HomeMy Public PortalAbout2013-05-07 PC minutes VILLAGE OF PLAINFIELD PLAN COMMISSION RECORD OF MINUTES DATE: May 7, 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 Commissioners Seggebruch, O’Rourke, Renzi, Kiefer, and Chairman Sobkoviak and the Fire District were present. Commissioner Heinen , the School, Park and Library Districts were absent . APPROVAL OF MINUTES: The Plan Commission minutes from April 16, 2013 were accepted as amended. PUBLIC COMMENTS: There were no public comments. DEVELOPMENT REPORT Mr. Proulx indicated the Village Board recently sup ported and approved the expansion to Coil Plus and the associated property tax abatement; approved the site plan review for the McDonalds and provided favorable feedback to support the Dunkin Donuts nea r the corner of Lockport Street and Route 59. OLD BUSINESS Case No. 1614-032013.SU Starbucks Coffee Company Mr. Proulx stated this is a public hearing that was continued from the last meeting and is being heard pursuant to public notice being posted and publishe d in accordance with the state statute and all applicable village ordinances. Mr. Proulx reviewed the points of discussion from t he previous meeting. The first point was the completion of the traffic s tudy; the second point of discussion was over the s ite plan and the ability to navigate through a bypass l ane around the building; the third point was the possibility of a fence; and the fourth point of dis cussion pertained to the noise levels. Mr. Proulx stated staff’s assessment of the traffic study was that it could be accommodated without putting any undo strain on the existing traffic sys tem and deferred discussion of the traffic study to the applicant and consultant; a new site plan has been presented which shows there is sufficient room for the by-pass lane without expanding the curb line, a pho tograph was shown showing two vehicles in the lanes around the building; the third item was considerati on of a fence and any discussion is deferred to the owner of the property; the fourth point is noise an d the staff’s suggested motion includes hours of operation. Chairman Sobkoviak reminded Carl Bryant, owner; Jav ier Millan, traffic engineer from KLA; and John Bell, Starbucks development manager that they were still under oath. Mr. Bryant stated the sidewalk on the east side of the building would be removed and there would be more room for the vehicles; indicate d when the project was originally approved landscapin g was the preferred choice over a fence. Mr. Bryan t 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 May 7, 2013 Page 2 of 5 indicted he had not spoken with the neighbors and i ndicated he was not interested in providing a fence at this time. Mr. Millan reviewed the traffic study; reviewed the traffic during the peak hours of 7 – 8 am and 4:45 to 5:45 pm; described the number of accidents at this location; described the gaps that occur and the tim e needed for the cars to merge into those gaps; descr ibed the queues; stated there is room for the by-pa ss lane and reviewed the traffic that would be generat ed by a coffee shop. Mr. Millan reviewed the backu ps on route 126 caused by the trains; indicated 4 trai ns crossed Route 126 in the morning peak hour and t he average time the road was blocked was 2 minutes. Chairman Sobkoviak asked for public comments. Chairman Sobkoviak swore in Michael Baish. Mr. Bai sh was concerned with the sound; traffic; currently has a problem with pedestrian traffic thru this yar d and felt a fence was needed. Commissioner Renzi indicated the traffic study show s Main Street carries an average daily traffic (ADT ) of approximately 14,200 vehicles while Route 59 car ries (ADT) of approximately 25,200 vehicles. Chairman Sobkoviak swore in Michelle Kelly. Ms. K elly, owner of 14907 Bartlett and also 14836 Bartlett, stated she would like the time changed to reflect 8 hours at night; suggested a sound wall w as needed; and felt this was detrimental to the histor ic district. Chairman Sobkoviak reminded John Bell that he was s till under oath. Mr. Bell stated Starbucks is a socially conscious company; indicated he stopped at the site this evening to hear the road noise comin g from Route 59 and Route 126; did not feel this road noise would be lessened with a fence or landscapin g; felt the landscaping was to lessen the impact of th e of the shopping center to the residential homes; reviewed the drive thru and the by-pass lane; indic ated this store will have similar hours as the othe r 2 stores in the area. Commissioner O’Rourke felt the residents are concer ned with the speaker noise. Mr. Bell described how the speakers at the menu board worked. Mr. Bell fe lt the fence was an unnecessary request. Mr. Bell stated Starbucks would not be asking for approval a t this location if they did not think it would be a safe place to conduct business. Chairman Sobkoviak swore in Mary Henneberry. Ms. Henneberry asked if the study took into consideration the noise of the traffic and the cars as well as the speakers. Mr. Bryant explained the study. Commissioner Kiefer asked if the hours of operation for this building would carry over to a new tenant . Mr. Proulx indicated a new special use would be req uired for a different tenant. Commissioner Seggebruch asked about the hours of op eration. Mr. Bell indicated the drive-thru and store hours were the same. Commissioner O’Rourke asked if Sunday hours of oper ation were an hour different i.e. 6am instead of 5am operation. Mr. Bell agreed the hours of operat ion would be Monday thru Saturday 5am to 10pm, with Sunday hours of 6am thru 10pm.
Plan Commission Minutes May 7, 2013 Page 3 of 5 Commission Renzi asked about the landscaping with a 12 month screening. Mr. Proulx indicated the tenant and owner proposed to use the existing lands caping. Mr. Bell indicated their busiest time wo uld be in the morning and the amount of traffic at nigh t will be considerably less. Mr. Bryant indicated he was not interested in provi ding a fence at this time. Commissioner Seggebruch asked if Mr. Bryant would b e willing to replace any planting that was removed along the east side of the building with an other planting to be placed in the landscape buffer . Mr. Bryant indicated he would be willing to replace any plantings on a 1 to 1 basis. Commissioner Seggebruch indicated he visited the si te tonight and found you could come out of the site on Main Street and head west re-enforcing the traff ic study. Commissioner Seggebruch felt they should relocate o ne of the handicap parking spaces next to the proposed patio. Mr. Bryant agreed to relocate one of the handicap parking spaces. Chairman Sobkoviak asked for additional comments, t here were none; time for public comments was closed. Commissioner Kiefer made a motion to adopt the find ings of fact of staff as the findings of fact of th e Plan Commission and, furthermore move to recommend approval of a special use to permit a drive-thru operation for Starbucks Coffee Company at 23915 W M ain Street, subject to the following three stipulations: 1. Compliance with the requirements of the Village Eng ineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Restriction on hours of operation of the drive-thru window to prohibit operation between the hours of 10pm and 5 am Monday through Saturday and till 6am on Sundays. Commissioner Seggebruch seconded the motion. Vote by roll call: Renzi, present; O’Rourke, no; Seggebruch, yes; Kiefer, yes; Sobkoviak, yes. Moti on carried 3-1 with 1 present. Case No. 1612-031213.FP Villas at Fox Run Mr. Proulx stated the applicant previously submitte d a concept plan to substitute a number of single family detached homes in place of what was original ly platted as a 4-unit attached townhome product concept. The applicant was proposing to modify the footprint of the detention pond at that time. Thi s project is located on the east side of Route 59 adj acent to Dayfield Drive and south of Feeney Drive. Based on input from the Village Board the developer chose to return with a revised plan to work within the confines of the existing detention pond footpri nt; they are looking for a similar lot substitution but in a manner that would not require changes to the existi ng detention area. This was originally approved as a 92 attached unit development; they received a major change to allow for up to 27 single family detache d units; they now wish to add an additional 9 detache d units as well as the proposed 56 townhouse units. Staff finds both the attached and detached elevatio ns compatible. This is the third re-platting. The proposed lots fall within the allowable lot siz e with the average lot size being 7,500 square feet which is consistent for the R-3 zoning district. There w ill be no changes to the final engineering; the Par k District is not seeking any additional park obligat ion.
Plan Commission Minutes May 7, 2013 Page 4 of 5 Staff would be seeking a favorable recommendation. Chairman Sobkoviak swore in Jaime Wilcox, Wilcox Co mmunities. Mr. Wilcox stated the detached product has been very successful and they are seeki ng this final re-plat to incorporate some additiona l lots of this new product. Chairman Sobkoviak asked for public comments. Ther e was no response. Discussion was held regarding the access points to the new single family detached homes and the number of the homes. Mr. Wilcox described the access poin ts; explained this development was approved for a total of 92 homes, with this revised plan the net w ill be 91 homes. Commissioner Kiefer made a motion to recommend appr oval of the Villas at Fox Run Re-Plat 3 Planned unit Development, subject to the following two (2) stipulations: 4. Compliance with the requirements of the Village Eng ineer. 5. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner O’Rourke seconded the motion. Vote by roll call: Seggebruch, yes; Renzi, present; O’Rourke, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 4-0 with 1-present NEW BUSINESS Case No. 1620-041913.TA Rear Signage Text Amendmen t Mr. Proulx indicated this is a public hearing for a text amendment initiated by staff; the appropriate notice has been posted in accordance with state statute an d local ordinance. Staff initiated this text amend ment as the result of a variance request by Physicians I mmediate Care for rear wall signage. Mr. Proulx reviewed the current ordinance; stated that as the outlots have evolved over time we have received a number of requests for rear wall signage; staff ack nowledges there has been some inconsistency on how the corner sides have been handled. This amendmen t would allow for rear wall signage on buildings th at face a commercial access drive but specifically exc luding those businesses that abut a residential subdivision. Staff wants to protect residential su bdivisions from the commercial development. The ar ea or size of the rear wall sign would be reduced to o ne (1) square foot for each two (2) feet of rear fa çade frontage. Commissioner Kiefer asked if an entrance for pedest rians would be needed to obtain the rear signage. Mr. Proulx stated this proposed would not require a n entrance for the rear wall signage. Chairman Sobkoviak asked for public comments. Ther e was no response. Some discussion was held regarding the description of an internal commercial street; signage on the si des of businesses facing right in right-out access stre ets. Mr. Proulx stated there would still be some interpretation. There was a suggestion that temporary sign ordinanc e should be looked into also. Commissioner O’Rourke made a motion to recommend a text amendment to the sign ordinance to allow rear signage on commercial buildings that back up t o internal streets.
Plan Commission Minutes May 7, 2013 Page 5 of 5 Commissioner Kiefer seconded the motion. Vote by r oll call: Seggebruch, yes; Renzi, present; Kiefer, yes; O’Rourke, yes; Sobkoviak, yes. Motion carried 4-0 with 1 present. DISCUSSION The Commissioners welcomed Commissioner Renzi back. Commissioner Kiefer commended everyone that worked filling sandbags during the flood. Adjourned at 8:45 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary