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
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