HomeMy Public PortalAbout1988-04-05 PC minutesSTATE OF ILLINOIS
COUNTY OF WILL SS:
VILLAGE OF PLAINFIELD
REPORT OF THE PLAN COMMISSION
April 5, 1988
ACTION REQUESTED: Final Plat Approval - Indian Oaks Estates Unit IV
Case No. 180-033188FP
LOCATION: Route 126 and Indian Boundary Road
APPLICANTS: Larry Capista and Charles Sharp
Phoenix Developers, Inc.
DISCUSSION:
Mr. John Djerf of Hamilton Engineers briefly discussed his letter
of March 31, 1988 reviewing the development plans for Unit IV of
Indian Oaks Estates: The development plat and plans are in
substantial accordance with subdivision regulations and the preliminary
plat; discussed sanitary sewer specifications and storm water detention.
Mr. Djerf concurs with Rogina & Associates' estimate of costs for
improvements in the amount of $324,826. EPA permits for sanitary
sewer and watermain construction must be received prior to the start
of construction and proper security be provided in the amount of
$324,826 for improvements in Unit IV, and upon receipt, final plat
be approved.
RECOMMENDATION:
By a vote of 7 - 0, the Plan Commission recommends that the Village
Board approve the Final Plat for Indian Oaks Unit IV per the
engineer's letter.
STATE OF ILLINOIS
COUNTY OF WILL SS:
VILLAGE OF PLAINFIELD
REPORT OF PLAN COMMISSION
April 5, 1988
Case No. 177-0211882 - Petition of James Chobar, Sr. Trust and
Reishus Management, Inc. (Burger King)
Location: 607 Division Street, 306 Lockport Street and
601 Division Street.
Action Requested: Rezoning from B-2 and Residence A to B-4.
DISCUSSION
See Attached Minutes,of March 15, 1988 and April 5, 1988.
RECOMMENDATION
By a vote of 5 to 2, the Plan Commission recommends to the Village
Board of Trustees to deny the petition of James Chobar, Sr. Trust
and Reishus Management, Inc. for rezoning from B-2 and Residence A
to B-4 for 607 Division Street, 306 Lockport Street, and 601 Division
Street.
PLAINFIELD PLAN COMMISSION
DATE: April 5, 1988 AT: Village Hall
COMMISSIONERS PRESENT: Chairman Simmons, H. Bayer, R. Neely,
J. Anderson, W. Schempf, J. Sobkoviak,
M. Krippel.
EX-OFFICIO PRESENT: L. Kelly, R. Russ, M. Gehrke, J. Myers, .
E. Schrader, Fire District Representative.
Chairman Simmons called the meeting to order at 7:30 p.m. Roll call
was taken. J. Bostjancic, G. Krahn and J. Wilson were absent.
There being no additions or corrections, Chairman Simmons declared
the minutes of the March 1, 1988 meeting approved as presented.
Case No. 177-021188Z - Continuation of Petition of James Chobar, Sr.
'Trust and Reishus Management, Inc.
Ms. Fagan, Village Planner, read into the record a letter she wrote
to Reishus Management, Inc. dated March 21, 1988 asking for some
additional information on some of the items discussed at the last
meeting on March 15th.
Mr. Eric Reishus presented a copy of the proposed landscape plan.
They have fairly high density of shrubs throughout the site, shurbs
and trees. Will bring mature trees on the site. Will be a variety
of color. It is a preliminary plan and is subject to change if so
desired by the Board., There will be as much buffer as possible along
the north end between the school and the restaurant.
They have a budget of $12,000 allotted for landscaping.
Do plan on putting some greenery along the eastern edge of the site
next to the fence lines between the property and the adjacent
residential properties. There will be 6 foot board on board fences
along this side separating Burger King from the residential areas.
Another point that came up in discussion at the previous meeting
was the sidewalk along Chicago Street. One of their proposals for
adequate traffic flow requires that Chicago Street be widened to allow
a left-hand turn lane, right-hand turn, and an entrance. Mr. Reishus
stated they agree to put a 3 to 4-foot buffer zone between Chicago
Street and the sidewalk to separate the pedestrains from Chicago Street
even if it entails moving the sidewalk.
Installation of curb and gutter on Chicago Street along with
widening of the street was also discussed. Mr. Reishus stated they
would relocate the sidewalk as necessary, put in curb and gutter on
their side of the street, patch Chicago Street to make it wide enough
to handle the traffic, and would like the Village to work with them
in completing the curb and gutter on the remainder of the street.
PLAINFIELD PLAN COMMISSION
April 5, 1988
Page Two
Ms. Fagan presented a memo dated October 28, 1988 stating the
widening and repaving of Chicago Street estimated cost is $16,000
although the engineer recommends that the street be rebuilt at an
estimated cost of $22,000.
Mr. Reishus stated they hired Barton-Aschman Associates, Inc. of
Evanston, Illinois to do a traffic study, of which the Board has a
copy, dated March 30, 1988.
Mr. Foster E. De la Houssaye was present from the Barton-Aschman
Associates firm and discussed the Site Traffic Analysis for the
Proposed Burger King.prepared by his company.
He stated they did traffic counts all day, morning, noon and p.m.
peak hours.to get an idea of what the traffic volumes were out on the
site right now.
He stated the restaurant's peak business is during the noontime hour,
and his report shows 150 inbound and 130 outbound vehicles at this
peak time. Previous studies of other fast food restaurants shows
approximately 50 percent of the traffic drawn to the site is the
existing traffic. Discussed some of his on-site and off-site
recommendations. one was they agree that Chicago Street should be
widened to allow for exclusive left and right-turn lanes out of
Chicago Street onto Division. Other recommendations discussed were
regarding the existing alley, radii of the islands around the parking
bays, a median on Division Street to separate inbound and outbound
movements, and planned signs for controlling drive-through traffic
and entering and exit movements.
Does not anticipate a great increase in street traffic. People using
the restaurant will be people already on the street.
M. Krippel pointed out that the traffic counts generated by the
two traffic studies we have for this site are similar but they reach
two different conclusions. The first study (Hardee's) emphasized the
need for an access to Lockport Street, while the Burger King study
shows that Chicago Street should be able to handle the traffic and
there is no need for an access on Lockport Street.
There was a long discussion regarding traffic and the traffic study.
Mr. Reishus addressed the questions raised at the previous meeting
as to reducing the size of the siding, change the roof style and
provide wood shutters. He said they are agreeable to reducing the
size of the siding, can provide more slope to the roof to a point,
and can provide shutters.
PLAINFIELD PLAN COMMISSION
April 5, 1988
Page Three
Mr. Eric Reishus presented a petition in favor of the proposed
site with 208 signatures. Ms. Fagan read the introduction to
the petition presented by Mr. Reishus.
Ms. Fagan read a letter from Susan Carlman, 305 Chicago Street
voicing her concerns about the proposal.
Ms. Fagan asked if anyone was present wishing to speak in favor
of the proposal. Mr. Pottorff, business owner, and several residences
spoke in favor of the proposal: Will bring more business into the
community and it will be a place for the kids to go after school.
Ms. Fagan asked if there was anyone present wishing to speak in
opposition of the proposal.
A petition in opposition of the proposal was presented with an
additional 117 signatures, bringing the total number of signatures
opposing to 270.
Mr. John Bates of Dillman Street stated his concern about left turns
from Chicago Street to southbound Route 59. He did a study of his
own and feels people will try to avoid turning left there and will
use the alley to exit the restaurant.
Mr. John Zary also feels the alley will become a street.
Several residents again voiced their concerns regarding noise, smell,
litter, semi-truck parking, etc.
Ms. Fagan stated we did deny the Hardee's rezoning for B-4 because
it was not in compliance with our comprehensive plan. There was a
provision in our comprehensive plan that would allow a rezoning in
this area if it were compatible with the historic residential district
which abuts that property. This petition has attempted to address
some of those concerns the Commission had with the previous petition,
notably the access on Lockport Street, changes to the design of the
building, additional parking, site plan has quite a few improvements.
We have been considering a transition district in that area which
would allow no retail businesses and businesses that would be low
traffic and more compatible with the residential areas taht they would
be possibly adjacent to or bordering. Also, this proposal would not
be compatible with the new downtown study.
W. Schempf moved to recommend to the Village Board to deny the
petition of James Chobar Sr./Reishus Management, Inc. for rezoning
from B-2 and Residence A to B-4 for 607 Division Street, 306 Lockport St.,
and 601 Division Street. Seconded by H. Bayer. Vote by roll call.
Krippel, no; Sobkoviak, yes; Shempf, yes; Anderson, yes; Neely, no;
Bayer, yes; Simmons, yes. 5 yes, 2 no. Motion carried.
PLAINFIELD PLAN COMMISSION
April 5, 1988
Page Four
9:01 P.M. (A short recess was taken.)
Chairman Simmons reconvened the meeting at 9:06 p.m.
Case No. 180-033188FP - Final Plat Approval for Unit IV,
Indian Oaks Estates.
Route 126 and Indian Boundary Road
Mr. John Djerf of Hamilton Engineers briefly discussed his letter
dated March 31, 1988 reviewing the development plans for Unit IV
of Indian Oaks: The development plat and plans are in substantial
accordance with subdivision regulations and the preliminary plat;
discussed sanitary sewer specifications and storm water detention.
Mr. Djerf concurs with Rogina and Associates' estimate of costs for
improvements in the amount of $324,826, EPA permits for sanitary
sewer and watermain construction must be received prior to start of
construction and proper security be provided in the amount of
$324,826.00 for improvements in Unit IV and upon receipt final plat
be approved.
R. Neely moved to recommend to the Village Board to approve the
Final Plat for Unit IV Indian Oaks Estates.per the engineer's letter.
Seconded by J. Sobkoviak. Roll call vote.
Bayer, yes; Neely, yes; Anderson, yes; Schempf, yes; Sobkoviak, yes;
Krippel, yes; Simmons, yes. 7 yes, 0 no. Motion carried.
Adjourn: 9:20 p.m.
Kay ja#aVSecretary
attending this Plan Commission meeting
would everyone at g 9
please sign this sheet for our official records.
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