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Home My Public Portal About12-05-23 Plan Commission Agenda PacketPlan Commission Tuesday, December 05, 2023 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda CALL TO ORDER PLEDGE TO THE FLAG ROLL CALL APPROVAL OF MINUTES Seeking a motion to approve the Minutes of Plan Commission meeting held on November 21, 2023. 11-21-23 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS 1.24012 W. LOCKPORT ST. - THE PARSONAGE EVENTS (CASE 2030-101923.SU) 1.a.Seeking a motion to open the Public Hearing for the proposed special use for the property located at 24012 W. Lockport St. 1.b.Seeking a motion to close the Public Hearing for the proposed special use for the property located at 24012 W. Lockport St. 1.c.Seeking a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, move to recommend approval of the special use for the event and banquet facility known as The Parsonage Events at 24012 W. Lockport St subject to the stipulations in the staff report. 1 Plan Commission Page - 2 24012 W. Lockport St. Staff Report Packet DISCUSSION ADJOURN REMINDERS - December 11th - Committee of the Whole Workshop at 7:00 p.m. December 13th - Coffee with the Mayor - 9:00 a.m. at the Village Hall December 14th - Historic Preservation Commission at 7:00 p.m. December 18th - Village Board Meeting at 7:00 p.m. December 19th - Plan Commission at 7:00 p.m. 2 Plan Commission Record of Minutes Date: November 21, 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 Campanella, Faheem, Goins, Sula, Valerga and Chairman Minnis Absent: Commissioners Heinen, Nicholson, and Womack Staff: Jake Melrose, Economic Development Director; Jonathan Proulx, Director of Planning; and Basmah Nadeem, Associate Planner APPROVAL OF MINUTES Commissioner Nicholson made a motion to approve the Minutes of Plan Commission meeting held on October 17, 2023 as amended. Second by Commissioner Womack. The motion carried unanimously by voice vote: PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Mr. Melrose provided an update on the following: Lockley Park residential development. OLD BUSINESS No Old Business. NEW BUSINESS 14617 S. NAPERVILLE RD. (CASE 2028-101223.AA) Commissioner Valerga made a motion to open a Public Hearing for the proposed annexation of the property located at 14617 S. Naperville Road (PIN: 06-03-10-103-063-0000) and the adjacent vacant lot situated east of the site (PIN: 06-03-10-103-064-0000). Second by Commissioner Goins. The motion carried unanimously by roll call vote: Ms. Nadeem introduced the application for annexation. Chairman Minnis swore in Elliot Whitener, applicant. Chairman Minnis asked for public comments. Ayes: Campanella, Goins, Valerga, and Minnis Nays: None Absent: Heinen, Nicholson, and Womack Ayes: Campanella, Goins, Valerga, and Minnis Nays: None Absent: Heinen, Nicholson, and Womack 3 Plan Commission Minutes November 21, 2023 Page 2 of 3 Chairman Minnis swore in Dave Misewicz and he explained why he is in opposition of the annexation. Chairman Minnis swore in Dave Puntney, and he explained why he is in opposition of the annexation. Chairman Minnis swore in Kevin Nickel, and he explained why he is in opposition of the annexation. The applicant stated they understand any variances or subdivision of the proposed lot would require additional applications with the Planning Department to be held by the Plan Commission and Village Board. The applicant also stated that it would not be worth annexing the parcel if they are not able to build on the “rear lot”. There was discussion regarding the parcel split with Will County, would the “rear lot” be a buildable if annexed, driveway access to “rear lot”, and zoning upon annexation. Commissioner Valerga a motion to close the Public Hearing for the proposed annexation of the property located at 14617 S. Naperville Road (PIN: 06-03-10-103-063-0000) and the adjacent vacant lot situated east of the site (PIN: 06-03-10-103-064-0000). Second by Commissioner Goins. The motion carried unanimously by roll call vote: Commissioner Valerga made a motion to recommend approval of the annexation of the parcel located at 14617 S. Naperville Road (PIN: 06-03-10-103-063-0000) and the adjacent vacant lot situated east of the site (PIN: 06-03-10-103-064-0000), as a logical extension of the Village of Plainfield. Commissioner Womack seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 4:0. ZONING ORDINANCE TEXT AMENDMENT FOR CANNABIS USES (CASE2032-103023.TA) Commissioner Valerga made a motion to open a Public Hearing for the proposed zoning text amendment. Second by Commissioner Goins. The motion carried unanimously by roll call vote: Mr. Melrose provided details for the proposed zoning text amendment for cannabis uses for recreational cannabis dispensaries. Chairman Minnis swore in Steve Weber and he spoke in support of the proposed zoning text amendment. There was discussion on why a community would not want cultivation center or infusers; the Village process for new applications affected by the amendment; the advertising; parking mandates; possible locations; demand on where the location is for dispensaries; local sales tax; distancing larger industrial users Ayes: Campanella, Goins, Valerga, and Minnis Nays: None Absent: Heinen, Nicholson, and Womack Ayes: Campanella, Goins, Valerga, and Minnis Nays: None Absent: Heinen, Nicholson, and Womack Ayes: Campanella, Goins, Valerga, and Minnis Nays: None Absent: Heinen, Nicholson, and Womack 4 Plan Commission Minutes November 21, 2023 Page 3 of 3 from each other; could one company do all four of the cannabis categories; and crime levels as it relates to communities with recreational cannabis use. Commissioner Valerga asked if staff could ensure that the advertisement does not have the product on it. Chairman Minnis suggested calling out that it would be prohibited in B5 zoning. Mr. Weber addressed some of the commissioner’s comments and questions for staff. Commissioner Valerga made a motion to close the Public Hearing for the proposed zoning text amendment. Second by Commissioner Goins. The motion carried unanimously by roll call vote: Commissioner Valerga made a motion to recommend approval of the proposed text amendments to the Village of Plainfield Zoning Ordinance as outlined in the staff report and as discussed by the Plan Commission. Commissioner Campanella seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 4:0. DISCUSSION Chairman Minnis advised staff that there is a stop sign paved into the roadway southeast corner of Industrial Dr. S. and Rhea Dr. Chairman Minnis read the reminders. ADJOURN Chairman Minnis adjourned the Plan Commission meeting at 8:14 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary Click here to view the video of the meeting. Ayes: Campanella, Goins, Valerga, and Minnis Nays: None Absent: Heinen, Nicholson, and Womack Ayes: Campanella, Goins, Valerga, and Minnis Nays: None Absent: Heinen, Nicholson, and Womack 5 FROM: ALYSSA MARTIN, AICP, PLANNER MEETING DATE: DECEMBER 5, 2023 SUBJECT: REPORT TO THE PLAN COMMISSION THE PARSONAGE EVENTS CASE NUMBER 2030-101923.SU REQUEST: Special Use – Event and Banquet Facility (Public Hearing) LOCATION: 24012 W. Lockport Street APPLICANT: Megan Kramer CURRENT ZONING: Traditional Business District (B-5) COMP. PLAN: General Commercial DISCUSSION The applicant is requesting approval of a special use permit in order to establish an event and banquet facility at 24012 W. Lockport Street. Through interpretation of the Zoning Code, an event or banquet facility requires approval of a special use permit in the B-5 zoning district. Existing Conditions/Site Context The subject property is located on the north side of Lockport St at the intersection of Rt 59 and Lockport St. and contains a 2,837 square foot, two-story building. There is a shared gravel parking lot and space for loading/unloading to the rear of the property. The adjacent land-uses, zoning and functional street classifications are identified as follow: North: Plainfield Library and public parking (R-1) East: The Loft Salon (B-5), Multiple Office Tenets (B-5), Rte 59 (Regional Arterial) South: Lockport St (Major Collector), Multi-Tenet Medical Office and parking (B-5) West: Church (B-5) ANALYSIS The Parsonage Events (named for the historical significance that the structure served as a rectory for the neighboring church) focus is to maintain an intimate, boutique setting for smaller gatherings with a space of 2,837 square feet. John F. Argoudelis PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Patricia T. Kalkanis Richard Kiefer Cally Larson Tom Ruane Brian Wojowski 6 REPORT TO THE PLAN COMMISSION Page #2 of 3 2030-101923.SU 12/1/2023 THE PARSONAGE EVENTS 24401 W. Lockport Street · Plainfield, IL 60544 Phone (815) 4363-7093 Fax (815) 436-1950 www.plainfield-il.org Possible weekend events include showers, rehearsals, birthdays, anniversaries, micro weddings, and general social gatherings ending at 11pm. Expected weekday bookings include photography sessions, corporate luncheons, and meetings ending at 10pm. Office hours are Monday through Friday, 9am to 5pm, with tours being appointment only. The owners (2) will be the only permanent employees for the business. Cleaning/set-up crew and preferred vendors will be utilized, with collaboration with nearby local restaurants to provide catering services. Food preparation would be done off site. The space will be fully furnished with tables/chairs, décor, plateware, and serve ware. Any guests bringing extra décor, food etc. will be required to load at the rear of the building in the provided parking area. The Parsonage will not provide liquor and will not be pursuing a liquor license. Bartending services will be provided by an outside vendor for certain events, with the facility operating as BYOB. In order for the Plan Commission to recommend approval of a special use, it must make two findings of fact, 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 substantially diminish property values within the neighborhood; and Staff submits that the proposed event space will not be detrimental to the surrounding properties. While the space can accommodate up to a maximum of 99 people per fire code, the applicant is limiting event size to 85 people for standing events and 60 people for seated events. For previous event spaces, staff has found that one (1) space per 100 square feet of gross floor area (GFA) is an appropriate parking assessment which results in the need for 28 parking spaces. The public parking lot behind the property to the north contains approximately 110 spots, which could be utilized by patrons of the event. The Downtown Plainfield Parking Study notes afternoon and evening parking occupancies for this lot during a typical weekend are less than 25%. Furthermore, there are multiple parking stalls along Lockport Street toward the west. Per code, commercial land uses less than 5,000 square feet in gross floor area in the Downtown Parking Zone are exempt from minimum parking requirements, however the above information shows there is adequate parking in the vicinity regardless. b.) The establishment of the special use will not impede the normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district. Staff finds that, if permitted, the special use will not disrupt the orderly development and improvement of the adjacent properties. The subject property allows a variety of B-5-type uses. Staff believes that the proposed business is appropriate for the subject location and is compatible to adjacent businesses. 7 REPORT TO THE PLAN COMMISSION Page #3 of 3 2030-101923.SU 12/1/2023 THE PARSONAGE EVENTS 24401 W. Lockport Street · Plainfield, IL 60544 Phone (815) 4363-7093 Fax (815) 436-1950 www.plainfield-il.org CONCLUSION / RECOMMENDATION In conclusion, staff finds that the establishment of The Parsonage Events is appropriate at the subject location. The historic downtown area is a desired location for small events. Furthermore, staff finds that the proposed use complements existing uses in the area with nearby restaurants providing possible catering options. In advance of any comments from the public hearing or input from the Plan Commission, staff recommends approval. Should the Plan Commission concur, 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 Plan Commission and, furthermore, move to recommend approval of the special use for the event and banquet facility known as The Parsonage Events at 24012 W. Lockport St 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. Event occupancy is limited to 85 people. 4. Weekday events shall end at 10pm and weekend events shall end at 11pm. 8 24012 W LOCKPORT ST Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri SubAddresses Village Address Points Parcels Plainfield Municipal Boundary 11/9/2023, 10:18:36 AM 0 0.01 0.020.01 mi 0 0.02 0.040.01 km 1:1,128 Plainfield Staff County of Will, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA | Plainfield GIS | NPMS National Repository | Will County GIS | Will County Clerk Tax Extension | Will County Supervisor of Assessments Office, Bureau of Land Management | County of Will,9 Jonathan Proulx Director of Planning Village of Plainfield (815) 609-6139 jproulx@goplainfield.com Alyssa Martin Planner Village of Plainfield (815) 230-2035 Amartin@goplainfield.com Dear Jonathan Proulx & Alyssa Martin, I am excited to submit my application for a Business Special Permit to establish The Parsonage Events, a local event space in Plainfield, IL. I am passionate about contributing to our community by offering a versatile venue for gatherings and celebrations. This letter provides additional insights into The Parsonage's details and operations. The Parsonage Events is designed to meet the diverse needs of our residents and visitors. The space, covering 2,837 square feet, is ideal for smaller gatherings, enhancing the historical significance of the property that once served as a Rectory for a neighboring church. Our primary focus is to maintain an intimate, boutique setting. As a small business, we currently do not plan to hire additional employees. As our founders we will oversee day-to-day operations, sales, and marketing. As the business grows, we may consider adding 1 -2 part-time staff to enhance our service, while maintaining personalized attention to our clientele. We will work with a cleaning/set-up crew and preferred vendors to ensure our vision aligns with each guest experience. Events will primarily take place on weekends, including showers, rehearsals, anniversaries, birthdays, social gatherings, and micro weddings/elopements. During weekdays, we will offer the space for rentals, with expected bookings to include photography sessions, corporate luncheons, and meetings. We have a maximum capacity of 85 guests for standing room events and approximately 60 guests for seated events. Office hours are Monday to Friday, 9 am to 5 pm, and tours will be available by appointment. The space will be fully furnished with tables, chairs, decor, plateware, and serve ware. Guests who choose to bring additional elements like floral arrangements, food, and beverages will be required to load in and out at the backside of the building in provided parking spaces to ensure convenience and safety. The Parsonage will not provide liquor and does not plan to pursue a liquor license. We will operate as a BYOB facility, complying with local regulations. For certain events, we will have a bartender on-site to ensure safety, and bartending services will be provided by an outside vendor with necessary insurance coverage. Guests will be allowed to bring their food and catering. Our aim is to collaborate with nearby restaurants to provide catering services, contributing to and promoting the local downtown business district. I bring over a decade of experience in planning events in Chicago, offering valuable insights into event management. My deep connections within the community and understanding of local expectations will ensure the success of The Parsonage Events. As a long-standing member of the Plainfield community, my family's history in the area has instilled in me a strong sense of responsibility and dedication to maintaining 10 our unique character. I am committed to making The Parsonage Events a cherished and community-focused venue. We are dedicated to ensuring that The Parsonage Events becomes an asset to the Plainfield community and complies with all local regulations and guidelines. We are available to provide further information and answer any questions you may have. Thank you for your time and consideration of our application. We look forward to contributing positively to our community and providing a unique, welcoming space for various events. Sincerely, Megan & Aaron Kramer 11