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HomeMy Public PortalAbout1988-03-15 PC minutesPLAINFIELD PLAN COMMISSION DATE: March 15, 1988 AT: Village Hall COMMISSIONERS PRESENT: Chairman Simmons, J. Sobkoviak, M. Krippel, H. Bayer, R. Neely, J. Anderson. EX-OFFICIO PRESENT: R. Russ, E. Schrader, Fire Dist. Representative. Chairman Simmons called the meeting to order at 7:30 p.m. Roll call was taken. W. Schempf, L. Kelly, M. Gehrke, J. Myers, A. Arbo, J. Eichelberger, J. Bostjancic, G. Krahn and J. Wilson were absent. Case No. 177-021588Z - Petition of Steve Svornik for rezoning from Residence A to A-1 for property to the rear of 200 Lockport St. Mr. Svornik, petitioner, was present and stated he would like to build a 2-unit family home on the property and plans to live there. Ms. Fagan, Village Planner, presented two letters received from adjoining landowners at 200 and 203 Lockport Street stating their objections to this proposal: The property has limited access, an easement has been made into a common driveway for their properties, and they also feel that allowing multi-family to be built there is not in keeping with the historic nature of the neighborhood. After some discussion it was the consensus of the Board that the property is currently zoned single-family and that a single-family home can be built there, that petitioner"did not offer any hardship in requesting rezoning, and there was concern about the access to the property. J. Sobkoviak moved to recommend to the Village Board to deny the petition for rezoning of property to the rear of 200 Lockport Street from Residence A to A-1. Roll call vote. Sobkoviak, yes; Krippel, yes; Bayer, yes; Neely, yes; Anderson, yes; Simmons, yes. 6 yes, 0 no. Motion carried. Case No. 177-0211882 - Petition of James Chobar, Sr. Trust and Reishus Management (Burger King) for rezoning from B-2 and Residence A to B-4 for 607 Division Street, 306 Lockport Street, and 601 Division Street. Present were Mr. Marlin Reishus and Mr. Eric Reishus of Reishus Management, Inc./Burger King. Marlin Reishus stated they are requesting the property be rezoned to B-4 in its entirety so they can build a Burger King with a drive-through. The property is currently zoned B-2 and residential. The hardship on the property owners right now is that no one will build single-family residences on Route 59, so the best use of this property is to convert it to commercial - B-4 - so it can be utilized to its fullest extent and that taxes can be derived through the city and jobs can be available for the citizens of the town. PLAINFIELD PLAN COMMISSION March 15, 1988 Page Two Mr. Reishus stated they are owners and operators of Burger King restaurants in the neighborhood. Understands our concerns in trying to have the community keep its small town nature and keep the aesthetic appearance in the downtown area. They first got into the Burger King business about 8 yrears ago and built stores in the Fox Valley Shopping Center, Ogden Avenue in Naperville, West Chicago on Rt. 59, Hoffman Estates, Warrenville, and Palos Heights. Have been approved franchisee for several years. They run clean stores with very high operational standards. Are recognized by Burger King as outstanding operators. Presented a letter which gives a financial impact study of what this store will mean to the Village of Plainfield. Will generate real estate tax in excess of $12,000. Expect sales to be in excess of $1 million. Sales tax to be $65,000 of which the Village will get its share. Expect to employ 10 full-time employees and 40 part-time employees which will be generating about $250,000 in salaries. Find that 950 of the employees generally come from the community. Mr. Reishus stated they have tried to address as many of the concerns as possible and proceeded to discuss the proposed site plan. They have put the building on the far northern part of the property, next to the school. There is no access to Lockport Street at all. The access is from Chicago Avenue and Route 59. They intend to heavily berm the area along the school and put rather high shrubbery so that there would be a barrier between the Burger King and the school. All the parking is to the south of the school, none will be adjacent to the school building. The alley is a straight strip all the way through. Are not changing the alley in any direction at all. Put a rumble strip at the beginning of the alley along with signs that will say "Do Not Enter" "Do Not Block Alley", etc. Are proposing to put a wooden fence along the property lines that are.adjacent to single-family homes. The two utility poles will remain where they are. Will have sidewalks around the entire property. There are 57 parking places on the site which is more than adequate for this proposal. The design of the building will be of a Cape Cod or Victorian style. Will have siding on it, cross hatch windows, curtains and valances inside. Mr. Reishus presented some pictures of what the building will look like on the inside. Will be similar to the Naperville store. Seating layout calls for 68 seats, booths, tables and chairs. All interior design for the Naperville store was done by Seating Concepts in Plainfield. PLAINFIELD PLAN COMMISSION March 15, 1988 Page Three Mr. Eric Reishus talked about how they operate their Burger King stores and their training facilities. There are independent shoppers who come into the stores and grade them on quality, service and cleanliness. People from Burger King come in at unknown times and do restaurant progress reports. They are graded extensively on operations. There are also.quarterly reviews with Burger King. Mr. Reishus stated they are graded very high by the Health Department. Mr. Reishus then addressed the concerns about 24 hour operation, access on Lockport Street, and property values. They do not have any stores that are open 24 hours. There are approximately 225 Burger Kings in the Chicago area and he knows of only three or 4 that are 24 -hour operation. Have met with the school district and believe they have satisfied the school's concerns with the proposed site plan. Ms. Gretchen Gerat from Bell Realty in Plainfield stated she feels this proposal would not be a deterrent to property values as the property just east of the parking lot recently sold for $2500 less than the asking price which she feels is a good market. Ms. Fagan, Village Planner, read into the record letters from John and Chere Bates stating their concerns about the proposal, and a letter from the Plainfield Community School District stating that the proposal given to them by Reishus Management fully addresses their concerns. Ms. Fagan asked if shutter could be placed along the windows. Mr. Reishus stated that's a possibility that they would entertain. Would have to take it to the architect. Have no objection to putting shutters on the building. Ms. Fagan also asked if they had any detailed information on the landscape proposal. Mr. Reishus stated the Burger King requirements for landscaping are probably in excess of what the Village would require. They will work with the Village on landscape requirements and will adhere to whatever the Village requirements are. Chairman Simmons asked what the difference is between the property line and the fence. The drawing shows a 6 foot fence but does not show the distance between the property line and the fence. Mr. Eric Reishus proposed there be about a 3 foot buffer between the property line and the fence to give Mr. Zary adequate access to the side of his house. PLAINFIELD PLAN COMMISSION March 15, 1988 Page Four Mr. Marlin Reishus discussed the signage on the property. There are several directional signs telling people whether to enter, exit, etc. These are small signs approximately 2 feet wide 16 or 14 inches high. Less than 3 square feet. Directional signs help the flow of traffic. There is a pole sign which would have a reader board. The sign would be an board. This would be a variance they separate petition. There is an entrance sign for the dri big trucks, etc. from entering. This and 8 feet long. 4 or 5 square feet. the Burger King logo on it and 8 x 8 sign with a 4 x 8 reader would be asking for in a veway which is just to prevent would be about 6 inches high The menu board is approximately 4 x 5. There is a speaker post next to the menu board. The speaker post has a speaker and a microphone which allows them to get the speaker and microphone much closer to the car so you don't have to have the volume that you do when the speaker and.microphone are on the menu board. The speaker post and the sign are separate. They are about 8 or 10 feet away from each other. M. Krippel stated his biggest concern is the, traffic flow on Route 59. When the previous developer was in here there was a traffic consultant hired to do a study on the traffic flow in and out of the restaurant. One of his recommendations was that there must be an access on Lockport Street in order to service a fast food restaurant with a drive - through. Asked Mr. Reishus if they were aware of those considerations. Mr. Marlin Reishus stated the most logical layout of this particular property is to put the building on the north end because of the way the drive - through is used. If you put it on the other end you would have to reverse the building and reverse buildings do not work very well. The Burger King engineers felt that this site plan is very workable. M. Krippel stated the only study we have strongly recommends that there be an access onto Lockport St. Mr. Marlin Reishus stated the Burger King people did not agree with that at all. They feel we should widen Chicago Street and have access to and out of Chicago Street. Ms. Fagan asked if there was anyone in the audience who would like to speak in favor of the proposal. One resident voiced their opinion in favor of the proposal feeling Burger King is meeting the requirements of the Village. PLAINFIELD March 15, Page Five PLAN COMMISSION 1988 Ms. Fagan asked if there was anyone present wishing to speak in opposition of the proposal. There were many residents present who voiced their concerns about this proposal. These concerns were children walking along and crossing Route 59; the difference of opinion on the two traffic studies regarding access to the property; property values; noise from the increased traffic; need for increased police protection; litter, smell; concern about the alley being used as a through street; and the lighting shining on the adjacent residences; pests and roaches. Eric Reishus addressed some of the concerns stating they have state of the art heating & ventilating systems. Burger King requires strict adherence to EPA guidelines as far as smoke, etc. in the exhaust that goes up out of their broiler stack.. Feels this will not be a problem. The site plan has 4 light posts. Some can be shielded to prevent the light from shining onto the residences. Some are directional lights that shine directly down and would not be a problem to the adjacent homes. Regarding the alley and the traffic flow, Burger King feels they have a workable plan in trying to make it as easy as possible for people to use the existing entrances and exits without resorting to the use of the alley. Regarding pest and roaches, Mr. Reishus stated they have a professional exterminating staff that comes in on a monthly basis which provides adequate control. They have an electronic fogger which operates at night and fogs the entire inside of the building. They are checked very thoroughly by the Health Department. There was also a concern raised about trucks parking on Chicago Street. Mr. Russ asked if Burger King would go along with redesigning the roof to be more in keeping with the residential character of the area. M. Latta asked if they could use a narrower siding. Mr. Reishus stated they can work that out. M. Krippel said his concern still remains on the traffic flow in and out of the property. The only traffic study we have on file right now indicates the traffic pattern would not be acceptable. Asked that if Burger King has done a similar traffic study if the Board could possibly see it. PLAINFIELD PLAN COMMISSION March 15, 1988 Page Six J. Sobkoviak moved to continue this case to the April 5, 1988 meeting. Seconded by M. Krippel. Voice vote. 6 yes, 0 no. Motion carried. Renwick Park Estates - Continuation of Review for Preliminary Plat. Ms. Fagan reported that at our last meeting the Village Engineer raised some questions regarding the legal liability and whether the Township Road Commissioner had granted permission to utilize the Lewood drainage system, and to what capacity they had allowed that. Mr. Schelling had said at that time that he was scheduled to meet with the Road Commissioner. He was on the Township meeting agenda last night and they did not take any action but decided to hold a special meeting on the 2.4th. Ms. Fagan reported the Village Board will be considering the BT ordinance at the March 28th Village Workshop. Adjourn: 9:40 p.m. Kay JanA, --"6ecretary �p ADDRESS 1<1 o REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH It. s ADDRESS l zo, 2 1661/1" -114,x 0-* . I 4" /11�2 3 13D bj REGULAR COUNCIL I MEETINGS FIRST AND THIRD MONDAY EVENINGS OF EACH MONTH