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HomeMy Public PortalAbout06-06-23 Plan Commission Agenda PacketPlan Commission Tuesday, June 06, 2023 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 Seeking a motion to approve the Minutes of the Plan Commission held on May 16, 2023. 05-16-23 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS 1.TACO BELL AT 12441 S ROUTE 59 (CASE 208-042423.SU.SPR) 1.a.Seeking a motion to open a Public Hearing for the proposed special use for the property located at 12441 S Route 59. 1.b.Seeking a motion to close the Public Hearing for the proposed special use for the property located at 12441 S Route 59. 1.c.Seeking 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 Planned Development for Taco Bell located on Lot 6 of Plainfield Business Park, subject to the stipulations in the staff report. 1 Plan Commission Page - 2 Taco Bell Staff Report Packet.pdf 1.d.Seeking a motion to recommend approval of the site plan review for the Taco Bell located on Lot 6 of Plainfield Business Park, subject to the stipulations in the staff report. 2.LINCOLN HIGHWAY SELF STORAGE (CASE 2011-050523.SU.SPR.FP) 2.a.Seeking a motion to open a Public Hearing for the proposed special use for the property located at 15932 and 15936 S Lincoln Highway. 2.b.Seeking a motion to continue the public hearing for case 2011-050523.SU.SPR.FP to the July 18, 2023 meeting of the Plan Commission. Lincoln Highway Staff Report Packet.pdf 3.PLAN COMMISSION & ZONING BOARD OF APPEALS ANNUAL REPORT 3.a.Seeking a motion to accept the Plan Commission & Zoning Board of Appeals Annual Report, June 1, 2022 through May 31, 2023. PLAN COMMISSION & ZBA ANNUAL REPORT 2022-2023.pdf DISCUSSION ADJOURN REMINDERS - June 8th - Historic Preservation Commission at 7:00 p.m. June 12th - Committee of the Whole Workshop at 7:00 p.m. June 19th - Village Board Meeting at 7:00 p.m. June 20th - Plan Commission at 7:00 p.m. 2 Plan Commission Record of Minutes Date: May 16, 2023 Location: Village Hall CALL TO ORDER Chairman Minnis called the Plan Commission meeting to order at 7:00 p.m. PLEDGE TO THE FLAG Chairman Minnis led the pledge to the flag. ROLL CALL Present: Commissioners Nicholson, Valerga, Womack and Chairman Minnis Absent: Commissioners Goins and Heinen Staff: Jake Melrose, Economic Development Director Jonathan Proulx, Director of Planning Rachel Riemenschneider, Associate Planner APPROVAL OF MINUTES Commissioner Valerga made a motion to approve the Minutes of Plan Commission meeting held on May 2, 2023 as amended. Second by Commissioner Womack. The motion carried unanimously by voice vote: PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Ms. Riemenschneider provided an update on the following cases: Aldi, Greenbriar Phase 2, and Mike More Miles. Ms. Riemenschneider provided an update on the 248th Ave. Apartments; the applicant has withdrawn their application. OLD BUSINESS No Old Business. NEW BUSINESS MARNETTE APARTMENTS (CASE 1992-012523.SU.SPR.FP) Ms. Riemenschneider provided an introduction of the proposed special use, site plan, and final plat applications. Chairman Minnis swore in Scott Seger, representing the applicant. Mr. Seger provide an overview of the development. Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Womack. The motion carried unanimously by voice vote: Ayes: Nicholson, Valerga, Womack and Minnis Nays: None Absent: Goins and Heinen Ayes: Nicholson, Valerga, Womack and Minnis Nays: None Absent: Goins and Heinen 3 Plan Commission Minutes May 16, 2023 Page 2 of 6 Chairman Minnis asked for public comments. Chairman Minnis swore in Fernando Romero who spoke in opposition to the application because of traffic, and not enough residential to support retail. Chairman Minnis swore in Samantha Dickey who spoke in opposition to the application because of traffic, unit sizes, and not a good fit for this area. Chairman Minnis swore in Heidi Gazafer who spoke in opposition to the application because of the strain on the police, parking, traffic, privacy for homeowners, decrease in property values, impact to schools, impact to the park, and pedestrian access to downtown. Mr. Melrose and Mr. Proulx addressed Ms. Gazafer concerns about infrastructure for water, sewer, traffic, and parking. Chairman Minnis swore in Kevin Keane who spoke in opposition to the application because of lack a visibility from Lockport St., impact to schools, traffic, lack of road connection to the south for Wallin Woods, and does not fit the area. Chairman Minnis swore in Eric Marsaglia who spoke in support of the applicant because the density is good; low impact to the neighborhood and schools; traffic will probably be heading north; likes the architecture; units’ size is larger than Sixteen30 units; high income individuals living in these units; and businesses will help with taxes. Mr. Marsaglia is concerned about the rearview of the building from the park and the neighborhood. Chairman Minnis swore in Lyle Hughart. There was discussion regarding the amount of masonry on the building. Mr. Hughart feels that the building should be all masonry to be consistent with the other buildings in the area. Chairman Minnis swore in Claire Ingersoll who spoke in opposition to the application because of the impact to the park and events at the park. Chairman Minnis swore in Kristin Gidlund asked how many calls the police receive in a higher density area and if the police will add staff to accommodate the calls. Mr. Proulx responded. There was discussion between staff and Commission Womack regarding the Comprehensive Plan designation, zoning/planned history of this parcel, parking, and the maximum square footage of restaurant users. Mr. Seger indicated that the commercial uses will be service orientated use and possibly a café. There was discussion regarding unit count and unit size. Mr. Seger indicated there will be eight (8) Efficiency units. Commissioner Womack is more comfortable with having eight (8) Efficiency (Studio) units. There was discussion regarding the building elevations and landscaping. Commissioner Womack would like to see the east elevation dressed up. Mr. Seger responded that elevations do not include the landscaping, which it will be heavily landscaped on the east elevation. Commissioner Nicholson does not like the exterior color of the building and would prefer a color like the surrounding buildings. 4 Plan Commission Minutes May 16, 2023 Page 3 of 6 There was discussion about the rental rate, construction schedule, unit counts in each building, absorption data, location of HVAC units, signage, outdoor dining, defining eating and drinking establishments, bike parking, outdoor activity areas, construction phasing, and the design for the building and parking. Commissioner Womack suggested they work with staff on the parking in the rear of the lot. Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Nicholson. The motion carried unanimously by voice vote: Commissioner Womack 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 special use for planned development to permit a mixed-use development, 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. A maximum of 8 studio units (0 bedroom, 1 bathroom Efficiency units); and 4. Residential unit size a minimum 624 square foot. Commissioner Valerga seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 4:0. Commissioner Nicholson made a motion to recommend approval of the requested site plan review for the property located at the southeast corner of W Village Center Drive and S Van Dyke Road, 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. Commissioner Womack seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 4:0. Commissioner Valerga made a motion to recommend approval of the Final Plat of Roadway Dedication and Plat of Easement, in accordance with the reviewed plans, 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. Commissioner Nicholson seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 4:0. Ayes: Nicholson, Valerga, Womack and Minnis Nays: None Absent: Goins and Heinen Ayes: Nicholson, Valerga, Womack and Minnis Nays: None Absent: Goins and Heinen Ayes: Nicholson, Valerga, Womack and Minnis Nays: None Absent: Goins and Heinen 5 Plan Commission Minutes May 16, 2023 Page 4 of 6 SHARON METHODIST CHURCH (CASE 1999-03123.REZ.SU.SPR.FP) Commissioner Valerga made a motion to open the public hearing. Second by Commissioner Nicholson. The motion carried unanimously by voice vote: Ms. Riemenschneider provided an introduction of the proposed rezoning, special use, site plan review, and final plat applications. Chairman Minnis swore in Brian Hertz (engineer), Sal Zeciri (applicant), and Gregg Ingemunson (attorney). Chairman Minnis asked for public comments. Chairman Minnis swore in Carolyn Dement, who spoke in opposition of the application because of the rezoning, apartments, traffic, street parking, and not a good fit for the neighborhood. Chairman Minnis swore in Kelsey Ballard spoke in opposition of the application because of traffic, parking, noise pollution, privacy of neighborhood, and negative impact on quality of life. Chairman Minnis swore in Keith Wright spoke in opposition of the application because of rezoning to BTD. Chairman Minnis swore in Jeff Shrock spoke in opposition of the application because of rezoning, effect on the property values, and traffic. Chairman Minnis swore in Kimberly Sharp spoke in opposition of the application because of traffic, trash, and noise. Chairman Minnis swore in Karen Rouse spoke in opposition of the application because of traffic and safety. Chairman Minnis swore in Michael Lambert spoke in opposition of the application because of rezoning to BTD, restaurant use, and traffic. Chairman Minnis swore in Linda Ledford spoke in favor of the application because she is happy to see that the building will be repurposed and maintained. Chairman Minnis swore in Rose Phelps spoke in opposition of the application because of rezoning to BTD. Chairman Minnis swore in Jerry Shepich, listing agent for the property. Mr. Shepich provided information on the type of uses he has shown the property, which include Chiropractor, neighbor groups, tattoo, medical, historical society museum, tearoom, pet grooming, hair salon, and daycare center. Mr. Shepich provided his understanding of what the applicant will be using the property for. Chairman Minnis swore in Carla Witkiewicz spoke in opposition of the application because of rezoning to BTD and traffic. Ayes: Nicholson, Valerga, Womack and Minnis Nays: None Absent: Goins and Heinen Ayes: Nicholson, Valerga, Womack and Minnis Nays: None Absent: Goins and Heinen 6 Plan Commission Minutes May 16, 2023 Page 5 of 6 Chairman Minnis swore in Michael Bortel, Historic Preservation Commission. Mr. Bortel explained his understanding of the BTD zoning. Mr. Bortel spoke about the traffic. Chairman Minnis swore in Deb Olsen, Historic Preservation Commission. Ms. Olsen indicated she does not want to see the church torn down, but this might not be the best use. Chairman Minnis swore in Sara Szok indicated she wants to see the church be repurposed but is worried about the parking. Ms. Ledford added that there are already businesses in or near the neighborhood. Chairman Minnis swore in Kenneth Sharp spoke in opposition of the application because of truck traffic. Ms. Dement responded to the comment about other businesses in the neighborhood. Mr. Lambert added to the comments about businesses in the Warehouse District. Mr. Ingemunson stated the restaurant will not be open past 9:00 p.m. and there will be no liquor sales, food service only. Commissioner Valerga asked what type of restaurant. Mr. Ingemunson stated it will be American fare. Chairman Minnis swore in Janice Schrock and asked that the commission not vote because she did not feel the adjacent property owners were properly notified. Ms. Schrock is concerned about what really will be located at this property. Mrs. Schrock added to her comments with concern for public safety and traffic. Mr. Melrose explained why the BTD zoning was chosen for this property. Commissioner Womack asked the applicant to clarify if there will be a bar and liquor sales. Mr. Zeciri stated if they open a breakfast/lunch café there will be no liquor sales, if they open a Mediterranean restaurant there will be liquor sales with a small countertop bar. There was discuss if the proximity to a school would affect the liquor licensing, the potential office space and Mr. Zeciri restaurant background. There was further discussion regarding the office space, the house on the property and outdoor dining. Commissioner Womack asked that the Village Engineer addresses the north access point. Mr. Lambert made additional comments about the parking and the rezoning. Commissioner Valerga made a motion to close the public hearing. Second by Commissioner Nicholson. The motion carried unanimously by voice vote: Commissioner Womack made a motion to recommend approval of the zoning map amendment from R-1 Low Density Single-Family Residential District to BT Business Transition District for the Ayes: Nicholson, Valerga, Womack and Minnis Nays: None Absent: Goins and Heinen 7 Plan Commission Minutes May 16, 2023 Page 6 of 6 property identified as Lot 1 on the proposed Final Plat of Resubdivision of Lots 9 and 10 of Plainfield Methodist Church Subdivision. Commissioner Valerga seconded the motion. Chairman Minnis called for a vote by roll call. The motion failed by voice vote 2:2. There was discussion if the other motions were necessary. No motions were made for the special use, site plan, or final plat applications. DISCUSSION No Discussion. Chairman Minnis read the reminders. ADJOURN Chairman Minnis adjourned the Plan Commission meeting at 9:27 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary Ayes: Nicholson and Valerga Nays: Womack and Minnis Absent: Goins and Heinen 8 TO: PLAN COMMISSION FROM: AMANDA MARTINEZ, ASSOCIATE PLANNER DATE: JUNE 6, 2023 SUBJECT: REPORT TO THE PLAN COMMISSION TACO BELL SPECIAL USE & SITE PLAN REVIEW CASE NO. 2008-042423.SU.SPR REQUEST: Special Use (Public Hearing) & Site Plan Review LOCATION: 12441 Route 59; NEC Route 59 & Industrial Dr APPLICANT: Black River Bells LLC CURRENT ZONING: B-3 PUD Highway Business District COMP. PLAN: General Commercial DISCUSSION The applicant, Black River Bells LLC, is proposing to construct a 2,046 square foot building for a Taco Bell on 1.16 acres of land generally located at the northeast corner of Route 59 & Industrial Drive. The subject site is part of the Plainfield Business Park planned unit development that was approved by the Village Board in 2004 (Ordinance No. 2416) and is identified as Lot 6 within the commercial subdivision. The applicant is requesting special use approval of a major change to the existing PUD to include a drive through use and two deviations from the site plan review ordinance. Existing Conditions/ Site Context The subject site is an outlot located approximately at the northeast corner of Industrial Drive and Route 59 (PIN 07-01-27-301-014-0000). The property is a 1.16-acre outlot that is zoned B-3 PUD and is identified as general commercial in the Comprehensive Future Land Use Plan. The outlot is Lot 6 of the Plainfield Business Park and is one of the last remaining lots in the commercial subdivision that currently sits undeveloped. The adjacent land uses, zoning and street classifications are as follows: North: Lot 4 & 5 in Plainfield Business Park (B-3 PUD) East: Outlot A in Plainfield Business Park (detention pond) John F. Argoudelis PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Patricia T. Kalkanis Richard Kiefer Cally Larson Tom Ruane Brian Wojowski 9 REPORT TO THE PLAN COMMISSION Page #2 of 7 2008-042423.SU.SPR 06/06/2023 TACO BELL – 12441 RT 59 South: Lot 7 in Plainfield Business Park (B-3 PUD); Industrial Dr (local street) West: Jeff’s Small Engine (B-3 PUD); Village of Plainfield Pressure Adjusting Station (R-1 PUD and B-3 PUD); Route 59 (major arterial) ANALYSIS The applicant is proposing a 2,046 square foot stand-alone building for Taco Bell generally located at the northeast corner of Route 59 & Industrial Drive. The applicant is in-kind requesting special use approval to permit the drive through operation for Taco Bell on Lot 6 of the Plainfield Business Park. SPECIAL USE FOR P.U.D. The applicant is proposing to construct a 2,046 square foot Taco Bell restaurant with a drive through operation; in the B-3 Highway Business District, a restaurant use is permitted by right and a drive through use requires special use approval. Zoning Deviations The planned development (PUD) would include the following deviations from the Zoning Code: • Section 9-116(1)(k): “Drive-through facilities shall be prohibited from facing a public street. All drive-through facilities shall be located on the side or rear of the structure that is either facing the site's parking area or internal drive-aisle…” o The applicant is requesting to deviate from Section 9-116(1)(k) to allow for the drive through menu board to face Route 59. The drive through placement acts in accordance with the Code’s stacking requirements and aims to ensure vehicles would not stack on the internal drive to the east of the subject site. • Section 9-116(1)(g): “All commercial establishments shall incorporate sidewalks at least five (5) feet in width along all sides of the lot that abut a public street...” o Staff suggests including a deviation from Section 9-116(1)(g) as a part of the amendment since there has been inconsistent implementation of sidewalks. The properties to the north and south of the subject site do not have a sidewalk, thus, requiring the Taco Bell development to implement a sidewalk would mean there would be a sidewalk stubbed at both ends along Route 59. Special Use Findings (Drive Through) In order for the Plan Commission to recommend approval of a special use for the drive through operation, it must make two findings of fact based on the specific circumstances of this project 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 within the neighborhood; and Staff submits that the special use request for a drive through operation will not diminish property values nor will it be injurious to the use and enjoyment of properties in the immediate area. The subject site is surrounded by commercial properties, except for the Village’s Pressure Adjusting Station. 10 REPORT TO THE PLAN COMMISSION Page #3 of 7 2008-042423.SU.SPR 06/06/2023 TACO BELL – 12441 RT 59 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. Staff submits that the special use request will not impose on the orderly development in the surrounding area. The proposed Taco Bell development would fill vacant land in the Plainfield Business Park that fronts Route 59. Staff notes that development has been growing in the near vicinity of the subject site and submits that drive through uses are well suited along highway corridors, such as Route 59. P.U.D. Findings In order for the Plan Commission to recommend approval of a special use for a planned development (PUD) and the deviations associated with the specific case, the applicant must demonstrate additional findings 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; North and east of the commercial subdivision consists of unincorporated industrial uses. South of the commercial subdivision has an existing mix of housing and commercial along Route 59. Staff finds that the proposed drive through operation will not diminish the use and enjoyment of adjacent properties as the commercial corridor is already in existence in the area. 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 proposed planned unit development will not impede the normal and orderly development of the adjacent properties. The proposed site plan and special use request is compatible with the adjacent properties. Staff submits that the proposed Taco Bell will stimulate development within the commercial corridor along Route 59. 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 proposed restaurant and drive through use fulfill the intent of the Comprehensive Plan’s Future Land Use designation as “General Commercial” for the subject property located in the B-3 Highway Business District. According to land use policies of the Village, in order to add a drive through operation to the business, special use approval is required, and properties located only in B-1, B-3, and B-5 districts can request special use approval for such matter. d. The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for such uses within the Village; Staff finds that the proposed development fulfills a demand for a Taco Bell in the Village as well as a demand for quick serve restaurants along the highway corridors. The nearest Taco 11 REPORT TO THE PLAN COMMISSION Page #4 of 7 2008-042423.SU.SPR 06/06/2023 TACO BELL – 12441 RT 59 Bell is located in Naperville, Joliet, Oswego, Romeoville, Bolingbrook and Shorewood. Drive through uses are not uncommon in the highway corridors or commercial areas since it provides a reasonable way to fulfill the demand of consumers looking for fast food. 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 subject site is a vacant lot without any existing vegetation to preserve. Additionally, the sidewalk requirement from Code has not been implemented for the lots north and south of the subject site, making it difficult to implement now with this case. Staff finds that the proposed planned development utilizes land appropriately by providing abundant landscaped areas rather than excess parking spaces for the business. 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 submits that the applicant is not seeking relief from bulk and density regulation as set forth in the Village’s Zoning Ordinance. Therefore, staff finds there will not be any negative impacts from the proposed site plan in regard to building height, floor area ratio, or required setbacks. g. The planned development meets the requirements and standards of the planned development regulations; The proposed development complies with the intent of the planned development regulations. Staff submits that the use is compatible with the surrounding properties, the proposed site plan does not inflict negative impacts to adjacent properties, and the deviations from the Code are reasonable requests. h. Open spaces and recreational facilities are provided; Staff submits that the proposed site plan provides open space for landscaping, more than a typical outlot. In a commercial subdivision without any residential uses, there are no associated impact fees to the park district. 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; Staff submits that the proposed Taco Bell development is compatible with the adjacent properties. All setbacks for the required yards are met; the north interior side yard exceeds the 12 REPORT TO THE PLAN COMMISSION Page #5 of 7 2008-042423.SU.SPR 06/06/2023 TACO BELL – 12441 RT 59 15-foot setback requirement by 26 additional feet and the south interior side yard exceeds the same setback requirement by 11 additional feet. j. That the land uses permitted are necessary or desirable and are appropriate with respect to the primary purpose of the planned development; The proposed restaurant use is permitted by right. With an average of 30,600 drivers a day along Route 59, a drive through operation is desirable for consumers to get in and out of the site. The planned development has the intent of providing commercial uses and restaurants of all types so staff deems the proposed Taco Bell as appropriate within the planned development. k. That the land uses are not of such a nature, or so located, as to exercise a detrimental influence on the surrounding neighborhood. Staff submits that the proposed drive through use is not located in a detrimental nature. The closest residential property is located to the west of the subject site and is approximately 325 feet away, lot line to lot line. The drive through is steering consumers to the east, which would ensure headlights would be facing the opposite direction from residential properties. Site Plan Review Site Plan/Access/ Circulation The site plan illustrates a 2,046 square foot building, a drive through set up, and a bypass lane adjacent to the drive through. The proposed development utilizes the existing internal drive for the commercial subdivision for ingress/egress to the site. Staff submits that roadways will not be negatively impacted by the drive through/site circulation. Staff requested an auto turn exhibit since there is only one access point, so a fire truck would need to circulate around the building back to the access point. Staff suggested that the applicant utilize the easement agreement to the south for a second access point to the site. The applicant does not have interest in placing an access point on the south lot line due to the drive through lane conflict; the easement is located where the drive through is and the drive through placement works best for stacking cars on the site. Staff notes that final approval of the special use and site plan review is contingent upon Fire District approval. Parking For a restaurant use, the Village Zoning Ordinance requires 1 parking space per 100 square feet of gross floor area. For the 1,046 square foot Taco Bell, there would need to be twenty (20) parking spaces. Because the restaurant features a drive through, an additional five (5) parking spaces are required, for a total of twenty-five (25) parking spaces required for the proposed development. The proposed site plan provides twenty-three (23) parking spaces; there is an administrative adjustment for the reduction of two (2) parking spaces, compliant with Code. Additionally, there two (2) bike racks at the rear of the building. Per the Village Zoning Ordinance, drive through facilities require a stacking of four (4) vehicles at each bay window, lane, ordering station or machine. The proposed site plan shows eight (8) vehicles stacked, four (4) at the ordering station and four (4) at the pick-up window. 13 REPORT TO THE PLAN COMMISSION Page #6 of 7 2008-042423.SU.SPR 06/06/2023 TACO BELL – 12441 RT 59 Elevations/Façade/Architecture The site plan review ordinance requires an incorporation of high-quality materials that extend from the ground level to the top of the windows, horizontal architectural relief for elevations exceeding fifty (50) linear feet, and at least one architectural treatment. The proposed building consists of a combination of light gray and dark gray full brick on all elevations, exceeding the requirements of the Zoning Code. The building provides architectural treatments such as aluminum awnings, a taller brick wall for a prominent entrance, as well as prominent cornices constructed of t-groove metal panels at the southeast corner of the building. Staff also considers the artwork panels as an addition to the building façade, not to be reviewed through sign permitting. Lighting The light poles proposed for the site are twenty-three (23) feet in height which complies with the Code requirement of being comparable in height to the principal building which is also twenty- three (23) feet in height. The photometrics plan shows that lighting does not exceed 0.5 footcandles at the lot lines, a maximum amount of footcandles set by Village Code. All light fixtures for the development are to be shielded and downlit at a 90-degree angle. Landscaping The applicant has submitted a landscape plan that incorporates the following: • There is a 2-foot berm to be higher than the finished elevation of the parking lot, compliant with the Code’s front yard requirements for a commercial development. • The applicant is proposing a total of one (1) evergreen tree, one (1) shade tree, one (1) ornamental tree, forty-four (44) large shrubs, and forty-six (46) small shrubs within the front yard 30-foot landscape buffer along Route 59, compliant with Code requirements. • The applicant provided 59 plant units for the foundation landscaping which exceeds the Code requirement of 21 plant units. • The applicant has submitted a plant list that complies with the recommended species specified in the Village’s list of Approved Plants for Development. Staff suggested inclusion of native plantings. Staff has requested the following modifications to bring the landscape plan into compliance: • Introduction of at least two (2) trees or large shrubs in the front landscaped area. Staff suggests that the placement of the trees or shrubs be intended to screen the drive through as best as possible. • Per staff suggestion, the applicant provided an additional parking island to go between the parking spaces on the site plan. The applicant will need to illustrate a tree in the new parking island. • Staff worked with the applicant to increase the foundation landscaping area on the north elevation from a 2.58’ depth to 5’ depth. The modification has been made on the site plan but will need to be reflected on the forthcoming landscape plan. • Introduction of a grouping 15-20 shrubs along the site’s interior side yard (north). Stormwater Management Final engineering for the site improvements is not required at this time of the review. The detention pond for the Plainfield Business Park commercial subdivision is provided just east of Lot 6. Staff does note that the detention pond has received complaints about maintenance; the Village has not 14 REPORT TO THE PLAN COMMISSION Page #7 of 7 2008-042423.SU.SPR 06/06/2023 TACO BELL – 12441 RT 59 been able to coordinate with the LLC that owns the parcel with the detention pond on it. The applicant has been notified of the issue; however, staff does not associate the Taco Bell development to the lack of maintenance of the pond adjacent to them. Trash Enclosure A 23’x13’ trash enclosure is provided on the southeast corner of the site. The trash enclosure is constructed of brick embossed concrete walls that will be painted to match the color of the primary building. The proposed trash enclosure aligns with the Code requirement of matching the material to the primary building’s material. Zoning Code Compliance Staff notes the following with respect to additional development standards of the B-3 zoning district: Development Standard Required Provided Minimum Lot Area (sq ft) 43,560 sq ft 50,653 sq ft Minimum Lot Width (sq ft) 100 ft complies Maximum Building Height 35 ft 23 ft Floor-Area Ratio 0.4 0.04 Maximum Impervious Surface 80% 38% Minimum Front Setback 30 ft complies Minimum Interior Side Setback 15 ft complies Minimum Rear Setback 30 ft complies Drive through facilities 5 23 (admin. adjustment) Restaurant 20 CONCLUSION/ RECOMMENDATION Staff submits that the proposed development meets the findings of fact for the special use provisions of the Zoning Code. Prior to any public comment or discussion by the Plan Commission, staff recommends approval of the special use and site plan review. Should the Plan Commission concur, the following motions are offered for your consideration: Special Use for P.U.D. 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 Planned Development for Taco Bell located on Lot 6 of Plainfield Business Park, 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. Site Plan Review I move we recommend approval of the site plan review for the Taco Bell located on Lot 6 of Plainfield Business Park, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. 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Changes may be periodically made to the information herein; these changes may or may not be incorporated in any new version of the publication. If you have obtained information from any of the County web pages from a source other than the County pages, be aware that electronic data can be altered subsequent to original distribution. Data can also quickly become out of date. It is recommended that careful attention be paid to the contents of any data, and that the originator of the data or information be contacted with any questions regarding appropriate use. Please direct any questions or issues via email to gis@willcountyillinois.com. Notes Legend 0.04 1:1,128 0 Miles Location Map WGS_1984_Web_Mercator_Auxiliary_Sphere Projection 4/24/2023 Date: 0.02 Parcels Townships 16 DO NOTENTERSTAKEOUT INFORMATION:VERIFY STATION FOR INLETLOCATION. REFER TO STAKEOUT POLICYFOR STAKEOUT LOCATION AND OFFSETS. STAKEOUT INFORMATION:VERIFY STATION FOR INLETLOCATION. REFER TO STAKEOUT POLICYFOR STAKEOUT LOCATION AND OFFSETS. STAKEOUT INFORMATION:VERIFY STATION FOR INLETLOCATION. REFER TO STAKEOUT POLICYFOR STAKEOUT LOCATION AND OFFSETS. ©2023 EXCEL ENGINEERING, INC. SHEET NUMBER PROJECT INFORMATION PROFESSIONAL SEAL JOB NUMBER Always a Better Plan 100 Camelot Drive Fond du Lac, WI 54935 920-926-9800 excelengineer.com 230075400NEW BUILDING FOR:TACO BELL - BLACK RIVER BELLS12441 ILLINOIS RTE. 59 ● PLAINFIELD, IL 60585NOT FOR CONSTRUCTIONPRELIMINARY DATES C1.1 CIVIL SITE PLAN APR. 25, 2023 MAY 11, 2023 MAY 26, 2023 ALTERNATE: PROVIDE HEAVY DUTY CONCRETE IN PLACE OF ASPHALT PAVEMENT 17 EXTERIOR FINISH SCHEDULE WALK-UP ELEVATION 1/4" = 1'-0" DRIVE-THRU ELEVATION AREA COLORSYMBOLMANUFACTURER NOTES 1 FACE BRICK - LIGHT GRAY @ 4"x12"x4" 2 PRE-FINISHED METAL PARAPET CAP 3 STEEL PIPE BOLLARDS WITH 1/4" THICK PLASTIC COVER 4 FACE BRICK - DARK GRAY ROWLOCK "FRAME" @ 4"x4"x4" 5 FACE BRICK - DARK GRAY @ 4"x12"x4" 6 HOLLOW METAL DOOR AND FRAME 7 AWNING - ANODIZED ALUMINUM 9 ROOFTOP EQUIPMENT BEYOND DURALAST IDEAL-SHIELD - AGI - MDOT YELLOW SEMI-GLOSS BLACK PAINT FINISH MATCH SW7076 OR EQUAL MANUFACTURER 10 11 ARTWORK PANELS 12 GLASS WINDOW/DOOR IN ANODIZED ALUMINUM FRAMES CLEAR LOW-E GLASS DARK BRONZE ANOD. ALUM. FRAMES LIGHT FIXTURE REFER TO ELECTRICAL DRAWINGS -- PAINT TO MATCH BRICK 70% PEWTER/30% PLATINUM - RANDOM MIX MIDNIGHT BLACK 8 PRE-FINISHED T-GROOVE METAL PANEL WESTERN STATES WEATHERED RUSTIC INTERSTATE BRICK INTERSTATE BRICK INTERSTATE BRICK MIDNIGHT BLACK XXXX 2 1 2 1 8 2 23'-0" T.O. TOWER 5 45 4 20'-8" T.O. PARAPET FRAMING 22'-0" T.O. TOWER 10 7 12 5 2 12 10 6 5 4 5 1 11 1 8 1 5 5 3 22'-0" T.O. TOWER 20'-8" T.O. PARAPET FRAMING 77 11 2 2 8 4 4 5 5 2 5 23'-0" T.O. TOWER 10 10 1 1 1 22'-0" T.O. TOWER 2 1 2 5 77 20'-8" T.O. PARAPET FRAMING 3 11 8 2 8 11 2 23'-0" T.O. TOWER 20'-8" T.O. PARAPET FRAMING 5 5 5 5 5 1 1 10 10 7 7 34 1 1/4" = 1'-0"1/4" = 1'-0" FRONT ELEVATION REAR ELEVATION 5 5 10 10 10 SOLOMON COLORS - PLAIN MORTAR- OR EQUAL SOLOMON COLORS - 85X - OR EQUAL SOLOMON COLORS - 85X - OR EQUAL 12 3 7 1 12 944 99 99 1 1 4 5 ©2023 EXCEL ENGINEERING, INC. SHEET NUMBER PROJECT INFORMATION PROFESSIONAL SEAL JOB NUMBER Always a Better Plan 100 Camelot Drive Fond du Lac, WI 54935 920-926-9800 excelengineer.com 230075400NEW BUILDING FOR:TACO BELL - BLACK RIVER BELLS12441 ILLINOIS RTE. 59 ● PLAINFIELD, IL 60585SHEET DATES ISSUE DATE REVISIONS A4.3 APR. 24, 2023 18 DO NOTENTER1 PSG 1 SHL 3 KCPJ 7 TBS 5 SVMG 11 KKC 1 MV 9 EBH 12 GVB 2 SBW 6 SVMG 5 GGA 2 SBW 3 SVMG 1 SWO 4 KCPJ 2 MKL 7 BMV 5 DF 1 SWO 1 NS 1 RSM 1 BC 6 BMV3 NS 3 SBW 12 GVB 19 NFS 1 NRO 1 JTL-s 1 BC 10 SGJ 1 ABM 11 KCPJ 12 SGJ 1 VFE 17 NFS 14 KCPJ 1 BHS 5 BMV 1 RSM 2 BHS 6 MV 1 TCH 1 NS 6 CW 2 NS 1 SWO Stone Mulch Lawn Lawn Lawn Lawn Lawn Lawn Lawn Lawn Lawn Lawn 1 JTL-s 4 NFS 9 MKL 1 RSM 1 JTL-s SHEET NUMBER DATE PROJECT NUMBER SHEET TITLE PROJECT MANAGER PROJECT DESCRIPTIONDATE ISSUANCE AND REVISIONS 04.26.22 23-018 WDH 4.24.23 FIRST ISSUE TACO BELL RESTAURANT 12441 IL Route 59 Plainfield, IL 60585 Information contained herein is based on survey information, field inspection, and believed to be accurate. These plans were prepared by: W. David Heller, ASLA Registered Landscape Architect #157-000558 4.26.23 CLIENT REVISIONS L 1.0 OVERALL LANDSCAPE PLAN OVERALL LANDSCAPE PLAN NORTH Scale: 1" = 16'0"HELLER &ASSOCIATES, LLCL A N D S C A P E A R C H I T E C T U R EP.O. Box 1359Lake Geneva, Wisconsin 53147-1359ph 262.639.9733david@wdavidheller.comwww.wdavidheller.comPLANT ABBREVIATIONS CODE REQUIREMENTS 19 DO NOTENTER1 PSG 1 SHL 3 KCPJ 7 TBS 5 SVMG 11 KKC 1 MV 9 EBH 12 GVB 2 SBW 6 SVMG 5 GGA 2 SBW 3 SVMG 1 SWO 4 KCPJ 2 MKL 7 BMV 5 DF 1 SWO 1 NS 1 RSM 1 BC 6 BMV3 NS 3 SBW 12 GVB 19 NFS 1 NRO 1 JTL-s 1 BC 10 SGJ 1 ABM 11 KCPJ 12 SGJ 1 VFE 17 NFS 14 KCPJ 1 BHS 5 BMV 1 RSM 2 BHS 6 MV 1 TCH 1 NS 6 CW 2 NS 1 SWO Stone Mulch Lawn Lawn Lawn Lawn Lawn Lawn Lawn Lawn Lawn Lawn 1 JTL-s 4 NFS 9 MKL 1 RSM 1 JTL-s SHEET NUMBER DATE PROJECT NUMBER SHEET TITLE PROJECT MANAGER PROJECT DESCRIPTIONDATE ISSUANCE AND REVISIONS 04.26.22 23-018 WDH 4.24.23 FIRST ISSUE TACO BELL RESTAURANT 12441 IL Route 59 Plainfield, IL 60585 Information contained herein is based on survey information, field inspection, and believed to be accurate. These plans were prepared by: W. David Heller, ASLA Registered Landscape Architect #157-000558 4.26.23 CLIENT REVISIONS L 1.1 ENLARGED LANDSCAPE PLAN ENLARGED LANDSCAPE PLAN NORTH Scale: 1" = 10'0"HELLER &ASSOCIATES, LLCL A N D S C A P E A R C H I T E C T U R EP.O. Box 1359Lake Geneva, Wisconsin 53147-1359ph 262.639.9733david@wdavidheller.comwww.wdavidheller.comPLANT ABBREVIATIONS 20 1. Contractor responsible for contacting JULIE - Utility Locators (811 or 800-892-0123) to have site marked prior to excavation or planting. 2. Contractor to verify all plant quantities shown on Plant & Material List and landscape planting symbols and report any discrepancies to Landscape Architect or General Contractor. 3. All plantings shall comply with standards as described in American Standard of Nursery Stock - Z60.1 ANSI (latest version). Landscape Architect reserves the right to inspect, and potentially reject any plants that are inferior, compromised, undersized, diseased, improperly transported, installed incorrectly or damaged. No sub-standard "B Grade" or "Park Grade" plant material shall be accepted. Plant material shall originate from nursery(ies) with a similar climate as the planting site. 4. Any potential plant substitutions must be approved by Landscape Architect or Owner. All plants must be installed as per sizes indicated on Plant & Material Schedule, unless approved by Landscape Architect. Any changes to sizes shown on plan must be submitted in writing to the Landscape Architect prior to installation. 5. Topspoil in Parking Lot Islands (if applicable): All parking lot islands to be backfilled with topsoil to a minimum depth of 12" to insure long-term plant health. Topsoil should be placed within 3" of finish grade by General Contractor / Excavation Contractor during rough grading operations/activity. The landscape contractor shall be responsible for the fine grading of all disturbed areas, planting bed areas, and lawn areas. Crown all parking lot islands a minimum of 4" to provide proper drainage, unless otherwise specified. 6. Tree Planting: Plant all trees slightly higher than finished grade at the root flare. Remove excess soil from the top of the root ball, if needed. Remove and discard non-biodegradable ball wrapping and support wire. Removed biodegradable burlap and wire cage (if present) from the top 1 3 of the rootball and carefully bend remaining wire down to the bottom of the hole. Once the tree has been placed into the hole and will no longer be moved, score the remaining 2 3 of the burlap and remove the twine. Provide three slow release fertilizer for each tree planted. 7. Tree Planting: Backfill tree planting holes 80% existing soils removed from excavation and 20% plant starter mix. Avoid air pockets and do not tamp soil down. Discard any gravel, rocks, heavy clay, or concrete pieces. When hole is 2 3 full, trees shall be watered thoroughly, and water left to soak in before proceeding to fill the remainder of the hole. Water again to full soak in the new planting. Each tree shall receive a 3" deep, 4-5' diameter (see planting details or planting plan) shredded hardwood bark mulch ring around all trees planted in lawn areas. Do not build up any mulch onto the trunk of any tree. Trees that are installed incorrectly will be replaced at the time and expense of the Landscape Contractor. 8. Shrub Planting: All shrubs to be planted in groupings as indicated on the Landscape Plan. Install with the planting of shrubs a 50 50 mix of plant starter with topsoil. Install topsoil into all plant beds as needed to achieve proper grade and displace undesirable soil (see planting detail). Remove all excessive gravel, clay and stones from plant beds prior to planting. When hole(s) are 23 full, shrubs shall be watered thoroughly, and water left to soak in before proceeding. Provide slow-release fertilizer packets at the rater of 1 per 24" height/diameter of shrub at planting. 9. Mulching: All tree and shrub planting beds to receive a 3" deep layer of high quality shredded hardwood bark mulch (not pigment dyed or enviro-mulch). All perennial planting areas (groupings) shall receive a 2" layer of double-shredded hardwood bark mulch, and groundcover areas a 2" layer of the same mulch. Do not mulch annual flower beds (if applicable). Do not allow mulch to contact plant stems and tree trunks. 10. Edging: All planting beds shall be edged with a 4" deep spade edge using a flat landscape spade or a mechanical edger. Bedlines are to be cut crisp, smooth as per plan. A clean definition between landscape beds and lawn is required. Pack mulch against lawn edge to hold in place. 11. Plant bed preparation: All perennial, groundcover and annual areas (if applicable) are required to receive a blend of organic soil (Soil Amendments) amendments prior to installation. Roto-till the following materials at the following ratio, into existing soil beds or installed topsoil beds to a depth of approximately 8"-10" Per 100 SF of bed area: 34 CY Peat Moss or Mushroom Compost 34 CY blended/pulverized Topsoil 2 pounds starter fertilizer 14 CY composted manure 12. Installation preparation for all seeded areas: remove/kill off any existing unwanted vegetation prior to seeding. Prepare the topsoil (if adequate or provide as in item #6 above) and seed bed by removing all surface stones 1" or larger. Apply a starter fertilizer and specified seed uniformly at the specified rate, and provide mulch covering suitable to germinate and establish turf. Provide seed and fertilizer specifications to Landscape Architect and Owner prior to installation. Erosion control measures are to be used in swales and on slopes in excess of 1:3 and where applicable (see Civil Engineering Drawings). Methods of installation may vary are the discretion of the Landscape Contractor on his/her responsibility to establish and guarantee a smooth, uniform, quality turf. A minimum of 2" of blended, prepared and non-compacted topsoil is required for all lawn areas. If straw mulch is used as a mulch covering, a tackifier may be necessary to avoid wind dispersal of mulch covering. Marsh hay containing reed canary grass is NOT acceptable as a mulch covering. An acceptable quality seed installation is defined as having: No bare spots larger than one (1) square foot No more than 10% of the total area with bare areas larger than one (1) square foot A uniform coverage through all turf areas 13. Warranty and Replacements: All plantings are to be watered thoroughly at the time of planting, through construction and upon completion of project as required. Trees, Evergreens, and Shrubs (deciduous and evergreen) shall be guaranteed (100% replacement) for a minimum of one (1) year from the date of project completion. Perennials, groundcovers, and ornamental grasses shall be guaranteed for a minimum of one (1) growing season. Perennials, groundcovers, and ornamental grasses planted after September 15th shall be guaranteed through May 31st of the following year. Only one replacement per plant will be required during the warranty period, except for losses or replacements due to failure to comply with specified requirements. Watering and general ongoing maintenance instructions are to be supplied by the Landscape Contractor to the Owner upon completion of the project. 14. The Landscape Contractor is responsible for the watering and maintenance of all landscape areas for a period of 45 days after the substantial completion of the landscape installation. This shall include all trees, shrubs, evergreens, perennials, ornamental grasses, turf grass, no-mow grass, and native prairie seed mix / stormwater seed mix. Work also includes weeding, edging, mulching (only if required), fertilizing, trimming, sweeping up grass clippings, pruning and deadheading. 15. Project Completion: Landscape Contractor is responsible to conduct a final review of the project, upon completion, with the Landscape Architect, Client or Owner / Client Representative, and the General Contractor to answer questions, provide written care instructions for new plantings and turf, and insure that all specifications have been met. SHADE TREE PLANTING N.T.S.SECTION EVERGREEN TREE PLANTING SECTION PLANT TREE AT SAME LEVEL AS PREVIOUS GROWING CONDITION AT ROOT FLARE. PLANT SLIGHTLY HIGHER THAN SURROUNDING FINISHED GRADE. WATER IMMEDIATELY AFTER PLANTING WITH A THOROUGH AND DEEP, SLOW RELEASE WATERING. N.T.S.N.T.S.SECTION GROUNDCOVER / PERENNIAL PLANTING N.T.S.SECTION DETAIL EVERGREEN SHRUB PLANTING N.T.S.SECTION BALLED & BURLAPPED POTTEDFIBER POT CONTAINER CAREFULLY REMOVE PLANT FROM PLASTIC POT & SCORE ROOTS 1" DEEP WITH A SHARP KNIFE. USE EDGING AROUND PERIMETER OF GRAVEL MULCH AREA OR ALONG BEDLINE CAREFULLY REMOVE PLANT FROM PLASTIC POT & SCORE ROOTS 1" DEEP WITH A SHARP KNIFE. N.T.S.SECTION PE R S C H E D U L E (8- 2 4 " T Y P . ) DETAILDETAILDETAIL DETAIL DETAIL ORNAMENTAL GRASS PLANTING N.T.S.SECTION PER S C H E D U L E (15- 3 6 " T Y P . ) DETAIL PLANT SHRUB AT SAME LEVEL AS PREVIOUS GROWING CONDITION AT ROOT FLARE.USE EDGING AROUND PERIMETER OF GRAVEL MULCH AREA OR ALONG BEDLINE N.T.S. DETAIL STONE MULCH / EDGE DETAIL SECTION DECIDUOUS SHRUB PLANTING (B&B) DECIDUOUS SHRUB PLANTING (POTTED) REMOVE 'V' CROTCHES, STUBS, DOUBLE LEADERS AND OVERLAPPING / RUBBING PRUNE PLANTS (IF NEEDED) ONLY AFTER PLANTING. PRUNING IS SUBJECT TO TIME OF YEAR, AND SPECIFIC TREE SPECIES. WRAP TREE IN FALL FOR PROTECTION FROM DEER (IF APPLICABLE). 3" DEPTH STONE MULCH OVER SOIL RING; DO NOT PLACE MULCH AGAINST TREE TRUNK. REMOVE BURLAP, SYNTHETIC TWINE, AND WIRE CAGE FROM TOP 13 OF ROOTBALL. SCORE REMAINING 23 OF BURLAP ONCE TREE IS IN PLACE,AND STRAIGHTENED. CAREFULLY BEND REMAINING CAGE DOWN TO BOTTOM OF HOLE. INSTALL ONE (1) SLOW RELEASE FERTILIZER PACKET PER 1" CALIPER OF TREE. PLACE AGAINST ROOT BALL. LANDSCAPE FABRIC AROUND TREE EDGE RESTRAINT (SEE PLANT SCHEDULE) DIG HOLE 2X WIDER THAN DIAMETER OF ROOT BALL. BACK FILL WITH SPECIFIED SOIL - AVOID AIR POCKETS BY TAMPING SOIL MIXTURE IN 4" LIFTS. EXISTING SUBGRADE USE EDGING AROUND PERIMETER OF GRAVEL MULCH AREA OR ALONG BEDLINE USE EDGING AROUND PERIMETER OF GRAVEL MULCH AREA OR ALONG BEDLINE USE EDGING AROUND PERIMETER OF GRAVEL MULCH AREA OR ALONGBEDLINE USE EDGING AROUND PERIMETER OF GRAVEL MULCH AREA OR ALONGBEDLINE PLANT TREE AT SAME LEVEL AS PREVIOUS GROWING CONDITION AT ROOT FLARE. PLANT SLIGHTLY HIGHER THAN SURROUNDING FINISHED GRADE. REMOVE STUBS, AND OVERLAPPING, BROKEN OR RUBBING BRANCHES. PRUNE PLANTS (IF NEEDED) ONLY AFTER PLANTING. PRUNING IS SUBJECT TO TIME OF YEAR, AND SPECIFIC TREE SPECIES. 3" DEPTH STONE MULCH OVER SOIL RING; DO NOT PLACE MULCH AGAINST TREE TRUNK. REMOVE BURLAP, SYNTHETIC TWINE, AND WIRE CAGE FROM TOP 13 OF ROOTBALL. SCORE REMAINING 23 OF BURLAP ONCE TREE IS IN PLACE,AND STRAIGHTENED. CAREFULLY BEND REMAINING CAGE DOWN TO BOTTOM OF HOLE. INSTALL ONE (1) SLOW RELEASE FERTILIZER PACKET PER 24" HEIGHT OF TREE. PLACE AGAINST ROOT BALL. LANDSCAPE FABRIC AROUND TREE EDGE RESTRAINT (SEE PLANT SCHEDULE) DIG HOLE 2X WIDER THAN DIAMETER OF ROOT BALL. BACK FILL WITH SPECIFIED SOIL - AVOID AIR POCKETS BY TAMPING SOIL MIXTURE IN 4" LIFTS. EXISTING SUBGRADE WATER IMMEDIATELY AFTER PLANTING WITH A THOROUGH AND DEEP, SLOW RELEASE WATERING. PRUNE OUT DEAD & BROKEN BRANCHES; RETAIN NORMAL PLANT SHAPE. 3" DEPTH STONE MULCH OVER SOIL RING; DO NOT PLACE MULCH AGAINST STEMS, OR BURY BOTTOM BRANCHES. REMOVE BURLAP AND SYNTHETIC TWINE FROM TOP 13 OF ROOTBALL. SCORE REMAINING 23 OF BURLAP. INSTALL ONE SLOW RELEASE FERTILIZER PACKETS AGAINST ROOT BALL. DIG HOLE 2X WIDER THAN DIAMETER OF ROOT BALL. BACK FILL WITH SPECIFIED PLANTING MIX - AVOID AIR POCKETS BY TAMPING MIXTURE IN 4" LIFTS. WATER IMMEDIATELY AFTER PLANTING WITH A THOROUGH AND DEEP, SLOW RELEASE WATERING. LANDSCAPE FABRIC PLANT SHRUB AT SAME LEVEL AS PREVIOUS GROWING CONDITION AT ROOT FLARE. PRUNE OUT DEAD & BROKEN BRANCHES; RETAIN NORMAL PLANT SHAPE. 3" DEPTH STONE MULCH OVER SOIL RING; DO NOT PLACE MULCH AGAINST STEMS, OR BURY BOTTOM BRANCHES. REMOVE BURLAP AND SYNTHETIC TWINE FROM TOP 13 OF ROOTBALL. SCORE REMAINING 23 OF BURLAP. INSTALL ONE SLOW RELEASE FERTILIZER PACKETS AGAINST ROOT BALL. DIG HOLE 2X WIDER THAN DIAMETER OF ROOT BALL. BACK FILL WITH SPECIFIED PLANTING MIX - AVOID AIR POCKETS BY TAMPING MIXTURE IN 4" LIFTS. WATER IMMEDIATELY AFTER PLANTING WITH A THOROUGH AND DEEP, SLOW RELEASE WATERING. LANDSCAPE FABRIC PLANT SHRUB AT SAME LEVEL AS PREVIOUS GROWING CONDITION AT ROOT FLARE. PRUNE OUT DEAD & BROKEN BRANCHES; RETAIN NORMAL PLANT SHAPE. 3" DEPTH STONE MULCH OVER SOIL RING; DO NOT PLACE MULCH AGAINST STEMS, OR BURY BOTTOM BRANCHES. REMOVE BURLAP AND SYNTHETIC TWINE FROM TOP 13 OF ROOTBALL. SCORE REMAINING 23 OF BURLAP. INSTALL ONE SLOW RELEASE FERTILIZER PACKETS AGAINST ROOT BALL. DIG HOLE 2X WIDER THAN DIAMETER OF ROOT BALL. BACK FILL WITH SPECIFIED PLANTING MIX - AVOID AIR POCKETS BY TAMPING MIXTURE IN 4" LIFTS. WATER IMMEDIATELY AFTER PLANTING WITH A THOROUGH AND DEEP, SLOW RELEASE WATERING. LANDSCAPE FABRIC SPACING OF PERENNIALS WILL VARY ON THE VARIETY OF PERENNIAL SELECTED. SPACING PLAN - IF NOT INDICATED ON PLANT & MATERIAL LIST. WATER IMMEDIATELY AFTER PLANTING WITH A THOROUGH AND DEEP, SLOW RELEASE WATERING. PLANTING MIX DEPTH OF 9" TO BE ROTO-TILLED AT ALL PERENNIAL AREAS. 2" SMALL GRAVEL MULCH REMOVE BROKEN, BENT, DEAD OR DISEASED LEAVES/STEMS AFTER PLANTING. CAREFULL REMOVE PLANT FROM CONTAINER; SCORE ROOTS ON ALL SIDES; HAND TAMP INTO PLACE TO PROTECT PLANT. PLANT SHRUB AT SAME LEVEL AS PREVIOUS GROWING CONDITION AT ROOT FLARE. LANDSCAPE FABRIC SCARIFY EXISTING SUBGRADE USE EDGING AROUND PERIMETER OF GRAVEL MULCH AREA OR ALONGBEDLINE SPACING OF PERENNIALS WILL VARY ON THE VARIETY OF PERENNIAL SELECTED. SPACING PLAN - IF NOT INDICATED ON PLANT & MATERIAL LIST. WATER IMMEDIATELY AFTER PLANTING WITH A THOROUGH AND DEEP, SLOW RELEASE WATERING. PLANTING MIX DEPTH OF 9" TO BE ROTO-TILLED AT ALL PERENNIAL AREAS. 2" SMALL GRAVEL MULCH REMOVE BROKEN, BENT, DEAD OR DISEASED LEAVES/STEMS AFTER PLANTING. CAREFULL REMOVE PLANT FROM CONTAINER; SCORE ROOTS ON ALL SIDES; HAND TAMP INTO PLACE TO PROTECT PLANT. PLANT SHRUB AT SAME LEVEL AS PREVIOUS GROWING CONDITION AT ROOT FLARE. LANDSCAPE FABRIC SCARIFY EXISTING SUBGRADE TOP OF GRAVEL SHOULD BE APPROXIMATELY 1/2" BELOW THE TOP LIP OF THE EDGE RESTRAINT. 18" x 4" ALUMINUM EDGE RESTRAINT; MILL FINISH;STAKED EVERY 24". TOPSOIL / PLANTING MIX TURFGRASS (TYPICAL) 3" (+/-) STONE MULCH (SEE PLAN FOR STONE TYPE) SUBGRADE PERMEABLE LANDSCAPING FABRIC 1 2 3 4 5 6 7 8 HELLER &ASSOCIATES, LLCL A N D S C A P E A R C H I T E C T U R EP.O. Box 1359Lake Geneva, Wisconsin 53147-1359ph 262.639.9733david@wdavidheller.comwww.wdavidheller.comSHEET NUMBER DATE PROJECT NUMBER SHEET TITLE PROJECT MANAGER PROJECT DESCRIPTIONDATE ISSUANCE AND REVISIONS 04.26.22 23-018 WDH 4.24.23 FIRST ISSUE TACO BELL RESTAURANT 12441 IL Route 59 Plainfield, IL 60585 Information contained herein is based on survey information, field inspection, and believed to be accurate. These plans were prepared by: W. David Heller, ASLA Registered Landscape Architect #157-000558 4.26.23 CLIENT REVISIONS L 1.2 LANDSCAPE DETAILS, NOTES & SCHEDULES PLANTING & HARDSCAPE DETAILS PLANT & MATERIAL SCHEDULELANDSCAPE GENERAL NOTES 21 ©2023 EXCEL ENGINEERING, INC. SHEET NUMBER PROJECT INFORMATION PROFESSIONAL SEAL JOB NUMBER Always a Better Plan 100 Camelot Drive Fond du Lac, WI 54935 920-926-9800 excelengineer.com 230075400NEW BUILDING FOR:TACO BELL - BLACK RIVER BELLS12441 ILLINOIS RTE. 59 ● PLAINFIELD, IL 60585NOT FOR CONSTRUCTIONPRELIMINARY DATES C2.0 CIVIL DETAILS APR. 25, 2023 77° NOTES 1.ALL AREAS OF THE MB MUST BE VISIBLE TO DRIVER LOCATED AT SPEAKER POST. ASSUME DRIVERS LOCATION IS 24" FROM FACE OF CURB, CENTERED ON SPEAKER POST. 2.CENTER OF MB TO BE 5'-6" TO 9'-0" FROM DRIVERS POINT OF VIEW. 3.PROVIDE (2) 1" CONDUITS FROM BUILDING TO SPEAKER POST FOR LOW VOLTAGE WIRING CLCL CL CL 3'-7"1'-4"2'-10"CLCLFACE OF CURB OUTLINE OF CANOPY ABOVE P.V.C. SLEEVE THRU CONCRETE CURB 3/4" P.V.C. CONDUIT TO PROJECT 10" INTO CONCRETE PAD. STUB UP 4" TO 2"x4" J-BOX BY G.C. CUT REINFORCING 12" CLEAR OF SENSOR LOOP P.V.C. SENSOR2'-8"CLDIGITAL MENU BOARD WITH FRONT SWING UP ACCESS CENTER POINT OF MENU BOARD BASE. SEE VENDOR DRAWINGS FOR FOOTING DETAIL RIGHT ISO VIEW 9'-6"CLEARANCE BAR, SEE DETAILS FACE OF CURB 2'-2"2'-0 1/4"1'-0"BOLLARD, SEE DETAILS *FINAL DETAILS BY SIGN VENDOR *2 02B,/( FINAL DESIGN AND PERMITTING TO BE COMPLETED WITH SEPARATE SIGN PERMIT. OWNER SUPPLIED BLACK ALUMINUM RAILING *2 02B,/( CONCRETE FILLED BOLLARD. SEE DETAIL CANOPY, SEE VENDOR DRAWINGS FOR FOOTING DETAIL SPEAKER POST w/ DT HEARING IMPAIRED SIGNAGE, SEE VENDOR DRAWINGS FOR FOOTING DETAIL CONCRETE FILLED BOLLARD. SEE DETAIL DO NOT BLOCK MENU BOARD ACCESS. 4" STAMPED CONCRETE. COLOR AND STYLE TO MATCH PROPOSED BUILDING STYLE, OR AS DIRECTED BY THE OWNER. DO NOT RINSE EXCESS STAIN ONTO ADJACENT UNSTAINED CONCRETE CURB & DRIVE THRU-LANE. • • • 1. 2. 3. 4. 5. 6. SOW FOR DMB INSTALL AND VENDORS RSCS TO SUPPLY DMB AND CABLE SIGN VENDOR TO SUPPLY ANCHOR BOLTS AND BOLT PATTERN TO GC. SITE SURVEY - SIGN VENDOR NEW BUILD TRENCHING/ CONDUIT- GC FORMING/ FOUNDATION/ ANCHOR BOLTS - GC DMB INSTALL - SIGN VENDOR DMB CABLE PULL - SIGN VENDOR DMB FINAL CONNECTION AND SYSTEM CHECK - SIGN VENDOR ELECTRICAL - PULL BY GC - DEDICATED CIRCUIT 1. 2. 3. 4. 5. 6. 7. JUST DMB INSTALL 0. PERMITTING - SIGN VENDOR EXISTING FOOTING (SKIP TO STEP 4) - SIGN VENDOR TRENCHING/ CONDUIT - SIGN VENDOR FORMING/ FOUNDATION/ ANCHOR-BOLTS (SKIP TO STEP 5) - SIGN VENDOR ANCHOR BOLTS - SIGN VENDOR DIGITAL MD INSTALL - SIGN VENDOR DMB CABLE PULL - SIGN VENDOR DMB FINAL CONNECTION AND SYSTEM CHECK - SIGN VENDOR REMODEL NEW BUILDING RETROFIT FOUNDATION IS FURTHER THAN 6' INTEGRATED CANOPY EXISTS - N/A RECOMMEND NEW FOUNDATION WORK PERFORMED BY GC - BOLLARDS NEEDED - DO NOT PLACE IN FRONT OF MENUBOARD WORK PERORMED BY SIGNAGE INSTALLER WORK PERFORMED BY SIGNAGE INSTALLER WORK PERFORMED BY SIGNAGE INSTALLER RECOMMEND NEW FOUNDATION WORK FOUNDATION PERFORMED BY GCUSING EXISTING FOUNDATION (ALTHOUGH NOT RECOMMENDED)- N/A N/A - FOUNDATION DETAILS ARE BY VENDOR. FOUNDATION DETAILS ARE BY VENDOR. FOUNDATION DETAILS ARE BY VENDOR. 22 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.4 0.5 0.5 0.6 0.6 0.6 0.4 0.3 0.2 0.1 0.1 0.2 0.4 0.5 0.6 0.7 0.7 0.6 0.6 0.8 0.9 1.1 1.1 0.9 0.6 0.3 0.2 0.1 0.1 0.1 0.4 0.8 1.0 1.2 1.1 1.0 0.8 0.8 0.9 1.3 1.6 1.7 1.5 1.0 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.7 1.3 2.0 1.5 0.9 0.6 0.4 0.2 0.1 0.1 0.2 0.9 2.7 2.5 1.9 1.2 0.7 0.3 0.2 0.1 0.1 0.1 0.3 1.2 1.4 0.9 0.8 3.4 2.3 1.0 0.4 0.2 0.1 0.1 0.1 0.7 1.4 2.3 1.4 0.9 0.8 1.0 2.7 2.7 1.0 0.5 0.2 0.1 0.1 0.1 0.8 1.5 3.5 2.2 1.4 0.9 2.9 1.9 0.9 0.4 0.2 0.1 0.1 0.1 0.4 1.2 3.4 2.2 1.4 1.0 1.5 1.0 0.6 0.3 0.2 0.1 0.1 0.1 0.2 1.0 2.9 0.6 0.8 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.8 2.4 0.6 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.7 2.0 0.7 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.7 2.0 0.6 0.7 0.4 0.2 0.2 0.1 0.1 0.1 0.1 0.9 2.4 0.6 1.0 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.3 1.1 2.9 0.5 2.7 2.1 1.3 0.8 0.4 0.2 0.1 0.1 0.1 0.4 1.3 3.3 0.4 4.6 3.6 2.6 1.0 0.4 0.2 0.1 0.1 0.2 0.6 1.7 3.5 2.2 1.3 0.8 0.8 1.0 2.9 2.7 1.0 0.5 0.2 0.1 0.1 0.2 0.6 1.5 3.4 2.7 1.6 0.9 0.4 0.2 0.1 0.1 0.1 0.3 1.3 2.4 1.9 1.3 0.9 0.5 0.3 0.2 0.1 0.1 0.2 1.0 1.9 2.6 2.5 1.9 1.3 0.8 0.8 1.0 1.7 1.2 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.7 1.3 1.8 1.9 1.6 1.2 0.8 0.7 0.9 1.4 1.2 0.8 0.4 0.2 0.1 0.1 0.1 0.1 0.4 0.7 1.0 1.1 1.1 0.9 0.7 0.6 0.7 0.8 0.8 0.8 0.7 0.4 0.2 0.1 0.1 0.1 0.2 0.3 0.5 0.6 0.6 0.6 0.5 0.4 0.5 0.5 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 1.8 2.0 1.7 1.2 0.9 1.0 1.5 2.0 2.4 1.9 2.7 2.6 2.0 1.4 0.9 1.0 1.6 2.4 2.9 3.0 3.5 3.2 2.2 1.0 1.6 2.7 3.3 3.5 4.5 4.1 3.9 3.5 1.6 2.7 3.4 3.6 4.2 3.9 0.9 1.1 1.6 2.7 3.2 3.3 3.7 3.4 3.7 0.9 1.2 1.7 2.4 2.8 2.5 2.1 2.2 3.0 0.9 1.3 1.7 2.2 2.4 2.0 1.4 1.6 2.3 1.0 1.3 1.8 2.0 2.1 1.7 1.2 1.3 1.8 1.0 1.4 1.7 2.0 2.0 1.6 1.1 1.4 1.9 0.9 1.3 1.7 2.1 2.2 1.8 1.3 1.7 2.3 1.2 1.7 2.2 2.6 2.2 1.6 2.3 3.1 1.1 1.7 2.5 3.0 2.9 3.5 3.7 1.1 1.6 2.8 3.3 3.6 4.2 3.9 1.6 2.8 3.3 3.6 4.1 3.8 3.5 2.2 1.4 1.0 1.6 2.6 3.1 3.2 2.9 3.5 3.1 2.1 1.4 1.0 1.5 2.2 2.6 1.4 1.8 2.1 1.1 1.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 4.94.9 L14 @ 23'L14 @ 23' L14H @ 23'L14H @ 23' Statistics Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #1 0.6 fc 4.9 fc 0.0 fc N/A N/A PARKING LOT 2.2 fc 4.9 fc 0.8 fc 6.1:1 2.8:1 Schedule Symbol Label Quantity Manufacturer Catalog Number Number Lamps Lumens Per Lamp Light Loss Factor Wattage Wattage L14H 2 LSI INDUSTRIES, INC. MRM-LED-18L-SIL-FT- 40-70CRI-IH 1 13886 1 135 L14 2 LSI INDUSTRIES, INC. MRM-LED-18L-SIL-FT- 40-70CRI 1 19332 1 135 L13 0 LSI INDUSTRIES, INC. MRM-LED-18L-SIL-3-40- -70CRI 1 19469 1 135 23 TO: PLAN COMMISSION FROM: RACHEL RIEMENSCHNEIDER, ASSOCIATE PLANNER MEETING DATE: JUNE 6, 2023 SUBJECT: REPORT TO THE PLAN COMMISSION LINCOLN HIGHWAY SELF STORAGE CASE NUMBER 2011-050523.SU.SPR.FP REQUEST: Special Use (Public Hearing) Site Plan Review Final Plat of Subdivision APPLICANT: BWMY Plainfield, LLC LOCATION: 15932 and 15936 S Lincoln Highway ZONING: B-3 Highway Business District COMP PLAN: General Commercial DISCUSSION The applicant, BWMY Plainfield, is proposing redeveloping two parcels on S Lincoln Highway, just south of W Renwick Road: 15932 and 15936 S Lincoln Highway (PINs: 06-03-22-208-034-0000 and 06-03-22-208-038-0000). The property is 2.2 acres and currently has several commercial structures. The proposed development would involve demolishing all of the buildings, with the exception of the multi-tenant building, and constructing a self-storage facility and stormwater management area. This proposal requires the following action: • Special Use for Planned Development • Site Plan Review • Final Plat of Subdivision EXISTING CONDITIONS Site Context The subject site is located at 15932 and 15936 S Lincoln Highway. These parcels are currently improved with several commercial structures and parking lots. The adjacent land uses, zoning, and street classifications are as follows: North: Electrical Substation (B-1) East: S Lincoln Highway (Major Arterial); Gas Station (B-3 PUD) South: Commercial (B-3) West: Single-Family Residential (Unincorporated Will County R-3) John F. Argoudelis PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Patricia T. Kalkanis Richard Kiefer Cally Larson Tom Ruane Brian Wojowski 24 REPORT TO THE PLAN COMMISSION Page #2 of 7 LINCOLN HIGHWAY SELF STORAGE 06/06/2023 CASE NUMBER 2011-050523.SU.SPR.FP SPECIAL USE FOR PLANNED DEVELOPMENT (PUBLIC HEARING) The proposed development requires a special use for planned development because, in addition to proposing a self-storage facility (which is only permitted by special use in the B-3 district), the applicant is requesting relief from several standards of the zoning code. The Special Use requires a public hearing. 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. 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; Overall, staff believes that redevelopment of this property will increase adjacent property values. Currently, the buildings on the property are in poor condition and are arranged in an inefficient way. Staff is working with the applicant to ensure that the proposed development has minimal effect on adjacent properties, particularly the residential neighbors to the west. 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. Staff believes that the proposed development would not impede development of other properties in the area. Ideally, redevelopment of this property will result in further redevelopment along the Route 30 Corridor. 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 PD 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 proposed redevelopment is consistent with the future land use plan for the area. Both the Comprehensive Plan and the Route 30 Corridor Plan (2008) encourage sensitive redevelopment that includes improving existing structures, orienting new structures appropriately to Route 30, and reducing curb cuts. b. The proposed land uses fulfill, or can reasonably expected to fulfill a need or demand for such uses within the village. As the population of Plainfield increases, so does the need for self-storage facilities. This proposed development will provide conveniently-located storage for established and developing neighborhoods. c. The physical design of the PD 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 redevelopment of any site with existing buildings and an unusual shape presents design challenges. The applicant is working closely with staff to maximize the use of this site, however staff currently does not believe the physical space is being used efficiently. d. 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. 25 REPORT TO THE PLAN COMMISSION Page #3 of 7 LINCOLN HIGHWAY SELF STORAGE 06/06/2023 CASE NUMBER 2011-050523.SU.SPR.FP The bulk and density standards that the applicant is proposing to modify include several standards that allow the existing multi-tenant building to be on its own lot (including lot size, setbacks, and impervious surface coverage). Other relief from bulk and density standards stem from the unique shape of the site and working around the existing building. Staff believes the proposed self-storage building’s massing may appear out of place and is working with the applicant to reduce the proposed floor area ratio. e. The PD meets the requirements and standards of the planned development regulations. Staff has determined that the proposal meets the standards and requirements of the planned development regulations. f. Open spaces and recreational facilities are provided. Requirements for open space and recreational facilities are intended for residential uses, which this development does not include. The proposal does include stormwater facilities which will provide greenspace. g. The PD is compatible with the adjacent properties and the neighborhood, and along the periphery of the PD yards or setbacks shall be provided that meet or exceed the regulations of the district in which the PD is located. The proposed self-storage building meets all the required setbacks, however, the proposed dumpster enclosure encroaches into the interior side setback. Staff is working with the applicant to relocate the dumpster away from the residential neighbors. SITE PLAN REVIEW A. Land Plan Site Plan The overall site encompasses approximately 2.2 acres. The plan includes retaining the existing multi-tenant building (5,132 sq ft) on Lot 1, and constructing a new self-storage facility (84,150 sq ft) and stormwater management on Lot 2. Table 1 below summarizes the development’s compliance with the B-3 District bulk and density standards: Table 1. B-3 District Standards Lot Standards B-3 Proposed – Lot 1 Proposed – Lot 2 Proposed – Entire Development Minimum lot size (square feet) 43,560 12,850.2 82,154.2 95,004.4 Minimum lot width (feet) 100 100 ft >100 ft >100 ft Maximum lot coverage (percentage) None N/A N/A N/A Maximum impervious area coverage (percentage) 80 100% 71% 75% Building Standards Maximum building height (feet) 35 Complies 35 - Maximum Floor Area Ratio 0.4 0.4 1.03 0.9 Minimum floor area per dwelling unit (square feet) N/A N/A N/A - Yard Standards Minimum front setback (feet) 30 67 70 - Minimum interior side setback (feet) 15 0’ 2.5’ - Minimum corner side setback (feet) 30 N/A N/A - Minimum rear setback (feet) 30 10’ 39’ - 26 REPORT TO THE PLAN COMMISSION Page #4 of 7 LINCOLN HIGHWAY SELF STORAGE 06/06/2023 CASE NUMBER 2011-050523.SU.SPR.FP The items identified above in red are noncompliant with the bulk and density standards. The items associated with Lot 1 are a result of platting the existing building on its own parcel. Staff does not have any significant concerns about these variations. On Lot 2, staff is working with the applicant on several of the requested variations. First, staff has encouraged the applicant to reduce the floor area ratio. The massing of the proposed building will be imposing in relation to the residential homes to the west and may also look out of place on a corridor with mostly single-story structures. Second, the interior setback standard is the result of the placement of the trash enclosure. Staff is encouraging the applicant to relocate the trash enclosure farther from the residential neighborhood. Access and Circulation Currently, the subject site is accessed by three curb cuts off Route 30. The proposal eliminates one of these existing access points and retains the other two. While there is currently no opportunity for cross access with the property to the south, the plan allows for the possibility of cross access in the future. Staff will require a cross access easement to the property to the south on the final plat. The applicant has also worked with the Plainfield Fire District to ensure adequate access to the building. The rear drive with turnaround is for fire trucks and other emergency vehicle access. Parking The applicant has proposed 36 surface parking spaces and 4 interior loading spaces. Currently, there are approximately 41 parking spaces provided on site. Of the surface spaces, 4 would be directly adjacent to the proposed self-storage building and the remainder are closer to the multi-tenant building. Table 2. Parking Use Required Provided Existing Building (5,132 sq ft) Restaurant (1 space per 100sq ft) 52 32 Retail/Office (1 space per 300sq ft) 18 Self-Storage (84,150 sq ft) Self-storage (not in code) 4 (surface) 4 (loading) The multi-tenant building, which has 32 parking spaces, has adequate parking for retail and office uses, but will be limited in the amount of the building that can be occupied by restaurants. Staff will analyze parking capacity when reviewing certificates of occupancy for new tenants in the future. The self-storage facility would provide 4 surface parking spaces and 4 “spaces” in the indoor loading area. Because the code does not specify a required minimum number of spaces for self-storage, the applicant has requested an administrative adjustment, wherein they will be required to provide information supporting the number of spaces they have provided. The number of spaces requested is similar to the proposed self-storage facility at 16202 S IL Route 59 (which received a positive recommendation from the Plan Commission in April 2023), which would be a similar size (not including the outdoor RV and boat storage) and provide 9 parking spaces. Staff will require an easement on the final plan ensuring access to parking across both lots. 27 REPORT TO THE PLAN COMMISSION Page #5 of 7 LINCOLN HIGHWAY SELF STORAGE 06/06/2023 CASE NUMBER 2011-050523.SU.SPR.FP Elevations Multi-Tenant The applicant plans to update the façade of the existing multi-tenant building. Staff has requested the applicant provide additional information, including elevations, showing the details of the proposed improvements. Self-Storage The building, as currently proposed, would be three stories in height, with a parapet on the front elevation. Staff has asked the applicant to explore options for reducing the height (floor area ratio) of the building to make the proposed structure less invasive to the adjacent residential neighborhood. Staff has also asked the applicant to continue the cornice (which is currently only on the front of the building) to all sides of the structure. The applicant is proposing to use precast panels on the entire exterior, which is not compliant with the zoning code. Staff has requested the applicant include higher quality materials on the structure. The facades facing Lincoln Highway feature windows and overhangs which accentuate the main entryway. The remaining sides of the build are long, uninterrupted façades which is also prohibited by code. Staff has recommended the applicant include architectural detailing to break up the facades. Staff seeks the Plan Commissions’ input on the proposed elevations. Signage The applicant has provided a sign package including wall signage for the self-storage building and a monument sign. Staff has requested a sign package for the existing multi-tenant building as well. The wall signage proposed for the self-storage building is generally in compliance with the zoning code, however staff has stipulated that signage facing the residential properties must be removed. The proposed monument sign would be much taller than the zoning code permits; staff has requested they meet the sign code requirements for shopping centers: a maximum height of 10 feet and maximum size of 60 square feet. Engineering / Stormwater Management The applicant has proposed stormwater on the north end of the property. The stormwater calculations will be confirmed through the final engineering review and IDOT review; engineering approval is not required during consideration of the zoning entitlements. B. Landscape Plan The applicant has submitted an overall landscape plan for the project. Because the applicant is not proposing to disturb parts of the site along Route 30, many of those areas are legal nonconforming and will not require landscaping. However, the applicant has requested relief on several of the landscaping standards. Staff is working with the applicant to increase the overall number of plantings on site, in particular within the parking lot, at the building foundations, and along the interior and rear property lines. Currently the applicant has provided: • Trees and shrubs around the stormwater detention area • Shrubs as foundation plantings at the south and southwest facades of the self-storage building • Shrubs and an 8’ tall cedar fence along the southwest and west property lines, adjacent to the residential neighborhood. Below is a summary of the landscaping standards as they apply to each lot and the recommendations that staff has provided. 28 REPORT TO THE PLAN COMMISSION Page #6 of 7 LINCOLN HIGHWAY SELF STORAGE 06/06/2023 CASE NUMBER 2011-050523.SU.SPR.FP Table 3. Lot 1 Landscaping Review Standard Application to Site and Staff Recommendation Sec 9-61(2) Transitional yard Does not apply (not adjacent to residentially zoned property) Sec. 9-129 Parkways and parkway trees Does not apply (legal non-conforming) Sec. 9-130 Tree Replacement Does not apply (no trees existing on-site) Sec. 9-133 Multi-family residential, commercial, office, institutional and industrial. (2) Front and corner side yard (adjacent to vehicular use areas) Does not apply (legal non-conforming) (3) Interior and rear yards Applies; needs to be included in PUD. (5) Commercial, office, or industrial foundation plantings. Does not apply (legal non-conforming). However, staff recommends meeting this standard as closely as possible, for example through planters at the front of the building. Sec. 9-134. - Additional requirements for commercial, office, industrial and multi-family uses. Does not apply (not adjacent to single-family use) Table 4. Lot 2 Landscaping Review Standard Application to Site and Staff Recommendation Sec 9-61(2) Transitional yard Applies (western and southern property lines adjacent to residentially zoned properties). Should be met as closely as possible, but likely included in PUD Sec. 9-129 Parkways and parkway trees Does not apply (legal non-conforming) Sec. 9-130 Tree Replacement Applies. Should be met as closely as possible, but likely included in PUD Sec. 9-133 Multi-family residential, commercial, office, institutional and industrial. (2) Front and corner side yard (adjacent to vehicular use areas) Does not apply (legal non-conforming) However, staff recommends meeting this standard as closely as possible between the retention pond and Rt 30. (3) Interior and rear yards Applies only to interior yards not adjacent to residential: • For areas adjacent to lot 1, needs to be included in PUD • For south/eastern lot line, should be met as closely as possible, but likely included in PUD (5) Commercial, office, or industrial foundation plantings. Applies. Should be met as closely as possible, but likely included in PUD Sec. 9-134. - Additional requirements for commercial, office, industrial and multi-family uses. Applies to interior and rear yards adjacent to residential. Should be met as closely as possible, but likely included in PUD C. Lighting Staff is working with the applicant to ensure that the lighting requirements are met. While the proposed fixtures are compliant, staff has requested that the applicant further reduce the light spillage adjacent to the residential neighborhood. 29 REPORT TO THE PLAN COMMISSION Page #7 of 7 LINCOLN HIGHWAY SELF STORAGE 06/06/2023 CASE NUMBER 2011-050523.SU.SPR.FP FINAL PLAT OF SUBDIVISION The applicant proposes to resubdivide the property so that the existing multi-tenant building is on one parcel and the proposed self-storage, stormwater, and the majority of the parking are on the second parcel. The applicant will provide a plat for the plan commission’s review and recommendation in the future. Staff will require easements guaranteeing both cross access and shared parking on the final plat. CONCLUSION/RECOMMENDATION Prior to Plan Commission discussion, staff seeks plan commission feedback on the proposed special use, site plan, and plat of subdivision. The applicant acknowledges that there is further work to be done on the proposal and would like to take the plan commissioners’ feedback to make improvements. They would like to return to the Plan Commission for a vote at the July 18, 2023 meeting. Should the Plan Commission agree to continue the case’s public hearing, the following motions are offered for your consideration: CONTINUANCE MOTION: I move we continue the public hearing for case 2011-050523.SU.SPR.FP to the July 18, 2023 meeting of the Plan Commission. 30 31 32 McMAHON ASSOCIATES, INC.1700 HUTCHINS ROADMACHESNEY PARK, IL 61115PH 815.636.9590 FX 815.636.9591 MCMGRP.COMMcMAHONC1SELF-STORAGE FACILITYVILLAGE OF PLAINFIELD, ILLINOISEXISTING CONDITIONS & DEMOLITION PLAN· · · · · · · · · · ·W:\PROJECTS\U0704\CADD\Civil3D\Plan Sheets\Demolition Plan.dwg, DEMOLITION SITE PLAN, 4/24/2023 1:57:44 PM, 1:133 Exis�ng Condi�ons Lincoln Highway Self Storage Multi-tenant building Multi-tenant building, monument sign, Bring it Home “Again’ Multi-tenant building, religious bookstore 34 Existing self-storage and automotive uses behind multi-tenant building Vehicle storage behind religious bookstore Building behind multi-tenant building 35 Lot 1 Lot 2 36 McMAHON ASSOCIATES, INC.1700 HUTCHINS ROADMACHESNEY PARK, IL 61115PH 815.636.9590 FX 815.636.9591 MCMGRP.COMMcMAHONC2SELF-STORAGE FACILITYVILLAGE OF PLAINFIELD, ILLINOISSITE PLAN· · · · · · · · · · · · · · · · · · ·· ·· ·· · · · · · · ·· ·· ·· ·· ” ” ” ” ” 37 1st Floor Plan0' -0"2nd Floor Plan11' -8"3rd Foor Plan23' -4"T/Parapet 235' -0"T/Parapet 137' -0"WHITE CORNICEPRECAST PANEL TYP.CLEAR INSULATED GLASS IN ANODIZED ALUMINUM STOREFRONTGLASS GARAGE DOORMAPES ALUMINUM CANOPY1st Floor Plan0' -0"2nd Floor Plan11' -8"3rd Foor Plan23' -4"T/Parapet 235' -0"T/Parapet 137' -0"PRECAST PANEL TYP.1st Floor Plan0' -0"2nd Floor Plan11' -8"3rd Foor Plan23' -4"T/Parapet 235' -0"T/Parapet 137' -0"PRECAST PANEL TYP.1st Floor Plan0' -0"2nd Floor Plan11' -8"3rd Foor Plan23' -4"32' - 6"T/Parapet 235' -0"T/Parapet 137' -0"WHITE CORNICEPRECAST PANEL TYP.CLEAR INSULATED GLASS IN ANODIZED ALUMINUM STOREFRONTPROJECT NAMEScaleDateDrawn ByChecked ByProject NumberSHEET TITLEURBAN & ASSOCIATES HEREBYRESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTYRIGHTS IN THESE PLANS, IDEAS, AND DESIGN. THESE IDEAS, DESIGNS AND PLANS ARE NOT TOBE REPRODUCED, CHANGED ORCOPIED IN ANY FORM OR MANNERWHATSOEVER, NOR ARE THEY TOBE ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAININGTHE EXPRESS WRITTEN PERMISSIONFROM URBAN & ASSOCIATES.2529 ILLINOIS ROAD, NORTHBROOK, ILLINOIS 60062www.urbanassociates.net (847) 291.9570CHRISTOPHER M.URBANCZYKREG. ARCHITECTCOMMISSION EXPIRES11/30/20243/32" = 1’−0"A3.0Plainfield Storage15936 S. Lincoln HWY,Plainfield, IllinoisElevations12.16.20AuthorChecker2024NO.DESCRIPTIONDATE3.15.233/32" = 1'-0"1North Elevation3/32" = 1'-0"2West Elevation3/32" = 1'-0"3South Elevation3/32" = 1'-0"4East Elevation38 39 40 41 42 PLAINFIELD STORAGEDesignerD. MIROWDate04/10/2023ScaleScale as shownDrawing No.Summary0.10.10.10.10.10.10.10.10.10.10.20.20.20.20.20.20.20.20.20.10.20.20.30.40.30.40.50.60.50.40.40.30.40.30.10.20.30.50.60.70.70.91.01.00.80.70.70.60.50.40.20.30.50.71.01.21.31.51.61.61.41.31.20.90.70.50.40.20.40.60.91.42.02.32.52.32.32.52.31.91.30.90.70.50.10.30.61.11.62.23.02.72.62.62.72.92.11.51.00.70.50.40.10.30.51.01.73.14.43.42.72.73.74.32.71.61.10.90.70.50.40.60.80.70.60.91.21.20.91.51.61.81.40.82.82.42.01.24.12.82.21.71.12.32.01.71.21.81.81.51.11.92.01.91.32.22.21.60.93.72.62.01.22.31.71.20.71.71.41.00.60.40.90.70.50.30.50.40.30.20.10.20.10.10.10.10.11.01.01.01.21.52.03.43.72.11.30.80.40.20.11.51.41.31.31.61.92.32.41.81.30.80.50.20.13.22.11.91.51.31.31.71.81.81.61.10.70.50.30.10.10.10.23.92.52.01.31.01.01.00.90.90.90.70.50.40.20.10.10.10.10.10.10.51.02.32.11.60.70.50.40.40.50.50.40.30.20.30.20.20.10.10.10.20.94.41.41.61.61.10.20.30.20.20.10.50.40.30.20.20.10.10.51.63.14.85.71.31.21.00.80.10.10.80.70.50.30.20.10.10.20.40.71.32.13.33.31.20.80.60.51.51.31.00.60.40.20.10.10.10.10.20.30.50.70.90.60.61.12.11.71.30.80.50.30.10.10.10.20.20.20.20.41.06.619.53.02.01.40.70.40.10.10.10.10.10.20.41.12.55.512.122.723.13.02.42.01.10.60.30.10.10.20.30.50.91.73.26.814.724.11.61.71.60.80.40.10.10.20.20.30.40.71.12.03.87.77.41.91.31.10.70.40.10.10.10.10.20.20.30.50.70.91.30.90.80.70.50.30.10.10.10.10.10.20.20.20.40.50.50.40.30.10.10.10.10.10.20.20.30.30.20.10.10.10.20.20.10.10.10.10.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.024.5W-1W-2W-3W-4W-5W-6W-7CS-1CS-2CS-3CS-4CS-5CS-6CS-7CS-8CS-9CS-10CS-11CS-12CD-1CD-2CD-3CD-4CD-5CD-6Plan ViewScale - 1" = 30ftScheduleSymbol Label Image QTY Manufacturer Catalog DescriptionNumberLampsLampOutputLLFInputPowerPolar PlotW7 Lithonia Lighting DSXW1 LED 20C 100040K T4M MVOLTDSXW1 LED WITH (2) 10 LED LIGHTENGINES, TYPE T4M OPTIC, 4000K, @1000mA.1 7420 0.95 73.2CS12 Lithonia Lighting CLX L48 3000LM SEFFDL MVOLT 40K 80CRICLX LED linear 48", 3000 lumens, Standardefficiency, Less louver, Flat diffuse,General, MVOLT, 4000K, 80CRI1 2985 0.95 18.5164CD6 Lithonia Lighting WF6 LED 40K 6" MATTE WHITE LED ULTRA-THIN WAFERDOWNLIGHT, 4000K CCT, LEXTAR 2835LED1 1202 0.95 13.5StatisticsDescription Symbol Avg Max Min Max/Min Avg/MinCalc Zone #1 0.9 fc 24.5 fc 0.0 fc N/A N/ALuminaire LocationsNo. Label X YLocationMH Orientation Tilt2 CD 3256.70 -1344.58 10.70 290.12 0.003 CD 3260.13 -1335.19 10.70 290.12 0.004 CD 3263.57 -1325.80 10.70 290.12 0.005 CD 3267.01 -1316.41 10.70 290.12 0.006 CD 3270.45 -1307.02 10.70 290.12 0.001 CS 3288.93 -1261.03 7.50 20.15 0.002 CS 3291.68 -1253.51 7.50 20.15 0.003 CS 3294.44 -1246.00 7.50 20.15 0.004 CS 3297.19 -1238.49 7.50 20.15 0.005 CS 3299.95 -1230.98 7.50 20.15 0.006 CS 3302.70 -1223.47 7.50 20.15 0.007 CS 3305.46 -1215.96 7.50 20.15 0.008 CS 3308.22 -1208.45 7.50 20.15 0.009 CS 3310.97 -1200.94 7.50 20.15 0.0010 CS 3313.73 -1193.43 7.50 20.15 0.0011 CS 3316.48 -1185.92 7.50 20.15 0.0012 CS 3319.24 -1178.41 7.50 20.15 0.001 W 3201.00 -1209.10 15.00 90.00 0.002 W 3231.50 -1288.20 15.00 20.00 0.003 W 3034.70 -1325.30 15.00 270.00 0.004 W 3034.80 -1276.70 15.00 270.00 0.005 W 3083.70 -1225.30 15.00 330.00 0.006 W 3139.00 -1196.10 15.00 330.00 0.007 W 3294.60 -1163.40 15.00 20.00 0.001 CD 3253.26 -1353.97 10.70 290.12 0.00 43 McMAHON ASSOCIATES, INC.1700 HUTCHINS ROADMACHESNEY PARK, IL 61115PH 815.636.9590 FX 815.636.9591 MCMGRP.COMMcMAHONL1SELF-STORAGE FACILITYVILLAGE OF PLAINFIELD, ILLINOISLANDSCAPE PLAN44 McMAHON ASSOCIATES, INC.1700 HUTCHINS ROADMACHESNEY PARK, IL 61115PH 815.636.9590 FX 815.636.9591 MCMGRP.COMMcMAHONL2SELF-STORAGE FACILITYVILLAGE OF PLAINFIELD, ILLINOISLANDSCAPE DETAILS AND NOTES45 46 47 PLAN COMMISSION AND ZONING BOARD OF APPEALS ANNUAL REPORT JUNE 1, 2022 THROUGH MAY 31, 2023 JUNE 7, 2022 1968-041922.FP.SSA Bronk Farm Units 1, 2, & 3 - Recommended approval of the final plats for Units 1, 2, and 3. 1969-042022.AA.REZ.VAR.SPR.PP Plainfield Logistics Center - Recommended approval of the annexation, rezoning, variance, site plan review, and preliminary plat. JUNE 21, 2022 CANCELLED JULY 5, 2022 CANCELLED JULY 19, 2022 1976-062222.FP Willow Run Unit 2 – Recommend approval of the final plat for Unit 2. 1974-061022.AA.REZ.SU.SPR.PP Plainfield Business Center - Recommended approval of the annexation, rezoning, special use, site plan review, and preliminary plat. AUGUST 2, 2022 CANCELLED AUGUST 3, 2022 (SPECIAL MEETING) 1980-071422.SU Starbuck at 15939 S RT 59 - Recommended approval of the special use for a drive-thru. AUGUST 16, 2022 1977-062222.AA.PP Wild Horse Knoll Subdivision - Recommended approval of the annexation and continued the preliminary plat to a future meeting. 48 Plan Commission and Zoning Board of Appeals Annual Report 2022-2023 Page 2 of 5 2 SEPTEMBER 6, 2022 CANCELLED SEPTEMBER 20, 2022 1944-091721.COA.SPR.SU House of Harvest - Recommended approval of the revised site plan review. OCTOBER 4, 2022 CANCELLED OCTOBER 18, 2022 1977-062222.AA.PP Wild Horse Knoll Subdivision – Recommended approval of the preliminary plat. 1981-090722.PP.FP 13504 S. Hunter Ct. - Recommended approval of the preliminary and final plat of subdivision. NOVEMBER 1, 2022 PLAN COMMISSION CANCELLED Joint Village Board and Plan Commission meeting held to discuss the new Comprehensive Plan project. NOVEMBER 15, 2022 CANCELLED DECEMBER 6, 2022 1983-110122.VAR 15021 S. Eastern Ave. - recommended approval of the variance. 1985-110722.VAR 15225 S. James St. - recommended approval of the variance. 1982-110122.SU Todd’s Body Shop, Inc. - Recommended approval of the special use amendment to a Planned Unit Development. DECEMBER 20, 2022 CANCELLED 49 Plan Commission and Zoning Board of Appeals Annual Report 2022-2023 Page 3 of 5 3 JANUARY 3, 2023 CANCELLED JANUARY 17, 2023 1990-122722.FP Wild Horse Knoll Subdivision – Recommended approval of the final plat. 1989-122022.AA SEC of Naperville Rd. & Lake Pl. - Recommended approval of a pre-annexation agreement. 1987-113022.AA.REZ Gray Family Partnership-Rot Farm - Recommended approval of the annexation but did not recommend approval of the rezoning. Applicant withdrew their development applications on January 26, 2023. FEBRUARY 7, 2023 1986-112922.TA Zoning Text Amendments - Recommended approval of the proposed text amendments. FEBRUARY 21, 2023 1991-010623.VAR.PP.FP 14929 S. Des Plaines St. - ZBA and Plan Commission continued the case to their March 7, 2023 meeting. 1988-121222.SU.SPR The Farmhouse West - Recommended approval of the special use but did not recommend approval of the site plan review. MARCH 7, 2023 1991-010623.VAR.PP.FP 14929 S. Des Plaines St. – ZBA did not recommend approval of the variance. Plan Commission did not recommend approval of the preliminary and final plats. MARCH 21, 2023 1998-022823.VAR.FP Plainfield Fire District Station 4 – ZBA recommended approval of the variance and Plan Commission recommended approval of the final plat. 1984-110322.REZ.PP.FP 16761 S Route 59 – Recommended approval of the rezoning, preliminary plat, and final plat. 1997-022723.SPR Impact Care - Recommended approval of the site plan. 50 Plan Commission and Zoning Board of Appeals Annual Report 2022-2023 Page 4 of 5 4 2000-030623.SPR.PP.FP Dollar Tree - Recommended approval of the site plan review, preliminary plat, and final plat. APRIL 5, 2023 1995-021423.SU 16200 S. Lincoln Highway, Unit 104 – Recommended approval of the special use for tobacco retail store. 1993-020223.SU.SPR 16202 S Route 59 - Recommended approval of the special use and site plan review for self-storage. 2001-030723.AAA.SU.REZ.SPR.PP.FP 248th Ave. Apartments - Plan Commission continued the case to their April 18, 2023 meeting. APRIL 18, 2023 2003-032123.VAR 15312 S. Sawgrass Cir. – ZBA did not recommend approval of the variance to allow a fence in the corner side yard. Applicant withdrew their variance applications on April 20, 2023. 2001-030723.AAA.SU.REZ.SPR.PP.FP 248th Ave. Apartments - Plan Commission continued the case to their May 16, 2023 meeting. Applicant withdrew their development applications on May 11, 2023. MAY 2, 2023 2004-032923.SU Mike More Miles - Recommended approval of the special use for auto repair. 2005-041023.SPR Aldi - Recommended approval of the site plan review. 2006-042423.FP Greenbriar Phase 2 - Recommended approval of the final plat. MAY 16, 2023 1992-012523.SU.SPR.FP Marnette Apartments - Recommended approval of the special use, site plan review and final plat review for mixed use commercial and residential development. 1999-030123.REZ.SU.SPR.FP Sharon Methodist Church – Did not recommended approval of the zoning map amendment from R-1 Low Density Single-Family Residential District to BT Business Transition District. The Plan Commission did not take a vote for the special use, site plan review, and final plat. 51 Plan Commission and Zoning Board of Appeals Annual Report 2022-2023 Page 5 of 5 5 Applications for: 2022-2023 2021-2022 2020-2021 2019-2020 2018-2019 2017-2018 Annexation 6 2 3 2 11 3 Annexation Agreement Amendment 2 2 1 2 1 1 Concept Plan 1 2 5 4 5 2 Final Plat 12 19 11 4 2 6 Preliminary Plat 9 6 7 3 4 3 Rezoning 7 1 2 2 8 2 Site Plan Review 14 8 10 8 12 9 Special Use 15 13 12 13 16 10 Text Amendment 1 1 1 2 1 2 Variance 6 3 7 4 3 3 Total 73 57 59 44 63 41 52