Plan CommissionTuesday, February 06, 2018

7:00 PMVillage Boardroom

24401 W. Lockport StreetPlainfield, IL 60544

Agenda

CALL TO ORDER

PLEDGE TO THE FLAG

ROLL CALL

APPROVAL OF MINUTESMinutes of the Plan Commission held on January 16, 2018.01-16-2018 Plan Commissioner Minutes.pdf

PUBLIC COMMENTS

DEVELOPMENT REPORT

OLD BUSINESS

NEW BUSINESSCase No.: 1780-011718.SURequest: Special Use (PUBLIC HEARING)Location: 12729 S. Naperville Rd. (The Farmhouse Plainfield)Applicant: Cynthia PayneThe Farmhouse Plainfield Staff Report & Graphics.pdf

DISCUSSION

ADJOURN

REMINDERS - February 20, 2018 - Next Plan Commission MeetingMarch 5, 2018 - Next Village Board Meeting

1

Plan Commission Agenda Item Report

Agenda Item No. 2018-825-Submitted by: Tracey EricksonSubmitting Department: Planning Department Meeting Date: February 6, 2018

SUBJECTMinutes of the Plan Commission held on January 16, 2018.

Recommendation:

ATTACHMENTS 01-16-2018 Plan Commissioner Minutes.pdf

2

Village of Plainfield Plan Commission Record of Minutes

Date: January 16, 2018 Location: Village Hall CALL TO ORDER, PLEDGE, ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the Pledge. ROLL CALL: Commissioners Green, Minnis, Renzi, Seggebruch, Womack and Chairman Kiefer were present. Commissioner Heinen was absent. Plainfield Fire Protection District was present. Plainfield Township Park District, Plainfield Public Library District and Plainfield Community Consolidated School District 202 were absent. Others Present: Jake Melrose, Community Development Manager; Yuchen Ding, Associate Planner; and Tracey Erickson, Recording Secretary. APPROVAL OF MINUTES The Plan Commission minutes dated January 2, 2017, were approved as amended. PUBLIC COMMENTS - There was no response. DEVELOPMENT REPORT Mr. Melrose provided an update on cases from the Village Board meeting on January 8, 2018, which included the following cases: Plainfield Adult Day and Community Services, Common Sense Permanent Cosmetics and Dunkin Donuts Plainfield Subdivision. OLD BUSINESS NEW BUSINESS Case No. 1760-050817.SU.FP Crossroads Business Center Mr. Melrose stated the applicant, Plainfield Crossroads, LLC, purchased the remaining lots of the Plainfield Crossroads Business Center from First Midwest Bank/Synergy Holdings. The applicant will be the developer of the site/vacant lots with the intent to sell the proposed Lot 4 to Next Door Self Storage and plans to sell Lot 3 for the Heritage Meadows memory care facility as previously proposed. Mr. Melrose reviewed the findings of fact from the staff report dated January 16, 2018 and stated Staff believes the proposed final plat of resubdivision is in compliance with the Village Zoning and Development ordinances. Based on the foregoing, prior to any public comment and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer asked staff about the lot numbering on new plat. Mr. Melrose stated the lot numbers from previously recorded plats are shown on the new plat. Chairman Kiefer swore in Steve Caton, applicant. Mr. Caton stated this is a clean-up from previous owners and explained the changes to the plat before the commission. Commissioner Green asked about the north and south easements on lot 4. Mr. Caton stated lot 4 has a different owner which he does not represent, but his understanding is that the agreement between the Village and that applicant for egress and ingress for the Fire Department. 3

Plan Commission Minutes January 16, 2018 Page 2 of 2 Commissioner Seggebruch asked if there will be a service drive on lot 2, depending on what is developed there. Mr. Caton stated this subdivision was originally designed for big box retail or mega strip mall and explained how that lot will be handled and the vacation of the service drive by lot 2 and 4. Commissioner asked if the service drive west of lot 2 will be private or public. Mr. Melrose stated private. Commissioner Renzi explained the concerns from the previous plat approved with the access drive to the east of lot 2. Mr. Melrose stated that conversation stemmed from the lot 2 applicant asking for a variance and explained outcome of that case. Commissioner Green moved to recommend approval of the Crossroads Business Final Plat of Resubdivision at the SEC Wallin Drive & 143rd Street, subject to the following two (2) stipulations:

1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District;

Second by Commission Renzi. Vote by roll call: Minnis, yes; Seggebruch, yes; Womack, yes; Renzi, yes; Green, yes; Kiefer, yes. Motion carried 6-0. DISCUSSION Commissioner Renzi asked staff about the parking regulations from the Plainfield Adult Day and Community Services case since there are no regulations for an adult day care in the code. Mr. Melrose stated he does not have the information from the case. Commissioner Renzi explained why he is revisiting the case. Mr. Melrose stated he will follow up with the Planning staff. Chairman Kiefer read the reminders. Meeting adjourned at 7:22 p.m. Respectfully submitted by, Tracey Erickson Tracey Erickson Recording Secretary

4

Plan Commission Agenda Item Report

Agenda Item No. 2018-826-Submitted by: Tracey EricksonSubmitting Department: Planning Department Meeting Date: February 6, 2018

SUBJECTCase No.: 1780-011718.SURequest: Special Use (PUBLIC HEARING)Location: 12729 S. Naperville Rd. (The Farmhouse Plainfield)Applicant: Cynthia Payne

Recommendation:

ATTACHMENTS The Farmhouse Plainfield Staff Report & Graphics.pdf

5

TO: FROM: DATE: SUBJECT:

REQUEST:

LOCATION:

I i I I I mm .... Ill - " I 11 1+- !J. -i- •• u., I I '•1~•1•=1•11 T 111

VILLAGE OP

PLAINFIELD

PLAN COMMISSION ~ KENDRA KUEHLEM, ASSOCIATE PLANNER~ FEBRUARY 2, 2018 REPORT TO PLAN COMMISSION

THE FARMHOUSE PLAINFIELD CASE # 1780-011718.SU

APPLICANT:

Special Use (Public Hearing)

12729 S. Naperville Rd.

Cynthia Paine

CURRENT ZONING:

COMP. PLAN:

DISCUSSION

B-3 -Highway Business District

Medium Density Residential

Michael P Collins PRESIDENT

Michelle Gibas VTIJAGE CLl:.RK

TRUSTEES Margie Bonuchi

Bill Lamb Cally Larson

Lany D . Newton Edward O'Rourke Brian Wojowski

The applicant is seeking approval to utilize The Farmhouse, located at 12729 S. Naperville Road, as a special event venue. The requested special use approval would allow use of the property for a wide variety of events, such as wedding receptions and bridal showers to outdoor vendor markets, and also including smaller-scale gatherings.

Existing Conditions/Site Context The subject site consists of about 3.96 acres with an existing two-story farm house with attached porches, a two-car detached garage, attached and detached sheds, and abundant landscaping. The property is served by a looped driveway from Naperville Road. A site plan was previously approved by the Board of Trustees which included a right-in/ right-out entrance and exit also located on Naperville Road. The adjacent land uses, zoning and street classifications are as follows :

North: Vacant Land (ER Estate Residential in Village of Bolingbrook); 127th Street (arterial) East: Farmstone Ridge Subdivision, R-1 Residences South: Farmstone Ridge Subdivision, R-1 Residences West: Naperville Road (Collector); DuPage River; Farm buildings also owned by applicant (RI) Northwest: Intersection of Naperville Road and 127th Street; Farm Buildings (AG)

24401 W . Lockport Street Plainfield, IL 60544

Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-il.org

6

REPORT TO THE PLAN COMMISSION Page #2 of 5 1780-011718.SU 2/2/2018 THE FARMHOUSE PLAINFIELD – 12729 S. NAPERVILLE RD. ANALYSIS The applicant is seeking special use approval to permit The Farmhouse as an event venue throughout the year. These events would include: Easter egg hunts, Christmas markets, graduation parties, story time hour, power yoga, weddings. If the special use is approved, The Farmhouse will still incorporate the retail component of the business, by displaying their products inside the house, outbuildings, and at market events 3-4 times per year. The house would be included as part of the rentable space to clients if they wish to use it. Event Space The applicant is proposing a 4,000-sqare-foot tent to be installed permanently or seasonally for the event space. The tent would be located on the south of the property between the existing patio and south property line. The tent would be purchased by the applicant and would have windows/sides. Additionally, the applicant would landscape around the exterior. A hard surface (pavers, concrete, etc.) would be installed as a floor underneath the tent. The Farmhouse would allow for a maximum capacity for these events to be 200 people. Per the Zoning Code, in the B-3 zoning district, structures must be setback at least 15 feet on the interior side of the property. The proposed tent would be located near the south property line, approximately 20 feet from the south property line. Currently there are thick, dense hedges along the east property line. The applicant is willing to install a fence, if necessary. In order for the Plan Commission to recommend approval of a special use, the applicant must demonstrate two findings of fact based on the specific circumstances of the project. Staff outlines the required findings and supporting facts as follows: a. The special use will not be injurious to the use and enjoyment of other property in the

immediate area for the purposes already permitted, nor would it substantially diminish property values; The applicant’s property is ideally suited to host events and be used in the manner proposed. The historic buildings create a scenic atmosphere. The existing structures have been enhanced by a large new paver patio constructed by the applicant. The outdoor courtyard also includes a dramatic, four-sided fireplace. The smaller out-buildings provide additional enclosed areas that could be used for a variety of purposes during the special events. While the property itself is ideal for a special event venue, staff notes that there are a handful of homes in close proximity on the east and south property lines. The immediate proximity of homes is an issue for consideration in terms of potential impacts, such as noise and lighting, from the special event venue operation. Staff would value input from adjacent residents and property owners during the public hearing to provide additional information to assist in determining this finding of fact. Staff does note that operation of The Farmhouse would be required to comply with noise regulations set forth in the Municipal Code. For commercial properties, noise levels must dissipate to a level below 55 decibels (dBA) at the property line after 7 pm. Staff is concerned that it would be difficult to achieve these minimum noise levels for larger 7

REPORT TO THE PLAN COMMISSION Page #3 of 5 1780-011718.SU 2/2/2018 THE FARMHOUSE PLAINFIELD – 12729 S. NAPERVILLE RD.

gatherings of up to 200 people, possibly to include entertainment (music, band, DJ, etc.). Staff proposes to work with the applicant to take sample sound readings and consider strategies to mitigate potential sound impacts.

b. The establishment of the special use will not impede normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district. Staff believes that the proposed special event venue would be compatible with the trend of development and would not hinder additional development in the area. The Village of Plainfield is working cooperatively with Will County and Bolingbrook on plans to improve (signalize) the intersection of Naperville-Plainfield Road and 127th Street. The northeast corner of this intersection is in Bolingbrook’s jurisdiction and staff understands it is planned for future commercial development. Staff believes that operation of The Farmhouse would be compatible with future commercial development at this intersection.

Additional Considerations Staff invited input from the Building, Police, and Public Works Departments regarding the special event venue proposal. There are a number of issues that need to be addressed, beyond the strict Zoning Code review, to determine the feasibility of the request. Key issues are summarized below and a comprehensive list is provided in bullet-form at the conclusion of the staff report. Bathrooms The applicant is proposing high-quality portable toilets to be set up in between the garage and the tent. Since the applicant has a background in the construction business, they are familiar with the maintenance of portable toilets, and suggest that they be picked up and cleaned once per week or more often as necessary. In addition, there would be one handicap accessible bathroom inside of the house on the first floor. If the large tent is permanent (year-round), portable toilets would not be allowed and permanent restroom facilities would be required. Liquor Licensing A number of proposed activities at the site, such as wedding receptions, could involve alcohol. Staff notes that attention will be required to determine and obtain the appropriate local and state liquor licenses and insurance coverages. Noise Given that each event would be different on different days and times, there are not specific hours of operation proposed. The applicant has made it clear that she will abide by Village ordinances. The Village Code regulations for a commercial property are 55 dBA measured at the property line between 7 P.M. - 7 A.M., and 62 dBA between 7 A.M. - 7 P.M. Police staff believes that at the south property line, a typical speaking-level conversation would be above the permitted decibels, therefore, live or amplified music would most likely be above the limit. Police staff suggested moving the tent to the north area of the property, to help alleviate noise for the adjacent residential properties. Police staff recommend a sound check be performed prior to approval of the special use. 8

REPORT TO THE PLAN COMMISSION Page #4 of 5 1780-011718.SU 2/2/2018 THE FARMHOUSE PLAINFIELD – 12729 S. NAPERVILLE RD. Parking/ Stormwater Management As a part of the site plan that was approved by the Village Board on June 19, 2017, the applicant will be constructing an 11-space asphalt parking lot. Per the township assessor, the house is 2,786 sq. ft. and the garage is 708 sq. ft., for a total of 3,494 sq. ft. Retail sales and office uses require 1 space per 300 sq. ft. of gross floor area. Assuming the applicant uses both the house and the garage for retail or office uses, this would require 11.6 parking spaces Because the applicant is requesting a special use permit for event venue space, the applicant would need to demonstrate how the additional required parking needs would be met. For civic assembly, one (1) space is required for every 400 square feet of gross floor area. Separately, one (1) space is required for every four seats of assembly. With the addition of a tent that holds approximately 250 people, approximately 63 parking stalls would be required. Village Code requires that parking be constructed of a hard surface (asphalt, concrete or unit pavers). This would be a substantial amount of parking and impermeable surface area, which most likely would also require stormwater detention. Police and Fire District For the Vintage market held over the winter, the applicant utilized a community service officer (CSO) provided by the Police Department. The applicant would like to have a community service officer for events in the future, but would schedule time when she has a schedule list of events at the Farmhouse. Police staff believes it may be a challenge for CSO staffing due to the frequency and time fluctuation of Farmhouse events. The applicant would also need to be in compliance with the Fire District’s regulations for tent fire safety, fire alarms, and sprinkler systems. Lighting As presented in the site plan review, the applicant will be adding two light fixtures to illuminate the parking lot. Future events that take place in the tent at night, will require lighting inside of the tent. Because of the large windows and proximity to property lines, staff anticipates that the lighting could cause a disruption to the surrounding properties. The Village’s Zoning Ordinance states that light spill diminishes to at or below 0.5 footcandles at the property line. CONCLUSION/RECOMMENDATION In conclusion, staff is confident that smaller-scale events can be accommodated at The Farmhouse without creating negative impacts to adjacent properties. Staff recognizes the potential for larger-scale events, and/or the frequency of special events, to be a concern to adjacent residents. Staff notes that the special use process allows for imposing stipulations of approval to mitigate potential impacts. Staff also believes that the upcoming public hearing will be an important opportunity for neighbors’ views to be expressed, which would have an impact on the potential findings of fact. If, following consideration of the case, the Plan Commission wishes to recommend approval, the following motion is offered for your consideration:

9

REPORT TO THE PLAN COMMISSION Page #5 of 5 1780-011718.SU 2/2/2018 THE FARMHOUSE PLAINFIELD – 12729 S. NAPERVILLE RD. I move we adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for event venue at The Farmhouse Plainfield at 12729 S. Naperville Rd., subject to the following two (2) stipulations:

1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District.

10

From: Ken RugglesTo: Jonathan Proulx; Kendra KuehlemCc: Ken Goska; Scott Threewitt; John KonopekSubject: Farmhouse of PlainfieldDate: Thursday, February 01, 2018 12:14:23 PM

Jonathan and Kendra, Based on our conversation from yesterday, the following would be the principal concerns of thePolice Department regarding the Farmhouse of Plainfield plan to become an event venue:

1. Adequate parking for the proposed facilities and the estimated 250 maximum attendancea. Such parking must be on improved surfaces per local ordinance

i. Grass parking surfaces deteriorate rapidly from repetitive use andweather conditions (ground saturation)

b. Sufficient handicapped parking spaces must be dedicatedc. Area lighting and vehicle lights impact on adjacent residential properties

2. Sound levels generated on property must comply with the Village sound ordinancea. We recommend a sound check be performed before approval could be grantedb. We are concerned about the proximity of the proposed tent to the adjacent

residential community- 20’ off the lot line?c. If commercially zoned, they are allowed only 55 dB as measured at the property line,

between the hours of 7:00 pm and 7:00 am.d. 250 people gathered for an event could easily generate noise beyond the allowed

maximums (20 feet from the property line) without even considering amplified orlive music.

3. Liquor Licensinga. Current provisions for special event permits do not cover the volume and/or type of

events they are proposingb. A Class N-Private Club/Banquet Facility Liquor License may cover the proposed

usage. i. Current license fee is $1,900 annually ii. Requires background checks and approval by the local Liquor

Commissioner iii. Must have comparable State of Illinois Liquor License iv. All servers must be Bassett Trained and maintain such certification v. Must comply with all other standards of the Liquor Ordinance

4. Staffing by Village for Security/Traffic Control (Police and CSO’s)a. Difficult to estimate staffing based on fluctuating attendance at each eventb. The number of events proposed on the property

i. 5 or 6 market style events (similar to December 2017) ii. Friday/Saturday events—weddings, private parties, birthdays, etc.… iii. Bridal/Baby Showers iv. Yoga classes

5. Miscellaneous Concernsa. Impact on adjacent residential properties 11

i. Parking, lighting, noise, people entering private property, etc.…b. Adequate restroom facilitiesc. Use of the property on west side of Naperville Road for overflow parking (improved

surface, flood plain) and garbage collection

d. Proximity to 127th Street and Naperville Road intersection for ingress/egress ofproperty for traffic

e. Compliance with Plainfield Fire District for occupancy, tent/fire safety, fire alarm andsprinkler requirements, etc.…

f. Tent compliance with temporary/permanent structure requirements Please let me know if you need any further explanation or clarification of any of these points. If theirplans change, we would need to reassess based on their proposal. Sincerely, Ken Ruggles #105Community Services CommanderPlainfield Police Department14300 S. Coil Plus DrivePlainfield, IL 60544(815) 267-7211kruggles@plainfieldpd.com

12

1

Kendra Kuehlem

From: Ken GoskaSent: Thursday, February 01, 2018 2:04 PMTo: Ken Ruggles; Jonathan Proulx; Kendra KuehlemCc: Scott Threewitt; John Konopek; 'Fire Mary'; 'jkstratton@plainfieldfpd.com'Subject: RE: Farmhouse of Plainfield

Follow Up Flag: Follow upFlag Status: Flagged

Jonathan and Kendra  I saw Ken Ruggles letter and it coved many of our concerns. Here are a few addition items. Before any new work or permit are started, complete open permits;                Commercial Build‐out Permit ‐ Issued 7/17/17 Expiration date 7/17/18  Permit # 2016‐00000419                Commercial Miscellaneous Permit ‐ Issued 6/12/17 Expiration date 6/12/18 Permit # 2016‐00000419                Site Permit ‐ Issued 8/14/17 Expiration date 8/14/18 Permit # 2016‐00001041  Must meet Plainfield Fire District requirements Must meet Health Department requirements  Temporary Tents; Maximum of 180 days per year                International Fire Code Sec.3103.5 Use period.                 Temporary tents, air‐supported, air‐inflated or tensioned membrane structures shall not be erected for a period of more than 180 days within a 12‐month period on a single premises. Will need more information on the follow but not limited to; Tent structure and material Seating, table layout Emergency lighting and exiting plans Power source for all lighting and circuits Heat and cooling source Sanitation; water supply and drainage Plumbing fixture location and count   Tent floor material  Food prep area layout Emergency Apparatus Access on site Will need complete layout of the site to figured occupancy load by square footage  If you have any question please call   Ken Goska Building Official Village of Plainfield 14400 S. Coil Plus Drive Plainfield, IL  60544 815‐439‐4254 – desk 815‐609‐6114 ‐ fax    13

1

Kendra Kuehlem

From: Scott ThreewittSent: Friday, February 02, 2018 8:49 AMTo: Ken Goska; Ken Ruggles; Jonathan Proulx; Kendra KuehlemCc: John Konopek; 'Fire Mary'; 'jkstratton@plainfieldfpd.com'Subject: RE: Farmhouse of Plainfield

Jon/Kendra, 

Commander Ruggles and Ken have done a great job summarizing the concerns that were brought up during our meeting earlier this week. The only additional comment I would like to add is regarding stormwater management. The Village’s ordinance requires detention for any redevelopment over 25,000 square feet. The 25,000 square foot is cumulative and the work that has already been completed would count against that total. 

Thanks, Scott 

ScottR.Threewitt,P.E.|LeadEngineerVillageofPlainfield|DepartmentofPublicWorks14400CoilPlusDrive|Plainfield,Illinois60544815‐230‐2037‐Directhttp://www.plainfield‐il.org

Let'shaveacleanerworld!Reduce,RecycleandReuse!‐Pleaseconsidertheenvironmentanddonotprintthise‐mailunlessabsolutelynecessary

Thismessagemaybeconfidentialand/orprivileged.Ifyouarenottheintendedrecipient,pleasenotifythesenderimmediatelyandthendelete.Youshouldnotcopyorusethismessageforanypurposeordiscloseitscontenttoanyotherperson.Internetcommunicationsarenotsecure,youshouldscanthismessageforanyattachmentsorviruses.Undernocircumstances,doesthesenderoragencyacceptanyliabilityforanylossordamagethatmayresultfromyourreceiptofthismessageoranyattachments.

14

15

16