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.