HomeMy Public PortalAbout2013-11-19 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION November 19 , 2013 Chairman Sobkoviak called the Pla n Commission meeting to order at 7:0 0 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Heinen, Green, and Chairman Sobkoviak were present ; Park and Fire District s w ere present . T he School, and Library Dist ricts were absent. APPROVAL OF MINUTES : The Plan Commission minutes from November 5 , 2013 w ere accepted as presented . PUBLIC COMMENTS: There w as no response . D EVELOPMENT REPORT Mr. Garrigan stated the Village Board denied the special use request for B -5 zoning to allow for a three flat for the property known as 15120 S James Street. OLD BUSINESS Case No. 1635 -102113.FP/SU Fairfield Ridge Mr. Proulx noted this case was continued from the previous meeting and summarized the case. Mr. Proulx then revi ewed the following issues from the previous meeting: 1) the traffic issue – indicating the applicant added the connection drive and stated the total number of single family homes would now be 70 instead of the original proposed 72 with the los s of two hom es; 2) consideration of additional alley loaded home on the west side of the park – indicating the applicant felt the market demand is for the front loaded single family homes; 3) buffering to Cedarlake – indicating the landscapin g to the north is in pla ce and meets the zoning code; 4) regarding the five lots north of the park – indicating the applicant is willing to install a cluster of landscaping at the northwest and northeast corners as well as the central area and one alternative would be to provide a solid fence; and 5) resident’s concern for the development of the commercial lot – indicating buffering would be required with development of the commercial lot. Mr. Proulx stated with the relief granted by the revised planned development this plat wou ld conform with the Village’s Subdivision Code and zoning code if this project were approved . Chairman Sobkoviak reminded Vince Rosanova , attorney for the developer, for the project ; Ray Blankenship, Vice President of K. Hovanian Homes; Scott Barenbrugge , Director of Land Acquisitions; and Dave Galowich, representing ownership that they remained under oath. Mr. Rosanova stated the major change is the extension of Morgan Drive down to Solider Drive; felt this extension would increase the overall traffic movement throughout the subdivision; and when the rear alley extension is removed the number of cars along the property line will be decreased. Chairman Sobkoviak opened the meeting for public comments. Donna Shaw was sworn in. Ms. Shaw, 24554 W Soldier Drive, indicated support for the single family development, stat ed the alley was not a selling point for her and would actually prefer streets over the alley as the alleys do not have curbs . Michael P. Collins VILLAGE P RESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy
Plan Commission Minutes November 19 , 2013 Page 2 of 9 Paul Fedorchuk was sworn in. Mr. Fedorchuk, 2461 2 W Soldier Dr , indicated support for this single family develop ment . Jeannine Goss was sworn in. M r s. Goss, 14921 S Gardner St, also supports this developer and the single family development . Peggy Gould was sworn in. M r s. Gould, 24550 W Soldier Dr., indicated supp ort for th is single family development; likes the front porches; stated alleys were not a selling point; liked the planned community park; felt the alley was misrepresented when she purchased her home; expressed concern of the expense involved with the all ey. Sab Hab w al was sworn in. Mr. Habwal, resident of Fairfield Ridge, approved this single family development. There were no other comments from the public. Discussion was held regarding the upkeep of the alleys; and the maintenance free option. Mr. R osanova indicated the alleys are private and the upkeep cost will be shared by the 70 lots in the subdivision; this is a maintenance free community for the six existing homes; the new propos al is to reserve the maintenance free component for the 16 homes t hat will be serviced by the alley on the eastern portion of the property ; and then the remainder of the property would have a maintenance free lifestyle option; the maintenance for the 16 lots on the eastern portion of the property will be billed separatel y as an additional charge while any other lots that elect into the maintenance free option which could create an economy of scale to bring the overall cost down which would be overseen by the Homeowners Association. Discussion was held regarding the mater ials used on the elevations. Mr. Garrigan stated the proposed materials are generally consistent with the existing PUD but are not generally consistent with the residential design guidelines as the original PUD was approved prior to the existence of the g uidelines. Chairman Sobkoviak suggested adding windows to all of the garage doors. Mr. Blankenship de scribed the proposed elevations including the standard wrap around porches on the corner lots; indicated they have an antimony rule in place ; described t he windows fenestration around the house ; added the windows in the garage doors . Mr. Garrigan indicated the applicant has been working with staff and is trying to meet some of our architectural standards. Discussion was held regarding where the access dr ive s of the three houses at the new Soldier and Morgan intersection should be located . Mr. Blankenship indicated the houses previously face d Soldier Drive and continue to face Soldier Drive as the utilities are already in place . Discussion was held regar di ng the need for a turnaround on the stub streets. Mr. Garrigan explained not all stub streets have a hammer head as some stub streets are planned to continue as the next property develops. It was stated that the HOA currently maintains the alley. Com missioner Seggebruch indicated his appreciation of the comments from the residents . Discussion was held regarding fences in the subdivision. Mr. Rosanova stated the covenants provide that any fencing would have to be approved by the architectural committ ee; stated that K. Hovanian would have a vested interest that any fencing would enhance the appeal of the subdivision and work with the homeowners; staff proposed that lots 68 through 72 (the lots that back up to the Park) would be restricted to a common m aterial to get the uniformity which could possibly be a 4 -5 foot black aluminum fence with wrought iron appearance. Commissioner Seggebruch suggested 360° architectural features and the possibility of certain restrictions on the 5 lots next to the park ; preferred the three lots at Morgan and Soldier intersection be turned to access from Morgan; suggested removing the hammerhead stub. Commissioner Green indicated the Comp Plan called for higher density while the residents want the single family develo pment; felt the petitioner needs to continue working with staff to improve the architecture on the small lots.
Plan Commission Minutes November 19 , 2013 Page 3 of 9 Mr. Garrigan indicated the porches are standard on the corner lots only. Mr. Blankenship stated every elevation will have some type of covered entry and further described the architectural features. S everal Commissioners felt they should follow the residents’ desire for the single family development of their subdivision. Commissioner Renzi indicated the Board’s enacted the Subdivision Code th at would control and but felt th is development does not address the subdivision standards. Commissioner O’Rourke felt this proposal has the support of the current residents and it works ; asked about the density issue and whether the Park District still wa nted the park at this location. Cameron Betting, Supervisor of Planning with the Park District, indicated the park district had an agreement with McNaughton and this agreement would continue with this developer; indicated there are no other parks near by; the gazebo and sidewalks are already established and the park fulfills the land cash obligations . Commissioner Kiefer favored keeping the park as it is the centerpiece of the whole development and makes it unique . Mr. Rosanova indicated they would like t o keep the park the way . Discussion of the possibility of a third stipulation to consider additional façade upgrades or 360° architectural for the five lots by the park and consider the lots 53, 56, and 57 be reoriented for access to be on Morgan Lane Commissioner Seggebruch made a motion to recommend approval of Fairfield Ridge Final Plat of Resubdivision subject to the two stipulations in the staff report with an added third stipulation that the developer continue to work with staff on materials and e levations particularly for the five lots north of the park and a fourth stipulation that the developer consider lots 53, 56 and 57 to be reoriented for the driveways to face Morgan Lane. Seconded by Commissioner Renzi . Vote by roll call: Kiefer, no; H einen, no; Green, no; O’Rourke, no ; Renzi, no; Seggebruc h , yes; S obkoviak, no . Motion f ai l ed 1 -6 . Commissioner Kiefer made a motion to recommend approval of Fairfield Ridge Final Plat of Resubdivision subject to the following two stipulations in staff’s report and the additional third stipulation : 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. That the Developer work with staff on materials and architecture. Seco nded by Commissioner O’Rourke. Vote by roll call: Renzi, no; Heinen, yes; Green, no; Seggebruch, yes; O’Rourke, yes; Kiefer, yes; Sobkoviak, yes . Motion carried 5 -2 . Chairman Sobkoviak stated there would be a change to the agenda with the Text Amendmen t case to be moved to the last item on the agenda. NEW BUSINESS Case No. 1634 -092613.SU Cornerstone Group Home Mr. Proulx stated a group home requires a special use which requires a public hearing and the appropriate public notices have been posted an d published as required by state statute and local ordinance. Mr. Proulx stated the subject site is located on an undeveloped residential lot between Renwick Road and Rowley Road on the realigned Indian Boundary Road; the immediate adjacent properties are currently vacant with homes to the northeast and to the southwest. The proposed group home will provide a full time residential dwelling for up to eight residents (either all male or female based upon the need.) There are 35 Cornerstone group homes in the Will County area with one other in Plainfield currently. There will also be a staff employee member providing care over the residents at all times. Mr. Proulx reviewed the proposed elevations of the ranch home which has been approved by the HOA.
Plan Commission Minutes November 19 , 2013 Page 4 of 9 Mr. Proulx reviewed the findings of fact required by a special use and the additional three evaluation criteria required of a group home as noted in the staff report also noting the 1988 Fair Housing Act Amendments of the Civil Rights Act of 1968. Staff beli eve the group home will be conducted in a manner that will be indistinguishable from a typical single -family detached home occupied by a related family unit. Staff suggests the activities of the group home will be similar in nature and compatible with the existing residential uses in the neighborhood. Based on the identified findings of fact and the stipulation of the Fair Housing Act Amendments to the Civil Rights Act, staff recommends approval of the special use request. Chairman Sobkoviak swore in Be n Stortz, representative of Cornerstone Services, 777 Joyce Road, Joliet, Illinois. Mr. Stortz stated Cornerstone will have been in service for 45 years in 2014; described the services provided; three homes are in the process currently which will bring th e total to 48 group homes in Will County; there is a building and grounds maintenance that takes care of their buildings and they contract with landscaping companies to see that the properties are well maintained. Mr. Stortz described the elevations; indi cated the building will be ADA compliant, fully sprinkled and has been approved by the HOA. Mr. Stortz indicated group homes are cons idered single family residences under the Fair Housing Act. Chairman Sobkoviak opened the meeting for public comments. K urt Hurst was sworn in. Mr. Hurst , Frontier Development, stated they have 88 lots in the community; disagreed that this use is compatible with the community ; objected to the number of trips versus other single family homes. Don Hudzik was sworn in. Mr. Hudzik, resident of Creekside Crossing and owner of other lots in the neighborhood; feels this use is not consistent with the neighborhood; did not think the location on the main entrance was a good location; concerned this would diminish property values; asked if background check were run on the residents; and concerned with the medical drugs on location. Mr. Stortz stated there is a screening process by the State of Illinois of the residents. Cassie McPherson was sworn in. Ms. McPherson , resident of Cr eekside Crossing, expressed concern for the property values; and was concerned with the staff changes throughout the day and whether there are background checks on the staff. Kathleen Dell’Aquila was sworn in. Ms. Dell’Aquila , resident of Creekside Cross ing, expressed concern for safety with the location directly across from the park; concerned with the additional traffic. Racheal Stellbrink was sworn in. Ms. Stellbrink stated they bought into a single family luxury subdivision with larger lots and home s; concerned with the traffic on Indian Boundary Road; with the shift changes; and safety for the children in the area ; stated there is no parking on Indian Boundary Road . Dennis Sass was sworn in. Mr. Sass, resident of Creekside Crossing , stated they ha ve a traffic study on Indian Boundary and it is getting close to a high traffic route; wanted the distance between group homes changed to 1000 feet from the subdivision so there would not be a second group home in the subdivision. Christy McEwan was sworn in. Ms. McEwan , resident of Creekside Crossing, expressed concerned with the traffic and safety issues; asked if there were issues with police on the other 38 group homes. Mr. Stortz stated there have not been any issues with the other group homes; with regard to police and ambulance it would not be any different with any other homes in the community. Mr. Stortz described the traffic to be expected; there will be a van and 1 or 2 staff cars; the van will deliver the residents to their place of work or a ctivities as needed.
Plan Commission Minutes November 19 , 2013 Page 5 of 9 Cameron Betin was sworn in. Mr. Betin, 7702 Briar Cliff Drive, stated he is a landscape architect; indicated there is a group home a few doors from his home and they have not have any problems ; further indicating you do not even know they are there; they maintain this property better than some of the other neighbors; they are good neighbors. Mr. Stortz stated the home Mr. Betin mentioned is also a Cornerstone group home. Jeff Brzecek was sworn in. Mr. Brzecek, resident of Creekside Crossing, indicated he was concerned with the safety issues. Mr. Stortz stated the residents are engaged in activities around the house; typically a fence is installed at their homes and they would agree to add the fence in this case ; there will be appro priate staff to meet the level of the individuals living in the home; Cornerstone wants the re sidents to have a live just like everyone else. Greg Oswald was sworn in. Mr. Oswald, resident, stated this feels like it violates the single family residential zoning. David Kovalik was sworn in. Mr. Kovalik, resident of Creekside Crossing, bought his home for an investment and feels this is not single family; concerned with the value of his property; with the traffic and the safety of the children. Mario Fr anchi was sworn in. Mr. Franchi, resident of Creekside Crossing, feels the group home is not compatible for the subdivision. Jane Gallagher was sworn in. Ms. Gallagher, works with Kurt Hurst, has worked with disabled children; feels the staffing is inad equate; concerned with future changes in the home. Mr. Stortz stated there will be no behavioral disabled residents in this home. Patricia Contilli was sworn in. Ms. Contilli, resident of Creekside Crossing, concerned with the safety of the children goi ng to the park ; asked the age of the residents and if family would be visiting . Ms. Contilli indicated she had knowledge of another group home where the residents were allowed to go to the park to hand out in the pavilion . Mr. Stortz indicated the reside nts would be adults 18 years of age or older, approved by the State of Illinois; and would all be individuals and would either be their own guardian or have their own guardian. Don Contilli was sworn in. Mr. Contilli, resident of Creekside Crossing, ment ioned he had visited a Q & A site and saw a message asking if that person was accepted would they be allowed to bring their family. Mr. Stortz indicated that is a different service that is provided by Cornerstone for homeless and not what is proposed at t his group home; described the type of funding that would be obtained for this type of home. David Kovalik previously sworn in; asked if they knew what emergency calls were normal for Creekside Crossing ; and how many calls have been made to the group homes in Will County and Kankakee County. Mr. Stortz indicated they would make any necessary call that was needed to care for a resident; indicated he did not have that number. Mr. Proulx did not think the Village has received a single issue question, comment or concern whether it is with the existing group home established or with the group home that the Plan Commission recently considered. There were a number of residents voicing similar concerns, if there were any issues we probably would have received inp ut . Chairman Sobkoviak closed the public comments.
Plan Commission Minutes November 19 , 2013 Page 6 of 9 Commissioner Renzi asked the number of residents proposed for this home; how would the number be increased to eight. Mr. Stortz indicated they propose to have 4 to 6 residents at this location; they are asking for 8 as that is the maximum Plainfield would allow and they would not need to return to ask for more than 6 if the 8 is approved. Commissioner Renzi asked if a third stipulation was needed to ensure the necessary licensing information and approva l from the human services. Mr. Stortz indicated they would not be able to operate the home without the appropriate certification and appr oval from the State of Illinois; the funding would not be available without the appropriate certification or license as required from the State. Commissioner Heinen asked about the staff; the number and time frame for staff ; asked about the activities. Mr. Stor t z described the service indicating there would always be at least 1 staff if a resident was at the home; typi cal staffing for Cornerstone is that a staff would come in for the afternoon shift; to transport and pick up the individuals from either one of their day program locations, or from their place of employment, come home and do activities in the evening such as meal preparation, dinner, laundry; that staff member would remain on until there would be a change in the evening when the overnight staff would be there; staff is awake there is no sleep staff. In the morning another staff person would help the reside nts get up, get ready for the day and take them to their place of employment or to the day program location. There will always be at least one staff. Mr. Stortz explained that there are activities planned for each day in terms of going out into the comm unity; making sure the people can property navigate and use the community system. A number of the residents gain sufficient skills and they are able to move out to independent living. Cornerstone has a good track record with the communities and with the State. Commissioner Heinen felt a background check would be challenging as we do not do a background check on all of our neighbors. Commissioner O’Rourke asked if there was data to show property values. Mr. Stortz indicated national studies have been m ade and found no effect on property values. One Cornerstone home in Joliet actually brought up the value of the neighborhood. Commissioner Green questioned government and community responsibilities; questioned if this location was the best one for this p roject; expressed concern with the number of family visits and questioned the emergency vehicle response time. Chairman Sobkoviak stated the park in Creekside Crossing is more of a playground for the children. Commissioner Kiefer asked for clarification of legal obligations. Mr. Proulx explained the Fair Housing Act included a definition of a group home as a single family resident ; Plainfield’s Zoning Ordinance copies the definition of a group home as outlined in the Fair Housing Act; described the traff ic generated by a group home as being no more than a home occupation would generate. Commissioner Kiefer asked if the study of property value could be shared with the Village. Mr. Stortz indicated he would provide Staff with the study. Commissioner O’R ourke asked if the parking issue should be a concern. Commissioner Kiefer asked about parenting visits. Mr. Proulx explained how the impacts of a special use could affect a property; and how traffic could be generated from any single family. Mr. Stortz indicated that some parents have very limited involvement; some have elderly care givers and that is why they need these types of services; there are instances where the individuals may go home for a home visit for the weekend; or they may come for a short visit. Commissioner O’Rourke asked if it is an issue that there is no parking in the front of the house. Mr. Stortz indicated it would not be an issue.
Plan Commission Minutes November 19 , 2013 Page 7 of 9 Commissioner Seggebruch asked about the parking provisions; felt the proposed construction was quali ty construction that would meet the needs of the people living there. Commissioner Renzi made a motion to recommend approval of the special use to operate a group home at 15606 S Indian Boundary Road subject to the following two (2) stipulations: 1. Compli ance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Seconded by Commissioner Kiefer. Vote by roll call: O’Rourke, yes; Seggebruch, yes; Green, no; Heinen, yes; Kiefer, yes; Renzi, yes; S obkoviak, yes. Motion carried 6 -1 Case No. 1637 -110413.CP Townhomes at Prairie Creek Mr. Garrigan stated this is a concept plan with the applicant asking for the Commissioners comments on a proposed development of 227 townhomes on app roximately 63 acres located on Route 59 in the Prairie Creek development. In 2004 Prairie Creek was approved as a Planned Development with 25 acres of commercial property adjacent to Route 59 and the balance of the property to be 127 multi -family units whi le there was no entitlement of the number of units. Mr. Garrigan stated the property is currently zoned I -1; if there is support for this project the applicant would have to request rezoning to possibly R -3 for the multi -family. Mr. Garrigan suggested th at the market today might not support the higher standards as originally planned and the applicant may be required to change the PUD to reflect the current exterior materials. The site is adjacent to the DuPage River; surrounded by floodplain, with the Ea ton Preserve to the northeast and Chicago Bridge & Iron to the south; described this property as an island in the floodplain with one major access road which has been constructed and aligns with Joseph Street which has been approved for full signalization when the commercial is fully developed. The concept plan incorporates 63 front loaded townhomes and 164 front loaded row houses for a total of 227 units with a density of 3.60 units per acre. One issue identified is single -access into this site; typicall y the Fire District pushed for a minimum of two access points for emergency purposes. A traffic study would be required if there is support for this project at the time of the amendment to the PUD. Staff believes there is an opportunity to incorporate a dditional face brick; add windows in the garage door; add dormers to break -up the roof -massing; add porticos along the front door entrances to add architectural interest . The applicant proposes a bike trail along the eastern perimeter. Staff believes tha t the multi -family product that is being proposed for the subject site is consistent with the Village’s Comprehensive Plan and the trend development along the Route 59 corridor. In addition, with a number of design changes, this development can meet the Vi llages design standards and guidelines. In addition, the subject site is situated in a location that would make a large multi -family development appropriate. Staff is looking for the input of the Plan Commission of the proposed Concept Plan. Chairman Sob koviak recessed the meeting for a 10 minute break at 9:45 pm. The meeting reconvened at 9:55 pm. Chairman Sobkoviak swore in Andrew Mouw, General Land Manager for Ryan Homes. Mr. Mouw described their business; currently building in other subdivisions wi thin Plainfield; stated a lot of the horizontal work has done on the site but none of the vertical work has been completed; indicated they are the contract purchaser; further described their plans for the floodplain area; described the roads, setbacks, hom es and square footages , and price range in the mid $200,000. Commissioner Heinen indicated he would abstain as he was affiliated with V -3 Company who prepared the concept plan.
Plan Commission Minutes November 19 , 2013 Page 8 of 9 Chairman Sobkoviak asked if the Fire District had any concerns. Mary Ludeman n, representative of the Fire District, indicated there is a code limiting the number of homes when there is only one access point; stated she would follow up providing this information to Mr. Mouw. Commissioner Kiefer asked if the applicant was comfortab le in being able to mitigate the water as it was flooded last April ; liked the idea that the development would be tucked behind all the retail; liked the idea of the people being customers for the businesses. Mr. Mouw indicated they are looking at that bu t currently it is shown as being out of the floodplain. Discussion of the additional access; possibility of an emergency route to the Meijer development. Mr. Mouw stated crossing the creek is probably cost prohibitive. Commissioner O’Rourke asked if the applicant was in the rental business as this could be a good place for apartments; suggested if the number of units had to limited maybe additional parking could be provided; asked about the private road if the association fails. Mr. Mouw stated they kno w parking is limited. Mr. Garrigan indicated there would be a special service area and the residents in this development would be taxed. Commissioner Seggebruch asked if the road would be private all the way from Route 59. Mr. Garrigan indicated ther e is potential that the road i s private or the road from Route 59 through the commercial portion could be public. Commissioner O’Rourke asked if the traffic signal time frame could be narrowed to a speci fic time and would like to see some kind of agreemen t in place if this project moves forward. Mr. Mouw stated US Bank owns the commercial property also and Ryan Homes would have some type of agreement on how the road was funded. Commissioner Renzi suggested the possibility of pocket parks; felt it was a nice location and product and price range. Chairman Sobkoviak suggested making the road public from Route 59 to the property line for this development and private through this development. Commissioner Seggebruch liked the elevations ; suggested adding gl ass to the garages and making covered entrances at the doors. Commissioner Green asked about the rear elevations. Mr. Mouw stated the townhouses would all have decks in the rear; the row homes all have the two foot break. Cameron Betin, representative o f Park District, stated it is the Board’s focus to get the trail in from Eaton Preserve to the south end of the property ; t he trail will follow the East Norman Drain; suggested all the open space/park space should remain with the HOA ; suggested they need t o work out the number of acres and cash in lieu. Chairman Sobkoviak asked the applicant if they had the information they needed. Mr. Mouw agreed. Case No. 1636 -102113.TA Text Amendment to Sign Ordinance Mr. Proulx stated the text amendment requires a public hearing and the public notices have been posted and published in accordance with state statute and local ordinance. The amendment would allow for temporary signs such as A -frame, sandwich or sidewalk signs in all the commercial zoned districts. Currently these signs are allowed only in the Central Sign District and are usually are smaller in size; recently these signs are showing up in the auto oriented shopping centers. The businesses are telling us they are a valuable tool to promote sales or their location; this creates a conflict between practice and what code allows. For a time we have been looking the other way but it is becoming more common and Staff feels these signs should be reviewed; if there is support for it then we will change the code and if there is not support then we will be hard and fast in our enforcement. Mr. Proulx presented some examples; indicated the possibility of clutter; reviewed the changes that would be made to the zoning code if these signs would be found acceptab le; reviewed the size of these signs and where the signs could be allowed (i.e. out of the vision).
Plan Commission Minutes November 19 , 2013 Page 9 of 9 Commissioner Kiefer asked if allowing these signs would make it harder to police. Mr. Proulx indicated temporary signage is very difficult to police; ex tra staff has been hired to help police the signage; and allowing these signs might actually ease the burden of policing signage. Discussion was held as to the number of signs in a shopping center area would be allowed ; who would monitor these signs; the dist ance required between the signs. Mr. Proulx explained the option for temporary signs that could be permitted throughout the year; explained the process for illegal signs currently. Commissioner Kiefer indicated he would rather see these signs out ra ther than see vacant store fronts. Commissioner Seggebruch asked if there would be a way to regulate the size and placement. Commissioner O’Rourke suggested if this is approved then these signs could take the place of the temporary signs; suggested the s igns would have to be professionally designed; thought this might be cost effective. Discussion was held regarding the possible benefit to the village such as additional sales tax revenue. Commissioners felt if th ese signs would benefit the businesses th en it should be allowed; some Commissioners felt it should be monitored by the store owner; there was concern for the cluttered appearance and that signs should not be in the vision triangle . It was suggested that the signs be allowed but only on their p roperty. DISCUSSION Meeting Adjourned at 10:5 0 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary