HomeMy Public PortalAbout05-16-23 Plan Commission Minutes
Plan Commission
Record of Minutes
Date: May 16, 2023 Location: Village Hall
CALL TO ORDER
Chairman Minnis called the Plan Commission meeting to order at 7:00 p.m.
PLEDGE TO THE FLAG
Chairman Minnis led the pledge to the flag.
ROLL CALL
Present: Commissioners Nicholson, Valerga, Womack and Chairman Minnis
Absent: Commissioners Goins and Heinen
Staff: Jake Melrose, Economic Development Director
Jonathan Proulx, Director of Planning
Rachel Riemenschneider, Associate Planner
APPROVAL OF MINUTES
Commissioner Valerga made a motion to approve the Minutes of Plan Commission meeting held on May
2, 2023 as amended. Second by Commissioner Womack. The motion carried unanimously by voice vote:
PUBLIC COMMENTS
No Public Comments.
DEVELOPMENT REPORT
Ms. Riemenschneider provided an update on the following cases: Aldi, Greenbriar Phase 2, and Mike More
Miles. Ms. Riemenschneider provided an update on the 248th Ave. Apartments; the applicant has
withdrawn their application.
OLD BUSINESS
No Old Business.
NEW BUSINESS
MARNETTE APARTMENTS (CASE 1992-012523.SU.SPR.FP)
Ms. Riemenschneider provided an introduction of the proposed special use, site plan, and final plat
applications.
Chairman Minnis swore in Scott Seger, representing the applicant. Mr. Seger provide an overview of the
development.
Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Womack.
The motion carried unanimously by voice vote:
Ayes: Nicholson, Valerga, Womack and Minnis
Nays: None
Absent: Goins and Heinen
Ayes: Nicholson, Valerga, Womack and Minnis
Nays: None
Absent: Goins and Heinen
Plan Commission Minutes
May 16, 2023
Page 2 of 6
Chairman Minnis asked for public comments.
Chairman Minnis swore in Fernando Romero who spoke in opposition to the application because of traffic,
and not enough residential to support retail.
Chairman Minnis swore in Samantha Dickey who spoke in opposition to the application because of traffic,
unit sizes, and not a good fit for this area.
Chairman Minnis swore in Heidi Gazafer who spoke in opposition to the application because of the strain
on the police, parking, traffic, privacy for homeowners, decrease in property values, impact to schools,
impact to the park, and pedestrian access to downtown. Mr. Melrose and Mr. Proulx addressed Ms. Gazafer
concerns about infrastructure for water, sewer, traffic, and parking.
Chairman Minnis swore in Kevin Keane who spoke in opposition to the application because of lack a
visibility from Lockport St., impact to schools, traffic, lack of road connection to the south for Wallin
Woods, and does not fit the area.
Chairman Minnis swore in Eric Marsaglia who spoke in support of the applicant because the density is
good; low impact to the neighborhood and schools; traffic will probably be heading north; likes the
architecture; units’ size is larger than Sixteen30 units; high income individuals living in these units; and
businesses will help with taxes. Mr. Marsaglia is concerned about the rearview of the building from the
park and the neighborhood.
Chairman Minnis swore in Lyle Hughart. There was discussion regarding the amount of masonry on the
building. Mr. Hughart feels that the building should be all masonry to be consistent with the other buildings
in the area.
Chairman Minnis swore in Claire Ingersoll who spoke in opposition to the application because of the impact
to the park and events at the park.
Chairman Minnis swore in Kristin Gidlund asked how many calls the police receive in a higher density area
and if the police will add staff to accommodate the calls. Mr. Proulx responded.
There was discussion between staff and Commission Womack regarding the Comprehensive Plan
designation, zoning/planned history of this parcel, parking, and the maximum square footage of restaurant
users. Mr. Seger indicated that the commercial uses will be service orientated use and possibly a café.
There was discussion regarding unit count and unit size. Mr. Seger indicated there will be eight (8)
Efficiency units. Commissioner Womack is more comfortable with having eight (8) Efficiency (Studio)
units.
There was discussion regarding the building elevations and landscaping. Commissioner Womack would
like to see the east elevation dressed up. Mr. Seger responded that elevations do not include the landscaping,
which it will be heavily landscaped on the east elevation.
Commissioner Nicholson does not like the exterior color of the building and would prefer a color like the
surrounding buildings.
Plan Commission Minutes
May 16, 2023
Page 3 of 6
There was discussion about the rental rate, construction schedule, unit counts in each building, absorption
data, location of HVAC units, signage, outdoor dining, defining eating and drinking establishments, bike
parking, outdoor activity areas, construction phasing, and the design for the building and parking.
Commissioner Womack suggested they work with staff on the parking in the rear of the lot.
Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Nicholson.
The motion carried unanimously by voice vote:
Commissioner Womack made a motion to adopt the findings of fact of staff as the findings of fact of
the Plan Commission and, furthermore, recommend approval of the special use for planned
development to permit a mixed-use development, subject to the following four (4) stipulations:
1. Compliance with the requirements of the Village Engineer;
2. Compliance with the requirements of the Plainfield Fire Protection District;
3. A maximum of 8 studio units (0 bedroom, 1 bathroom Efficiency units); and
4. Residential unit size a minimum 624 square foot.
Commissioner Valerga seconded the motion. Chairman Minnis called for a vote by roll call. The motion
is carried 4:0.
Commissioner Nicholson made a motion to recommend approval of the requested site plan review
for the property located at the southeast corner of W Village Center Drive and S Van Dyke 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.
Commissioner Womack seconded the motion. Chairman Minnis called for a vote by roll call. The motion
is carried 4:0.
Commissioner Valerga made a motion to recommend approval of the Final Plat of Roadway
Dedication and Plat of Easement, in accordance with the reviewed plans, 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.
Commissioner Nicholson seconded the motion. Chairman Minnis called for a vote by roll call. The
motion is carried 4:0.
Ayes: Nicholson, Valerga, Womack and Minnis
Nays: None
Absent: Goins and Heinen
Ayes: Nicholson, Valerga, Womack and Minnis
Nays: None
Absent: Goins and Heinen
Ayes: Nicholson, Valerga, Womack and Minnis
Nays: None
Absent: Goins and Heinen
Plan Commission Minutes
May 16, 2023
Page 4 of 6
SHARON METHODIST CHURCH (CASE 1999-03123.REZ.SU.SPR.FP)
Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Nicholson.
The motion carried unanimously by voice vote:
Ms. Riemenschneider provided an introduction of the proposed rezoning, special use, site plan review, and
final plat applications.
Chairman Minnis swore in Brian Hertz (engineer), Sal Zeciri (applicant), and Gregg Ingemunson (attorney).
Chairman Minnis asked for public comments.
Chairman Minnis swore in Carolyn Dement, who spoke in opposition of the application because of the
rezoning, apartments, traffic, street parking, and not a good fit for the neighborhood.
Chairman Minnis swore in Kelsey Ballard spoke in opposition of the application because of traffic, parking,
noise pollution, privacy of neighborhood, and negative impact on quality of life.
Chairman Minnis swore in Keith Wright spoke in opposition of the application because of rezoning to BTD.
Chairman Minnis swore in Jeff Shrock spoke in opposition of the application because of rezoning, effect
on the property values, and traffic.
Chairman Minnis swore in Kimberly Sharp spoke in opposition of the application because of traffic, trash,
and noise.
Chairman Minnis swore in Karen Rouse spoke in opposition of the application because of traffic and safety.
Chairman Minnis swore in Michael Lambert spoke in opposition of the application because of rezoning to
BTD, restaurant use, and traffic.
Chairman Minnis swore in Linda Ledford spoke in favor of the application because she is happy to see that
the building will be repurposed and maintained.
Chairman Minnis swore in Rose Phelps spoke in opposition of the application because of rezoning to BTD.
Chairman Minnis swore in Jerry Shepich, listing agent for the property. Mr. Shepich provided information
on the type of uses he has shown the property, which include Chiropractor, neighbor groups, tattoo, medical,
historical society museum, tearoom, pet grooming, hair salon, and daycare center. Mr. Shepich provided
his understanding of what the applicant will be using the property for.
Chairman Minnis swore in Carla Witkiewicz spoke in opposition of the application because of rezoning to
BTD and traffic.
Ayes: Nicholson, Valerga, Womack and Minnis
Nays: None
Absent: Goins and Heinen
Ayes: Nicholson, Valerga, Womack and Minnis
Nays: None
Absent: Goins and Heinen
Plan Commission Minutes
May 16, 2023
Page 5 of 6
Chairman Minnis swore in Michael Bortel, Historic Preservation Commission. Mr. Bortel explained his
understanding of the BTD zoning. Mr. Bortel spoke about the traffic.
Chairman Minnis swore in Deb Olsen, Historic Preservation Commission. Ms. Olsen indicated she does
not want to see the church torn down, but this might not be the best use.
Chairman Minnis swore in Sara Szok indicated she wants to see the church be repurposed but is worried
about the parking.
Ms. Ledford added that there are already businesses in or near the neighborhood.
Chairman Minnis swore in Kenneth Sharp spoke in opposition of the application because of truck traffic.
Ms. Dement responded to the comment about other businesses in the neighborhood.
Mr. Lambert added to the comments about businesses in the Warehouse District.
Mr. Ingemunson stated the restaurant will not be open past 9:00 p.m. and there will be no liquor sales, food
service only. Commissioner Valerga asked what type of restaurant. Mr. Ingemunson stated it will be
American fare.
Chairman Minnis swore in Janice Schrock and asked that the commission not vote because she did not feel
the adjacent property owners were properly notified. Ms. Schrock is concerned about what really will be
located at this property.
Mrs. Schrock added to her comments with concern for public safety and traffic.
Mr. Melrose explained why the BTD zoning was chosen for this property.
Commissioner Womack asked the applicant to clarify if there will be a bar and liquor sales. Mr. Zeciri
stated if they open a breakfast/lunch café there will be no liquor sales, if they open a Mediterranean
restaurant there will be liquor sales with a small countertop bar. There was discuss if the proximity to a
school would affect the liquor licensing, the potential office space and Mr. Zeciri restaurant background.
There was further discussion regarding the office space, the house on the property and outdoor dining.
Commissioner Womack asked that the Village Engineer addresses the north access point.
Mr. Lambert made additional comments about the parking and the rezoning.
Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Nicholson.
The motion carried unanimously by voice vote:
Commissioner Womack made a motion to recommend approval of the zoning map amendment from
R-1 Low Density Single-Family Residential District to BT Business Transition District for the
Ayes: Nicholson, Valerga, Womack and Minnis
Nays: None
Absent: Goins and Heinen
Plan Commission Minutes
May 16, 2023
Page 6 of 6
property identified as Lot 1 on the proposed Final Plat of Resubdivision of Lots 9 and 10 of Plainfield
Methodist Church Subdivision.
Commissioner Valerga seconded the motion. Chairman Minnis called for a vote by roll call. The motion
failed by voice vote 2:2.
There was discussion if the other motions were necessary. No motions were made for the special use, site
plan, or final plat applications.
DISCUSSION
No Discussion.
Chairman Minnis read the reminders.
ADJOURN
Chairman Minnis adjourned the Plan Commission meeting at 9:27 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson, Recording Secretary
Ayes: Nicholson and Valerga
Nays: Womack and Minnis
Absent: Goins and Heinen