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HomeMy Public PortalAbout2017-04-18 PC minutes Plan Commission Minutes April 18, 2017 Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Seggebruch, Renzi, Heinen, Green, and Chairman Kiefer were present. Commissioners Minnis and Womack were absent. Fire District was present. Library, Park and School Districts were absent. The Plan Commission minutes dated March 21, 2017 were approved as amended. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Melrose stated the Village Board approved the ordinances for the rezoning and auto repair facility at 15908 S Lincoln Highway. OLD BUSINESS NEW BUSINESS Case No. 1758-032717.SU/SPR Dunkin Donuts – Lot 2 Heritage Meadows Center Mr. Melrose stated the applicant is seeking site plan approval and a special use for a planned unit development to provide relief from the B-3 district’s minimum lot size and to allow two drive-thrus on a 1.45 acre lot known as Lot 2 in Heritage Meadows Village Center at the southwest corner of 119th and Route 59. Mr. Melrose reviewed the adjacent land uses; reviewed the findings of fact and the site plan as noted in the staff report dated April 14, 2017. Mr. Melrose indicated landscaping and photometric plans will be submitted at the time of final plat further explaining a final plat would be completed at the time the other end user is identified and all site specifications are met including any cross access easements. Staff believes the proposed planned development is appropriate and meets the required findings of fact for both the special use and planned development provisions of the Zoning Code. Staff therefore suggests a favorable recommendation. Chairman Kiefer swore in Mario Valentini, architect for Dharmesh Rangwala, the applicant. Mr. Valentini stated Dunkin Donuts is moving from their current location to this stand along building for better exposure; and felt the new location would increase their sales volume; allow people to use this location as more of a coffee shop; and create larger tax revenue. Chairman Kiefer asked for public comments. There was no response. Commissioner Renzi asked for clarification of the zoning for the property to the west of this outlot. Mr. Melrose stated it was B-3. Plan Commission Minutes April 18, 2017 Page 2 of 3 Commissioner Renzi expressed concern that the size of this lot proposed for Dunkin Donuts is considerably smaller than the other stand-alone fast food/fast-casual businesses in Plainfield. Mr. Valentini stated this size is typical for Dunkin Donut locations; a larger site would require additional parking. Mr. Valentini stated the remaining lot fits the use of many national brands. Commissioner Renzi asked about the excess of parking spaces. Mr. Valentini stated they prefer the extra parking; felt Plainfield’s requirement for parking spaces is lower than other communities; also some of the extra parking spaces could be taken for additional landscaping requirements. Commissioner Renzi asked if a stipulation is needed to cover the landscaping plan. Mr. Melrose agreed the stipulation could be added. Commissioner Heinen mentioned the landscaping would have to meet the required code. Commissioner Seggebruch stated this stipulation would be under the site plan review. Commissioner Renzi asked about the final plat and the cross access easement. Mr. Melrose stated the final plat would be completed when their have the end user for the second building; the cross access to the north lot is currently in place. Mr. Valentini stated review of the second site plan would require the cross access easement to be completed. Commissioner Heinen felt there were 2 options; the first is they could subdivide the lot now and we would have a cross access easement on the Dunkin Donut parcel; a site plan approval would be required when the south lot is developed and we would request the cross access easement; the second is nothing is done now and they subdivide in the future when the user is determined and then grant the cross access easement. Mr. Valentini indicated they want this commission to review the second user. Commissioner Renzi asked if the easement option should be left open at this time. Commissioner Renzi asked if there were awnings on any of the elevations; concerned that the west wall is all brick. Mr. Valentini described the location of the awnings and options for the materials. Mr. Melrose stated there is a possibility to change the material and the possibility of landscaping in this area. Commissioner Heinen asked if faux windows could be used to break the mass of the west wall. Mr. Valentini thought there was a walk-in freezer/cooler along the interior side of the west wall. Chairman Kiefer asked if the commissioners were comfortable with the applicant working with staff for a solution to the mass of the west wall. Commissioner Renzi felt the trustees would be the proper body to determine if special use findings of fact (c) and (e) have been met. Commissioner Heinen mentioned that Plainfield is a green community and asked if a water quality feature would be placed on the west side. Commissioner Heinen expressed concern with the location of the trash enclosure. Commissioner Green expressed concern with the ADA parking signage and the height of the proposed signs in the site triangles; could mitigate this with the drainage and elevation changes along the east side. Mr. Valentini mentioned the handicap crossing area in the cross access could be elevated a bit to help slow traffic. Commissioner Seggebruch mentioned one of the two handicap spaces needs to be a van access space; described how the handicap spaces could be flipped as long as they meet the 2% across. Commissioner Seggebruch mentioned this development was built several years ago. Plan Commission Minutes April 18, 2017 Page 3 of 3 Commissioner Seggebruch mentioned this current Dunkin Donut is very busy; this project could bring in 2 new fast food type businesses and a possible third in the current space at the gas station. Commissioner Seggebruch felt the size of the proposed lots and amount of parking was adequate for this type of use. Commissioner Green made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the proposed planned development for the Dunkin Donuts at the Heritage Meadows Outlot 11918 S IL Route 59, subject to the following three (3) stipulations in the staff report: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Contingent on the approval and recording of a final plat of subdivision. Seconded by Commissioner Seggebruch. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes; Green, yes; Kiefer, yes. Motion carried 5-0. Commissioner Renzi made a motion to recommend approval of the requested site plan review for the Dunkin Donuts at the Heritage Meadows Outlot at 11918 S. IL Route 59, subject to the following two (2) stipulations in the staff report and the third stipulation added by this Plan Commission: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. The landscaping and photometrics will be implemented in accordance with the Zoning Ordinance and reviewed at final engineering; and the applicant will work with staff on the architecture design of the western façade of the building. Seconded by Commissioner Heinen. Vote by roll call: Seggebruch, yes; Green, yes; Heinen, yes; Renzi, no; Kiefer, yes. Motion carried 4-1. Commissioner Renzi stated it was apparent the motion would carry, he could then vote no so the trustees would be aware of the Commission’s concerns. DISCUSSION Commissioner Heinen mentioned his son is in first grade class and Tiger Scouts, and their group was given a tour of the Police department; he wanted to thank the Police Department and Officer Cook for volunteering. The children enjoyed the tour. Meeting Adjourned at 7:50 p.m. Respectfully submitted by Merrilee Trotz Merrilee Trotz Recording Secretary