HomeMy Public PortalAbout03-07-23 ZBA & Plan Commission Agenda PacketZoning Board of Appeals & Plan Commission
Tuesday, March 07, 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
Approval of the Minutes of the Zoning Board of Appeals held on February 21, 2023.
02-21-23 ZBA Minutes.pdf
PUBLIC COMMENTS
DEVELOPMENT REPORT
OLD BUSINESS
1.14929 S. DES PLAINES ST. (CASE 1991-010623.VAR.PP.FP)
1.a.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 the proposed
subdivision of the property commonly known as 14929 S. Des Plaines St, including
granting relief from Section 9-54 of the Zoning Code relative to minimum lot size, lot
width and lot area per dwelling unit, as outlined in the staff report.
14929 S. Des Plaines St. Staff Report Packet
NEW BUSINESS
DISCUSSION
ADJOURN
PLAN COMMISSION
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Zoning Board of Appeals & Plan Commission Page - 2
CALL TO ORDER, ROLL CALL
APPROVAL OF MINUTES
Approval of the Minutes of the Plan Commission held on February 21, 2023.
02-21-23 Plan Commission Minutes.pdf
PUBLIC COMMENTS
DEVELOPMENT REPORT
OLD BUSINESS
1.14929 S. DES PLAINES ST. (CASE 1991-010623.VAR.PP.FP)
1.a.Seeking a motion to recommend approval of the preliminary/final plat of subdivisioin of
the Scarpetta’s Subdivision, subject to the stipulations in the staff report.
14929 S. Des Plaines St. Staff Report Packet
NEW BUSINESS
DISCUSSION
ADJOURN
REMINDERS -
March 13th - Committee of the Whole Workshop at 7:00 p.m.
March 20th - Village Board Meeting at 7:00 p.m.
March 21st - Plan Commission at 7:00 p.m.
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Zoning Board of Appeals
Record of Minutes
Date: February 21, 2023 Location: Village Hall
CALL TO ORDER AND PLEDGE
Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the Pledge
ROLL CALL
PRESENT: Commissioners Minnis, Nicholson, Renzi, Seggebruch, Valerga, Womack and
Chairman Kiefer.
ABSENT: Commissioners Goins and Heinen
STAFF: Jonathan Proulx, Planning Director
APPROVAL OF MINUTES
The Minutes of Plan Commission held on December 6, 2022 were approved as amended.
PUBLIC COMMENTS
No Public Comments.
DEVELOPMENT REPORT
No Development Report.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1991-010623.VAR.PP.FP: 14929 S. Des Plaines St.
Commissioner Renzi made a motion to open the public hearing. Second by Commissioner Minnis.
The motion carried unanimously by voice vote:
Ayes: Minnis, Renzi, Seggebruch, Valerga, Womack and Kiefer.
Nays: None
Mr. Proulx provided an introduction of the proposed variance request.
Chairman Kiefer swore in Lyn Kur and Jeff Kur, applicants.
Chairman Kiefer asked for public comments and there was no response.
Commissioner Minnis shared his concerns with allowing the smaller lots size. Ms. Kur stated she will be
removing the pavers along the southside of the garage.
There was discussion on how the Comprehensive Plan will address the downtown, such as zoning. There
was also discussion regarding what staff meant by a “well-designed house” in the staff report.
There was conversation regarding why the request is for a variance and not a Planned Unit Development.
Commissioner Valerga explained why he is not in support of the allowing the variance.
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Plan Commission Minutes
February 21, 2023
Page 2 of 2
There was discussion regarding the relief from the zoning code for impervious and lot coverage since there
are no restrictions stated for the variance.
Commissioner Womack stated he will not be able to support the variance since there are no restrictions and
suggested continuing until restrictions are provided.
Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Renzi.
The motion carried unanimously by voice vote:
Ayes: Minnis, Renzi, Seggebruch, Valerga, Womack and Kiefer.
Nays: None
There was discussion whether the case should be continued or a vote to be taken.
Commissioner Renzi made a motion to continue the case to the March 7, 2023, Zoning Board of
Appeals meeting.
Second by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Valerga, yes; Womack, yes; Minnis,
yes; Renzi, yes; and Kiefer, yes. Motion carried 6-0.
DISCUSSION
No Discussion.
ADJOURN
Zoning Board of Appeals meeting adjourned at 8:02 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson, Recording Secretary
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PLSC SCARPETTA'S SUBDIVISIONILLINOISPLAINFIELD,BOLLINGERKEITH E.No. 035-3592 P R OFESSI
O
NAL LAND SURVEYOR STATE OF ILLI
NO
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PRAIRIE LAND SURVEY COMPANYPLSC _____________________________________________________ILLINOISPLAINFIELD,BOLLINGERKEITH E.No. 035-3592 P R OFESSI
O
NAL LAND SURVEYOR STATE OF ILLI
NO
IS
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3/1/2023
To whom it may concern re case # is: 1991-010623.VAR.PP.FP:
I am writing in regards to the zoning meeting that took place on 2/21/23, specifically, the zoning
of the grass lot located south of the corner of 14929 Des Plaines St. and Rt. 126. I own the
home on 14933 S Des Plaines St., directly south of that lot. I planned on attending the zoning
meeting on 2/21/23, but viewed online instead due to circumstances with my children. Before I
share my thoughts on the north lot next door, I wanted to briefly share why I am so passionate
about what happens to it.
I feel very connected to Plainfield. I have lived here my whole life, almost 35 years. I grew up
going to the public schools that my mom taught at, attended local groups and events with
friends, and joined several sports teams, many of which my dad coached. Some of our favorite
things to do as a family were to attend the various parades downtown, and support the great
local businesses and restaurants. It is a privilege to now be able to raise my own children here,
and do those same things with them. I have a wonderful career as a nurse in the Plainfield
school district, and have become close with many different people in the community. We try to
get out and volunteer when we can, and be a part of what’s going on, as we truly take pride in
living here. We see the best in this community, and have enjoyed seeing the incredible growth
over the last several years.
My kids and I officially moved to our forever home on Des Plaines street in August of 2021. We
ended up getting this home due to an incredible amount of perseverance and faith. It was
previously owned by the Selfridge family, long time Plainfield residents that had lived there for
many years. Owner Mary Selfridge ended up choosing us to live at her home because she
knew I had the best interest for her property and neighborhood. Mary also owned the north
corner property, and she wished to keep the properties together forever. Although I couldn’t
purchase both properties together at the time, we prayed that a family would move in to
complete our neighborhood, and leave the green space intact, rather than being built on.
I believe that with this area being heavily residential, it would not be a good idea to have any
commercial business in this location. I am very strongly opposed to this idea, as well as
anything similar such as an air bnb/VRBO, parking lot, etc; as we are already at an intersection
of two high-traffic streets. There are many pedestrians in this location, with young children at
each of the surrounding houses. Our kids have become very close friends, and they cross the
street very frequently (with supervision). We have already had to put yard signs up in order for
the traffic to slow down on our end of the street (we have inquired about speed bumps, but were
told it is difficult for snow removal/various reasons, which I understood). There is no parking
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allowed on the east side of Des Plaines street, and barely any room for people to drive in a 2
lane fashion as it is. Pedestrians walking toward rt. 126 is not a safe idea. There are many
commercial business opportunities around Lockport street near the other local businesses. We
would like to keep our end of Des Plaines street residential, and as kid-friendly as possible.
In regards to this lot becoming zoned residential for a home to be built, I do have some
concerns. But first I wanted to first make sure I said “thank you” to all of the members who
spoke at the initial meeting regarding a residence being built seven feet from my house. I am
truly appreciative that you spoke up about this, as it is extremely important to my family. When I
heard that the new owner had potential plans to build seven feet from my property, right near my
home, I was devastated. I have worked hard for my home, and I am so grateful to be here.
Each morning, we sit near the large north-facing open window to read, play, and eat our
morning breakfast. This brings us so much happiness, and if a residence ends up building that
close to us, it will feel intrusive. We will no longer have any open view or sunshine coming
through our house from that window (our main source of light), or the same amount of comfort
and privacy that we have now. It would be ideal for the lot to remain intact as green space, as
we all want to preserve the historic feel of our street, while also having it remain aesthetically
pleasing. The neighbors and I don’t want our street to appear as if we’re trying to squeeze
houses into tiny spaces. In addition, I believe that the corner house on Des Plaines/126 would
be very difficult to sell if there was a house placed on this small open lot, as the green space is
what would attract a buyer for the corner house. Neither house would end up having any yard
space around it either. I am also unsure how a new house would be viable in this small area,
with needing a driveway and garage, plus no parking on our side of the street. We really wish to
not have a driveway right near us, as our kids and their friends play outside very often. At the
end of the day, we care most about safety, integrity, and appeal. We want people to invest in
our town who care about this community, have good intentions, and keep the best interest of
Plainfield at the forefront. People with well-thought out plans and dreams who want to
contribute in making the area a better place. If a residence is approved, I wish and prefer it be
built as far as possible from our home.
My genuine goal and wish is to keep Plainfield the wonderful, charming town that it is, while
continuing to help the area flourish and grow in a positive trajectory. I will be at the meeting on
Tuesday, March 7th. I am more than willing to speak to anyone beforehand to share my
thoughts and hear yours as well, if needed. This case # is: 1991-010623.VAR.PP.FP. Thank
you very much for taking the time to read this letter, it is truly appreciated.
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3/1/2023
If interested to get a better idea of our living environment, please feel free to click the attached
photo link below to view some pictures we have taken at home + fun around the neighborhood:
https://photos.app.goo.gl/TkQKkQe8rwnXMPqu6
Thank you,
Lauren Long
llong024@gmail.com
815-735-1197
13
Plan Commission
Record of Minutes
Date: February 21, 2023 Location: Village Hall
CALL TO ORDER
Chairman Kiefer called the Plan Commission meeting to order at 8:02 p.m. immediately following the
Zoning Board of Appeals meeting.
ROLL CALL
PRESENT: Commissioners Minnis, Nicholson, Renzi, Seggebruch, Valerga, Womack and
Chairman Kiefer.
ABSENT: Commissioners Goins and Heinen
STAFF: Jonathan Proulx, Planning Director
DEVELOPMENT REPORT
The development report was given during the preceding Zoning Board of Appeals meeting.
APPROVAL OF MINUTES
The Minutes of Plan Commission held on February 7, 2023 were approved as presented.
PUBLIC COMMENTS
No Public Comments.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1991-010623.VAR.PP.FP: 14929 S. Des Plaines St.
Commissioner Minnis left the Board Room.
Commissioner Womack made a motion to continue the case to the March 7, 2023, Plan Commission
meeting.
Second by Commissioner Seggebruch. Vote by roll call: Renzi, yes; Valerga, yes; Seggebruch, yes;
Womack, yes; and Kiefer, yes. Motion carried 5-0.
1988-121222.SU.SPR: The Farmhouse West
Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Seggebruch.
The motion carried unanimously by voice vote:
Ayes: Renzi, Seggebruch, Valerga, Womack and Kiefer.
Nays: None
Mr. Proulx provided an introduction of the proposed Special Use and Site Plan Review.
Commissioner Minnis returned to the Board Room.
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Plan Commission Minutes
February 7, 2023
Page 2 of 4
Chairman Kiefer swore in Glen Delarosa, applicant; and Edward Garcia, architect. Mr. Delarosa explained
the proposed use and design of the property. Chairman Kiefer asked the applicant if they are open to the
working with the Traffic Committee as stated in the staff report. Mr. Delarosa confirmed.
Chairman Kiefer asked for Public Comments.
Chairman Kiefer swore in Brenda Kraft, resident. Ms. Kraft voiced concerns regarding outdoor music,
parking, lack of streetlights, lack of designated crosswalk and sidewalk, traffic, and flooding on the
property. Also asked if a tent will be used as a temporary structure until the building is built.
Staff explained the status of the road improvements to 127th Street and Naperville-Plainfield Road and
explained how stormwater would be managed on properties with flood plain. Mr. Delarosa stated they have
no plans for a temporary tent and addressed the parking concerns.
Chairman Kiefer swore in Jessica McGrath, resident. Ms. McGrath voiced concerns regarding traffic and
lack of sidewalks.
Chairman Kiefer swore in Jeff Kunz, resident. Mr. Kunz is concerned about the wildlife, if both businesses
are operating at the same time, and emergency vehicle’s ability to navigate the area when there are events.
Mr. Delarosa addressed the traffic concern and confirmed all events will be indoors. Mr. Proulx addressed
the wildlife concern.
Chairman Kiefer swore in Suzanne Derrick, resident. Ms. Derrick described how the existing farm building
plays a big part in preserving the Village’s farming history and pointed out that the applicant is proposing
to build in the flood plain.
Mr. Proulx stated the applicant will not be allowed to build in the floodplain. Mr. Delarosa addressed the
existing farm buildings and what will be preserved or repurposed.
Chairman Kiefer swore in Richard Derrick, resident. Mr. Derrick concerns are traffic, not having a firm
plan of when road construction will be completed, stormwater drainage, restricting pedestrian access to the
river, restricting hardscape along the river, and demolition of the historical structures.
Mr. Proulx addressed the demolition of the historic structures. Mr. Delarosa stated this location will be a
separate business from the location to the east.
There was discussion regarding the section construction, sidewalk connections, and pedestrian access to
the river. Mr. Delarosa stated he would comply with what would be necessary to keep pedestrians safe
along the river.
There was discussion regarding the floodplain line, specifically how it may change with the residential
development to the west.
There was discussion regarding the noise/music that the site may generate, the size of events that will be
held at this location, and hours of operation. Mr. Delarosa agreed to not allow the same group/wedding
book both locations at the same time.
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Plan Commission Minutes
February 7, 2023
Page 3 of 4
Commissioner Seggebruch suggested that there be a dedicated turn lane on Naperville/Plainfield Rd. into
this development. Commissioner Seggebruch explained why he can’t support this application at this time.
Commissioner Renzi feels that there should be fencing installed along the river for safety, a contribution to
a bike path along 127th Street, parking agreement between the two properties, adding pedestrian crossing
devices, an agreement for public river usage, and an area for land banked parking.
There was discussion regarding the Traffic Committee’s recommendation for an access point and water
runoff into the river from the parking lot. The applicant also agreed that the trash enclosure will match in
look and material to the proposed buildings.
Commissioner Minnis shares in the concerns regarding parking, floodplain, and pedestrian/vehicle access.
There was discussion regarding how the floodplain mapping gets changed and which agencies/departments
will be part of the review.
There was discussion regarding if the special use runs with the land.
Chairman Kiefer indicated based on the commissioner’s comment there is general support for the special
use but they struggle with the site plan review because of uncertainty regarding the floodplain mapping
changes, number of access points, and the future road improvements to the intersection at 127th St. and
Plainfield/Naperville Rd.
Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Renzi.
The motion carried unanimously by voice vote:
Ayes: Minnis, Renzi, Seggebruch, Valerga, Womack and Kiefer.
Nays: None
Commissioner Minnis 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 a special event
venue at the southwest corner of Naperville-Plainfield Road and 127th Street, 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.
Second by Commissioner Valerga. Vote by roll call: Renzi, yes; Seggebruch, no; Womack, yes; Valerga,
yes; Minnis, yes; and Kiefer, yes. Motion carried 5-1.
Commissioner Renzi made a motion to recommend approval of the site plan review for the proposed
special event venue at the southwest corner of Naperville-Plainfield Road and 127th Street, subject to
the following three (3) stipulations:
1. Compliance with the requirements of the Village Engineer;
2. Compliance with the requirements of the Plainfield Fire Protection District; and
3. Submittal of a revised site plan in compliance with the recommendations of the Traffic
Committee.
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Plan Commission Minutes
February 7, 2023
Page 4 of 4
Second by Commissioner Womack. Vote by roll call: Minnis, no; Seggebruch, no; Valerga, no; Womack,
no; Renzi, no; and Kiefer, abstained. Motion failed 5-0.
DISCUSSION
There was discussion regarding the Wal-Mart closing.
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 8:34 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson, Recording Secretary
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PLSC SCARPETTA'S SUBDIVISIONILLINOISPLAINFIELD,BOLLINGERKEITH E.No. 035-3592 P R OFESSI
O
NAL LAND SURVEYOR STATE OF ILLI
NO
IS
PRAIRIE LAND SURVEY COMPANYPLSC _____________________________________________________ILLINOISPLAINFIELD,BOLLINGERKEITH E.No. 035-3592 P R OFESSI
O
NAL LAND SURVEYOR STATE OF ILLI
NO
IS
22
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3/1/2023
To whom it may concern re case # is: 1991-010623.VAR.PP.FP:
I am writing in regards to the zoning meeting that took place on 2/21/23, specifically, the zoning
of the grass lot located south of the corner of 14929 Des Plaines St. and Rt. 126. I own the
home on 14933 S Des Plaines St., directly south of that lot. I planned on attending the zoning
meeting on 2/21/23, but viewed online instead due to circumstances with my children. Before I
share my thoughts on the north lot next door, I wanted to briefly share why I am so passionate
about what happens to it.
I feel very connected to Plainfield. I have lived here my whole life, almost 35 years. I grew up
going to the public schools that my mom taught at, attended local groups and events with
friends, and joined several sports teams, many of which my dad coached. Some of our favorite
things to do as a family were to attend the various parades downtown, and support the great
local businesses and restaurants. It is a privilege to now be able to raise my own children here,
and do those same things with them. I have a wonderful career as a nurse in the Plainfield
school district, and have become close with many different people in the community. We try to
get out and volunteer when we can, and be a part of what’s going on, as we truly take pride in
living here. We see the best in this community, and have enjoyed seeing the incredible growth
over the last several years.
My kids and I officially moved to our forever home on Des Plaines street in August of 2021. We
ended up getting this home due to an incredible amount of perseverance and faith. It was
previously owned by the Selfridge family, long time Plainfield residents that had lived there for
many years. Owner Mary Selfridge ended up choosing us to live at her home because she
knew I had the best interest for her property and neighborhood. Mary also owned the north
corner property, and she wished to keep the properties together forever. Although I couldn’t
purchase both properties together at the time, we prayed that a family would move in to
complete our neighborhood, and leave the green space intact, rather than being built on.
I believe that with this area being heavily residential, it would not be a good idea to have any
commercial business in this location. I am very strongly opposed to this idea, as well as
anything similar such as an air bnb/VRBO, parking lot, etc; as we are already at an intersection
of two high-traffic streets. There are many pedestrians in this location, with young children at
each of the surrounding houses. Our kids have become very close friends, and they cross the
street very frequently (with supervision). We have already had to put yard signs up in order for
the traffic to slow down on our end of the street (we have inquired about speed bumps, but were
told it is difficult for snow removal/various reasons, which I understood). There is no parking
24
3/1/2023
allowed on the east side of Des Plaines street, and barely any room for people to drive in a 2
lane fashion as it is. Pedestrians walking toward rt. 126 is not a safe idea. There are many
commercial business opportunities around Lockport street near the other local businesses. We
would like to keep our end of Des Plaines street residential, and as kid-friendly as possible.
In regards to this lot becoming zoned residential for a home to be built, I do have some
concerns. But first I wanted to first make sure I said “thank you” to all of the members who
spoke at the initial meeting regarding a residence being built seven feet from my house. I am
truly appreciative that you spoke up about this, as it is extremely important to my family. When I
heard that the new owner had potential plans to build seven feet from my property, right near my
home, I was devastated. I have worked hard for my home, and I am so grateful to be here.
Each morning, we sit near the large north-facing open window to read, play, and eat our
morning breakfast. This brings us so much happiness, and if a residence ends up building that
close to us, it will feel intrusive. We will no longer have any open view or sunshine coming
through our house from that window (our main source of light), or the same amount of comfort
and privacy that we have now. It would be ideal for the lot to remain intact as green space, as
we all want to preserve the historic feel of our street, while also having it remain aesthetically
pleasing. The neighbors and I don’t want our street to appear as if we’re trying to squeeze
houses into tiny spaces. In addition, I believe that the corner house on Des Plaines/126 would
be very difficult to sell if there was a house placed on this small open lot, as the green space is
what would attract a buyer for the corner house. Neither house would end up having any yard
space around it either. I am also unsure how a new house would be viable in this small area,
with needing a driveway and garage, plus no parking on our side of the street. We really wish to
not have a driveway right near us, as our kids and their friends play outside very often. At the
end of the day, we care most about safety, integrity, and appeal. We want people to invest in
our town who care about this community, have good intentions, and keep the best interest of
Plainfield at the forefront. People with well-thought out plans and dreams who want to
contribute in making the area a better place. If a residence is approved, I wish and prefer it be
built as far as possible from our home.
My genuine goal and wish is to keep Plainfield the wonderful, charming town that it is, while
continuing to help the area flourish and grow in a positive trajectory. I will be at the meeting on
Tuesday, March 7th. I am more than willing to speak to anyone beforehand to share my
thoughts and hear yours as well, if needed. This case # is: 1991-010623.VAR.PP.FP. Thank
you very much for taking the time to read this letter, it is truly appreciated.
25
3/1/2023
If interested to get a better idea of our living environment, please feel free to click the attached
photo link below to view some pictures we have taken at home + fun around the neighborhood:
https://photos.app.goo.gl/TkQKkQe8rwnXMPqu6
Thank you,
Lauren Long
llong024@gmail.com
815-735-1197
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