Plan Commission Tuesday, February 20, 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 dated February 6, 2018. 02-06-2018 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS Case No.: 1780-011718.SU.SPR Request: Special Use (Public Hearing) and Site Plan Review Location: 12729 S. Naperville Rd. (The Farmhouse Plainfield) Applicant: Cynthia Payne & Glen Delarosa The Farmhouse Plainfield Staff Report and Site Plan.pdf NEW BUSINESS Case No.: 1781-020818.FP Request: Final Plat of Consolidation Location: West of Heggs Road, North of 127th Street (Stewart Ridge Lots 75 & 76) Applicant: DJK Custom Homes (Dan Kittilsen) Stewart Ridge Lots 75 & 76 Staff Report and Plat.pdf DISCUSSION 1
Plan Commission Page - 2 REMINDERS - Next Village Board Meeting - March 5, 2018 at 7:00 p.m. Next Plan Commission Meeting - March 6, 2018 at 7:00 p.m. ADJOURN 2
Plan Commission Agenda Item Report Agenda Item No. 2018-834- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: February 20, 2018 SUBJECT Approval of the Minutes of the Plan Commission dated February 6, 2018. Recommendation: ATTACHMENTS 02-06-2018 Plan Commission Minutes.pdf 3
Date: February 6, 2018 Village of Plainfield Plan Commission Record of Minutes Location: Village Hall CALL TO ORDER, PLEDGE, ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the Pledge. ROLL CALL: Commissioners Green, Minnis, Renzi, Seggebruch, Womack and Chairman Kiefer were present. Commissioner Heinen was absent. Plainfield Fire Protection District (7:25 p.m.) was present. Plainfield Township Park District, Plainfield Public Library District and Plainfield Community Consolidated School District 202 were absent. Others Present: Jonathan Proulx, Director of Planning; Kendra Kuehlem, Associate Planner; Yuchen Ding, Associate Planner; and Tracey Erickson, Recording Secretary. APPROVAL OF MINUTES The Plan Commission minutes dated January 16, 2018, were approved as amended. PUBLIC COMMENTS - There was no response. DEVELOPMENT REPORT Mr. Proulx provided an update on cases from the Village Board meeting on February 5, 2018, which included the following cases: Plainfield Adult Day and Community Services, Common Sense Permanent Cosmetics, Crossroads Business Center and R.R. Tire and Auto Repair. OLD BUSINESS NEW BUSINESS Case No. 1780-011718.SU 12729 S. Naperville Road The Farmhouse Plainfield Ms. Kuehlem stated the applicant is seeking approval to utilize The Farmhouse, located at 12729 S. Naperville Road, as a special event venue. The requested special use approval would allow use of the property for a wide variety of events, such as wedding receptions and bridal showers to outdoor vendor markets, and also including smaller-scale gatherings. Mr. Proulx reviewed the findings of fact and additional considerations from the staff report dated February 2, 2018 and stated staff is confident that smaller-scale events can be accommodated at The Farmhouse without creating negative impacts to adjacent properties. Staff recognizes the potential for larger-scale events, and/or the frequency of special events, to be a concern to adjacent residents. Staff notes that the special use process allows for imposing stipulations of approval to mitigate potential impacts. Staff also believes that the upcoming public hearing will be an important opportunity for neighbors views to be expressed, which would have an impact on the potential findings of fact. Chairman Kiefer swore in Cynthia Payne and Glen Delarosa, applicants. Ms. Payne gave a presentation explaining the changes that have been made, their goal for the property, the events that will be held on the property and how to resolve the issues that could be discussed at the meeting. (See attached presentation) Chairman Kiefer asked for public comment. Chairman Kiefer swore in Frank Marion, resident. Mr. Marion asked where the 200 car parking lot will be located. Ms. Payne stated per the report they would need 63 parking spaces and will have to work with the Village. 4
Plan Commission Minutes February 6, 2018 Page 2 of 5 Chairman Kiefer swore in Robert Winkler, resident. Mr. Winkler stated his concerns are noise, lighting, big events, parking, stormwater, traffic, time of events, restrooms, security of the neighborhood, tent size and the deterioration of the tents appearance over time. Chairman Kiefer swore in Rodney Thill, resident. Mr. Thill stated his concerns are large events, noise, parking in the subdivision adjacent to the property, trespassing on residential properties and restrooms. Chairman Kiefer swore in Sean Delahanty, resident. Mr. Delahanty stated his concerns are lighting, trespassing on residential properties, parking, quality of life and negative effect to property values. Chairman Kiefer swore in Adolfo Venegas, resident. Mr. Venegas stated his concerns are noise, negative effect to property values, parking, lighting and traffic control. Chairman Kiefer swore in Dan Forthofer, resident. Mr. Forthofer praised the improvements the applicants have made to the property and stated his concerns are the applicants do not have a detailed plan, lack of control\command of events, liquor licensing and security. Chairman Kiefer explained the proceedings of a Public Hearing. Chairman Kiefer swore in Rebecca Tolrud, resident. Ms. Tolrud stated she agrees with all the concerns voiced tonight and advised the commission about the Halloween Party that was had on the property and the problems it caused. Ms. Tolrud stated that large events are not a good fit. Chairman Kiefer swore in Brenda Kraft, resident. Ms. Kraft asked if there is a restriction for liquor license with adjacent residential subdivisions. Ms. Kraft stated her concerns regarding notifications for meetings concerning this property. Chairman Kiefer asked Mr. Proulx to explain Public Hearing notification process. Mr. Proulx explained what the state statute requires for publication for Public Hearings and what he encouraged the applicant to do to communicate with the HOA. Chairman Kiefer swore in Michael Bortel, resident and Historic Preservation Commission Chair. Mr. Bortel stated he is concerned about noise, traffic and parking. Mr. Bortel stated the problem is with large events, not so much the smaller events. Chairman Kiefer swore in Donna Smoldt, resident. Ms. Smoldt stated her concerns are the view from her yard will be a tent, trespassing, quality of life and noise. Chairman Kiefer swore in Suzanne Derrick, resident and Historic Preservation Commissioner. Ms. Derrick asked the commission to perform a decibel study before approving the special use. Chairman Kiefer swore in Richard Derrick, resident. Mr. Derrick stated he is the former President of the Farmstone Ridge HOA and commented on the positive changes to the property the applicants have made. Mr. Derrick noted that the parking lot approved in May of 2017 has not been constructed. Mr. Derricks stated his concerns are property values, noise, safety regarding parking and traffic, trespassing, adjacent government agencies input on this case and long-term governance of any restriction set forth. 5
Plan Commission Minutes February 6, 2018 Page 3 of 5 Chairman Kiefer explained what the Special Use will allow and that it will be granted to this applicant and will not follow if property is sold. Chairman Kiefer provided a summary of the concerns voiced during the Public Hearing. Ms. Payne stated the Halloween party was three years ago and explained what happened that evening and how they communicated there apologies to the Farmstone Ridge neighborhood. Ms. Payne stated that for the holiday event staff and vendors were the only people allowed to park across the street at the barns. Ms. Payne state the Community Service Officer was at the event an hour before it started, the lights were provide by the Plainfield Police Department, there was at least 4,000 people who attend the event, the business plan has changed because of the attention the property has gotten and explained how it will evolve. Ms. Payne stated they do not have the funds to build a permanent structure. Mr. Proulx provided an update on a traffic light at 127 th Street and Naperville Road and that improvement will help with traffic control. Mr. Proulx stated the lighting for the winter event was introduced by the village. Commissioner Minnis recused himself stating he shares a professional relationship with the applicant. Commissioner Renzi asked the applicant if they plan to have the tent up for more or less than 180 days. Mr. Delarosa stated they would like a permanent tent. Commissioner Seggebruch stated under the International Building Code tents are not considered permanent structures and cannot be up for more than six months. Commissioner Seggebruch asked staff to correct the staff report because the tent cannot be a permanent structure. Commissioner Renzi asked again how many days will the tent be up. Ms. Payne stated more than 180 days. Chairman Kiefer asked if staff has noted the issue being discussed. Mr. Proulx stated yes and they will coordinate the information with the Building Department. Commissioner Renzi asked the applicant if there be cooling and heating for the summer and winter months. Mr. Delarosa stated they have the option to cool the tent if there is a demand for it there is a system that can provide it and heating will be provided, which can either be permanently installed or temporary. Commissioner Renzi asked the applicant if the cooling and heating plans were submitted to staff. Mr. Delarosa stated no. Commissioner Renzi stated that there was mention of moving the tent from the south east side of the property to the north side. Ms. Payne stated they prefer to keep it in the south east area of the property and stated that moving the tent was a recommendation they heard yesterday from staff, if the tent needs to be moved to the north area they would comply. Commissioner Renzi asked what is being proposed for restrooms. Mr. Delarosa stated permanent restrooms would be constructed on the south side of the original garage. Commissioner Renzi asked them to clarify, since it was already stated that the funding was not available for a permanent structure. Mr. Delarosa stated the restrooms improvements would not be part of the permanent structure that was discussed earlier this evening. Commissioner Renzi asked if the restrooms are port-o-potty. Mr. Delarosa stated no. Commissioner Renzi asked if this has been put in writing and given to staff. Ms. Payne stated yes and there is a drawing provided in the packet with the tent outlined and the restrooms. Commissioner Renzi stated that the drawing in the packet also has a parking lot. Ms. Payne stated that was the previous parking approved for the retail store and it will change. Commissioner Renzi asked if the parking lot was installed. Ms. Payne stated no. Commissioner Renzi stated the drawing is inaccurate because there is no intention to build the approved parking. Ms. Payne stated it did not make sense to build the parking lot since they wanted to pursue different business which would impose other 6
Plan Commission Minutes February 6, 2018 Page 4 of 5 requirements. Commissioner Renzi asked if there are other portions of the drawing that should be disregarded. Ms. Payne stated no. Commissioner Renzi asked where the garbage enclosure will be. Mr. Delarosa stated the approved garbage enclosure for the retail business on the drawing can continue to stay in that spot or it can be moved across the street. Chairman Kiefer asked if the garbage enclosure has been built. Mr. Delarosa stated no. Commissioner Renzi asked what else has not been built that was approved. Ms. Payne stated that as they reviewed their new business model what was pursued previously would need to change and it did not make sense to build structures that did not fit into their new business model. Commissioner Renzi asked the applicant why the parking was not included in the drawing. Ms. Payne stated that initially there was discussion about allowing them to park in the grass. Commissioner Renzi stated that the drawing does not show any parking, pavers for a water containment resolution or lighting. Chairman Kiefer stated the application is before them is for a Special Use, not Site Plan. Commissioner Renzi state he understands that and he explained his issues with the business plan presented by the applicant. Commissioner Renzi stated he would like a proposal on how the business will not under mind the neighborhood explaining how the sound will be handled, parking, restrooms, HVAC, and garbage enclosure. Chairman Kiefer asked for clarification regarding decibel issue in the Planner s report because the music will be louder then allowed per ordinance. Ms. Payne stated that this issue has been discussed with staff and there will be a sound test conducted. Commissioner Green stated that he cannot disagree with any of the public comments; he also feels that the applicant has great ideas and that they are a great addition to Plainfield but the applicant needs to provide the commission with a more detailed plan. Commissioner Green asked if the applicant owns the property to the west. Ms. Payne stated they own the property. Commissioner Green asked if there was any consideration putting the tent/structure on the west side of Naperville Road. Commissioner Green stated he cannot see himself voting for this tonight but he would like to see them come back with a better plan. Commissioner Seggebruch reviewed what was approved last year which was for a retail business and that the applicant had two events on the property that were not approved. Commissioner Seggebruch stated he would like to make a motion to deny. Ms. Payne stated that they did get permits for the private event and the Winter Market. Ms. Payne explained all the work they are trying to complete on the property. Commissioner Womack stated that he would have to agree with the commission that they do not have enough information and that the Site Plan would be helpful. Commissioner Womack asked how often they would like to have events, without imposing any stipulations the applicant can have events 365 days. Mr. Proulx stated that staff anticipated that there would be questions and a continuance to do some more work. Mr. Proulx also stated that they were looking for some direction from the commission for example the grass parking instead of the expense of putting in a parking lot and staff also identified limiting the number of events per year. Mr. Proulx stated the 3-4 events number in the report are the special events like the Winter Market. Chairman Kiefer stated that he does not believe there is support to approve the Special Use and suggested that the meeting be continued. Commissioner Green stated he would like to see this case continued, so the applicant can make the changes with staff. Commissioner Renzi stated under the proper circumstances he would vote yes but it maybe cost prohibited to the applicant and that is why he would like to see it continued. 7
Plan Commission Minutes February 6, 2018 Page 5 of 5 Commissioner Green made a motion to recommend continuing of this case until a future date. Commissioner Womack seconded motion. Mr. Proulx asked the commission to continue the case and public hearing until a specific date. Commissioner Green withdrew his motion and Commissioner Womack withdrew his second. Commissioner Green asked staff and applicant if two weeks would be enough time to be prepared to present again to the commission. Mr. Proulx stated staff could be ready and deferred to the applicant. Ms. Payne stated they could be ready by February 20, 2018. Commissioner Seggebruch asked staff for clarification on the special permits the applicant received for the private event and Winter Market. Mr. Proulx explained the provision of the Zoning Code that would apply to these types of events. Commissioner Green made a motion to recommend continuing of this case to the February 20, 2018 Plan Commission meeting date, also move to continue the public hearing. Second by Commission Womack. Vote by roll call: Renzi, yes; Seggebruch, no; Womack, yes; Green, yes; Kiefer, yes. Motion carried 4-1. DISCUSSION Chairman Kiefer read the reminders. Meeting adjourned at 8:49 p.m. Respectfully submitted by, Tracey Erickson Tracey Erickson Recording Secretary 8
The Farmhouse 9 Plainfield
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Applying for special use permit to host events throughout the year such as the following; 16 The Farmhouse Local community events Vintage markets Graduation parties Corporate dinners Weddings Bridal/ Baby showers
Maintain and improve upon the historical value of the 1850 s home and property The Public venue will allow others to enjoy one of Plainfield s important historical properties Due to extensive landscaping including hardscape and water features, the property is a welcome sight as passerby enter the village of Plainfield as well as beautifies the community as a whole 17 Benefits
Provides a gathering spot for community events hosted by The Farmhouse such as movie night on the lawn, Kids Halloween party, Easter Egg hunt, vintage markets, charitable events, painting, yoga, woodworking classes, etc. As well as a venue for residents to host their own events such as graduation parties, birthday parties, intimate dinners, family reunions, weddings. 18 Benefits
Concerns/Solutions Parking- there is plenty of parking on the property for 200+ cars. Post no parking signs in Farmstone Ridge and/or have someone in the neighborhood to keep people from parking on the streets and cutting through neighbor s yards Sound- if speakers are pointed towards the intersection and away from homes, the sound that residents will hear is greatly reduced. We would maintain the required sound levels and curfews according to the local ordinances. 19
Concerns/Solutions A Farmhouse employee would be on site for all events to ensure compliance to all ordinances Lighting- low level lighting will be installed in the parking areas and throughout the event space to ensure bright lights aren t an issue with Farmstone Ridge residents Toilets (if permanent ones are not in place yet) will be hidden and out of sight The stop light scheduled to be installed will help to alleviate traffic at the intersection 20
Plan Commission Agenda Item Report Agenda Item No. 2018-835- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: February 20, 2018 SUBJECT Case No.: 1780-011718.SU.SPR Request: Special Use (Public Hearing) and Site Plan Review Location: 12729 S. Naperville Rd. (The Farmhouse Plainfield) Applicant: Cynthia Payne & Glen Delarosa Recommendation: ATTACHMENTS The Farmhouse Plainfield Staff Report and Site Plan.pdf 21
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Plan Commission Agenda Item Report Agenda Item No. 2018-836- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: February 20, 2018 SUBJECT Case No.: 1781-020818.FP Request: Final Plat of Consolidation Location: West of Heggs Road, North of 127th Street (Stewart Ridge Lots 75 & 76) Applicant: DJK Custom Homes (Dan Kittilsen) Recommendation: ATTACHMENTS Stewart Ridge Lots 75 & 76 Staff Report and Plat.pdf 36
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BAXTER DRIVE ESTATES SITE LOCATION G:\734\002\7342PS.dwg, Model, 1/15/2018 3:52:35 PM, mattj 40