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HomeMy Public PortalAbout03-20-2018 Plan Commission Agenda PacketPlan Commission Tuesday, March 20, 2018 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda CALL TO ORDER, PLEDGE, ROLL CALL APPROVAL OF MINUTES Approval of the Minutes of the Plan Commission held on February 20, 2018. 02-20-2018 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS Case No.: 1782-030218.AA.SU Request: Amendment to Annexation Agreement and Major Change to Planned Development (Public Hearing) Location: East of Ridge Road, South of 135th Street (Playa Vista) Applicant: Hartz Construction Co. Playa Vista Staff Report, Site Plan and Graphics.pdf DISCUSSION ADJOURN REMINDERS - April 2, 2018 - Next Village Board Meeting at 7:00 p.m. April 3, 2018- Next Plan Commission Meeting at 7:00 p.m. 1 Plan Commission Agenda Item Report Agenda Item No. 2018-888- Submitted by: Submitting Department: Planning Department Meeting Date: March 20, 2018 SUBJECT Approval of the Minutes of the Plan Commission held on February 20, 2018. Recommendation: ATTACHMENTS 02-20-2018 Plan Commission Minutes.pdf 2 Village of Plainfield Plan Commission Record of Minutes Date: February 20, 2018 Location: Village Hall CALL TO ORDER, PLEDGE, ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:02 p.m. and led the Pledge. ROLL CALL: Commissioners Heinen (7:04 p.m.), Minnis, Renzi, Seggebruch, Womack and Chairman Kiefer were present. Commissioner Green 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: Jonathan Proulx, Director of Planning; Kendra Kuehlem, Associate Planner; Yuchen Ding, Associate Planner; and Tracey Erickson, Recording Secretary. APPROVAL OF MINUTES The Plan Commission minutes dated February 6, 2018, were approved as amended. PUBLIC COMMENTS No Comment. DEVELOPMENT REPORT No Report. OLD BUSINESS Case No. 1780-011718.SU 12729 S. Naperville Road The Farmhouse Plainfield Ms. Kuehlem stated the applicants are 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. The applicants have researched and revised their proposal to address many concerns by the commissioners and the public, from the previous meeting of the Plan Commission on February 6, 2018. As the plans now include a permanent structure and expanded parking lot, the applicant is also seeking site plan review approval for the site plan improvements needed for the special event venue. Ms. Kuehlem reviewed the Analysis of the proposed event space, Noise/Hours of Operations (including sound check), parking, garbage enclosure, fence and lighting. Mr. Proulx reviewed the findings of facts and how the findings of facts relate to this case. Mr. Proulx stated that the applicant did submit a site plan and staff would welcome some additional time to evaluate the site plan/elevations. Mr. Proulx stated that staff is comfortable with the proposed structure and explained why. Mr. Proulx stated the parking would meet the requirements in the Zoning Code. Mr. Proulx stated that staff is concerned that the proposed parking may not be sufficient for the use. Chairman Kiefer asked if the grass can be used for overflow parking. Mr. Proulx stated it is available for overflow parking but staff will not support it as a permanent solution because under certain weather conditions it maybe unusable. Mr. Proulx stated that staff invites continued discussion on the findings of facts, staff would like more time to work with applicant, and any recommendations are subject to final engineering approval. Chairman Kiefer reminded Cynthia Payne and Glen Delarosa that they remain under oath. Ms. Payne & Mr. Delarosa gave a presentation, which illustrated the changes to their plan since the last meeting. (see Attachment 1) 3 Plan Commission Minutes February 20, 2018 Page 2 of 6 Chairman Kiefer stated some of the concerns voiced by the residents for example fence, trash enclosure and restrooms. Mr. Delarosa stated that there will be permanent restrooms and described the garbage enclosure. Ms. Payne stated they will be putting up a 6 foot fence not the 4 foot fence stated in the staff report. Chairman Kiefer stated that the applicant has not requested a variance for the noise ordinance and the applicant will need to comply with the Villages’ noise ordinance. Chairman Kiefer asked for public comment. Chairman Kiefer swore in Janine Valkema, resident. Ms. Valkema stated she would prefer to see a cedar fence, instead of a fence constructed from reclaimed barn wood and setting an expiration date for the special use. Ms. Valkema also voiced concerns regarding the overflow parking/traffic into the subdivision and how vague the proposal is. Ms. Payne stated they can look at alternatives for the fence materials. Chairman Kiefer asked the applicant if they have a plan for parking. Ms. Payne stated they own the property across the street and staff/vendors will utilize it for parking, so the parking near the event space will be for guests only. Chairman Kiefer asked the applicant about using Community Service Officers (CSO) on days of large events to assist with traffic control. Ms. Payne stated yes, they will be utilizing them for large events. Ms. Payne addressed the hours of operations. Chairman Kiefer reminded Mr. Adolfo Venegas that he remains under oath. Mr. Venegas asked if the restrooms will be shared with the other businesses on the property. Mr. Venegas stated he is concerned about noise outside the event structure and how will it be handled. Mr. Venegas asked if the property across the street will be used for day to day parking for the staff. Ms. Payne stated the outside music would most likely be ambient music and how they are working with the Village to sound check the property for the first five events. Chairman Kiefer reminded Ms. Brenda Kraft that she remains under oath. Ms. Kraft asked if the architectural drawings of the building will be able available online. Mr. Proulx stated the staff report was posted Friday and the drawings were received this morning. Chairman Kiefer stated it will be part of the minutes, along with an email Commissioner Green received (see Attachment 2). Ms. Kraft expressed her concern about the fence height and people gathering along the fence. Ms. Kraft expressed her concerns about people crossing the street, since there are no lights or crosswalks. Ms. Kraft asked what the plans were for the north side of the property and if the building and parking could be located there. Ms. Kraft asked if the hours of operation need to be approved or can the applicant change the hours. Ms. Kraft asked how tall the lighting will be, if the lighting will be enough for people to move safely on the property and is there a restriction for when the lights need to be off. Ms. Kraft asked if the special use is approved can they have events without the building and parking lot. Ms. Kraft asked how close to a residential area can liquor be distributed. Ms. Kraft asked if there will be more police assistance for events like the Winter Market. Ms. Kraft asked if there is any recourse if it is approved and they do not follow through with the plans they are proposing. Mr. Proulx explained what the applicant was approved for last year, how they used the proposed hours of operation to complete the staff report and what the Villages’ code states for hours of operation in a B-3 district. Mr. Proulx stated the parking approved in 2017 is still an active permit and explained how the current site plan will affect that. Chairman Kiefer stated that lighting will have to follow Village’s code and the special use is for this property owner. Mr. Proulx explained how putting an expiration date on special use would affect the applicant and stated what limitations can be set for the special use. 4 Plan Commission Minutes February 20, 2018 Page 3 of 6 Chairman Kiefer swore in Brian Duff, resident. Mr. Duff stated his concern is parking for special events and safety crossing the street. Ms. Payne stated the employees and vendors parked across the street and that there was plenty of grass parking. Ms. Payne explained where the lighting would be on the property and the CSO will be there to assist with street crossing. Chairman Kiefer reminded Mr. Frank Beran that he remains under oath. Mr. Beran questioned the parking and the lot size of both lots, since online it states there is 10 acres of parking available. Mr. Delarosa stated that they are not advertising 10 acres of parking but they will use the grass for overflow parking. Ms. Payne clarified the lot sizes. Chairman Kiefer reminded Mr. Dan Forthofer that he remains under oath. Mr. Forthofer asked if the parcel across the street is zoned residential or commercial use. Mr. Proulx stated to his knowledge the parcel on the south west corner of Naperville Road and 127th Street is zoned residential (R-1), he also stated the special use is limited to the parcel located on the south east corner of Naperville Road and 127th Street and what can be done with the property if the applicant is requesting principal use of the south west corner. Mr. Forthofer stated that industry standards require sound and attendee limitations and asked if these will be applied to the special use. Mr. Forthofer asked for clarification on how the sound check was performed. Mr. Proulx stated they used the sound equipment used by the Police Department; this equipment is used if they receive a call for a violation. Mr. Forthofer asked if the residential or commercial sound limit would apply to this property. Mr. Proulx state that the property is zoned commercial and explained how it is determined. Mr. Forthofer asked if there will be events before the structures are built and asked for clarification about the attendee limit. Ms. Payne stated they have requested for a market event and private event in June. Ms. Payne stated the 150 attendee limit would be overall for most events. Chairman Kiefer reminded Ms. Suzanne Derrick that she remains under oath. Ms. Derrick read what the Village’s Site Plan Review application requires regarding plans and stated that these details would address the concerns. Ms. Derrick asked the applicant if they had more details of the materials they are proposing to mitigate sound, like the STC of the products. Chairman Kiefer swore in Chris Jackson, resident. Mr. Jackson asked for clarification if the wedding events will be capped at 150 attendees or will there be tents if an event is more than 150 attendees. Chairman Kiefer stated the applicant stated under oath that the events will not exceed 150 attendees. Chairman Kiefer reminded Mr. Frank Beran that he remains under oath. Mr. Beran asked for clarification on the acreage of the lots, since the staff report from May of 2017 and the applicant’s testimony are not matching. (see Attachment 3) Mr. Proulx stated the information in the staff report is accurate. Commissioner Minnis recused himself stating he shares a professional relationship with the applicant. Commissioner Heinen stated his concerns are noise of outdoor events, parking, and location of building and parking lot. Commissioner Heinen asked if the outdoor venues with music are a necessity because of the noise level. Ms. Payne stated she has received calls for outdoor events that want ambient music and explained how it can be handled. Commissioner Heinen stated his preference would be to confine the music into the proposed structure. Commissioner Heinen asked staff if there is a similar business that can be used as a comparison for parking. Mr. Proulx stated Warehouse 109 would be a good comparison and explained the parking for that business and code. Commissioner Heinen stated he would like a parking study for venue that is similar to this and explained why. Chairman Kiefer stated the overflow parking will in on the grass areas. Commissioner Renzi said the applicant stated that the staff and vendors will be parking across the street, so if there is an event the west side will be used. Commissioner Heinen stated 5 Plan Commission Minutes February 20, 2018 Page 4 of 6 his concerns with the overflow parking in the grass and the number of parking spaces. Commissioner Heinen asked the applicant if they have thought of placing the building and parking lot on the north side of the lot. Mr. Delarosa stated the challenges with putting the building and parking on the north side of the property. Commissioner Heinen stated he will not be able to support this application because of the noise from outdoor events on the patio and the parking. Commissioner Seggebruch asked for clarification on what was approved in 2017 for the Retail Store. Commissioner Seggebruch discussed impervious surface and detention. Commissioner Seggebruch proposed how the site plan could be changed if the u-shaped drive was removed for a parking lot and the building moved more toward the west. Commissioner Seggebruch suggested amending the special use to include the property on SWC of Naperville Road and 127th Street since it is part of the discussion but not part of the Special Use request. Commissioner Seggebruch stated the applicant has made progress but he still cannot support this today. Commissioner Renzi stated he agrees with a parking study. Commissioner Renzi discussed his thoughts on capping outdoor special events because of sound and parking. Commissioner Renzi stated the overflow parking on the SWC of Naperville Road and 127th Street does not appear in the staff report. Commissioner Renzi stated that crosswalks, signals and lighting are needed for safe street crossing. Commissioner Renzi stated that additional elevations and floor plans of the building are needed. Commissioner Renzi stated 9 parking spacing are in the easement, so that issue would need to be resolved before they can build a parking lot. Commissioner Renzi suggested continuing the Special Use and Site Plan Review. Commissioner Renzi asked the applicant if they prepared the “Follow-up to the February 6th Planning Commission Meeting” memo included with the staff report. Ms. Payne stated yes. Commissioner Renzi asked the applicant to provide details on the update that was provided to the Building Department per the Follow-up memo. Ms. Payne provided that information to the commission and stated the Building Department confirmed that a tent could not be up for more than180 days. Commissioner Renzi asked for clarification regarding the noise reducing material because the memo states they would consider using such materials and asked them to provide a list of materials to staff. Ms. Payne stated they will be using noise canceling materials and they will provide a list to staff. Commissioner Renzi asked if the fence will be installed and for more details on the fence, like materials, height, location, etc. Ms. Payne stated a fence will be installed and it will be 6 feet made with natural wood. Commissioner Renzi asked for more details on the lighting. Ms. Payne provided details on the lighting. Commissioner Renzi asked if there will be a lighted path from the parking lot to the building. Commissioner Renzi discussed the possible impervious surface issue and drainage. Commissioner Womack asked if the building will have HVAC. Ms. Payne stated yes. Commissioner Womack asked how they will facilitate the parking on the north lawn for large events. Ms. Payne described how they would utilize the parking spaces to access the lawn. Commissioner Womack stated a parking study would be helpful to determine if 39 spaces are enough and that having the special use for both lots could be troublesome if the applicant ever wants to sell the property to the west, since it will terminate the special use for both properties. Commissioner Womack stated public safety is a concern, so he would like to see crosswalks. Commissioner Womack asked staff how the maximum occupancy of 150 will affect the large events. Mr. Proulx stated the maximum occupancy of 150 would be posted on the building by the Fire Department and the seasonal events will be mostly outdoors so it should not be an issue. Commissioner Seggebruch stated large events will have tents, so will they be required to get a permit. Mr. Proulx stated the large events are part of the comprehensive special use and temporary tents are inspected by the Building Department and Fire Department. Commissioner Seggebruch stated a site plan for the large events would be helpful. 6 Plan Commission Minutes February 20, 2018 Page 5 of 6 Chairman Kiefer stated that he feels that there is support for the special use as a concept and he feels from what he has heard this evening that the commissioners are not ready to support the request. Commissioner Heinen stated for clarification he wants a parking study and the DJ not allowed on the outdoor patio. Commissioner Womack stated he is in favor of the concept but needs more details. Commissioner Womack stated not allowing amplified music on the patio is not a necessity for him. Commissioner Seggebruch asked the Fire Department if the new building will need to be alarmed and have a sprinkler system. Fire Department stated yes. Commissioner Seggebruch reviewed the parking details from the “Follow-up to the February 6th Planning Commission Meeting”, since the parking will not be built until 2019. Commissioner Seggebruch stated that they want to have two events in June but the parking will not be completed until 2019. Ms. Payne stated the event they want to have in June is a market event, which they parked in the grass for the December 2017 market event. Chairman Keifer reviewed the options the Plan Commission has this evening, since there does not seem to be support. Ms. Payne asked for an opportunity to come back before the commission and stated they could be ready by April 3, 2018. Commissioner Heinen made a motion to recommend continuing of this case to the April 3, 2018 Plan Commission meeting date, also moved to continue the public hearing. Second by Commission Renzi. Vote by roll call: Seggebruch, yes; Womack, yes; Seggebruch, yes; Renzi, yes; Heinen, yes; Kiefer, yes. Motion carried 6-0. OLD BUSINESS Case No. 1781-020818.FP West of Heggs Rd., North of 127th St. Stewart Ridge Lots 75 & 76 Mr. Ding stated the applicant is seeking approval of a Final Plat in the Stewart Ridge subdivision to consolidate two lots (Lots 75 and 76) to allow for a larger home to be constructed on the unified lot. The subject site is currently zoned as Low Density Single-Family Residential District (R-1). Mr. Ding reviewed the findings of fact from the staff report dated February 20, 2018 and stated in conclusion the applicant is not requesting any additional changes to either lot. Staff has no objections to this proposed consolidation. In advance of any comments from the Plan Commission, staff recommends approval. Commissioner Renzi asked if the interior easements will be automatic. Mr. Proulx stated it will happen with the plat before them. Commissioner Seggebruch asked staff is there a more recent aerial of the property. Mr. Proulx showed the commission the attached aerial (see Attachment 4). Commissioner Seggebruch asked if the village limits extend further to the west. Mr. Proulx stated yes. Commissioner Heinen asked staff if they know why the applicant was not present. Mr. Proulx explained why. Commissioner Heinen asked staff if there are any planning concerns having a much larger home in this subdivision. Mr. Proulx stated that there could be a potential for that but explained the Building Code. Commissioner Heinen stated would a larger home be better suited for another subdivision and explained why. Commissioner Seggebruch stated he shares Commissioner Heinen’s concern and explained why. Commissioner Minnis asked if there would be any changes to the side yard setback and explained why that would be important. 7 Plan Commission Minutes February 20, 2018 Page 6 of 6 Commissioner Seggebruch made a motion to recommend approval of the Final Plat of Consolidation for Lots 75 and 76 (Parcel Identification Numbers 07-01-30-103-003 and 07-01-30-103-002, respectively) in the Baxter Drive Estates development subject to the following stipulations: 1. Compliance with requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District. Second by Commission Renzi. Vote by roll call: Womack, yes; Heinen, yes; Minnis, yes; Renzi, yes; Seggebruch, yes; Kiefer, yes. Motion carried 6-0. DISCUSSION Commissioner Renzi suggested that when a plat consolidation is applied for the applicant should attend the meeting and show the foot print of the house they are building and explained why. Commissioner Renzi asked for a follow up on the parking code. Mr. Proulx stated that staff was hoping to make some changes to the Zoning Code and explained what they may be. Chairman Kiefer read the reminders. Meeting adjourned at 9:29 p.m. Respectfully submitted by, Tracey Erickson Tracey Erickson Recording Secretary 8 ATTACHMENT 1 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ATTACHMENT 2 29 30 31 ATTACHMENT 3 32 33 ATTACHMENT 4 34 35 Plan Commission Agenda Item Report Agenda Item No. 2018-889- Submitted by: Submitting Department: Planning Department Meeting Date: March 20, 2018 SUBJECT Case No.: 1782-030218.AA.SU Request: Amendment to Annexation Agreement and Major Change to Planned Development (Public Hearing) Location: East of Ridge Road, South of 135th Street (Playa Vista) Applicant: Hartz Construction Co. Recommendation: ATTACHMENTS Playa Vista Staff Report, Site Plan and Graphics.pdf 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53