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Home My Public Portal About10-15-19 Plan Commission AgendaPlan Commission Tuesday, October 15, 2019 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda CALL TO ORDER PLEDGE TO THE FLAG ROLL CALL APPROVAL OF MINUTES Approval of the Minutes of the Plan Commission meeting held on October 1, 2019. 10-01-2019 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS Case No. 1842-061119.SU.SPR.FP SWC of Route 30 & Renwick Rd. Seeking a motion to close the public hearing. No action or discussion will take place on this case. Applicant will be required to republish for a public hearing per the Village of Plainfield Municipal Code for a future date. TO BE CONTINUED TO NOVEMBER 5, 2019 PLAN COMMISSION MEETING CASE NUMBER: 1814-081318.AA.SU.PP REQUEST: Annexation, Special Use (Public Hearing), & Preliminary Plat LOCATION: East side of Steiner Rd. between 143rd St. & Route 126 APPLICANT: Edward Mattox Greenbriar Memo.pdf NEW BUSINESS CASE NUMBER: 1846-072519.AA.SU.PP 1 Plan Commission Page - 2 REQUEST: Annexation, Special Use (Public Hearing), and Preliminary Plat LOCATION: NEC of Heggs Rd. and 127th St. APPLICANT: 127 Plainfield LLC PC 10-15-19 Staff Report FINAL.pdf Ballard Farm Development Plans.pdf CASE NUMBER: 1852-092519.SU REQUEST: Special Use (Public Hearing) LOCATION: 13915 S. Route 30 APPLICANT: TVA Logistics Inc. TVA Logistics Inc. Staff Report.pdf TVA Logistics Inc. Graphics.pdf DISCUSSION REMINDERS - October 21st – Village Board at 7:00 p.m. November 4th – Village Board at 7:00 p.m. November 5th – Plan Commission at 7:00 p.m. ADJOURN 2 Plan Commission Record of Minutes Date: October 1, 2019 Location: Village Hall CALL TO ORDER, PLEDGE, & ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Heinen, Minnis, Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer were present. Plainfield Fire Protection District was present. Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School District 202 were absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; Yuchen Ding, Associate Planner; and Jessica Gal, Associate Planner APPROVAL OF MINUTES PUBLIC COMMENTS Mr. Proulx stated he will be providing the commission with a copy of a letter from a property owner near The Farmhouse voicing their concern regarding the The Farmhouse project. Chairman Kiefer asked for public comment and there was no response. DEVELOPMENT REPORT Mr. Proulx provided on the following; Maple Court Variance, Northpointe Final Plat Phase 2, and Northpointe Dormant Special Service Area, and the Sanctuary. OLD BUSINESS Case No. 1842-061119.SU.SPR.FP SWC of Route 30 & Renwick Rd. Naser Odeh Commissioner Womack made a motion to continue proposed site plan review and special use permit for the multi-tenant commercial development with two drive-thrus at the southwest corner of Renwick Road and U.S. Route 30 to the October 15, 2019 meeting of the Plan Commission. Second by Commissioner Heinen. Vote by roll call: Minnis, yes; Seggebruch, yes; Renzi, yes; Ruane, yes; Heinen, yes; Womack, yes; Kiefer, yes. Motion carried 7-0. Case No. 1814-081318.AA.SU.PP Greenbriar Subdivision Edward Mattox Commissioner Seggebruch made a motion to continue annexation by annexation agreement, a special use for planned development public hearing, and preliminary plat of subdivision to permit a residential development on approximately 98 acres south of 143rd Street, east of Steiner Road, and north of Route 126 to the October 15, 2019 meeting of the Plan Commission. Second by Commissioner Ruane. Vote by roll call: Minnis, yes; Heinen, yes; Womack, yes; Ruane, yes; Renzi, yes; Seggebruch, yes; Kiefer, yes. Motion carried 7-0. NEW BUSINESS Case No. 1851-083019.SU 15115 S. Des Plaines St. Todd Baraniak Mr. Ding stated the applicant is requesting approval of a special use permit for private recreation to allow an escape room business and an axe-throwing recreation business in the building at 15115 South Des Plaines Street. The subject property is zoned B-5. The Village’s Zoning Code requires that private recreation uses in the B-5 zoning district be approved through the special use application process. 3 Plan Commission Minutes October 1, 2019 Page 2 of 3 Mr. Ding reviewed the staff report dated October 1, 2019. Mr. Ding concluded staff finds that the proposed private recreation facility on the subject property will not result in significant impacts to adjacent properties or uses in the area and will complement existing uses on the property and in the general area. In advance of any comments from the public hearing or input from the Plan Commission, staff recommends approval. Chairman Kiefer swore in Zachary Beaver & Jason Seneker, applicants. Mr. Beaver gave a brief presentation regarding their business. Chairman Kiefer asked for public comment and there was no response. Commissioner Ruane stated he is excited and thinks it is a great proposal for an entertainment venue. Commissioner Ruane stated he is concerned about garbage since the building is as large as the lot. Commissioner Ruane indicated he would like the garbage information to be included if this moves forward since he is also concerned about dumpster placement and garbage truck access. Commissioner Ruane suggested rearranging the interior of the building to allow for more natural light. Commissioner Renzi asked staff to clarify if liquor sales would be allowed. Mr. Ding stated the applicant would need to work with the Village Clerk regarding a liquor license. Commissioner Renzi asked staff to clarify if it is even possible for the applicant to obtain a liquor license based on information in the staff report. Mr. Ding stated the applicant will need to work with the Village Clerk to determine if they are eligible for a liquor license. Chairman Kiefer clarified that the applicant is not requesting a liquor license at this time. Commissioner Renzi stated it should be included moving forward if the liquor license would be allowed. Commissioner Renzi asked staff to define walking distance since the staff report noted there is on street and public parking in walking distance. Mr. Ding stated a quarter mile is within walking distance. Commissioner Renzi suggested that staff also include this type of business in the downtown parking matrix. Commissioner Renzi asked the applicant to clarify if there will be a coach at each lane for the axe throwing. Mr. Beaver confirmed. Commissioner Renzi asked if their patrons will be coached on how to throw an axe. Mr. Seneker stated they will be trained, and coaches will be at each station. Commissioner Renzi asked the applicant if they will be pursuing a liquor license. Mr. Beaver stated at this point they have not determined if they will be serving liquor and if they decide to move forward with liquor sales, they will consult the Mayor. Commissioner Renzi asked if their other venues sell liquor. Mr. Seneker stated they currently have another escape room and a haunted attraction and neither sell liquor. Commissioner Renzi asked if the escape rooms will be locked. Mr. Seneker indicated the doors will not be locked. Commissioner Renzi asked if there will be cameras in the escape rooms. Mr. Seneker stated there will be cameras in the room and the cameras will be monitored. Mr. Beaver stated there is a control room on site for audio and visual connect. Commissioner Minnis commented that overall this is a great business model for downtown, he believes that this will benefit other downtown businesses. Commissioner Minnis asked if they choose not to move forward with the liquor license will it change the interior configuration. Mr. Seneker stated there would be minor changes such as removing the bar to add more tables or video games. Commissioner Minnis asked if what is presented for the interior needs to be built out. Mr. Seneker explained what is existing on 4 Plan Commission Minutes October 1, 2019 Page 3 of 3 the property and what will be added. Commissioner Minnis inquired if the escape rooms are changed. Mr. Seneker stated not frequently, and the changes would be to the décor of the escape rooms. Commissioner Seggebruch asked if the building has a fire alarm or sprinkler in the building. Mr. Seneker stated the property owner is in the process of installing. Commissioner Seggebruch stated the use is great but the liquor license could be an issue. Commissioner Womack asked if the downtown parking matrix is going to be updated because this use may be more intense than the last occupant. Mr. Proulx explained the current and past use of the property and the parking requirements. Mr. Proulx explained the village is expanding the parking as the demand grows downtown. Commissioner Heinen made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, move to recommend approval of the special use for private recreation for the business known as Legendary Escape Games at 15115 South Des Plaines Street, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District. Second by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Ruane, yes; Womack, yes; Seggebruch, yes; Heinen, yes; Kiefer, yes. Motion carried 7-0. Plan Commission & Zoning Board of Appeals 2020 Meeting Schedule Chairman Kiefer stated the 2020 meeting schedule is available for informational purposes. DISCUSSION Commissioner Renzi asked staff when the last parking study was completed for downtown. Mr. Proulx state the village has done two comprehensive parking studies and those studies have resulted in the village increasing parking downtown. Commissioner Renzi suggested updating the parking study for downtown and beyond. Commissioner Ruane stated he is concerned in downtown because there are other lots that have limited egress for garbage. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 7:49 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary 5 6 7 REPORT TO THE PLAN COMMISSION Page #2 of 8 1846-072519.AA.SU.PP 10/15/2019 BALLARD FARM South: Shenandoah “The Great Meadow” (Village R-1, approx. 1.69 du/acre), West 127th Street (Minor Arterial) West: Chatham Square (Village R-1 PUD, approx. 2.22 du/acre), Heggs Road (Collector) ANALYSIS Annexation (Public Hearing) The applicant is seeking a recommendation from the Plan Commission in order to annex into the Village of Plainfield by annexation agreement. The subject parcel is contiguous to the Village’s municipal boundaries on three (3) sides and is adjacent to existing residential development within the Village that includes King’s Bridge Estates to the east, Chatham Square to the west, and Shenandoah “The Great Meadow” to the south. The property has access to existing water and sewer pipelines from King’s Bridge Estates to the east, in addition to water and sewer lines located along West 127th Street and Heggs Road. The subject site is also included in the Village’s boundaries within the “Future Land Use Plan” of the Village’s Comprehensive Plan. Staff submits that annexation of the property would be a logical extension of the Village’s boundaries. Upon annexation, the subject property is given a R-1 zoning designation. Special Use for Planned Development (Public Hearing) The planned development procedures of the zoning code allow the village board to authorize exceptions to the applicable bulk regulations within the planned development that includes building height, lot area, lot width, and yard setback requirements. The planned development approach promotes innovative and creative land development that achieves the community vision outlined in the comprehensive plan. The proposed development, Ballard Farm, is a request for a planned development with variations requested from the R-2 standards of the zoning code for the single-family units and from the R-3 standards of the zoning code for the townhome units. Under the planned development approach, the subject property remains in the R-1 zoning district. The requested variations are identified in the following tables: Single-Family Units (Variation from R-2 Standards) Requirement Requested Variation Minimum Lot Size 12,000 sf 8,100 sf Minimum Lot Width 85 ft 60 ft Minimum Front Yard Setback 30 ft 25 ft Minimum Corner Side Setback 30 ft 25 ft Minimum Interior Side Setback 7 ft, Combined 20 ft 7 ft, Combined 15 ft 8 REPORT TO THE PLAN COMMISSION Page #3 of 8 1846-072519.AA.SU.PP 10/15/2019 BALLARD FARM Subdivision Code Requirement Requested Variation Minimum Radius of Horizontal Curve 150 ft per AASHTO standard 90 ft Within the “Future Land Use Plan” of the Village’s Comprehensive Plan, the subject property is designated as “Low Density Residential” at a density of between 1.4 and 2.0 dwelling units per acre. The proposed density for Ballard Farm is 2.31 dwelling units per acre for the single-family units and 11.27 dwelling units per acre for the townhome units with a gross density of 3.5 dwellings units per acre. In order to promote and encourage the development community to incorporate the residential design and planning guidelines into all new annexation and planned unit developments, a density bonus system shall be available. Staff has reviewed the submitted development proposal using the Village Density Bonus System. The following table presents the possible additional density that may be applied to the development proposal: Site Area (Single-Family & Townhomes): 31.09 ac Base Density (1.4 du/ac): 44 Density Bonus Categories DU Percent Neighborhood Design Approaches • Coving/Conservation Design 2 5% Land Planning Design Amenities • Private Community Center 2 5% • Best Management Practices 2 5% • Landscape and Streetscape Design 7 15% Architectural Design Amenities • Traditional Architecture 4 10% Total Staff-Calculated Bonus: 17 Total Staff-Proposed Unit Count: 61 Proposed Unit Count: 109 In exchange for the bulk and density relief identified above, the development commits to exceeding the Village’s Zoning Code requirements as follows: • The land plan and proposed housing elevations have been designed in conformance with the Village’s Design Guidelines for Planned Unit Developments and Residential Design Townhomes Units (Variation from R-3 Standards) Requirement Requested Variation Maximum Dwelling Units per Building 4 5 Density 6 dwelling units per acre 11.24 du/acre Minimum Lot Area per Unit 6,000 square feet 40 units = 5.5 acres 3,866 sf per unit 40 units = 3.5 acres 9 REPORT TO THE PLAN COMMISSION Page #4 of 8 1846-072519.AA.SU.PP 10/15/2019 BALLARD FARM Guidelines. The proposed street network also efficiently connects to existing roadways and provides a roadway stub to future development to the north. • The proposed development identifies 24 lots as either key or through lots, which comprises 22 percent of the single-family lots proposed. These lots will receive additional architectural enhancements and landscaping treatment. They are located along Heggs Road and at prominent locations throughout the site. In addition to the 14 lots identified as key lots, Staff suggests the addition of Lot 22 due to its location adjacent to Outlot D. • The cluster design approach is intended to prioritize open space and natural amenities. The proposed walking path provides recreational opportunities for the neighborhood while also connecting to existing walking paths and planned walking paths along 127th Street. In order for the Plan Commission to recommend approval of a special use, the applicant must demonstrate two findings of fact based on the specific circumstances of the project. Separately, there are additional findings that must be demonstrated in order to recommend approval of a planned development. Staff outlines the required findings and supporting facts as follows: a. The special use will not be injurious to the use and enjoyment of other property in the immediate area for the purposes already permitted, nor would it substantially diminish property values; Staff submits that the special use will not be injurious to the use and enjoyment of other property in the immediate area for the purposes already permitted, nor would the proposed residential planned development substantially diminish property values. The proposed development results in a coordinate site plan that is compatible with residential development in the area. As well, approximately 26% of the development will be designated as open space for resident use and enjoyment. b. The establishment of the special use will not impede normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district. The establishment of the special use will not impede normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district. The proposed development retains the R-1 zoning designation and focuses on the planned development approach in order to allow for a cohesive development, while also providing a secondary housing option to single-family units most commonly found in the Village. c. The planned development fulfills the objectives of the comprehensive plan and the land use policies of the Village and presents an innovative and creative approach to the development of land and living environments; The planned development fulfills the objectives of the comprehensive plan by providing a development with a multi-family housing component thus offering a flexible housing option as well as provides an integrated open space system for residents to enjoy. In exchange for smaller lot sizes and increased density, the proposed planned development prioritizes open space and outdoor amenities and results in a creative development. 10 REPORT TO THE PLAN COMMISSION Page #5 of 8 1846-072519.AA.SU.PP 10/15/2019 BALLARD FARM d. The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for such uses within the Village; The proposed townhomes units, while only 3.55 percent of the entire development, fulfills a need for multi-family housing options within the Village. The applicant’s approach in designing the planned development is to attract millennial buyers who are attracted to walkable neighborhoods and smaller, yet smart home plans. The townhome units proposed also provide a housing option to welcome residents of varying ages. e. The physical design of the planned development efficiently utilizes the land, adequately provides for transportation and public facilities, and preserves natural features of the site, and that the property is suitable for the proposed purposes and land uses; The proposed property is suitable for residential development and efficiently utilizes the land. The physical design of the planned development provides for future connection to the north and coordinates with the existing roadway within King’s Bridge Estates to the east to provide a safe street circulation network. The curvilinear design avoids long, straight, uninterrupted street segments and creates a townlike feeling. f. Any exceptions to bulk and density regulations of the underlying zoning shall be solely for the purpose of promoting an efficient and coordinated site plan, no less beneficial to the residents or occupants of such development, as well as the neighboring property, than would be obtained under the bulk and density regulations of this ordinance for buildings developed on separate zoning lots; Staff believes the proposed setbacks are appropriate and are consistent with other planned developments in the Village. Neighboring Chatham Square (to the west) was approved a 7- foot minimum side yard setback and 15-foot minimum building separation, the same as requested by the applicant. Lot sizes found in King’s Bridge Estates (to the east) range from 6,325 square feet for the 55’ wide lots to 13,725 square feet for the 75’ lots. Staff finds that the requested relief results in a development that is beneficial to the residents of the development and does not negatively impact surrounding development. g. The planned development meets the requirements and standards of the planned development regulations; The planned development meets the requirements of the planned development regulations. h. Open spaces and recreational facilities are provided; The proposed planned development provides 8.19 acres of open space including common areas, stormwater management, and landscape buffers. The recreational amenities provided encourage an active lifestyle and include a walking trail around the landscaped detention ponds, natural play areas, a community garden, butterfly garden, and dog park. i. The planned development is compatible with the adjacent properties and the neighborhood, and along the periphery of the planned development, yards or setbacks shall be provided that meet or exceed the regulations of the district in which the planned development is located; 11 REPORT TO THE PLAN COMMISSION Page #6 of 8 1846-072519.AA.SU.PP 10/15/2019 BALLARD FARM The planned development is located at the northwest intersection of Heggs Road and 127th Street and directly abuts King’s Bridge Estates. The development proposes 8 single-family residential lots, open space, and a lot dedicated to the natural play area and community garden plots along the eastern boundary shared with King’s Bridge Estates. The majority of those 8 lots are located along an alley within King’s Bridge States. Staff submits that the planned development is generally compatible with the adjacent properties and there is no deviation requested from the minimum rear yard setback of 30 feet. Preliminary Plat A. Land Plan Site Plan The applicant has revised and developed the previous concept plan by incorporating the feedback from the Plan Commission as well as from the Village Board earlier this year. The proposed site plan encompasses approximately 31.09 acres which consists of 29.9 acres of single-family residential area, 3.55 acres of townhomes area, 8.19 acres of open space including common areas, stormwater management, landscape buffers and overland flood route, and 6.42 acres of right-of-way. The proposed residential units are comprised of 69 single-family residential lots, eight (8) townhomes with 40 units in total. The single-family residential lots range in size from 8,100 square feet to 18,142 square feet and the average lot size is 9,671 square feet. The proposed density of the single-family residential lots is 2.31 dwelling units per acre and that of the eight (8) proposed townhomes is 11.27 dwelling units per acre. Access and Circulation The development proposal provides three (3) points of access. One (1) connects to Heggs Road and the other two (2) connects to neighboring residential subdivision or future development land parcel. The width of the proposed interior right-of-way is 66 feet. Walking paths have been proposed across the site which also covers the landscaped stormwater management areas and connects to the multi-use path on West 127th Street. Reflective pedestrian crossings connecting the Outlots C, D, and E are proposed to provide pedestrians a safer walking environment. Elevations The applicant has submitted their preliminary architectural illustrations for review. In addition, the applicant has identified proposed key and through lots on the preliminary plat in order to be consistent with the Village’s Residential Design Guidelines. There are ten (10) proposed through lots: Lots 1, 2, 62, 63, 64, 65, 66, 67, 68, and 69, and 14 proposed key lots: Lots 9, 10, 23, 28, 29, 31, 32, 38, 39, 45, 46, 53, 54, and 61. Staff suggests including Lot 22 as a key lot because it is adjacent to an open space which is at the street corner. The applicant has not provided prototypical enhanced architectural and landscape treatments for key and through lots. Staff will continue to work with the applicant to ensure the architectural and landscape treatments enhancements plan would be submitted for the administrative review. School and Park Site Obligation 12 REPORT TO THE PLAN COMMISSION Page #7 of 8 1846-072519.AA.SU.PP 10/15/2019 BALLARD FARM For the school site impact, the project will satisfy the school obligation via payment of cash in lieu of land donation at the time of building permit. For the park impact, the park site obligation will be met with payment of cash in lieu for the acreage obligation. Engineering / Stormwater Management The applicant has submitted preliminary engineering plans to the Village’s consulting engineer and the engineering plans are under review. Engineering approval is not required during consideration of the zoning entitlements. The applicant has adopted the Village’s consulting engineer’s preliminary recommendations by using newest rainfall data from Illinois State Water Survey’s Bulletin 70 to complete the stormwater analysis. B. Landscape Plan The applicant has submitted an overall landscape plan for the development. The proposed landscape plan includes parkway trees plantings, landscape buffers along Heggs Road and West 127th Street and boulevard-style entrance designs, and extensive landscaping of the naturalized stormwater management areas. The applicant has identified a 40-foot (40’) wide landscape buffer easement along Heggs Road and landscape buffer would also be planted along West 127th Street. Two (2) naturalized stormwater management sites in the Outlots C and E which would be equipped with benches and connected by pedestrian paths. A Ballard Farm historic information signage would be located at the east entrance of the development site in the Outlot E. Two (2) separated butterfly gardens are proposed on the south part of the Outlot E connected by the proposed pedestrian path near West 127th Street. Staff believes this open space area provides an opportunity for a scenic overlook and would help create a sense of place and unique amenity for the development. A dog park would be located in the Outlot E along the proposed Road A. The Outlot D has designed to be a natural play area as well as a community garden. However, staff finds that the applicant did not include the designs of the dog park and the Outlot D in the submitted landscape plan. Staff will continue to work with the applicant to ensure that the mentioned plans will be included in the packet for the future Village Board’s review. The applicant has clarified that all of the landscape improvements and amenities would be maintained by a Homeowner’s Association (HOA). Recapture The subject development is subject to a recapture agreement from August 2007 for West 127th Street. The applicant will work with Village staff to determine the appropriate recapture amount along Heggs Road, which will need improvements to accommodate the proposed development. CONCLUSION/RECOMMENDATION In summary, Staff finds that the proposed special use permit for planned development meets the intent of the planned development procedures and the relief sought is in line with the goals for residential development outlined in the Village’s Comprehensive Plan. The proposed development provides single-family residential lots and incorporates a multi-family component to provide different housing options for the region. The subject parcel is also located nearby existing water and sewer main which allows for a logical extension of the Village’s boundary. Both the annexation and special use requests require a public hearing and Staff welcomes input from the public on the proposed project. While the density bonus system allows for an additional 13 REPORT TO THE PLAN COMMISSION Page #8 of 8 1846-072519.AA.SU.PP 10/15/2019 BALLARD FARM 17 units above the base density calculated, it does not provide additional units to match the total unit count proposed by the applicant. Staff welcomes comments from the Plan Commission regarding the proposed density and total unit count, specifically as it relates to the number of townhomes units proposed. In advance of such public comment and discussion by the Plan Commission, staff recommends approval. Should the Plan Commission concur, the following motions are offered for your consideration: Annexation I move we recommend approval of annexation of the project commonly known as Ballard Farm (PIN: 07-01-30-400-006-0000), located at the intersection of Heggs Road and West 127th Street, as a logical extension of the Village of Plainfield. Special Use for Planned Development I move we adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for planned development to permit up to 69 single-family residential lots and 8 townhome buildings with 40 townhomes units, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Preliminary Plat I move we recommend approval of the Preliminary Plat of Subdivision for Ballard Farm, a development with up to 69 single-family residential lots and 8 townhome buildings with 40 townhomes units, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 14 Subject Site 15 16 17 18 19 20 21 22 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2730 31 2829 37 36 35 34 33 40 41 42 43 44 32 4539 38 61 46 60 59 58 57 56 55 54 47 48 49 50 51 52 53 68 67 66 65 64 63 69 62H E G G S R O A D1 2 7 T H S T R E E T CHATHAMDRIVE ROUNDSTONEAVENUE SHEET:126 S. Main Streetp: 630 551-3355Oswego, IL 60543f: 630 551-3639schoppedesign.netPrepared For:Sheet Name:Prepared By:Project Name:File # Job #: Date: Scale: Drawn: 2. 1. Revisions 2019-07-12 CLIENT REVIEW ISSUED FOR 3. 4. . . . 0. . . . ... 2019-07-12 358.001.02 North Plainfield, Illinois1311 S. ROUTE 59NAPERVILLE, IL 60540127 PLAINFIELD, LLCBALLARD FARM1" = 60'-0" C. Funkhouser 358.001_PSIP00 1 SEE SHEET 4 FORSTORM WATER BASINLANDSCAPE OVERALL LANDSCAPE PLAN PERIMETER STREET TREES, BUFFER & ENTRY LANDSCAPE3 2 1 SHEET INDEX 1. Contractor and or sub-contractors shall verify locations of all underground utilities prior to digging. Contact J.U.L.I.E. (Joint Utility Locating for Excavators) at 1-800-892-0123 or dial 811. 2. Topographic & boundary information obtained from (AutoCAD file) PREOVER.dwg, Preliminary Engineering as prepared by Cemcon, LTD. received 07-01-2019. 4. Verify site conditions and information on drawings prior to commencement of work. Promptly report any concealed conditions, mistakes, discrepancies, or deviations from the information shown in the Contract Documents. The Owner is not responsible for unauthorized changes or extra work required to correct unreported discrepancies. 5. Secure and pay for permits, fees and inspections necessary for the proper execution of this work. Comply with codes applicable to this work. 6. Plants and other materials are quantified and summarized for the convenience of the Owner and jurisdictional agencies. Confirm and install sufficient quantities to complete the work as drawn. No additional payments will be made for materials required to complete the work as drawn. 7. Refer to the specifications for additional conditions, standards and notes 8. Plant species shown are subject to availability. The Client reserves the right to make substitutions which are the same size and similar habit 9. Final locations of trees within rights-of-ways are subject to change based on the final driveway locations of single family lots and utility locations. 10. Landscaping for Key Lots and other residential lots shall conform to Sec. 9-132-2 and 4 of the Village of Plainfield Landscaping Ordinance and will be included in the Final Landscape Plans. GENERAL NOTES 4 STORM WATER BASIN LANDSCAPE PLAN INTERIOR STREET TREES Know what's below.before you dig.Call R SCALE: OVERALL PLAN11" = 60'-0"PRELIMINARYLANDSCAPE PLANOVERALL PLANSEE SHEET 3 FORENTRY LANDSCAPE SEE SHEET 4 FORSTORM WATER BASINLANDSCAPE 3' BERM 3' BERM3' BERM3' BERM 23 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2730 31 2829 37 36 35 34 33 40 41 42 43 44 32 4539 38 61 46 60 59 58 57 56 55 54 47 48 49 50 51 52 53 68 67 66 65 64 63 69 62H E G G S R O A D1 2 7 T H S T R E E T CHATHAMDRIVE ROUNDSTONEAVENUE SHEET:126 S. Main Streetp: 630 551-3355Oswego, IL 60543f: 630 551-3639schoppedesign.netPrepared For:Sheet Name:Prepared By:Project Name:File # Job #: Date: Scale: Drawn: 2. 1. Revisions 2019-07-12 CLIENT REVIEW ISSUED FOR 3. 4. . . . 0. . . . ... 2019-07-12 358.001.02 North Plainfield, Illinois1311 S. ROUTE 59NAPERVILLE, IL 60540127 PLAINFIELD, LLCBALLARD FARMAS NOTED C. Funkhouser 358.001_PSIP00 2 BERM (TYPICAL) 4 - AFM4 - TCO 3 - GTI 3 - GDI 5 - QRU 5 - TAM 4 - UMA 3 - TCO 3 - TCO 5 - QRU 5 - APS 4 - TAM 4 - COC5 - GTI4 - QRU 3 - GDI 5 - GTI 5 - QRU 3 - COC 5 - UMA4 - AFM 5 - APS4 - GTI4 - TCO 5 - QRU 4 - GTI 5 - QRU 5 - GTI 4 - COC 3 - TAM3 - APS5 - GDI 5 - GDI 5 - COC 4 - GTI 4 - TCO 5 - COC 5 - UMA 4 - TCO 4 - TCO 3 - UMA 3 - GDI 5 - AFM5 - GDI5 - APS 5 - TAM 5 - UMA SCALE: INTERIOR STREET TREES11" = 60'-0"PRELIMINARYLANDSCAPE PLANINTERIOR STREET TREESSEE SHEET 3 FORENTRY LANDSCAPE SEE SHEET 4 FORSTORM WATER BASINLANDSCAPE SEE SHEET 4 FORSTORM WATER BASINLANDSCAPE SEE SHEET 3 FORBUFFER LANDSCAPE SEE SHEET 3 FORBUFFER LANDSCAPE SCALE: PERENNIAL DETAIL5NTS SCALE: SHRUB DETAIL4NTS SCALE: EVERGREEN TREE DETAIL3NTS SCALE: CANOPY TREE DETAIL2NTS FINISHED GRADE B & B ROOT BALL DO NOT DAMAGE OR CUT LEADER ENLARGED DETAIL NOTES:1. CUT AND REMOVE ALL WIRE & TWINE AROUND STEM,REMOVE BURLAP FROM TOP 1/3 OF ROOT BALL2. 3-4" MULCH. KEEP AWAY FROM STEM3. ROOT FLARE/CROWN SHALL BE 2" ABOVE FINISH GRADE4. SHAPE SOIL PEDESTAL TO PROVIDE 3' DIA. OR ROOTBALLDIA., WHICHEVER IS GREATER, WATERING RING. SPADE EDGE ADJACENT TO LAWN AMENDED TOPSOIL(SEE SPECIFICATIONS) UNDISTURBED SUB-GRADE SOIL PEDESTAL12" MIN. FINISH GRADE MULCH - SEE NOTE 2 2x BALL WIDTH (MINIMUM) NOTES:1. CUT AND REMOVE TWINE AROUNDTRUNK, REMOVE BURLAP FROMTOP 1/3 OF ROOT BALL2. 3" MULCH - HOLD 2" BELOW TREEGRATE. KEEP AWAY FROM TRUNK.6' DIAMETER TREE RING.3. ROOT FLARE SHALL BE 2" ABOVEFINISH GRADE4. STAKING OF TREE ONLY REQUIREDIF TREE WILL NOT REMAIN PLUMB.5. SHAPE SOIL TO PROVIDE 3' DIA. ORROOTBALL DIA., WHICHEVER ISGREATER, WATERING RING.6. PROVIDE DRAINIAGE FOR PLANTINGPIT IF SOIL IS IMPERMEABLE. SPADE EDGE ADJACENT TO LAWN AMENDED TOPSOIL(SEE SPECIFICATIONS) UNDISTURBED SUB-GRADE SOIL PEDESTAL FINISH GRADE MULCH - SEE NOTE 2 ROOT BALL - SEE NOTE 1 2 TIMES ROOT BALL WIDTH (MINIMUM) EXISTING SUBGRADE (3) 8' STEEL STAKESOUTSIDE OF ROOTBALL #12 GA. GALVANIZED STEEL WIRE NEW 2-PLY REINFORCEDRUBBER HOSE 3/4" I.D. 45° OR GREATER TREEPIT SIDE SLOPE NOTES:1. 2-3" OF DECOMPOSEDMUSHROOM COMPOST SPADE EDGE ADJACENT TO LAWN AMENDEDTOPSOIL (SEESPECIFICATIONS) UNDISTURBED SUB-GRADESOIL FINISH GRADE MULCH - SEE NOTE 1 SPACING PER PLAN NOTES:1. DO NOT DAMAGE MAIN ROOTS OR DESTROYROOT BALL WHEN INSTALLING TREE STAKE.2. WATER THOROUGHLY AFTER INSTALLATION.3. REMOVE TREE RINGS AND STAKES TWOYEARS AFTER INSTALLATION.4. PROVIDE DRAINAGE FOR PLANTING PIT IF INIMPERMEABLE SOIL. 2 T-BARS OUTSIDE ROOT BALL, WITH ONEON SIDE OF PREVAILING WINDS (OPTIONAL). CROWN OF ROOT BALL SHALL BEAR SAMERELATIONSHIP TO FINISHED GRADE AS ITDID TO PREVIOUS GRADE MULCH ENTIRE PLANTING HOLE 3"THICK, KEEP FROM TRUNK CREATE RAISED SAUCER AROUNDEDGE OF ROOT BALLBACK FILL WITH NATIVE SOIL CUT AND REMOVE TOP 1/3 OF BURLAP,TWINE AND WIRE BASKET FROM ROOT BALL 3mm (NO.11 GA.) GALV.WIRE, COIL EACH ENDTIGHTLY ALLOW FORADEQUATE TRUNKMOVEMENT 13mmØ BLACKPLASTIC HOSE TO AVOID SETTLING, DO NOTEXCAVATE UNDER ROOT BALL 2 TIMES ROOT BALL WIDTH (MINIMUM) 3' BERM 3' BERM3' BERM3' BERM 24 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2730 31 2829 37 36 35 34 33 40 41 42 43 44 32 4539 38 61 46 60 59 58 57 56 55 54 47 48 49 50 51 52 53 68 67 66 65 64 63 69 62H E G G S R O A D1 2 7 T H S T R E E T CHATHAMDRIVE ROUNDSTONEAVENUE SHEET:126 S. Main Streetp: 630 551-3355Oswego, IL 60543f: 630 551-3639schoppedesign.netPrepared For:Sheet Name:Prepared By:Project Name:File # Job #: Date: Scale: Drawn: 2. 1. Revisions 2019-07-12 CLIENT REVIEW ISSUED FOR 3. 4. . . . 0. . . . ... 2019-07-12 358.001.02 North Plainfield, Illinois1311 S. ROUTE 59NAPERVILLE, IL 60540127 PLAINFIELD, LLCBALLARD FARMAS NOTED C. Funkhouser 358.001_PSIP00 3SCALE: PERIMETER STREET TREES & BUFFER LANDSCAPE11" = 60'-0" LOT 1 LOT 69H E G G S R O A DC H A T H A M D R I V E PRELIMINARYLANDSCAPE PLANPERIMETER STREET TREES,BUFFER & ENTRY5 - COC5 - TAM5 - QRU5 - UMA5 - GTI 3 - GTI 5 - TAM 5 - UMA 5 - GTI 3 - QRU 3 - PGD 3 - MFL5 - PME 6 - PDG 1 - ARR 1 - ARR 4 - PGD 1 - TAM 7 - PPG 11 - PPG 9 - PME 36 - VDM 24 - VDM 1 - MFL 3 - GDI 10 - PPG 34 - CBA 1 - MFL1 - MFL1 - MFL 1 - MFL 1 - CCI3 - MFL 3 - PME 5 - PPD 4 - PPG 5 - PME 4 - PPG 4 - PME 4 - AFM 1 - GDI3 - AFM 1 - GDI 3 - AFM 1 - QRU1 - ARR 26 - VDM 4 - TCT6 - SMP4 - TCT6 - SMP 4 - TCT 6 - SMP SCALE: ENTRY LANDSCAPE21" = 20'-0" SEE DETAIL 2 FORENTRY LANDSCAPE SEE SHEET 4 FORSTORM WATER BASINLANDSCAPE SEE SHEET 2 FORINTERIOR STREET TREES 48 - CBA 3 - CCI 3 - CCI 19 - PPG1 - QRU 3 - QRU TURF TURF TURF TURF TURF TURF TURF 5 - PCA 70 - HHR 75 - HPP20 - CAK 60 - HHR 20 - SSA 75 - HPP 20 - CAK 36 - SJL 26 - VDF 18 - VDF 50 - SSA 45 - LSB 30 - CAK 1 - TAM 1 - QRU 3' BERM 3' B E RM3' BERM3' BERM 25 21 22 23 24 25 54 53 TURF GRASS WET TO MESIC PRAIRIE SEED EMERGENT SEED LOW PROFILE PRAIRIE SEED FLOWERING PLUGS - ACCENT (NWL and Above) (NWL + 2') (NWL to 18" DEEP) OPEN WATER BUTTERFLY GARDEN TURF WTM ES LPP FP OW BG SHEET:126 S. Main Streetp: 630 551-3355Oswego, IL 60543f: 630 551-3639schoppedesign.netPrepared For:Sheet Name:Prepared By:Project Name:File # Job #: Date: Scale: Drawn: 2. 1. Revisions 2019-07-12 CLIENT REVIEW ISSUED FOR 3. 4. . . . 0. . . . ... 2019-07-12 358.001.02 North Plainfield, Illinois1311 S. ROUTE 59NAPERVILLE, IL 60540127 PLAINFIELD, LLCBALLARD FARM1" = 60'-0" C. Funkhouser 358.001_PSIP00 4PRELIMINARYLANDSCAPE PLAN3 - CCI 4 - BNH 3 - COC 3 - QRU 1 - UMA 2 - TDI 6 - TDI 1 - TDI 1 - TDI 1 - LTU 4 - TDI 3- BNH 1 - TDI 1 - QRU 2 - QRU 1 - AFA 3 - AFA 24 - HVE 25 - CBA 5 - APA 10 - HVE 7 - APA 11 - CBA 11 - CBA 7 - VJU8 - VJU 16 - APA 3 - CCF 6 - OVI 9 - CBA 29 - HVE BENCH BENCH TRAIL BG LPP TURF LPP WTM ES LPP WTM ES OPEN WATER OPEN WATER ES WTM LPP TURF LPP WTM ES FP FP FP FP FP FP FP SCALE: STORM WATER BASIN LANDSCAPE PLAN11" = 30'-0" ROUNDSTONE AVE. BALLARD FARMINFO AREA BENCH BENCH BG 1 - ALA 1 - ALA 8 - AMM6 - AMM NATURAL PLAY AREA &COMMUNITY GARDEN STORMWATER BASINSSEE SHEET 2 FORINTERIOR STREET TREES SEE SHEET 3 FORBUFFER LANDSCAPE BUTTERFLYGARDEN BUTTERFLYGARDEN 26 27 28 29 REPORT TO THE PLAN COMMISSION Page #2 of 4 1852-092519.SU 10/15/2019 TVA LOGISTICS INC. – 13915 S. ROUTE 30 The adjacent land-uses, zoning and functional street classifications are identified as follow: North: Industrial / American Built Systems and Diageo (I-1) East: Industrial / Diageo (I-1) South: Industrial / Diageo (I-1) West: Agricultural Land and Landscaping Company (A-1, Will County) and U.S. Route 30 (Major Arterial) ANALYSIS The applicant is requesting special use approval to permit the establishment of TVA Logistics Inc. on an existing industrial property. The company is currently located at 650 E. 107th Street in Bolingbrook, Illinois. Should the special use permit be approved, the company would operate out of both locations. TVA Logistics Inc. provides long-distance trucking services, which means that their semi-trucks are on the road most of the week and do not return daily. The site will be used for the storage of up to 40 semi-truck tractors and trailers and will also include a dispatching office (with 20-25 office employees), and a repair shop for fleet maintenance. The applicant intends to repave the existing parking areas, including the employee parking lot located in front of the building. Building renovations and improvements are needed before office support staff could move into the current building, however, it is already improved with office space and maintenance bays that were formally utilized by Univar USA. At this time, no additional access to the property is being proposed by the applicant. Staff notes that there may be an opportunity to coordinate cross-access with adjacent industrial property to connect to Coil Plus Drive, should surrounding industrial land be developed in the future. Parking The proposed business will utilize the site to park between 30 and 40 semi-trucks. Historic aerial imagery identifies around 40 parking spaces for semi-trucks used by Univar USA. The concept plan submitted identifies up to 40 semi-truck parking spaces located along the rear property line and up to 9 parking spaces for new trailers (empty) in the northwestern corner of the property. On average, the applicant expects 2-3 daily trips to be generated from semi-trucks and up to 12 semi-trucks parked frequently on the property. The greatest volume of semi-trucks parked on the site would be on holidays (30+ vehicles) when drivers would be returning to the site. Otherwise, daily traffic would primarily stem from those passenger vehicles associated with office support staff and repair shop employees. As an accessory use to the primary trucking and logistics operations (truck freight terminal), the applicant will utilize the existing industrial bays for fleet maintenance and repair. The repair shop would not be open generally to other users. In accordance with Section 9-78 of the Village Zoning Code, the proposed use requires 1 space per 1,000 square feet of gross floor area (GFA) or outdoor area. The outdoor area utilized for truck parking is the stricter provision for parking. According to the applicant, the site permits up to 44 semi-truck parking spaces. Staff has estimated the outdoor parking area to be between 30,000-40,000 square feet, which requires between 30-40 off-street parking spaces. The existing configuration of the parking lot in front of the building provides approximately 40 parking spaces, which meets this requirement. 30 REPORT TO THE PLAN COMMISSION Page #3 of 4 1852-092519.SU 10/15/2019 TVA LOGISTICS INC. – 13915 S. ROUTE 30 Landscaping and Screening In addition to structural repairs and improvements, the applicant intends to make aesthetic changes that include painting the building, adding windows on the primary façade and adding landscaping along the U.S. Route 30 frontage. The subject site was first developed in the 1970’s, therefore the existing parking lot and landscaping are nonconforming features. As mentioned previously, the subject site is already improved with sufficient off-street parking spaces to serve the proposed use. Any expansion of the site would require compliance with present-day parking and landscaping standards. The truck parking area is presently screened with an approximately 6-foot chain link fence with privacy slats. There is an existing landscaped berm located on the exterior of the fence in the northwestern corner of the site and a landscaped berm located on the exterior of a dry-bottom detention pond located in the southwestern corner of the site. The strip of green space along the road frontage of U.S. Route 30 has sparse landscaping. Staff finds that the proposed use is not a considerable change from the previous use which would warrant the consideration of landscaping improvements. At a minimum, the applicant is required to screen outdoor storage from view from public streets and therefore any change to the outdoor storage areas must be accommodated by a combination of fencing and landscaping to screen from view. Special Use for Truck Freight Terminal In order for the Plan Commission to recommend approval of a special use, it must make two findings of fact, as follows: a.) The special use will not be injurious to the use and enjoyment of other property in the immediate area for the purposes already permitted, nor substantially diminish property values within the neighborhood; and Staff submits that the proposed special use will not be injurious to the use and enjoyment of other property in the immediate area for the purposes already permitted, nor substantially diminish property values within the neighborhood. The subject property has been used for industrial uses for over 40 years and is already developed to accommodate a new industrial user. According to assessor records, the subject industrial building was built in 1975. The subject property is also located within an industrial corridor and has direct access to major roads and interstates without necessitating the use of local roads. Staff does note that the parcels to the west of the subject site are presently zoned A-1, Agricultural and located within unincorporated Will County. The Comprehensive Plan designates these parcels for medium density residential development. Because the subject site is already developed, consideration should be given to provide appropriate buffering between future residential uses and U.S. Route 30. 31 REPORT TO THE PLAN COMMISSION Page #4 of 4 1852-092519.SU 10/15/2019 TVA LOGISTICS INC. – 13915 S. ROUTE 30 b.) The establishment of the special use will not impede the normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district. Staff believes that the proposed trucking operation is compatible with adjacent industrial uses within this area and will not impede the normal and orderly development and improvement of adjacent properties for uses permitted. Other uses permitted as-of-right in the I-2 zoning district include contractor storage yards, asphalt plants, recycling facilities, and warehousing. Staff finds that the proposed use is similar in nature to the previous industrial use that has operated on the property in excess of 15 years. Even so, the nature of the business means that drivers are generally on the road during the week thereby not exacerbating congestion on U.S. Route 30. CONCLUSION / RECOMMENDATION In conclusion, Staff finds that the proposed truck freight terminal on the subject property will not result in significant impacts to adjacent properties or uses in the area. In considering the previous use on the property and the uses that would be permitted as-of-right, Staff finds that minimal improvements are needed to the site in order to accommodate a new industrial user. In advance of public comments in the public hearing and discussion from the Plan Commission, Staff recommends approval. Should the Plan Commission concur, the following motion is offered for your consideration: I move we adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, move to recommend approval of the special use for a Truck Freight Terminal in the I-2 District at 13915 S. Route 30, subject to the following four (4) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Consolidation of the two parcels that constitute the site, identified by PIN(s) 0603043020040000 and 0603043020010000, be executed following approval of special use permit. 4. Parking stalls within the parking lot located between the existing building and U.S. Route 30 must be identified by painting striping, prior to issuance of a Certificate of Occupancy. 32 13915 S. Route 30 Aerial 33 34 NEW ASPHALT and CONCRETE ON ENTIRE SITE 35 NEW: 1. Windows 2. Paint on Building 3. Landscaping 36 CAR PARKING TRUCK PARKING 10-12 most days, up to 30 at peak on holidays NEW EQUIPMENT STAGING not in service yet, 8-9 trailers 37 NEW IMPROVEMENTS TO PROPERTY: i. New roof ii. New paint iii. Adding windows iv. Office rehab - Class A / 1st Class office image v. New landscaping ($10,000 - $30,000 preliminary budget) vi. New asphalt/concrete on all surface vii. No more chemicals on site former user/seller Significant investment will be made in the Property by new ownership, Tipa, LLC. It is estimated the total new investment will exceed $300,000. SITE USAGE: i. 10-12 trucks average on site parked north of building daily. These will remain screened by existing fencing. Additional landscaping could be added if desired by Plainfield officials. During holidays, maybe 30± trucks will be parked “at peak time”. ii. An average of only 2-3 trucks will enter/exit the facility daily. This is a long haul/national trucking company, their trucks are ` on the road most of the time, so they are not at the building and not coming in/out regularly. iii. TIPA will retain its current Bolingbrook operation, which contains truck parking for 80 units. This will remain and be where most of truck parking occurs. This will enable the traffic in/out of the subject building to remain lower. iv. Maintenance operation will utilize the existing drive-in doors the building is currently outfitted for. v. With the proposed operation, comparing to the historical use with Univar, in July 2020, upon full rehab and receipt of “SUP”, the following will be true: 1. There will be less “in and out” of trucks into the facility on a daily basis than historically were. 2. The facility will be significantly improved cosmetically, including new paint, new landscaping, and new asphalt. 3. The operation will employ multiple Plainfield residents. 4. There will no loner be hazardous chemicals stored at the facility. This facility currently has the heaviest industrial zoning permitted in Plainfield. 5. The area/facility will be generally more safe to Plainfield residents, and community than it was with the prior user (Seller: Univar). Please Note: Plainfield municipal code, a special use permit is required for a “trucking operation”, however, this will not be a “High Velocity” distribution operation. There is no cross dock, no terminal operation and generally more desirable for the community for all of the reasons stated herein.38