HomeMy Public PortalAbout02-21-23 Plan Commission Minutes
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 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.
Commissioner Minnis was not present for the vote.
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
Commissioner Minnis was not present for the vote.
Mr. Proulx provided an introduction of the proposed Special Use and Site Plan Review.
Plan Commission Minutes
February 21, 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 floodplain. 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 floodplain.
Mr. Proulx stated the applicant will not be allowed to build in the floodplain without proper review from
all agencies that require plan review. 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.
Plan Commission Minutes
February 21, 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 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 comments 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.
Plan Commission Minutes
February 21, 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
Click here to view the video of this Meeting.