Plan Commission Tuesday, March 05, 2019 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda CALL TO ORDER PLEDGE TO THE FLAG ROLL CALL APPROVAL OF MINUTES Approval of the Minutes of the Plan Commission held on February 19, 2019. 02-19-2019 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS CASE NUMBER: 1814-081318.AA.SU.PP REQUEST: Annexation, Special Use, & Preliminary Plat LOCATION: East side of Steiner Rd. between 143rd St. & Route 126 APPLICANT: Edward Mattox Greenbriar Staff Report and Plan.pdf NEW BUSINESS CASE NUMBER: 1828-021119-AA.REZ REQUEST: Annexation and Rezoning (Public Hearing) LOCATION: 23855 W. Andrew Rd. & 12249 S. Rhea Dr. APPLICANT: Ryan Kure 23855 W. Andrew Rd. & 12249 S. Rhea Dr. Staff Report and Graphics.pdf CASE NUMBER: 1829-021419.AA.REZ REQUEST: Annexation and Rezoning (Public Hearing) 1
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LOCATION: 12191 S. Rhea Dr. APPLICANT: William Valentino 12191 S. Rhea Dr. Staff Report and Graphics.pdf CASE NUMBER: 1831-022819.SPR REQUEST: Site Plan Review LOCATION: 24106 Renwick Rd. APPLICANT: Mark Layne, Agent for Verizon Wireless Verizon Wireless Staff Report and Plans .pdf DISCUSSION REMINDERS March 18, 2019 – Village Board at 7:00 p.m. March 19, 2019 – Plan Commission at 7:00 p.m. ADJOURN
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Agenda Item No:
Plan Commission Agenda Item Report Meeting Date: March 5, 2019 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Minutes Agenda Section:
Subject: Approval of the Minutes of the Plan Commission held on February 19, 2019. Suggested Action: Attachments: 02-19-2019 Plan Commission Minutes.pdf
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Date: February 19, 2019
Plan Commission Record of Minutes
Location: Village Hall
CALL TO ORDER, PLEDGE, & ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Heinen (7:08 p.m.), Minnis, Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer were present. Plainfield Fire Protection District, Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School District 202 were absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; and Kendra Kuehlem, Associate Planner. APPROVAL OF MINUTES The minutes of the Plan Commission dated January 15, 2019 were approved as amended. The minutes of the Plan Commission dated February 5, 2019 were approved as presented. PUBLIC COMMENTS Chairman Kiefer asked for public comment and there was no response. DEVELOPMENT REPORT No Report. OLD BUSINESS Case No. 1791-042718.CP NEC of 127th Street and Heggs Road 127 Plainfield LLC Ms. Kuehlem stated the applicant is seeking feedback from the Plan Commission on a proposed concept plan for a residential development located on approximately 31-acres at the northeast corner of 127th Street and Heggs Road. The subject property is located in unincorporated Will County for agricultural uses. Regarding annexation, the site is contiguous to the Village’s municipal boundary, and within the Village’s Facility Planning Area (FPA). The Future Land Use Plan of the Plainfield Comprehensive Plan identifies the subject site area as Low-Density Residential (1.4-2.0 du/ac). Chairman Kiefer swore in Caitlin Paloian, Associate at Rosanova & Whitaker, Ltd, on behalf of the applicant. Ms. Paloian gave a presentation of the Ballard Farms concept plan. Chairman Kiefer asked for public comment and there was no response. Commissioner Ruane indicated he is pleased with the initial plan. Commissioner Ruane stated his issues are density, no road connection to future development to the north, proximity of the townhome unit on 127th Street and Heggs Road to the street, and location of Butterfly Garden to road. Commissioner Ruane asked what the widths of the lots are. Ms. Paloian stated 60 feet lot widths. Commissioner Ruane stated he liked the flow of the site, elevations of single-family houses, and open space plan. Commissioner Renzi asked why there is no access to 127th Street for this site. Ms. Paloian indicated to help with the existing traffic on 127th Street. Commissioner Renzi pointed out that the traffic will use King’s Bridge subdivision as a cut through for access. Commissioner Renzi asked if the Park District will be cash in lieu instead of a land donation. Ms. Paloian confirmed. Commissioner Renzi explained his issues which included; density, lot size, reduced front setbacks, lot sizes adjacent to King’s Bridge need to be larger, the parks all located in southeast region of the development, proximity of the townhome
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unit on 127th Street and Heggs Road to the street, access to development from 127th Street, and lack of parking at the parks. Commissioner Heinen asked if 127th St. and Heggs Rd. are maintained by the Village. Mr. Proulx confirmed. Commissioner Heinen asked if there is a plan for the 127th Street. Mr. Proulx explained how 127th Street may change in the future. Commissioner Heinen asked if the Village is trying to restrict access to 127th Street. Mr. Proulx stated the input from the Traffic Committee and Public Works would be less access is better on 127th Street and explained why. Commissioner Heinen stated that the firm representing the applicant does work with his employer, but he is not personally working with the firm representing the applicant. Commissioner Heinen stated he feels this a great plan and he thinks DJK Builders is a great builder. Commissioner Heinen indicated he does not take issue with the density, but he does have issues with connectivity to the north and shared driveways for the townhomes. Commissioner Womack asked staff to explain the future alley in King’s Bridge. Mr. Proulx explained the characteristics to the King’s Bridge development. Commissioner Womack and Staff discussed how the proposed development plan will line up with King’s Bridge and the possible changes that could be made to the plan that is adjacent to King’s Bridge. Commissioner Womack indicated he agrees with some of the comments the other commissioners made regarding density but does like the mix use concept and the flow of the plan. Commissioner Womack asked for clarification on the intent of the natural play area. Ms. Paloian stated the area will have natural features, like logs, for children to play on. Commissioner Womack asked if the play area will be fenced. Ms. Paloian stated it will not be fenced. Commissioner Womack agreed that the gravel path will be costly to maintain so thinks that the HOA should maintain the park spaces. Commissioner Minnis indicated he likes the plan. Commissioner Minnis agrees with the commission that the townhomes located at 127th Street and Heggs Road are too close to the road since there could be future road improvements. Mr. Proulx explained the possible improvements to Heggs Road. Commissioner Minnis indicated that density is an issue. Commissioner Seggebruch stated that the townhome product might not be a good fit for the area because of the current development in the area and suggested they build duplexes instead. Commissioner Seggebruch stated he feels the multi-family should be on the east side of the development and put single family along 127th Street and Heggs Road for the aesthetics of the neighborhood. Commissioner Seggebruch gave details on how the parks within the development could be improved and relocated. Commissioner Seggebruch indicated that access to the north is needed for future development. Chairman Kiefer summarizes the commission’s comments; density, lot size, setbacks, site access, parks and open space, townhomes, and townhome access. Commissioner Ruane asks staff to include adjacent development densities in the staff reports going forward. NEW BUSINESS Case No. 1827-010219.AA.SU.PP
East of Drauden Road, between Route 126 James Truesdell, and Rowley Road K. Hovnanian Ms. Kuehlem stated the applicant is requesting annexation, special use for planned development, and preliminary plat approval on a proposed residential development located generally south east of Lockport Street and Drauden Road. The Willow Tree Farm residential development consists of 115 single-family 2
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housing lots on approximately 64 acres, with 33 acres being open green space for parks, trails, landscaping, and stormwater management. Ms. Kuehlem stated the Village Board of Trustees reviewed an earlier concept plan for the Willow Tree Farms development at a Committee of the Whole meeting on August 13, 2018. Ms. Kuehlem presented and review the findings of fact and the staff report dated February 13, 2019. In summary, staff is supportive of the proposed planned development. Staff finds that the project is a logical extension of the Village’s municipal boundary, and the density of the project is consistent with the future land use designation identified in the Comprehensive Plan. Staff supports the findings of fact for the planned development special use, and further believes that the preliminary plat meets the requirements of the Zoning and Subdivision Codes. Chairman Kiefer swore in Russ Whitaker, Associate at Rosanova & Whitaker, Ltd, on behalf of the applicant. Mr. Whitaker gave a presentation of the Willow Tree Farm plan. Chairman Kiefer asked for public comment. Chairman Kiefer swore in Timothy Dunskis, resident. Mr. Dunskis explained the issue with the road connection into Whispering Creek and suggested adding an access point to the proposed development on Route 126. Chairman Kiefer swore in Shelby Olsen, resident. Ms. Olsen asked that the mature trees on her property not be disturbed during the construction of the proposed development. Chairman Kiefer swore in Michael McSteen, resident. Mr. McSteen asked how the stormwater be managed, since it is his major concern for the adjacent properties in Whispering Creek. Mr. McSteen asked if the applicant’s intent is to have the Park District manage the park areas. Chairman Kiefer asked staff to explain how stormwater for a new development cannot affect a current development. Mr. Proulx explained how a proposed development cannot exceed or generate more run off prior to development. Chairman Kiefer asked if the proposed stormwater management for the proposed development will help the Whispering Creek Subdivision. Mr. Proulx confirmed. Mr. Proulx explained the Village of Plainfield is currently working on the Indian Boundary culvert and the information has been shared with the applicant for the proposed development. Chairman Kiefer swore in Shana Flynn, resident. Ms. Flynn stated she is also concerned with flooding for the proposed development. Chairman Kiefer swore in Christal Ready, resident. Ms. Ready stated her concern is the density and explained why. Chairman Kiefer closed public comments. Chairman Kiefer asked Mr. Whitaker if the applicant has considered access via Route 126. Mr. Whitaker explained that Route 126 is a State Route and what that would entail with the State. Commissioner Heinen asked when Route 126 is rerouted to Steiner Road will the Village have jurisdiction of the road to the north of the development. Mr. Proulx confirmed if the Village is successful with the reroute the village will have local control. Commissioner Heinen stated access to the north is something to consider even with route changes to Route 126 in the future. Mr. Whitaker indicated that if access is not granted by the State for Route 126 it is possible to grant an easement for future access for the Village to construct a connection. Mr. Whitaker explained the intent of the traffic study data. 3
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Chairman Kiefer asked Mr. Whitaker to address Ms. Olsen’s concern. Mr. Whitaker stated the trees on the adjacent property will not be disturbed. Chairman Kiefer asked how the prosed development will help with the flooding concerns of the residents. Mr. Whitaker provided a detailed explanation on how the development will help with the standing water and flow of water during an event. Chairman Kiefer asked if their intent is to have a park district maintain the open space. Mr. Whitaker explained that parks and trails will be maintained by the park district but floodway, flood plain, and stormwater detention will be maintained by the HOA. Chairman Kiefer asked the applicant to address the concern about the lots adjacent to Whispering Creek being smaller than the adjacent property. Mr. Whitaker explained that the lots adjacent to Whispering Creek are 150 feet deep, so the homes are pushed further away to the adjacent properties. Commissioner Heinen stated that the firm representing the applicant does work with his employer, but he is not personally working with the firm representing the applicant. Commissioner Heinen asked the applicant to explain why the access to Drauden Road to the south cluster of homes is only a right-in-right-out. Mr. Whitaker explained the access was created that way because of the curve on Drauden Road and input from the Village staff. Commissioner Heinen asked staff if that was the recommendation from the Traffic Committee. Mr. Proulx indicated that the Traffic Committee would not support a full access, but staff shares some concern over the proposed access. Mr. Proulx further stated the school district also has issues with the cul-de-sac because the bus will not be able to go down the cul-de-sac and the bus stop would have to be on Drauden Road. Mr. Proulx stated there are many constraints on the site due to flood plain and the pipeline. Commissioner Heinen suggested a stub for a full access point to the south of the subdivision for future development. Mr. Proulx stated there is currently a rural road adjacent to the south of the development. Chairman Kiefer suggested a dedicated bus lane on Drauden Road. Mr. Whitaker stated the applicant is still in conversations with the school district regarding the best solution for bus access. Commissioner Heinen suggesting adding a stipulation for the applicant to continue working with staff to solve the access to the south. Chairman Kiefer swore in Brian Rieger, V3 Companies, engineer for applicant. Commissioner Heinen asked Mr. Rieger for clarification on the flood plain limits were based on elevations or the FEMA map. Mr. Rieger stated the FEMA maps. Commissioner Heinen asked for clarification on the flood plain fill. Mr. Rieger clarified where the flood plain fill will work. Commissioner Heinen asked what is in the gas easement. Mr. Rieger stated gas pipelines and the applicant is not proposing to change the grading in the gas easement. Commissioner Heinen asked if the gas company has been contacted about using the easement for soccer fields. Mr. Rieger indicated the applicant is still working with the park district on a plan for that area and the gas company has not be consulted. Commissioner Heinen indicated the plan is very nice and has no issue with the density. Commissioner Heinen suggested the applicant remove a lot from the adjacent Whispering Creek subdivision so it will have a lower density. Commissioner Renzi asked if the calculations for items b and e in the staff report include the extra 10% of impervious surfaces relief. Mr. Proulx explained how to determine lot coverage from the zoning code. Mr. Proulx stated the stormwater detention requirements are not dictated by the lot coverage in the Zoning Code. Commissioner Renzi asked if staff believes that the testimony from the applicants’ representatives is accurate that there would be less flooding. Mr. Proulx confirmed. Commissioner 4
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Heinen indicated the applicant has an additional flood plan comp which is a benefit. Commissioner Renzi asked if the applicant used the new revised FEMA maps. Mr. Rieger stated current regulatory maps. Commissioner Renzi voiced his concern regarding emergency access for the housing cluster in the southern portion of the proposed development. Mr. Renzi asked staff to clarify if the rural road to the south is a public road. Mr. Proulx indicated it is not a public street and believes it is a driveway to a property. Commissioner Renzi suggested using the rural road for emergency access. Mr. Proulx indicated staff will continue to work with the applicant on access points for the development. Commissioner Heinen stated it would be in the best interest to have more access to the south for potential buyers. Chairman Kiefer asked Mr. Whitaker if the applicant is working to work with the Village. Mr. Whitaker confirmed. Commissioner Renzi agreement with the suggestion of having access to the site from Route 126 and adding width to the lots that are adjacent to Whispering Creek. Commissioner Renzi asked if the elevations provided included a 3-car garage. Mr. Whitaker stated it will be a tandem garage. Commissioner Renzi asked if there were any changes to the plans from the concept plan that was presented at a COW meeting last year. Mr. Proulx and Mr. Whitaker explained the changes that were made to the plan after the Boards comments last year. Commissioner Seggebruch asked is the rural road is unincorporated. Mr. Whitaker indicated there is no connection from that road to Drauden Road, the road is not a public road or dedicated right-of-way, there will be a prescript easement. Mr. Whitaker explained how improving the rural road could be worse because the curve on Drauden Road. Commissioner Seggebruch asked if the three homes on the rural road are in the village. Mr. Proulx confirmed that homes are unincorporated. Mr. Whitaker explained where a future extension could be based on what is already there. Commissioner Seggebruch stated the south cluster is very isolated from the rest of the subdivision. Commissioner Seggebruch agrees with access to the north to Route 126. Commissioner Seggebruch asked how the north access point on Drauden was planned. Mr. Whitaker explained how they determined the location on the north access point. Commissioner Seggebruch explained his concern with that entry point and suggested how to improve it. Commissioner Seggebruch stated this is challenging development and the applicant maximized as much as they can. Commissioner Seggebruch liked the quality of house proposed. Commissioner Seggebruch asked if the models will be tailored to certain lots or will all models fit on all lots. Mr. Whitaker stated all models will fit on all lots. Commissioner Seggebruch asked how the applicant will enforce antimonotony. Mr. Whitaker stated there is standard anti-monotony provision. Commissioner Seggebruch suggested the applicant add willow trees into the landscaping plan, since the development will be name Willow Tree. Commissioner Minnis thanked the applicant for the amount of information provided and their thorough presentation. Commissioner Minnis stated he likes the cluster layout and the open space. Commissioner Minnis indicated he shares the concerns about the access to southern home cluster. Commissioner Minnis stated he is in favor of adding the Route 126 access and the increase in the lot widths for the lots adjacent to Whispering Creek. Commissioner Minnis asked what the plan is for access and parking to the proposed athletic fields. Mr. Whitaker indicated that is something they will need to continue to work on with the Park District. Commissioner Womack suggested reducing the size of lot 103, which will allow for the lot widths to increase on the adjacent lots to Whispering Creek. Commissioner Minnis stated even thou there are smaller lots most of the lots back up to green space which is an added feature. Commissioner Minnis 5
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asked which architectural features were not addressed. Mr. Whitaker stated 12-inch eave lines and freeze boards on elevations with vinyl siding. Commissioner Womack suggested they continue to work with staff on these items. Commissioner Womack suggested making lots 1, 28, 90 additional Key Lots. Commissioner Ruane thanked the applicant for a thorough presentation. Commissioner Ruane agrees with his fellow commissioners improving access to the north and south. Commissioner Ruane asked how much of the open space will need to be maintained because he is worried it may be too much for an HOA to maintain. Mr. Whitaker indicated he cannot give details on the type of maintenance that will be required by the HOA but believes because it will be native it should not be a significant expense to an HOA. Commissioner Ruane asked if there is an opportunity for recapture for a sidewalk to the gas station. Commissioner Ruane stated he does not like straight streets but is not sure how the applicant can change that. Commissioner Ruane stated disagrees with applicants view on the 12-inch eave lines and freeze boards. Commissioner Ruane asked for clarification on window trim. Mr. Whitaker stated 4-inch LP. Commissioner Ruane stated he believes traffic flow is the biggest challenge for this development. Commissioner Heinen made a motion to recommend approval of the annexation of the project commonly known as Willow Tree Farms located generally southeast of Lockport Street and Drauden Road, as a logical extension of the Village of Plainfield’s municipal boundary. Seconded by Commissioner Minnis. Vote by roll call: Heinen, yes; Minnis, yes; Renzi, yes; Ruane, yes; Seggebruch, yes; Womack, yes; Kiefer, yes. Motion carried 7-0. Commissioner Minnis 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 of Willow Tree Farms for up to 115 single-family detached homes, subject to the two stipulations noted in the staff report and a third stipulation, for the applicant to work with staff on north and south access. Seconded by Commissioner Heinen. Vote by roll call: Renzi, yes; Ruane, yes; Seggebruch, yes; Womack, yes; Heinen, yes; Minnis, yes; Kiefer, yes. Motion carried 7-0. Commissioner Womack made a motion to recommend approval of the preliminary plat of subdivision of Willow Tree Farms, subject to the two stipulations noted in the staff report and a third stipulation, for the applicant to work with staff on north and south access. Seconded by Commissioner Seggebruch. Vote by roll call: Heinen, yes; Minnis, yes; Renzi, no; Ruane, yes; Seggebruch, yes; Womack, yes; Kiefer, yes. Motion carried 6-1. DISCUSSION No Discussion. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 9:46 p.m. Respectfully submitted by
Tracey Erickson Tracey Erickson Recording Secretary
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Agenda Item No:
Plan Commission Agenda Item Report Meeting Date: March 5, 2019 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Old Business Item Agenda Section:
Subject: CASE NUMBER: 1814-081318.AA.SU.PP REQUEST: Annexation, Special Use, & Preliminary Plat LOCATION: East side of Steiner Rd. between 143rd St. & Route 126 APPLICANT: Edward Mattox Suggested Action:
Attachments: Greenbriar Staff Report and Plan.pdf
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Agenda Item No:
Plan Commission Agenda Item Report Meeting Date: March 5, 2019 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section:
Subject: CASE NUMBER: 1828-021119-AA.REZ REQUEST: Annexation and Rezoning (Public Hearing) LOCATION: 23855 W. Andrew Rd. & 12249 S. Rhea Dr. APPLICANT: Ryan Kure Suggested Action:
Attachments: 23855 W. Andrew Rd. & 12249 S. Rhea Dr. Staff Report and Graphics.pdf
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Agenda Item No:
Plan Commission Agenda Item Report Meeting Date: March 5, 2019 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section:
Subject: CASE NUMBER: 1829-021419.AA.REZ REQUEST: Annexation and Rezoning (Public Hearing) LOCATION: 12191 S. Rhea Dr. APPLICANT: William Valentino Suggested Action:
Attachments: 12191 S. Rhea Dr. Staff Report and Graphics.pdf
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CURRENT VILLAGE BOUNDARY PROPERTY REQUESTING ANNEXATION
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Agenda Item No:
Plan Commission Agenda Item Report Meeting Date: March 5, 2019 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section:
Subject: CASE NUMBER: 1831-022819.SPR REQUEST: Site Plan Review LOCATION: 24106 Renwick Rd. APPLICANT: Mark Layne, Agent for Verizon Wireless Suggested Action:
Attachments: Verizon Wireless Staff Report and Plans .pdf
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