HomeMy Public PortalAbout04-21-2020 Plan Commission Minutes
Plan Commission Record of Minutes
Date: April 21, 2020 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 Heinen, Minnis, Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer were present. 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; Jessica Gal, Associate Planner; and Yuchen Ding, Associate Planner. PUBLIC COMMENTS No Public Comments received via email. DEVELOPMENT REPORT Mr. Proulx provided updates on the following Planning cases: IGA with PACE, Design Build Agreement with Northern Builders, and the continuation of the Ballard Farm Public Hearing for Village Board. OLD BUSINESS Case No. 1868-011020.TA Text Amendment to Zoning, Sign Code, & Historic Preservation Village of Plainfield
Mr. Ding stated Village staff has initiated this proposed amendment to multiple areas of the Village of Plainfield Zoning Ordinance. The amendments cover Article II regarding Permitted Obstructions in Yards; Article XI Signs of Chapter 9 – Zoning; Article XV Historic Preservation regarding Certificate of Appropriateness for minor work; and other miscellaneous amendments of the Village of Plainfield Code of Ordinances. Mr. Ding reviewed the bike parking regulations and sign code updates. Ms. Gal reviewed the changes to the Certificate of Appropriateness. Chairman Kiefer stated no public comments were received via email. Commissioner Womack asked if the bike parking will be handled like parking requirements for multi-tenant buildings. Mr. Ding confirmed that staff can develop a shared parking requirement. Commissioner Womack suggested simplifying the bike parking requirements. Commissioner Womack indicated that he is concerned about the requirement for bike parking for townhouse developments and asked staff if they used national averages to obtain the numbers for townhouse developments. Mr. Ding stated staff researched other community’s bike parking requirements and the numbers can be changed based on the commissioner’s feedback. Commissioner Womack suggested changing the requirements for townhomes, since they typically have a garage. Commissioner Womack asked what are the regulations for temporary signs for new residential subdivisions. Mr. Proulx stated billboard or permanent signs during the construction period is usually part of an annexation agreement. Mr. Proulx stated temporary signs, typical put up on the weekends, are considered “snip” signs per code and are prohibited. Mr. Proulx stated the Village uses National Sign Plaza, who have sign locations throughout the Village, and we encourage builders to use them instead of the snip signs. Commissioner Womack asked staff to clarify the Certificate of Appropriateness update. Ms. Gal stated the minor work update will allow for the Chairperson of the HPC or the entire commission to review items such as roof replacements with similar materials/color instead of having a full HPC to approve. Commissioner Womack stated he supports this change. Commissioner Seggebruch asked if the bike parking in the past was used a density bonus for developments and asked if they would still receive a bonus. Mr. Proulx indicated that bike parking by itself would not be a density bonus and staff will ensure that bonuses will not be granted from something is required by code.
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Commissioner Seggebruch stated having administrative approval for minor changes for a COA is a good thing. Commissioner Seggebruch asked if the signage in the Downtown Historic District will be reviewed by the HPC and the Plan Commission. Mr. Proulx stated signage is reviewed and approved administratively but if the applicant is not satisfied with staffs’ review, they could go before the HPC. Commissioner Seggebruch stated in the past there have been issues with the size of wall and monument signs outside the downtown area and asked what the existing size is. Mr. Ding stated the existing requirement is 10 feet high and no more than 40 square feet in area. Commissioner Seggebruch asked what other types of ground signs there are under Non-residential use signs, (2) Ground Sign letter b, since per the update they will require a variance. Mr. Ding stated pole or pylon signs are the type of signs staff is referring to because it would require a variance. Commissioner Seggebruch suggested changing the wording, since it includes pole or pylon signs. Mr. Ding stated staff will correct the language. Commissioner Seggebruch asked for clarification on the updates to the size of Wall Signage. Mr. Ding clarified the measurements. Commissioner Ruane indicated he agrees with Commissioner Womack regarding the bike parking ratio for multi-family. Commissioner Ruane asked for clarification under Prohibited Signs (23) if this will allow the Village to prohibit vehicles in parking lots advertising business. Mr. Proulx stated this provision is trying to address these situations but if there is no parking available like behind a store this would be hard to enforce. Commissioner Ruane suggested adding a time limit to this item. Mr. Proulx stated staff will revisit the item to try and tighten it up. Commissioner Ruane asked if this item would apply to semi-trailers, if not there should be exclusion. Mr. Proulx stated staff has noted the suggestion. Commissioner Renzi stated he agrees with Commissioner Womack’s issue with the real estate “snip” signs. Commissioner Renzi agrees with Commissioner Ruane’s points regarding Prohibited Signs. Commissioner Renzi stated the information regarding the changes to Article II Permitted Obstructions in Yards was omitted from the packet. Mr. Proulx apologized for omitting and explained the change would allow residents to extend their outdoor living space in the front yard. Mr. Proulx stated he welcomes the commissioner’s thoughts on allowing a small patio in the front of the house. Chairman Kiefer indicated he is worried that residence may use it for parking. Commissioner Renzi asked if the inches apart and height for the bike parking are the standards. Mr. Ding confirmed. Commissioner Renzi agrees with previous comments regarding the bike parking for multi-family and
suggested have a provision if there are garages. Mr. Ding stated staff will revise. Commissioner Renzi suggested under Sec. 9-94. - Exempt signs; (5) Flags; a. Location and size; changing “no larger than” to “cannot be”. Commissioner Renzi suggested in the same section letter (b) to add “maximum height is set forth above”. Commissioner Renzi asked for clarification in (8) On-site directional signs if non-directional signs can be illuminated. Mr. Ding stated directional signs that are not in the central sign district can be illuminated.
Commissioner Renzi wanted clarification for (14) Window signs; if the illuminated signs can be larger than 20%. Mr. Ding stated the intention would be whatever comes first and should follow the restriction. Commissioner Renzi suggested adding “the lesser of 6 feet or 20%” to the illuminated sign, wall sign verbiage, and prohibited signs to avoid confusion. Commissioner Renzi asked if staff’s intention is there should be no appeals for numbers 25 & 26
under Section 9-95 – Prohibited Signs outside the central sign district. Mr. Ding stated currently sidewalk signs and projecting signs are only allowed in the central sign district that is why staff included it, so it is understood that they
are not allowed outside the district. Commissioner Renzi indicated that he has seen sidewalk signs outside the central sign district, so is the removal of these are enforced by the Village. Mr. Ding stated yes, Code Enforcement would handle violations. Commissioner Renzi suggested adding a definition for an “abandoned signs” under number 34. Commissioner Renzi suggested adding “10 days of or 10 days after” to the removal of sign in Sec. 9-96.
- Removal/enforcement. Commissioner Renzi suggested under Sec. 9-99. - Non-residential use signs; b. Size and style adding “final grade for the structure's lot or the roadway whichever is higher”. Chairman Kiefer agreed. Mr.
Proulx stated staff will revisit. Commissioner Renzi suggested adding a definition or samples of how the awning
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can be aligned in Figure XI-4. Signage on Awnings (f). Commissioner Renzi suggested removing “maximum” from the ordinance in Sec. 9-101. - Temporary sign standards; (4) Grand opening signs; (b). Commissioner Renzi suggested some changes to Section 9-149. Certificate of Appropriateness; specifically, regarding notification and meeting timeframe. Commissioner Minnis stated he does appreciate the work staff has done. Commissioner Minnis agrees with the residential bike parking numbers stated by his other commissioners. Commissioner Minnis asked how the restrictions made in the Sign Code ordinance relate to other neighbor communities. Mr. Ding stated staff did review other communities sign codes to ensure that the regulations were in line with other communities. Commissioner Minnis suggested adding verbiage under sections where a variance can be requested. Commissioner Minnis asked in the white illuminated sign is only allowed downtown. Mr. Ding confirmed and explained why. Commissioner Minnis indicated he is in support of the Certificate of Appropriateness changes. Commissioner Heinen thanked staff for adding a bike parking ordinance and stated he is in support of the changes to the Sign Code and Certificate of Appropriateness. Commissioner Minnis made a motion to recommend approval of the proposed text amendments to the Village of Plainfield Zoning Ordinance as outlined in the staff report. Second by Commissioner Heinen. Vote by roll call: Renzi, yes; Seggebruch, yes; Womack, yes Heinen, yes; Minnis, yes; Kiefer, yes. Motion carried 6-0. Chairman Kiefer asked if there were any objections to hearing the Case No. 1875-022520.SU.SPR next. The commissioners had no objections. Case No. 1875-022520.SU.SPR 15024 S. Des Plaines St. Michelle Smith
Ms. Gal stated the applicants are seeking approval of a special use permit for a planned development and site plan review consideration for a new 16,900-square-foot commercial building. The ground floor would be occupied by a hotel user with event space and a restaurant user. The second story would be used for guestrooms associated with the hotel. The third story was added to house mechanical equipment for the building but also allows for a rooftop lounge and outdoor seating area. The top of the parapet of the third story measures at 42.5 feet from grade. As part of the planned development, the applicants are seeking approval of the hotel component and bulk relief through the planned development to exceed the maximum height of 35 feet in the B-5 zoning district. Ms. Gal and Mr. Ding reviewed the staff report dated April 14, 2020. Mr. Ding concluded Prior to public hearing and discussion by the Plan Commission, staff recommends approval. Mr. Proulx stated the landscape plan was not include in the packet and staff will be showing it this evening. Chairman Kiefer swore in Michelle Smith, applicant; David Schmidt, architect; Ryan Wagner, engineer; and Nick Patera, landscape architect. Chairman Kiefer asked the if the applicant has anything to add. Ms. Smith stated no. Chairman Kiefer stated no public comments were received via email. Commissioner Womack asked if the civil improvements to the parking lot will be part of the inter-governmental agreement. Ms. Smith confirmed, that they have an agreement with the Village. Commissioner Womack asked if the garbage enclosure will be on their property. Ms. Smith indicated the garbage disclosure will in between both properties. Mr. Schmidt stated the trash enclosure in on the adjacent property that will be the parking lot. Commissioner Womack asked staff if comfortable with the proposed stormwater management. Mr. Proulx confirmed and explained what the Village has done to improve the stormwater management in the downtown area.
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Commissioner Womack stated that having a hotel in the central business district will be a great addition and likes the architecture of the building. Commissioner Womack asked if there any legal nonconforming building downtown that are over 35 feet high. Mr. Proulx stated he believes Station One would be taller than 35 feet in height. Commissioner Womack indicated that he feels the garbage enclosure might be too close to the outdoor entertainment space and suggested moving it. Commissioner Womack asked staff if there is standard for hard scape along the street so it can be consistent with the rest of downtown. Mr. Proulx stated staff will work on that to make it as consistent as possible. Commissioner Womack would like to have the streetscape be like what is already downtown. Commissioner Womack did not like one-way parking aisle in the west of the parking lot and wondered how it will work with what is proposed circulation. Commissioner Womack asked what the bump out of sidewalk is on the Des Plaines St. side. Mr. Proulx indicated that what he is referring to is the existing driveway which will be removed and reconstructed. Commissioner Womack asked if it will become parking. Mr. Proulx confirmed it will be on-street angled parking for the hotel. Commissioner Womack indicated that the stone veneer on the building could be improved upon and asked the applicant to continue to work with staff on the materials. Commissioner Womack asked if there will be dedicated parking for hotel guest in the inter-governmental agreement. Ms. Smith confirmed. Commissioner Womack suggested that the applicant needs to add bike parking. Commissioner Seggebruch asked if the variance for the building height will be included as a stipulation for the Special Use. Mr. Proulx stated that the variance will be part of the Statement of Intent as part of the Special Use for a Planned Development. Commissioner Seggebruch stated per the International Building Code the machinal penthouse does not contribute to a story of a building. Commissioner Seggebruch indicated that the design and materials of the building is not totally out of character to what is already downtown. Commissioner Ruane stated he likes the overall design and thinks it will be a great addition to downtown. Commissioner Ruane suggested that the dedicated parking spots for the hotel be marked on the parking plan. Commissioner Ruane asked how many parking spots will be dedicated to the hotel. Mr. Proulx stated the dedicated parking spaces will in the inter-governmental agreement between the applicant, Village of Plainfield, and Plainfield Township. Mr. Wagner stated 17 parking spaces are being discussed as dedicated parking. Commissioner Ruane suggested a parking island because of the number of parking spaces. Mr. Proulx stated there is no requirement for a parking island, but staff will take the recommendation into consideration. Commissioner Ruane suggested a high landscape buffer next to the paver patio in the rear of the development. Commissioner Ruane suggested not having a cedar fence in the rear of the building and using the same of like materials of the building. Mr. Patera stated there
will be an 8 feet fence near the pavers with Boston ivy with a low ground covering material. Mr. Patera indicated that the cedar fencing for the dumpster enclosure is on top of a 2 feet masonry base and will take the commissioners’ comments into consideration. Commissioner Renzi asked if the handicap parking compliance. Chairman Kiefer stated that the parking will be part of the inter-governmental agreement. Mr. Proulx stated staff will make sure the handicap parking complies with
code. Commissioner Renzi suggested to adding to the inter-governmental agreement a 99-year lease to allow the applicant ingress/egress for the parking and garbage enclosure. Mr. Proulx stated that the easement or rights will be addressed in the inter-governmental agreement. Commissioner Renzi asked the applicant to confirm that the garbage enclosure will not be on their property. Mr. Wagner confirmed. Commissioner Renzi asked the applicant if
they will be responsible for maintaining the structure that is not on their property. Mr. Wagner confirmed. Commissioner Renzi suggested there needs ingress/egress for the parking usage and a maintenance agreement for
the garbage enclosure. Mr. Proulx stated the inter-governmental agreement will address ingress/egress and staff will take into consideration the maintenance agreement for the garbage enclosure. Mr. Schmidt clarified that the inter-governmental agreement has been an ongoing discussion and a garbage enclosure will benefit Plainfield Township. Commissioner Renzi indicated that he hopes the stormwater detention will be part of the inter-governmental
agreement.
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Commissioner Renzi stated that the photometric plan does not comply with code and asked staff how it should be handled. Mr. Wagner stated they have been working with staff to modify the photometric to comply with code. Commissioner Renzi suggested that staff gives a breakdown on the parking requirements. Mr. Ding stated they will include a breakdown. Commissioner Renzi asked if the roof top will be a patio or a lounge. Mr. Schmidt stated there is no change in the use, it is a roof top terrace. Commissioner Renzi asked what the historic playhouse consist of and how will it be used by the applicant. Ms. Smith stated is a shed like structure and they have not discussed how the building will be used. Commissioner Renzi agrees with the streetscape comments and the location of the garbage to the patio. Mr. Schmidt stated the garbage enclosure location needs to serve the function on the use of the hotel. Commissioner Minnis stated this a great use for downtown and feels it will be a beautiful fit. Commissioner Minnis supports the variance for the building height. Commissioner Minnis suggested landscape along the eastside of the building to help with streetscape. Commissioner Minnis stated that if the garbage enclosure materials are upgraded to all masonry it makes help contain the smell. Commissioner Minnis suggest enhanced landscaping at the rear of property, since it will be a focal point of the property. Mr. Schmidt described what landscaping accents will be in the rear of the building. Commissioner Heinen stated he thinks that this is a great use for the Village. Commissioner Heinen asked staff if they are aware that the lot line for lots 15 & 16 run through the building. Ms. Gal stated that the plat of survey is the most accurate and what is on the site plan may not be accurate. Ms. Gal stated that the lines are from the historic subdivision. Commissioner Heinen asked if there will be a plat of subdivision or consolidation. Mr. Wagner confirmed and stated lot 16 is primarily covers the hotel space. Mr. Wagner stated they will verify underlining subdivision lines and portion of the parking spaces are on the applicant’s property. Commissioner Heinen suggested adjusting the boundaries. Commissioner Heinen asked if the existing parking lot has a one-way. Ms. Gal confirmed. Mr. Wagner confirmed. Commissioner Heinen suggested working with staff because it seems awkward. Commissioner Heinen asked the applicant to described what they are doing to hide the existing transforms. Mr. Schmidt stated there will be plantings around the transformer. Mr. Patera stated there is a significant amount of landscape on the parking island, with all season plantings. Commissioner Heinen stated a resident reached out to him asking about the existing landscaping for the existing parking lot does not meet code. Commissioner Heinen
asked if that could be investigated. Mr. Proulx stated staff will investigate it. Commissioner Heinen agreed with the comments on the material for the garbage enclosure, and the streetscape. Commissioner Heinen asked if the applicant will be having any music in the outdoor space. Ms. Smith indicated the events will be small such as rehearsal dinners and cocktail parties.
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 a planned development for the development referred hereto as the Plainfield Hotel Mixed Use Development located at 15024 S. Des Plaines Street, subject to the following two (2) stipulations:
1. Compliance with the requirements of the Village Engineer;
2. Compliance with the requirements of the Plainfield Fire Protection District. Second by Commissioner Ruane. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Womack, yes; Ruane, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0.
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Commissioner Minnis made a motion to recommend approval of the requested site plan review for a new commercial building referred hereto as the Plainfield Hotel Mixed Use Development located at 15024 S. Des Plaines Street, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Second by Commissioner Heinen. Vote by roll call: Ruane, yes; Seggebruch, yes; Womack, yes; Minnis, yes; Heinen, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0. Case No. 1869-011020.TA Text Amendment to Subdivision Code Village of Plainfield
Mr. Proulx stated Village staff has initiated this proposed amendment to the Village of Plainfield Code of Ordinances. The primary impetus for the proposed changes to the Subdivison Code is to incorporate an updated technical bulletin – Bulletin 70, Frequency Distributions of Heavy Rainstorms in Illinois – published by the Illinois State Water Survey (ISWS). This new bulletin became effective as of January 1, 2020 and staff wishes to incorporate the updated bulletin into the relevant sections of the Subdivision Code. Staff is also taking this opportunity to make a handful of other miscellaneous updates. Mr. Proulx reviewed the additional changes and the staff report dated March 13, 2020. Mr. Proulx concluded the Village of Plainfield has an obligation to require stormwater management facilities to be designed in accordance with the most recent Bulletin 70 rainfall data from the Illinois State Water Survey. Staff is proposing updates to the Subdivision Code to achieve this, while also taking the opportunity to address a handful of other miscellaneous code updates that have been proposed over time. In advance of any public comment and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer stated no public comments were received via email. Commissioner Heinen stated he is glad the Village is adopting Bulletin 7. Commissioner Minnis no comments. Commissioner Renzi suggested adding …“due at” the time materials costs… in Sec. 7-163. Review by village engineer. Mr. Proulx stated he understands the suggestion. Commissioner Renzi asked if the is a new review for Street signs under Sec. 7-168. – Building and occupancy permit; (b); (2). Mr. Proulx stated occupancy permit will not be issued if their permanent street signs are not installed. Commissioner Ruane no comments. Commissioner Seggebruch no comments. Commissioner Womack suggested staff finishes up Sec. 7-184 – Ordinance 1747 – Stormwater drainage and detention ordinance before it goes to the Board. Commissioner Seggebruch made a motion to recommend approval of the proposed text amendments to Sections 2-173, 7-35, 7-163, 7-168 and 7-184 of the Village of Plainfield Code of Ordinances, as outlined in the staff report.
Second by Commissioner Womack. Vote by roll call: Heinen, yes; Minnis, yes; Renzi, yes; Ruane, yes; Womack, yes; Seggebruch, yes; Kiefer, yes. Motion carried 7-0.
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NEW BUSINESS Case No. 1877-031920.SU.SPR Lot 6 in the Prairie Creek Commercial Subdivision Rod Baker Ford
Commissioner Minnis made a motion to continue Case Number 1877-031920.SU.SPR, including the Public Hearing a major change to the planned development, to the May 5, 2020 meeting of the Plan Commission. Second by Commissioner Ruane. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes; Womack, yes; Ruane, yes; Minnis, yes; Kiefer, yes. Motion carried 7-0. DISCUSSION Chairman Kiefer thanked staff, applicants, and commissioners for keeping business going during this unpreceded time. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 10:02 p.m. Respectfully submitted by
Tracey Erickson
Tracey Erickson Recording Secretary