Loading...
HomeMy Public PortalAbout2011-11-15 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: November 15, 2011 Chairman Sobkoviak called the Plan Commission meeting to order at 7:40 p.m. ROLL CALL: Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Fulco, and Chairman Sobkoviak; Fire District and Park District were present. Commissioner Heinen was absent; School Distri ct and Library District were absent. Also present were Michael S. Garrigan; Village Pla nner, Jonathan Proulx, Planner II, Steve Amann, Engineer from Baxter and Woodman, Merrilee Trotz, Recording Secretary Approval of Minutes: Commissioner Kiefer noted a correction to the second paragraph on page 2. The minutes of October 18, 2011 were accepted as amended. PUBLIC COMMENTS: Chairman Sobkoviak asked for public comments on items that are not on the agenda. There was no response. DEVELOPMENT REPORT Mr. Garrigan indicated the Village Board supported th e LDS Church; the variance for the Mueller Storage Facility failed. OLD BUSINESS: None NEW BUSINESS: Case No. 1567-101911.SU.SPR Rod Baker Ford Quick Lane Mr. Garrigan stated this is a public hearing; the appropriate notice has been posted and published in accordance with state statute and local ordinance. The applicant is proposing to develop a 6,900 square foot automobile lube center on Lot 4 in the Meijer Planned Development. Any auto repair facility requires a Special Use in the B-3 District. Mr. Garrigan indicated the site is surrounded by other B-3 uses. The applicant must demonstrate they have complied with the findings of fact. 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 substa ntially diminish property values within the neighborhood: and b) The establishment of the special use will not im pede the normal and orderly development and improvements of the adjacent properties for u ses permitted in the subject zoning district: Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy Plan Commission Minutes November 15, 2011 Page 2 of 10 The proposed use of Lot 4 for a auto lube facility will have no negative impact on the adjacent properties and is consistent with the types of co mmercial business that are located on Route 59.   The approval of the proposed special use will not im pede the current trend of development along Route 59 and the auto lube center is cons istent with continued normal and or derly development along Route 59. Mr. Garrigan indicated a correction to the staff report stating there are 8 bays not 4 bays. The applicant has provided a total of 34 parking spaces and 2 handi capped spaces which is more than required by the code. The applicant is proposing one access point onto the ma in access drive that is located within the Meijer’s development in addition to one a dditional cross access into the comme rcial lot to the south. These two access points meet the minimum requirements of emergency services and comply with the Village’s policy. The applicant has submitted a revised site plan incorporating the recommendations of staff and a revised landscape plan adding the additional shrubs and St aff is comfortable removing the third and fourth stipulations noted in the staff report. The app licant has submitted a revised photometric plan which complies with the ordinance. The applicant has s ubmitted plans for the trash enclosure that complied with the ordinance. Staff would make favorable recommendation for both th e Special Use and the Site Plan striking the third and fourth stipulations as the applican t has complied with these stipulations. Chairman Sobkoviak swore in Vince Rosanova, attorn ey for the petitioner and Brett Fessler, general manager for Rod Baker Ford. Commissioner Renzi was concerned with the landscapi ng for this project compared to what was just approved for Physicians Immediate Ca re. Mr. Garrigan stated the applicant was willing to work with the existing contour to mirror the landscaping at Ch ase and that which was approved for Physicians Immediate Care Facility. Chairman Sobkoviak sugg ested we would want some consistency in the landscaping along Route 59. Mr. Rosanova stated he visited the site and there w as no berm by the Gas Station or Chase but there is a considerable drop from the property to Route 59 and t hought a berm might impede their drainage swales. Commissioner Renzi liked swales if it could be done to balance out with the Physicians lot and when lot 5 was developed, it could blend together to look like a natural progression. Mr. Garrigan stated staff would work with the applicant to mirror that design. Commissioner Renzi asked if this PUD provided for signage on two sides. Mr. Garrigan indicated they would be entitled to signage on the side with th e access drive and the side facing the roadway. Commissioner Seggebruch agreed the revised elevat ion is much improved; asked the purpose of the showroom and if cars are going to be shown in the showroom. Mr. Fessler indicated the antique car was there for looks only, there will be tires, batteries, a nd brakes on display and an area for the customers to wait comfortably while their car is in for service. Plan Commission Minutes November 15, 2011 Page 3 of 10 Chairman Sobkoviak opened the meeting for public comments. There was no response. Commissioner O’Rourke mentioned that in the past automotive uses were to be placed on secondary lots rather than the primary lots; wondered if this has changed. Mr. Garrigan agreed we previously placed auto related uses in the second tier; now these uses all want to be front tier and the Village Board seems to be comfortable for all uses to be front tier. Commissioner O’Rourke asked if they considered se tting the building perpendicular rather than parallel to Route 59 to have less of an impact. Mr. Garriga n discussed this with the a pplicant but indicated Ford wanted this to better identify the building so Staff worked to get better architecture and landscaping. Commissioner O’Rourke asked if this Special Use re quires a change to the PD. Mr. Garrigan said it does not as the planned development does not address the uses. Commissioner Seggebruch asked how the traffic woul d flow. Mr. Fessler indicated there will be extension signage to direct traffic; they had to get approval from Ford before they could submit this project. Mr. Fessler said Ford has criteria that all their Quick Lane buildings must face the busy street. Commissioner Kiefer made a motion to recommend approval of the Special Use for Rod Baker Quick Lane at Lot 4 within the Meijer’s Planned Deve lopment subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Renzi seconded the motion. Vote by roll call: Fulco, yes; Seggebruch, yes; O’R ourke, no; Renzi, yes; Kiefer, yes; Sobkoviak, yes; Motion carried 5-1. Commissioner  Renzi  said  with  a  p oint of order that the applicant and staff will work together to coordinate a uniform look along Route 59 and based on the applicant’s testimony as to the necessity of the orientation of the building to be the way it is ma de a motion to recommend approval of the Site Plan Review for Rod Baker Ford Quick Lane subject to th e following two stipulations with stipulations three and four having been stricken by Staff: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Seggebruch seconded the motion. Vote by roll call: Kiefer, yes; Fulco, yes; Seggebr uch, yes; O’Rourke, no; Renzi, yes; Sobkoviak, yes; Motion carried 5-1. Chairman Sobkoviak called for a 10 minute break at 7:30 p.m. Meeting was reconvened at 7:40 p.m. Plan Commission Minutes November 15, 2011 Page 4 of 10 Case No. 1568-102111.AA.SU.Z Springs @ 127 Mr. Proulx stated there is a request for annexation, annexation for a corridor, a zoning map amendment, and special use for a Planned Development. At the conclusion Staff is seeking a motion for the annexation of the property, annexation for the corri dor, and the zoning map amendment. Staff is proposing that the public hearing for the special use for Planned Development w ould be continued to the December 6 th meeting of the Plan Commission at which time the applicant will be coming forward with an application for site plan review as well as preliminary and final plat of subdivision. Mr. Proulx stated that a public hearing is required for the annexation corridor, annexation and map amendment; the appropriate notice has been posted and published in accordance with state statute and local ordinance. The annexation corridor and the property are located at the north side of 127 th Street east of Route 59. The annexation corridor is contiguous to the Soho Busi ness Center that was annexed in 2006. Mr. Proulx explained the adjacent land uses. The Norman Drain crosses the northwest corner of the property so a portion of the site is in the designated floodplain. The site is approximately 27 acres which encompasse s the former Lutheran High School site. The petitioner is proposing to develop 17 buildings to incl ude 340 deluxe apartments , with a clubhouse, and a 3.8 acre park. Mr. Proulx gave a brief review of the site plan whic h will be heard at a later meeting. The full access point from 127 th Street is located just west of the clubhou se; the applicant proposes to make turn lane improvements on 127 th Street; a secondary access would be gated or restricted for an emergency access if needed; the parking is distributed around the build ings; pedestrian access is provided though sidewalks including a sidewalk along the north side of 127 th Street; the 610 parking spaces provided exceeds the required 510 spaces. The applicant is proposing to meet its park obligation with a combination with a land donation and payment of cash in lieu of additiona l land; the school donation will be met via cash in lieu of land donation. The applicant has completed a flood study, which is currently under review by the Village’s consulting engineer. Th e applicant proposes a centrally lo cated trash enclosure and trash compactor would provide for trash collection and storage for residents as currently shown the development complies with the requirements of the R-4 zoning district. Mr. Proulx presented the elevations and landscape plan. Village utilities are available and cons tructed in accordance with the V illage’s water and sanitary sewer master plans and sized to provide service to the subject site. Staff submits that the property is a logical extension of the Village boundary with regard to the annexation. There are five findings of fact needed for the map am endment. Mr. Proulx reviewed the findings of fact. a. That the re-zoning promotes the public health, safe ty, comfort, convenience, and general welfare, and complies with the policies and plans of the Village; Staff submits that the project is appropriate at th is location and would comply and help implement many of the goals and objections articulated in the Comprehensive Plan. b. That the trend of development in the area is consistent with the requested re-zoning; Staff finds that the siting of the proposed project on a minor arterial roadway immediately east of a major arterial roadway is appropriate. Plan Commission Minutes November 15, 2011 Page 5 of 10 c. That the new zoning requested allows uses that are more suitable that th ose allowed under the existing zoning; Staff finds that the requested R-4 zoning is appropriate. d. That the property cannot yield a reasonable use under the existing zoning; and Staff believes that the proposed use and re quested zoning are the most appropriate. e. That the re-zoning would not alter the essential c haracter of the neighborhood, nor would it be a substantial detriment to adjacent properties. Any development of the subject site will generate cer tain impacts to adjacent properties when compared with the existing conditions of a vacant site. Mr. Proulx generally reviewed the special use for th e Planned Development suggesting the public hearing for this special use be continued and reviewed with th e preliminary/final plat and site plan review at the next Plan Commission meeting. Mr. Proulx indicated Staff has been contacted by 3 for the adjacent property owners; a public open house was held October 25 th here at Village Hall. Staff believes that the proposed project is a logi cal extension of the Village’s municipal boundary; and that the project is a much-needed housing option that would help to implement various aspects of the Comprehensive Plan and would result in positive impacts to the Plainfield community. Prior to any public comments, and in advance of di scussion by the Plan Commission, staff believes the findings can be made to support the requested annexation and re-zoning. Chairman Sobkoviak asked Mr. Amann for his comment s. Steve Amann, consulting engineer with Baxter and Woodman for the Village, stated the app licant submitted a flood study we are working with the applicant and their design team. There is unstudied floodplain in the northwest corner of the property and there is no elevation determined for this area. The applicant has done their best to approximate the floodplain given what is on the map and planned their de velopment to avoid that area of the site. Based on what we have seen so far the only place the floodpl ain touches their property is in the northwest corner. Chairman Sobkoviak asked Mr. Amann if anything w as identified as a show stopper. Mr. Amann replied no. Chairman Sobkoviak swore in Mike Martin, attorney for developer, and Kimberly Grimm, applicant. Ms. Grimm stated they develop, own and manage their apartment communities; explained their process for screening the residents; and presented some inte rior photos of the apartments, the clubhouse and the landscape plan. Ms. Grimm indicated they turned the buildings so the long ends of the buildings would not face the properties to the north; there is a 75 foot buffer area, about 690 feet from their building to the homes along Cotswald. Chairman Sobkoviak asked about the fence. Ms. Gr imm indicated the fence will blend in better and require less maintenance. Ms. Grimm will provide add itional information regarding the fence at site plan review. Mr. Martin indicated the site lines betwee n the residents and the buildings are more than a football field away and in some cases two football fields away. Plan Commission Minutes November 15, 2011 Page 6 of 10 Commissioner Kiefer asked about the phasing of cons truction. Ms. Grimm indi cated the buildings are numbered and will basically be built in that order. Commissioner Kiefer asked if they had any developmen ts in the area. Ms. Grimm indicated the closest was located in West Des Moines, Iowa, another in Lincoln Nebraska, and one near the Quad Cities scheduled to open next March. Commissioner Renzi asked about demolition of the hi gh school. Mr. Garrigan indicated the high school is not identified as a historical landmark; the applican t will be required to give us a restoration bond. Commissioner Renzi was concerned with the de molition would take place and nothing would be constructed. Ms. Grimm stated they plan to cl ose on the property the end of March and indicated demolition of the high school would be completed first, then poring of the slabs; the clubhouse would be constructed, and then every three weeks another bu ilding would be constructed. Commissioner Renzi asked about the mature trees in the area. Ms. Grimm indicated Clarence Davis if their landscape architect; many of the trees are very old or diseased a nd because of the design layout they will not be able to keep any of these trees. Commissioner Renzi asked if they considered redesigning to enlarge the park. Ms. Grimm indicated through conversations with the Park District they all agree this is the best layout; and this park site lines up with the deve lopment to the east (Brummel Property.) Commissioner Renzi asked about the annexation of the annexation corridor. Commissioner O’Rourke asked if you could have a separate taxing parcel with out subdividing. Mr. Martin described the process of the annexation corridor. Commissioner O’Rourke asked what brought the devel oper to this area when their headquarters are in Milwaukee. Ms. Grimm indicated this is a great mark et; there is a need for multi-family development in this area. Commissioner O’Rourke asked if there was a study done when you look at new areas. Ms. Grimm indicated they do internal studies and there ar e firms that do national studies where they look at various markets throughout the country and this ar ea has always shown very high occupancies. Commissioner O’Rourke asked about an impact study to the local school district. Ms. Grimm indicated the average school age children is about 8% in th eir communities; so we estimate about 47 school age children, most of their demographics are 20 to 30 year old professionals which is about 45% of their demographics, the next largest group is 30 to 40 year old at about 20%. Commissioner Kiefer asked the number of studio apartm ents. Ms. Grimm indicated the unit mix for this community is 10% studio apartments with 40% each for one and two bedroom apartments and 10% for three bedroom apartments. Commissioner O’Rourke asked if they had a plan of the studio apartment. Ms. Grimm presented some marketing floor plans for a project under construction in Tulsa. Commissioner Seggebruch asked about the rent levels . Ms. Grimm indicated rents would be around $900 for studios up to $1750 for a three bedroom; the rent s would be re-evaluated based on the current market conditions as they are closer to opening. Commissioner O’Rourke asked about the provision of th e garages. Ms. Grimm indicated each unit has its own ground floor access; there are twenty units to a build ing with 8 garages, 7 of which are attached to a specific unit and 1 garage is a floater th at anyone in the building could rent. Plan Commission Minutes November 15, 2011 Page 7 of 10 Commissioner Seggebruch asked if units were stacked or more of a townhouse style. Ms. Grimm said correct. Chairman Sobkoviak opened the meeting for public comments. Chairman Sobkoviak swore in Gray Krol, resident on Brighton Lane. Mr. Krol is concerned with the continuity and how this development would enhance th eir homes; and traffic with the addition of 600 to 700 vehicles; indicated neo traditional developments in other areas have not been built out; suggested professional buildings would be a better fit for the area; asked about access for fire trucks and police; and suggested moving this type of development west along Route 30. Chairman Sobkoviak swore in Mary Kelley, owner of pr operty and the farm to the south. Ms. Kelley is concerned with the additional traffic; stated moving the farm equipment is alre ady hard to move around; concerned with all the trash in the fields; develo pment brings additional dr ainage problems; and is opposed to the density. Chairman Sobkoviak swore in Craig Haick, resident of Brighton Lane. Mr. Ha ick expressed concern for the additional traffic; suggested improving the roads pr ior to construction; indicated his property started flooding after the first park was constructed; concer ned with the drainage from all the imperious surface of this development; and concerne d there is probably asbestos in the high school building that will be demolished; felt the buildings we re attractive and high end. Chairman Sobkoviak swore in Judy Haick, resident of Brighton Lane. Ms. Haic k is concerned with the character of the area; continuity of the land; fairn ess to the residents; the number of units; the additional noise from the park; and property values. Ms. Haick stated she was not notified. Chairman Sobkoviak swore in Carl Post, owner of the industrial building to the north. Mr. Post was one of the first buildings in the industrial park; indicat ed times change and has been concerned every time a new development came in but found they have all b een good neighbors; felt this development would also be a good neighbor and hoped they would proceed with the development and get this built. Chairman Sobkoviak swore in Tony Iannone, resident on Cotswald. Mr. Iannone is concerned with the number of the rental homes; indicated complaints on their own website are parking and noise; concerned with the traffic and suggested improving the roads first. Chairman Sobkoviak swore in David Roemer, resident on Brighton Lane. Mr. Roemer is opposed to this proposal; screening between the properties; traffic; noise; and safety issues with regard to the fire trucks. Chairman Sobkoviak swore in Barry Bonazzi, resident on Cotswald. Mr. Bonazzi moved here 17 years ago; did not move here to look at apartments behi nd his house; felt this project should be relocated; 84 homes in his subdivision and they have trouble getting in and out of their subdivision. Mr. Bonazzi is concerned with the traffic. No others approached to speak. Chairman Sobkovi ak indicated the public comment is closed for annexation and rezoning. Commissioner Renzi referred to the Comprehensive Plan . Mr. Proulx stated for clarification the Future Land Use Plan is more generalized than zoning. Chairman Sobkoviak indicated there is a committee working to update the Comprehensive Plan. Plan Commission Minutes November 15, 2011 Page 8 of 10 Mr. Martin addressed the concerns of traffic and saf ety issues stating any development would but more traffic on the roads and the boulevard entrance acco mmodates the fire trucks and the secondary access also accommodates the fire trucks. Commissioner O’Rourke asked if there we re any plans to improve not only 127 th Street but also the major intersection. Mr. Amann indicated the applicant provi ded a traffic impact analysis which is currently under review; improvements to 127 th Street include turn lane access into and out of their site; no improvements have been discussed at Route 59. Mr. Amann indicated there is a transportation component to the Comprehensive Plan; there is a corri dor study done by the Village that identifies major roads like 127 th Street; 127 th is probably be identified in the long term to a 5 lane section but that will take a lot of money to make those improvements. Chairman Sobkoviak mentioned that many of the peopl e who spoke about traffic issues only have direct access to 119 th Street. Commissioner O'Rourke mentioned improvements to the major intersections could illuminate some of the backups. Chairman Sobkoviak asked if this devel oper was asked to contribute to improvements to 127 th Street. Mr. Proulx indicated only the east bound and west bound turn lanes into the project; there are negotiations going on regarding the annexation agreement as to the possibility of constructing or contributing money for additional improvements. Commissioner Renzi asked if the fence information a nd maybe some components of the traffic study in the next packet. Mr. Martin stated they have s ubmitted an annexation agreement and received comments just today addressing final negotiations; they recei ved comments from the Park and School this week also. Commissioner Renzi asked if the math for th e density could be submitted with the next packet. Mr. Martin explained the need for this development to the surrounding stores, the sales tax that will go to the Village; and real estate tax reve nue. Mr. Martin stated that Ms. Ha ick signed a certified receipt for the notice of the meeting. Mr. Haick stated the problem is the roads will not support this additional traffic, the problem is the backup along Plainfield/Naperville Road to 119 th ; suggested building the roads first to carry the traffic. Commissioner O’Rourke asked about the parking and noise issues in the communities. Ms. Grimm stated they have increased the parking spaces to provide the additional parking needed. Commissioner O’Rourke asked if the parking spaces were reserved. Ms. Grimm said there is no assignment. Commissioner O’Rourke asked about the noise issue. Ms. Grimm was not aware of a noise issue. Commissioner Renzi reviewed his thoughts on the findings of fact for the map amendment; at best agreed with 3-1-1 or 3-0-2 and then would come to the sa me conclusion as Staff; with the explanation of the annexation corridor it makes sense to him. Commissioner Kiefer agreed on many items Mr. Renz i mentioned. Commissioner Kiefer would like to see the flooding addressed. Commissioner Seggebruch said this is timely with th e update of the Comprehensive Plan; this is a transition area; if the Village continues to anne x we will annex around the Township Park; there is farmland to the south that is not developed but that is the corner of Route 59 and 127 th – if that land is Plan Commission Minutes November 15, 2011 Page 9 of 10 ever developed what is the best use for that land; the landscape comp any is located to the west and someday it might be redeveloped. Commissioner O’Rourke asked if utilities were in the area. Mr. Amann said wa ter and sewer is located right in front of this property now and the capac ity is there to provide for this development. Commissioner Renzi made a motion to recommend approval of the proposed 300-foot annexation corridor at 23838 W. 127 th Street (PIN 07-01-27-300-005) and the property at 23756 W. 127 th Street (PIN’s 07-01-27-300-014 and -015) as a logical extension of the Village’s municipal boundary. Commissioner Kiefer seconded the motion. Vote by roll call: Seggebruch, yes; O’Rourke, no; Fulc o, yes; Kiefer, yes; Renzi, yes; Sobkoviak, yes 5-1 Motion carried. Commissioner Renzi made a motion to adopt the findings of fact presented in the staff report as the findings of fact of the Plan Commission and reco mmend approval of the requested map amendment (re-zoning) from R-1 to R-4 for the property commonly known as 23756 W. 127 th Street. Commissioner Kiefer seconded the motion. Vote by roll call: Fulco, no; Seggebr uch, yes; O’Rourke, yes; Kiefer, no; Renzi, yes; Sobkoviak, yes 4-2 Motion carried. Commissioner Kiefer made a motion to continue th e public hearing for the special use for planned development to the December 6, 2011 meeting of the Plan Commission. Commissioner Seggebruch seconded the motion. Vote by roll call: Renzi, yes; O’Rourke, yes; Fulco, yes; Seggebruch, yes; Kiefer, yes; Sobkoviak, yes 6-0 Motion carried. Commissioner Renzi wanted a summary of the traffi c study, fence analysis, flood water flowage for the site and density to be provi ded with the next packet. Commissioner O’Rourke asked the petitioner to work with Staff on the density, noise and screening of the project to help alleviate the concerns of the residents; asked Staff to check with IDOT to see if they have any future plans for improvements to Rt. 59 at 127 th Street or maybe if the timing of the traffic lights could be adjusted as during rush hour you might have to wait three lights to turn from the secondary roads. Commissioner Renzi suggested checking the timing of the traffic lights at 127 th and Route 30 and 248 th also. Case No. 1569-102511.TA Text Amendment Mr. Proulx stated this is a public hearing is required for the Zoning Ordinance amendment; the appropriate notice has been published in accordan ce with state statute and local ordinance. Mr. Proulx indicated this is a text amendment to the Zoning Code regarding signage initiated by the Village Staff. Staff proposes to e xpand the Central Sign District to include property west of James Street Plan Commission Minutes November 15, 2011 Page 10 of 10 to Van Dyke Road. The purpose of the district is to recognize the unique character of development in this area and apply special sign regulations that produ ce signage consistent with and complimenting the architecture and form of the commercial buildings. The B-5 zoning allows for front-loaded buildings with parking in the rear and staff believes it is appr opriate to extend the Central Sign District to this additional area as the form, massing, architecture of the new commercial development in this area is consistent and compatible with th e original Central Sign District. Staff had received some feedback from businesses rega rding certain special even ts indicated they felt pennant flags were appropriate. Staff is interest ed in supporting our business community and trying to meet their needs; believes that pennant flags and appropr iate in certain special circumstances. Mr. Proulx reviewed the permitted signage in the Central Sign Dist rict; and reviewed the current prohibited signage. Staff believes the two proposed Zoning Code amendm ents promote the purpose and intent of the Zoning Code. Should the Plan Commission concur, the follow ing motions are offered for your consideration. Discussion was held with regard to the attention-getting devices and signs for special events; special events requiring an outdoor use; tim e frame for display of these atten tion-getting devices; and who has the authority to approve these attention-getting devices. Discussion was he ld regarding stopping the Central Sign Area at Van Dyke and not continuing it further west . Suggestions were made to further refine the language to better define special events and use of the attention getting devices. Mr. Proulx stated window signage is exempt from a si gn permit as long as they do not occupy more than 40% of the window area. Mr. Proulx suggested further refining was needed befo re this text amendment is voted on and suggested continuing this matter. Commissioner Seggebruch made a motion to continue th is proposed text amendment to the sign code to December 6, 2011. Commissioner Renzi seconded the motion. Vote by roll call: Fulco, yes; Kiefer, yes; O’Rourke, yes; Renzi, yes; Seggebruch, yes; Sobkoviak, yes. Motion carried 6-0. DISCUSSION Commissioner Renzi stated the bike path along Van Dyke Road dead ends, could the curb be cut and then run back to where the bike path runs in the road and asked if reflector si gns could be installed. Adjourned at 10:00 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary