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HomeMy Public PortalAbout06-20-23 Plan Commission Minutes Plan Commission Record of Minutes Date: June 20, 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 Goins, Heinen, Nicholson, Valerga, Womack and Chairman Minnis Absent: None Staff: Jake Melrose, Economic Development Director Jon Proulx, Planning Director Rachel Riemenschneider, Associate Planner Amanda Martinez, Associate Planner APPROVAL OF MINUTES Commissioner Womack provide two corrections to the minutes. Commissioner Heinen is present. Commissioner Goins made a motion to approve the Minutes of Plan Commission meeting held on June 6, 2023 as amended. Second by Commissioner Valerga. The motion carried unanimously by voice vote: PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT No Development Report. OLD BUSINESS TACO BELL (CASE 2008-042423.SU.SPR) Ms. Martinez provided a reintroduction of the proposed special use and site plan. Chairman Minnis reminded Ben Marschall, design engineer for applicant, he is still under oath. Mr. Marschall explained what changes were made to the site plan and the positive and negatives about each plan that was presented. There was discussion about which plan is the preferred plan by the commission and the applicant. There was conversation regarding how the applicant would like to proceed and staff’s thoughts on the motions. Commissioners Heinen, Nicholson, Valerga, and Womack prefers Site Plan #2. Commissioner Goins favors the plan that Taco Bell feels best for their business. Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Plan Commission Minutes June 20, 2023 Page 2 of 7 Mr. Marschall indicated that the applicant prefers their original site plan and requested the commission vote on the original site plan. Commissioner Heinen 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 Planned Development for Taco Bell located on Lot 6 of Plainfield Business Park, 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 Valerga seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 6:0. Commissioner Valerga made a motion to recommend approval of the site plan review for the Taco Bell located on Lot 6 of Plainfield Business Park, 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 failed 5:1. Commissioner Valerga expressed his appreciation to the applicant for providing additional redesigns for them to review. Commissioner Heinen advised the applicate to be prepared with the Village Board to present a compelling case to why the original site plan is their preferred plan. Commissioner Minnis also suggested on Site Plan #2 the building could be moved more east to allow more move for the drive-thru. NEW BUSINESS 13717 S. ROUTE 30, UNIT 123 (CASE 2009-050223.SU) Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Nicholson. The motion carried unanimously by voice vote: Ms. Martinez provided an introduction of the proposed special use. Chairman Minnis swore in James Leto, applicant. Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Ayes: Goins Nays: Heinen, Nicholson, Valerga, Womack and Minnis Absent: None Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Plan Commission Minutes June 20, 2023 Page 3 of 7 Chairman Minnis asked for public comments. Chairman Minnis swore in Jennifer Vrba, and she spoke in opposition of the application. Chairman Minnis swore in Karen Carter, and she spoke in opposition of the application. There was discussion about the background checks for massage therapy businesses in the Village and when or if the previous massage business closed. There was a serious of questions for the applicant about his affiliation with the previous business owners/employees, his business background, if he is a licensed massage therapist, number of employees, how he will run his business to ensure there is no illegal activity, and hours of operation. Mr. Leto indicated he is not affiliated with the previous owner/employees, he is not a licensed massage therapist, he will have two employees, this will be his first business he will own but has invested in other massage businesses, and Mr. Leto explained how he will prevent his employees from engaging in illegal activities in his business. Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Nicholson. The motion carried unanimously by voice vote: Commissioner Nicholson 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 a massage therapy business located at 13717 S. Route 30, Unit 123, 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 Valerga seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 5:1. KELLER FARM (CASE 2010-050423.AA.REZ.SU.SPR.PP) Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Heinen. The motion carried unanimously by voice vote: Mr. Proulx and Ms. Riemenschneider provided an introduction of the proposed annexation, rezoning, special use, site plan, and preliminary plat. Chairman Minnis swore in John McFarland, applicant; and Rich Olsen. Mr. McFarland stated they did have a presentation for the residence of the Liberty Grove subdivision. Mr. McFarland gave a presentation for the proposed development. Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Ayes: Heinen, Nicholson, Valerga, Womack and Minnis Nays: Goins Absent: None Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Plan Commission Minutes June 20, 2023 Page 4 of 7 Chairman Minnis asked for public comments. Chairman Minnis swore in Cliff Yehnke, Liberty Grove HOA President. Mr. Yehnke stated he is generally in support of the development, but the Liberty Grove residence have provided comments to the developer. Chairman Minnis swore in Vanessa Sula, and she had questions about the development regarding tradition grid neighborhood, location of age-target homes, 800-foot-long blocks, size of the baseball fields and the traffic study. She also talked about the Dark Sky State Resolution. Staff and Mr. McFarland addressed her questions. There was discussion about the future of Route 126 and Lockport Street. Mr. Proulx indicated that there will be a reroute of Route 126. There was discussion regarding the commercial at Wallin Dr. and Route 126, the traffic study, about the how long it will take to complete the subdivision build out, parking for townhome visitors, berming/landscaping for Lockport St., key/through lot standards, who will maintain the landscape easements, how to reduce through traffic on Presidential Ave., density, the school owned property north of the proposed development, construction phases, unit count for townhomes, and stormwater management for commercial parcel. Commissioner Womack struggles with the lot sizes and wants to make sure that there is pedestrian connection to the downtown. Commissioner Heinen encouraged the applicant to have a 4- to 6-foot berm and landscaping. Commissioner Heinen wants the Village to look at the rear elevations architecture and add more enhancements to the standards. Commissioner Heinen wants there to be adequate screening and landscape setback on the northside because there could be a future commercial development on the school owned property. Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Womack. The motion carried unanimously by voice vote: Commissioner Heinen made a motion to recommend approval of annexation of the residential and commercial development commonly known as Keller Farm (PIN: 06-03-08-400-005-0000), located generally on the northwest corner of W Lockport Street and S Wallin Drive, as a logical extension of the Village boundary. Commissioner Valerga seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 6:0. Commission Womack made a motion to recommend approval of the zoning map amendment from R-1 Low Density Single-Family Residential District to B-5 Traditional Business District for the 8.7 acres property identified as Lot 511 on the proposed Preliminary Plat of Keller Farm Subdivision. Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Plan Commission Minutes June 20, 2023 Page 5 of 7 Commissioner Valerga seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 6:0. Commissioner Heinen 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 residential and commercial development, commonly known as Keller Farm – including 322 single-family-detached dwelling units, 83 townhome dwelling units, and 8.7 acres of commercial land – 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 6:0. Commissioner Valerga made a motion to recommend approval of the proposed site plan review for the townhome portion of the development commonly known as Keller Farm, including 83 townhome dwelling units in 18 buildings, 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 6:0. Commissioner Nicholson made a motion to recommend approval of the Preliminary Plat of Subdivision for a mixed residential and commercial development, commonly known as Keller Farm – including 322 single-family-detached dwelling units, 83 townhome dwelling units, and 8.7 acres of commercial land – 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 Heinen seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 6:0. Commissioner Goins left the meeting. Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Ayes: Goins, Heinen, Nicholson, Valerga, Womack and Minnis Nays: None Absent: None Plan Commission Minutes June 20, 2023 Page 6 of 7 248TH AVE. APARTMENTS (CASE 2015-052623.SPR.PP.FP) Ms. Riemenschneider provided an introduction of the proposed site plan, preliminary plat, and final plat. Chairman Minnis swore in Jason Kambitsis, applicant, gave a presentation on the proposed development. Chairman Minnis asked for public comments. Chairman Minnis swore in Timothy Gurrie and he has concerns about safety, traffic and access points to the development. Staff and the applicant addressed the access points and the hospital restricted access to their drives. Chairman Minnis swore Swati Amin and she has concerns about the apartment buildings height, traffic, density, removal of existing landscaping, access points, light pollution, and no guarantee that it will be age- restricted. Mr. Kambitsis addressed Ms. Amin concerns. There was a brief discussion about the traffic study and traffic impact. Chairman Minnis swore in Vikas Patel and is concerned about traffic, property values, and aesthetics. Mr. Patel feels the neighbors should decide what should become of this property, such as a park site. Chairman Minns swore in Rohit Amin and he has concerns about traffic. Commissioner Heinen likes the plan but would like this to be a medical use so he cannot support the application. Commissioner Womack agrees with Commissioner Heinen’s comments, and he too is not in support of the application. There was a discussion about the use being by right per the annexation agreement and the design of the homes and apartments. Chairman Minnis is concerned about the access points and the use by right. Commissioner Nicholson made a motion to recommend approval of the requested site plan review for the property located at the northeast corner of W 127th Street and S 248th Avenue, 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 failed 3:2. Commissioner Nicholson made a motion to recommend approval of the Preliminary Plat of Subdivision of 248th Avenue Apartments Re-Subdivision, in accordance with the reviewed plans, subject to the following two (2) stipulations: Ayes: Nicholson and Valerga Nays: Heinen, Womack, and Minnis Absent: Goins Plan Commission Minutes June 20, 2023 Page 7 of 7 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Valerga seconded the motion. Chairman Minnis called for a vote by roll call. The motion failed 3:2. No vote was taken for the final plat since the preliminary plat motion failed. PLAINFIELD BUSINESS CENTER (CASE 2016-060723.AAA.FP) Commissioners Heinen and Womack recused themselves from this case. Mr. Proulx provided an introduction of the proposed final plat. Chairman Minnis swore in Brian Novak, applicant. Mr. Novak gave a brief presentation on the proposed final plat application. Chairman Minnis asked for public comments. There was no response. Commissioner Valerga made a motion to recommend approval of the Final Plat of Subdivision of Plainfield Business Center, subject to the following two (2) stipulations: 3. Compliance with the requirements of the Village Engineer; and 4. 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 carried 5:0. Village Attorney Comment: A recusal counts toward the majority of the votes cast. For this motion the majority voted favorable to recommend approval, so the motion carried 5:0. DISCUSSION No discussion. Chairman Minnis read the reminders. ADJOURN Chairman Minnis adjourned the Plan Commission meeting at 10:13 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary Click here to view the video of the meeting. Ayes: Nicholson and Valerga Nays: Heinen, Womack, and Minnis Absent: Goins Ayes: Nicholson, Valerga, and Minnis Nays: None Absent: Goins Recused: Heinen and Womack