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HomeMy Public PortalAbout2014-05-20 PC minutes VILLAGE OF PLAINFIELD May 20 , 2014 Chairman Sobkoviak called the Plan Commission meeting t o order at 7:0 0 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, Renzi (7:05 pm), Kiefer, Heinen , and Chairman Sobkoviak and the Fire District were present . C ommissioner O’Rourke, Green, th e Park, School, and Library Districts w ere absent. APPROVAL OF MINUTES : The Plan Commission minutes from May 6 , 2014 w ere accepted as amended . PUBLIC COMMENTS: There was no response. D EVELOPMENT REPORT Mr. Garrigan stated the Village Board did not support the Synergy apartment complex at 143 rd and Wallin Drive; the Village Board approved a motion to deny the Row Homes at Prairie Creek; and the Village Board directed the village attorney to draft the ordinance rezoning the Witte (Weinhold Farm) to B -3. OLD BUSINESS None NEW BUSINESS Case No. 16 43 -021014.Z/SU/SPR The Triangle Shoppe (Dunkin Donuts) Mr. Garrigan stated this is a public hearing being heard pursuant to public notice being published in accordance with all state statutes and applicable local ordinances. The Village Board re manded t his application back to the Plan Commission for further consideration due to the number of modifications . The property is located on Route 59 at the corner of Arnold and Oak ; is currently zoned R -1 and the applicant is seeking B -3 commercial zoni ng. Mr. Garrigan reviewed the surrounding properties. The applicant has submitted a revised plan incorporating a by -pass lane to the proposed drive -thru; removed the full access point on Arnold Street and now proposed full access on Oak Street; proposes an extensive landscape buffer along Arnold Street to mitigate any impact on the adjacent residents; incorporated a number of traditional architectural elements; and reduced the square footage from approximately 4,600 square feet to 4,400 square feet. Mr. Garrigan re viewed the findings of fact for the rezoning; stated the Comprehensive Plan identifies the property as commercial. The applicant has submitted a revised landscape plan along Arnold Street along with a four foot privacy fence to mitigate impact to the adjacent residents. Mr. Garrigan stated the Plan Commission found this site to be auto oriented and did not believe that mixed use would be an appropriate use location. Staff believes there is still potential in the long term for this property to b e developed with a mixed use development as shown in the Vision for Division . Previous discussions have established Oak Street as a boundary for Business Transition along Route 59 and see this property as commercial infill. Mr. Garrigan stated this prope rty is clearly not suitable for a single -family home so some type of commercial zoning would be appropriate for this site. If the property is not appropriately buffered there could be impact on the adjacent properties; the applicant has indicated this pro posal is not viable without the drive -thru ; there are approximately 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 May 20 , 2014 Page 2 of 7 35,000 vehicles on Route 59; this is a relatively small parcel. The applicant has provided a traffic study which addresses some of the traffic issues. Staff’s analysis is the logical rez oning of this property would be B -3 subject to any negative impact to the adjacent properties; feel this property should be developed in a unified manner with the existing Walgreens with materials and lighting not the architecture. Mr. Garrigan reviewed t he findings of fact for the drive -thru which requires a Special use. Staff has worked with and will continue to work with the applicant to mitigate the negative impact on the residents. The proposed project is consistent with the Village’s Comprehensive Plan. Mr. Garrigan described the access on Oak Street. Mr. Garrigan reviewed the site plan; stated the full access point was moved to Oak Street to mitigate negative impact to the homes on Arnold; indicated a 10 -foot by -pass has been incorporated adjacen t to the drive -thru as well as a depressed curb along the northwestern portion of this property along the Walgreen ’s drive aisle for anyone wanting to get out of the drive -thru lane ; signage is proposed to prohibit right hand turn on Oak to Arnold; indicat ed ten stacking spaces are provided. Mr. Garrigan described the architecture as having two end cap gables; 100% masonry with an accent of key -stone; large arched windows along the end -caps of the building; the addition of a central pediment with a clock ; described the rear elevations and doors. If there is support for this type of use staff would be looking for the introduction of larger arched store front windows along the eastern elevation to provide additional balance and proportion to the front façade . The applicant’s attorney indicated the applicant was willing to incorporate larger display windows on Route 59. Mr. Garrigan reviewed the landscape buffer together with the proposed 4 foot fence; reviewed the parking plan indicating parking is sufficie nt for the intended uses per code; the photometric plan generally complies with the ordinance as it relates to the foot candle illumination; applicant agrees to match the decorative fixtures installed at Walgreens; agrees and submitted a decorative lighti ng classification for the wall packs; the trash enclosure complies with the Village o rdinance; applicant indicates the utility meters will be located inside the building; the parcel falls below the 1 acre minimum for storm water retention so the applicant is exempt from providing any retention pond or storm water management. Staff is seeking input from the Plan Commission on the following: • Is there continued support for the Vision for Division Plan and the long term redevelopment of Main Street and Route 59 into a gateway into the Village’s Downtown? (Based on previous discussion by the commission, there does not appear to be support for the mixed use concept as proposed by the Vision for Division ). • Is the proposed site plan functional from even an auto -o riented perspective as it relates to ingress, egress and the proposed drive -thru? Staff continues to believe there is a mixed use approach for this development but the applicant does not believe the mixed use is currently viable in today’s market. Based on the general consensus the site is auto oriented Staff has made a series of recommendations. Chairman Sobkoviak asked if the Commission accepts the Vision for Division or do we want continue the auto oriented use as exhibited by Walgreens. Chairman So bkoviak swore in Michael Martin, attorney for applicant; Lee Fry, the applicant; Robert Drews, the architect, Mike Werth man , KLOA – traffic engineer . Mr. Martin stated they wanted to return to the Plan Commission with all the changes that have been made t o the plan. Mr. Martin stated Mr. Fry has tried to address all of the concerns of the Plan Commission and the residents. Plan Commission Minutes May 20 , 2014 Page 3 of 7 Mr. Martin described the character of the lot; explained they share the same access as Walgreens ; stated if you do not approve this p roject then the property will sit vacant as the market is not going to come in with the mixed use; stated the Vision for Division called for Oak Street to be vacated, become green space and the entrance of the mixed use would be off Arnold Street with the homes along Arnold Street being redeveloped as commercial use while the Walgreens and this site would be pulled towards Route 59 with a courtyard in the middle. Mr. Martin stated Lee Fry would testify to the site plan and the landscape plan; Robert Drews will testify to the architecture; Mike Werthman will talk about the impacts on the site plan, Arnold Street and the area in general; Raj Patel, owner of the site. Mr. Martin described the traffic flow; described the signage that could be placed on their p roperty and signage that the Village could install; stated the utility meters are concealed ; stated the applicant agrees to the change to the windows; stated the applicant agrees to match the lighting; described the tax dollars that could be generated from this project; stated 54 jobs would be generated from this project. Mr. Martin described the number of franchise businesses Mr. Patel currently owns and t he charities in which he is involved. Mr. Fry described the new site plan; indicated he wants to be a good neighbor; described removal of the Arnold Street access, the landscaping with the fence; signage; explained the by -pass lane in back and the escape lane in front; stated this building is smaller in size and they moved the trash enclosure. Mr. Dre ws stated he picked out different elements of building along Lockport Street and incorporated them in this rendering; described the gables, clock, step pediment with the little roof, the sloped steep roofs, stone and stone bands at the base; stated he is w illing to add the curve over the windows; felt larger windows were not necessary; described the bronze color alumin um, the 2 color brick, lowered the p arapet at the rear ; described the lighting and wall packs. Mr. Werthman explained the traffic study, the changes to the site plan; the access drives servicing the site, the proposed signage, and striping and channelized for inbound right turns and outbound left turns only; stated there will not be any direct access to Arnold Street. Mr. Patel described the various franchises t he y own; the ir first franchise was established in 1987; stated his family owns more than 20 Dunkin Donut stores; his father was nominated as franchisee of the year for Dunkin Donuts; owns several cleaning businesses; owns Jersey Mikes i n Oswego and Bolingbrook; owns Tilt a Kilt in Woodridge; the y employ 450 employees ; described the char i ties . Chairman Sobkoviak opened the meeting for public comments. Chairman Sobkoviak swore in Mike Scarcelli. Mr. Scarcelli , resident on Arnold Street, described personal experiences of the traffic on Arnold, Oak and Route 59; expressed concerns for the additional traffic ; felt the directional distribution and existing conditions shown in the traffic study were not accurate; expressed concern of the hour s of operation and traffic in the peak hours; access with the additional traffic. Chairman Sobkoviak swore in Susan Hurley. Ms. Hurley, resident at corner of Arnold and Oak, expressed concern for the safety of the sixteen children living in this area; st ated there are so many accidents and near accidents at the corner of Oak and Arnold now; explained Arnold and Oak is a school bus stop ; felt the peak times for Dunkin Donuts might conflict with the school bus stop . Chairman Sobkoviak swore in Mary Ratajc z yk. Ms. Ratajc z yk stated she was a mother of 5 ; this could lower taxes; there is already a drive -thru in this area; and felt the location of the Dunkin Donuts store makes sense . Chairman Sobkoviak swore in T rease Scarcelli. Ms. Scarcelli is concerned w ith the safety of the children; stated research shows 75% of Dunkin Donuts traffic is thru the drive -thru; stated 89% of the daily revenues are produced through the peak times of the day; concerned with the lights and noise, order and rodents infestation, and deliver y Plan Commission Minutes May 20 , 2014 Page 4 of 7 trucks ; felt the 4 -foot fence and landscaping would not be sufficient; felt this would have a negative impact the value of their homes and on the entire neighborhood. Ms. Scarcelli expressed support for the Vision for Division. Chairman Sobk oviak swore in John Kavanaugh. Mr. Kavanaugh stated the first time he used the Walgreens at this location he had to go around the block three times to properly access the store; felt the headlights would affect property along Oak Street; stated he was con cerned with the trash that will be generated; the additional traffic will create a gridlock. Mr. ; and suggested a 2 story site to allow more space for the vehicle traffic and suggested they not have the drive thru and just have foot access to the store. Chairman Sobkoviak swore in Joan Caton. Ms. Caton stated the availability of business will keep tax dollars in Plainfield; concerned with the safety of children but wants to keep Plainfield growing. Chairman Sobkoviak swore in Sue Dailey, potential home buyer. Ms. Dailey likes Plainfield and is supportive of growth but felt Dunkin Donuts doesn’t work at this location with a drive -thru . Chairman Sobkoviak swore in Ken Hurley , resident . Mr. Hurley was concerned with the traffic on Arnold and the safety of the children. Chairman Sobkoviak swore in Judy Barron, new resident. Ms. Barron stated access to Walgreens is difficult and felt the Dunkin Donuts and the drive -thru would be awful in this location. Chairman Sobkoviak swore in Steve Caton , commercial real estate broker . Mr. Caton spoke as a resident, business owner and real estate broker; indicated he was in favor of the rezoning, special use and site plan. Mr. Caton stated he would like to see more development of the vacant property to diversify th e tax base; stated there will never be a house built on this lot. Chairman Sobkoviak swore in Angela Malone, resident. Ms. Malone stated she is in favor of the rezoning; agrees with the safety issues; felt this was a grea t source of revenue and taxes; fe lt this is a great growth opportunity. Chairman Sobkoviak swore in Ralph O’Donnell, owner of Heritage Meadow Center. Mr. O’Donnell agrees Route 59 needs to be developed ; asked the Commission to consider the concerns of the residents; stated he supported this project. Chairman Sobkoviak asked for additional public comments; there were none. Mr. Martin stated a 2 -story building would only interfere more with the neighbors; Vision for Division would push the building to Route 59 and place the parking clo ser to Arnold S treet; without the drive -thru the Patel family will not buy the property. Commissioner Seggebruch asked for clarification of the Oak Street access. Mr. Martin explained that people who want to head north will go on to the Walgreens drive t o Arnold to Main Street; if people want to go south on Route 59 they can either go through the parking lot to the north end and out or they can take a left on Oak to Route 59 ; the Village might want to place a sign indicating no left turn at Oak and Arnold . Chairman Sobkoviak asked if the Commissioners entertain the idea of the drive -thru at this location. Commissioner Kiefer stated he was supportive of the Vision for Division; Walgreens is already there and it changes the character of the lot; feels the rezoning is inevitable; understand the concerns of the residents; does not like the special use for the drive -thru due to the closeness of the residential properties; appreciates the revisions made by the developer and feels these address some of the res idents’ concerns; would like more information regarding the order board and the lights; and likes the idea of developing this parcel; suggested the residents want to balance out the fact that this applicant is willing to work with the residents while anoth er might not. Mr. Martin stated the applicant has agreed that the lights will be the same as those on the Walgreens. Plan Commission Minutes May 20 , 2014 Page 5 of 7 Commissioner Renzi stated he was not opposed to a drive -thru; asked the hours of operation of the drive -thru; stated he was not sure the area could handle the amount of traffic the drive -thru would create; asked regarding the traffic study asked how the future conditions will be better than the existing conditions Commissioner Heinen stated he supports th is project; agrees in theory that Vision for Divisi on is a great idea but the reality is that this is Route 59 which is a major thoroughfare for traffic and trying to incorporate pedestrians on a busy road is difficult; feels this is a prime piece of real estate and it will be developed; l ikes the concept of Dunkin Donuts on this parcel as the majority of the traffic will be southbound; stated he understands the concerns of the traffic and the concerns about the children but the reality is that this property that is prime for development; s tated he was ok with the drive -thru due to the modifications with the screening, fencing and landscaping. Commissioner Seggebruch stated in reality we do not want to see the Walgreens fail; when the Quinn house was still there it would have been possible that this property could be business transitional; felt the developer has done an outstanding job addressing the concerns; the drive -thru is the most objectionable part of the plan; maybe there could be more landscaping or pine trees; some of these issues were the same issues of the Starbucks across the road. Commissioner Renzi asked what staff would want to see for this drive -thru . Mr. Garrigan stated the residents have been very articulate about the buffering; the applicant has come a long way with reg ards to the buffering; Staff is in support of the 4 -foot fence and not probably not support a 6 -foot fence that would become a privacy wall; there may be an opportunity to incorporate some clustering of pine trees along with what is being proposed where th ere may be direct views of the single family home windows. Commissioner Renzi asked what hours table 5 of the traffic study represented. Mr. Werthman stated when the traffic study was prepared it was going to be general retail ; table 5 reflects the pe ak hour period. Commissioner Renzi asked what hours table 7 and 8 of the traffic study represented and how the numbers facture in. Mr. Werthman stated this is also the morning and evening peak hours the numbers are distributed thru a number of locations not just one location; the study was prepared when the drive was on Arnold not Oak. Discussion was held regarding the needed gap time to execute a right turn. Mr. Martin described his personal usage from his office on Main Street t o Arnold and Oak to Rou te 59, stated he did not think he has ever waited 30 seconds to make the right on Route 59. Commissioner Renzi expressed concern with the increased volume of traffic. Discussion was held regarding the flow of traffic for those who are traveling west to e ast on Route 126; Commissioner Heinen suggested that someone should check with the school district to see if the bus stop could be relocated. Commissioner Renzi expressed concern regarding the school bus pickup during peak hours. Commissioner Kiefer a greed this should be conveyed to the school district. Chairman Sobkoviak stated a stipulation could be added regarding contacting the School Board to see about changing the bus stop location. Mr. Martin stated he would be willing to discuss this with the School Board. Mr. Martin stated the order board would be 6 foot and it will face north towards Walgreens. Commissioner Seggebruch asked the stacking capacity of the drive -thru lane . Mr. Werthman thought the stacking was 9 -10 cars. Commissioner Seggebr uch agreed the 4 -foot fence had downtown feel; agreed that additional pin e trees could h elp catch the headlights as the cars make the turns ; asked the hours of operation of the drive -thru Mr. Martin replied 5 am to 10 pm daily with deliveries from Route 59 at or before 5a.m. Commissioner Heinen made a motion to recommend the rezoning of the subject property to B -3 zoning. Seconded by Commissioner Renzi. Vote by roll call: Kiefer, yes; Seggebruch, yes; Renzi, yes; Heinen, yes; Sobkoviak, yes. Motion ca rried 5 -0 . Commissioner Heinen made a motion to recommend approv al of the Special Use Permit subject to the two stipulations in the staff report and the addition of the following third stipulation : Plan Commission Minutes May 20 , 2014 Page 6 of 7 1. Compliance with the requirements of the Village Engineer . 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. That the school board be contacted with regard to the possibility of changing the bus stop location. Commissioner Renzi asked for a point of order – the applicant testified tha t the hours of operation for the drive -thru would be 5 a.m. to 10 p.m. Chairman Sobkoviak did not think the commission could dictate the hours of operation. Commissioner Renzi seconded the motion. Vote by roll call: Seggebruch, yes; Kiefer, no; Renzi, yes; Heinen, yes; Sobkoviak, yes. Motion carried 4 -1. Commissioner Heinen made a motion to recommend approval of the Site Plan subject to stipulations 1, 2, 4, and 5 in staff’s report, that staff will work with the applicant on stipulation no. 3 and the addition of a sixth s tipulation: 1. Compliance with the requirements of the Village Engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. That the applicant modify the eastern façade to incorporate additional arched display windows in order to provide additional balance and proportion. 4. That the applicant replace the standard lighting fixtures with decorative the Village’s Downtown lighting fixtures. 5. That the applicant submits a plan on how the utility meters will be concealed . 6. That additional landscaping including evergreens will be added. Seconded by Commissioner Seggebruch. Vote by roll call: Kiefer, no; Renzi, yes; Seggebruch, yes; Heinen, yes; Sobkoviak, yes. Motion carried 4 -1. Commissioner Renzi asked that the lett ers from Zack Borders , Michael Lambert, and Michael Martin be added to the minutes. Case No. 165 2 -0 50114.SPR Rod B aker Ford Mr. Garrigan stated the applicant proposed to reimage the existing Ford dealership located on Route 30. The applicant proposes to add a ten (10) foot expansion on the existing showroom with a new architectural elevation; and construct a new 10,000 square feet service area to incorporate 10 new vehicle bay areas for service along the rear along with a new larger parking area to be constructed a djacent to the new service area; no changes to the access points are proposed. Mr. Garrigan stated the applicant is working with the village engineer to address the storm water issues. Mr. Garrigan described the proposed architecture which is consistent with the template required by the Ford Corporation; reviewed the proposed materials; described the photometric plan which includes new LED lighting; described the proposed privacy fence adjacent to the new parking area. Staff suggests a fav orable recommendation to approve the site plan subject to the stipulations in the staff report. Chairman Sobkoviak swore in Brett Fessler, representative for Rod Baker Ford. Mr. Fessler stated the dealership is merely expanding the store. Chairman Sobk oviak asked for public comments. There was no response. Commissioner Renzi asked about Staff’s request for clarification on the materials used for the new showroom. Mr. Fessler stated Ford Motor Company has a new silver and blue panel. Commissioner Kie fer asked if Staff had been contacted by the neighboring resident s. Mr. Garrigan replied no; stated the single family homes are unincorporated but indicated there is extensive mature buffering. Plan Commission Minutes May 20 , 2014 Page 7 of 7 Chairman Sobkoviak said the dealership needs to have enough l ighting for their security but at the same time not to inflame the neighbors. Mr. Garrigan said the new LED lighting will be more sensitive and more directed and less foot candle from what it there now. Commissioner Seggebruch indicated he would like to have spoken with the architect. Mr. Fessler stated he did not attend as they are still working with the Ford Motor Company. Commissioner Renzi stated when this case goes to Village Board it should be complete. Mr. Garrigan stated the village engineer ha s signed off on the preliminary engineering with regard to storm water . Commissioner Heinen asked if the parking lot would be paved. Mr. Fessler replied yes. Mr. Garrigan stated because the applicant is expanding they would have to comply with the code. Commissioner Renzi asked about pavers. Mr. Garrigan said we have moved away from pavers unless they are impervious pavers, we have not had an applicant that has agreed to impervious pavers yet. Chairman Kiefer made a motion to recommend approval of the site plan subject to the following stipulations: 1. Compliance with the requirements of the Village engineer. 2. Compliance with the requirements of the Plainfield Fire Protection District. Commissioner Heinen seconded the motion. Vote by roll call: Renzi, y es; Seggebruch, yes; Heinen, yes; Kiefer, yes; Sobkoviak, yes. Motion carried 5 -0. D ISCUSSION Commi s sioner Kiefer asked if there had been discussion with the Board a bout rental companies coming in and buying up the single family homes; stated the nature of the neighborhoods changes overnight. Mr. Garrigan stated that during the downturn there was a discussion of a rental ordinance and inspections; stated his recollection there was no wide spread support. Commissioner Kiefer asked if chicken coops were a llowed. Mr. Garrigan said th ere are specific perimeters as to the location of the coop. Commissioner Heinen asked about the parkway trees and who was responsible for the replacement of dead trees. Mr. Garrigan said you should call Public Works, the tree will eventually be removed and replaced, stated it might not be removed or replaced this season but it would be done. Commissioner Kiefer asked who was responsible for the trees in the median south of 111 th Street as you come into Plainfield. Mr. Garrig an stated that is Naperville; IDOT has jurisdiction; Plainfield maintains our medians. Commissioner Seggebruch expressed concern for the Village Board’s action to the multi -family project at 143 rd ; said it would be nice for the Plan Commission to have s ome feedback from the Village Board. Mr. Garrigan thought the Village Board was not comfortable with the multi -family and density. Commissioner Heinen said recently Shorewood brought in High School students who acted as a Plan Commission and voted on a p roject; stated he liked the idea of getting the students involved and wondered if Plainfield would be interested in this; mentioned Streamwood has been doing this for 20 years. Meeting Adjourned at 10 :00 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary