the attached photo link below to view some pictures we have taken at home + fun around the neighborhood: https://photos.app.goo.gl/TkQKkQe8rwnXMPqu6 Thank you, Lauren Long llong024@gmail.com 815-735-1197 13 Plan Commission Record of Minutes Date: February 21, 2023 Location: Village Hall CALL TO ORDER Chairman Kiefer called the Plan Commission meeting to order at 8:02 p.m. immediately following the Zoning Board of Appeals meeting. ROLL CALL PRESENT: Commissioners Minnis, Nicholson, Renzi, Seggebruch, Valerga, Womack and Chairman Kiefer. ABSENT: Commissioners Goins and Heinen STAFF: Jonathan Proulx, Planning Director DEVELOPMENT REPORT The development report was given during the preceding Zoning Board of Appeals meeting. APPROVAL OF MINUTES The Minutes of Plan Commission held on February 7, 2023 were approved as presented. PUBLIC COMMENTS No Public Comments. OLD BUSINESS No Old Business. NEW BUSINESS 1991-010623.VAR.PP.FP: 14929 S. Des Plaines St. Commissioner Minnis left the Board Room. Commissioner Womack made a motion to continue the case to the March 7, 2023, Plan Commission meeting. Second by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Valerga, yes; Seggebruch, yes; Womack, yes; and Kiefer, yes. Motion carried 5-0. 1988-121222.SU.SPR: The Farmhouse West Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Seggebruch. The motion carried unanimously by voice vote: Ayes: Renzi, Seggebruch, Valerga, Womack and Kiefer. Nays: None Mr. Proulx provided an introduction of the proposed Special Use and Site Plan Review. Commissioner Minnis returned to the Board Room. 14 Plan Commission Minutes February 7, 2023 Page 2 of 4 Chairman Kiefer swore in Glen Delarosa, applicant; and Edward Garcia, architect. Mr. Delarosa explained the proposed use and design of the property. Chairman Kiefer asked the applicant if they are open to the working with the Traffic Committee as stated in the staff report. Mr. Delarosa confirmed. Chairman Kiefer asked for Public Comments. Chairman Kiefer swore in Brenda Kraft, resident. Ms. Kraft voiced concerns regarding outdoor music, parking, lack of streetlights, lack of designated crosswalk and sidewalk, traffic, and flooding on the property. Also asked if a tent will be used as a temporary structure until the building is built. Staff explained the status of the road improvements to 127th Street and Naperville-Plainfield Road and explained how stormwater would be managed on properties with flood plain. Mr. Delarosa stated they have no plans for a temporary tent and addressed the parking concerns. Chairman Kiefer swore in Jessica McGrath, resident. Ms. McGrath voiced concerns regarding traffic and lack of sidewalks. Chairman Kiefer swore in Jeff Kunz, resident. Mr. Kunz is concerned about the wildlife, if both businesses are operating at the same time, and emergency vehicle’s ability to navigate the area when there are events. Mr. Delarosa addressed the traffic concern and confirmed all events will be indoors. Mr. Proulx addressed the wildlife concern. Chairman Kiefer swore in Suzanne Derrick, resident. Ms. Derrick described how the existing farm building plays a big part in preserving the Village’s farming history and pointed out that the applicant is proposing to build in the flood plain. Mr. Proulx stated the applicant will not be allowed to build in the floodplain. Mr. Delarosa addressed the existing farm buildings and what will be preserved or repurposed. Chairman Kiefer swore in Richard Derrick, resident. Mr. Derrick concerns are traffic, not having a firm plan of when road construction will be completed, stormwater drainage, restricting pedestrian access to the river, restricting hardscape along the river, and demolition of the historical structures. Mr. Proulx addressed the demolition of the historic structures. Mr. Delarosa stated this location will be a separate business from the location to the east. There was discussion regarding the section construction, sidewalk connections, and pedestrian access to the river. Mr. Delarosa stated he would comply with what would be necessary to keep pedestrians safe along the river. There was discussion regarding the floodplain line, specifically how it may change with the residential development to the west. There was discussion regarding the noise/music that the site may generate, the size of events that will be held at this location, and hours of operation. Mr. Delarosa agreed to not allow the same group/wedding book both locations at the same time. 15 Plan Commission Minutes February 7, 2023 Page 3 of 4 Commissioner Seggebruch suggested that there be a dedicated turn lane on Naperville/Plainfield Rd. into this development. Commissioner Seggebruch explained why he can’t support this application at this time. Commissioner Renzi feels that there should be fencing installed along the river for safety, a contribution to a bike path along 127th Street, parking agreement between the two properties, adding pedestrian crossing devices, an agreement for public river usage, and an area for land banked parking. There was discussion regarding the Traffic Committee’s recommendation for an access point and water runoff into the river from the parking lot. The applicant also agreed that the trash enclosure will match in look and material to the proposed buildings. Commissioner Minnis shares in the concerns regarding parking, floodplain, and pedestrian/vehicle access. There was discussion regarding how the floodplain mapping gets changed and which agencies/departments will be part of the review. There was discussion regarding if the special use runs with the land. Chairman Kiefer indicated based on the commissioner’s comment there is general support for the special use but they struggle with the site plan review because of uncertainty regarding the floodplain mapping changes, number of access points, and the future road improvements to the intersection at 127th St. and Plainfield/Naperville Rd. Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Renzi. The motion carried unanimously by voice vote: Ayes: Minnis, Renzi, Seggebruch, Valerga, Womack and Kiefer. Nays: None Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for a special event venue at the southwest corner of Naperville-Plainfield Road and 127th Street, 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 Valerga. Vote by roll call: Renzi, yes; Seggebruch, no; Womack, yes; Valerga, yes; Minnis, yes; and Kiefer, yes. Motion carried 5-1. Commissioner Renzi made a motion to recommend approval of the site plan review for the proposed special event venue at the southwest corner of Naperville-Plainfield Road and 127th Street, 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. Submittal of a revised site plan in compliance with the recommendations of the Traffic Committee. 16 Plan Commission Minutes February 7, 2023 Page 4 of 4 Second by Commissioner Womack. Vote by roll call: Minnis, no; Seggebruch, no; Valerga, no; Womack, no; Renzi, no; and Kiefer, abstained. Motion failed 5-0. DISCUSSION There was discussion regarding the Wal-Mart closing. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 8:34 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary 17 18 19 20 21 PLSC SCARPETTA'S SUBDIVISIONILLINOISPLAINFIELD,BOLLINGERKEITH E.No. 035-3592 P R OFESSI O NAL LAND SURVEYOR STATE OF ILLI NO IS PRAIRIE LAND SURVEY COMPANYPLSC _____________________________________________________ILLINOISPLAINFIELD,BOLLINGERKEITH E.No. 035-3592 P R OFESSI O NAL LAND SURVEYOR STATE OF ILLI NO IS 22 23 3/1/2023 To whom it may concern re case # is: 1991-010623.VAR.PP.FP: I am writing in regards to the zoning meeting that took place on 2/21/23, specifically, the zoning of the grass lot located south of the corner of 14929 Des Plaines St. and Rt. 126. I own the home on 14933 S Des Plaines St., directly south of that lot. I planned on attending the zoning meeting on 2/21/23, but viewed online instead due to circumstances with my children. Before I share my thoughts on the north lot next door, I wanted to briefly share why I am so passionate about what happens to it. I feel very connected to Plainfield. I have lived here my whole life, almost 35 years. I grew up going to the public schools that my mom taught at, attended local groups and events with friends, and joined several sports teams, many of which my dad coached. Some of our favorite things to do as a family were to attend the various parades downtown, and support the great local businesses and restaurants. It is a privilege to now be able to raise my own children here, and do those same things with them. I have a wonderful career as a nurse in the Plainfield school district, and have become close with many different people in the community. We try to get out and volunteer when we can, and be a part of what’s going on, as we truly take pride in living here. We see the best in this community, and have enjoyed seeing the incredible growth over the last several years. My kids and I officially moved to our forever home on Des Plaines street in August of 2021. We ended up getting this home due to an incredible amount of perseverance and faith. It was previously owned by the Selfridge family, long time Plainfield residents that had lived there for many years. Owner Mary Selfridge ended up choosing us to live at her home because she knew I had the best interest for her property and neighborhood. Mary also owned the north corner property, and she wished to keep the properties together forever. Although I couldn’t purchase both properties together at the time, we prayed that a family would move in to complete our neighborhood, and leave the green space intact, rather than being built on. I believe that with this area being heavily residential, it would not be a good idea to have any commercial business in this location. I am very strongly opposed to this idea, as well as anything similar such as an air bnb/VRBO, parking lot, etc; as we are already at an intersection of two high-traffic streets. There are many pedestrians in this location, with young children at each of the surrounding houses. Our kids have become very close friends, and they cross the street very frequently (with supervision). We have already had to put yard signs up in order for the traffic to slow down on our end of the street (we have inquired about speed bumps, but were told it is difficult for snow removal/various reasons, which I understood). There is no parking 24 3/1/2023 allowed on the east side of Des Plaines street, and barely any room for people to drive in a 2 lane fashion as it is. Pedestrians walking toward rt. 126 is not a safe idea. There are many commercial business opportunities around Lockport street near the other local businesses. We would like to keep our end of Des Plaines street residential, and as kid-friendly as possible. In regards to this lot becoming zoned residential for a home to be built, I do have some concerns. But first I wanted to first make sure I said “thank you” to all of the members who spoke at the initial meeting regarding a residence being built seven feet from my house. I am truly appreciative that you spoke up about this, as it is extremely important to my family. When I heard that the new owner had potential plans to build seven feet from my property, right near my home, I was devastated. I have worked hard for my home, and I am so grateful to be here. Each morning, we sit near the large north-facing open window to read, play, and eat our morning breakfast. This brings us so much happiness, and if a residence ends up building that close to us, it will feel intrusive. We will no longer have any open view or sunshine coming through our house from that window (our main source of light), or the same amount of comfort and privacy that we have now. It would be ideal for the lot to remain intact as green space, as we all want to preserve the historic feel of our street, while also having it remain aesthetically pleasing. The neighbors and I don’t want our street to appear as if we’re trying to squeeze houses into tiny spaces. In addition, I believe that the corner house on Des Plaines/126 would be very difficult to sell if there was a house placed on this small open lot, as the green space is what would attract a buyer for the corner house. Neither house would end up having any yard space around it either. I am also unsure how a new house would be viable in this small area, with needing a driveway and garage, plus no parking on our side of the street. We really wish to not have a driveway right near us, as our kids and their friends play outside very often. At the end of the day, we care most about safety, integrity, and appeal. We want people to invest in our town who care about this community, have good intentions, and keep the best interest of Plainfield at the forefront. People with well-thought out plans and dreams who want to contribute in making the area a better place. If a residence is approved, I wish and prefer it be built as far as possible from our home. My genuine goal and wish is to keep Plainfield the wonderful, charming town that it is, while continuing to help the area flourish and grow in a positive trajectory. I will be at the meeting on Tuesday, March 7th. I am more than willing to speak to anyone beforehand to share my thoughts and hear yours as well, if needed. This case # is: 1991-010623.VAR.PP.FP. Thank you very much for taking the time to read this letter, it is truly appreciated. 25 3/1/2023 If interested to get a better idea of our living environment, please feel free to click the attached photo link below to view some pictures we have taken at home + fun around the neighborhood: https://photos.app.goo.gl/TkQKkQe8rwnXMPqu6 Thank you, Lauren Long llong024@gmail.com 815-735-1197 26