HomeMy Public PortalAbout2015-01-06 PC minutes
VILLAGE OF PLAINFIELD
January 6, 2015
Chairman Sobkoviak called the Plan Commission meeting to order at 7:04 p.m. and led
the pledge to the flag.
ROLL CALL
Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, Heinen, and Chairman
Sobkoviak and the Fire District were present.
Commissioner Green was absent. The Park, School, and Library Districts were absent.
The minutes dated November 18, 2014 were accepted as amended.
PUBLIC COMMENTS: There was no response.
DEVELOPMENT REPORT
Mr. Garrigan stated the Village Board approved the sign variances and directed the village attorney to
draft ordinances for both Vintage Harvest Commercial and Ross Dress for Less.
OLD BUSINESS - None
NEW BUSINESS
Case No. 1671-121514.SU Warehouse 109
Mr. Garrigan stated this is a public hearing for special use which is being heard pursuant to public notice
being published in accordance with state statute and all applicable local ordinances; this applicant is
seeking a special use for a recreational/private club at 14903 S Center Street located between Center
Street and Eastern Avenue which is currently zoned I-1, (Light Industrial); Unit 109 contains
approximately 3,800 square feet; the applicant proposes to hold a maximum of 20 events per year with a
maximum of 150 people and proposes to close any event at 1:00 a.m.
Mr. Garrigan described the uses of the surrounding properties; reviewed the findings of fact; stated the
biggest potential impacts relate to traffic and parking along with noise pollution. Mr. Garrigan stated 38
parking spaces would be required using the highest parking standard available, there are 70 parking
spaces at the Center Street site and 58 parking spaces on the Eastern Avenue site which is also owned by
the applicant.
Mr. Garrigan reviewed the other uses located in this facility and indicated all events would be scheduled
through the applicant’s ownership and would be held indoors; stated it is important that any private club
facility not intrude on the quiet enjoyment of the residents.
Mr. Garrigan stated the owner has fully renovated the building; improved the parking lot with asphalt and
landscaping.
Staff believes the proposed use if handled properly could be successfully integrated into the neighborhood
without negative impact; staff is looking for direction from the Plan Commission.
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
January 6, 2015
Page 2 of 5
Chairman Sobkoviak swore in Clayton Olsen, Debra Olsen, Corinne Wicke and Cerena Kovanda, owners
and applicants. Mr. Olsen indicated they purchased the building about 3 years ago; the property was
zoned I-1 and the building had been red tagged; described the rehab that has been completed; described
their daughter’s reception that took place in this location with over 200 people attending; described the
proposed location of the DJs; stated the building was inspected by the Fire Inspector; explained this use
would require a special use and stated his daughters will handle the marketing of Warehouse 109.
Commissioner Heinen asked for feedback from the residents regarding the wedding reception that was
held at this location. Mr. Olsen stated they had a Christmas party for the Village Preservation Committee
also.
Commissioner Renzi asked where the people attending the wedding reception parked and if there were
any problems with ingress or egress. Mr. Olsen stated there are 145 or 150 parking spaces within the
property; some people rode with others and some may have walked;
Chairman Sobkoviak swore in Rose Phelps, resident on Center Street. Mrs. Phelps felt this cause an
undue hardship for the neighbors due to the days and hours of operation ending at 1:00 am; the DJ’s or
live music; alcohol; parking; and the close proximity of the train tracks. Mrs. Phelps felt the engineers
would blow the train horn more often due to the presence of people in this area.
Chairman Sobkoviak swore in Cass Hamerla, resident on Center Street. Mr. Hamerla indicated he has
lived in the area about 35 years; expressed concern with the exercise people from this building using the
street as a track; described many different uses that have been in this area; and concerned with the traffic.
Chairman Sobkoviak swore in Michelle Kelly, resident on Bartlett Avenue. Ms. Kelly appreciated the
improvements including the paved parking lot and the sidewalk; indicated there have not been any
parking issues since the lot was completed. Ms. Kelly stated she attended the wedding reception;
indicated she walked to the event; indicated the parking lot was not full; and indicated she did not notice a
lot of noise when she was outside leaving between 11:00 p.m. and midnight.
Chairman Sobkoviak swore in Michelle Wrobel, resident on Evans Street. Ms. Wrobel expressed concern
with Crossfit which is located in this building and is very loud at 5:00 a.m.; feels there will be parking
along the street at all hours of the night.
Chairman Sobkoviak swore in Tom Ruane, resident of downtown Plainfield. Mr. Ruane feels the village
does a great job policing the bar crowds; the Olsens have done a great job cleaning up this site; stated he
attended the VPA party and inside they could not hear the trains going by; felt the fence is a buffer; felt
the number of events is very reasonable.
Chairman Sobkoviak swore in Mark Sephanintes. Mr. Sephanintes indicated the people from Crossfit
park along the street; stated the dog show events fill the parking lot; stated he can hear the people opening
and closing the car doors and their conversations at 5:00 a.m. when they arrive at Crossfit; concerned with
the traffic; noise; garbage in the yards; and the trains are now blowing their horns all the time. Mr.
Sephanintes was not aware of the wedding reception that was held at this location.
Commissioner O’Rourke asked if there was anything such as limiting the hours, reducing the noise level
of live bands that would make it better. Mr. Sephanintes stated there are a lot of older people in the
neighborhood so maybe 9 o’clock at night in the residential neighborhood.
Plan Commission Minutes
January 6, 2015
Page 3 of 5
Chairman Sobkoviak swore in Carol Knotts, resident on Center Street. Ms. Knotts expressed concern
with the lights and noise from the parking lot and the hours of operation to 1:00 a.m. Ms. Knots was not
aware of the reception.
Chairman Sobkoviak swore in Leah Suzanne, resident on Amboy. Ms. Suzanne expressed concern with
the traffic and parking issues; garbage is a huge issue; there have been issues with the dogs from Lucky
Dog Academy; there have been events at this location where people have taken liberties parking on the
residential lawns; this was a political headquarter and signage was placed on the private lawns without
permission.
Chairman Sobkoviak swore in Robert Matthews, resident on Center Street for 36 years. Mr. Matthews
thought this usage could be injurious to the neighborhood; concerned with the additional traffic and noise;
felt there was no guarantee of the number of events or attendants would be controlled and felt property
values would be adversely affected. Chairman Sobkoviak stated the Fire Department will set a limit of
occupancy of the building. Mr. Matthews felt the owners of the building could find other occupants or
uses that would not negatively impact the neighborhood.
Chairman Sobkoviak swore in Ginger O’Donnell, resident of Plainfield. Ms. O’Donnell said this is a
wonderful street and neighborhood; felt this use would be a disruption to the neighborhood; stated there
have been numerous street light outages and expressed concern of the additional traffic; thought it would
be a better use north of the tracks.
Chairman Sobkoviak swore in Michael Lambert, resident on Eastern Avenue. Mr. Lambert expressed
concern with the train noise stated the train noise bounces off the building north of the tracks to his house;
when there is any safety issue the trains will blow the horn and stated this is beyond the control of the
Olsens. Mr. Lambert suggested a limitation of when the overhead doors could be open.
Chairman Sobkoviak swore in George Fifles, resident on Center Street. Mr. Fifles expressed concern
with the train noise; stated the cliental leaving the building after the events will be the problem.
Chairman Sobkoviak asked for any other public comments; there were none; public comment portion of
the meeting was closed.
Mr. Olsen stated there will be an onsite manager during all events; the gate opening on the patio will be
closed; no one will be able to get out past the 8 foot fence.
Commissioner O’Rourke asked if there was parking along the building to the southeast. Mr. Olsen stated
they own property with parking adjacent to the railroad off of Eastern Avenue and indicated this parking
would be for staff.
Mr. Olsen explained the events probably would not change the traffic; since the parking lot has been
finished he has not seen anyone park off their site; stated that until tonight he had not heard any
complaints about any music; Crossfit uses the public right-of-way.
Commissioner Seggebruch asked if there were any restriction on the gym. Mr. Garrigan indicated the
village allows 24 hour operations; indicated a special use was not necessary; noise issues would be a
nuisance which could be addressed by code enforcement. Commissioner Heinen stated health clubs are a
permitted use in industrial I-1 district. Commissioner Kiefer asked how long this building has been at this
site. It has been here since at least 1969. Commissioner Kiefer asked what could be allowed at this
Plan Commission Minutes
January 6, 2015
Page 4 of 5
location without a special use. Mr. Garrigan stated it could be light manufacturing, distribution, and
storage. Commissioner Kiefer said they would be using this for 20 events a year versus other 24 hours
operations 7 days a week.
A resident asked if the glass doors were garage doors that could be opened. Mr. Olsen replied yes; the
building is air conditioned and the doors would probably not be opened.
Commissioner Kiefer asked the plan for security when there are 150 people attending an event. Mr.
Olsen stated they would call the police. Mr. Garrigan stated there is no requirement for security unless it
is a special outdoor event. Mr. Garrigan said there have been more issues with live music.
Chairman Sobkoviak suggested there could be a condition that there would be no outdoor music and no
music with the doors open.
Commissioner Renzi suggested defining the hours of operation, hours when music is permitted, and time
when the doors can or cannot be opened. Commissioner Renzi asked how the events would be scheduled
so there is no overlap. Mr. Olsen stated the dog facility has what they call trials every other month on
Saturday and Sundays that run from 8 am to 4pm; stated it would be responsibility of the operators to not
book 2 venues at the same time.
Commissioner Renzi asked about the parking. Mr. Olsen stated described the parking spaces; described
the area where staff, waiters and/or servers would park and indicated those spaces were not included in
the overall parking.
Commissioner Renzi asked about the alcohol. Mr. Olsen indicated they will apply for a liquor license and
will have a certified bartender only.
Commissioner Seggebruch asked if only the bartender would dispense liquor. Mr. Olsen responded yes.
Commissioner Heinen stated after hearing testimony tonight he felt a traffic study would probably not be
necessary as they would look at the traffic versus peak demand and peak demand on this street is probably
on weekdays during the morning and at night; suggested a parking study would be more controversial due
to the uses but if the uses/events are kept separate the parking should be adequate. Commissioner Kiefer
asked if Mr. Olsen would talk with the tenant (Crossfit) to see that they can park within the parking lot.
Mr. Olsen said the parking lot has only recently been completed and agreed to talk to the tenants about
their parking and also the dog walking.
Commissioner O’Rourke asked regarding the noise if the hours of operation could be changed. Mr. Olsen
stated the 1am time came from the liquor license. Mr. Olsen said they would be amenable to change the
hours to midnight. Mr. Garrigan described the noise decibel of 56 at the lot line is standard; Staff would
support no outside music; if there is music the doors should remain closed. Mr. Olsen agreed and stated
there are very few people that his daughters have spoken with wanted live music venue due to the
expense.
Commissioner Renzi suggested music be shut off at 11pm with the midnight closing. Mr. Olsen
suggested they could consider this but they do not want to go into a venue that will fail. Mr. Olsen stated
he went to Carol Knotts and offered to put up a fence; at the time she did not want the fence, this year she
came back and said she would like the fence. Mr. Olsen agreed to a fence along Carol’s lot in accordance
with the ordinance.
Plan Commission Minutes
January 6, 2015
Page 5 of 5
Commissioner O’Rourke asked what makes this a recreational facility. Mr. Garrigan stated it is not a
banquet facility, there is no kitchen.
Commissioner O’Rourke asked about the number of events. Mr. Olsen stated if they wanted more events,
they would have to ask again. Mr. Garrigan agreed they would have to reapply.
Commissioner Seggebruch asked if the building was fully suppressed with a full fire alarm system;
suggested an alarm be placed on the door toward the railroad tracks; and the number of bathrooms. Mr.
Olsen indicated there is a brand new fire sprinkler system throughout both buildings; would agree to an
alarm on the door by the tracks; and if this application is approved they would have to add another
bathroom.
Commissioner Renzi asked about the train noise. Mr. Olsen indicated he would contact Canadian
National with a letter to try and get a response.
Commissioner Kiefer made a motion to recommend approval of the special use for a recreational/private
club at 14903 S. Center Street 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.
3. That no outdoor music be permitted at the subject site; that the garage doors will remain closed
while music is played.
4. Hours of operation will end at midnight.
5. The proposed use will not negatively impact the train whistle in the quiet zone.
Seconded by Commissioner Heinen. Vote by roll call: Renzi, yes; O’Rourke, yes; Seggebruch, yes;
Heinen, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 6-0
DISCUSSION
Meeting Adjourned at 9:10 p.m.
Respectfully submitted by
_________________________
Merrilee Trotz
Recording Secretary