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HomeMy Public PortalAbout2013-04-16 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: April 16, 2013 Chairman Sobkoviak called the Plan Commission meeti ng to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL Commissioner Seggebruch, O’Rourke, Kiefer, Heinen a nd Chairman Sobkoviak and the Fire District were present. Commissioner Renzi, the School, Park and Library Districts were absent. APPROVAL OF MINUTES: The Plan Commission minutes from April 2, 2013 were accepted as amended. PUBLIC COMMENTS: There were no public comments. DEVELOPMENT REPORT Mr. Garrigan indicated the Village Board approved t he ordinance for the sign variance for Physicians Immediate Care and approved the ordinance for the s pecial use for planned development for Chicago Brew Werks. NEW BUSINESS Case No. 1614-032013.SU Starbucks Coffee Company Mr. Proulx stated this is a public hearing being he ard pursuant to public notice being posted and published in accordance with the state statute and all applicable village ordinances; the request is f or a drive-thru for Starbucks to go into the east end-ca p of the building at 23915 W Main Street. Mr. Prou lx reviewed the existing site; reviewed the adjacent p roperty land-uses, zonings and functional street classifications; reviewed the access points includi ng the right-in/right-out access from Route 59 with a cross-access easement between the bank lot and the multi-tenant parcel and full access to route 126; adjacent land uses; and reviewed the findings of fa ct as noted in the staff report. Staff believes that the proposed café use with driv e-thru will be compatible with the adjacent propert ies for the vast majority of the time. Pending addition al information regarding the traffic volumes and tu rn movements, staff believes the proposed drive-thru o peration would not result in negative impacts durin g typical daytime hours. The drive-thru operation is compatible with the bank building; the most objectionable impacts would be from noise, lighting and possibly the traffic pattern. This public hearing will provide an opportunity for residents to provide additional information; staff believes it would be possible to make a favorable r ecommendation based on the information currently available. Based on the foregoing, prior to comments during th e public hearing and discussion by the Plan Commission, staff is seeking a favorable recommenda tion. Michael P. Collins VILLAGE PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy Plan Commission Minutes April 16, 2013 Page 2 of 6 Chairman Sobkoviak swore in Carl Bryant, owner; Jav ier Millan, traffic engineer from KLA; and James Yerges, acoustical engineer; John Bell, Starbucks d evelopment manager. Mr. Millan indicated they were doing the traffic st udy today by cameras; and observing the traffic patterns and how the traffic flowed through the sit e; stated that in the morning peak hours the majori ty of the traffic is traveling east bound on Route 126; i ndicated there were a few backups on route 126 due the train blocking the road; indicated in the evening t he west bound traffic backs up while the left turn lane averages 2 to 3 vehicles which clears with the ligh t change; indicated he was able to make a left hand turn several times as were the clients from ATI and the chiropractor office; in the afternoon peak hour a Starbucks of this size would generate 25-30 vehicle s of which 4-5 in an hour would be westbound; in th e morning peak hour it would be about 70 cars in an h our. Mr. Millan felt the morning traffic would mos tly be eastbound on Route 126; there is a bypass lane f or those who feel the wait is too long. Mr. Millan thought the traffic study would be completed in Mr. Millan described the changes to the existing cu rbs to allow cars better access to the order board. Commissioners were concerned that the number of veh icles making left hand turns would back up the onsite queue; felt the bypass might not be large en ough; asked about the striping or marking of the la nes and how signage would direct the traffic. Mr. Yerges described the location of the order boar d and the type of equipment that is used by Starbuc ks; described the distance where the sound would be hea rd; described the ambient noise from the surroundin g traffic. Mr. Bell indicated this store will have similar hou rs as the other 2 stores in the area being Monday t hru Saturday 5am to 10pm, with Sunday hours of 6am thru 10pm; described the number of employees, deliveries, and trash service. Commissioner O’Rourke asked for more information re garding the changes to the curbing and the proposed outdoor seating area. Mr. Bell described the changes, and location of the seating area. Mr. Bryant indicated they would lose one parking space. Discussion was held as to where the employees would park, and location of the handicap parking spaces; changes to the sidewalk, pavement and curbing east of the building. Commissioners were concerned with the bypass lane, landscape area, incomplete traffic study, and location of the handicap parking spaces . Commissioners would like to see how the bypass woul d work and the completed traffic study. Chairman Sobkoviak asked for public comments. Chairman Sobkoviak swore in Michael Baish. Mr. Bai sh is concerned with the traffic movement; frequent accidents at Michigan and Bartlett Ave.; s ound; currently has a problem with pedestrian traff ic thru this yard; the light fixtures; and indicted he would want a sound fence. Chairman Sobkoviak swore in Heath Wright. Mr. Wri ght stated weekend traffic is heavy; was concerned more with the noise of the cars than the speakers; the lights; agreed with the proposed hours and suggested adding these hours of operation to the or dinance. Plan Commission Minutes April 16, 2013 Page 3 of 6 Chairman Sobkoviak swore in Mary Henneberry. Ms. H enneberry agreed the hours needed to be controlled; the car noise is the concern not the me nu board; and asked about the impact of any re-use of the existing bank building. Chairman Sobkoviak swore in Michelle Kelly. Ms. Ke lly felt there would be an impact to the residents; suggested a sound wall instead of landscape; agreed the hours should be added to the ordinance; and stated there is a glare from the existing lights on the building. Chairman Sobkoviak asked for additional comments, t here were none; time for public comments was closed. Mr. Bryant stated the train noise is there and the traffic from route 59; felt he had addressed sound; felt he had passed the site plan and parking previously; in dicated he could return with the plan for the drive -up; stated he would not consider a sound wall; felt thi s was a good project for Plainfield; stated he woul d return with the completed traffic study. Commissioners felt the applicant should consider th e fence; show how the existing bypass will work; provide the completed traffic study and show a corr ected plan. Commissioner O’Rourke made a motion to continue cas e no. 1614-032013.SU to the next Plan Commission meeting scheduled May 7, 2013. Commissioner Heinen seconded the motion. Vote by r oll call: Seggebruch, yes; Kiefer, yes; Heinen, ye s; O’Rourke, yes; Sobkoviak, yes. Motion carried 5-0. Case No. 1613-031813.SPR/SU McDonalds Commissioner Heinen stated the civil engineer for t his project is with V3 companies; that he previousl y worked with V3; he now works with Kimley-Horn; Kiml ey-Horn works with McDonalds nationally but not in this area. It was determined there was no c onflict of interest. Mr. Garrigan stated this is a public hearing being heard pursuant to public notice being posted and published in accordance with the state statute and all applicable village ordinances; the applicant is requesting a site plan and special use for a propos ed McDonalds with a drive-thru to be constructed at the southwest corner of Route 30 and 135 th Street. Mr. Garrigan reviewed the adjacent land u ses, zonings, and the findings of fact. Regarding a) the subjec t site is currently zoned commercial as identified in the Comprehensive Plan; there is sufficient buffering t o mitigate and minimize against any impact on the adjacent residents. Regarding b) the subject site is commercial in nature and there is adequate buffe ring; and staff anticipates there will be future commerci al development to the south of this parcel; describ ed the Comprehensive Plan calls for commercial development at the major nodes of Route 30 which would include 143 rd , 135 th , 127 th , and 119 th Streets. Mr. Garrigan stated the applicant proposes a 4,300 square foot store on approximately 1.26 acre site fronting Route 30 and adjacent to the southern acce ss drive. Mr. Garrigan described the three access points, the parking provisions, drive aisles and th e by-pass lane, and the architecture which all comp ly with the Village’s ordinances. The applicant submi tted a landscape plan; staff would request the applicant incorporate a two foot berm in the landsc ape buffer along Route 30 and replace some of the proposed “Honeysuckle” shrubs with “Red Twig Dogwoo ds”; and the introduction of several shade trees along the southern landscape buffer adjacent to the access drive to provide some softening along the Plan Commission Minutes April 16, 2013 Page 4 of 6 access drive. The applicant submitted a trash encl osure plan and a photometric plan and both conform to the Village’s requirements. The existing retention pond located within this development will handle t he storm water for the subject site. The applicant has complied with the findings of fac t required for a special use and the proposed site plan meets the requirements of the Village’s Site Plan R eview ordinance. Staff would propose favorable recommendations for both the special use and the pr oposed site plan. Chairman Sobkoviak swore in Andrew Uttan, civil eng ineer and site planner for V3 Companies; Al Daniels, construction manager for McDonalds; Nick C ory, owner operator for this McDonalds; and Andy Goodman. Mr. Uttan indicated they are willing to i ncorporate the additional landscaping; the photomet ric plan will be revised to incorporate all LED lightin g. Chairman Sobkoviak asked for public comments. Ther e was no response. Commissioner Kiefer asked if there were any comment s from the neighbors. Mr. Garrigan indicated he had not received any comments. Discussion was held regarding the access drive. Mr . Goodman stated the cross access easement is alrea dy in place. Mr. Garrigan stated he could have the vi llage engineer look at the access drive. Discussio n was held regarding the location of the drive-thru to th e access drive. Discussion was held regarding the possibility of widening Route 30. Mr. Garrigan ind icated there is a large right of way on the west si de of Route 30 and there are no plans to widen Route 30 i n this area in the 5 year plan. Discussion was held regarding moving the trash encl osure to the northwest corner. Mr. Goodman explained the northwest corner makes it harder for the garbage truck to access the trash enclosure and we would lose parking stalls. The present location al lows employees to park in front of the enclosure. Mr. Garrigan indicated he could work with the applicant to see if there was a better location. It was confirmed that the cross access easement is from retail center to the north all the way down to the access road. Mr. Cory stated the drive-thru will be 24 hour serv ice but the lobby will not. Discussion was held regarding fire suppression of t he building. Commissioner O’Rourke made a motion to recommend ap proval of the Special Use subject to the following stipulations: 1. Compliance with the requirements of the Village Eng ineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Kiefer seconded the motion. Vote by r oll call: Heinen, yes; Seggebruch, yes; Kiefer, ye s; O’Rourke, yes; Sobkoviak, yes. Motion carried 5-0. Commissioner O’Rourke made a motion to recommend ap proval of the site plan for McDonald’s subject to the following stipulations: Plan Commission Minutes April 16, 2013 Page 5 of 6 1. Compliance with the requirements of the Village Eng ineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Modifications to the landscape plan as per staff re commendations. Commissioner Seggebruch seconded the motion. Vote by roll call: Kiefer, yes; Heinen, yes; Seggebruch , yes; O’Rourke, yes; Sobkoviak, yes. Motion carried 5-0. Chairman Sobkoviak called for a ten minute break. Meeting was reconvened at 9:05 pm. Case No. 1619-041013.CP Dunkin Donuts (Patel) Mr. Garrigan stated this is a concept plan for appr oximately a 2,800 square foot stand-alone Dunkin Donuts with a drive-thru to be constructed at the s outhwest corner of Lockport Street and Route 59. Phase II of this project would potentially include a 6,900 square foot structure at the corner of Lock port and Route 59. Mr. Garrigan described the adjacent property land uses; this property is zoned B-5; and is a critical corner in the downtown as it serves as a n entrance into the historical downtown. The importance of this site is establishing the charact er and sense of place for the downtown. Mr. Garrig an reviewed the “Vision for Division” plan which was r ecently completed. The applicant proposed one right-in/right-out on Ro ute 59; the existing access on Chicago Street would have to be eliminated to provide for the drive-thru . Staff would request that there be a minimum of t wo access points. The applicant proposes 10 parking s paces at this site along the western lot line while the ordinance would require 14 parking spaces including one handicapped space. This proposed site is located in the center parking district, and the app licant could count adjacent parking spaces on any r ight-of-way that is within 300 feet of the subject site. If there is support for this auto oriented use, sta ff would request that the applicant consider more o f an urban design for this store and move the store towa rds Route 59, eliminate the drive thru on the east side and shift the drive thru to the west side of the bu ilding and shift the building to the south, thus pr oviding a greater stacking lane for the drive-thru. This wou ld also provide a new opportunity to maintain the exiting access point on Chicago Street. The prope rty immediately to the west has not given permissio n for any access to Chicago Street. Staff asked if t here would be support to move the stand alone build ing closer to Route 59 and have a more of a streamlined drive-thru similar to stores we have seen in downtown Chicago in a more urban environment instea d of having a full circulation drive-thru that you would see at a more conventional auto-oriented site . Any concept for Phase II needs to be viable and sta ff would request that the applicant consider a larg er floor plate for a more urban environment; eliminat ing the 12 proposed parking spaces to make this a more urban provide sufficient room for the necessar y mechanical systems and an elevator for any second floor on the structure. If there is support for Du nkin Donuts stand-alone building then this lot woul d remain open for use such as the Farmers Market or p ossibly landscaping the property and providing it f or community space. Staff feels this is a good locati on for urban design. Staff has indicated a need for really good urban de sign at this site. The applicant has not yet submi tted any architectural elevations for this concept plan; but did provide three possible elevations, one of which could be a more traditional building with face bric k consistent with some of the more urban designs th ey have done, one more mid-century and also a more ret ro style building. The applicant is looking for feedback from the Plan Commission to see if there is support for a stand-alone Dunkin Donuts. Mr. Garrigan reviewed the Vis ion for Division for this corner. Plan Commission Minutes April 16, 2013 Page 6 of 6 Chairman Sobkoviak swore in Peter Paraskis, archite ct, and Dipa Patel, owner. Mr. Paraskis stated the y wanted to see if the Plan Commission would entertai n a drive-thru at this location. Discussion was held regarding the limited access; p ossibility of lengthening the building; suggested relocating the building closer to Route 59; layout of the drive-thru; possibility of obtaining a cross access easement to the west; and the use of the building t o be placed on the hard corner. Commissioners felt a drive-thru could work at this location; felt the right-in/right-out could work bu t agreed it would be better to push the building towa rds Route 59 and keep the drive-thru to the west si de of the building to give a more urban look. Mr. Parask is mentioned the drive-thru on the east side could be a covered drive-thru with arched openings. Commissioners were amenable to the drive-thru and d etermined it will be the look of the building that will be the determining factor. DISCUSSION Adjourned at 9:45 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary