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Home My Public Portal About04-18-23 ZBA & Plan Commission Agenda PacketZoning Board of Appeals & Plan Commission Tuesday, April 18, 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 Seeking a motion to approved the Minutes of the Zoning Board of Appeals held on March 21, 2023. 03-21-23 ZBA Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS 1.2003-032123.VAR - 15312 S. SAWGRASS CIRCLE 1.a.Seeking a motion to open a Public Hearing for the proposed variance for the property located at 15312 S. Sawgrass Circle. 1.b.Seeking a motion to close the Public Hearing for the proposed variance for the property located at 15312 S. Sawgrass Circle. 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 a fence to encroach 30.45 feet into the corner side yard for the property located at 15312 S. Sawgrass Circle. 15312 S. Sawgrass Cir. Staff Report Packet.pdf 1 Zoning Board of Appeals & Plan Commission Page - 2 DISCUSSION ADJOURN PLAN COMMISSION CALL TO ORDER, ROLL CALL APPROVAL OF MINUTES Seeking a motion to approve of the Minutes of the Plan Commission held on April 5, 2023. 04-05-23 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS 1.2001-030723.AAA.SU.REZ.SPR.PP.FP - 248TH AVE. APARTMENTS 1.a.Seeking a motion to continue the Public Hearing for the proposed special use for planned development amendment and the rezoning for the property located at the northeast corner of 248th Ave. and 127th St. to the May 16, 2023 Plan Commission meeting. 248th Apartments Memo.pdf NEW BUSINESS DISCUSSION ADJOURN REMINDERS - April 24th - Committee of the Whole Workshop at 7:00 p.m. May 1st - Village Board Meeting at 7:00 p.m. May 2nd - Plan Commission Meeting at 7:00 p.m. 2 Zoning Board of Appeals Record of Minutes Date: March 21, 2023 Location: Village Hall CALL TO ORDER AND PLEDGE Chairman Kiefer called the Zoning Board of Appeals meeting to order at 7:00 p.m. and led the Pledge 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. Commissioner Heinen is in attendance. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Mr. Melrose provided an update of the following case: Farmhouse West and Variance for Des Plaines St. OLD BUSINESS No Old Business. NEW BUSINESS 1998-022823.VAR.FP: 15930 S. FREDERICK ST. – PLAINFIEDL FIRE DISTRICT STATION # 4 Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Heinen. 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 variance request. Commissioner Minnis is in attendance. Chairman Kiefer swore in Jon Stratton, Plainfield Fire Chief. Chief Stratton explained the reason for subdividing the lot. Chairman Kiefer asked for public comments, there was no response. Commissioner Renzi felt that the staff report did not reflect if the finds of fact we supported. Mr. Melrose stated staff does support the variance request. Commissioner Renzi suggested that code is updated to allow 3 Zoning Board of Appeals Minutes March 21, 2023 Page 2 of 2 for an administrative review for less than one (1) acre or for 12% or less reduction to the standard lot size since this seems to be a common request. Commissioner Seggebruch asked if the Fire Department ever intended to use the entire parcel. Chief Stratton stated they thought about using the excess land at one point. Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Renzi. The motion carried unanimously by voice vote: Ayes: Heinen, 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 Zoning Board of Appeals and to recommend approval of a variance to permit the proposed subdivision of the property commonly known as 15930 S. Frederick St. granting relief from Section 9-61 of the Zoning Code to allow for 39,017 square feet. Second by Commissioner Womack. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Valerga, yes; Womack, yes; Renzi, yes; and Kiefer, yes. Motion carried 7-0. DISCUSSION No Discussion. ADJOURN Zoning Board of Appeals meeting adjourned at 7:18 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary 4 TO: ZONING BOARD OF APPEALS FROM: AMANDA MARTINEZ, ASSOCIATE PLANNER DATE: APRIL 18, 2023 REGARDING: REPORT TO THE ZONING BOARD OF APPEALS 15312 S. SAWGRASS CIRCLE CASE NUMBER: 2003-032123.VAR REQUEST: Variance (Public Hearing) APPLICANT: Rodolfo Vargas LOCATION: 15312 S. Sawgrass Circle ZONING: R-1 PUD Low Density Single-Family Residential District, Planned Development COMP. PLAN: Medium Density Residential DISCUSSION The applicant is seeking a variance to allow a fence in the corner side yard of their property. The fence is proposed to be a four-foot (4’), open-style aluminum fence that will be placed along their property line. The applicant is requesting a 30.45’ encroachment into the corner side yard located at 15312 S. Sawgrass Circle. Existing Conditions/Site Context The subject property is a 10,311 square-foot lot located in the Willow Run residential subdivision. The subdivision is a relatively newer subdivision within the Village of Plainfield nearing full build-out of Unit One. The adjacent land uses, zoning, and street classifications are as follows: East: Single-family detached residential (R-1 PUD) West: Single-family detached residential (R-1 PUD); South Sawgrass Circle (Local) South: Single-family detached residential (R-1 PUD); South Sawgrass Circle (Local) North: Single-family detached residential (R-1 PUD) John F. Argoudelis PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Harry Benton Kevin M. Calkins Patricia T. Kalkanis Cally Larson Tom Ruane Brian Wojowski 5 REPORT TO THE ZONING BOARD OF APPEALS Page #2 of 4 2003-032123.VAR 4/13/2023 15312 S. SAWGRASS CIRCLE (FENCE VARIANCE) ANALYSIS The applicant is requesting a variance to allow an encroachment of 30.45’ feet into their corner side yard. By definition, a corner side yard is a side yard located immediately adjacent to a street or public right-of-way, occupying an area that extends from the front yard the length of the street to the rear lot line (see below Figure XVI-4). The proposed fence would be a four-foot (4’) open-style aluminum fence. The fence location requested would follow the subject property’s interior lot line, rear lot line, and corner side lot line. The fence would encroach the corner side yard but would not go past the rear of the building. Figure XVI-4. Yards on a Corner Lot The Village’s Zoning Ordinance prohibits fences from being located in a corner side yard and allows for administrative adjustments to be considered. Staff suggested an administrative adjustment which would provide a 15.25’ encroachment into the corner side yard. The applicant is not seeking an administrative adjustment and, therefore, is seeking relief from Section 9-86 (1) which states: (1) Permitted locations. Fences are permitted in any rear yard and interior side yard. Fences are not permitted in the front yard or corner side yard building setback line. See Section 9-34(1)(d) for circumstances under which an administrative adjustment to allow limited encroachment into the corner side yard may be considered. Figure X-3 illustrates various building footprints and where fences would be allowed. 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. The petitioner is seeking relief from Section 9-86 of the Zoning Ordinance, which prohibits fences from being placed in a corner side yard. The findings are as follows: a) The variance is in harmony with the general purpose and intent of this Zoning Ordinance; 6 REPORT TO THE ZONING BOARD OF APPEALS Page #3 of 4 2003-032123.VAR 4/13/2023 15312 S. SAWGRASS CIRCLE (FENCE VARIANCE) As set forth in Section 9-4 of the Zoning Ordinance, the intent of the Code is for the promotion of the public health, safety, comfort, convenience, and general welfare; ensuring adequate light, air, open space, privacy, and access to property; maintaining and promoting orderly land use patterns; facilitating the provision of adequate public services such as water, sewage, and utilities; protecting the quality of life of village residents; protecting the character of existing residential neighborhoods; and implementing the village's policies and goals, to include those of the comprehensive plan. The requested encroachment is harmonious with the intent for safety, privacy, and quality of life for the resident, as the applicant per Code would not be allowed to use the entire rear of the home. Staff does note that the fence would not extend into the rear neighboring property’s front yard, and the Code prohibits fences that encroach into the front yard. Staff submits that by allowing some corner side yard fences to encroach outside of the building setback line, there is no promotion of orderly land use pattern. 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 recognizes that in this case the curvilinear shape of the Willow Run subdivision creates confusion on what is considered a corner lot. However, the subject lot is on the corner and is platted adjacent to right-of-way. The applicant’s property line does have a sidewalk and curb between the property line and the street; however, staff does not deem this as a unique circumstance and the sidewalk still identifies as right-of-way for pedestrians. Additionally, the applicant’s property is at the corner of the curve from S. Sawgrass Circle which staff does not deem this to be an unusual condition on the property. Approving the variance request would allow safety for the applicant’s family and their enjoyment of the subject property, similarly to the administrative adjustment. Allowing encroachment to the corner side lot line allows the resident to utilize the entire rear and corner side yard which is more than what Code allows for corner lots. Staff submits that this finding of fact is not completely able to prove a hardship to comply with Section 9-86 and the allowable administrative adjustment that has been offered to the applicant. 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 could still yield a reasonable use if permitted only under the existing conditions within the Zoning Ordinance. Staff, Plan Commission, and the Board of Trustees vetted and approved Ordinance 3532 in October of 2021 which allows 50% encroachment in the side yard if the resident applies for an administrative adjustment and the fence follows the provided standards of being 4’ maximum in height and is open style. The administrative adjustment review states that in no case shall a fence be permitted within ten feet (10’) of the corner side property line to assure safety, visibility, and sight distance for 7 REPORT TO THE ZONING BOARD OF APPEALS Page #4 of 4 2003-032123.VAR 4/13/2023 15312 S. SAWGRASS CIRCLE (FENCE VARIANCE) pedestrians and motorists. The intent of allowing for an administrative review process is to provide residents with flexibility and an option for limited encroachment. Staff notes that this is the first variance application since Ordinance 3532 has been passed. The Building and Planning Departments since then still receive requests from residents to place the fence along their corner side lot lines, although the requests are not often, those residents ultimately apply for the allowable administrative adjustment. Staff submits that if the proposed fence variance is approved, it will set precedent and encourage all corner lot homes within the Village to encroach to the corner side lot line despite putting the new ordinance in place for the same reasons. 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 is supportive the height and style of the fence being requested, which meets the administrative adjustment standard for fences that encroach into the corner side yard of a property. The style and material of the proposed fence also meets the requirement of the HOA’s covenants. Staff finds that there are three (3) other lots within the Willow Run subdivision that have identical circumstances as the subject lot for this variance request. Thus, if this variance is approved, these lots would be able to legally obtain the same request. Due to this precedent, it is staff’s determination that the variance, in this case, will alter the essential character of this newly constructed neighborhood by setting precedent of allowing fences along the corner side lot lines adjacent to Sawgrass Circle, which is the main street for the subdivision’s street network. RECOMMENDATION Staff welcomes public comments and seeks input from the Zoning Board of Appeals for the variance request of a corner lot fence to encroach 30.45’ in the property owner’s corner side yard to reach the corner side property line. Staff does not support the variance request as there has been a process recently approved to allow resident to request limited encroachment in these circumstances. This variance, if approved, will set a precedent in the Village of Plainfield that will deter compliance within the administrative adjustment process. Based on the findings of fact, if the Zoning Board of Appeals wishes to recommend approval, the motion below 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 fence to encroach 30.45 feet into the corner side yard for the property located at 15312 S. Sawgrass Circle. 8 23 March 2023 To: Village of Plainfield, IL Re: Fence Variance I am requesting a variance for putting up a fence in the backyard within my property limit. Due to my lot being considered a "corner lot", I am writing this letter to explain my specific hardship and unique situation that this restriction is causing me and my family. I understand the reasoning behind restrictions in corner lots, my situation merits an exception to the policy because of the specific circumstances that I will outline in this letter. My property line sits away from the curb and the street. The is a concrete walkway and a median before getting to the curb and the street. There is a clearance of over 15 feet from the curb to my property line. There is plenty of clearance between my property line and the curb. We are also installing an aluminum fence, which you can see through. The proposed fence is 4ft tall, aluminum as per variance requirement. My proposed fence is in the rear of the house, from the rear left corner to my property line. So, it's not obstructing visibility because the fence is located in the rear side backyard. There will be over 74 feet of clearance that will not obstruct view of the incoming traffic, this is around 50 feet more than the 20 ft general fence standards requirement to clear visibility on corner lots. So, there is no visibility issue once so ever. Willow Run is a new community, and the HOA has already approved our request. So, no land pattern will be affected by my request. Similar variance has been made for houses such as 16605 and 16553 S Muller Circle. There is no intersection, and the fence will not encumber any view of traffic or street. Please note there are no safety concerns with this variance. This request is for the rear side yard. It does not affect the front end of the house, which has an additional visibility clearance. As noted earlier, my HOA has approved this exact request already. This would not affect any neighbors. This restriction only impacts our house in our small community and it’s directly affecting my and family quality of life, which this Code of Ordinance should be promoting. Furthermore, in this instance, this restriction is not in line with the intent and purpose of the code of ordinance. It is not protecting the village residents, promoting, or protecting health, safety space, access to the property, or maintaining land patterns. Instead, it's doing the opposite by limiting the ability of my family to have adequate, safe space and privacy. Please feel free to reach out to my below contact number. Thank you! Rodolfo Vargas 347-443-3712 9 lllllllllll 15.23' allowed by administrative adjustment Proposed Fence Location (with Staff Mark-Up in Green) 10 ArcGIS Web Map Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Village Address Points Parcels Plainfield Municipal Boundary 3/21/2023, 10:36:00 AM 0 0.01 0.020.01 mi 0 0.02 0.040.01 km 1:1,128 Plainfield Staff County of Will, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA | Plainfield GIS | Plainfield Public Works Dept | Will County GIS | County of Will, Maxar, Microsoft |11 WILLOW RUN RECORDED FINAL PLAT (Lot 73 is the subject property) 12 EXAMPLE PHOTOS OF SUBJECT SITE (Le� home is the subject property) 13 Example Photo of Proposed Fence 14 Plan Commission Record of Minutes Date: April 5, 2023 Location: Village Hall CALL TO ORDER Chairman Kiefer called the Plan Commission meeting to order at 7:02 p.m. PLEDGE TO THE FLAG Chairman Kiefer led the pledge to the flag. ROLL CALL PRESENT: Commissioners Goins, Heinen, Nicholson, Renzi, Seggebruch, Valerga, and Chairman Kiefer. ABSENT: Commissioners Minnis and Womack STAFF: Jake Melrose, Economic Development Director Rachel Riemenschneider, Associate Planner APPROVAL OF MINUTES The Minutes of Plan Commission held on March 21, 2023 were approved as presented. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Mr. Melrose provided an update on the following: Naperville Boundary Agreement; Hawk Auto; Plainfield Fire Station variance and plat; Impact Care; and Dollar Tree. OLD BUSINESS No Old Business. NEW BUSINESS 1995-021423.SU: 16200 S. LINCOLN HIGHWAY, UNIT 104 Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Renzi. The motion carried unanimously by voice vote: Ayes: Heinen, Renzi, Seggebruch, Valerga, and Kiefer. Nays: None Mr. Melrose provided an introduction of the proposed special use application. Chairman Kiefer swore in Irfan Arif, applicant. Mr. Arif stated he would like to open a vape and CBD product store and will not be selling tobacco products. Chairman Kiefer asked for public comments and there was no response. Commissioner Renzi asked the applicant if they will be open on Saturdays. Mr. Arif stated he will be open Saturdays from 9:00 a.m. to 10:00 p.m. 15 Plan Commission Minutes April 5, 2023 Page 2 of 5 There was discussion about the advisory question that was on the April Consolidated Election ballot for cannabis and how those licenses be handled. There was discussion regarding where his other locations are; what is the percentage of sales for vape and CBD products; and who can use the products. Commissioner Seggebruch made a motion to close the public hearing. Second by Commissioner Valerga. The motion carried unanimously by voice vote: Ayes: Heinen, Renzi, Seggebruch, Valerga, and Kiefer. Nays: None Commissioner Renzi 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 permit to operate a tobacco retail store at 16200 S. Lincoln Hwy, Unit 104. Second by Commissioner Seggebruch. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes; Valerga, yes; and Kiefer, yes. Motion carried 5-0. 1993-020223.SU.SPR: 16202 S. ROUTE 59 SELF-STORAGE Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Heinen. The motion carried unanimously by voice vote: Ayes: Heinen, Renzi, Seggebruch, Valerga, and Kiefer. Nays: None Mr. Melrose provided an introduction of the proposed special use and site plan review applications. Chairman Kiefer swore in Jeffrey Ratzer and Ryan Wagner. Mr. Ratzer clarified they have not signed a contract with a third-party management company. Chairman Kiefer asked for public comments. Chairman Kiefer swore in Al Tinsley. Mr. Tinsley voiced his concern about the stormwater issues in the Vintage Harvest subdivision. Mr. Tinsley is in support of commercial and industrial development in Plainfield but does not want anyone negatively impacted. Chairman Kiefer swore in David Owen. Mr. Owen is concerned because his property backups to the boat & RV buildings, landscape maintenance, light pollution, and 24-hour access. Staff addressed light pollution. Mr. Ratzer addressed landscaping, landscape maintenance, and lighting. Chairman Kiefer swore in Debbie Owen. Ms. Owen voiced concerns about customers having 24-hour access and the coyote problem in the area. Chairman Kiefer swore in Denise Harper. Ms. Harper asked questions related to landscaping, fencing, and lighting. Mr. Ratzer addressed the questions. 16 Plan Commission Minutes April 5, 2023 Page 3 of 5 Chairman Kiefer swore in Matt Mauer. Mr. Mauer is concerned about the water detention and had questions about how the site will be accessed by RV & boats. Mr. Ratzer addressed the access points. Chairman Kiefer swore in Tom Harper. Mr. Harper had questions about the fencing, lighting, and security cameras. Mr. Ratzer addressed the questions. Commissioner Heinen recommends the Village Engineer have the detention pond lined and increase the detention size with a zero release. There was discussion between Mr. Ratzer and Commissioner Heinen regarding the engineering of the detention pond. There was discussion about how the colors of the building could change based on which management company manages the facility, auto turn exhibit for fire trucks, adequate parking spaces, and if the landscaping meets code. Commissioner Renzi asked the applicant to explain why they are apprehensive to provide a cross access easement. Mr. Ratzer indicated that due to security of the facility, the church has not asked for the easement, and it is not a necessity. Commissioner Renzi explained why he feels having the cross access could make Fraser Road safer. There was discussion if there are existing field tiles on the property and Commissioner Seggebruch requested the applicant perform a field tile survey. Mr. Ratzer indicated that they would perform the field tile survey. There was discussion about site circulation, and the possible building addition. Commissioner Seggebruch suggested maximizing the amount of landscaping screening along the west and northwest corner of the property. Commissioner Valerga also suggested maximizing the amount of landscaping screening along the west and northwest corner of the property. Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Renzi. The motion carried unanimously by voice vote: Ayes: Heinen, Renzi, Seggebruch, Valerga, and Kiefer. Nays: None Commissioner Valerga 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 permit for the proposed self-storage facility generally located at the NWC of IL Route 59 and Fraser 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 Heinen. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes; Valerga, yes; and Kiefer, yes. Motion carried 5-0. Commissioner Seggebruch made a motion to recommend approval of the site plan review for the proposed self-storage facility generally located at the NWC of IL Route 59 and Fraser 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. 17 Plan Commission Minutes April 5, 2023 Page 4 of 5 Second by Commissioner Renzi. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes; Valerga, yes; and Kiefer, yes. Motion carried 5-0. 2001-030723.AAA.SU.REZ.SPR.PP.FP: 248TH AVE. APARTMENTS Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Renzi. The motion carried unanimously by voice vote: Ayes: Heinen, Renzi, Seggebruch, Valerga, and Kiefer. Nays: None Chairman Kiefer stated four (4) emails were received in opposition of the project, which were provided to the Plan Commissioners. Ms. Riemenschneider provided an introduction of the proposed special use, rezoning, site plan, preliminary plat, and final plat application. Chairman Kiefer swore in Harold Francke, Jason Kambitsis, Emily Mitchell, Geoff Campbell, Tim Wentz, John Honiotes, Eric Isaacs, and Luay Aboona. The applicant’s project team gave a presentation on the project. Chairman Kiefer swore in Timothy Gurrie. Mr. Gurrie has concerns about traffic. Chairman Kiefer swore in Leah Creed. Mr. Creed has concerns about density, building height, safety, foot traffic, school overcrowding, and landscape buffering. Chairman Kiefer swore in Daniel Creed. Mr. Creed made comments regarding the traffic study and the findings of facts in the staff report. Chairman Kiefer swore in Jay Hayes. Ms. Hayes is concerned about traffic and overcrowding of schools. Chairman Kiefer swore in Maria Loefer. Ms. Loefer is concerned about the impact of the home values, traffic, and schools. Chairman Kiefer swore in Michelle Kuta. Ms. Kuta is concerned about noise, lack of a park, and traffic. Chairman Kiefer swore in Erin Thomas. Ms. Thomas agrees with her neighbors’ comments but wants to know why the medical district is not being extended. Chairman Kiefer swore in Swati Amin. Ms. Amin is concerned about traffic, safety, wildlife displacement, building height, light pollution, and noise pollution. Chairman Kiefer swore in Hemisha Patel. Ms. Patel is concerned about traffic, building height, wildlife displacement, impact on the schools, apartment renters are not long-term residents, and property taxes. Chairman Kiefer swore in Vikas Patel. Mr. Patel is concerned about aesthetics and landscaping. Chairman Kiefer swore in Curtis Loefer. Mr. Leofer is concerned about the height of the buildings being out of character for the area, and buffering. 18 Plan Commission Minutes April 5, 2023 Page 5 of 5 Chairman Kiefer swore in Rohit Amin. Mr. Amin is concerned about the height of the buildings. Mr. Kambitsis addressed the comments and concerns from the public comments. Commissioner Heinen wants the Village to review the traffic in the region, since it is a regional issue not a local issue and is concerned about losing the last of the medical district on 127th Street. Commissioner Renzi is also concerned about losing the medical district and traffic. Commissioner Seggebruch is concerned about traffic, losing the medical district, and this is the right location for this development. Commissioner Valerga recommended the application come back with a different plan and location. Commissioner Goins agrees that this location is not the right place for this development. Commissioner Nicholson agrees that this might not be the best location for this project, too. Chairman Kiefer also agrees this is not a good location for this development. Commissioner Valerga made a motion to continue the case to the April 18, 2023 Plan Commission meeting. Second by Commissioner Renzi. Second by Commissioner Renzi. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes; Valerga, yes; and Kiefer, yes. Motion carried 5-0. DISCUSSION No Discussion. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 10:32 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary 19 John F. Argoudelis PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Harry Benton Kevin M. Calkins Patricia T. Kalkanis Cally Larson Tom Ruane Brian Wojowski TO: PLAN COMMISSION FROM: RACHEL RIEMENSCHNEIDER, ASSOCIATE PLANNER MEETING DATE: APRIL 18, 2023 SUBJECT: REPORT TO THE PLAN COMMISSION 248TH AVE APARTMENTS CASE NUMBER 2001-030723.AAA.SU.REZ.SPR.PP.FP REQUEST: Annexation Agreement Amendment Special Use Amendment (Public Hearing) Zoning Map Amendment (Public Hearing) Site Plan Review Preliminary Plat of Subdivision Final Plat of Subdivision APPLICANT: AR Building Company, Inc. LOCATION: Northeast corner of W 127th Street and S 248th Street ZONING: I-1 PUD (Office, Research, and Light Industrial District) COMP PLAN: Medical District DISCUSSION The applicant, AR Building, is proposing a 13.3-acre residential development for the property generally located at the northeast corner of W 127th Street and S 248th Avenue (PINs: 07-01-28- 301-001-0000, 07-01-28-301-002-0000, 07-01-28-301-003-0000). The proposed development would include 192 apartment dwelling units (in four apartment buildings) and 8 townhome dwelling units (in two townhome buildings). The proposed gross density is 15 dwelling units per acre. This proposal requires the following action: • Annexation Agreement Amendment to Ordinance 2434 (2004) • Special Use for Planned Development Amendment to Ordinance 2437 (2004) • Zoning Map Amendment to rezone approximately 13.3 acres from I-1 Office, Research, and Light Industrial District to R-4 Multiple-Family Residential District • Site Plan Review for four (4) apartment buildings (192 units), two (2) townhome buildings (8 units), a club house, and common area 20 • Preliminary and Final Plat of Subdivision to combine the three (3) existing parcels into one (1) parcel The requests for Rezoning and Special Use for Planned Development Amendment require a public hearing before the Plan Commission. A public hearing was opened and held at the April 5, 2023 meeting of the Plan Commission. At the request of the applicant, the public hearing was continued to the April 18, 2023 Plan Commission meeting. The applicant has since requested an additional continuance to the May 16, 2023 Plan Commission Meeting to allow additional time for preparation. Should the Plan Commission concur, the following motion is offered for your consideration: I move we continue the Public Hearing for the proposed special use for planned development amendment and the rezoning for the property located at the northeast corner of 248th Ave. and 127th St to the May 16, 2023, Plan Commission meeting. cc: AR Building Company, Inc. Manhard Consulting 21