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HomeMy Public PortalAbout03-21-23 Plan Commission Minutes Plan Commission Record of Minutes Date: March 21, 2023 Location: Village Hall CALL TO ORDER Chairman Kiefer called the Plan Commission meeting to order at 7:18 p.m. immediately following the Zoning Board of Appeals meeting. ROLL CALL PRESENT: Commissioners Heinen, Minnis, Nicholson, Renzi, Seggebruch, Valerga, Womack and Chairman Kiefer. ABSENT: Commissioner Goins STAFF: Jake Melrose, Economic Development Director Amanda Martinez, Associate Planner Rachel Riemenschneider, Associate Planner APPROVAL OF MINUTES The Minutes of Plan Commission held on March 7, 2023 were approved as presented. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT The development report was given during the preceding Zoning Board of Appeals meeting. OLD BUSINESS No Old Business. NEW BUSINESS 1998-022823.VAR.FP: 15930 S. FREDERICK ST. – PLAINFIEDL FIRE DISTRICT STATION # 4 Mr. Melrose indicate that staff has nothing further to add to the staff report that was presented for the variance during the preceding Zoning Board of Appeals meeting. Chairman Kiefer swore in Jon Stratton, Plainfield Fire Chief. Chairman Kiefer asked for public comments. The commissioners had no questions or comments. Commissioner Womack made a motion to recommend approval of the Preliminary Plat of Subdivision of Plainfield Fire Protection Districts (Station 4), in accordance with the reviewed plans, subject to the following stipulation: 1. Compliance with the requirements of the Village Engineer. Second by Commissioner Minnis. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 7-0. Plan Commission Minutes March 21, 2023 Page 2 of 6 Commissioner Seggebruch made a motion to recommend approval of the Final Plat of Subdivision of Plainfield Fire Protection Districts (Station 4), in accordance with the reviewed plans, subject to the following stipulation: 1. Compliance with the requirements of the Village Engineer. Second by Commissioner Valerga. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 7-0. 1984-110322.REZ.PP.FP: 16761 S. ROUTE 59 Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Minnis. The motion carried unanimously by voice vote: Ayes: Heinen, Minnis, Renzi, Seggebruch, Valerga, Womack and Kiefer. Nays: None Mr. Melrose provided an overview of the request for rezoning, preliminary plat, and final plat. There was discussion about the future land use of this property in the Comprehensive Plan and what uses could develop this property based on that zoning. Chairman Kiefer swore in John Crane and Matt Gutzeit. Mr. Crane explained why they are pursuing the rezoning of the property. Chairman Kiefer asked the applicant if there have been any issues with their dealership down the road in Joliet. Mr. Crane explained they have to follow Illinois Motor Vehicle Act and explained it entails. Chairman Kiefer asked for public comments. Chairman Kiefer swore in Chris Smogur. Mr. Smogur spoke in opposition of the applications because he feels that the proposed applications change the character of the neighborhood and is not protecting the neighborhood. Chairman Kiefer asked the applicant to clarify the four dealerships and if the applicant understands they will still need to maintain the property if they purchase it. Mr. Crane explained there will be four different building that would house four different manufactures and he understands that they will need to maintain the vacant property. Chairman Kiefer swore in Sukhram Narine. Mr. Narine voiced his concern about water drainage, protecting the wildlife, flooding, and access to the site. The applicant addressed the water drainage concern and access to the site from route 59. Staff confirmed that a new development would need to manage their water drainage. Chairman Kiefer swore in Charles Winter. Mr. Winter voiced his concerns about the flooding of Rolf Road and lack of landscaping plan. The applicant addressed how they will be a good neighbor by limiting light pollution and they will be providing a significate landscaping buffer. Plan Commission Minutes March 21, 2023 Page 3 of 6 Chairman Kiefer swore in James Sasaka. Mr. Sasaka voiced his concern about flooding in the open field and the dangerous intersection to the north at Dayfield Rd. and Route 59. Chairman Kiefer swore in Scott Hamburg. Mr. Hamburg is concerned about the developer wanting a signalized intersection, the detention pond’s stagnant water, hours of operation and over saturation of auto dealerships in the area. Chairman Kiefer swore in Gail Linhart. Ms. Linhart is concerned about the traffic, lights, noise and access for the future residential developmental. Mr. Crane addressed the access to future residential. Chairman Kiefer swore in Dave Boisdorf. Mr. Boisdorf wanted clarification on the water drainage system. Mr. Gutzeit explained how the water will drainage. Mr. Boisdorf is concerned about the water drainage. There was discussion about the Comprehensive Plan and the future land use zoning. Chairman Kiefer swore in Dale Riola. Mr. Riola is concerned about water drainage and traffic from testing driving. Mr. Crane addressed the testing driving routes. Chairman Kiefer swore in Ed Koziorowski. Mr. Koziorowski is concerned about water drainage. Chairman Kiefer reminded Mr. Smogur he is still under oath. Mr. Smogur voiced concerns about a farmer having access to farm the remaining acreage and light pollution. Mr. Smogur gave a petition opposing the project to staff. Chairman Kiefer reminded Mr. Boisdorf he is still under oath. Mr. Boisdorf inquired about what is the allowable distance per IDOT between signalized intersections. Mr. Gutzeit addressed his question. Commissioner Heinen asked the Mr. Gutzeit a series of questions regarding how the development will manage its stormwater, which the Mr. Gutzeit responded to. Commissioner Heinen made a recommendation to the Village Engineer that they consider the current groundwater issues in this area, so he proposes that there needs to be a “zero release” which require detention basin to be bigger. Commissioner Heinen made comments regarding future points access and emergency services access. Commissioner Heinen explained why he supports the rezoning. Commissioner Minnis recommended amply buffering to the neighborhood to the south and he supports the rezoning. Commissioner Renzi explained why he supports the applications. Commissioner Seggebruch suggested a 100-foot landscaping easement for the neighborhood to the south and that there needs to be a second access point for emergency services. Commissioner Seggebruch feels that they need more information before he can vote on the plats. Commissioner Womack suggested the Village look at the bigger picture for stormwater management with the DuPage River. There was discussion about the business hours. Mr. Crane stated that he will double the size of the buffering to sixty (60) feet for the south property line. There was discussion about the landscape easement and side setback. Commissioner Minnis suggested a stipulation in the motion for the sixty (60) foot landscape easement. Plan Commission Minutes March 21, 2023 Page 4 of 6 There was discussion if an auto dealership is a permitted use in B-3 zoning district. Commissioner Renzi made a motion to close the public hearing. Second by Commissioner Womack. The motion carried unanimously by voice vote: Ayes: Heinen, Minnis, Renzi, Seggebruch, Valerga, Womack and Kiefer Nays: None There was discussion about what stipulations should be added to the motions. Commissioner Renzi made a motion to recommend approval of the zoning map amendment from R- 1 Single Family Residential District to B-3 Highway Business District for the property identified as Lot 1 on the proposed Preliminary/Final Plat of Subdivision of Hawk Auto Second by Commissioner Heinen. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 7-0. Commissioner Womack made a motion to recommend approval of the Preliminary Plat of Subdivision of Hawk Auto, in accordance with the reviewed plans, 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. Landscape easement on south property line of the property identified as Lot 1 on the proposed Preliminary/Final Plat of Subdivision of Hawk Auto will be a minimum of sixty (60) feet wide. Second by Commissioner Minnis. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 7-0. Commissioner Minnis made a motion to recommend approval of the Final Plat of Subdivision of Hawk Auto, in accordance with the reviewed plans, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. Landscape easement on south property line of the property identified as Lot 1 on the proposed Preliminary/Final Plat of Subdivision of Hawk Auto will be a minimum of sixty (60) feet wide. Second by Commissioner Renzi. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 7-0. 1997-022723.SPR: IMPACT CARE Ms. Martinez provided an overview of the site plan review application. Chairman Kiefer swore in David Nash, Chris Lavoie, and Dr. Sally Nwafor. Mr. Nash provided an overview of the project. Chairman Kiefer asked for public comments and there was no response from the public. Plan Commission Minutes March 21, 2023 Page 5 of 6 There was discussion regarding the parking lot placement, parking space count, emergency services access, east elevation along Route 30, access points into the development, the private road through the commercial subdivision, the second future phase of this development, building materials (sample of material was provided for viewing), and patient’s length of stay. Commissioner Womack suggested the east elevation along Route 30 should be “dressed up” and sidewalk connectivity along the north edge of the property. Commissioner Renzi asked the applicant if they agree to add more visual articulation to the east elevation. Mr. Nash agreed to make changes. Commissioner Renzi is concerned that there is not enough parking. Mr. Nash explained that the facility is a controlled entry and how more parking could be added now. Dr. Nwafor addressed the parking, as well. Commissioner Minnis would like the applicant to give special attention to east most entrance point because of all the traffic from surrounding businesses. Mr. Lavoie addressed the access points. Commissioner Minnis also suggested moving the play area to the westside of the building. Mr. Nash stated it is the owner’s preference to have it on the eastside of the building. Commissioner Heinen asked Mr. Lavoie what his preference for the east most access point is. Mr. Lavoie explained why he prefers full access and Commission Heinen agreed. Commissioner Heinen suggested to make two lanes under the porte cochere and Mr. Lavoie agreed. Commissioner Minnis recommend approval of the site plan review for the proposed Reliance Children’s Healthcare medical facility on Lot 4 of the Rose Subdivision, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Second by Commissioner Seggebruch. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 7-0. 2000-030623.SPR.PP.FP: DOLLAR TREE Commissioner Heinen stated he needs to be recused from this case and left the meeting. Ms. Martinez provided an overview of the site plan review, preliminary plat, and final plat applications. Chairman Kiefer swore in Richard Ogburn and Brett Hickey. Mr. Ogburn provide a brief overview of the development. Chairman Kiefer asked for public comments and there was no response from the public. There was discussion regarding the landscaping requirement and lighting on building. Mr. Ogburn agreed to the twelve landscaping plantings and indicated the cutsheets for the lighting on the building have been provided to staff. Commissioner Seggebruch suggested the landscape plantings should be on the northside of the building and not having a drive aisle between the two building. Mr. Ogburn indicated he will work with staff. Plan Commission Minutes March 21, 2023 Page 6 of 6 Commissioner Womack asked staff to be mindful about landscaping being difficult to grow on the northside of the building due to lack of sunlight. Commissioner Seggebruch made a motion to recommend approval of the proposed site plan review for the project known as Dollar Tree, located at Lot 2 of the Menards Subdivision, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Second by Commissioner Valerga. Vote by roll call: Heinen, recused; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0. Commissioner Minnis made a motion to recommend approval of the preliminary plat of subdivision for the project known as Dollar Tree, located at Lot 2 of the Menards Subdivision, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Second by Commissioner Renzi. Vote by roll call: Heinen, recused; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0. Commissioner Valerga made a motion to recommend approval of the final plat of subdivision for the project known as the Dollar Tree located, at Lot 2 of the Menards Subdivision, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Second by Commissioner Minnis. Vote by roll call: Heinen, recused; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0. DISCUSSION There was discussion about if there will be road striping since there are some roads in need of restriping. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 10:08 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary Click here to view the video of this Meeting.