HomeMy Public PortalAbout02-06-2018 Plan Commission Agenda PacketPlan Commission
Tuesday, February 06, 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
Minutes of the Plan Commission held on January 16, 2018.
01-16-2018 Plan Commissioner Minutes.pdf
PUBLIC COMMENTS
DEVELOPMENT REPORT
OLD BUSINESS
NEW BUSINESS
Case No.: 1780-011718.SU
Request: Special Use (PUBLIC HEARING)
Location: 12729 S. Naperville Rd. (The Farmhouse Plainfield)
Applicant: Cynthia Payne
The Farmhouse Plainfield Staff Report & Graphics.pdf
DISCUSSION
ADJOURN
REMINDERS -
February 20, 2018 - Next Plan Commission Meeting
March 5, 2018 - Next Village Board Meeting
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Plan Commission Agenda Item Report
Agenda Item No. 2018-825-
Submitted by: Tracey Erickson
Submitting Department: Planning Department
Meeting Date: February 6, 2018
SUBJECT
Minutes of the Plan Commission held on January 16, 2018.
Recommendation:
ATTACHMENTS
01-16-2018 Plan Commissioner Minutes.pdf
2
Village of Plainfield
Plan Commission
Record of Minutes Date: January 16, 2018 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 was present. Plainfield
Township Park District, Plainfield Public Library District and Plainfield Community Consolidated School District 202 were absent.
Others Present: Jake Melrose, Community Development Manager; Yuchen Ding, Associate Planner; and Tracey Erickson, Recording Secretary.
APPROVAL OF MINUTES The Plan Commission minutes dated January 2, 2017, were approved as amended.
PUBLIC COMMENTS - There was no response.
DEVELOPMENT REPORT
Mr. Melrose provided an update on cases from the Village Board meeting on January 8, 2018, which included the following cases: Plainfield Adult Day and Community Services, Common Sense Permanent
Cosmetics and Dunkin Donuts Plainfield Subdivision. OLD BUSINESS
NEW BUSINESS Case No. 1760-050817.SU.FP Crossroads Business Center
Mr. Melrose stated the applicant, Plainfield Crossroads, LLC, purchased the remaining lots of the
Plainfield Crossroads Business Center from First Midwest Bank/Synergy Holdings. The applicant
will be the developer of the site/vacant lots with the intent to sell the proposed Lot 4 to Next Door Self Storage and plans to sell Lot 3 for the Heritage Meadows memory care facility as previously proposed.
Mr. Melrose reviewed the findings of fact from the staff report dated January 16, 2018 and stated Staff
believes the proposed final plat of resubdivision is in compliance with the Village Zoning and
Development ordinances. Based on the foregoing, prior to any public comment and discussion by the
Plan Commission, staff recommends approval. Chairman Kiefer asked staff about the lot numbering on new plat. Mr. Melrose stated the lot
numbers from previously recorded plats are shown on the new plat.
Chairman Kiefer swore in Steve Caton, applicant. Mr. Caton stated this is a clean-up from previous owners and explained the changes to the plat before the commission.
Commissioner Green asked about the north and south easements on lot 4. Mr. Caton stated lot 4 has
a different owner which he does not represent, but his understanding is that the agreement between the Village and that applicant for egress and ingress for the Fire Department.
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Plan Commission Minutes
January 16, 2018
Page 2 of 2
Commissioner Seggebruch asked if there will be a service drive on lot 2, depending on what is developed there. Mr. Caton stated this subdivision was originally designed for big box retail or mega strip mall and explained how that lot will be handled and the vacation of the service drive by lot 2
and 4. Commissioner asked if the service drive west of lot 2 will be private or public. Mr. Melrose
stated private. Commissioner Renzi explained the concerns from the previous plat approved with the access drive to
the east of lot 2. Mr. Melrose stated that conversation stemmed from the lot 2 applicant asking for a
variance and explained outcome of that case.
Commissioner Green moved to recommend approval of the Crossroads Business Final Plat of Resubdivision at the SEC Wallin Drive & 143rd Street, subject to the following two (2) stipulations:
1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District;
Second by Commission Renzi. Vote by roll call: Minnis, yes; Seggebruch, yes; Womack, yes; Renzi, yes; Green, yes; Kiefer, yes. Motion carried 6-0.
DISCUSSION Commissioner Renzi asked staff about the parking regulations from the Plainfield Adult Day and
Community Services case since there are no regulations for an adult day care in the code. Mr. Melrose stated he does not have the information from the case. Commissioner Renzi explained why he is revisiting the case. Mr. Melrose stated he will follow up with the Planning staff.
Chairman Kiefer read the reminders.
Meeting adjourned at 7:22 p.m.
Respectfully submitted by, Tracey Erickson
Tracey Erickson Recording Secretary
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Plan Commission Agenda Item Report
Agenda Item No. 2018-826-
Submitted by: Tracey Erickson
Submitting Department: Planning Department
Meeting Date: February 6, 2018
SUBJECT
Case No.: 1780-011718.SU
Request: Special Use (PUBLIC HEARING)
Location: 12729 S. Naperville Rd. (The Farmhouse Plainfield)
Applicant: Cynthia Payne
Recommendation:
ATTACHMENTS
The Farmhouse Plainfield Staff Report & Graphics.pdf
5
TO:
FROM:
DATE:
SUBJECT:
REQUEST:
LOCATION:
I i I I I mm .... Ill -" I 111+-!J.
-i-•• u., I I '•1~•1•=1•11T 111
VILLAGE OP
PLAINFIELD
PLAN COMMISSION ~
KENDRA KUEHLEM, ASSOCIATE PLANNER~
FEBRUARY 2, 2018
REPORT TO PLAN COMMISSION
THE FARMHOUSE PLAINFIELD
CASE # 1780-011718.SU
APPLICANT:
Special Use (Public Hearing)
12729 S. Naperville Rd.
Cynthia Paine
CURRENT ZONING:
COMP. PLAN:
DISCUSSION
B-3 -Highway Business District
Medium Density Residential
Michael P Collins
PRESIDENT
Michelle Gibas
VTIJAGE CLl:.RK
TRUSTEES
Margie Bonuchi
Bill Lamb
Cally Larson
Lany D . Newton
Edward O'Rourke
Brian Wojowski
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.
Existing Conditions/Site Context
The subject site consists of about 3.96 acres with an existing two-story farm house with attached
porches, a two-car detached garage, attached and detached sheds, and abundant landscaping. The
property is served by a looped driveway from Naperville Road. A site plan was previously
approved by the Board of Trustees which included a right-in/ right-out entrance and exit also
located on Naperville Road. The adjacent land uses, zoning and street classifications are as
follows:
North: Vacant Land (ER Estate Residential in Village of Bolingbrook); 127th Street (arterial)
East: Farmstone Ridge Subdivision, R-1 Residences
South: Farmstone Ridge Subdivision, R-1 Residences
West: Naperville Road (Collector); DuPage River; Farm buildings also owned by applicant (RI)
Northwest: Intersection of Naperville Road and 127th Street; Farm Buildings (AG)
24401 W . Lockport Street Plainfield, IL 60544
Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-il.org
6
REPORT TO THE PLAN COMMISSION Page #2 of 5
1780-011718.SU 2/2/2018
THE FARMHOUSE PLAINFIELD – 12729 S. NAPERVILLE RD.
ANALYSIS
The applicant is seeking special use approval to permit The Farmhouse as an event venue throughout the year. These events would include: Easter egg hunts, Christmas markets, graduation parties, story time hour, power yoga, weddings. If the special use is approved, The
Farmhouse will still incorporate the retail component of the business, by displaying their
products inside the house, outbuildings, and at market events 3-4 times per year. The house
would be included as part of the rentable space to clients if they wish to use it. Event Space
The applicant is proposing a 4,000-sqare-foot tent to be installed permanently or seasonally for
the event space. The tent would be located on the south of the property between the existing
patio and south property line. The tent would be purchased by the applicant and would have windows/sides. Additionally, the applicant would landscape around the exterior. A hard surface
(pavers, concrete, etc.) would be installed as a floor underneath the tent. The Farmhouse would
allow for a maximum capacity for these events to be 200 people.
Per the Zoning Code, in the B-3 zoning district, structures must be setback at least 15 feet on the interior side of the property. The proposed tent would be located near the south property line,
approximately 20 feet from the south property line. Currently there are thick, dense hedges along
the east property line. The applicant is willing to install a fence, if necessary.
In order for the Plan Commission to recommend approval of a special use, the applicant must demonstrate two findings of fact based on the specific circumstances of the project. Staff outlines
the required findings and supporting facts as follows:
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 would it substantially diminish property values;
The applicant’s property is ideally suited to host events and be used in the manner proposed.
The historic buildings create a scenic atmosphere. The existing structures have been
enhanced by a large new paver patio constructed by the applicant. The outdoor courtyard also includes a dramatic, four-sided fireplace. The smaller out-buildings provide additional
enclosed areas that could be used for a variety of purposes during the special events.
While the property itself is ideal for a special event venue, staff notes that there are a handful
of homes in close proximity on the east and south property lines. The immediate proximity of homes is an issue for consideration in terms of potential impacts, such as noise and lighting,
from the special event venue operation. Staff would value input from adjacent residents and
property owners during the public hearing to provide additional information to assist in
determining this finding of fact.
Staff does note that operation of The Farmhouse would be required to comply with noise
regulations set forth in the Municipal Code. For commercial properties, noise levels must
dissipate to a level below 55 decibels (dBA) at the property line after 7 pm. Staff is
concerned that it would be difficult to achieve these minimum noise levels for larger 7
REPORT TO THE PLAN COMMISSION Page #3 of 5
1780-011718.SU 2/2/2018
THE FARMHOUSE PLAINFIELD – 12729 S. NAPERVILLE RD.
gatherings of up to 200 people, possibly to include entertainment (music, band, DJ, etc.).
Staff proposes to work with the applicant to take sample sound readings and consider
strategies to mitigate potential sound impacts.
b. The establishment of the special use will not impede normal and orderly development and
improvement of the adjacent properties for uses permitted in the subject zoning district.
Staff believes that the proposed special event venue would be compatible with the trend of development and would not hinder additional development in the area. The Village of
Plainfield is working cooperatively with Will County and Bolingbrook on plans to improve
(signalize) the intersection of Naperville-Plainfield Road and 127th Street. The northeast
corner of this intersection is in Bolingbrook’s jurisdiction and staff understands it is planned
for future commercial development. Staff believes that operation of The Farmhouse would be compatible with future commercial development at this intersection.
Additional Considerations
Staff invited input from the Building, Police, and Public Works Departments regarding the
special event venue proposal. There are a number of issues that need to be addressed, beyond the strict Zoning Code review, to determine the feasibility of the request. Key issues are summarized
below and a comprehensive list is provided in bullet-form at the conclusion of the staff report.
Bathrooms
The applicant is proposing high-quality portable toilets to be set up in between the garage and the tent. Since the applicant has a background in the construction business, they are familiar with the maintenance of portable toilets, and suggest that they be picked up and cleaned once per week or
more often as necessary. In addition, there would be one handicap accessible bathroom inside of
the house on the first floor. If the large tent is permanent (year-round), portable toilets would not
be allowed and permanent restroom facilities would be required. Liquor Licensing
A number of proposed activities at the site, such as wedding receptions, could involve alcohol.
Staff notes that attention will be required to determine and obtain the appropriate local and state
liquor licenses and insurance coverages. Noise
Given that each event would be different on different days and times, there are not specific hours
of operation proposed. The applicant has made it clear that she will abide by Village ordinances.
The Village Code regulations for a commercial property are 55 dBA measured at the property line between 7 P.M. - 7 A.M., and 62 dBA between 7 A.M. - 7 P.M.
Police staff believes that at the south property line, a typical speaking-level conversation would
be above the permitted decibels, therefore, live or amplified music would most likely be above
the limit. Police staff suggested moving the tent to the north area of the property, to help alleviate noise for the adjacent residential properties. Police staff recommend a sound check be performed prior to approval of the special use.
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REPORT TO THE PLAN COMMISSION Page #4 of 5
1780-011718.SU 2/2/2018
THE FARMHOUSE PLAINFIELD – 12729 S. NAPERVILLE RD.
Parking/ Stormwater Management
As a part of the site plan that was approved by the Village Board on June 19, 2017, the applicant
will be constructing an 11-space asphalt parking lot. Per the township assessor, the house is 2,786 sq. ft. and the garage is 708 sq. ft., for a total of 3,494 sq. ft. Retail sales and office uses require 1 space per 300 sq. ft. of gross floor area. Assuming the applicant uses both the house
and the garage for retail or office uses, this would require 11.6 parking spaces
Because the applicant is requesting a special use permit for event venue space, the applicant would need to demonstrate how the additional required parking needs would be met. For civic assembly, one (1) space is required for every 400 square feet of gross floor area. Separately, one
(1) space is required for every four seats of assembly. With the addition of a tent that holds
approximately 250 people, approximately 63 parking stalls would be required. Village Code
requires that parking be constructed of a hard surface (asphalt, concrete or unit pavers). This would be a substantial amount of parking and impermeable surface area, which most likely would also require stormwater detention.
Police and Fire District
For the Vintage market held over the winter, the applicant utilized a community service officer (CSO) provided by the Police Department. The applicant would like to have a community service officer for events in the future, but would schedule time when she has a schedule list of
events at the Farmhouse. Police staff believes it may be a challenge for CSO staffing due to the
frequency and time fluctuation of Farmhouse events.
The applicant would also need to be in compliance with the Fire District’s regulations for tent fire safety, fire alarms, and sprinkler systems.
Lighting
As presented in the site plan review, the applicant will be adding two light fixtures to illuminate the parking lot. Future events that take place in the tent at night, will require lighting inside of the tent. Because of the large windows and proximity to property lines, staff anticipates that the
lighting could cause a disruption to the surrounding properties. The Village’s Zoning Ordinance
states that light spill diminishes to at or below 0.5 footcandles at the property line.
CONCLUSION/RECOMMENDATION In conclusion, 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.
If, following consideration of the case, the Plan Commission wishes to recommend approval, the following motion is offered for your consideration:
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REPORT TO THE PLAN COMMISSION Page #5 of 5
1780-011718.SU 2/2/2018
THE FARMHOUSE PLAINFIELD – 12729 S. NAPERVILLE RD.
I move we adopt the findings of fact of staff as the findings of fact of the Plan Commission
and, furthermore, recommend approval of the special use for event venue at The Farmhouse
Plainfield at 12729 S. Naperville Rd., subject to the following two (2) stipulations:
1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District.
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From:Ken Ruggles
To:Jonathan Proulx; Kendra Kuehlem
Cc:Ken Goska; Scott Threewitt; John Konopek
Subject:Farmhouse of Plainfield
Date:Thursday, February 01, 2018 12:14:23 PM
Jonathan and Kendra,
Based on our conversation from yesterday, the following would be the principal concerns of the
Police Department regarding the Farmhouse of Plainfield plan to become an event venue:
1. Adequate parking for the proposed facilities and the estimated 250 maximum attendance
a. Such parking must be on improved surfaces per local ordinance
i. Grass parking surfaces deteriorate rapidly from repetitive use and
weather conditions (ground saturation)
b. Sufficient handicapped parking spaces must be dedicated
c. Area lighting and vehicle lights impact on adjacent residential properties
2. Sound levels generated on property must comply with the Village sound ordinance
a. We recommend a sound check be performed before approval could be granted
b. We are concerned about the proximity of the proposed tent to the adjacent
residential community- 20’ off the lot line?
c. If commercially zoned, they are allowed only 55 dB as measured at the property line,
between the hours of 7:00 pm and 7:00 am.
d. 250 people gathered for an event could easily generate noise beyond the allowed
maximums (20 feet from the property line) without even considering amplified or
live music.
3. Liquor Licensing
a. Current provisions for special event permits do not cover the volume and/or type of
events they are proposing
b. A Class N-Private Club/Banquet Facility Liquor License may cover the proposed
usage.
i. Current license fee is $1,900 annually
ii. Requires background checks and approval by the local Liquor
Commissioner
iii. Must have comparable State of Illinois Liquor License
iv. All servers must be Bassett Trained and maintain such certification
v. Must comply with all other standards of the Liquor Ordinance
4. Staffing by Village for Security/Traffic Control (Police and CSO’s)
a. Difficult to estimate staffing based on fluctuating attendance at each event
b. The number of events proposed on the property
i. 5 or 6 market style events (similar to December 2017)
ii. Friday/Saturday events—weddings, private parties, birthdays, etc.…
iii. Bridal/Baby Showers
iv. Yoga classes
5. Miscellaneous Concerns
a. Impact on adjacent residential properties 11
i. Parking, lighting, noise, people entering private property, etc.…
b. Adequate restroom facilities
c. Use of the property on west side of Naperville Road for overflow parking (improved
surface, flood plain) and garbage collection
d. Proximity to 127th Street and Naperville Road intersection for ingress/egress of
property for traffic
e. Compliance with Plainfield Fire District for occupancy, tent/fire safety, fire alarm and
sprinkler requirements, etc.…
f. Tent compliance with temporary/permanent structure requirements
Please let me know if you need any further explanation or clarification of any of these points. If their
plans change, we would need to reassess based on their proposal.
Sincerely,
Ken Ruggles #105
Community Services Commander
Plainfield Police Department
14300 S. Coil Plus Drive
Plainfield, IL 60544
(815) 267-7211
kruggles@plainfieldpd.com
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1
Kendra Kuehlem
From:Ken Goska
Sent:Thursday, February 01, 2018 2:04 PM
To:Ken Ruggles; Jonathan Proulx; Kendra Kuehlem
Cc:Scott Threewitt; John Konopek; 'Fire Mary'; 'jkstratton@plainfieldfpd.com'
Subject:RE: Farmhouse of Plainfield
Follow Up Flag:Follow up
Flag Status:Flagged
Jonathan and Kendra
I saw Ken Ruggles letter and it coved many of our concerns. Here are a few addition items.
Before any new work or permit are started, complete open permits;
Commercial Build‐out Permit ‐ Issued 7/17/17 Expiration date 7/17/18 Permit # 2016‐00000419
Commercial Miscellaneous Permit ‐ Issued 6/12/17 Expiration date 6/12/18 Permit # 2016‐00000419
Site Permit ‐ Issued 8/14/17 Expiration date 8/14/18 Permit # 2016‐00001041
Must meet Plainfield Fire District requirements
Must meet Health Department requirements
Temporary Tents; Maximum of 180 days per year
International Fire Code Sec.3103.5 Use period.
Temporary tents, air‐supported, air‐inflated or tensioned membrane structures shall not be erected for a
period of more than 180 days within a 12‐month period on a single premises.
Will need more information on the follow but not limited to;
Tent structure and material
Seating, table layout
Emergency lighting and exiting plans
Power source for all lighting and circuits
Heat and cooling source
Sanitation; water supply and drainage
Plumbing fixture location and count
Tent floor material
Food prep area layout
Emergency Apparatus Access on site
Will need complete layout of the site to figured occupancy load by square footage
If you have any question please call
Ken Goska
Building Official
Village of Plainfield
14400 S. Coil Plus Drive
Plainfield, IL 60544
815‐439‐4254 – desk
815‐609‐6114 ‐ fax
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1
Kendra Kuehlem
From:Scott Threewitt
Sent:Friday, February 02, 2018 8:49 AM
To:Ken Goska; Ken Ruggles; Jonathan Proulx; Kendra Kuehlem
Cc:John Konopek; 'Fire Mary'; 'jkstratton@plainfieldfpd.com'
Subject:RE: Farmhouse of Plainfield
Jon/Kendra,
Commander Ruggles and Ken have done a great job summarizing the concerns that were brought up during our meeting
earlier this week. The only additional comment I would like to add is regarding stormwater management. The Village’s
ordinance requires detention for any redevelopment over 25,000 square feet. The 25,000 square foot is cumulative and
the work that has already been completed would count against that total.
Thanks,
Scott
Scott R. Threewitt, P.E. | Lead Engineer
Village of Plainfield | Department of Public Works
14400 Coil Plus Drive | Plainfield, Illinois 60544
815‐230‐2037 ‐ Direct
http://www.plainfield‐il.org
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