Plan Commission Tuesday, October 16, 2018 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 Approval of the Minutes of the Plan Commission held on October 2, 2018. 10-02-2018 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS TO BE CONTINUED TO NOVEMBER 6, 2018 PLAN COMMISSION MEETING CASE NUMBER: 1817-083018.SU.SP REQUEST: Special Use for Planned Development (Public Hearing) & Site Plan Review LOCATION: 22959 W. Lincoln Highway (SWC Spangler/Lincoln Hwy) APPLICANT: Suhas Patel
NEW BUSINESS Plan Commission & Zoning Board of Appeals Meeting Schedule for 2019 2019 PC and ZBA Schedule.pdf DISCUSSION REMINDERS 1
Plan Commission
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Next Village Board – November 5, 2018 at 7:00 p.m. Next Plan Commission – November 6, 2018 at 7:00 p.m. ADJOURN
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Agenda Item No:
Plan Commission Agenda Item Report Meeting Date: October 16, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Minutes Agenda Section: APPROVAL OF MINUTES
Subject: Approval of the Minutes of the Plan Commission held on October 2, 2018. Suggested Action: Attachments: 10-02-2018 Plan Commission Minutes.pdf
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Date: October 2, 2018
Plan Commission Record of Minutes
Location: Village Hall
CALL TO ORDER, PLEDGE, & ROLL CALL Pro Tem. Chairman Renzi called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Minnis, Seggebruch, Womack and Pro Tem. Chairman Renzi were present. Chairman Kiefer and Commissioner Womack were absent. Plainfield Fire Protection District was present. Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School District 202 were absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; Jake Melrose, Economic Development Manager; and Yuchen Ding, Associate Planner. APPROVAL OF MINUTES The minutes of the Plan Commission dated September 18, 2018 were approved as presented. PUBLIC COMMENTS No Comment. DEVELOPMENT REPORT Mr. Proulx provided an update on the Tha Green Screen, Seefried Properties, Crossroad Business Center, and Route 30 TIF District. OLD BUSINESS NEW BUSINESS Case No. 1817-083018.SU.SP
22959 W Lincoln Highway Suhas Patel (SWC Spangler/Lincoln Hwy) Mr. Melrose presented the staff report and explained that the applicant is proposing to develop a hotel on a vacant 2.45-acre parcel located at 22959 W. Lincoln Highway at the southwest corner of Spangler Road and the Lincoln Highway. The applicant is seeking a planned unit development to provide relief from the maximum building height and site plan approval. The subject property is zoned B-3 Highway Business District and is designated as General Commercial in the Comprehensive Land Use Plan. A hotel is considered a permitted use in the B3 Highway Business District. Mr. Melrose reviewed the findings of fact in the staff report dated October 2, 2018. Mr. Melrose stated staff believes the proposed planned development is appropriate and meets the required findings
of fact for both the special use and planned development provisions of the Zoning Code. Based on the foregoing, prior to any public comment and discussion by the Plan Commission, staff recommends approval of the special use permit and the site plan. Pro Tem. Chairman Renzi asked staff to clarify the maximum building height noted in staff report on page 3. Mr. Melrose indicated the maximum height of the building at the parapet is 52 feet-8 inches and the height of at the primary roof line of the buildings is 46 feet-10 inches. Pro Tem. Chairman Renzi asked for clarification on the setback for the property. Mr. Melrose stated the interior side yard setback does comply and the corner side yard setback meets and exceeds the Village requirement.
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Plan Commission Minutes October 2, 2018 Page 2 of 6
Pro Tem. Chairman Renzi swore in Bill Zaleski, Advantage Consulting Engineers, on behalf of the applicant. Mr. Zaleski stated the applicant is trying to push the hotel to the north, there is an existing fence and the applicant plans to landscape along the fence. Mr. Zaleski explained how customers will access the site. Pro Tem. Chairman Renzi asked if the applicant has contacted the owner of Creek Side commercial regarding cross-access. Mr. Zaleski stated it is his understanding that the applicant has contacted the owner of Creek Side and has not heard back from them. Pro Tem. Renzi asked if the applicant will not be using the vacant parcel that is surrounded by the site. Mr. Zaleski stated correct. Pro Tem. Chairman Renzi asked if the applicant will be providing a cross access easement to the vacant parcel. Mr. Zaleski stated yes, staff has asked them to do so. Pro Tem. Chairman Renzi asked for public comment. Pro Tem. Chairman Renzi swore in Robert Yagoda. Mr. Yagoda voiced his concern about traffic cutting through the residential subdivision and the entrances into the site on Spangler Road. Pro Tem. Chairman Renzi swore in Georgette Lane. Ms. Lane stated that her home is directly across from where the applicant is proposing to build the hotel. She also voiced concerns about lighting, traffic, noise, and decreased property values. Pro Tem. Chairman Renzi swore in Kevin Lane. Mr. Lane voiced concerns about the building height and the access drive to the site that will be right across from their house. Pro Tem. Chairman Renzi swore in Shawn Lenckus. Mr. Lenckus stated the hotel will be an excessive burden to the neighbors. Mr. Lenckus asked if the hotel could be two stories instead of four. He further stated concerns with stormwater, privacy, lighting, sound, littering, and location. Pro Tem. Chairman Renzi swore in Joe Buczyna. Mr. Buczyna stated his concerns are traffic and quality of life. Pro Tem. Chairman Renzi swore in Bart Coley. Mr. Coley stated his concerns about the stormwater, wild life, privacy, and property values. Pro Tem. Chairman Renzi swore in Paul Valcek. Mr. Valcek voiced concerns regarding traffic, building height, stormwater, lighting, and property values. Pro Tem. Chairman Renzi swore in Steve Sievert. Mr. Sievert voiced concerns about traffic, speeding cars, height of building, and property values. Pro Tem. Chairman Renzi swore in Luis Adcox. Ms. Adcox stated she opposes any building that is going to bring traffic and decrease property values. Pro Tem. Chairman Renzi swore in Casey Kowalczyk. Mr. Kowalczyk voiced concerns about traffic, stormwater detention, and privacy. Pro Tem. Chairman Renzi swore in Jose Munoz. Mr. Munoz stated his concern is property values decreasing. Mr. Munoz stated he would like the applicant to install a taller fence. Pro Tem. Chairman Renzi swore in Anton Zamp. Mr. Zamp stated he is opposed to the hotel. 2
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Plan Commission Minutes October 2, 2018 Page 3 of 6
Pro Tem. Chairman Renzi swore in Mike Boyda. Mr. Boyda voiced concerns about property values, noise, building height, light pollution, and traffic. Mr. Boyda suggested the hotel be moved across the street and suggested an office building instead of a hotel for the subject site location. Pro Tem. Chairman Renzi swore in Ron Schwichtenberg. Mr. Schwichtenberg voiced concerns about safety and the height of the hotel. Pro Tem. Chairman Renzi swore in Tony Zamp. Mr. Zamp voiced concerns about safety and speeding in the neighborhood. Pro Tem. Chairman Renzi swore in James Parthun. Mr. Parthun voiced concerns about stormwater, height of hotel, and traffic. Mr. Parthun suggested moving the hotel across the street. Pro Tem. Chairman Renzi swore in John Oyster. Mr. Oyster stated his concerns are safety and traffic. Pro Tem. Chairman Renzi swore in Thomas Kale. Mr. Kale stated that there are better locations in Plainfield for the hotel and that this hotel would be the tallest building the area. Pro Tem. Chairman Renzi swore in Karen Caplecha. Ms. Caplecha voiced concerns regarding property values, police protection, and littering. Ms. Caplecha suggested the building be turned to face Route 30 with the traffic entering and exiting the site on Route 30. Pro Tem. Chairman Renzi swore in Sandy Oyster. Ms. Oyster stated she feels the message is clear that they do not want the hotel. Pro Tem. Chairman Renzi swore in Frank Sottosanto. Mr. Sottosanto stated the applicant should not be allowed the variance. Mr. Sottosanto stated he wants a berm, fence, and landscaping. Pro Tem. Chairman Renzi swore in Karen Zydek. Ms. Zydek asked why the Village would want to allow a hotel to be built in a residential area. Ms. Zydek voiced concerns about the people who will be using the hotel, what will happen is the hotel does not do well, length of room rental, and road access to the hotel. Pro Tem. Chairman Renzi explained that the Plan Commission is an advisory board, and that public hearing notices were sent via statute. Pro Tem. Chairman Renzi swore in Gerald Tysiak. Mr. Tysiak voiced concerns regarding traffic, building height, lights from cars, privacy, and lighting from building. Pro Tem. Chairman Renzi swore in Laura Muto. Ms. Muto voiced concerns about traffic, bus traffic, and car lights. Pro Tem. Chairman Renzi swore in Mike Barrera. Mr. Barrera voiced concerns regarding public safety, property values, traffic, and lighting. Pro Tem. Chairman Renzi swore in Cheryl Naumann. Ms. Naumann asked why a business would be allowed on Spangler and questioned if this use is better than other uses. She also voiced concerns about traffic, safety, and stormwater management. Pro Tem. Chairman Renzi reminded Steve Sievert that he is still under oath. Mr. Sievert asked how semitrucks will be accessing and leaving the site. 3
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Plan Commission Minutes October 2, 2018 Page 4 of 6
Pro Tem. Chairman Renzi reminded Mike Boyda he is still under oath. Mr. Boyda voiced a concern about semi-trucks running at night. Mr. Boyda asked that the Village Board restrict semi-struck parking and conduct an environmental study on the affects to the neighborhood. Pro Tem. Chairman Renzi reminded John Oyster he is still under oath. Mr. Oyster stated that there is already a lot of traffic because of the gas station and Dunkin Donuts. Pro Tem. Chairman Renzi reminded Bart Coley he is still under oath. Mr. Coley asked staff if this would be the second hotel of this brand built. Mr. Melrose stated that there is one other hotel of this brand. Mr. Coley stated additional concerns are elevation of land and height of building. Pro Tem. Chairman Renzi asked staff to discuss speed limit and through traffic with the traffic committee. Mr. Melrose stated he will make sure this is addressed at the next traffic committee. Mr. Zaleski addressed the public comments with the following statements: the height of the building is a franchise requirement, people typically enter and exit the hotel during off hours, explained how
detention and stormwater will be managed, the applicant can propose an 8-foot fence along the adjacent residential, explained the lighting plan, parking lot will be asphalt, and the applicant may eliminate the south access drive and install a landscape buffer. Pro Tem. Chairman Renzi indicated that the fire department may have an issue with elimination of the south access point. Mr. Proulx stated staff is aware of the impact the south access point will have to the adjacent residents and staff identified that the access point may need to be eliminated or modified. Mr. Proulx further explained that staff did review this access point with the fire department and provided their feedback. Mr. Zaleski indicated that specific species of bushes can be planted to help with screening. Mr. Zaleski asked staff when the property was zoned business. Mr. Melrose stated in 2017.
Commissioner Heinen asked if the inset property owner been notified about this proposed use. Mr. Proulx yes, the inset parcel and the adjacent commercial properties have been notified. Mr. Proulx indicated that the applicant has made an attem.pt to incorporate the inset parcel into one comprehensive development but has been unsuccessful. Commissioner Heinen stated that if the parcel could be combined, that would eliminate some of the current issues. Commissioner Heinen asked if there has been discussion for a combined access point on Route 30 with the inset property. Mr. Proulx stated both staff and the applicant have tried to coordinate with the owner of Creek Side Plaza but have been unsuccessful. Commissioner Heinen asked for further clarification on whether staff has had any conversations with the inset property for access. Mr. Melrose stated that staff has not had a conversation with that property owner. Mr. Melrose indicated that he has spoken to engineering and he is not sure if full access would be granted since it is approximately 500-600 feet away from a current full access. Mr. Melrose further stated that a right-in/right-out may be possible instead of full access. Commissioner Heinen asked if the applicant has had any discussion with IDOT regarding the access points. Mr. Zaleski explained the information he received from IDOT, there will be no access along Route 30 given for this site. Commissioner Heinen asked if IDOT has given the applicant authority to the access the property off of the west side. Mr. Zaleski explained that through right-of-way rights the applicant should be allowed public access and IDOT has acknowledged the applicant will have one point of access to IDOT’s right-of-way. 4
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Plan Commission Minutes October 2, 2018 Page 5 of 6
Commissioner Heinen asked if the applicant is proposing a full access point along Route 30 and if IDOT has approved. Mr. Zaleski stated it will only be an entry to the site and IDOT has the plans but has not provided formal approval. Commissioner Heinen explained his struggles with regard to IDOT granting right-of-way access, and further explained that he is trying to look at development for the whole area and how the access points could be improved if that is done. Mr. Melrose explained the difficulty for access points along Route 30 for any development on this parcel. Commissioner Heinen encouraged the applicant to work with IDOT to make a access point plan that will work with the neighborhood. Mr. Zaleski stated the applicant needs to make contact with the inset property owners to work towards better site access. Commissioner Heinen explained his struggles with the height of the building and asked staff to provide the commission with the height of the tallest building on Route 30 and the height of the hotels on the Joliet side of Route 30. Mr. Proulx explained how the Route 30 TIF will affect this area. Mr. Proulx explained that staff recognizes the concern with the height and how staff worked with the applicant and the Fire District on placement of the building. Commissioner Heinen asked what the height limitations will be for development across Route 30. Mr. Proulx indicated that property is zoned B-3 and has the same height and setback standards as the case before the commission. Commissioner Heinen asked the applicant if there is a prototype that is a 3-story hotel. Mr. Zaleski stated no there is not. Commissioner Heinen explained how the heights of building in the area will be helpful. Commissioner Heinen asked the applicant if the property is currently in a flood plain. Mr. Zaleski stated it is not in the flood plain. Commissioner Heinen asked if the applicant will be providing stormwater detention for their development only. Mr. Zaleski confirmed. Commissioner Heinen asked the applicant if they are willing to have shields on the lights to help with glare. Mr. Zaleski stated yes, the applicant is willing to do that. Commissioner Heinen explained why he is not comfortable voting on this case this evening, and that he would be willing to make a motion to continue the case. Commissioner Minnis stated he would also like to see a shared access with the west inset property. Commissioner Minnis indicated that he takes issue with the height of the building. He asked the applicant if the Avid brand requires four stories or 92 rooms. Mr. Zaleski stated the size, shape, and height are all set by the franchise. Mr. Zaleski stated that the highest point of the building is in the front and the lowest point is in the back. Commissioner Minnis stated that he likes the look of the hotel but has concerns about site access and the height of the building. Commissioner Seggebruch asked if staff knew how long BP has owned the inset parcel and if BP has ever contacted the Village about developing the parcel. Mr. Melrose indicated he does not know how long BP has owned the parcel, and as far as he has been employed with the Village, he has not been contacted by BP for development. Commissioner Seggebruch indicated that the Creek Side plaza could benefit from shared access. He further stated that this is an opportunity for Plainfield to have a hotel, but this site has many challenges. 8 5
Plan Commission Minutes October 2, 2018 Page 6 of 6
Pro Tem Chairman Renzi asked if 92 parking spaces and 92 rooms are required by the Avid franchise. Mr. Zaleski stated the parking is per Village Code. Pro Tem. Chairman Renzi suggested some additional parking spaces for compact cars, because if all 92 rooms are booked, staff will also need parking. Commissioner Minnis suggested a land swap with the inset property and explained how that could work. Commissioner Heinen made a motion to continue case number 1817-083018.SU.SP and public hearing to the October 16, 2018 Plan Commission meeting. Second by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Minnis, yes; Heinen, yes; Renzi, yes. Motion carried 4-0. Pro Tem. Chairman asked staff to provide the commission the mock ups staff created. DISCUSSION Mr. Proulx stated the Commission’s concerns about the pavement striping on 119th Street immediately west of Route 59 was shared with the Public Works Department. Additionally, the concerns of lane alignment stripping at 119th Street and Route 30 was shared with IDOT. Commissioner Seggebruch pointed out that the construction signs are out at 119th Street and Route 30. Pro Tem. Chairman Renzi read the reminders. ADJOURN Plan Commission meeting adjourned at 9:19 p.m. Respectfully submitted by
Tracey Erickson Tracey Erickson Recording Secretary
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Agenda Item No:
Plan Commission Agenda Item Report Meeting Date: October 16, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Old Business Item Agenda Section: OLD BUSINESS
Subject: TO BE CONTINUED TO NOVEMBER 6, 2018 PLAN COMMISSION MEETING CASE NUMBER: 1817-083018.SU.SP REQUEST: Special Use for Planned Development (Public Hearing) & Site Plan Review LOCATION: 22959 W. Lincoln Highway (SWC Spangler/Lincoln Hwy) APPLICANT: Suhas Patel Suggested Action: Attachments:
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Agenda Item No:
Plan Commission Agenda Item Report Meeting Date: October 16, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section: NEW BUSINESS
Subject: Plan Commission & Zoning Board of Appeals Meeting Schedule for 2019 Suggested Action: Attachments: 2019 PC and ZBA Schedule.pdf
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PLAINFIELD PLAN COMMISSION AND ZONING BOARD OF APPEALS SCHEDULED MEETINGS - 2019 7:00 P.M. At the Village Meeting Hall 24401 W. Lockport Street Plainfield, IL 60544 January 1, 2019 (OFFICE CLOSED) January 15, 2019 February 5, 2019 February 19, 2019 March 5, 2019 March 19, 2019 April 2, 2019 April 16, 2019 May 7, 2019 May 21, 2019 June 4, 2019 June 18, 2019 July 2, 2019 July 16, 2019 August 6, 2019 August 20, 2019 September 3, 2019 September 17, 2019 October 1, 2019 October 15, 2019 November 5, 2019 November 19, 2019 December 3, 2019 December 17, 2019 Michelle Gibas Village Clerk 12
