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HomeMy Public PortalAbout2014-03-04 PC minutes VILLAGE OF PLAINFIELD March 4 , 2014 Pro Tem Chairman Kiefer called the Plan Commission mee ting to order at 7:0 0 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi, Heinen, Green, and Pro Tem Chairman Kiefer were present . Chairman Sobkoviak and th e Fire, Park, School, and Library Districts were absent. APPROVAL OF MINUTES : The Plan Commission minutes from February 18, 2014 w ere accepted as amended . PUBLIC COMMENTS: There w as no response . D EVELOPMENT REPORT Mr. Garrigan stated the Village Board approved the McDonalds reimaging at Route 59 and Renwick Road by a vote of 5 -0 . OLD BUSINESS None NEW BUSINESS Case No. 164 3 -02 10 14.S U/S PR The Triangle Shoppe Mr. Garrigan stated this is a public hearing being heard pursuant to public notice being published in accordance with all state statutes and applic able local ordinances. The applicant is proposing a 4600 square foot retail center with a drive -thru located at the corner of Route 59, Oak and Arnold Streets on approximately a ½ acre parcel. This property is currently zoned R -1, low density single fami ly residential; if there is support for this site plan then the applicant will return with a request to re -zon e the property to B -3, Highway Business District; the Comprehensive Plan identifies the property as commercial. Mr. Garrigan stated the Village B oard, Plan Commission and residents support ed the “Vision for Division” which showed this property as more of a mixed use gateway to the Downtown. The applicant is requesting a special use for the drive -thru. Mr. Garrigan reviewed the findings of fact. With regard to a) the site is located on a four lane arterial (Route 59) and adjacent to commercial (Walgreens) property and with proper buffering and landscaping, the drive -thru would not have a negative impact on the neighboring homes. With regard to b) the site appears to be an auto -oriented site with Walgreen’s and the existing drive -thru . One question for the Plan Commission is what the normal and orderly development along Route 59 will look like in the future. Mr. Garrigan reviewed the site pla n; the 4600 square foot building would face Route 59 with access via an existing right -in right -out located on the Walgreen’s site; a cross -access drive would connect this site to the Walgreen’s site; and there will be a full access from Arnold Street. Mr . Garrigan reviewed the parking requirements indicating 19 spaces would be required for a coffee shop and the other retail uses; the site plan currently provides 27 parking spaces including 2 handicapped spaces with 2 additional spaces on Arnold Street; pa rking would not be sufficient if a sit down restaurant were at this location . The parking stalls should incorporate a dimension of 18.5 feet eliminating the overhang. Mr. Garrigan stated this Walgreen site has had some issues and is one of the most unde rperforming stores in their market ; access may be one of their challenges. Michael P. Collins VILLAGE P RESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy Plan Commission Minutes March 4 , 2014 Page 2 of 5 Mr. Garrigan reviewed the drive -thru which will be a 12 foot lane with stacking for 10 vehicles; described the location of the menu board as being on the north wester ly si de of th e building and the location of the pick -up window. Further stating there is no pass -thru lane adjacent to the drive -thru. Mr. Garrigan reviewed the architecture indicating the building would be constructed with face brick which would comply with the ordi nance. Staff is requesting the corporate color awnings of the Dunkin Donuts be removed and that an earth tone red awning be used on this building which would be more consistent with the character of the Village’s historic character. Regarding the photome tric plan Staff would request that the proposed lighting be replaced with a decorative lighting standard consistent with the decorative fixtures installed at Walgreens; that the lighting facing Arnold Street contain shields ; the applicant needs to submit t he specification for the decorative light that will be used on all four elevations as the wall pack lighting is not acceptable for this site. The applicant has supplied a landscape plan ; Staff is requesting additional landscaping along Arnold Street. The trash enclosure will need to be constructed out of the same face brick as the proposed building. The utility meters will need to be concealed either by recessing them or painting them an earth tone red that will blend into the face brick of this structur e. This parcel falls below the one acre minimum so no retention pond or other storm water management is proposed for this site. Staff is seeking input from the Plan Commission; • Is there continued support for the Vision for Division Plan and the long ter m redevelopment of Main Street and Route 59 into a gateway into the Village’s Downtown? • Does the Plan Commission see this site as a conventional auto -oriented site that is appropriate for the applicant’s proposed retail center and drive -thru? • Is the propo sed site plan functional from an auto -oriented perspective as it relates to ingress, egress and the proposed drive -thru? If there is support for the auto -oriented nature of the site, staff generally believes that the site plan generally works and would su ggest a favorable recommendation for this project subject to the stipulations; if there is some continued support for the Vision for Division, staff would suggest the applicant work with Staff and potentially the Village’s Design consultant to integrate th is plan. Pro tem Chairman Kiefer swore in Lee Fry , developer ; Clifford Pixler, Engineer; Michael Werthmann, KLOA Traffic Engineer; and Messers Patel, owners; and Bob Drews, architect. Mr. Fry stated Messers Patel will own the entire building; reviewed th e site plan; indicated a preference for the corporat e colors on the awnings. Commissioner Green asked 1) about the drive -thru hours; 2) if a traffic study was completed; 3) if a study has been done since Starbucks opened to determine the current traffic; and 4) if the hours of operation are similar to these proposed across the street ; and expressed concern for the neighbor s due to the additional noise and lights. Mr. Fry indicated the hours would be 5am t o 10pm., indicating their peak hours are in the mo rning; and Du nkin Donuts has a traffic study. Mr. Garrigan indicated a traffic study was completed and their traffic engineer was present. Mr. Garrigan stated he was not aware of any traffic issues resulting from Starbucks and is not a ware of any complai nts. Commissioner Renzi asked l) about impact to the northbound traffic; 2) that the traffic study be presented to the Village Board. M r. Werthmann described the access, indicated it is not uncommon to make a left hand turn from a four lane road without a turn lane ; stated that if people find it is too difficult to access this site they will merely go to the next coffee or donut shop. Commissioner O’Rourke mentioned traffic already accesses the Walgreen’s . Mr. Werthmann indicated about 35% of the southb ound traffic would enter from Route 59. Commissioner Heinen asked if the curb cut along Arnold Street was one way and if there would be signage to direct the vehicles . It was stated some current signage may be down due to the snow; and the drive -thru wi ll not be accessible from Arnold Street entrance . Plan Commission Minutes March 4 , 2014 Page 3 of 5 Commissioner O’Rourke was pleased the with the placement of the menu board as the sound would be directed to wards Walgreens . Commissioner Seggebruch asked 1) if the two on -street parking spaces w ere inclu ded in the total parking spaces; 2) suggested they remove the parking spaces on Arnold and increase the landscape buffer; 3) asked about the vehicle overhang and 4) indicated a difference in the site plan dimensions on the parking spaces ; 5) suggested thes e dimensions should be corrected on the site plan . Mr. Garrigan indicated parking is currently allowed on Arnold. Pro Tem Chairman Kiefer asked if the Commission felt this is an exception to the Vision for Division ; and asked if vacating Oak Street wa s a non -starter. Commissioner O’Rourke mentioned that Walgreens set the precedent. Mr. Garrigan stated Vision f or Division is a long term plan; stated vacating Oak Street was not supported by the Board . Commissioner Seggebruch stated the Vision for Divi sion would be a higher density node; if Oak and Arnold are not reconfigured and Walgreens is currently there, it would take redevelopment to drive the Vision. Commissioner Heinen asked the challenges of building along Route 59. Mr. Fry responded the reta ilers want the parking in front of the store. Commissioner O’Rourke agreed that retailers look for the parking in the front and stated if the building is pushed to the front then a drive -thru creates conflict with the customers entering the stores ; and ag reed the businesses need the pedestrian traffic also. Commissioner Renzi agreed Route 59 and 126 is set up for auto -oriented traffic. Mr. Garrigan said you can have good urbanism with high vehicular counts. Commissioner Green asked the speed limit going south on Route 59 from Main (Rte 126.) Consensus was 30 mile speed limit. Pro Tem Chairman Kiefer opened the meeting to public comments and swore in Carl Bryant. Mr. Bryant expressed concern with the underperformance of Walgreens in this area; believe s in the Vision for Division; stated the architecture is simple and is a strip development like you would see on Route 30; stated he was required to provide the by -pass for Starbucks across the street and agrees the by -pass lane is needed. Pro Tem Chairma n Kiefer swore in Trease Scarcelli, resident of 14920 S Arnold Street. Mrs. Scarcelli expressed concern with the hours of operation , safety of the children in the area; the additional traffic and the quality of life . Pro Tem Chairman Kiefer swore in M ike Scarcelli, resident at 14920 S Arnold Street . Mr. Scarcelli stated he never turns left from Route 59 on Arnold; expressed concern with the additional traffic and safety of children in the area; the lights; felt a drive -thru without a pass by lane is a dangerous situation; and felt there is very limited landscaping available along Arnold. Commissioner O’Rourke asked Mr. Scarcelli what would be an acceptable project for this area. Mr. Scarcelli felt a strip center in this location does not make sense; suggested a more professional use with 9 -5 hours would be preferred. Commissioner Green asked if this project would be acceptable if the existing driveway was a shared driveway and landscaping was increased. Mrs. Scarcelli stated the traffic would still be a problem. There were no other public comments. Commissioner O’Rourke asked if there was a sidewalk and if a sidewalk was needed as Walgreens does not currently have a sidewalk. Mr. Garrigan stated you want sidewalks in the downtown; and stated staf f did not support the Walgreens project or site plan as it was constructed . Commissioner O’Rourke asked 1) if the site plan would be corrected to show the parking dimensions ; 2) if the dimensions would be shown by the curb and the access points at Arnold and Route 59; and 3) felt additional lighting was needed at the Route 59 entrance. Mr. Fry indicated the plan would be corrected. Plan Commission Minutes March 4 , 2014 Page 4 of 5 Commissioner Renzi asked 1) i f the applicant wa s willing to change the lighting fixtures to match Walgreen’s fixtures ; and 2 ) if the applicant is willing to work with staff on the bleed th ru lighting . Mr. Fry indicated his agreement. Commissioner Renzi asked the number of parking spaces provided with the correct dimensions. Mr. Fry stated 25 onsite parking spaces. Commiss ioner Renzi asked about the time frame for trash collection. Mr. Fry indicated they contract for the collection and schedule the time pickup. Commissioner Renzi asked about the additional crab tree request from Staff. Mr. Fry indicated they would work w ith Staff on the landscaping. Commissioner Renzi asked if the proposed buffering would prevent light penetration across Arnold Street. Mr. Fry indicated he was willing to work with staff. Pro Tem Chairman Kiefer expressed 1) a concern that the sight tri angle at the access points be clear; 2) felt there would be a conflict with the location of the trash enclosure and the vehicular traffic. Mr. Fry indicated he was willing to work with staff. Commissioner Renzi asked if a drive -thru has ever been approve d without a pass thru lane. Mr. Garrigan thought all the approved drive -thrus have pass thru lanes. Mr. Fry indicated they kept the break in the middle so cars could get out of the drive -thru. Commissioner Seggebruch asked about the shared access. Mr. Fry indicated they have an easement at the access entrance and the other exit is on their site. Commissioner Renzi asked if the order board could be moved further west. Commissioner O’Rourke stated then cars would try to turn in there and the sound wou ld then face the neighbors. Mr. Fry stated the placement of the order board is located at the least offensive location. Commissioner Seggebruch stated 1) that the site plan shows an excess of parking spaces for any use other than a sit down restaurant; 2 ) suggested removing the indention for parking on Arnold as parking is already allowed which could provide more landscaping along Arnold; 3) suggested shortening the building on the north end which would bring the drive -thru further south, and 4) relocatin g the trash enclosure to this area would place it directly across from Walgreens trash enclosure. Pro Tem Chairman Kiefer suggested we do not want the trash enclosure viewed from Route 59. Commissioner O’Rourke asked about the color of the awnings and wh ether there would be lettering on the awnings. Mr. Garrigan indicated there will be signage on the building ; lettering on a flap might be allowed but Staff would have issues with lettering on top of the awning; indicated i f this project were out of the do wntown area the awning would not be an issue. Mr. Fry indicated they would follow the direction of the board but they would prefer the corporate colors on the awnings. Commissioner Green expressed 1) concern for the impact on the neighbors across Arnold; 2) asked if the access could be moved from Arnold to Oak Street; 3) suggested extending the landscaping or a berm along the whole side of Arnold to reduce the headlights and noise effects of the traffic ; 4) suggested changing the hours of business to 6am instead of 5am . Mr. Garrigan stated Plainfield has jurisdiction of Oak Street and subject to engineering approval and working the turning radii it might be possible to change the access unless it is too close to Route 59 for a full access on Oak which cou ld cause potential traffic conflicts. Commissioner Heinen asked why staff supported this project. Mr. Garrigan stated he felt this is a downtown site; but this area is also an auto -oriented site which is functional and works for short term; for long te rm there is an opportunity for redevelopment which is what Vision for Division is about. Plan Commission Minutes March 4 , 2014 Page 5 of 5 Commissioner Heinen made a motion to recommend approval of the new S pecial Use subject to the following stipulations: 1. Compliance with the requirements of the Plainfi eld Fire Protection District. 2. Compliance with the requirements of the Village Engineer. Seconded by Commissioner O’Rourke. Vote by roll call: Renzi, no; Seggebruch, no; Green, no ; O’Rourke, yes; Heinen, yes ; Kiefer , no . Motion failed 2 -4 Commissioner H einen made a motion to recommend approval of the Site Plan subject to the following stipulations: 1. Compliance with the requirements of the Plainfield Fire Protection District. 2. Compliance with the requirements of the Village Engineer. 3. That the applicant inc orporate all earth tone red awnings in lieu of the Dunkin Donut corporate colors. 4. That the applicant submit a modified landscape plan as per the suggestions of staff. 5. That the applicant construct a trash enclosure of face brick in accordance with the ordin ance. 6. That the applicant replace the standard lighting fixtures with decorative the Village’s Downtown lighting fixtures. 7. That the applicant submit a plan on how the utility meters will be concealed. Seconded by Commissioner O’Rourke. Vote by roll call: Seggebruch, no; O’Rourke, yes; Renzi, no; Green, yes; He inen, yes; Kiefer, no. Motion f ailed 3 -3 Commissioner Renzi stated his no vote was based on the fact that he did not see the traffic study ; certain issues such as the canopy issue and the base arch itecture ; felt this building belongs about 3 miles north ; and 4) there is no pass thru lane. Case No. 1644 -021014.SU God is Able Christian Church Mr. Garrigan stated this case has been withdrawn. DISCUSSION Commissioner Renzi mentioned a need to c heck the website for corrections. Mr. Drews stated the comments on movement of the trash enclosure and of the drive -thru lane were very good. Meeting Adjourned at 8 :5 0 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary