HomeMy Public PortalAbout07-24-2023 COW Agenda and PacketCommittee of the Whole Workshop of the President and the Board of
Trustees
Monday, July 24, 2023
7:00 PM
24401 W. Lockport Street
Plainfield, IL 60544
In the Boardroom
Agenda
A.CALL TO ORDER, ROLL CALL, PLEDGE -
•Seeking Board consideration of a motion to appoint Trustee Kiefer as this evening’s Chair.
B.APPROVAL OF THE MINUTES
B.1.Approval of the Minutes of the Special Meeting, Committee of the Whole Workshop,
and Executive Session held on July 10, 2023.
07-10-2023 Special Meeting Minutes
07-10-2023 COW Minutes
C.PRESIDENTIAL COMMENTS
D.TRUSTEES COMMENTS
E.PUBLIC COMMENTS (3-5 minutes)
F.WORKSHOP
F.1.SOLAR FARMS
Staff is seeking direction and input from the Board of Trustees as it relates to solar farms
as a principal use of a property which would require a zoning text amendment.
Solar Farm Staff Report Packet
F.2.RECREATIONAL CANNABIS
Staff is seeking direction and input from the Board of Trustees as it relates to recreational
cannabis in the Village which would require a Code of Ordinances text amendment.
Adult Use Cannabis Staff Report Packet
F.3.SHARON METHODIST CHURCH REZONING DISCUSSION (CASE NO.
1999-030123.REZ.SU.SPR.FP)
The applicant is seeking the Board of Trustees direction and input as it relates to their
zoning applications to open a restaurant at the vacant Sharon Methodist Church at
1
Committee of the Whole Workshop of the President and the Board of Trustees Page - 2
23913 W. Lockport St.
Sharon Church Staff Report Packet
REMINDERS -
•August 2 Plan Commission – 7:00 p.m. - Note: Wednesday Evening Meeting
•August 7 Village Board Meeting – 7:00 p.m.
•August 14 Next Committee of the Whole Workshop – 7:00 p.m.
2
VILLAGE OF PLAINFIELD
SPECIAL MEETING MINUTES
JULY 10, 2023
AT:VILLAGE HALL
BOARD PRESENT: J. ARGOUDELIS, T.RUANE, M.BONUCHI, P.KALKANIS, R.KIEFER,
AND C.LARSON. BOARD ABSENT: B.WOJOWSKI. OTHERS PRESENT: J.BLAKEMORE,
ADMINISTRATOR; R.VOGEL, ATTORNEY; M.GIBAS, VILLAGE CLERK; S.THREEWITT,
PUBLIC WORKS DIRECTOR; J.PROULX, PLANNING DIRECTOR; J.MELROSE, ECONOMIC
DEVELOPMENT DIRECTOR; L.SPIRES, BUILDING OFFICIAL; T.PLECKHAM,
MANAGEMENT SERVICES DIRECTOR; AND R.MILLER, CHIEF OF POLICE.
CALL TO ORDER, ROLL CALL, PLEDGE
Mayor Argoudelis called the meeting to order at 7:00 p.m. Roll call was taken, Trustee Wojowski was
absent, all other Trustees were present. Mayor Argoudelis led the Pledge of Allegiance. There were
approximately 16 persons in the audience.
PUBLIC COMMENTS (3-5 minutes)
No Comments.
BUSINESS MEETING
1)APPROVAL OF THE AGENDA
Trustee Larson moved to approve the Agenda. Second by Trustee Kalkanis. Vote by roll call.
Ruane, yes; Wojowski, absent; Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0 no, 1
absent. Motion carried.
2)CONSENT AGENDA
Trustee Ruane moved to approve the Consent Agenda to include:
a)Bills Paid and Bills Payable Reports for July 10, 2023.
b)Authorize the Village President to execute an Intergovernmental Agreement with Will
County regarding the placement of license plate reading cameras located on County
Highways.
c)Approval of the Bond Reductions for Pulte Bronk Farm, Phase 1 Site Improvement
Bond #ES00009992 to $912,097.55, and Phases 1, 2 & 3 Mass Grading Bond
#800140615 to $269,105.99.
Second by Trustee Bonuchi. Vote by roll call. Ruane, yes; Wojowski, absent; Bonuchi, yes;
Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0 no, 1 absent. Motion carried.
3)TACO BELL PLANNED DEVELOPMENT & SITE PLAN – 12441 S. IL ROUTE 59
Trustee Bonuchi moved to adopt Ordinance No 3602, approving a planned development for a Taco
Bell development located at 12441 S. IL Route 59, Lot 6 of the Plainfield Business Park, subject to
the stipulations noted in the staff report. Second by Trustee Ruane. Vote by roll call. Ruane, yes;
Wojowski, absent; Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0 no, 1 absent. Motion
carried.
3
Village of Plainfield
Special Meeting Minutes – July 10, 2023
Page 2
Trustee Bonuchi moved to approve the site plan review for a Taco Bell development located at 12441
S. IL Route 59, Lot 6 of the Plainfield Business Park, subject to the stipulations noted in the staff
report. Second by Trustee Kalkanis. Vote by roll call. Ruane, yes; Wojowski, absent; Bonuchi, yes;
Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0 no, 1 absent. Motion carried.
4)248TH AVE APARTMENTS (CASE NUMBER 2015-052623.SPR.PP.FP)
Jake Melrose reviewed the site plan as previously submitted. Representatives of the applicant, AR
Building, stated that no changes were made to the plan pursuant to the discussion at the Committee of
the Whole Workshop. Representatives noted that there is another plan for the site that has not yet
been submitted to the Board, but they wanted to have the Board vote on the previously submitted
plan. Trustee Kiefer and Trustee Bonuchi expressed concern that no changes were made based on the
Board feedback at the Committee of the Whole Workshop.
Trustee Kiefer moved to approve the proposed site plan review for the property located at the
northeast corner of west 127th Street and south 248th Avenue, subject to the stipulations found in the
staff report. Second by Trustee Ruane. Vote by roll call. Ruane, no; Wojowski, absent; Bonuchi, no;
Kalkanis, no; Kiefer, no; Larson, no. 0 yes, 5 no, 1 absent. Motion failed.
There was no discussion or action taken on item 4b.
5)OLD TOWN PHASE II UTILITY IMPROVEMENTS
Trustee Bonuchi moved to authorize the Village President to award the Old Town Phase II Utility
Improvements contract to P.T. Ferro Construction Co., the lowest responsible bidder, in an amount
not to exceed $5,477,323.07 plus a 3% contingency. Second by Trustee Larson. Vote by roll call.
Ruane, yes; Wojowski, absent; Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0 no, 1
absent. Motion carried.
6)THORNBERRY CIRCLE STORM SEWER REPAIRS
Trustee Bonuchi moved to authorize the Village President to award the Thornberry Circle Storm
Sewer Repair to IAP Construction Inc., the low-quote, qualified contractor, in an amount not to
exceed $11,207.00. Second by Trustee Ruane. Vote by roll call. Ruane, yes; Wojowski, absent;
Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0 no, 1 absent. Motion carried.
7)KELLER FARM (CASE NUMBER 2010-050423.AA/REZ/SU/PP/SPR)
Trustee Bonuchi moved to open the Public Hearing regarding the proposed annexation agreement for
the development known as Keller Farm, located at the northwest corner of Lockport Street and
Wallin Drive, and continue the Public Hearing to the August 7, 2023 meeting of the Village President
and Board of Trustees. Second by Trustee Kiefer. Vote by roll call. Ruane, yes; Wojowski, absent;
Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0 no, 1 absent. Motion carried.
8)PLAINFIELD BUSINESS CENTER (CASE NUMBER 2016-060723.AAA/FP)
Trustee Ruane moved to open the Public Hearing regarding the proposed first amendment to the
annexation agreement for the project known as the Plainfield Business Center. Second by Trustee
Bonuchi. Voice Vote. All in favor, 0 opposed. Motion carried.
4
Village of Plainfield
Special Meeting Minutes – July 10, 2023
Page 3
Jon Proulx stated that the applicant is proposing the first development within the Plainfield Business
Center, which is a cold storage (refrigerator/freezer) food distribution business. In order to develop
the lot, the applicant is proposing an amendment to the annexation agreement to allow for acquisition
of the property in phases, as well as final plat approval to create the first development lot for the
development. Mike Martin, attorney for the applicant, stated that the proposed amendment to the
annexation agreement simply clarifies that the property can be acquired and developed in phases. The
original agreement assumed the property would be acquired all at once and then developed in phases.
The amendment clarifies that developer obligations only apply to the property as it is acquired. There
are no changes to the financial terms of the agreement. The applicant has committed to paying 100
percent of the developer contributions up-front, coinciding with the closing of the first phase of
development. Trustee Larson expressed concern regarding the amendment and working with a third
party. Trustee Ruane expressed concern regarding the noise of chillers and asked staff to ensure that
the noise meets code requirements. Jon Proulx stated that staff will address the noise concern during
the administrative review.
Trustee Bonuchi moved to approve Ordinance No. 3603, granting approval of the first amendment to
the annexation agreement for the project known as the Plainfield Business Center. Second by Trustee
Ruane. Vote by roll call. Ruane, yes; Wojowski, absent; Bonuchi, yes; Kalkanis, yes; Kiefer, yes;
Larson, no; Argoudelis, yes. 5 yes, 1 no, 1 absent. Motion carried.
Trustee Ruane moved to approve the Final Plat of Subdivision of the Plainfield Business Center,
subject to the stipulations noted in the staff report. Second by Trustee Kiefer. Vote by roll call.
Ruane, yes; Wojowski, absent; Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0 no, 1
absent. Motion carried.
9) 143RD STREET WEST EASEMENT ACQUISITION AGREEMENTS (PARCEL 0004)
Trustee Larson moved to authorize the Village Administrator to execute easement acquisition
agreements with the Chicago Trust Company, successor to Wayne Hummer Trust Company as
Trustee under Trust Agreement dated May 16, 2007, known as Trust No. HBT – 2398, for public
utility and road right-of-way easements for the 143rd Street west project for Parcel 0004 (PIN 06-01-
400-003). Second by Trustee Bonuchi. Vote by roll call. Ruane, yes; Wojowski, absent; Bonuchi,
yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0 no, 1 absent. Motion carried.
Trustee Ruane moved to adjourn the Special Meeting. Second by Trustee Larson. Voice Vote. All in
favor, 0 opposed. Motion carried.
The meeting adjourned at 8:04 p.m.
Michelle Gibas, Village Clerk
5
Village of Plainfield
Special Meeting Minutes – July 10, 2023
Page 4
VILLAGE OF PLAINFIELD
PUBLIC HEARING
JULY 10, 2023
AT:VILLAGE HALL
BOARD PRESENT: J. ARGOUDELIS, T.RUANE, M.BONUCHI, P.KALKANIS, R.KIEFER,
AND C.LARSON. BOARD ABSENT: B.WOJOWSKI. OTHERS PRESENT: J.BLAKEMORE,
ADMINISTRATOR; R.VOGEL, ATTORNEY; M.GIBAS, VILLAGE CLERK; S.THREEWITT,
PUBLIC WORKS DIRECTOR; J.PROULX, PLANNING DIRECTOR; J.MELROSE, ECONOMIC
DEVELOPMENT DIRECTOR; L.SPIRES, BUILDING OFFICIAL; T.PLECKHAM,
MANAGEMENT SERVICES DIRECTOR; AND R.MILLER, CHIEF OF POLICE.
PLAINFIELD BUSINESS CENTER (CASE NUMBER 2016-060723.AAA/FP)
Mayor Argoudelis called the meeting to order at 7:52 p.m. Present roll call stands.
Jon Proulx stated that the applicant is proposing an amendment to the annexation agreement to allow
for acquisition of the property in phases.
There were no public comments.
Trustee Larson moved to close the Public Hearing and return to the regular business meeting. Second
by Ruane. Voice Vote. All in favor, 0 opposed. Motion carried.
The meeting adjourned at 7:53 p.m.
Michelle Gibas, Village Clerk
6
Minutes of the Committee of the Whole Workshop of the President
and the Board of Trustees
Held on July 10, 2023
In the Boardroom
Mayor Argoudelis called the meeting to order at 8:05 p.m. Board present: Mayor Argoudelis, Trustee
Ruane, Trustee Bonuchi, Trustee Kalkanis, Trustee Kiefer, and Trustee Larson. Board absent: Trustee
Wojowski. Others present: Joshua Blakemore, Administrator; Michelle Gibas, Village Clerk; Scott
Threewitt, Public Works Director; Jon Proulx, Planning Director; Jake Melrose, Economic Development
Director; Traci Pleckham, Management Services Director; Lonnie Spires, Building Official; and Robert
Miller, Chief of Police. There were approximately 3 persons in the audience.
Trustee Larson moved to approve the Minutes of the Committee of the Whole Workshop held on
June 26, 2023. Second by Trustee Ruane. Voice Vote. All in favor, 0 opposed. Motion carried.
PRESIDENTIAL COMMENTS
Mayor Argoudelis:
Commented on the rain.
Commented on recent community events.
Offered condolences to Don Bennett and family and requested a moment of silence for the
passing of Patty Bennett.
TRUSTEE COMMENTS
Trustee Bonuchi offered condolences to the Bennett family.
PUBLIC COMMENTS
No Comments.
WORKSHOP
1)CROSSROADS 143RD WALLIN CONCEPT REVIEW
Jake Melrose stated that a new concept plan has been provided to staff for the Crossroads
development located at the SEC of 143rd Street and Wallin Drive. Incline Industrial Services is
proposing to relocate their headquarters from Joliet to this site. Val Curlee, owner of Incline
Industrial Services, stated that he is a Plainfield resident and he would like to bring his company to
the community. He is a millwright contractor that builds food/manufacturing facilities all over the
Midwest. The business is a very low intensity industrial use that is currently located in Joliet next to
Lightways Hospice and has never had any complaints. The business will be a sensitive neighbor to
the Oasis Senior Housing should the Board approve the property use. There were no objections from
the Board.
Mayor Argoudelis read the reminders.
Trustee Larson moved to adjourn to Executive Session as permitted under the Open Meetings Act under
Section 2 (c)(11) to discuss pending litigation, not to reconvene. Second by Trustee Bonuchi.Vote by
roll call. Ruane, yes; Wojowski, absent; Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 5 yes, 0
no, 1 absent. Motion carried.
The meeting adjourned at 8:20 p.m.
Michelle Gibas, Village Clerk
7
John F. Argoudelis PRESIDENT
Michelle Gibas VILLAGE CLERK
TRUSTEES
Margie Bonuchi Patricia T. Kalkanis
Richard Kiefer
Cally Larson Tom Ruane Brian Wojowski
TO: PRESIDENT ARGOUDELIS and BOARD OF TRUSTEES
FROM: RACHEL RIEMENSCHNEIDER, PLANNER
MEETING DATE: JULY 24, 2023
SUBJECT: REPORT TO COMMITTEE OF THE WHOLE
SOLAR FARM CONCEPT
APPLICANT: Turning Point Energy, Village of Plainfield
DISCUSSION Turning Point Energy has approached staff regarding the possibility of developing solar farms in
Plainfield. Currently, Plainfield’s Zoning Code only addresses accessory solar energy systems –
essentially, small ground- or roof-mounted panels where the energy is primarily used on-site. Most often, this is a home or business looking to install a small number of panels on their roof or property. A larger solar array or solar farm, where the energy produced is utilized off-site, would be considered a principal use and will require a zoning code update to permit (likely by special
use) and regulate solar farms.
The applicant, Turning Point Energy, will provide a presentation on their proposed development (attached). Their solar farm projects are usually 20-40 acres in size and part of a long-term lease of the property (typically 25 years, with an option to extend).
In addition to consideration of this specific applicant’s proposal, staff seeks feedback from trustees regarding the solar farm use in general, where this use would be appropriate, and what restrictions staff should consider if a text amendment is drafted. Restrictions that may be included in an ordinance can include the following:
• Project Size
• Screening (fencing/landscaping)
• Setbacks/separation from buildings
• Groundcover
• Lighting
• Signage
• Decommissioning abandoned solar
farms
Staff looks forward to Trustees’ discussion on this use generally, a potential text amendment, and this specific developer’s proposal, which staff believes is representative of other solar farm projects that will be proposed in the future.
8
Community Solar in Plainfield
Presentation to the Committee of the Whole
July 24, 2023
9
Agenda
Discuss how community solar might work well in Plainfield
Introduce TurningPoint Energy
Describe community solar
Review potential project
10
About Us
TurningPoint Energy develops community solar with the following goals:
•Understanding what is important to you
•Listening to those closest to the project site
•Designing our projects to integrate within your community
•Investing in local initiatives and charitable organizations
11
Community Engagement & Investment
•Outreach to abutters.
•Engagement with municipalities, elected officials.
•TurningPoint Energy invests in the communities
where our projects are located.
•TPE is targeting over $500,000 community
investment across Illinois as part of with our
community solar project development in the
state. To date, TPE and its partners have
provided $750,000 in community investment/
goodwill funding in our development communities.
I have to say that because of your materials my students are more engaged and eager to learn about solar. I thank you for what
you are doing and feel it has inspired and engaged our kids.” – 5th grade teacher, Deming Public Schools, New Mexico
12
What is Community Solar?
Also called a shared renewable energy plant, Community Solar is a solar power plant structure designed to benefit multiple customers:
The solar project’s generated electricity is shared by more than one household and covers all or a portion of their load
Enables homeowners, renters and those otherwise unable to install a system to participate in clean energy
Zero upfront cost and no long-term commitment to the subscriber
13
Plainfield, Illinois: What We’ve Learned
Plainfield History
Lincoln Highway
Standard Oil Gasoline Station
Underground Railroad
Conservation and Stewardship
Riverfront Master Plan
Settlers’ Park
Bike to Work week
Plainfield is growing and welcomes investment
Diageo
Logoplaste
14
How Community Solar Benefits Communities
Clean Energy Economy
Community solar enables Plainfield residents to benefit from solar
without installing panels on individual residents’ properties.
Local Jobs
(50-75 over 12-18
months)
Electricity Savings
Opportunity for
Residents
Tax Revenue
Approx 10x
Increase
Reduced
Greenhouse Gas
Emissions
Increased Grid Resiliency Pollinator Habitat
Improved Soil
Health and
Reduced Erosion
15
Planting Plan
•Buffer and array planting mix will include native pollinators
•Will include flowering species in the spring, summer and fall.
•Similar to Conservation Reserve Program (CRP):
•Reduce soil erosion on highly erodible cropland
•Protect long-run capability to produce food and fiber
•Income support for farmers
16
How would a solar farm be as a neighbor?
•No long-term traffic
•No water or sewer usage
•Compliance with Illinois noise
standards
•No emissions
•No glare
•Limited site lighting
•Landscape screening and
buffering
•Improved soil health and
reduced erosion
Quiet and Screened
17
Next Steps
TurningPoint Energy continues a dialogue with
community stakeholders over the next three
months
We will work with the Planning Department to adopt an
ordinance and permit projects over the next six months
This is your community, and we like it very much.
18
Questions?
Gloria Foxman
Development Manager
gfoxman@tpoint-e.com
19
24401 W. Lockport Street · Plainfield, IL 60544
Phone (815) 4363-7093 Fax (815) 436-1950
www.plainfield-il.org
TO: PRESIDENT ARGOUDELIS and BOARD OF TRUSTEES
FROM: JAKE MELROSE, AICP, E.D. DIRECTOR
DATE: JULY 24, 2023
SUBJECT: RECREATIONAL CANNABIS DISCUSSION
DISCUSSION
On December 12, 2022, the Village Board discussed the potential of permitting recreational cannabis
and the allowance of a dispensary(ies) in Plainfield at a Committee of the Whole. The discussion was
mixed with some opposition and some in favor. In response to the discussion, the Village Board voted at
the December 19th meeting to place a referendum question on the April location election ballot of
whether or not the Plainfield public would want recreational cannabis in the community.
The referendum results were in favor of allowing recreational cannabis to be sold in Plainfield with a
vote of 1,558 yes and 1,527 no. Attached is the presentation that will be provided at the COW meeting.
As part of this presentation, staff wanted to provide a demographic breakdown as it is important
context to the overall discussion.
The presentation notes that the average age of local election voters is 60 years old (pg 3 of slides). Pew
Research Center data shows that 50% of the population at that age or older supports legalizing cannabis,
which is consistent with the referendum results – this is compared to the 21-43 year old age group
which is at 68% supporting legalization.
Staff thought this should be addressed as, first, the referendum results represented 6.8% of the Village’s
population. Second, that limited population that voted represents – statistically – a small demographic
segment from the data presented above. Plainfield’s median age is 37 years old with over 20,000
people between the ages of 21-59. New data from the Pew Research Center in 2022 shows 59% of the
total adults surveyed believe recreational cannabis should be legal.
Whenever the State of Illinois has released new dispensary licenses, the Village has been approached for
this business opportunity since 2019. The State has just released new licenses once again and the
Village has multiple recreational dispensaries interested in locating to the Village. From initial
discussions with these dispensaries, it is staff’s understanding that one dispensary could represent a
minimum of $300,000 in home rule sales tax.
Staff seeks the Village Board’s direction as it relates to the allowance of recreational cannabis in the
Village.
John F. Argoudelis
PRESIDENT
Michelle Gibas
VILLAGE CLERK
TRUSTEES
Margie Bonuchi
Patricia T. Kalkanis
Richard Kiefer
Cally Larson
Tom Ruane
Brian Wojowski
20
Adult-Use
Cannabis
Business
Establishments
Village of Plainfield
Planning Department
21
Terminology
•“Cannabis” means marijuana, hashish, and other substances that are identified as including any parts of the plant Cannabis sativa
and including derivatives or subspecies, such as indica, of all strains of cannabis, whether growing or not; the seeds thereof, the
resin extracted from any part of the plant; and any compound, manufacture, salt, derivative, mixture, or preparation of the plant, its
seeds, or resin, including tetrahydrocannabinol (THC) and all other naturally produced cannabinol derivatives, whether produced
directly or indirectly by extraction
•"Cannabis business establishment" means a cultivation center, craft grower, processing organization, infuser organization,
dispensing organization, or transporting organization.
•“Cannabis dispensing organization” means a facility operated by an organization or business that is licensed by the Illinois
Department of Financial and Professional Regulation to acquire cannabis from licensed cannabis business establishments for the
purpose of selling or dispensing cannabis, cannabis-infused products, cannabis seeds, paraphernalia or related supplies to
purchasers or to qualified registered medical cannabis patients and caregivers, per the Act, as it may be amended from time-to-
time, and regulations promulgated thereunder.
222
Background and Timeline
•On January 1, 2020, the Cannabis Regulation and Tax Act was put into effect in
the State of Illinois.
•Legalizes possession and use of cannabis for adults 21 and over
•Allows for the sale of cannabis and cannabis products by a licensed
business (informs of the process to obtain a license and maintain
compliance with the set regulations)
•Discusses state agency roles, regulations, and related programs
•23 States have fully legalized cannabis for recreational use
•14 States have legalized cannabis for medicinal use only
•On October 7, 2019, the Village Board adopted Ordinance No. 3434 to
prohibit cannabis related business (opted-out) within the Village of Plainfield.
•On December 19, 2022, the Village Board adopted Resolution No. 1825
providing for the submission of an advisory referendum concerning the
allowance of cannabis uses within the Village of Plainfield to appear on the
April 4, 2023 consolidated election ballot.
•Referendum results: 1,558 yes votes (50.5%) and 1,527 no votes (49.50%)
•Average age of local election voters is 60 years old
•Plainfield Median Age: 37 years old (over 20,000 between ages 21-59)
•Pew Research Center: 2022 survey states 59% of all adults support
recreational cannabis
323
State Departments at Play
Dept. of Financial
and Professional
Regulation
Enforces the provisions
of this Act relating to
the oversight and
registration of
dispensing
organizations and
agents, including
issuing or revoking
licenses.
Dept. of Public
Health
Makes
recommendations to
the Dept. of
Agriculture and the
Dept. of Financial and
Professional Regulation
on appropriate health
warnings for
dispensaries and
advertising.
Dept. of Human
Services
Develops and
disseminates
educational materials
for purchasers based
on recommendations
from the Dept. of
Public Health and the
Adult Use Cannabis
Health Advisory
Committee.
Adult Use Cannabis
Health Advisory
Committee
Monitor changes in
drug use data in Illinois
and the emerging
science and medical
information relevant to
the health effects
associated with
cannabis use and
provides
recommendations to
other departments.
Dept. of Agriculture
Enforces provisions of
the Act relating to the
oversight and
registration of
cultivation centers,
craft growers, infuser
organizations, and
transporting
organizations and
agents (i.e.potency,
serving size, etc.).
424
State Statue Regulations on
Licensed Cannabis Establishments
Application Requirements:Examples of Operational Requirements:
•All cannabis products must be obtained from an Illinois registered
adult use cultivation center, craft grower, infuser, or another
dispensary (shall inspect before dispensing)
•Deliveries may not be accepted through the public access areas
unless otherwise approved by the State
•A dispensing organization shall maintain compliance with State and
local building, fire, and zoning requirements or regulations
•A dispensing organization shall submit a list to the Department of the
names of all service professionals that will work at the dispensary
•A dispensary may operate between 6 a.m. and 10 p.m. local time
•A dispensing organization must keep all lighting and air treatment
systems in good working order
•A dispensing organization shall ensure that any building or
equipment is maintained in a clean and sanitary condition
5
•A resume for each principal officer
•A description of the training and education provided to employees
•A copy of the proposed operating bylaws
•A copy of the proposed business plan (services and process)
•A copy of the proposed security plan
•A proposed inventory control plan
•A proposed floor plan
•A plan for community engagement
•Procedures to ensure accurate recordkeeping and security measures
•The estimated volume of cannabis it plans to store at the dispensary
•A description of features that comply with ADA accessibility measures
•A proposed air quality/odor plan
•A proposed diversity plan
•A contract with a private security contractor agency
25
Local Dispensary Regulations
Quantity & Time
•Hours of operation limitations
•State Statue: A dispensary may
operate between 6 a.m. and 10 p.m.
local time.
•Limit the amount of licenses
Place
•Special/conditional use or permitted
by right
•Zoning districts
•Number of locations
•Buffer requirements
•Parking requirements
•Additional building standards
Manner of Operation
•Allow or prohibit consumption on-
site
•Business registration with the
Building Department
•Allow or prohibit cultivation centers,
craft growers, processing
organizations, and transporting
organizations
626
Community Comparisons
Naperville
•Prohibits craft growers; processing operation; transporting operations; cultivation centers; and infuser operations
•Dispensing organizations are permitted in the B2, B3, HS, I, ORI, and RD Zoning Districts
•Requires approval of a conditional use if located in
the I, ORI, and RD Districts
•No more than three (3) dispensaries within City limits
•Dispensaries shall not be located within one thousand (1,000) feet of a pre-existing primary or
secondary school
•Dispensaries shall not be located within two hundred fifty (250) feet of a pre-existing property zoned for residential use
•Dispensaries shall not be located within one (1) mile
of an existing cannabis dispensing organization
•Drive-throughs shall be prohibited at dispensaries
•No cannabis or cannabis paraphernalia shall be visible from outside the premises
•On-site consumption is prohibited
•Requires a completed dispensary application for an available dispensary occupancy permit
St. Charles
•Prohibits Cannabis Cultivation Centers, Cannabis
Craft Growers, Cannabis Infuser Organizations,
Cannabis Processing Organizations, and Cannabis
Transporting Organizations
•Requires approval of a special use if located in the
BC or BR Districts
•No more than two (2) dispensaries within City limits
(one east and one west of Fox River)
•One of the dispensaries shall be licensed by the
State of Illinois within the State of Illinois for a
minimum consecutive period of one (1) year
•Dispensaries shall not be located on a parcel that is
within 250 ft. of a parcel containing a pre-existing
Primary or Secondary School, Private Boarding
School, Day Care Center, Day Care Home, or a
parcel within a single-family residential zoning
district
•Dispensaries shall not be located within 1,500 ft. of
the property line of another Recreational Cannabis
Dispensing Organization or Medical Cannabis
Dispensing Organization
•On-site consumption is prohibited
Other Opt-in Communities
•Oswego, IL
•Joliet, IL
•Shorewood, IL
•Channahon, IL
•Bolingbrook, IL
•Mokena, IL
•Highland Park, IL
•Deerfield, IL
•Crystal Lake, IL
•Niles, IL
•Oakbrook Terrace, IL
•Skokie, IL
•Lombard, IL
•Mount Prospect, IL
•Arlington Heights, IL 727
State and Local Tax
State
•The State imposes the following tax on cannabis
dispensaries:
•Cannabis flower or products with less than 35 percent
Tetrahydrocannabinol (THC): 10 percent tax.
•Cannabis-infused products (i.e.edibles): 20 percent
tax.
•Cannabis flower or products with a THC concentration
higher than 35 percent: 25 percent tax.
Local
•Municipalities can impose a Retailers’ Occupation Tax (MCROT):
cannot exceed a 3% tax on the sale of cannabis products.
•The Illinois Department of Revenue (IDOR) will collect and
administer the MCROT.
•Existing state, county, and local sales tax will also apply.
•Expected projections:
•Approximately $300,000 in cannabis sales tax in the first year of
a cannabis establishment business operating within the Village
•Approximately $200,000 in revenue from the 3% tax annually.
828
Existing Dispensaries Nearby
Existing dispensaries near
Plainfield:
•Rise: Joliet, IL (2 locations)
•Verilife: Romeoville, IL
•Sunnyside: Naperville, IL
•Zen Leaf: Aurora, IL (2 locations)
•Rise: Naperville, IL
•NuEra: Aurora, IL
•Zen Leaf: Naperville, IL
•Verilife: Aurora, IL
9
Recently approved locations
near Plainfield:
•Ivy Hall: Bolingbrook, IL
•Cloud 9: Oswego, IL
•Catalyst Cannabis: Oswego, IL
29
Staff Recommendations
•Allow adult-use cannabis dispensaries as a permitted use in the following
zoning districts: B-3 and I-1 with site locating regulations.
•Limit to two dispensaries within the Village’s boundaries (i.e.one North and
one South of Lockport St.)
•Require the following buffers (distances measured lot line to lot line):
•250 feet from a pre-existing public/private preschool, elementary or
secondary school
•250 feet from a pre-existing public/private daycare center or daycare
home
•250 feet from any pre-existing R-1 or R-2 zoned property used as a
residence
•1,500 feet from a pre-existing recreational or medical cannabis
dispensary
•Prohibit consumption on premises
•Add a parking requirement for adult-use cannabis dispensaries; 1 per 200
or 250 sf of GFA
•Impose a 3% sales tax on the sale of cannabis products 10
Potential Items to Include in a
Zoning Text Amendment:
Potential Items to Request in an
Application for a Cannabis Dispensary:
•Application/Application fee.
•Legal description of the property and Plat of Survey.
•Development plans (including but not limited to site plan, landscape plan,
floor plans, elevations, photometrics plan, signage plan, etc., as applicable).
•Cover letter of proposal (including information on the business’s operations)
•A copy of all documents submitted to the appropriate state agency for
issuance of a state license
•A copy of the cannabis business establishment's state issued license
•A security and outdoor lighting plan to be reviewed by the Village’s Police
Department prior to the public meeting for any zoning requests.
30
Example Sites for Discussion
11
13470 S. Route 59, Plainfield, IL 60585 Boulevard Place & Route 30, Plainfield, IL 60586
31
TO: PRESIDENT ARGOUDELIS and BOARD OF TRUSTEES FROM: RACHEL RIEMENSCHNEIDER, PLANNER MEETING DATE: JULY 24, 2023 SUBJECT: REPORT FOR THE COMMITTEE OF THE WHOLE
SHARON METHODIST CHURCH (23913 W LOCKPORT ST) CASE NUMBER 1999-030123.REZ.SU.SPR.FP REQUEST: Special Use (Public Hearing) Zoning Map Amendment (Public Hearing)
Site Plan Review (Administrative Review)
Final Plat of Subdivision APPLICANT: Sal Zeciri
LOCATION: 23913 W Lockport Street (Southeast corner of W Lockport and S Dillman)
ZONING: R-1 Low Density Single-Family Residential District COMP PLAN: Village Residential
DISCUSSION The applicant, Sal Zeciri, is proposing an adaptive re-use of the Sharon Methodist Church property located at 23913 W Lockport Street, the southeast corner of W Lockport Street and S Dillman
Street (PINs: 06-03-15-102-001-0000 and 06-03-15-102-002-0000). The property is 1.1 acres and
currently has a church, a school, a single-family residence, and a small garage. The proposed development would involve keeping all four buildings, creating a separate parcel for the home, reusing the church as a breakfast restaurant, and reusing the school as office space. This proposal requires the following action:
• Special Use to allow a Restaurant in the Business Transition District.
• Zoning Map Amendment to rezone approximately 0.74 acres from R-1 Low Density Single-Family Residential District to BT Business Transition District (see Figure 1 below).
• Site Plan Review (administrative review) for the expansion of the parking lot.
• Final Plat of Subdivision to create one lot for the single-family residence and one lot for the church, school, garage, and parking lot (see Figure 1 below).
John F. Argoudelis PRESIDENT Michelle Gibas VILLAGE CLERK
TRUSTEES
Margie Bonuchi Patricia T. Kalkanis Richard Kiefer Cally Larson Tom Ruane Brian Wojowski
32
REPORT FOR THE COMMITTEE OF THE WHOLE Page #2 of 6 SHARON METHODIST CHURCH 7/24/2023
CASE NUMBER 1999-030123.REZ.SU.SPR.FP
Figure 1. Current and Proposed Lot Configuration and Zoning Current Proposed
EXISTING CONDITIONS Site Context The subject site is located at 23913 W Lockport Street, the southeast corner of W Lockport Street
and S Dillman Street (PINs: 06-03-15-102-001-0000 and 06-03-15-102-002-0000). These parcels are currently vacant, improved with a church, a school, a parking lot, a garage, and a single-family residence. The adjacent land uses, zoning, and street classifications are as follows: North: W Lockport Street (Major Collector); Plainfield Academy (R-1); Single Family
Residential (R-1) East: Single Family Residential (R-1) South: Single Family Residential (R-1) West: S Dillman Street (Local Street); Single Family Residential (R-1)
Historic Survey This property was included in the Plainfield Historic Preservation Commission’s Historic Urbanized Core Survey in 2005. The church was built in 1855 and the extended central entrance tower was added around 1880. It represents an altered Greek Revival architectural style with
33
REPORT FOR THE COMMITTEE OF THE WHOLE Page #3 of 6 SHARON METHODIST CHURCH 7/24/2023
CASE NUMBER 1999-030123.REZ.SU.SPR.FP
Italianate influence. While the property is not a landmark or located in a historic district, the survey determined that the church is a “contributing structure”, which is defined as: “A building, structure, or site that may not necessarily have architectural or historic
significance as a single property, but which adds to the overall character and significance of an historic district due to its architectural or historical merit and its compatibility with other buildings, structures, and sites within an architectural or historic setting such as a neighborhood. Contributing buildings, structures, and sites are considered to be an integral part of an historic district.”
The survey also notes that the school (built in 1958) and the garage (built around 1980) are both non-contributing structures. A separate survey of the single-family residence notes that it was built in 1963 and is a non-contributing structure.
SPECIAL USE (PUBLIC HEARING) The applicant is proposing to open a breakfast restaurant in the church structure and office spaces in the school. While “Office” is a permitted use by right in the Business Transition District, a Restaurant is permitted only by special use.
The Special Use requires a public hearing. Many neighbors have made public comments regarding this proposal; please see the attached written public comments and the “Plan Commission” section below for details.
In order for the Village Board to approve a special use, the applicant must demonstrate two findings of fact based on the specific circumstances of the project. Staff outlines the required findings and supporting facts 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 would it substantially diminish
property values; Staff deems that, with appropriate conditions, the proposed breakfast restaurant use would not
be detrimental to adjacent properties, nor would it diminish property values. Staff is eager to
see this historic structure reused, as opposed to it sitting empty or potentially being demolished.
Additionally, staff will require a landscaping buffer, including a fence, along the southern
boundary of the proposed Lot 1 (between the parking area and the single-family residence) to
minimize impacts on adjacent property owners.
b. The establishment of the special use will not impede normal and orderly development and
improvement of the adjacent properties for uses permitted in the subject zoning district.
Staff believes that the proposed development would not impede development of other
properties in the area. Staff is supportive of additional properties rezoning to Business
Transition District in this area, particularly between the bank and this property.
34
REPORT FOR THE COMMITTEE OF THE WHOLE Page #4 of 6 SHARON METHODIST CHURCH 7/24/2023
CASE NUMBER 1999-030123.REZ.SU.SPR.FP
ZONING MAP AMENDMENT (PUBLIC HEARING) The applicant is seeking to rezone approximately 0.74 acres from R-1 Low Density Single-Family
Residential District to BT Business Transition District. The Village must establish the following
findings of fact prior to a zoning map amendment. Staff believes that the findings have been met per the proposed rezoning request. a. That the rezoning promotes the public health, safety, comfort, convenience, and general
welfare, and complies with the polices and plans of the Village;
Due to the presence of other nearby commercial uses (namely, BMO Harris Bank to the west and several BT zoned properties to the southwest), Staff contends that this will not be detrimental to the health, safety, comfort, convenience, and general welfare of the public. Staff also believes that the proper conditions – including limiting hours of operation and
the size of the bar area – will minimize the impact of this use on surrounding neighbors.
While staff acknowledges that the rezoning is not consistent with the Future Land Use map, the rezoning request from R-1 to BT supports several the Comprehensive Plan (2013) goals, including:
- “Protect the character and integrity of the downtown area.”
- “Focus on expanding the traditional downtown district as the core of the community
through cooperative public/private efforts that incorporate historic preservation and
new investment.”
Additionally, this development promotes “adaptive reuse of existing and historic structures”, as encouraged in the “Village Center East” section of the Comprehensive Plan. Staff has determined that, out of the business zoning districts, BT is the most appropriate for this site. Per the Zoning Code, BT zoned properties must be located on “lots fronting
streets that experience heavy amounts of vehicular traffic on a daily basis.” Most commercial uses are Special Use in the BT district, which gives the Board more oversight over potential uses, including the ability to place conditions on those uses. b. That the trend of development in the area is consistent with the requested rezoning;
The Business Transition District, while typically contemplated for residential structures, provides the precise zoning regulations needed to preserve the existing structures and the character of the neighborhood, while also bringing a productive use to the site. c. That the new zoning requested allows uses that are more suitable than those allowed under
the existing zoning; With the exception of a religious assembly, most of the uses that are permitted by right or by special use in the R-1 district are incompatible with the church structure or likely would not generate enough revenue to renovate the church. The BT district zoning will provide a greater number of possible new uses for this site.
d. That the property cannot yield a reasonable use under the existing zoning; and Given the existing structures on this property, staff believes that the permitted and special uses in the BT district are more likely to locate on this site as opposed to the permitted and
35
REPORT FOR THE COMMITTEE OF THE WHOLE Page #5 of 6 SHARON METHODIST CHURCH 7/24/2023
CASE NUMBER 1999-030123.REZ.SU.SPR.FP
special uses in the R-1 district. The most likely successful occupant of these structures would be some type of business that can generate the revenue needed to renovate and maintain this historic property.
e. That the rezoning would not alter the essential character of the neighborhood, nor would it be a substantial detriment to adjacent properties. The rezoning, in staff’s opinion, provides the best chance at preserving this historic church and allowing it to continue a productive use. The ability to place conditions on any special
use in this district will help limit the effects on the neighborhood. SITE PLAN REVIEW (ADMINISTRATIVE REVIEW)
Currently, the only proposed change to the site is expanding the parking on the south side of the
church property (between the school and the single-family residence). Following the expansion of the parking lot, the entire lot will have 43 parking spaces. Per the Village Code, the restaurant will require 22 parking space (1 space per 100 square feet in a 2,175 square foot building); the office space will require 20 parking spaces (1 space per 300 square feet in a 2,859 sq foot building).
Use Standard Square Footage Required Parking
Restaurant 1 space/100 sq. ft. of GFA 2,175 22 Office 1 space per 300 sq. ft. of GFA 2,859 20
Total Required 41
Total Provided 43
The applicant will also be required to plant a landscape buffer between the two lots to buffer the single-family home from the parking area. Because the changes encompass less than 25% of the site area, the site plan will be reviewed and approved administratively. The applicant has been
made aware that if they plan any more extensive changes in the future, those changes may need to
go through the formal Plan Commission and Village Board processes. A conceptual site plan has been included in the staff report packet; staff will require more detailed engineering and landscaping plans prior to administrative approval.
FINAL PLAT OF SUBDIVISION Currently the subject property is divided into two lengthwise parcels where the church, school, and home are on one lot, while the parking lot and garage are on a separate lot (see Figure 1 above).
The applicant proposes to re-subdivide the 1.1-acre site to create one lot with the church, school,
garage, and parking (0.74 acres) and a separate lot with the single-family residence (0.36 acres).
36
REPORT FOR THE COMMITTEE OF THE WHOLE Page #6 of 6 SHARON METHODIST CHURCH 7/24/2023
CASE NUMBER 1999-030123.REZ.SU.SPR.FP
PLAN COMMISSION The Plan Commission held a public hearing for this case on May 16, 2023. Staff received
approximately 13 phone calls and emails regarding the project, both before and after the public
hearing, and around 16 residents spoke at the meeting. The majority of residents were opposed to the project. Their concerns about the proposed uses included traffic, parking, noise, garbage, and privacy. There was also discussion regarding whether the business transition district zoning is appropriate for this site. Those in favor of the proposal noted that they were happy to see that the
buildings would be maintained instead of demolished.
The Plan Commission voted on the rezoning of the property; the vote failed (2-2) forwarding a negative recommendation to Plan Commission. No motions were made for the special use or final plat application.
Staff has since met with the applicant and urged them to refine their proposal. Those changes are reflected in this report and in the stipulations below. CONCLUSION/RECOMMENDATION
Prior to the Committee of the Whole discussion, staff recommends approval of the proposed
special use, zoning map amendment, and plat of subdivision. When the project returns to Village Board for a vote, staff recommends the following stipulations on the special use:
1. Compliance with the requirements of the Village Engineer; and
2. Compliance with the requirements of the Plainfield Fire Protection District. 3. There will be no alcohol served on the premises. 4. The hours of operation will be as follows:
a. The breakfast restaurant will be open no earlier than 7:00am and no later than
3:00pm.
b. The breakfast restaurant will receive deliveries no earlier than 7:00am and no later than 3:00pm. 5. Outdoor dining will be prohibited.
6. The Village will not issue a Certificate of Occupancy for the office building until the
parking lot has been expanded and the landscape buffer has been installed.
7. That the applicant will install a landscape buffer consistent with the zoning ordinance, including a 6-foot privacy fence at the proposed southern boundary of the commercial area and maintain a 6-foot privacy fence on the eastern border of the
property that screens the residence to the east. These two fences shall meet at that
southeast corner of the commercial property to enclose the property.
8. That if the stained-glass windows are to be altered in any way, the applicant shall demonstrate a financial burden associated with keeping the windows by providing staff with quotes from contractors showing cost to replace vs. cost to repair and retain
the existing stained-glass windows. If the cost to repair the existing windows is less
than 75% greater than the cost to replace the windows, the windows shall not be
removed.
37
NEWCANOPYGENERAL IMPROVEMENTS- IMPROVE HVAC SYSTEM- IMPROVE ROOF AND EXTERIOR WALL DEFICIENCIES- MAINTAIN STAINED GLASS WINDOWS- ADA COMPLIANCY- REMOVE ASBESTOSOFFICE- OPENING HOURS : 9 AM - 8 PM- DELIVERIES : BETWEEN 9 AM - 5 PM- GARBAGE DISPOSAL : 8 AM - 3PMRESTAURANT- OPENING HOURS : 7 AM - 3 PM- DELIVERIES : BETWEEN 7 AM - 3 PM- NO ALCOHOL SERVED- NO OUTDOOR DINING- GARBAGE DISPOSAL 8 AM - 3 PM - NEW FENCE AND LANDSCAPING1July 17, 2023RRUGA ENTERPRISESSUGAR GROVE , ILLINOIS38
NEW FENCENEW FENCENORTHHONEY LOCUST TREE1SHRUB LEAD PLANT2(AMORPHA CANESCENS)SHRUB NEW TENSEY TREE3(CEANOTHUS AMERICANUS)LANDSCAPE PLAN (PROPOSED)SCALE : NTSEXISTING TREELEGEND2July 17, 2023RRUGA ENTERPRISESSUGAR GROVE , ILLINOIS39
WEST ELEVATION (DILLMAN STREET)NEWCANOPYLOCKPORT STREETSCALE : 3/32" = 1'- 0 "RRUGA ENTERPRISESSUGAR GROVE , ILLINOISJuly 17, 2023340
NEW WOODEN FENCENEWCANOPYNORTH ELEVATION (LOCKPORT STREET)SCALE : 3/32" = 1'- 0 "AND LANDSCAPINGNEWADA RAMP4July 17, 2023RRUGA ENTERPRISESSUGAR GROVE , ILLINOIS41
EAST ELEVATIONSCALE : 3/32" = 1'- 0 "LOCKPORT STREETNEWCANOPYNEWADA RAMPRRUGA ENTERPRISESSUGAR GROVE , ILLINOISJuly 17, 2023542
DILLMAN STREETSOUTH ELEVATIONSCALE : 3/32" = 1'- 0 "6July 17, 2023RRUGA ENTERPRISESSUGAR GROVE , ILLINOIS43
KITCHEN RESTAURANT 80-90 SEATSLOBBY BELOWUPSLOPE8 12 %DISPLAY AREA COAT CLOSETUPUP
CONCEPT RESTAURANTABOVECANOPYSCALE : 1/8" = 1"-0"INTERIOR SKETCHREFERENCE7July 17, 2023RRUGA ENTERPRISESSUGAR GROVE , ILLINOIS44
REFERENCEINTERIOR SKETCHDN
DN
DN DNCONFERENCE ROOMOFFICE #1OFFICE #2OFFICE #3OFFICE #4WAITING AREAMWCORRIDORLOBBY BELOWLOBBY ENTRANCEHCLIFT CONCEPT OFFICESCALE : 1/8" = 1"-0"8July 17, 2023RRUGA ENTERPRISESSUGAR GROVE , ILLINOIS45
46
47
48
49
Rachel Riemenschneider May 8, 2023
Planning Dept.
Village of Plainfield
Rachel,
Thank you for returning our call regarding the proposed re-zoning of the Sharon Church at 23913 W. Lockport St, Plainfield. As we stated in our conversation we are opposed to any rezoning that would allow a restaurant with a bar in the middle of our neighborhood. This property is across from a school and the other adjoining properties are all single family homes. In addition, if a rezoning is granted, the owner could come back to the Village in the future asking for the addition of apartments that were part of his original plan.
You mentioned that we already have a bank at Route 59 and Lockport St. It is a very passive business. It’s a beautiful building at one of our main intersections. Before the bank was approved for that intersection a restaurant was rejected. The bank is not open in the evening or on Sunday. It doesn’t use on street parking. For years the Business Transitional properties located on this side of Route 59 have been low impact and blended in with the area. A restaurant will have evening and weekend hours. There will be smells from cooking. And again, adding drivers to our neighborhood streets at the same time activities are increasing at our park. There is always the possibility of impaired patrons taking shortcuts past the park to get out of the area.
Currently the Old Town Project has closed streets and we are all adjusting to the temporary change in traffic patterns. During normal years the school utilizes parking on Dillman Street.
We have a Park District Facility that includes a pool, baseball park, pickle ball courts, tennis courts and a playground. These attractions bring many adults and children into our area. Many drive, many walk. The traffic is already challenging for residents as well as people driving through our area. To leave our neighborhood we have to navigate restricted turn intersections and an off-set 4-way stop at Dillman and Lockport St. Many use Ottawa and Dillman as a shortcut to avoid Route 59. To add a restaurant with bar service and offices at this location would not only negatively impact our property values it would add even more traffic to our overburdened neighborhood streets. There is no need to add this kind of business at this location. There are many existing buildings for sale/lease that are already zoned for a restaurant.
The families in this area have worked very hard to maintain their properties. To add something like this does not do one thing to enhance our neighborhood or our quality of life.
Please acknowledge receipt of this letter.
Sincerely,
Carolyn & Jeff Dement
Plainfield, IL 60544
50
51
From:MARY HENNEBERRY
To:Rachel Riemenschneider
Subject:Sharon Church Development
Date:Wednesday, May 10, 2023 8:36:48 PM
Dear Rachel,
The purpose of this email is to express my opposition to the development of the
above. As a life long Plainfield resident, I've seen many positive changes to the
community. One huge problem which has NEVER come close to being solved is the
traffic mess which plagues the entire village especially on the Lockport St. corridor. In
spite of the fact the proposed project's benefits will increase Village revenues &
employment gains is nothing compared to the additional gridlock that a lot with 43 spaces would create. There is a thriving downtown that has locations for such a
business.
Additionally, the degradation of zoning to BTD concerns me as well. Hard working
families have invested much to purchase homes on a historic street like Lockport andshould have their investments safeguarded by the Village by maintaining strong
zoning.
Mary Henneberry
Plainfield, IL 60544
ATTENTION: This email originated from a sender that is outside the Village of Plainfield'semail system. Please exercise caution when replying to this message or clicking on links orattachments.
52
From:Joshua Blakemore
To:Rachel Riemenschneider
Cc:Tracey Erickson
Subject:FW: Sharon Church Property
Date:Tuesday, May 16, 2023 4:28:00 PM
FYI
-----Original Message-----From: Sent: Tuesday, May 16, 2023 4:26 PMTo: Planning Department <planning@goplainfield.com>Cc: Joshua Blakemore <jblakemore@goplainfield.com>Subject: Sharon Church Property
Planning Commission
It has come to our attention that you are considering a permit for a Restaurant at 23913 W Lockport St. As residentsliving on Lockport we sincerely hope that this does not happen.
We already struggle with traffic congestion and speeding vehicles on Lockport and Center Street both day andnight. Not to mention semi trailer trucks that use these streets as cut throughs to save time. Adding a restaurant inthis area will do NOTHING to help ease the congestion or help improve safety on these streets. It will only add tothese issues....along with other issues that come with restaurant operation.
This is a residential Area.....there is already a renovated church (St Marys) within the downtown area that could beused for a new restaurant as the building stands empty.
We feel this proposal does not fall under neighborhood enhancement or improved safety measures.
Buzenski
Sent from my iPad
ATTENTION: This email originated from a sender that is outside the Village of Plainfield's email system. Pleaseexercise caution when replying to this message or clicking on links or attachments.
53
From:Chance Eiker
To:Rachel Riemenschneider
Subject:Resident Support - Case Number 1999-030123
Date:Tuesday, May 16, 2023 12:02:28 PM
Rachel
Thank you for your time on the phone earlier. I wanted to write in support of the subject case
number. I originally intended to show my support in person tonight but was sent out of townfor work unexpectedly. I have reviewed the published case package and do believe this will
be a long term benefit to the east side historic district. I appreciate the opportunity to providethe following comments of support:
1. The city has the opportunity to convert a non-tax beneficial property to a beneficial tax
property. This is a good thing for the residents and each step that the city can take toincrease its tax base eventually lowers the tax burden on the residents (over time).
2. The City has an interested party to convert this to a functional property. Approximately2 blocks west of this location the residents have another church location that has not
been converted to a beneficial property. I fear that the same will occur with this propertyif something more beneficial to the community is not considered. Only a revenue
producing property will be appealing to a private party. We need to ensure that this caseis recommended for approval to avoid the possibility of a long term derelict property
like the one just west of here.3. The individual has committed to preserving the historic aspects of the building. I agree
that this is a critical element of the case. I am concerned that if this is not recommendedfor approval the next interest may not have the same commitments, or financial
capacity, to do the same.
All throughout the East side public works project discussions it became apparent that there is adesire from long term existing residents to minimize change to the neighborhood. While I
recognize it is necessary to consider the opinions of all public, I believe that we should takeinto consideration the long term benefit of the younger families that will still be living in the
neighborhood 10 - 20 years from now.
This is a good opportunity for change in the area and I urge the council to recommend thiscase for approval and execution.
With all my respects,
Chance H. Eiker
Plainfield, IL 60544
ATTENTION: This email originated from a sender that is outside the Village of Plainfield's
email system. Please exercise caution when replying to this message or clicking on links or
54
attachments.
55
1
Tracey Erickson
From:Joshua Blakemore
Sent:Wednesday, May 17, 2023 1:15 PM
To:Rachel Riemenschneider
Cc:Tracey Erickson
Subject:FW: Sharon Methodist church re-zoning
One more.
From: Elizabeth Fenton < >
Sent: Wednesday, May 17, 2023 11:33 AM
To: jblakemnore@goplainfield.com; Joshua Blakemore <jblakemore@goplainfield.com>
Subject: Sharon Methodist church re-zoning
I’ve read the Sharon Methodist Church (23913 W Lockport St) Case Number 1999-030123.Rez.Su.Spr.Fp pdf file.
Please do not proceed with changing my historic east side residential neighborhood by approving the
transmogrification of this church from an R-1 Low Density Single-Family Residential District to a BT Business
Transition District.
The pdf states that the church is a contributing structure to the historic nature of the area, according to the Plainfield
Historic Preservation Commission’s Historic Urbanized Core Survey conducted in 2005. Why would you choose to
change this structure to something that does not contribute to the historic nature of the area?
The pdf also states: “staff reached out to many adjacent neighbors to inquire as to what uses they deemed appropriate
for this site.” I live on Lockport across the street from the church. No one from the Village asked me for my opinion
on this proposed change. The pdf does not specify the quantity of neighbors surveyed, nor the percentage of
neighbors expressing disapproval in the survey, nor the date of this survey, curious omissions in a plan that specifies
the details of how many tables will be in the restaurant.
There are numerous reasons to object to the proposed plan. They include:
1. Increased car and truck traffic in an already traffic-heavy area on Lockport street.
2. Limited parking is already a problem on the corner of Dillman and Lockport.
3. A restaurant on this site would necessarily produce noise, food smells, garbage disposal issues, and
food/liquor delivery truck traffic.
4. An office building will also bring traffic and parking congestion, even with the extra parking spaces to
be established on the site.
5. Once the site is designated BT, there are many other changes that could be made with no law or rule
prohibiting these changes to this type of land use designation.
One could go on, but generally, changing the zoning to permit a restaurant, add parking spaces and vastly increase an
already fraught traffic dilemma is a terrible idea.
Please do not vote in favor of this change.
As an alternative for the developer, why not use the already-converted church west of Rt 59 that was once the Baci
restaurant instead? There’s an underutilized office building on the corner that the developer could rehabilitate as
well, with parking nearby.
Additionally, to further alleviate current traffic issues, please consider these ideas:
1. Make Bartlett street bi-directional (the history of the neighborhood is that an influential Bartlett street
resident demanded and got the one-way street designation for his own reasons unrelated to the good of the
neighborhood).
2. Do NOT put traffic islands on Center street, as is currently being planned.
Liz Fenton
56
2
ATTENTION: This email originated from a sender that is outside the Village of Plainfield's email system. Please exercise
caution when replying to this message or clicking on links or attachments.
57
From:Maggie H
To:Amanda Martinez; Jake Melrose; Jonathan Proulx; Rachel Riemenschneider; Tracey Erickson
Subject:23913 W Lockport St - Sharon Church
Date:Monday, May 15, 2023 3:30:11 PM
Village of Plainfield Planning,
The purpose of this email is to express deep concern and opposition over the proposed
restaurant and office space at Sharon Church as well as the Business Transactional Districtrezoning to allow it.
I am a lifelong resident of Center Street, and as such I have seen the growth of traffic in the
area and its negative impact on the neighborhood. A restaurant in this area would take upour limited street parking, which is already shrinking due to the proposed traffic calming
islands, draw even more unwanted traffic from customers and delivery trucks to LockportStreet, and further decrease the appeal of the area.
The BMO Harris Bank is used as reasoning to allow the restaurant, but let me point out that
the bank does not attract much traffic and it is adjacent to 59. There are options within theBTD for a restaurant, like what used to be Baci’s. It is a block away, is also a church, has
parking, and does not require rezoning! So, why does the restaurant have to be at the SharonChurch when it would only create issues?
There are options to open a new restaurant in Plainfield without angering the neighborhood.
Please consider the concerns of your residents and keep businesses adjacent to and on theeast side of 59. The families of Lockport Street deserve it.
Maggie Hamby
ATTENTION: This email originated from a sender that is outside the Village of Plainfield's
email system. Please exercise caution when replying to this message or clicking on links orattachments.
58
59
From:Joshua Blakemore
To:Rachel Riemenschneider; Jake Melrose; Jonathan Proulx
Subject:FW: SAY NO TO PROPOSED RESTAURANT IN FORMER SHARON UNITED METHODIST CHURCH
Date:Tuesday, May 16, 2023 9:40:22 AM
FYI
From: Kimberly Sharp <>
Sent: Tuesday, May 16, 2023 9:39 AM
To: John Argoudelis <jargoudelis@goplainfield.com>; Margie Bonuchi
<mbonuchi@goplainfield.com>; Patricia Kalkanis <pkalkanis@goplainfield.com>; Richard Kiefer
<rkiefer@goplainfield.com>; Cally Larson <clarson@goplainfield.com>; Tom Ruane
<truane@goplainfield.com>; Brian Wojowski <bwojowski@goplainfield.com>; Joshua Blakemore
<jblakemore@goplainfield.com>
Subject: SAY NO TO PROPOSED RESTAURANT IN FORMER SHARON UNITED METHODIST CHURCH
Good Morning,
We are writing to ask that you not allow a special use for a proposed restaurant in the former Sharon
United Methodist Church location. Honestly, we can't believe you would even consider this type of use
with family homes bordering both sides of the property. We live at 23835 W. Lockport Street, which is
only 2 doors down from this proposed restaurant. This would greatly impact our quality of life and
enjoyment of our property! The amount of traffic, noise and people just feet from our home would be an
infringement on our privacy and the value of our home. As it is, whenever there is a Cruise Night, parade
or event in town, people park in front of our house, sometimes blocking our narrow driveway so that we
can't exit. They leave trash in our parkway and are occasionally loud and disturbing. When Plainfield
festivals have gone on downtown, we have had our bell rung at midnight as people run off and laugh, at
one point we had an intoxicated person walking down our driveway after leaving the fest.
If a restaurant and office are allowed to be placed in the center of a residential neighborhood, there will be
no Village staff ensuring that the ordinances and codes put in place in this village are being enforced.
Staff will turn a blind eye to revenue generators and talk about how the codes and ordinances are
ambiguous and hard to interpret (this is a quote from building official Lonnie Spires).
If allowed, a restaurant will only hurt the value of ours homes and increase traffic and noise. We can
imagine the unpleasant odors from the dumpsters wafting into our yard on a hot summer day. We can
imagine the rodents that will come and possibly infest our yard or home, along with the noise when
people leave this restaurant at 10 or 11PM after cocktailing, not to mention delivery trucks with loud
motors, airbrakes and horns, delivering at various hours and commercial waste disposal picking up at
4:00AM with back up beepers blaring. Even though this is a smaller issue, we have dogs that will bark
incessantly at the sound of other people's voices again precluding us from being able to have our
windows open and even closed they will still bark at strangers causing a lack of peace inside our home as
well, upsetting our four legged family as well as ourselves.
We have seen first hand how the village staff does not enforce ordinances, codes and laws.
If this allowed to continue, just imagine how out of control a sanctioned restaurant business
This paragraph references an open court case. The village's attorney has advised that we
redact information pertaining to the open court
case from the public record.
60
would be!
Please keep restaurants and office type businesses in the areas already zoned for those uses. We askyou, Village Trustees and Village Staff - would you want to live next door to a restaurant with 43 parkingspaces and the possibility of spill over parking directly in front of your home? Would you be able to sit outon your deck or porch and enjoy some peace and quiet with cars coming and going and loud parking lotconversations? Would you enjoy all the odors associated with a restaurant? What about the possibility ofless desirables casing out your property, garage and house for the possibility of a future robbery? Withthe amount of traffic generated for a restaurant it would be hard to notice any suspicious activity. Perhaps that person, parked in front of your home, leaving the restaurant after you've gone to bed for thenight decides to help themselves to your lawn ornaments or pick your flowers for his date. It really isunconscionable to put this type of business next to a residential home.
We moved into this house 18 years ago. At that time, Lockport street was an old fashioned, old timeytype street. The appeal was living "close" to town, NOT living IN town! Through the years Lockport streethas become a thoroughfare that is not very well policed. Now during this renovation project, people areallowed to drive the wrong way down one way streets, speed through construction zones and it's notbeing monitored or patrolled. Again, we can only imagine what a nightmare having a business like thisnext door to us would be.
We will be attending the meeting tonight to have our voices heard along with the other residents of thisneighborhood who are tired of the increased traffic and the lack of help and enforcement from villageofficials.
Let's look for a more appropriate use for this property. Please VOTE NO!
Sincerely,Kimberly & Kenneth Sharp
ATTENTION: This email originated from a sender that is outside the Village of Plainfield's email
system. Please exercise caution when replying to this message or clicking on links or attachments.
61