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HomeMy Public PortalAbout1986-02-18 minutesPLAN COMMISSION VILLAGE OF PLAINFIELD Minutes of the February 18, 1986 meeting. PRESENT: Jim Anderson Don Pearson Herb Bayer Rich Neely Arlo Simmons, Chairman Mary Latta, Village President Dale Gullicksen, Trustee Liason Walt Sharp, Trustee Karen Callanan, Trustee John Myers, Ex-Officio Steve Manning, Planner (Audience Sign-Up Sheet Attached) ABSENT: Walt Schempf Don Anderson Gene Cline, Ex-Officio Avon Arbo, Ex-Officio Si Hjemvick, Ex-Officio Bob Russ, Ex-Officio APPROVAL OF MINUTES - Minutes of January 7, 1986 approved as presented. CASE 141 SELFRIDGE REZONING Richard Selfridge Jr. presented the following: Exhibit A - Photos of existing house and shed at 501 Division Street B - Parcel Map of area C - Site Plan of Corbin House on lot at 501 Division Street D - Parking Plan E - First Floor Plan F - Drawing of proposed ground sign Selfridge explained his request for B-1 zoning from the current A zoning would accomodate his plans for moving the Corbin House, currently at the northwest corner of Chicago and Division Street,,, to 501 Division and converting it to law offices for his own use. If zoning request is approved, Selfridge would purchase the property from Lila Bayles and demolish the house and garage which is occupied but in substandard. condition. Selfridge has a contract to purchase the Corbin House at 602 Division Street from the Baptist Church subject to zoning approval. The house moving could take place as soon as June 1. Existing businesses along this section of Division Street include 3 gas stations, church, day care center, dentist office, and funeral home. Selfridge claims the B-1 zoning requested would not be out of keeping with the uses presently existing along Division Streetv The subject site has an alley to the rear about 17' wide. The relocated house would meet all setback requirements. Access to parking in the rear would be from Ottawa Street, not Division Street or the alley. Selfridge claimed that the 14 parking stalls shown would be more than enough for the 3 attorneys, 2 secretaries, and 5-6 clients at any one time. The first floor plan would make only minor modifications and even restore the stairway to its original design. The stairway had been closed off when the house was converted to apartments. PLAN COMMISSION February 18, 1986 Page Three Manning - Has anyone else approached you to buy the Corbin House? Prewitt - We have received 5 or 6 inquiries. Manning - If Selfridge moved the house this year, what would the Church do with the property? Prewitt - Plant grass and possibly put in a driveway to our parking lot from Chicago Street. The lot the Corbin House sits on has been split into two; the North one is our caretaker's house which we want to convert into a youth activities building or replace. We have a quick claim deed on the alley. Manning - I think this testimony reveals that the church is not in a big hurry to have the house moved and there are other potential buyers of the Corbin House. Another issue in this case is the future development of property along Division Street. There are several businesses there now but there are also several large old houses that may also be worthy of preservation. Zoning is a tool that can be used to allow businesses in structures that retain the residential character of the area. The uses permitted in B-1 include gas station, drug store, gift shop, and other retail uses that would be high volume, bright signs that would be far less compatible to nearby houses and therefore, should not be permitted along Division Street. The Village should consider the long range impacts of rezoning. Even if the reuse of the Corbin House for lawyer's offices is found desirable, setting a trend or precedent of B-1 zoning is not desirable for this area. Another issue is parking. Using a standard of requiring I stall per 300 square feet and assuming there is about 2700 square feet in the Corbin House, then 9 parking stalls would be required. The Selfridge plan shows the entire backyard paved and I would recommend that some landscaping and buffering is needed. Also, the commercial use of a residential streets and alleys is not a safe and desireable situation. Neely - How soon could BT zoning be put into place? Manning - Plan Commission public hearing March 18 and Board vote could come as early as April 7 with the Selfridge request running concurrently. Neely - Could Selfridge be given B-1 with the stipulation that he come back for BT zoning once it is approved? Manning - I do not know how the Village could enforce such a stipulation. Selfridge - The BT ordinance draft may sit in Board committee for several months. PLAN COMMISSION February 18, 1986 Page Two Selfridge said his intention was to restore as much as possible the historic integrity of the building and as close as possible to its original condition. He would retain wood siding, reconstruct porches, add new roof, electrical, plumbing, air conditioning, and refinish interior wood trim. He claims previous experience in house restoration. Selfridge listed the benefits of his plans. First, an eyesore would be removed when the existing house is demolished. The taxable value of the property would be increased as well as the surrounding neighborhood. The Baptist Church would benefit from the site of the Corbin House being made available for church expansion and parking. The Selfridge law firm would get a very attractive and unique office space. Finally, the Village would benefit by having a historic building preserved at very prominent location where many out-of-towners will see it. Simmons - The Village will be haying a public hearing to consider adopting a new zoning district called Business Transition which will deal with the problems of intermingling businesses with houses. Selfridge - Has read the draft ordinance and is a bit reticent to change application tonight because the Board may change the wording substantially before it is adopted. His timetable is quite tight and he does not want to risk delay. He thinks his plans do conform to the BT district. He will reapply for BT zoning if the Board insists. Simmons - The main intent is to keep Division Street with a residential character and not turn into strip commercial. Pearson - The Building Code may require a second stairway to the second floor. Manning - One of the issues here is whether the Village interests in historic preservation are best served by Selfridge' plans for the Corbin House. It is good that the investment committment to save the structure has finally come forward. Pearson - A non-'p rofit corporation was trying to save the Corbin House. Are they still involved? Selfridge - Not sure. I tried to contact Lambert a month ago but no response. I do have a contract to buy the house. Mr. Prewitt (Pastor at Baptist Church) - Since 1984 the Church has given Mr. Coburn who was later joined by Mike Lambert the opportunity to raise the funds to move the Corbin House. As of January 1986 which was the end of an agreed upon period, the Church did not receive an offer from the Lambert group so it was decided to sell to Selfridge. Our foremost goal is to have the Corbin House preserved., The master plan for the Church is being revised. Ultimately we will use the site for parking and possibly a church addition. PLAN COMMISSION February 18, 1986 Page Four Cullicksen - The Selfridge petition for rezoning was submitted before the draft of the BT district was presented. Simmons - The Village recently dealt with a property owned by John Bays that was rezoning B-1 for a medical clinic buy it ended up a shopping center. We do not want to make the same mistake again. If the Corbin House burned down or if Selfridge changed his mind then a gas station could go in. Pearson - Could B-1 approval be limited to one year. Manning - I believe this would be illegal. Mike Lambert - Questions the legal right of the Baptist Church to enter into a contract to sell the Corbin House to Selfridge. The Church did have an agreement with the Friends of Historic Plainfield Corporation who is still going forward with its fund raising to acquire the Corbin House. I do have a degree in architecture with an emphasis on historic architecture and I know the Corbin House is quite uniqud. It is asymetrical and the side facing north with the bay window on the Selfridge plan was designed to face a street. So the house should be on a northwest or southeast corner lot thus not where Selfridge proposes. The Corbin House is now listed on the Illinois Historic Structures Survey and it is eligible for the National Register of Historic Places. However, its historic stature or integrity would be sacrificed by inappropriate siting of the structure. There are several lots in Plainfield that would provide appropriate siting for the Corbin House. I think if the preservation of the Corbin House is not handled correctly, it will affect the preservation efforts in the rest of Plainfield. Selfridge - The house on the north side of my lot is far enough away to get a clear view from Division Street of the north side of where I propose to place the Corbin House. Prewitt - A leak in the roof of the Corbin House has developed in the last two years. Latta - How do you propose to prevent your customers from using the alley and buffer the parking lot? Selfridge - A sign or chain would probably work and I think I could get Lila Bayles to agree to let me put in a row of bushes on her lot north of my parking. Lambert - True historic restoration returns the entire building to its design at a certain period or original date in the building's history. The interior restoration described by Selfridge may destroy some authenticity. The Friends of Historic Plainfield have raised enough funds to pay for moving the Corbin House but not enough to purchase a lot yet. We think that with the tax credits and income from reuse of the house, we are very close. PLAN COMMISSION February 18, 1986 Page Five Manning - A historic district ordinance could control the restoration of the interior and exterior of the structure and the special use zoning authority could control the location, placement, and use of the structure. Neither control is in Village ordinance now. Lambert - There has to be a way to set the boundary between residential and commercial and perhaps Division Street should be that boundary. Manning - An alternative here would be if Selfridge volunteered to attach some covenants to the property. Bays offered covenants to limit business uses, fences and other aspects of his shopping center. However, I would recommend against covenents because of the Village authority to enforce them is limited. In this case, zoning is a better way to control architecture, traffic flow, building citing, land use, and future trend of development along Division Street. Neely - My concern is that if we wait to put the BT zoning in place, Mr. Selfridge may drop his plans for the Corbin House and the Village loses a very fine development. Bayer - Why is it so many developers come to us and say they need their zoning yesterday? Selfridge - I can live with the BT district ordinance in its present form. Manning - It is my recommendation to continue this public hearing to the next available meeting date so that Plan Commission can consider: the new information presented tonight on appropriate ways to restore and preserve the Corbin House; the far reaching impacts of allowing more commercial zoning on Division Street; and giving more time to Selfridge to have the necessary plan drawings prepared. Lambert - I have been working hard with Mr. Coburn and many others for the last 18 months to research the history of the Corbin House, drum up support for preserving the history and character of Plainfield, and raising funds to save this building. Neely - I would feel stronger about your case if you could show that you do have the finances. Jim Anderson motioned that the Plan Commission recommend approval of the request to rezone the subject site at 501 Division Street to B-1 with a covenant to be placed on the property restricting the use to law offices with the committment by Rick Selfridge that he apply for a special use permit under BT zoning if and when that district is adopted. Neely seconded. All voted Aye. PLAN COMMISSION February 18, 1986 Page Six PROPOSED SIGN ORDINANCE Manning stated he is still collecting ordinances from other towns as requested at the last meeting. Pearson motioned to notice a public hearing on March 18 to consider a text amendment for sign regulations. Bayer seconded. All voted Aye. NEW BUSINESS Gullicksen - Received request from the Illinois Audabon Society to reaffirm a resolution made by the Board of Trustees in June 1982. The Board would like to get the Plan Commission comments on this new resolution I have handed to you tonight titled "Resolution In Support of Preservation of Lake Renwick". The Comprehensive Plan of Plainfield on page 24 says that the policies and land use controls should be compatible to the Will County Forest Preserves. Jim Anderson motioned to recommend approval to the Board of the motion presented tonight in support of the preservation of Lake Renwick. Neely seconded. All voted Aye. ADJOURN I . wou�A PL,9A 6' -61A AJI< IMM GVeA-Y OrJe--- A77E?VJJA�G Or- A-4iJ CPIVA11,55-10IJ ,WA) -NIS SA✓�67--S AOA, O&A 1106). his 12.&CO(24S. 72,67, c4 AV me go 57 vt