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Home My Public Portal About09-03-23 ZBA & Plan Commission Agenda PacketZoning Board of Appeals & Plan Commission Tuesday, September 05, 2023 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda ZONING BOARD OF APPEALS CALL TO ORDER, PLEDGE OF THE FLAG, ROLL CALL APPROVAL OF MINUTES Seeking a motion to approve the Minutes of the Zoning Board of Appeals held on August 15, 2023. 08-15-23 ZBA Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS 1.PEMA BUILDING - 14805 S. WOOD FARM RD. (CASE 2022-080823.VAR) 1.a.Seeking a motion to open a Public Hearing for the proposed variance for the property located at 14805 S. Wood Farm Road. 1.b.Seeking a motion to close the Public Hearing for the proposed variance for the property located at 14805 S. Wood Farm Road. 1.c.Seeking a motion to adopt the findings of fact of staff as the findings of fact of the Zoning Board of Appeals and recommend approval of a variance to permit a freestanding radio tower in the front yard and to be constructed at 80-feet in height located at 14805 S Wood Farm Road, contingent on the stipulations in the the staff report. PEMA Building Staff Report Packet 1 Zoning Board of Appeals & Plan Commission Page - 2 DISCUSSION ADJOURN PLAN COMMISSION CALL TO ORDER, ROLL CALL APPROVAL OF MINUTES Seeking a motion to approve the Minutes of the Plan Commission held on August 15, 2023. 08-15-23 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS 1.CREEKSIDE CROSSING PHASE 5C (CASE 2021-080823.FP) 1.a.Seeking a motion to recommend approval of the Final Plat of Subdivision for Creekside Crossing Unit 5C, subject to the stipulations in the staff report. Creekside Crossing Unit 5C Staff Report Packet DISCUSSION ADJOURN REMINDERS - September 11th - Committee of the Whole at 7:00 p.m. September 14th - Historic Preservation Commission at 7:00 p.m. September 18th - Village Board at 7:00 p.m. September 19th - Plan Commission at 7:00 p.m. 2 Zoning Board of Appeals Record of Minutes Date: August 15, 2023 Location: Village Hall CALL TO ORDER AND PLEDGE Chairman Minnis called the Zoning Board of Appeals meeting to order at 7:00 p.m. and led the Pledge. ROLL CALL Present: Commissioners Goins, Heinen, Nicholson, Valerga and Chairman Minnis Absent: Commissioner Womack Staff: Jake Melrose, Economic Development Director APPROVAL OF MINUTES Chairman Minnis called for a voice vote to accept the Minutes of Zoning Board of Appeals meeting held on July 18, 2023 as presented. The motion carried unanimously. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Mr. Melrose provided an update on the Sharon Church redevelopment, Teal Ct. Variance, and upcoming text amendments. OLD BUSINESS No Old Business. NEW BUSINESS DOLLAR TREE (CASE 2019-071423.VAR) Commissioners Heinen recused himself from this case. Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Nicholson. The motion carried unanimously by voice vote: Mr. Melrose provided an overview of the variance request. Chairman Minns swore in Rich Ogburn (applicant) and Brett Hickey (Engineer). Chairman Minnis asked for public comments and there was no response. There was discussion regarding the reason for the variance request, what will be between the Dollar Tree and Planet Fitness buildings (landscaping, access drive, easement), and how this will not effect the lot to the north of Dollar Tree. Ayes: Goins, Heinen, Nicholson, Valerga, and Minnis Nays: None Absent: Womack Ayes: Goins, Nicholson, Valerga, and Minnis Nays: None Absent: Womack Recused: Heinen 3 Zoning Board of Appeals Minutes August 15, 2023 Page 2 of 2 Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Womack. The motion carried unanimously by voice vote: Commissioner Valerga made a motion to adopt the findings of fact of staff as the findings of fact of the Zoning Board of Appeals and recommend approval of a variance to permit a 15-foot encroachment of the Planet Fitness into the northern side yard setback, contingent on the following: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Building Department; and 3. That the Dollar Tree cannot expand any further to the south within their building setback line without Village Board approval. Second by Commissioner Nicholson. Chairman Minnis called for a vote by roll call. The motion is carried 5:0. DISCUSSION No Discussion. ADJOURN Zoning Board of Appeals meeting adjourned at 7:13 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary Click here to view the video of the meeting. Ayes: Goins, Nicholson, Valerga and Minnis Nays: None Absent: Womack Recused: Heinen Ayes: Goins, Nicholson, Valerga, and Minnis Nays: None Absent: Womack Recused: Heinen 4 John F. Argoudelis PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Patricia T. Kalkanis Richard Kiefer Cally Larson Tom Ruane Brian Wojowski TO: ZONING BOARD OF APPEALS FROM: JAKE MELROSE, AICP, DEVELOPMENT DIRECTOR MEETING DATE: SEPTEMBER 5, 2023 SUBJECT: REPORT TO THE ZONING BOARD OF APPEALS PEMA TOWER HEIGHT – YARD VARIANCE 2022-080823.VAR REQUEST: Variance (Public Hearing) APPLICANTS: Village of Plainfield, IL LOCATION: 14805 S Wood Farm Rd ZONING: I-1 Industrial District COMP. PLAN: Mixed Use DISCUSSION The applicant is the Village of Plainfield, on behalf of the Plainfield Emergency Management Agency (PEMA), and is seeking two variance requests: • The allowance of a freestanding tower over the height of 60 feet. (80 foot proposed) • The allowance of a freestanding tower to be placed in a front yard. Existing Conditions/Site Context The subject property is located at 14805 S Wood Farm Road in the P3 development just south of the Persons Parkway access drive. The adjacent land uses, zoning, and street classifications are as follows: East: Industrial District (I-1) – P3 detention area West: Unincorporated Will County – (Wood Farm – Local Road) South: Industrial District (I-1) – P3 detention area North: Industrial District (I-1) – Vacant Lot in P3 ANALYSIS PEMA is proposing to construct an 80-foot freestanding radio tower to provide necessary communications for the Plainfield Emergency Management Agency especially during crucial weather events. The tower was previously presented on the approved site plan in 2021. This site plan is attached to the report along with the tower illustrations. Section 9-14 and 9-15 of the Zoning Ordinance are sections designating certain obstructions in required yards and the building height and bulk regulations associated with specific uses, such as freestanding radio towers. Freestanding radio towers are only addressed in the code when associated with residential districts and the allowance for these radio towers are permitted in rear yards only and 60 feet in height. In an effort to be as upfront and transparent as possible, Village staff wanted to proceed with the variance process to ensure all was in conformance with the code. 5 REPORT TO THE ZONING BOARD OF APPEALS Page #2 of 2 2022-080823.VAR 07/18/2023 PEMA TOWER VARIANCE As the above-mentioned sections are primarily focused towards residential districts, it is common to have regulations permitting these types of obstructions in rear yards only and the height would be restricted to a lower level to offset negative impacts internally in a subdivision. The subject property is zoned I-1 Industrial and the proposed tower was presented on the approved final site plan (attached). This tower will be used for emergency management for the region. In accordance with Section 9-33 of the Village’s Zoning Ordinance, the Zoning Board of Appeals shall not recommend approval of, nor shall the Village Board grant a variance from the regulations of the Zoning Ordinance unless it makes the following findings based on the evidence presented: a) The variance is in harmony with the general purpose and intent of this Zoning Ordinance; Yes, the variance is in harmony with the general purpose as this tower is not in a residential district and will be used for emergency management and government purposes requiring an extended height. b) The plight of the owner is due to unique circumstances and thus strict enforcement of the zoning ordinance would result in practical difficulties or impose exceptional hardships due to the special and unusual conditions that are not generally found on other properties in the same zoning district; The strict enforcement of the zoning ordinance would prohibit the necessary communications for the emergency management agency. c) The property cannot yield a reasonable use if permitted only under the conditions allowed by the Zoning Ordinance; and The tower placement was purposeful both for communications and site planning to avoid any conflicts to the rear of the building where access is gained while also staying 5 feet from the property lines. d) The variance, if granted, will not alter the essential character of the locality and will not be a substantial detriment to adjacent property. The 80 feet accessory tower will not cause a substantial detriment to adjacent properties as the west property site is vacant, east is the detention pond/Plainfield sewer treatment facility and any development thereafter can plan accordingly with adjacent land uses. The height of this tower is directly related to its usefulness and its ability to protect the healthy and safety of the community and the region. RECOMMENDATION In advance of public comments and discussion from the Zoning Board of Appeals, staff recommends approval of the proposed variations. Should the Zoning Board of Appeals support the variance requests, the following motion is offered for your consideration: I move we adopt the findings of fact of staff as the findings of fact of the Zoning Board of Appeals and recommend approval of a variance to permit a freestanding radio tower in the front yard and to be constructed at 80-feet in height located at 14805 S Wood Farm Road, contingent on the following: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Building Department; 6 PLAINFIELD, ILLINOIS NEW PEMA FACILITY CONCEPTUAL NEW FACILITY FOR: SITE AREA (±1.48 AC.)±64,495 S.F. CAR PARKING PROVIDED 23 STALLS CLEAR HEIGHT 20'-0" PARKING BUILDING AREA OFFICE 2,684 S.F. DRIVE IN OVERHEAD DOORS 4 DOORS WAREHOUSE TOTAL BUILDING AREA DETENTION OFFSITE 12,276 S.F. 14,960 S.F. 3-10-2021220268 KJB SITE PLAN 20'40'80'0 10' 176'-0"63'5'-0"42'-0"OFFICE 5'-0"30'S. WOOD FARM ROAD10'-0"30'10'-0"60'85'-0"300.0' 300'215'215'D.I.D.D.I.D.D.I.D.D.I.D. T 10'x8' CHAIN LINK FENCE ENCLOSURE W/ SLATS PROPOSED RADIO TOWER BY OTHERS 7 8 9 10 11 Disclaimer of Warranties and Accuracy of Data: Although the data developed by Will County for its maps, websites, and Geographic Information System has been produced and processed from sources believed to be reliable, no warranty, expressed or implied, is made regarding accuracy, adequacy, completeness, legality, reliability or usefulness of any information. This disclaimer applies to both isolated and aggregate uses of the information. The County and elected officials provide this information on an "as is" basis. All warranties of any kind, express or implied, including but not limited to the implied warranties of merchantability, fitness for a particular purpose, freedom from contamination by computer viruses or hackers and non-infringement of proprietary rights are disclaimed. Changes may be periodically made to the information herein; these changes may or may not be incorporated in any new version of the publication. If you have obtained information from any of the County web pages from a source other than the County pages, be aware that electronic data can be altered subsequent to original distribution. Data can also quickly become out of date. It is recommended that careful attention be paid to the contents of any data, and that the originator of the data or information be contacted with any questions regarding appropriate use. Please direct any questions or issues via email to gis@willcountyillinois.com. Notes Legend 0.14 1:4,514 0 Miles PEMA TOWER VARIANCE WGS_1984_Web_Mercator_Auxiliary_Sphere Projection 8/30/2023 Date: 0.07 Parcels Townships 12 Plan Commission Record of Minutes Date: August 15, 2023 Location: Village Hall CALL TO ORDER Chairman Minnis called the Plan Commission meeting to order at 7:13 p.m. immediately following the Zoning Board of Appeals meeting. ROLL CALL Present: Commissioners Goins, Heinen, Nicholson, Valerga and Chairman Minnis Absent: Commissioner Womack Staff: Jake Melrose, Economic Development Director APPROVAL OF MINUTES Commissioner Valerga made a motion to approve the Minutes of Plan Commission meeting held on July 18, 2023 as presented. Second by Commissioner Nicholson. The motion carried unanimously by voice vote: PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Development Report provided during Zoning Board of Appeals meeting. OLD BUSINESS LINCOLN HIGHWAY SELF STORAGE (CASE 2011-050523.SU.SPR.FP) Mr. Melrose provided the status for the application and the reason for closing the public hearing. Chairman Minnis asked for public comments and there was no response. The Commissioners had no comments or questions. Commissioner Valerga made a motion close the public hearing for case 2011-050523.SU.SPR.FP. Second by Commissioner Womack. The motion carried unanimously by voice vote: NEW BUSINESS No New Business. Ayes: Goins, Heinen, Nicholson, Valerga and Minnis Nays: None Absent: Womack Ayes: Goins, Heinen, Nicholson, Valerga and Minnis Nays: None Absent: Womack 13 Plan Commission Minutes August 15, 2023 Page 2 of 2 DISCUSSION There was discussion regarding the status of the Plan Commission vacancy, the setback of the Animal Hospital compared to the other buildings in the area to allow consistency for further developments and having a case report that shows the pass/fail at ZBA/Plan Commission and Village Board. Chairman Minnis read the reminders. ADJOURN Chairman Minnis adjourned the Plan Commission meeting at 7:23 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary Click here to view the video of the meeting. 14 15 16 PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATE REVISIONS DRAWN BY TM 700 Spr inger Drive, Lom bar d, IL 6 0148 ph:630 .691 .8500 fx: 630.6 91.8585 m anhard.com Civil Engineers | Surveyors | Water Resource Engineers | Water & Waste Water Engineers Construction Managers | Environmental Scientists | Landscape Architects | Planners CREEKSIDE CROSSING UNIT 5C PLAINFIELD, ILLINOIS FINAL PLAT OF SUBDIVISION12May 31, 2022 - 15:29 Dwg Name: P:\Lenpfil01\dwg\Surv\Final Drawings\Plat of Subdivision\Final Plat\Phase 5C\01-02-LENPFIL01-PS-PH5C.dwg Updated By: pandersonLOT NUMBERKEY LOTTHROUGH LOTFENCE RESTRICTIONS5132YESYESYES5133--YES5134--YES5135--YES5136YES--5137YES--5145-YES-5146-YES-5147-YES-5150YES--5151YES--5154YES--5156YES--5159YES--5161YES--17 PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATE REVISIONS DRAWN BY TM 700 Spr inger Drive, Lom bar d, IL 6 0148 ph:630 .691 .8500 fx: 630.6 91.8585 m anhard.com Civil Engineers | Surveyors | Water Resource Engineers | Water & Waste Water Engineers Construction Managers | Environmental Scientists | Landscape Architects | Planners CREEKSIDE CROSSING UNIT 5C PLAINFIELD, ILLINOIS FINAL PLAT OF SUBDIVISION22May 31, 2022 - 14:18 Dwg Name: P:\Lenpfil01\dwg\Surv\Final Drawings\Plat of Subdivision\Final Plat\Phase 5C\01-02-LENPFIL01-PS-PH5C.dwg Updated By: panderson 18