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HomeMy Public PortalAbout2014-05-06 PC minutes VILLAGE OF PLAINFIELD May 6 , 2014 Chairman Sobkoviak called the Plan Commission meeting to order at 7:0 0 p.m. and led the pledge to the flag . ROLL CALL Commissioners Seggebruch, O’Rourke, Renzi , Kiefer, Green , and Chairman Sobkoviak and the Fire District were present . C ommissioner Heinen , th e Park, School, and Library Districts were absent. APPROVAL OF MINUTES : The Plan Commission minutes from April 15 , 2014 w ere accepted as amended . PUBLIC COMMENTS: There was no response. D EVELOPMENT REPORT Mr. Garrigan stated the Village Board approved the reimaging of Wendy’s Restaurant on Route 59 north of 135 th Street and also the 2014 zoning map. OLD BUSINESS None NEW BUSINESS Case No. 1650 -042514.CP Salamie Property Mr. Proulx stated the applicant is seeking input from the Plan Commission on this concept plan for both single -family detached and multi -family (apartment) homes on the Salamie property consisting of approximately 63 acres located north of 127 th Street between 248 th Avenue to the west and Van Dyke Road to the east. The proposed included a total of 424 dwelling units (consisting of 104 single -family homes and 320 apartment units.) Mr. Proulx reviewed the zoning and uses of the adjacent properties. Mr. Proulx stated the property is currently unincorporated; the eastern portion of the site is in the Medical District which was in corporated in the Comprehensive Plan in 2008; previously the site was in the Medium Density Residential category while the portion that not identified as Medical District remains classified as Medium Density Residential. Mr. Proulx reviewed the density of the medium density residential as 2.1 to 3.0 dwelling units per acre. Staff is asking if there is support for residential on the eastern portion of the site. Apartments would correspond more closely to the Village Residential (4 to 6 du/ac) or Multipl e Family Residential (10 to 15 du/ac) classifications. Staff is asking if this type of use consistent with the Comprehensive Plan. The apartment portion of the project is proposed at a gross density of roughly 14 du/ac with 320 units on 22.6 acres . The d etached homes are proposed at 2.65 du/ac with 104 homes on 39 acres. The overall gross density is proposed at approximately 6.8 du/ac. The density range suggested by the Medium Density Residential land use classification is 2 to 3 du/ac. The land plan pro poses access from both 248 th Ave. and Van Dyke Road with Prairie Grove Road being extended through the apartment pod and winding through the site. There is a park site located in the central area of the site which appears to be heavily landscaped and isol ated from the apartments. Staff recommends integrating the park Michael P. Collins VILLAGE P RESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Paul Fay Bill Lamb Garrett M. Peck James Racich Dan Rippy Plan Commission Minutes May 6 , 2014 Page 2 of 7 with the apartment portion of the site and providing a convenient pedestrian connection and feels th ere are opportunities for additional pocket parks or shared green space Mr. Proulx descri bed the lot sizes and setbacks; indicating the proposed land plan would require a variance or planned development for minimum lot sizes and the rear yard setbacks and potentially lot width. Chairman Sobkoviak swore in Peter Tremulis, Pulte Homes the con tract purchaser; Adam Dontz, Lakestar Advisors; Kathleen West, attorney for Pulte Homes. Ms. West indicated she represents the contract purchasers; reviewed the location, usage, number of units, density and open space of the concept plan; felt this devel opment would further the goals of the Comprehensive Plan. Mr. Dontz sta ted this plan does not compromise the medical district ; stated they met and with people at Edwards and offered them the opportunity to purchase that medical district portion of the pro perty; further indicating Edwards does not have a pending certificate of need application before the State of Illinois Health Facility Board. Mr. Dontz described the size of the proposed medical district and the acreage that Edwards currently owns; s tated that 80 acres of the Bronk farm south of 127 th Street has been identified as medical campus; described the medical district as de fine d in the Comprehensive Plan; described the height of the surrounding buildings . Mr. Dontz stated in 1990 71% of all hous ing units were owner occupied; based on 2003 special census the rates are closer to 91% owner occupied housing ; stated these number s suggest the number of mixed housing type s is declining in Plainfield; further research based on ERSI report in 2003 we had 91% owner occupied while today we are at 89% owner occupied ; felt there is a demand for a multi -family apartment complex. Mr. Dontz further stated from the Comprehensive Plan that a healthy mix of residents from different age groups and cultural backgro unds by encouraging a mix of building types including a variety of traditional single -family detached homes, townhouses, condominiums, and apartments. Mr. Dontz felt this development provides a healthy mix of housing to new and existing employees of the s chools; the largest employer in Plainfield. Mr. Dontz stated if Edward wanted to build in Plainfield there is still 82% of the medical district property available. Mr. Tremulis stated LeAnn from Edward Hospital indicated they do not have plans to expand this campus at this time; listed the various subdivision Pulte has developed. Mr. Tremulis stated there is no other half to the medical campus. Mr. Tremulis felt Edward Hospital is not going to proceed with future development in the near future. Mr. Tr emulis stated they propose to build similar homes to those built Ashwood Creek in Naperville. Mr. Tremulis felt this development would help support the retail in this area. Mr. Tremulis stated the affordable care act has changed the health care industry from doctor care centers to patient care centers; the need for doctor owned hospitals is changing due to the centralized care system; feels Plainfield will have a lot of excess medical campus available for a number of years in this area and it isn’t fair t o burden the property owners with the medical care overlay. Mr. Tremulis reviewed the proposed concept plan at 143 rd and Route 30; suggested there is room in Plainfield for both developments but that the site at 143 rd and Route 30 was proposed for retai l; this development would create a loss of revenue for the Village; suggested 143 rd represents one of Plainfield’s best collector roadways and ultimately could support commercial. Mr. Tremulis described the Route 30 corridor as more of a truck route. Mr. Tremulis described the detention area; the design of the 2 story apartment buildings. Mr. Tremulis reviewed a market study completed by R EC I; indicated the peak has not yet been reached in the eco nomic recovery; described various graphs showing that both developments could be built. Commissioner O’Rourke asked for some clarification on the supply and demand graph. Discussion was held regarding the demand and supply graph. Plan Commission Minutes May 6 , 2014 Page 3 of 7 Chairman Sobkoviak asked for public comments. There was no response. Commissio ner Kiefer indicated a preference for the medical campus and asked if this project went forward how it would impact the long term plans. Mr. Garrigan said planning is a 20 year endeavor; the medical district was Edwards’s proposal originally; the first me dical district was to the north of Edwards and then later the village Board decided to expand the district to the south to the Bronk Farm. Commissioner O’Rourke asked if there was an overlay to show what it would look like. Mr. Proulx indicated no; Staff acknowledges the western half or more is designated as medium density in the Comprehensive Plan. Commissioner Kiefer stated it would be interesting to get the thought of the School District on their enrollments. Commissioner Green indicated a concern on traffic in the peak hours and asked if there was a study. Mr. Proulx stated staff is not aware of any traffic study but the study would be needed at a later date. Commissioner Renzi asked in relation to front loaded commercial zoning wouldn’t the comme rcial stay loaded to the streets with the residential behind the commercial; and asked if Edward built a facility further south on Route 59. Mr. Garrigan replied yes and stated the Comp Plan provides for Prairie Grove Drive would be extended straight thro ugh to the west so the bottom of the hat would be medical district. Commissioner Renzi thought maybe some houses and apartments make sense and maybe some of the medical is not needed; concerned with the higher density level, the lack of paths for walkin g or riding, the lack of pocket parks, and the traffic that would be created; felt Prairie Grove Drive should be more direct. Mr. Dontz stated traffic is an issue at 248 th Ave. and 127 th Street and Prairie Grove is connected. Commissioner Renzi stated Prairie Grove is there but it winds thru the development. Mr. Dontz stated this is a traffic calming measure; indicated they are sensitive to working with Staff on the traffic pattern that answers those needs. Mr. Dontz stated the southeast portion is t he low end of the property and this is where the detention must be placed. Commissioner Kiefer asked if there was a demand for single family homes next to the apartments. Mr. Tremulis stated th is is the same people – they were home owners and now they ar e either looking to sell their home and move to town; or they are newly married or single and looking to get their first home; stated many foreclosures in this area are looking at rental now . Commissioner Green stated more families per square acre increas es the traffic; asked why you are asking for the smaller lot sizes. Mr. Tremulis stated the major permit t ing places are Aurora, Elgin, Plainfield, Joliet, and Algonquin; these areas all started with 6000 square lots then raised the lots size to 10,000 sq . ft. which now do not meet the need of the economic buyer; the current theory is to create more concentrated development. Commissioner Green said we have had good growth; we are not Aurora or Bolingbrook; we want to provide Plainfield with the best futur e not necessarily the quickest that will sell and meet the demand of the developer’s schedule. Commissioner Renzi asked why they decided not to have a townhouse component or a duplex component. Mr. Tremulis stated townhome values are not recovering as fa st as single family values and that the apartment demand is above the townhome demand; Pulte only develops for sale housing and would be looking for a developer to pick up the apartment piece; feels the 2 story makes a fine neighbor. Mr. Dontz feels this attached product works with the transition of the single family. Commissioner O’Rourke asked how apartments fit in with the medium density called for in the Comp Plan. Mr. Dontz asked if you were a multi -family resident, would you want to live next to s ingle family or a church and assisted living facility or would you want to live next to a warehouse or an industrial building next to a busy highway corridor. Chairman Sobkoviak asked for a consensus on whether it should be residential or remain medical o rientation. Commissioner Kiefer preferred the medical. Commissioner O’Rourke asked for confirmation that originally the medical was only north of 127 th and now we have added medical to the south. Mr. Proulx agreed that was correct. Commissioner O’Rou rke expressed concern Plan Commission Minutes May 6 , 2014 Page 4 of 7 with the higher density and the smaller lots; indicated with he was OK with the opportunity of medical development to the south. Commissioner Seggebruch wanted to make sure the other developer would have the same opportunity to criti que your development and rebut any statements made; the medical portion is a very small portion; the site has little or no visibility; multi - family should be placed along the collector streets, adjacent to commercial to help drive the commercial; stated i t could be a mix of multi -family and single family; felt the multi -families would want to be closer to the major streets and shopping; felt this area should be owned rather than rental; and suggested the western access should line up with Canterbury Woods. Commissioner Renzi agreed with Commissioner O’Rourke in that he is not bound to medical to the north as it is available to the south; concerned with residential all the way out to the street and agreed with Commissioner Seggebruch with multi -family rental. Commissioner Green felt the density was too high and it would unduly burden the traffic network and suggested it should be left as medical. Chairman Sobkoviak said the consensus is mixed on the medical orientation aspect. Chairman Sobkovi ak would like it left as medical but recognized the pressure that people want to sell the property, the hospital does not own the property so they have no standing. It appears the Plan Commission is extremely sensitive on density in the apartment area ; th e Plan Commission would rather see this area entirely as single family homes rather than the apartments and likes connectivity with the streets; and we concur with your stance that a long straight street is an invitation to a drag street but we want the st reet to go more or less east/west or more or less north/south. Mr. Tr emulis said they would provide more information on the affordable care act and what is going on in the health department . Case No. 1651 -042914.CP Synergy Property Holding LLC Mr. Gar rigan stated the applicant is seeking input on a concept plan for 300 apartment units on approximately 19 acres located at the southeast corner of 143 rd and Wallin Drive (f/k/a Route 30 .) This would require an amendment to the Comp Plan from commercial to multi -family. Mr. Garrigan reviewed the commercial in this area and the surrounding adjacent properties. The applicant has been marketing this property for commercial use for 5 -6 years with no success; indicated a fuel station had been approved for the hard corner of 143 rd and Wallin Drive. Mr. Garrigan indicated access would be located off 143 rd and a full access on Wallin Drive (Route 30); described the loop roadway system; stated the applicant is providing 600 parking spaces while only 450 would be required by ordinance; there also is an opportunity to incorporate a full access point on Presidential Ave.; and reviewed the density. Mr. Garrigan indicated the applicant is working with staff on setting approximately 2 acres for a future 15,000 squar e foot PEMA building adjacent to the Police Dept. The question tonight is if there is support for converting a commercial site for multi -family development. Six commercial outlots would remain; there is precedent for some multi -family development as Pa triot Square is to the south; this site is less than 1 mile from the downtown; this site is within the scope of the downtown area. There is no end user for this multi -family at this time; the applicant is merely looking for direction from the Plan Commiss ion on whether there is support for the proposed concept plan for apartments. Chairman Sobkoviak swore in John Philipchuck, attorney for Synergy Property Holdings LLC , a limited liability company under First Midwest Bank ; Amanda Graser and Ken Ka dl e ck fro m First Midwest Bank and Chris Conden, John Green Realty, and Carrie Hansen, Schoppe Design Group. Mr. Philipchuck described the Crossroads Business Center as planned in 2003 ; stated only three of the outlots have sold ; stated this is an opportunity to b enefit the downtown with these additional rooftops and they will not be competing with the downtown. Plan Commission Minutes May 6 , 2014 Page 5 of 7 Ms. Hansen described the proposed 13 building with a range of units in each building from 16 -20 -24 -26 units making some of the buildings smaller with 2 an d 3 story walk -ups, generally the 2 story would be on the end and the 3 story units are in the middle to give it a varied roof line; indicated the design is a proto -type having both the back and front to look like the front to have flexibility. Ms. Hansen stated one challenge is the existing plat that controls this area with a series of cross access easements which provide s pedestrian connectivity to the commercial lots and the vehicular circulation. Ms. Hansen stated the design takes full advantage of th e full access from Wallin Drive (Route 30) to the west and from full access from 143 rd on the north and the additional access that is in currently in place from Presidential Drive. Ms. Hansen described the clubhouse as a focal point from the main points o f access , filling in around the clubhouse and providing a pedestrian system as well as the vehicular access; described the parking as being surface parking, indicated there could be internal parking and some exterior covered parking; stated this is 2/3 of a mile from the downtown. Mr. Philipchuck stated within a 5 -mile radius there are 107 commercial parcels available for sale and there is a tremendous amount of retail space that is vacant. Mr. Philipchuck said this site has been on the market for 11 year s with 1 amendment to the SIA so they were asking for the Plan Commission’s input on this concept plan; and the bank has been approached by some multi -family builders. Mr. Philipchuck stated an objective of the Comp rehensive Plan calls for a variety of ho using development and permi t ting multi -unit housing in areas well served by transportation ; and on the future land use map the Village is looking for an additional 280 acres of multi -family. Mr. Philipchuck reiterated Mr. Dontz’s earlier remarks regardin g the balance in the community as far as detached single family products versus the multi -family product and in the 2000 census there was about 80% of the housing product in the village was detached single family while the estimate now is about 89%; stated this is an opportunity to provide an additional type of unit for the people who are establishing their first homes that would be close activity in the downtown area. Mr. Philipchuck stated the infrastructure is in place; the road network is in place; ind icated that typically the multi -family units produce less traffic than the single family units because of the reduction of family size and the activities; and described the clubhouse and pool. Chairman Sobkoviak asked for public comments. Chairman Sobkov iak swore in Larry Kachel. Mr. Kachel asked about the access from Presidential Ave and if there would be a bike path. Mr. Garrigan stated staff could work with the applicant to be sure there are adequate sidewalks and bike trail along Presidential Ave to connect to Van Dyke to provide a comfortable access to downtown. Chairman Sobkoviak swore in Lyn Kur. Ms. Kur stated she was familiar with the Comprehensive Plan and with commercial development; felt th is was a good plan for this area. Commissioner Seg gebruch asked the density of Patriot Square to the south. Mr. Garrigan stated it was about 5 units to an acre while this is 15 units per acre. Commercial O’Rourke asked if this would be a zoning change. Mr. Garrigan replied yes if there is support for m ulti -family it would potentially be R -4 which allows 10 -16 units per acre. Commercial green asked the distance from the Star Line. Mr. Garrigan said it was about ½ mile, however CMAP has requested removal of any future references to the Star Line; this d evelopment would be about 2/3 mile from the Pace Station at Village Hall. Chairman Sobkoviak asked the number of acreage of commercial property has not been developed. Mr. Garrigan indicated about 10% of our Comprehensive Plan while only a fraction of that has been developed; there is undeveloped commercial at 127 th and 119 th at Route 30 and the Wikaduke Trail . Chairman Sobkoviak asked if too much commercial was proposed. Mr. Garrigan agreed retail trends are changing ; agreed the nation is over retail ed. Commissioner O’Rourke felt the traffic on Route 59 would continue to be help drive any new junior boxes; suggested leaving the lot east of lot 4 as commercial for small shop space as 143 rd continued to expand which would Plan Commission Minutes May 6 , 2014 Page 6 of 7 reduce the plan by 2 building s; stated he had no issues with the rezoning; suggested making the buildings 2 story which would reduce the density; asked about additional access to Presidential Ave . Chairman Sobkoviak liked the Commissioner Kiefer suggested conceptually this propos al is a better fit in this area; suggested 2 stories instead of 3 story buildings; felt some of the outlots for commercial should be maintained ; felt this fit well with the Police Dept.; and the PEMA building could be an added bonus. Commissioner Seggebru ch asked about covered parking and garages. Ms. Hansen indicated the option is there should there be a desire by the Village. Commissioner Seggebruch felt this was a good fit and this development could help drive the commercial along Route 30; and agreed it was close enough to the downtown. Commissioner Green is in favor of this development ; felt it was compatible with the neighboring land uses; would support the downtown businesses; fit well in with the long term plan; and is accessible to transit. Co mmissioner Renzi expressed concern for the 3 story buildings and thought the 2 story is better; suggested keeping the lot east of commercial lot 4 as commercial and keeping the people off of 143 rd Street; liked the comment about the bike route; suggested t he connection to Presi den t i al be added; asked that the need, asked that the supply and demand that was presented in the Salamie Farm case be added to this case Chairman Sobkoviak stated it appears the Plan Commission if favorable to converting the zoning of this property from commercial to multi -family; and there are still concerns about the density. Mr. Philipchuck stated they were concerned about keeping the lot east of Lot 4 commercial as they want visibility; suggested the kind of product could be fou nd at the AMLI project located at Kirk Road and Route 64. Chairman Sobkoviak called for a short recess at 8:55 p.m. Meeting reconvened at 9:05. Case No. 1648 -041114.Z Witte Properties Mr. Garrigan stated t his is a public hearing being heard pursuant to public notice in accordance with state statue and all applicable ordinances . Mr. Garrigan stated the Village entered into an annexation agreement in 1994 which requires the Village of Plainfield upon a thirty day request by the applicant to rezone this p roperty to B -3. Pursuant to that request the applicant did send a letter to the Village asking for the rezoning of the property. The Village has a contractual obligation in accordance with the terms in the annexation agreement to rezone this property loc ated at the southeast and southwest corner of 127 th and Naperville Road and known as the Weinhold homestead. Staff believe we have critically important structures on both of these corners; the applicant has identified he has no intention of modifying the se buildings in any way; he wants to relocate his lawn mower repair business currently located north of Wal -mart on Route 59; he proposes to relocate his business to one of the existing barns. The farmstead is not landmarked at this time. Staff would lik e to continue to work with the applicant to landmark these buildings. Staff is in support with the terms of the annexation agreement to rezone this property to the B -3 district. Chairman Sobkoviak asked for public comments. There was no response. Commi ssioner Kiefer stated he would like to see the buildings preserved as part of the heritage of the area. Commissioner Seggebruch asked if the applicant is the owner of these properties; asked if the applicant was going to maintain his property on Route 59 and use this only as a storage facility; agreed that he would like to see the buildings landmarked. Mr. Garrigan replied yes he is the owner and Staff understand s that he wants to use the south barn for storage. Commissioner Green asked why we are disc ussing this if the Village is contractually obligated to rezone this property. Mr. Garrigan said we still have to hold the public hearing. Chairman Sobkoviak said the Plan Commission could vote against this rezoning but the Village Board is contractually obligated. Mr. Garrigan stated Plan Commission Minutes May 6 , 2014 Page 7 of 7 the Village has ordinances wherein any type of outdoor storage would have to be screened; any type of exterior modifications on any of these buildings would come back to the Plan Commission for review. Commissioner Renzi made a motion t hat the southwest and southeast corner of Naperville/Plainfield Road be rezoned to B -3 (Highway Business District.) Commissioner Seggebruch seconded the motion. Vote by roll call: Kiefer, yes; Green, yes; O’Rourke, yes; Seggebruch, yes; Renzi, yes; Sobkoviak, yes. Motion carried 6 -0. D ISCUSSION Meeting Adjourned at 9 :15 p.m. Respectfully submitted by _________________________ Merrilee Trotz Recording Secretary