Loading...
HomeMy Public PortalAbout1993-11-02 PC minutesPLAINFIELD PLAN COMMISSION DATE: November 2, 1993 COMMISSIONERS PRESENT: EX- OFFICIO PRESENT: ALSO PRESENT: AT: Plainfield Library Chairman Sobkoviak W. Manning L. Kachel M. Krippel W. Schempf D. Norris Library Dist., G. Krahn School Dist., Rep. Fire Dist., E. Schrader Trustee. J. Ray Trustee, M. Lambert P. Waldock, Village Planner H. Hamilton, Engineer S. Hart, Secretary Chairman Sobkoviak called the meeting to order at 7:00 p.m. Chairman Sobkoviak led the pledge to the flag. Roll call was taken, the Park District representative, and the Township representative were absent. Chairman Sobkoviak declared the minutes of October 5, 1993 and October 19, 1993 were approved as amended. PLANNING AND DEVELOPMENT REPORT: Report was given by J. Ray: Golden Meadow Unit 5 passed. Bed and Breakfast Ordinance passed, after a lengthy discussion. OLD BUSINESS: CASE NO. 414- 090993.SPR MC DONALD'S CORPORATION Planner Waldock summarized his report as follows: The Site Plan Staff Report was unchanged from the discussion of October 5, 1993. The site is located 230 ft. north of the intersection of Main St. (Rt. 126) and Rt. 59, along the west side of Rt. 59. The property is adjoining residential to the west, and commercial or vacant land on the other sides. The adjoining piece between the Mobil Station and the subject site is vacant. Driveway access is provided at Rt. 126 and Rt. 59. The Primary access is located along Rt. 59 in general alignment wit PLAN COMMISSION MINUTES November 2, 1993 Page 2 A fully screened trash enclosure is proposed for the rear of the building. The enclosure is designed of wood fencing with a concrete pad for the dumpster. Site Plans indicate storm water storage of .35 acre feet is accommodated. Development of the subject site is not negatively impacted by the proximity of the flood plain. The building location is entirely beyond the flood plain boundary therefore no flood hazard criteria will be required for this project. The parking lot will result in a minimal amount of fill, which will be compensated for in the area north of the site. Parking areas that are located within the flood hazard areas are acceptable under present codes. A eight foot tall opaque cedar fence is planned along the west property line of the site. A tree row is designed along the driveway south of the subject site (toward IL Rt. 126), Viburnum are proposed between the adjoining residential areas and the driveway. A two foot high berm is planned along the south driveway. The area shall be hydro- seeded and finished with mulch around the shrubbery and tree base. Parking is provided to meet or exceed Ordinance requirements, paved parking and drive areas are provided to accommodate 52 regular parking spaces and 3 handicap spaces. Area for future parking sufficient for parking for 11 cars is provided on the lot to the north of the subject premises. Parking as provided is sufficient to meet ordinance standards. Major issues, as mentioned in the previous discussion were, the access to Rt. 59 and it's alignment. There have been discussions with IDOT, subsequent to the last hearing on this subject. IDOT is in the decision making mode, and they are determining whether the access at Naperville /Plainfield Road and Rt. 59 with full movement and future signalization is going to be adequate, or whether a right in and right out only will be the best permissible. Access to Rt. 126, appears to be acceptable to IDOT. The applicants have provided lighting details that indicate three different kinds of fixture heads for the pole mounted lighting, with two or three fixtures per pole. The three fixture pole would be at the rear of the building. The model stipulated in the Staff report, the RSV series, outdoor area lighting system appears to be most compatible with Village regulations. The report also indicated that lights be relocated to the west side of the property line, so that they shine away from the residential areas, and that has been done on this site plan. Staff recommends approval of the Site Plan for Mc Donald's Corporation subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with provisions of the Plainfield Fire District. 3. Provision of storm water detention calculations and design details as necessary. 4. Compliance with provisions of the Illinois Department of Transportation for access to Route 59 and Rt. 126. 5. Screen and direct all exterior lighting to avoid glare on adjoining residential properties. This shall include the placement of pole mounted lighting along the west edge of the south driveway facing away from adjoining residential areas. Box style lighting (RSV Series) fixtures aimed immediately to the ground are the acceptable light fixture style. r PLAN COMMISSION MINUTES November 2, 1993 Page 3 6. Signage must meet the provisions of the Plainfield Sign Ordinance. No variances are included with this review. 7. All Stipulations must be met before the case goes to the Village Board. As you recall, this item was tabled, pending the Village Board approval of the zoning request, which has been approved. The approval of the Site Plan is to be done simultaneously with the passage of ordinances for the rezoning. Questions of the Plan Commission, included: The possibility of extending the fence along the west property line an additional 75 ft. to screen the residents was brought up. After discussion, it was decided that the trees were more important to the site than a fence, and that Mc Donald's would plant Scotch Pine trees along the northwest corner. The question of the roof lighting, along the decorator beams, and whether the roof beams would be lighted all around the building? Mr. Phillipchuck answered that, there would be two beams on the south side, four on the north side, two in the front but none on the west. H. Hamilton stated that his October 5th letter still stood. He has met with George Gudderly of IDOT, he has expressed an interest in right in, right out only for a short term solution. The full intersection will come with the final improvements to the viaduct, everything links in together. We will have to wait and see what they say, they have said they will get back to us as quick as possible. There are three sections of IDOT working on it, and it will take time. Planner Waldock stated: It is Village Staff's position, that ultimately this will be an IDOT decision and what ever they decide will be something we can work with. We do feel that the alignment with Naperville /Plainfield Road is going to be one that works, especially after signalization. M. Krippel was uncomfortable with the Village taking a passive role in the traffic situation. When CBI came in and built their new building, IDOT did not require a left turn lane, but the Village asked them to get a traffic engineer, and study it, and the traffic engineer came back and said that a left turn lane was needed. It seems we should take a stance with Mc Donald's that they should make a presentation of how traffic should flow. H. Hamilton said he had spoken with Marchris Engineering, and they do have an "ok" to proceed with a traffic study for Mc Donald's, They are working with all three sections of IDOT. Hopefully we can get the results of both this and the Village's traffic study at the same time. It was decided that Village Staff will also receive the Marchris Engineers recommendations and make the decision based on IDOT requirements and the engineering recommendations. PLAN COMMISSION MINUTES November 2, 1993 Page 4 J. Phillipchuck spoke for Mc Donald's. Changes from the previous plan, include: Moved the driveway away from the residential area, flip- flopped the lighting so that there is less chance of fugitive lighting leaving the site, increasing the fence height from 6 ft, to 8 ft, on a two ft. berm. Effectively what is there now, it a 10 ft. solid screening, year around, then we have added additional plantings that include 6 ft. scotch pines, that will grow eventually above the fence. Traffic engineers have been out doing traffic counts. Questions and comments from the audience included: Would the 2 ft. berm be on Mc Donald's side of the easement? Answered by J. Phillipchuck, Yes. More details were requested by E. Schrader, concerning the berm, where the fence is going on the two ft. berm, the landscaping plan, sidewalks from Rt. 126 to the site, and how tall are the light poles. After discussion between the Mc Donald's people, and the Plan Commission, it was decided that: A four ft. wide sidewalk between Mobil and Mc Donald's parking lot would be installed. There would be two signs, one 20 sq. ft. on the west side of the driveway on Rt. 126, and one on Rt. 59. The 8 ft. fence should be level between lot lines. The Plan Commission recommended no left turn, north bound on Rt. 59, subject to IDOT approval. W. Manning made a motion to recommend to the Village Board, the approval of the Site Plan for Mc Donald's Corporation at Rt. 59 and Rt. 126, subject to the seven stipulations of the Planner, and the four stipulations of the Plan Commission, as follows: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with provisions of the Plainfield Fire District. 3. Provision of storm water detention calculations and design details as necessary. 4. Compliance with provisions of the Illinois Department of Transportation for access to Route 59 and Rt. 126. 5. Screen and direct all exterior lighting to avoid glare on adjoining residential properties. This shall include the placement of pole mounted lighting along the west edge of the south driveway facing away from adjoining residential areas. Box style lighting (RSV Series) fixtures aimed immediately to the ground are the acceptable light fixture style. 6. Signage must meet the provisions of the Plainfield Sign Ordinance. No variances are included with this review. 7. A four ft. wide 63;Acktop sidewalk between Mobil and the Mc Donald's parking lot would be instaffpd. PLAN COMMISSION MINUTES November 2, 1993 Page 5 8. There would be two signs, one 20 sq. ft. on the west side of the driveway on Rt. 126, and one on Rt. 59. 9. An 8 ft. fence should be provided along the west lot line, installed in level manner stepping down with any grade changes. 10. The Plan Commission recommended no left turn to or from north bound Rt. 59, subject to IDOT approval. 11. All Stipulations must be met before the case goes to the Village Board. Vote by roll call. L. Kachel, yes; M. Krippel, yes; D. Norris, no; W. Schempf, yes; W. Manning, yes; Chairman Sobkoviak, yes. Motion carried, 5 yes, 1 no. NEW BUSINESS: CASE NO. 419- 102983.FP VINTAGE HARVEST Planner Waldock summarized his report as follows: Final Plat for Vintage Harvest Unit One. The site is along the north side of Fraser Road, west of Rt. 59. The proposal includes 32 Single- family homesites in the eastern part of the development. The Preliminary Plat calls for 150 homesites. The stipulations of the Preliminary Plat approval were: 1. Re -name the east - west leg of Vintage Drive to avoid confusion with the north - south leg of Vintage Drive. 2. Lots 33 - 45 and 141 - 150 are acceptable at the lot widths presented. Lots 7 - 11 should be increased to 85 feet minimum width. This has not been satisfied on the Final Plat, Lots 7 - 11, they are at the similar width of those lots that front along Fraser and the Park site, the reason the applicant is requesting that these lots be included with the others is their adjacency to the commercial area, and they are hoping to use these lots as a buffer. I have no strong objection, however it was a stipulation. 3. Compliance with the requirements of the Village Engineer's report. 4. Compliance with provisions of the Plainfield Fire District. 5. All lots shall be designed to achieve a 12,000 square foot minimum area. 6. Re- evaluate intersection of Vintage Drive and Frazier Road in an effort to address concerns by neighbors and maintain necessary access. 7. Plan Commission 7h4s a desire that Frazier Road be constructed to urban profile neighborhood collector street in accordance with proposed transportation plan. PLAN COMMISSION MINUTES November 2, 1993 Page 6 8. Intersection alignments for Vintage Drive at Fraser Road, should be moved to the west as shown on Exhibit B of the Staff report. All of these stipulations have been addressed by the developers. The major issue is the Engineering, specifically, storm water drainage. The site is flat, with some depressed pockets that will hold water if not properly engineered. Because of the shallow depth below the street surface, Fraser Road will be a modified urban profile, that includes curb and gutter of the urban profile and the open ditch aspect of a rural profile street. This plat is consistent with the Preliminary Plat, and with the Annexation Agreement. Staff recommends that the Final Plat approval for Vintage Harvest Subdivision be continued until the Engineering Design questions can be fully devised. H. Hamilton spoke regarding the Vintage Harvest Engineer, Paul Morris. Most of the items in the November 1, 1993 letter have been resolved. The storm water for the site, is a concern. The detention area for Phase 1, is at the intersection of Burgundy and Chablis. The normal release area for this 30 acre drainage area, is behind the church and Rizzi's. This is a very low area. The soil is permeable and does percolate well in Plainfield, but, percolation tests must be done. The pond proposed, will be a lake, connected directly to the subsurface gravel. When water builds up, it will want to go down into the ground. The water main connection to Rt. 59 is a minor concern, there is a pump station and forcemain for this project that runs across the south end of their commercial piece, that goes out to the sewer on Rt. 59. That may be the point where they connect to the water as there are problems with the right -of -way on Fraser Road. The property owners to the north and south own the pavement, there is no dedicated right -of -way. If we run the watermain up Fraser Road, we have a choice, the north side of the right -of -way, which will put it under Fraser Road, or under the existing Road (with no hydrants). H. Hamilton preferred the water main going across the field. P. Morris, Design Engineer for Vintage Harvest spoke, Ninety -five percent of the comments in the Village Engineers letter, are very minor, and they agreed to them. The two major concerns are; the storm water drainage and the watermain. The storm water drainage problem, was discussed first. If water stands in that area behind the church and Rizzi's, it is obvious that water does not stand long, the vegetation is normal fallow field, as no cat tails grow there. They will excavate the detention basin during the week, and run a percolation test to confirm what he believes, (that percolation will match what a nine inch pipe would discharge). The watermain is another concern, the Design Engineer, have run costs estimates comparing bringing the watermain along Fraser Road, across Rt. 59 to Burgundy Drive, or across the field. Bringing the watermain across the field, would cost Vintage Harvest and extra $10,000, because Vintage Harvest is part of the Fraser Road development, Vintage Harvest would also have to put the watermain along Fraser Road. Concerns of the Plan Commission included: Exactly where the watermain along Fraser Road would be, under the new road? No, the watermain would run under the present Fraser Road, it would be on the north side of Fraser Road, in the right -of -way on the new and improved Fraser Road to be constructed with Phase 3. PLAN COMMISSION MINUTES November 2, 1993 Page 7 Concerns of the audience, included: Water runoff, on to the south side of Fraser; and where will it go? Exactly where will the fire hydrants be? The tar & chip roadway is entirely on the homeowners property, none of the road is on Vintage Harvest property. The fire hydrants will be on the south side of the new Fraser Road. When the new road is done, the edge of pavement will be four ft. to the north of the existing road. After discussion, D. Norris made a motion to recommend to the Village Board, the approval of the Final Plat for Vintage Harvest Unit 1, at Rt. 59 and Fraser Road. Including the following stipulations: 1. Re -name the east - west leg of Vintage Drive to avoid confusion with the north - south leg of Vintage Drive. 2. Lots 7 - 11, 33 - 45 and 141 - 150 are acceptable at the lot widths presented. 3. Compliance with the requirements of the Village Engineer's report. 4. Compliance with provisions of the Plainfield Fire District. 5. All lots shall be designed to achieve a 12,000 square foot minimum area. 6. Re- evaluate intersection of Vintage Drive and Frazier Road in an effort to address concerns by neighbors and maintain necessary access. 7. Plan Commission has a desire that Frazier Road be constructed to urban profile neighborhood collector street, including sidewalks, in accordance with proposed transportation plan. 8. Intersection alignments for Vintage Drive at Fraser Road, should be moved to the west as shown on Exhibit B of the Staff report. 9. All Stipulations must be in compliance before the case goes to the Village Board. Vote by roll call. L. Kachel, yes; M. Krippel, yes; D. Norris, yes; W. Schempf, yes; W. Manning, yes; Chairman Sobkoviak, yes. Motion carried, 6 yes, 0 no. 1992 - 1993 ANNUAL REPORT W. Schempf made a motion to forward the Annual Report of the Plan commission and Zoning Board of Appeals to the Village Board. Seconded M. Krippel. Vote by roll call. L. Kachel, yes; M. Krippel, yes; D. Norris, yes; W. Schempf, yes; W. Manning, yes; Chairman Sobkoviak, yes. Motion carried, 6 yes 0 no. ADJ , URN: Sharon Hart, Secretary R PH AINFIELD W11 . cnvsrro . acoctr . 4AIMUm Would everyone attending this Plan Commission meeting on NOVEMBER 2, 1993. Please sign this sheet for our official records.