HomeMy Public PortalAbout11-20-2018 Plan Commission Agenda PacketPlan Commission
Tuesday, November 20, 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
Approval of the Minutes of the Plan Commission held on November 6, 2018.
11-6-2018 Plan Commission Minutes.pdf
PUBLIC COMMENTS
DEVELOPMENT REPORT
OLD BUSINESS
CASE NUMBER: 1824-101718.TA
REQUEST: Text Amendment (Public Hearing) FEMA FIRM Map Update
APPLICANT: Village of Plainfield
FEMA FIRM Update Staff Report.pdf
FEMA Map Letter.pdf
CASE NUMBER: 1818-083118.SU
REQUEST: Special Use (Public Hearing)
LOCATION: 26500 W. Simons Road (Willowgate Farm)
APPLICANT: Oswegoland Park District
Willowgate Farm Staff Report.pdf
Willowgate Master Plan.pdf
NEW BUSINESS
CASE NUMBER: 1822-102218.SU.SPR
1
Plan Commission Page - 2
REQUEST: Special Use (Public Hearing) & Site Plan Review
LOCATION: 24522 W. Lockport St.
APPLICANT: Lindsay Lyden (True North Shell Gas Station)
True North Staff Report.pdf
True North Shell Station Graphics.pdf
DISCUSSION
REMINDERS -
Village Offices Closed – November 22nd & 23rd
Next Village Board – December 3, 2018 at 7:00 p.m.
Next Plan Commission – December 4, 2018 at 7:00 p.m.
ADJOURN
2
Agenda Item No:
Plan Commission Agenda Item Report
Meeting Date: November 20, 2018
Submitted by: Tracey Erickson
Submitting Department: Planning Department
Item Type: Minutes
Agenda Section: APPROVAL OF MINUTES
Subject:
Approval of the Minutes of the Plan Commission held on November 6, 2018.
Suggested Action:
Attachments:
11-6-2018 Plan Commission Minutes.pdf
3
Plan Commission Record of Minutes
Date: November 6, 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 to the flag. ROLL CALL: Commissioners Minnis, Renzi, Seggebruch, Womack, and Chairman Kiefer were present.
Commissioner Heinen was absent. Plainfield Fire Protection District, Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School District 202 were
absent.
OTHERS PRESENT: Jonathan Proulx, Director of Planning; Kendra Kuehlem, Associate Planner; and
Yuchen Ding, Associate Planner.
APPROVAL OF MINUTES
The minutes of the Plan Commission dated October 16, 2018 were approved as presented.
PUBLIC COMMENTS
No Comment. DEVELOPMENT REPORT
Mr. Proulx provided an update on the Greenbriar case.
OLD BUSINESS Case No. 1817-083018.SU.SP 22959 W Lincoln Highway (SWC Spangler/Lincoln Hwy) Suhas Patel
Commissioner Minnis made a motion to continue case number 1817-083018.SU.SP and public hearing to
the November 20, 2018 Plan Commission meeting.
Seconded by Commissioner Seggebruch. Vote by roll call: Womack, yes; Seggebruch, yes; Minnis, yes;
Renzi, yes; Kiefer, yes. Motion carried 5-0.
NEW BUSINESS Case No. 1824-101718.TA FEMA Firm Map Update Village of Plainfield
Commissioner Renzi made a motion to continue case number 1824-101718.TA and public hearing to the November 20, 2018 Plan Commission meeting.
Seconded by Commissioner Minnis. Vote by roll call: Womack, yes; Seggebruch, yes; Renzi, yes; Minnis, yes; Kiefer, yes. Motion carried 5-0.
Case No. 1818-083118.SU 26500 W. Simons Road
(Willowgate Farm)
Oswegoland Park
District
Commissioner Minnis made a motion to continue case number 1818-083118.SU and public hearing to the November 20, 2018 Plan Commission meeting.
Seconded by Commissioner Renzi. Vote by roll call: Seggebruch, yes; Womack, yes; Renzi, yes; Minnis, yes; Kiefer, yes. Motion carried 5-0.
4
Plan Commission Minutes November 6, 2018
Page 2 of 10
2
Case No. 1820-101618.SU 24029 W. Lockport St., Unit 101 Raul Torres (The Lux Barber Shop)
Ms. Kuehlem presented the staff report explaining that the applicant is seeking special use approval to
operate a barber shop at 24029 W. Lockport Street downtown Plainfield. The Village’s Zoning Ordinance requires that new salon/ barber shop uses located in the B-5 zoning district be approved through special
use.
Ms. Kuehlem reviewed the findings of fact in the staff report dated October 31, 2018. Staff finds that the
on-street and public parking will be sufficient for this business, and the surrounding downtown
businesses, resulting in no negative impacts to the adjacent properties. Staff believes that the proposed business is an appropriate tenant for the proposed location as it will be filling a building vacancy along
Lockport Street.
Chairman Kiefer swore in Raul Torres, applicant. Mr. Torres stated he does not have anything further to
add but commented that he is excited to open a business in Plainfield. Chairman Kiefer asked for public comment and there was no response.
Commissioner Renzi advised staff to consult with the Village Attorney to decide whether the applicant’s
name or business name should be listed on the special use permit.
Commissioner Seggebruch asked the applicant what his lease term is and what type of build out work
would need to be done. Mr. Torres responded that he signed a 3-year lease and only minor work needs to
be done such as painting.
Commissioner Seggebruch made a motion to 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 the barber shop known as The Lux Barber Shop at 24029 W. Lockport Street.
Seconded by Commissioner Womack. Vote by roll call: Minnis, yes; Renzi, yes; Womack, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-0.
Case No. 1815-081318.SU 13717 S. Route 30, Units 143 & 145 Michael Olu-Ajeigbe (RCCG Cornerstone Assembly)
Mr. Ding presented the staff report stating that the applicant is seeking approval of a special use to permit
a religious assembly in Units 143 and 145 at 13717 South Route 30, north of American Built Systems Inc. The Village’s Zoning Code requires that new religious assembly located in I-1 zoning district be approved through the special use application process.
Mr. Ding reviewed the finds of fact in the staff report dated November 2, 2018. Mr. Ding further stated
staff finds that the establishment of RCCG Cornerstone Assembly on the subject property will not result
in significant impacts to adjacent properties or uses in the area, and will complement existing uses on the property and in the general area. In advance of any comments from the public hearing or input from the Plan Commission, staff recommends approval.
Chairman Kiefer swore in Michael Olu-Ajeigbe, applicant, who did not have anything further to add.
Chairman Kiefer asked for public comment and there was no response.
5
Plan Commission Minutes November 6, 2018
Page 3 of 10
3
Commissioner Renzi asked if parking will be adequate if the congregation grows in numbers. Mr. Ding indicated there is plenty of parking available if the congregation grows.
Commissioner Renzi asked staff to clarify if there needs to be a stipulation for the garage door to comply with Building Code. Mr. Ding stated the garage door would be part of compliance with the Fire
Department. Commissioner Seggebruch explained why garage doors cannot be used as a main entrance.
Commissioner Renzi asked the applicant if this will be a problem. Mr. Olu-Ajeigbe stated that it will not cause any issues. Commissioner Seggebruch also explained how a change of occupancy permit works,
and that the Building Department would verify the entrances at that time.
Commissioner Womack asked if the entrance to the suites is from the west. Mr. Ding clarified that the
two units face east.
Commissioner Seggebruch asked staff about previous religious uses at this site. Mr. Proulx explained that
special use permits do not transfer when a business moves out of the approved location. Commissioner Renzi made a motion to adopt the findings of fact of staff as the findings of fact of the
Plan Commission and, furthermore, move to recommend approval of the special use for religious assembly known as RCCG Cornerstone Assembly at 13717 S. Route 30 Units 143 and 145, subject to the
two (2) stipulations:
1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District.
Seconded by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Womack, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carries 5-0.
Case No. 1823-102618.SPR Wallin Drive, west of American House Senior Living Cedarlake Christopher Coleman (Sixteen30)
Mr. Ding stated the applicant is requesting a site plan review approval for a multiple family residential
development on approximately 14.7 acres east of Wallin Drive and west of American House Senior Living Cedarlake. The subject lot has been sub-divided from the American House Senior Living
Cedarlake development as Lot 2 in 2015. The Sixteen30 development consists of eight (8) apartment buildings which have 284 units, one (1) clubhouse with pool, 526 parking spaces, and other recreational amenities.
Mr. Ding reviewed the analysis in the staff report dated November 2, 2018. Mr. Ding further stated staff believes that proposed development will enhance diversity of local residential options, efficiently utilize
land, and provide the apartment residents high-quality living experience with various recreational amenities. In advance of such public comment and discussion by the Plan Commission, staff recommends
approval.
Chairman Kiefer swore in Michael Martin, applicant’s attorney; Chris Coleman, applicant; Kevin Clark,
landscape architect (The Lakota Group); Tim Schmidt, architect; Matt Shoemaker, Engineer; and Javier
Milan, traffic engineer.
Mr. Martin explained the applicants vision, plan for the proposed development, traffic study, building
materials, and type of apartments available.
Mr. Clark explained how the proposed development fits into the vision the Village has for downtown and the immediate area. Mr. Clark explained the changes that were made from the comments received at the
6
Plan Commission Minutes November 6, 2018
Page 4 of 10
4
COW meeting and highlighted the amenities of the site. Mr. Schmidt talked about the elevations. Mr. Shoemaker explained the utilities and stormwater management. Mr. Milan reviewed the traffic study.
Chairman Kiefer asked for public comment and there was no response.
Commissioner Womack asked for clarification on the amount of parking spaces because the traffic study
mentioned 443 parking spaces, and the proposal illustrates 526 parking spaces. Mr. Milan states that the parking number does not affect the traffic data because the traffic study is based on the number of
dwelling units not the number of parking spaces. Mr. Martin stated that there is more parking then what
is required by Village Code.
Commissioner Womack asked if the future growth of the surrounding area is the reason for the projected
Service Level E is indicated in the traffic study. Mr. Milan confirmed.
Mr. Proulx informed the commission that the intersection of Wallin and Route 30 is a temporary signal and the Public Works is proposing changes to the current configuration. Commissioner Womack asked if there was a time line. Mr. Proulx explained the process and how the Village is pursuing a grant for this
project. Commissioner Womack asked what the timeline is for the proposed development. Mr. Martin stated the applicate would like to begin grading in the Spring.
Commissioner Womack asked how the applicant addressed the density issues from the COW meeting. Mr. Martin explained when the property was annexed it allowed for more units then what is being
proposed by the applicant. Chairman Kiefer asked staff if they agree with Mr. Martin’s statement. Mr.
Proulx stated the property was annexed into the Village in 2002 and explained how the Comprehensive Plan has changed since 2002.
Commissioner Womack indicated that he feels that the development is not that close to downtown for people to walk there and the rental pricing is high. Mr. Martin stated he is confident the units will rent
and stated that he feels it is closer to downtown then one might think. Commissioner Womack explained
what he liked about the development.
Commissioner Renzi stated he also thinks the rental price is high. Commissioner Renzi suggested adding bonus density calculations for amenities. Commissioner Renzi also discussed his likes and dislikes with connecting or not connecting to Fairfield Ridge. Mr. Martin stated the contract states that Heritage Way
is for emergency vehicles only and explained the other possible road connections. Mr. Proulx explained the road connection recommendation provided to the applicant by staff. Mr. Renzi asked if there could be
a bike path connection on Wallin Drive. Mr. Proulx stated there is a proposed pedestrian connection to
Morgan Lane. Chairman Kiefer asked if the applicant is willing to work with staff on connectivity. Mr. Martin agreed. Commissioner Renzi asked if the roads in the development will be private or public. Mr.
Martin stated private. Commissioner Renzi asked if the applicant if be responsible for maintaining and
plowing the roads. Mr. Martin stated there will be a Homeowners Association created to maintain the amenities and streets. Commissioner Renzi asked if there will be a Dormant SSA. Mr. Proulx stated the
SSA is typically used for detention ponds and for common area maintenance. Commissioner Renzi asked if future traffic from developments is included in the Traffic Study. Mr.
Milan stated existing and future development traffic was included in the Traffic Study. Commissioner Renzi asked if the intersection of Wallin Drive and 143rd Street was analyzed as it currently is with temporary light or on how it will be with improvements. Mr. Milan stated it was analyzed in its current
condition.
7
Plan Commission Minutes November 6, 2018
Page 5 of 10
5
Commissioner Minnis expressed issues with the connectivity and rental price of units. Commissioner Minnis asked if the units can be sold as condos. Mr. Martin stated yes. Commissioner Minnis stated he
would like the view from Lincoln Highway into the site to be enhanced.
Commissioner Seggebruch stated there should be emergency access on Morgan Lane. Commissioner
Seggebruch asked if Solider Drive will eventually continue west. Mr. Proulx stated he does not see
Solider Drive continuing west until the vacated right-of-way is completed. Commissioner Seggebruch asked if vehicles will be prohibited from driving east on Heritage Way to Van Dyke. Mr. Martin stated
there will be no physical barrier just signs.
Commissioner Seggebruch asked the applicant if they projected how many children may be in a
development this size. Mr. Martin indicated they estimated 47 childern. Commissioner Seggebruch
asked if the applicant has spoken with the school district. Mr. Martin stated no.
Commissioner Womack made a motion to recommend approval of the site plan review for the Sixteen30 on Wallin Drive (PIN 06-03-09-304-038-0000), 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.
Seconded by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Womack, yes;
Seggebruch, yes; Kiefer, yes. Motion carries 5-0.
Case No. 1821-101718.AA.REZ.PP.FP SWC Drauden Road & Route 126 west of Lenny’s Gas N Wash Ted Benson
Ms. Kuehlem presented the staff report, explaining that the applicant is seeking annexation of a 4.86-acre
property located at the southwest corner of Drauden Road and Route 126, and upon annexation, rezoning
the property to B-3 Highway Business District. The applicant is also seeking approval of a preliminary and final plat of subdivision to divide the subject property into four parcels. Ms. Kuehlem stated that the
property is currently unincorporated agriculture.
Ms. Kuehlem explains that the subject parcel is contiguous to the Village’s municipal boundary at its
eastern lot line and is within the Village’s planning area as shown on the “Future Land Use Plan” of the Village’s Comprehensive Plan.
Ms. Kuehlem presents the five findings of fact staff made recommending approval of the rezoning request. Staff believes that the requested rezoning to B-3 Commercial is consistent with the future vision of this area and affords uses that are more viable to the proposed area than the other uses permitted in R1.
Ms. Kuehlem states that the preliminary and final plat of subdivision is a proposal to divide the subject
property into four parcels. Staff believes that the subdivision will facilitate further development of this
area. Staff notes that any future development would be subject to site plan review by the Plan Commission and Board of Trustees. There is a development proposal for the proposed Lot 3 for Dunkin’
Donuts, presented as a separate case.
Charmain Kiefer swore in John Argoudelis, applicant’s attorney. Mr. Argoudelis adds that the property
owner has owned the site for a long time and is doing this so the Lot 3 end user can purchase and develop
the land.
Chairman Kiefer asked for public comment and there was no response.
8
Plan Commission Minutes November 6, 2018
Page 6 of 10
6
Commissioner Renzi asked if the other lots (lots 4, 5, 6) will have access to Route 126. Mr. Proulx adds that IDOT would need to sign-off on any other access points onto Roue126. Mr. Argoudelis notes that
there is cross-access between the outlots.
Commissioner Seggebruch asks if each lot will have its own detention facility. Mr. Proulx states detention
is under review with Baxter & Woodmen and that there would be one detention for all lots.
Commissioner Womack states that the ingress/egress is dependent on the setbacks.
Commissioner Seggebruch made a motion to recommend approval of the annexation of the property known as the Benson Resubdivision Unit 2 (PIN 06-03-18-200-007-0000) as a logical extension of the
Village’s municipal boundary.
Seconded by Commissioner Renzi. Vote by roll call: Womack, yes; Minnis, yes; Renzi, yes; Seggebruch,
yes; Kiefer, yes. Motion carried 5-0. Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the
Plan Commission and, furthermore, recommend approval of the requested map amendment (rezoning), from R-1 to B-3, for the property commonly known as the Benson Resubdivision Unit 2 (PIN 06-03-18-
200-007-0000).
Seconded by Commissioner Renzi. Vote by roll call: Seggebruch, yes; Womack, yes; Renzi, yes; Minnis,
yes; Kiefer, yes. Motion carried 5-0.
Commissioner Womack made a motion to recommend approval of the preliminary plat of The Benson
Resubdivision Unit 2 (PIN 06-03-18-200-007-0000), 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.
Seconded by Commissioner Seggebruch. Vote by roll call: Renzi yes; Minnis, yes; Seggebruch, yes; Womack, yes; Kiefer, yes. Motion carried 5-0.
Commissioner Seggebruch made a motion to recommend approval of final plat of subdivision of The Benson Resubdivision Unit 2 (PIN 06-03-18-200-007-0000), 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.
Seconded by Commissioner Renzi. Vote by roll call: Womack, yes; Minnis, yes; Renzi, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-0.
Case No. 1819-101618.SU.SPR SWC Drauden Road & Route 126 west of Lenny’s Gas N Wash SAI Bolingbrook, LLC (Dunkin’ Donuts)
Ms. Kuehlem stated applicant is proposing to develop Lot 3, produced from the Benson annexation and
resubdivision, at the southwest corner of Drauden Road and Route 126 as a two-unit retail/commercial building with Dunkin’ Donuts being the eastern tenant. The Dunkin’ Donuts business is requesting
approval of a special use to incorporate a drive-thru. Dunkin’ is currently leasing space in the Lenny’s
Gas ‘N Wash and will be relocating to the subject site.
Ms. Kuehlem reviewed the findings of fact in the staff report dated October 31, 2018. Ms. Kuehlem
stated staff believes that the proposed development is appropriate at this location and meets the required
9
Plan Commission Minutes November 6, 2018
Page 7 of 10
7
findings of fact for the special use provisions of the Zoning Code. Based on the foregoing analysis, prior to any public comment or discussion by the Plan Commission, staff recommends approval.
Chairman Kiefer swore in Hank Zuwala, applicant’s architect. Mr. Zuwala added that the site plan illustrates the new design concept that the corporation is making.
Chairman Kiefer asked for public comment and there was no response.
Commissioner Renzi asked for clarification on where Unit 2 will be located. Ms. Kuehlem clarified that
Unit 2 will be to the west of the Dunkin’ Donuts. Commissioner Renzi stated he is concern with the drive-thru circulation. Mr. Zuwala explained the circulation of the drive-thru and where pedestrians will
be accessing the units. Commissioner Renzi explained his issues with access into the site from Route
126.
Commissioner Seggebruch asked if the north drive will be extended into the future developments to the west and if so should it be a stub drive. Mr. Proulx stated it would make sense to construct a stub drive. Commissioner Seggebruch asked who will be responsible for building the access drive to the south of the
development. Mr. Proulx stated his recommendation is the northern connection make the most sense at this time. Chairman Kiefer stated he feels it should be dedicated for connectivity.
Commissioner Womack voiced his concerns about the northern portion the parking lot with regards to flow into the side and accessibility to future development to the west. Commissioner Renzi suggested
using angled parking for the northern parking spaces to help the traffic flow west. Mr. Zuwala stated they
will work with staff.
Commissioner Seggebruch provided information on a new law for handicap parking. Commissioner Seggebruch questioned the south access drive. Mr. Proulx stated if the applicant can accommodate it then it would make sense for them to construct the access drive. Chairman Kiefer shared Commissioner’s
Seggebruch concern with the southern access drive. Commissioner Minnis stated his problem with the
plan is traffic flow through the site.
Commissioner Seggebruch asked if the parking in the rear of the building is for employees. Mr. Zuwala stated correct. Commissioner Seggebruch asked if the drive at the rear of the building is for emergency access. Mr. Zuwala stated it will also be used for delivers. Commissioner Renzi provided a suggestion
on changing the southern cross access. Chairman Kiefer suggested the applicant work on the cross access. Mr. Zuwala stated they will work with staff on the cross access.
Commissioner Renzi made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the proposed special use to permit a drive-
thru at the Dunkin Donuts on Lot 3 of the Benson Resubdivision Unit 2, 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. Seconded by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Womack, yes; Minnis, yes;
Renzi, yes; Kiefer, yes. Motion carried 5-0. Chairman Kiefer reiterated that the commission has issues with the cross access and the applicant and
staff have both agreed to work together to resolve the issue.
10
Plan Commission Minutes November 6, 2018
Page 8 of 10
8
Commissioner Seggebruch made a motion to recommend approval of the requested site plan review for the Dunkin Donuts on Lot 3 of the Benson Resubdivision Unit 2, 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.
Seconded by Commissioner Womack. Vote by roll call: Minnis, yes; Renzi, no; Womack, yes; Seggebruch, yes; Kiefer, yes. Motion carried 4-1.
Case No. 1803-062118.SPR 13611 S. Route 30 – Plainfield Small Business Park Unit 2 Dayfield Properties, LLC
Mr. Proulx stated applicant is seeking site plan review for a proposed semi-truck parking facility at 13611
S. Route 30, identified as Unit 2 of the Plainfield Small Business Park. The proposed site plan includes a building pad fronting U.S. Route 30 (the building is proposed as a future phase of development), a nine-
foot (9’) screening berm, and a paved parking lot with parking spaces for up to 124 semi-trucks. Parking is permitted by-right as a principal use in the I-1 zoning district. The truck parking component has been considered previously by the Plan Commission and at a meeting of the Committee of the Whole as a
temporary or interim use. The Plan Commission’s recommendation at that time was split, 3-3, and staff believes a significant factor for those commissioners not voting in favor was the interim nature of the use
as proposed at that time (with no defined expiration) and the proposal not to meet all development
standards, since the use was to be interim and not permanent.
Mr. Proulx stated the applicant has since revised the proposal to be a permanent facility that meets all
development standards of the Zoning Code and Subdivision Code. Parking is permitted by-right as a principal use in the I-1 zoning district. The facility would be for parking of semi-trucks and the drivers’
personal vehicles. The parking lot would not function as a truck stop or freight terminal. There would be
no truck fueling, no restrooms, no warehouse or storage of goods or cross-dock operations.
Mr. Proulx reviewed the staff report dated November 2, 2018. Mr. Proulx stated the requested parking
use is permitted by-right in the I-1 zoning district. The proposed Phase 1 improvements comply with the requirements of the site plan review ordinance. The 28,000-square-foot building proposed for Phase 2 will
require future site plan review. Based on the foregoing analysis, prior to public comment and discussion from the Plan Commission, staff recommends approval.
Chairman Kiefer swore in Caitlin Paloian, Attorney for applicant and Vince Rosanova, Dayfield Properties.
Chairman Kiefer asked for public comment.
Chairman Kiefer swore in Jerry Hoganson, resident. Mr. Hoganson asked for clarification of the request.
Chairman Kiefer explained that the applicant asking for a site plan approval and not for approval for truck parking. Mr. Proulx explained why staff felt the first request for truck parking needed to be heard and
that the definition for a truck terminal is not what the applicant is requesting. Mr. Hoganson voiced his concerns regarding traffic, infrastructure and property values. Mr. Proulx read the definition of the truck freight terminal from the Village Zoning Code.
Chairman Kiefer swore in Guy Thomas, Harvest Glen HOA Board member. Mr. Thomas reminds everyone that the applicant previously noted that there would not be security at the site. Mr. Thomas
believes there should be security to enforce the no sleeping overnight rule. Ms. Paloian confirmed no overnight, sleeping will be permitted, and there will not be security at the site. Chairman Kiefer asked how they will be able to enforce the sleeping policy if there is not security. Mr. Rosanova stated that 11
Plan Commission Minutes November 6, 2018
Page 9 of 10
9
sleeping is prohibited on the site, and Dayfield runs background checks on everyone who rents a space with them, if someone is found in violation, management will contact that individual. Chairman Kiefer
suggested that the applicant include that overnight parking is prohibited in the lease agreement.
Chairman Kiefer sworn in Ed O’Rourke, resident. Mr. O’Rourke stated that this is not a good idea and not
a good plan. He understands the rights the applicant has for the property and clarifies miscommunication
between other residents and the Commission. Mr. O’Rourke asks the applicant if there will be lighting or a fence on the site, and what uses the front building will be. Mr. Rosanova responds that there will not be
any lighting nor a fence, but there will be a 30-foot berm. Mr. Rosanova states that the front building will
have commercial retail and adds that this and the truck parking uses are very clearly allowed by right.
Mr. Hoganson adds that there has been illegal activity at the site and residents have contacted and filed
police reports with the Plainfield Police Department. Mr. Rosanova stated they have no knowledge to any complaints.
Chairman Kiefer swore in Bob Mackamarrow, resident. Mr. Mackamarrow asks everyone to think about this question- “does this fit with the ‘brand’ of Plainfield?”
Chairman Kiefer asked if the applicants if the truck parking is a long-term use. Mr. Rosanova stated it
will be a permanent use.
Commissioner Renzi asked if there are impervious coverage regulations for this zoning designation. Mr.
Proulx states that the regulations are based on Floor Area Ratio (FAR). Commissioner Renzi suggested
that the Village should review the Code for impervious surface coverage for I-1 zoning, so it will allow for more green space.
Commissioner Renzi asked for clarification how the 124 spaces are enough if every driver has a personal vehicle and a truck. Chairman Kiefer swore in Clayton Olsen, Applicant and property owner. Mr. Olsen
explained how the drivers will swap their vehicles. Mr. Olsen responded that each renter receives a
sticker for their truck and personal car with their parking spot number. Mr. Olsen explained that the drivers will park their personal vehicle in their spot when the truck is out. Mr. Rosanova stated the drive
isles are 40 feet wide. Commissioner Minnis asks if DuKane Precast will still utilize a portion of the parking. Mr. Olsen
confirmed.
Commissioner Seggebruch asked for an overview of the traffic study. Chairman Kiefer swore in Randall
Bus, Cemcon. Mr. Bus provides an overview of the traffic study findings. Commissioner Renzi asked why traffic counts were done on a Tuesday if most of their truck traffic will be on a Friday or Monday.
Mr. Bus stated that Tuesday is common place day of the week. Chairman Kiefer asked if Mr. Bus
thought the traffic count on Monday and Friday will be higher. Mr. Bus stated that is not necessarily true since people may be on vacation.
Commission Womack asked how many DuKane trucks operate from that facility. Mr. Olsen stated on average 60 truck per day. Commissioner Womack asked will the DuKane trucks be using some of the
124 spaces. Mr. Olsen stated no there will be 124 new trucks. Commissioner Womack asked where the DuKane trucks are parked overnight. Mr. Olsen explained where the DuKane trucks are parked around the Plainfield Small Business Park.
Commissioner Minnis asked if the current berm on the property is 9 feet high. Mr. Olsen confirmed. 12
Plan Commission Minutes November 6, 2018
Page 10 of 10
10
Chairman Kiefer asked if there is a time table for the building in the site plan. Mr. Olsen stated that it be depends on financing.
Commissioner Seggebruch commented on the berm being temporary and a row of parking does not have the ability to pull throw. Mr. Olsen explained why the berm may need to be removed in the future when
they submit a site plan for the building. Commissioner Seggebruch asked if this property will be
subdivided when the building is constructed. Mr. Olsen confirmed. Commissioner Seggebruch asked why the truck parking drives are shown to be tied into the parking for the future building. Mr. Olsen did
not have a response. Commissioner Seggebruch provided a suggestion on how to reconfigure the truck
parking so it is not tied to the building parking lot. Mr. Olsen stated that he is open to the suggestion. Commissioner Seggebruch suggested continuing the case so the applicant can submit new drawings.
Commissioner Renzi observed that there is no lighting for the parking lot and suggested lighting, cameras or fencing needs to be added. Mr. Olsen stated he is not required to put in lighting but would be happy to
do so but do not agree with fencing. Commissioner Renzi asked how they will be monitoring lot. Mr. Olsen stated he has employees that will police the lot and the lease states there is no overnight parking.
Commissioner Womack asked if Fescue Drive is a public street. Mr. Proulx stated the westside of Fescue Drive is public and the eastside is private. Commissioner Womack asked if the improvements suggested
in the traffic study to Fescue Drive will be part of this development. Mr. Olsen confirmed.
Commissioner Womack stated he agrees that there should be aa full site plan including landscaping and lighting plans. Commissioner Womack asked the response from the COW meeting hearing. Mr. Proulx
reviewed what was discussed at the COW meeting.
Chairman Kiefer asked if the applicant would want to revise the site plan with the suggestions by the
commission and come back the Plan Commission. Mr. Rosanova stated the applicant would like to move forward to the Village Board.
Commissioner Renzi made a motion to recommend approval of the site plan review for recommend
approval of the requested site plan review for a 124-stall truck parking facility for the property located at 13611 S. Route 30, 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.
Seconded by Commissioner Minnis. Vote by roll call: Womack, no; Seggebruch, no; Minnis, no; Renzi, yes; Kiefer, no. Motion failed 1-4.
DISCUSSION Chairman Kiefer inquired about the stripping on 119th Street west of Route 59. Mr. Proulx stated Public
Works is hoping to address this issue this fall.
Commissioner Renzi asked if mirrors can be placed on the building at Fort Beggs and Route 59 where the
new day care is located. ADJOURN
Plan Commission meeting adjourned at 10:47 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary
13
Agenda Item No:
Plan Commission Agenda Item Report
Meeting Date: November 20, 2018
Submitted by: Tracey Erickson
Submitting Department: Planning Department
Item Type: Old Business Item
Agenda Section: OLD BUSINESS
Subject:
CASE NUMBER: 1824-101718.TA
REQUEST: Text Amendment (Public Hearing) FEMA FIRM Map Update
APPLICANT: Village of Plainfield
Suggested Action:
Attachments:
FEMA FIRM Update Staff Report.pdf
FEMA Map Letter.pdf
14
15
REPORT TO THE PLAN COMMISSION Page #2 of 3
1824-101718.TA 11/16/2018
SUBDIVISION CODE TEXT AMENDMENT (FEMA FIRM MAPS)
Plainfield prepared by the Federal Emergency Management Agency and dated September 6,
1995 and September 22, 1999 February 15, 2019. The SFHA's of these parts of unincorporated
Will and Kendall Counties that are within the extraterritorial jurisdiction of the village or that
may be annexed into the village are generally identified as such on the flood insurance rate map
prepared for Will County by the Federal Emergency Management Agency and dated March 17,
2003 February 15, 2019, and on flood insurance rate maps and studies prepared for Kendall
County by the Federal Emergency Management Agency and dated January 8, 2014.
[New term to be defined:]
Substantial Damage. Substantial damage means damage of any origin sustained by a structure
whereby the cost of restoring the structure to its before-damage condition would equal or exceed
50 percent of the market value of the structure before the damage occurred. The cost of the
repairs must include all costs necessary to fully repair the structure to its "before damage"
condition and must include labor costs and profit.
Section 600.0 (Base Flood Elevations)
2) The base flood or 100-year frequency flood elevation for the SFHAs of those parts of
unincorporated Will and Kendall Counties that are within the extraterritorial jurisdiction of the
village or that may be annexed into the village or that may be annexed into the village shall be as
delineated on the 100-year flood profiles in flood insurance study of Will County prepared by
FEMA (or Department of housing and Urban Development) and dated March 17, 2003 February
15, 2019, and on flood insurance rate maps and studies prepared for Kendall County by the
Federal Emergency Management Agency dated January 8, 2014.
Section 800.0 Occupation and use of identified floodways.
(a) [Generally.] This section applies to proposed development, redevelopment, site modification
or building modification within regulatory floodway. The regulatory floodway for the
DuPage River, Lily Cache Creek, Springhole Creek, East Norman Drain and West Norman
Drain shall be delineated on the regulatory floodway maps designated by DWR according to
[and] referenced in section 300.0 and on flood insurance rate maps and studies prepared for
Kendall County by the Federal Emergency Management Agency for Will County dated
February 15, 2019 and for Kendall County dated January 8, 2014. Only those uses and
structures shall be the minimum necessary to accomplish the purposes of the project. The
development shall also meet the requirement of section 1000.0.
As a proposed text amendment to the Village of Plainfield’s Municipal Code of Ordinances, this
action requires a public hearing before the Plan Commission. The appropriate notices have bene
published in accordance with State statute and local ordinance requirements. In addition, staff
will present the draft ordinance amendment to the Illinois Department of Natural Resources,
Office of Water Resources (on behalf of FEMA), for review and comment. Any
recommendations from IDNR, OWR, will be incorporated into the final ordinance prior to
adoption.
16
REPORT TO THE PLAN COMMISSION Page #3 of 3
1824-101718.TA 11/16/2018
SUBDIVISION CODE TEXT AMENDMENT (FEMA FIRM MAPS)
CONCLUSION/RECOMMENDATION
The Village of Plainfield is required to adopt the new FEMA FHD’s, FIRM and FIS in order to
remain eligible to continue to participate in the National Flood Insurance Program (NFIP).
Should the Plan Commission support the proposed text amendments, the following motion is
offered for your consideration:
I move we recommend approval of the proposed text amendments to the Village of Plainfield
Subdivision Code, Chapter 7, Article II, Division 9, Section 7-181, as outlined in the staff
report.
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
Agenda Item No:
Plan Commission Agenda Item Report
Meeting Date: November 20, 2018
Submitted by: Tracey Erickson
Submitting Department: Planning Department
Item Type: Old Business Item
Agenda Section: OLD BUSINESS
Subject:
CASE NUMBER: 1818-083118.SU
REQUEST: Special Use (Public Hearing)
LOCATION: 26500 W. Simons Road (Willowgate Farm)
APPLICANT: Oswegoland Park District
Suggested Action:
Attachments:
Willowgate Farm Staff Report.pdf
Willowgate Master Plan.pdf
32
33
REPORT TO THE PLAN COMMISSION Page #2 of 3
1818-083118.SU 11/15/2018
OSWEGOLAND PARK DISTRICT- WILLOWGATE FARM FACILITY
ANALYSIS
The Oswegoland Park District submits their Master Plan of Willowgate Farm for special use
approval. Willowgate Farm will be a park and recreation facility established around historic
preservation, farming, and sustainability.
The applicant’s proposal includes preserving the existing structures and adding three new
buildings and an amphitheater to enhance the site. These buildings include a multipurpose
building, a maintenance building, and a barn for storage or programming.
This plan will expand the open space network by enhancing the pedestrian access and trails and
adding significant landscaping throughout. The site will create a connection to the existing
Chatham Square subdivision with a vehicular access road connecting Simons Road (127th Street)
and Elizabeth Drive. The Master Plan also promotes sustainability by prioritizing pedestrian
access, implementing community gardens, and designing LEED Certified buildings.
Willowgate Farm is a long-term project that would be developed over an extended time, as
outlined in the Master Plan document attached. The park district approved the Master Plan and is
seeking special use approval at this time to solidify zoning compliance early in the process. The
case will require future site plan review by the Plan Commission and Village Board.
The goals of Willowgate Farm align with those of the Village’s Comprehensive Plan to establish
new cultural institutions while maintaining historical character. This site provides a unique
opportunity to preserve and educate the public on history significant to this area.
In order for the Plan Commission to recommend approval of a special use, it must make two
findings of fact, 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 substantially diminish property
values with the neighborhood; and
Staff finds that the proposed use will be of very light intensity, not prohibiting the use and
enjoyment of adjacent properties. The Willowgate Farm Master Plan will benefit the
community as a whole, including the immediately adjacent properties. Staff believes that a
park and recreation site is of great importance to the community, and a great use for the
subject site.
b.) The establishment of the special use will not impede the normal and orderly development
and improvement of the adjacent properties for uses permitted in the subject zoning
district.
Staff finds that this use if permitted, will not disrupt future development of the surrounding
area. The Master Plan aligns with the goals of the Village’s Comprehensive Plan to provide
accessible open space and public park/ recreation facilities throughout the Plainfield
community.
34
REPORT TO THE PLAN COMMISSION Page #3 of 3
1818-083118.SU 11/15/2018
OSWEGOLAND PARK DISTRICT- WILLOWGATE FARM FACILITY
CONCLUSION/ RECOMMENDATION
In conclusion, staff believes the proposed findings of fact have been demonstrated to support
recommendation of approval for the special use permit for the proposed recreation facility. The
Willowgate Farm recreational park facility will provide the public with a unique opportunity to
preserve local history while learning about agriculture, sustainability, and cultural arts. Based on
the foregoing analysis, prior to direction from the Plan Commission, staff recommends approval.
Should the Plan Commission concur, the following motion is offered for your consideration:
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 the park district facility known
as Willowgate Farm located at 26500 Simons Road, subject to the following two (2)
stipulations:
1. Compliance with the requirements of the Village Engineer; and
2. Compliance with the requirements of the Oswego Fire Protection District.
35
WILLOWGATE FARM
M A S T E R P L A NMASTER PLAN JULY 2018
36
2
01 Background
03 Plan Vision
04 Planning Principles
06 Master Planning Process
08 Our Process
10 Conceptual Elements
14 Recommendations
16 Goals
18 Master Plan
26 Sketches
30 Meeting Minutes
44 Conceptual Cost Projections
50 Electrical and Structural
Evaluation Report
64 Credits
37
1
WILLOWGATE FARM MASTER PLAN
The purpose of this Master Plan is to increase positive growth
at the farm with a unifying vision that aligns farmstead culture,
the Stewart family heritage, public education and Park District
stewardship.
BACKGROUND
The Park District acquired the farmstead from Margaret M.
Stewart Trust in October 2005. Per Mrs. Stewart’s wishes, the Park
District agreed to preserve her home for the public good with
opportunities to look at an art center, farm museum, community
gathering place, etc. while telling the story of the Stewart family
and the prairie lifestyle for which they lived on since 1850.
Located at 115 W. Simons Road in Plainfield, Illinois, Stewart
Farm is a 7 - acre farm originated by the Stewart family. On site
near the main house, there is a dedication plaque reading,
“Willowgate Farm, circa 1850, James Henry Stewart, Thomas
Graeme Stewart Sr.”. The Stewart Family originated in Ayrshire
Scotland and were original settlers of the Scottish Community
in Wheatland Township.
According to information courtesy of the Village of Plainfield,
Rural Structures and Farmsteads Survey: “The Stewarts of
Wheatland Township (and of adjacent Kendall County) were
one of the earliest and most prominent farming families in the
region. Land-owning Stewarts were present in DuPage Township
as early as 1842: however, although additional research is
needed to determine the relationship of these Stewarts to the
Stewarts of Wheatland and Oswego Townships. A tax assessment
map from 15 September 1851 shows the land at the farmstead
site shown above in Section 30 attributed to Stewart. The 1860
federal census contains data on the farmstead: 365 acres;
8 horses, 5 dairy cows, 30 head of cattle, and 5 swine; 300
bushels of wheat, 1,500 bushels of corn, 600 bushels of oats,
and 100 bushels of potatoes; and 300 pounds of butter. The
1870 census also contains data on the farm, including the
addition of 40 head of sheep; crop yields were roughly the
same as in 1860.
38
2
MAP LEGEND
COMMUNITY PARKS
FACILITIES
NATURAL AREA PARKS
NEIGHBORHOOD PARKS
PARKS & SPORTS FIELDS
WILLOWGATE FARM
LOCATION
115 W. SIMONS RD.
PLAINFIELD, IL
Popular in the last two decades of the nineteenth century, the Queen Anne building style in its purest
form utilized irregular, asymmetrical massing and floor plans, several types of building materials,
and extensive ornament to create an eclectic architectural tapestry that was often picturesque
and entertaining. None of the farmhouses in the survey region reflect all of the primary elements of
Queen Anne, although the massing and details of some of them show Queen Anne influence, likely
due to the influence of the style on builders and carpenters.”
Since 2005, the Park District has maintained the buildings, demolished a Barn (agreed to by Mrs.
Stewart due to its dangerous condition), replaced the septic field, and added a native plant nursery
operated by the Park District.
BACKGROUND CONTINUED
39
3
PLAN VISION
Key elements to achieve the unified Willowgate Farm vision
include:
• Set the course for the property, as not only a preserved
farmstead, but to honor Mrs. Stewart’s wishes on it
becoming Willowgate Farm - a cultural arts center and
prairie farming museum.
• Connect with the 2.3-acre Willowgate Park, the
neighborhood park serving the Chatham Square
subdivision.
• Plan for the use and preservation of existing historic
structures including the house, water tank, and corn crib.
• Plan for a new Barn structure to replace the old Barn lost to
demolition.
• Site a new structure to accommodate cultural arts and
farm interpretive programming.
40
4
PLANNING PRINCIPLES
The following Planning Principles reinforce the strong foundation
and heritage of the farm setting and architecture while continuing
the Park District’s commitment to community enrichment:
Steer growth to improve the physical attributes of the
farm and enhance user experience.
Enhance the simplicity and beauty of the farm to
support the growth of the creative, intellectual,
and cultural life of the Park District community.
Identify the farm’s heritage buildings and use
landscape to reinforce their contribution to the
campus framework and experience.
Organize program development and new construction
to improve the physical attributes of the farm and to
support the community.
Expand the open space network. Clarify open spaces
and add landscape to enrich the farm setting.
Connect the vehicular flow patterns to ensure safety
while maintaining functionality.
Extend and connect areas of the pedestrian network for
clarity and for improved connections and pedestrian
safety.
Further a commitment to sustainability and to the
reduction of energy consumption.
41
5
42
6
MASTER PLANNING PROCESS
In February 2017, Park District staff held an informational
meeting with members of the Oswego and Plainfield art
community, historic preservation commission, Stewart
family, and Park District staff to discuss the idea of pre-
paring a plan for the future of the Stewart Farmstead.
With ideas and interest generated at that community
meeting, the Oswegoland Board of Park Commissioners
authorized the hiring of a consultant planning team to
prepare the master plan.
43
7
The consultant planning team began the master planning
process in November 2017 with a kick-off meeting at
the Stewart Farm House. The process is expected to
conclude in July 2018 with the presentation of the Master
Plan to the Park District Board. Partnering with the Park District
staff, the planning team held numerous meetings to define
goals and objectives, gather data, solicit feedback, brainstorm
ideas, refine ideas and finalize the plan. Through data collection
and analysis, the team was able to determine the Farm’s
assets, deficiencies, and future needs. Throughout the process
a broad range of issues were explored:
MASTER PLANNING PROCESS
Strategic Plan and Goals
Local History
Programs and Facilities
Growth
Arts and Entertainment Venues
Recreational Sports
Community Enrichment
Urban Design
Land Use, Landscape, and Open Space
Pedestrian and Bicycle Safety
Transportation Access and Parking
Facilities Maintenance
Utilities and Infrastructure
Sustainability
On April 19, 2018 an open house was held from 4:30-5:30 pm
at South Point to invite the public to view the Master Plan for the
Willowgate Farm property.
OPEN HOUSE
44
8
ANALYZE (UNDERSTAND)
• Goal Setting / Planning Objectives
• Document Recent M.P. Projects
• Site Plan
• Review Utilization
• Review Strategic Plan
• Meetings with Stakeholders
• Interviews with Mrs. Cherry
• Space Needs Projections
SYNTHESIZE (RE-THINK)
• Building Renovation & Expansion
Options
• Review Meetings
• Sustainability Integration
REFINE (PRIORITIZE)
• Building Renovation & Expansion
Options
• Review Meetings
• Sustainability Integration
FINALIZE (DOCUMENT)
• Executive Summary
• Concept Development
• Consensus Master Plan &
Recommendations
• Conceptual Cost Projections
OUR PROCESS
1 PART 1
2 PART 2
3 PART 3
STAKEHOLDER
INPUT &
FEEDBACK
WILLOWGATE COMPREHENSIVE MASTER PLAN
STAKEHOLDER
INPUT &
FEEDBACK
45
9
PART 1 - ANALYZE (UNDERSTAND): RECONNAISSANCE AND DATA COLLECTION
During this phase, multiple meetings occurred with the Park District and staff to establish an
understanding of existing conditions, assets, issues, desired growth, and need for change. The
collected data was interpreted and presented to the Park District for review. Several areas were
identified as priorities for further development.
PART 2A - SYNTHESIZE (RE-THINK): ANALYSIS, CONCEPTS, AND ALTERNATIVES
Based on the data and information received, each issue was analyzed, which in turn produced
multiple ideas, concepts, and potential directions for growth and change for the Farm. The
planning team presented various Master Plan options, synthesizing aspirations, deficits, and
strategic plan objectives into potential capital projects. Analysis of the Farm and context informed
possibilities for future growth or redevelopment. Physical plan concepts were developed through
the alignment of program, physical opportunity, and contextual place making. Alternative
concepts were produced through the collaborative involvement of various constituent groups.
A preferred direction emerged that established a framework for future site development.
PART 2B - REFINE (PRIORITIZE): PREFERRED CONCEPT REFINEMENT
Once identified and agreed upon, the preferred concept was tested and refined to
accommodate quantitative needs and goals. Program placement was refined further to
maximize resource utility, promote synergistic adjacencies, and respond to rural and urban
opportunities. This phase also develops the qualitative experience of the buildings and grounds
by enhancing and extending the civic open space network of greens, gardens, paths, and
streetscapes. Site views, axes, edges, thresholds, nodes, and special features were reinforced.
Building massing and scale were considered with regard to both zoning regulations and farm
context.
During this phase, the preferred plan concept was documented with appropriate supporting
data, graphics and rationalization and presented to the Park District stakeholders. The Master
Plan is intended to be integrated with the natural and man-made features and neighborhood
suburban systems that support the Farm and its community. Circulation, infrastructure, and open
space systems align to create a holistic farm framework. Contiguous farm growth is constrained
by the historic rural environment, therefore integration with the suburban form and planning
priorities is important. This constraint further necessitates a flexible plan that provides both a
clear implementation strategy and the ability to accommodate unforeseen circumstances and
fortuitous opportunities.
PART 3- FINALIZE (DOCUMENT): INTEGRATION AND DOCUMENTATION
46
10
47
11
NEW STRUCTURES
The Master Plan recommends new buildings and structures to
enhance the farmstead culture, the Stewart family heritage, public
education, and Park District stewardship.
New Multi-Purpose Building with the following attributes:
- Space to accommodate 250-300 people
- Multi-purpose function may provide space for:
Black Box Theater
Cultural Arts classes
Community meetings
Receptions/ Banquets
Weddings
- Public Rest Rooms
- Catering Kitchen
- Storage
New outdoor Amphitheater adjacent to Multi-Purpose Building
with views overlooking the existing pond.
New Maintenance Building for Park District vehicles and grounds
keeping equipment.
New Barn for equipment storage, Park District nature programs
and other community programming.
48
12
OPEN SPACE AND PEDESTRIAN/
BICYCLE CIRCULATION
The Master Plan recommends new pathways to improve
connections and pedestrian safety. Open spaces are links and
activity nodes in the pedestrian circulation system. The open
space framework shows new landscaped spaces.
VEHICULAR CIRCULATION
AND PARKING
The Master Plan proposes new open spaces for a more
attractive and pedestrian-oriented property by locating and
consolidating parking lots.
Enhance the existing pedestrian/bicycle path between
Simons Road and Cherry Blossom Road. In the future, the
path can be connected to the existing bicycle path to the
south at the corner of Simons Road and Poplar Crossing.
Provide enhanced way finding signage for visual cohesion,
clarity and to define bike paths.
Reintroduce long wooden benches for pedestrians similar
to those used on the farm during ploughing matches.
New vehicular road connecting Simons Road with South
Elizabeth Drive.
-Improvements will be needed on Simons Road for
turn lanes and signage.
New parking lot for Multi-Purpose Building.
New parking for Maintenance Building.
New parking for Farm House and Barn.
Overflow parking can utilize greenspaces adjacent to new
Multi-Purpose Building.
49
13
The Master Plan promotes sustainable development by
restricting parking, enhancing the pedestrian experience, re-
purposing older structures, and promoting energy efficient new
ones. The United States Green Building Council’s Leadership in
Energy and Environmental Design (LEED) guidelines for “LEED
Certified” as used as the basis and general guide for new
building construction.
LANDSCAPE
The landscape of a historic farm with heritage structures is
especially important. A landscape that is patchy, inconsistent,
or that shows wear and tear from high traffic use, affects the
overall impression of the site.
Willowgate Farm’s architecture shifts from utilitarian to historical
and intricate at the Farm House. Landscape concepts should
support and reinforce this “sense of arrival.” Visitors who
have approached the farm from accelerated driving at
the perimeter, park and approach the property core by foot.
Landscape development and maintenance should reflect
this increasing level of perception, with detail planting and
flowerbeds near destination places.
The landscape plantings should make frequent use of
native drought tolerant perennials for sustainability, ease of
maintenance, and to help support indigenous wildlife.
Mrs. Stewart requested willow trees be reintroduced into the
farm landscape. The Stewart family would like to see roses,
perennials, peonies, bittersweet and apple trees be planted
near the Farm House.
SUSTAINABILITY
Potential to reintroduce agriculture by implementing
Community Gardens for public use.
50
14
MASTER PLAN GOALS AND RECOMMENDATIONS
Improve Farm identity and the visitor arrival experience along Simons Road and
South Elizabeth Drive.
Enhance the existing Farm House to allow for flexibility of use. Considerations of the
Stewart family heritage, public accessibility, and Park District staff use.
Provide visibility and accessibility to a new Multi-Purpose Building.
New construction to highlight the hierarchical position of the Farm House.
Screen parking on the main Farm approach from Simons Road.
Enhance landscape to highlight the Farm House architecture and to reinforce its
exposure to Simons Road and the Farm interior. This can be an additive and/ or
subtractive process.
51
15
Provide a new primary vehicular roadway to provide access to interior parking lots, and for
public safety access.
Provide a new secondary vehicular roadway to provide access to interior parking lots,
maintenance structures, and for public safety access.
Provide a pedestrian/ bicycle pathway connecting Simons Road to Willowgate Park to north.
Reference strategies for utility infrastructure such as storm water detention, storm water sewer,
sanitary sewer, water and power. Preliminary utility connection provisions have been outlined
in the Willowgate Farm Annexation Agreement between the Village of Plainfield, Margaret
Stewart, Joseph Findlay Paydon, and Pulte Homes Corporation.
52
16
INFRASTRUCTURE
STRUCTURES
CIRCULATION
LANDSCAPE
STRUCTURES
INFRASTRUCTURE
4 TO 10 YEAR GOALS:
1 TO 5 YEAR GOALS
Site Engineering – Engineering studies of requirements for
storm water and utilities
Geotech soil borings
Storm water detention basin and required underground
piping
Storm sewer underground main piping rough-in for future
roads and structures
Light upgrades to Corn Crib and Farm House
New vehicular roadway and enhanced pedestrian/
bicycle path.
New parking lot at new Multi-Purpose Building
Enhancements around Farm House – scale back some
landscaping to frame Farm House from Simons Road
approach
New Multi-Purpose Building and outdoor Amphitheater
New Pavilion
Utility connections to underground mains for sanitary
sewer, storm sewer, water, and power
53
17
CIRCULATION
LANDSCAPE
STRUCTURES
INFRASTRUCTURE
CIRCULATION
LANDSCAPE
STRUCTURES
INFRASTRUCTURE
14 TO 20 YEAR GOALS :
9 TO 15 YEAR GOALS:
New vehicular roadway to Maintenance Building
New parking lots at new Multi-Purpose Building
Enhancements around new parking lots and
Maintenance Building
New Maintenance Building
Utility connections to underground mains for sanitary
sewer, storm sewer, water, and power
Enhance maintenance roadways to Corn Crib and new
Barn
Enhancements around new Barn
New Community Garden for public use
New Barn
Utility connections to underground mains for sanitary
sewer, storm sewer, water, and power
54
18
WILLOWGATE MASTER PLAN
55
19
GREENSPACE:
Farmland (Crops, Demonstration)
Gardens (Flower, Community)
Event Space
Orchard
Bee Hives
Willow Tree Allee
Sculpture and Outdoor Art Garden
STRUCTURES:
Multi-Purpose Building
Amphitheater
Barn Reconstruction
Park Pavilion
Maintenance Building
STORM WATER MANAGEMENT:
Detention Basin
Rain Garden
SECONDARY ACCESS ROAD:
Farmstead Vehicles
Maintenance
Emergency Vehicles
PEDESTRIAN/ BIKE TRAIL
PRIMARY ACCESS:
Public Vehicles
Parking Lots (Asphalt, Gravel,
Permeable Pavers)
EXISTING STRUCTURES:
Corn Crib
Water Tower
House
EXISTING PROPERTY LINE:
7 Acres
NO.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
ELEMENT
PARKING
PARKING
PARKING
CORN CRIB
FARM HOUSE
BARN
MAINTENANCE
PAVILION
AMPHITHEATER
MULTI-PURPOSE BUILDING
STORMWATER CONTROL
GREENSPACE
GREENSPACE
GREENSPACE
GREENSPACE
GREENSPACE
GREENSPACE
ACREAGE
--
--
--
--
--
--
--
--
--
--
0.805
0.502
0.207
0.142
0.263
0.861
0.376
SQUARE FEET
3,600
3,600
23,400
1,890
1,900
4,000
1,890
900
3,900
7,500
35,070
21,865
9,000
6,185
11,475
37,495
15,400
DIMENSIONS
60’ x 60’
60’ x 60’
390’ x 60’
54’ x 35’
50’ x 38’
80’ x 50’
54’ x 35’
30’ x 30’
60’ x 65’
125’ x 60’
--
--
--
--
--
--
--
SPACES
12
18
70
--
--
--
--
--
250 SEATS
--
--
--
--
--
--
--
--
56
20
VEHICULAR CIRCULATION AND PARKING
SECONDARY ACCESS ROAD:
Farmstead Vehicles
Maintenance
Emergency Vehicles
PEDESTRIAN/ BIKE TRAIL
PRIMARY ACCESS:
Public Vehicles
Parking Lots (Asphalt, Gravel,
Permeable Pavers)
EXISTING STRUCTURES:
Corn Crib
Water Tower
House
EXISTING
PROPERTY LINE:
7 Acres
57
21
58
22
NEW STRUCTURES
STRUCTURES:
Multi-Purpose Building
Amphitheater
Barn Reconstruction
Park Pavilion
Maintenance Building
EXISTING STRUCTURES:
Corn Crib
Water Tower
House
EXISTING
PROPERTY LINE:
7 Acres
59
23
60
24
LANDSCAPE
GREENSPACE:
Farmland (Crops, Demonstration)
Gardens (Flower, Community)
Event Space
Orchard
Bee Hives
Willow Tree Allee
Sculpture and Outdoor Art Garden
STORM WATER MANAGEMENT:
Detention Basin
Rain Garden
EXISTING STRUCTURES:
Corn Crib
Water Tower
House
EXISTING
PROPERTY LINE:
7 Acres
61
25
62
26
VIEW 1: AERIAL VIEW OF FARMSTEAD
63
27
VIEW 2: PERSPECTIVE VIEW OF FARMSTEAD
64
28
VIEW 3: AERIAL VIEW OF MULTIPURPOSE BUILDING AND AMPHITHEATER
65
29
VIEW 4: PERSPECTIVE VIEW OF MULTIPURPOSE BUILDING AND AMPHITHEATER
66
30
MEETING DISCUSSIONS - OPD Kick-off:
MEETING DATE: SEPTEMBER 28, 2017
MEETING NO.: 001
Prepared By: Kelly Schomer - Cordogan Clark (CCA)
Participants: Chad Feldotto, OPD
Tom Betsinger, OPD
Cori Veverka, OPD
Laura Finch, OPD
Tina Heidrich, OPD
Dave Margolis, OPD
Clint Meyer, OPD
Mike Schoppe, SDA
John Frerich, WED
Bruce Cairns, CCA
Mike Konopka, CCA
Client: Oswegoland Park District (OPD)
Project: Willowgate Farm Master Plan (formerly Stewart Farm)
DISCUSSION ITEMS
1) Introductions of team – Cordogan Clark has partnered with Schoppe Design (SDA) and Walter E.
Deuchler (WED). Oswegoland Park District is working with stakeholders to determine needs.
2) Introduction of project by OPD. OPD provided two documents detailing the deliverables and pur-
pose of the Stewart Farm Master Plan. Included in the documents was a list of stakeholders in the
planning process, terms of the land donation, information from a stakeholder meeting, and plans/
images of Stewart Farm.
3) CCA discussed drawing deliverable expectations. Final deliverable to be rendered images in-
cluding conceptual building images that can be used in marketing materials, grant submittals, or
other similar uses.
4) Timeframes were discussed as flexible. CCA will propose schedule to OPD. Funding is unknown
and phasing of improvements will be required.
5) Survey of the property will include the 3.3 acres and 3.7 acres only. ALTA is not needed.
6) Preservation of the house is required as part of the terms of land donation. Potential options
include an interpretive museum with tours. Similar locations to review include Kline Creek Farm
(West Chicago) and Peck Farm (Geneva).
7) Project name to be Willowgate Farm.
8) The new plan will require a new structure reflecting the style of a typical farm building. Beams and
stone foundations were salvaged from the original Barn and should be included in the design of
the new structure.
67
31
9) Program discussion for the new site included:
a) Black box theater for 250-300 people.
b) Classrooms/ Multi-Purpose Rooms
c) Outdoor Amphitheater – potential for dining in the house, films on the wall.
d) Nursery
10) The intent is for something to always be going on at the farm.
11) There is currently a nursery on site the district uses for their native planting needs. Expansion of
existing nursery is requested. Potential to use nursery for future nature programs.
12) The farm site is currently used for maintenance equipment primarily due to its proximity to the
Grande Park subdivision park. Maintenance does not need to stay and could be relocated to a
nearby property OPD owns.
13) The Master Plan should identify connection opportunities of the farm property, the adjacent open
space, and the Willowgate subdivision park. An at grade crossing between the open space and
Willowgate park is sufficient.
14) Adjacent subdivision plats to be reviewed to determine anticipated housing and circulation lay-
outs.
15) New structure should be oriented away from future housing.
16) The project team will meet with stakeholders prior to working on a plan to identify programmatic
and space needs.
Open Action Item / Issue Responsibility Due
1) CCA to provide dates for future stakeholder meetings. CCA 10/10/2017
2) WED to complete survey WED 10/10/2017
Respectfully submitted,
Cordogan Clark
Kelly Schomer
Project Architect
68
32
MEETING DISCUSSIONS - OPD Programming:
MEETING DATE: NOVEMBER 14, 2017
MEETING NO.: 002
Prepared By: Lauren Kiley - Cordogan Clark (CCA)
Participants: Ginny Bateman, OPD Mike Fee, OPD
Cindy Benson, OPD Dave Margolis, OPD
Nancy Casleton, OPD Rich Zielke, OPD
Grant Casleton, OPD Mike Schoppe, SDA
Kristie Vest, OPD Bruce Cairns, CCA
Chad Feldotto, OPD Kelly Schomer, CCA
Client: Oswegoland Park District (OPD)
Project: Willowgate Farm Master Plan (formerly Stewart Farm)
DISCUSSION ITEMS
1) Meeting Goal: Prioritize program elements.
2) Included in west development agreement for water and septic to be provided and allow for con-
nection at property line or house. Grant to confirm which.
3) Future Farm House:
a) Potential catering kitchen for events or hosting cooking classes, but not intended for future
full-service restaurant.
b) Potential for ‘art center’.
c) Preserve farm land and entrance (minimal manipulation).
Potential Museum Renovation:
a) Currently not intended to be staffed daily but depending on the function there is potential for
staff being on site.
b) Not intended to function as a full museum (like the Little White School House). Currently OPD
does not need a full museum, and the Farm House would not meet ADA regulations without
renovation.
c) Farm House is currently used for storage of items. There is a need for storage, this function
could remain. It is preferred storage area utilize natural sunlight, opposed to direct.
d) Potential for self-guided tours. Rooms are decorated to reflect what the homestead would
have been like. Hallways would be open, but rooms closed off from public access (Lyons
Farm).
e) Potential for office, art studio, or art resident on the second floor. This would then allow a per-
son always to be present on site.
69
33
4) Black Box / Amphitheater:
a) Large space to allow for multiple uses. Minimum of 250-300 people.
b) Flexible venue available to rent for weddings, etc.
c) OPD liked idea of a barn like design.
5) West Development Housing (Chatham Square Subdivision):
a) Developer Donation?
b) Potential street entrance from west for access but not intended to be common entrance.
c) Potential berm at property line shared between west development and Willowgate Farm.
d) Desire to separate future development houses from project by road, trail, or similar buffer.
e) Development plan shows a road adjacent to site with two proposed properties at either end.
6) City of Plainfield:
a) What code requirements are applicable to master plan layout?
b) Current zoning may not be acceptable for proposed use.
c) Rezone sooner than later to avoid any adverse reaction from neighboring developments.
d) Question for the City: Is Farm House property included in the storm water detention to the
east?
7) Willowgate Farm Site:
a) The existing path on the south portion of the site is intended to connect to future Plainfield bike
trail. Existing path could be realigned to accommodate proposed site modifications.
b) Mrs. Stewart requested willow trees be planted on site. No willows currently exist and existing
trees are not in good condition.
c) Potential for site walk through self-guided tours – plaques or alike would provide historic infor-
mation.
d) Historic demonstration farm – highlight existing water storage for its uniqueness.
e) Animals could be brought in for special events. Petting zoos, or farming related events.
f) Site is not intended for recreational sports.
8) Greenhouses could also be used as classrooms– Future building can be opened to outdoor
space (indoor can be taken outdoor).
9) Existing Corn Crib:
a) Re-purpose?
b) Potential to develop over time.
c) Potential for multipurpose classroom or environmental center.
d) Environmental Design Services – renovated office from old corn crib.
70
34
MEETING DISCUSSIONS CONTINUED
10) Satellite Maintenance Operation:
a) OPD owns property nearby that could house maintenance operation.
b) Potential to move operation to Willowgate Farm or become secondary machine location.
11) Pavilion – OPD liked the idea of movable walls for versatility to outdoors.
12) Other Facility References:
a) Additional review of facility operations needed.
b) The Oaks (Mokena)
c) Peck Farm (Geneva)
d) Kline Creek Farm (West Chicago)
e) Lyon Farm (Yorkville, Kendall County)
13) Limestone foundation from old Barn on site, potential for reuse. Portions of the Barn beam were
salvaged but cannot be structurally reused.
14) OPD could further investigate purchasing existing water retention pond in the future to ensure
proper maintenance and control for project aesthetics.
15) Keep park to the north and Willowgate Farm separated. This park is used by neighboring residents
and a connection between could be an issue of safety.
16) For any future neighboring developments, OPD will propose resident backyards not be orientated
on shared property line of development and Willowgate Farm.
17) Discuss potential ideas with Mrs. Cherry, meeting time pending. OPD will advise.
18) Community meeting anticipated for January.
19) Site Design Options:
a) Maintain existing farm with minimal manipulation.
b) Add secondary road east of Farm House at current bike trail location.
c) New building overlooking pond with adjacent parking.
d) Maintenance, and support program is located north of Farm House.
e) Facilities located northeast of Farm House to be shared by all programs.
Open Action Item / Issue Responsibility Due
1) CCA to provide options for master plan layout to present to OPD
members before presenting at community meeting.
CCA TBD
2) WED finalizing survey for distribution. WED 11/22/2017
Respectfully submitted,
Cordogan Clark
Lauren Kiley
71
35
72
36
MEETING DISCUSSIONS - Mrs. Cherry:
MEETING DATE: DECEMBER 12, 2017
MEETING NO.: 003
Prepared By: Lauren Kiley - Cordogan Clark (CCA)
Participants: Chad Feldotto, OPD Tina Heidrich, OPD
Dave Margolis, OPD Mike Schoppe, SDA
Ginny Bateman, OPD Bruce Cairns, CCA
Cori Veverka, OPD Kelly Schomer, CCA
Laura Finch, OPD Elizabeth Cherry
Cindy Benson, OPD Tina Beaird
Client: Oswegoland Park District (OPD)
Project: Willowgate Farm Master Plan (formerly Stewart Farm)
DISCUSSION ITEMS
1) Meeting Goal: Gather historic information from Mrs. Stewart’s niece Elizabeth Cherry and histori-
an Tina Beaird.
2) The Stewart Farm House is a historic remnant of the Scottish settlement in this area. Preserving
this house would support the importance of the early community heritage and the Stewart fami-
ly.
3) Historic Information:
a) The Stewarts were one of the first ten families from the Scottish settlement.
b) Mr. and Mrs. Stewart were highly regarded members of the community.
c) The Queen Anne house was built in 1902 and replaced a previous residence.
d) The main income for the farm was grain.
e) Ploughing matches were important events of this time and Mr. Stewart was a champion.
The Wheatland ploughing matches were an annual community tradition and one-year
Stewart Farm was believed to have hosted the event. Long benches were used for resting
and eating – one is currently in the dining room of the Farm House.
4) Scottish Traditions:
a) The fireplace in the living room is believed to reflect a Scottish heritage design. This is possi-
bly coal burning but was never seen used.
b) The water tower is also believed to reflect a Scottish heritage design. This was utilized for
water storage to provide water pressure for indoor plumbing – a first in the community. The
house was also equipped to have hot water.
73
37
5) Historic Site Conditions:
a) Property Structures -
Corn crib – structure remains.
Barn – recently demolished due to safety concerns.
Garage – structure is no longer there but it’s foundation remains.
Current garage – added in the 1970’s.
Wash house – structure is no longer there but was located out the back door. This was
used for storing wood, washing corn, and washing laundry.
b) There was a gas pump next to water tower and was used for auto and farm equipment.
c) Sheep were in the barn. The daughters enjoyed caring for sheep and would sell the wool.
d) Roses (pink) were planted around the home. Peonies and bittersweets were also planted
throughout property.
e) Apple trees were on site at one time.
f) Chickens, horses, and bees could have possibly been on property.
6) Historic Farm House:
a) The kitchen was the most used room in the house.
b) The living room was used for gathering and guests. There were couches with trundle beds
and floor to ceiling curtains were hung in front of living room windows.
c) Bittersweets picked from the yard were placed as decorations on the fireplace mantel.
d) Mrs. Margaret Stewart loved to paint for recreation. She often would take photographs of
flowers and then paint them in her art studio upstairs.
7) Mrs. Cherry’s hopes for the future of the Farm House:
a) She would like to see it used, occupied and loved in remembrance of her Aunt.
b) She would like to see a community garden. Mrs. Stewart loved flowers, and had many vari-
eties planted throughout the property.
c) The group discussed utilizing the existing built-ins to display heirlooms and family photo-
graphs. This would provide protection and still allow for public use of the rooms.
Open Action Item / Issue Responsibility Due
1) CCA to provide options for master plan layout to present to OPD
members before presenting at community meeting.
CCA TBD
Attachments: CCA meeting handout.
Respectfully submitted,
Cordogan Clark
Lauren Kiley
74
38
MEETING DISCUSSIONS - Village of Plainfield:
MEETING DATE: FEBRUARY 13, 2018
MEETING NO.: 004
Prepared By: Lauren Kiley - Cordogan Clark (CCA)
Participants: John Proulx, Village of Plainfield Mike Schoppe, SDA
Grant Casleton, OPD Bruce Cairns, CCA
Client: Oswegoland Park District (OPD)
Project: Willowgate Farm Master Plan (formerly Stewart Farm)
DISCUSSION ITEMS
1) Meeting Goal: Gather permitting and utility information from the Village of Plainfield to move
forward with the Willowgate Farm Master Plan proposal.
2) Permitting:
a) Current lot is zoned for R-1. The lot name is “Lot M”.
b) To move forward with master plan, Village of Plainfield would require a “Special Use Permit”.
c) Plainfield would maintain R-1 zoning.
d) OPD would like to permit now, to avoid any future conflict.
e) Future site development will require review by Village of Plainfield building department and
will require images illustrating the exterior of building and landscaping.
f) Does changing ‘use’ force ADA compliance for the Stewart Farm House?
3) Special Use Permit:
a) Provide a master plan concept to present to Village of Plainfield Board.
b) Provide a cover letter stating a project description, including general hours of daily use, ca-
pacity and typical number of people on site.
c) Permit fee will be waived for OPD.
d) Provide certified letters giving a brief project description to neighboring residents.
4) Surrounding Developments:
a) Gladstone Homes owns the west development property. Dave Bolger is the owner.
b) Recently Gladstone Homes has proposed to sell their property to another developer.
c) Curb cut to the east of the site was intended to connect north and south subdivisions.
d) The county line runs N/S to the east of the site, crossing through the basin.
75
39
5) Utilities:
a) As written in annexation agreement, the west development would provide utility connection
to site.
b) The utility lines from the west development may not be completed when the master plan
site starts progressing. This would potentially require utility connection from north east lines.
c) At one time, it is suspected there was an easement for structure located on site.
6) Storm Water Detention:
a) The current design of the east basin included the Willowgate site, but did not anticipate
future impervious pavement.
b) The Basin is owned by the HOA. In the future if the master plan would require tying into or
adding to the basin detention, OPD would need to propose a plan to the HOA and verify
the plan would be acceptable.
c) Village of Plainfield requires any impervious area exceeding 25,000 sf needs additional
storm water.
d) Spaceco was the civil engineer of the current basin.
7) Comments of Current Master plan Options:
a) Access from Simons and Elizabeth is acceptable but would prefer limiting access from
Simons to just one. (Not two as shown in Option 2)
b) Cutting the median on Elizabeth for access may be acceptable. John will confirm.
8) This site is in the jurisdiction of the Oswego Fire Department. Future meeting is necessary to re-
view plans for sprinkler, hydrant and fire access requirements.
9) Set back are typically 30 feet.
10) Annexation agreement did not address what can and can’t be developed on site.
11) John recommended providing signage stating “future home of …” for surrounding community
awareness.
12) John commented it may or may not be in the best interest of the project to present proposed
plans to Gladstone Homes and HOA. This is not required but more out of courtesy.
13) John will send copy of annexation agreement from west development to OPD.
Open Action Item / Issue Responsibility Due
1) CCA to provide options for master plan layout to present to OPD
members before presenting at community meeting.
CCA 02/20/2018
2) Provide electronic copy of master plan options to John for review
and to obtain feedback.
CCA / OPD ASAP
Respectfully submitted,
Cordogan Clark
Lauren Kiley
76
40
MEETING DISCUSSIONS - OPD Final Master Plan:
MEETING DATE: FEBRUARY 20, 2018
MEETING NO.: 005
Meeting Date: February 20, 2018
Prepared By: Lauren Kiley - Cordogan Clark (CCA)
Participants: Ginny Bateman, OPD
Cindy Benson, OPD
Nancy Casleton, OPD
Grant Casleton, OPD
Kristie Vest, OPD
Chad Feldotto, OPD
Mike Fee, OPD
Dave Margolis, OPD
Mike Schoppe, SDA
Bruce Cairns, CCA
Kelly Schomer, CCA
Client: Oswegoland Park District (OPD)
Project: Willowgate Farm Master Plan (formerly Stewart Farm)
DISCUSSION ITEMS
1) Meeting Goal: Gather feedback from OPD group on Master Plan on the 3 presented options.
2) Option 1:
a) Option 1 was the consensus preferred Master Plan. All the locations of the proposed struc-
tures, parking and green spaces were favorable.
b) Locate storm water detention within the site as shown in Option 1 to avoid any conflict with
the owners of the existing south east detention pond (HOA).
c) Road access and parking north of the Farm House allows for potential mingling on the farm
stead. Which encourages visitors to be more engaged in the site history.
d) Revise Option 1 to show parking spaces count, dimensions of the proposed structures, and
acreage of greenspace.
3) Option 2 & 3:
a) Prefer the multipurpose building be directly connected to the Amphitheater.
4) Farm House:
a) Minimal construction near Farm House preferred.
b) Preserve farm stead site surrounding Farm House.
77
41
5) Greenspace:
a) Greenspace can potentially be plantings and willow trees.
b) Greenspace should have “passive” feeling in these open spaces with shade trees. Visitors
can utilize for recreation.
6) Comments:
a) Historic and athletic do not work well together. OPD prefers the site limits athletic activities.
b) Existing storm structures are located on site. Mike proposed the question if there is currently a
possible site easement for these structures.
c) Master Plan project can potentially be developed in phases pending funding.
7) Board Presentation / Permitting:
a) OPD will present Master Plan Option 1 to the Board. The meeting packet is required the
Friday before the Board meeting. The meetings typically occur on the third Thursday of each
month.
b) OPD would like to obtain a “Special Use Permit” from The City of Plainfield soon to help
advance the site development process and avoid conflicting judgment from surrounding
residents.
Open Action Item / Issue Responsibility Due
1) CCA to provide boards and sketches of Master Plan Option1 to
present at open house and Board meeting.
CCA 04/19/2018
Respectfully submitted,
Cordogan Clark
Lauren Kiley
78
42
MEETING DISCUSSIONS - Oswego Fire Department:
MEETING DATE: APRIL 16, 2018
MEETING NO.: 006
Prepared By: Lauren Kiley - Cordogan Clark (CCA)
Participants: Captain Alec Keenum, OFD
Kelly Schomer, CCA
Client: Oswegoland Park District (OPD)
Project: Willowgate Farm Master Plan (formerly Stewart Farm)
DISCUSSION ITEMS
1) Meeting Goal: Gather feedback from OFD on Master Plan layout for fire access and hydrant
locations.
2) Comments:
a) Fire sprinkler is required in buildings.
3) Fire Access:
a) All weather and impact resistant drive.
b) Required to be maintained in all weather conditions. (Plowing in the winter)
c) Hard driving surface is required at secondary drive for Farm House, Maintenance Building
and Barn.
d) 150’ is maximum length before turn around is required for fire truck.
4) Fire Hydrants:
a) Locate 1 within 100’ of FDC.
b) Locate 2 within 300’ of the building
Open Action Item / Issue Responsibility Due
1) CCA to provide options for master plan layout to present to OPD
members before presenting at community meeting.
CCA 02/20/2018
Respectfully submitted,
Cordogan Clark
Lauren Kiley
79
43
80
44
CONCEPTUAL COST PROJECTIONS
FARMHOUSE RENOVATION
This cost estimate is provided to assist in feasibility planning and is based on an anticipated cost
per square foot derived from historical data. Cost will vary pending scope refinement.
Projected costs are estimated at time of report. A 3% increase in costs per year of
non-construction will need to be applied.
Soft costs is a percentage of the hard cost subtotal.
Building construction includes site development cost.
Ff&e does not include equipment purchase or lease
81
45
CONCEPTUAL COST PROJECTIONS
NEW MULTI-PURPOSE BUILDING
This cost estimate is provided to assist in feasibility planning and is based on an anticipated cost
per square foot derived from historical data. Cost will vary pending scope refinement.
Projected costs are estimated at time of report. A 3% increase in costs per year of
non-construction will need to be applied.
Soft costs is a percentage of the hard cost subtotal.
Building construction includes site development cost.
Ff&e does not include equipment purchase or lease
82
46
CONCEPTUAL COST PROJECTIONS
NEW PAVILION
This cost estimate is provided to assist in feasibility planning and is based on an anticipated cost
per square foot derived from historical data. Cost will vary pending scope refinement.
Projected costs are estimated at time of report. A 3% increase in costs per year of
non-construction will need to be applied.
Soft costs is a percentage of the hard cost subtotal.
Building construction includes site development cost.
Ff&e does not include equipment purchase or lease
83
47
CONCEPTUAL COST PROJECTIONS
NEW BARN
This cost estimate is provided to assist in feasibility planning and is based on an anticipated cost
per square foot derived from historical data. Cost will vary pending scope refinement.
Projected costs are estimated at time of report. A 3% increase in costs per year of
non-construction will need to be applied.
Soft costs is a percentage of the hard cost subtotal.
Building construction includes site development cost.
Ff&e does not include equipment purchase or lease
84
48
CONCEPTUAL COST PROJECTIONS
NEW MAINTENANCE BUILDING
This cost estimate is provided to assist in feasibility planning and is based on an anticipated cost
per square foot derived from historical data. Cost will vary pending scope refinement.
Projected costs are estimated at time of report. A 3% increase in costs per year of
non-construction will need to be applied.
Soft costs is a percentage of the hard cost subtotal.
Building construction includes site development cost.
Ff&e does not include equipment purchase or lease
85
49
86
50
87
51
88
52
89
53
90
54
91
55
92
56
93
57
94
58
95
59
96
60
97
61
98
62
99
63
100
64
CREDITS
STAKEHOLDERS IN THE PLANNING PROCESS:
Limelight Theater Company
Little White School Museum Staff
Oswego and Plainfield Cultural Arts Community
Oswego and Plainfield Historical Preservation
Oswegoland Heritage Association
Oswegoland Legacy Farmers
Oswegoland Park District
Oswegoland Park District Staff
Residents of the Oswegoland Park District
Stewart Family represented by Mrs. Elizabeth Cherry,
niece of Mrs. Margaret Stewart
101
65
A SPECIAL THANKS TO...
Mrs. Elizabeth Cherry, for all her incredible input and information
shared. She provided a special understanding of Mrs. Margaret
Stewart and the legacy of the Stewart Family.
“Perfection is limitless,
Love believes the best,
The worst time has the possibility in
it to be the best time”
- Author Unknown
Quote written on chalk board
in Mrs. Stewart’s Kitchen
102
Agenda Item No:
Plan Commission Agenda Item Report
Meeting Date: November 20, 2018
Submitted by: Tracey Erickson
Submitting Department: Planning Department
Item Type: New Business Item
Agenda Section: NEW BUSINESS
Subject:
CASE NUMBER: 1822-102218.SU.SPR
REQUEST: Special Use (Public Hearing) & Site Plan Review
LOCATION: 24522 W. Lockport St.
APPLICANT: Lindsay Lyden (True North Shell Gas Station)
Suggested Action:
Attachments:
True North Staff Report.pdf
True North Shell Station Graphics.pdf
103
104
105
106
107
108
109
110
111
112
113
114
115