HomeMy Public PortalAbout05-15-2018 Plan Commission Agenda PacketPlan Commission
Tuesday, May 15, 2018
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
Minutes of the Plan Commission dated May 1, 2018.
05-01-2018 Plan Commission Minutes.pdf
PUBLIC COMMENTS
DEVELOPMENT REPORT
OLD BUSINESS
NEW BUSINESS
CASE NO.: 1791-042718.CP
REQUEST: Concept Plan Review
LOCATION: NEC of 127th Street and Heggs Road
APPLICANT: Camus Development
Ballard Farms Staff Report and Plans.pdf
DISCUSSION
ADJOURN
REMINDERS -
May 21, 2018 - Next Village Board Meeting at 7:00 p.m.
June 5, 2018 - Next Plan Commission Meeting at 7:00 p.m.
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Plan Commission Page - 2
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Agenda Item No:
Plan Commission Agenda Item Report
Meeting Date: May 15, 2018
Submitted by: Tracey Erickson
Submitting Department: Planning Department
Item Type: Minutes
Agenda Section: APPROVAL OF MINUTES
Subject:
Minutes of the Plan Commission dated May 1, 2018.
Suggested Action:
Attachments:
05-01-2018 Plan Commission Minutes.pdf
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Village of Plainfield Plan Commission
Record of Minutes Date: May 1, 2018 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.
ROLL CALL: Commissioners Heinen (7:05 p.m.), Minnis, Seggebruch, Renzi, Womack, and Chairman Kiefer were present. Commissioner Green was absent. Plainfield Fire Protection District was present.
Plainfield Township Park District, Plainfield Public Library District and Plainfield Community
Consolidated School District 202 were absent.
OTHERS PRESENT: Jonathan Proulx, Director of Planning; Kendra Kuehlem, Associate Planner;
Yuchen Ding, Associate Planner; and Tracey Erickson, Recording Secretary
APPROVAL OF MINUTES
The Plan Commission minutes dated April 17, 2018, were approved as amended.
PUBLIC COMMENTS No Comment.
DEVELOPMENT REPORT
Mr. Proulx stated there are two items of interest for the Committee of the Whole meeting last week which include: Public Works presented plans for pedestrian path improved and rail crossings, and Planning
presented on the Public Private Partnership. OLD BUSINESS
Case No. 1783-032818.AA.SU.PP.FP North of 127th St., West of Van Dyke Rd, East of 248th Ave. Pulte Home
Mr. Ding stated the applicant is requesting annexation by annexation agreement, as well as special use for
planned development, preliminary and final plat of subdivision to permit a proposed residential development on approximately 63 acres north of 127th Street, west of Van Dyke Road, and east of South
248th Avenue. The Northpointe residential development consists of 180 single-family detached dwelling
units, 11.59 acres of stormwater management and landscape buffers space, and a 1.82-acre park site. Mr. Ding reviewed the findings of fact and additional considerations for the Annexation and Special Use from
the staff report dated April 27, 2018. Mr. Proulx explained how staff approaches the relief that is requested for setbacks, lot sizes, and lot
widths in the Special Use for a planned development. Mr. Proulx reviewed the findings of fact and
additional considerations for the Preliminary Plat and Phase 1 Final Plat from the staff report dated April 27, 2018.
Mr. Proulx stated in summary, staff believes the proposed project is a logical extension of the Village’s boundary and supports the proposed annexation. The proposed planned development offers a number of
enhancements that exceed the Village’s minimum code requirements in exchange for certain bulk relief sought. The preliminary and final plats are consistent with the proposed planned development and
additional requirements of the subdivision code. Both the annexation and special use requests require a
public hearing and staff welcomes input from the public on the proposed project. In advance of such public comment and discussion by the Plan Commission, staff recommends approval.
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Plan Commission Minutes May 1, 2018
Page 2 of 8
Chairman Kiefer asked if final plats for future phases would be presented to the Plan Commission for
review. Mr. Proulx stated yes. Chairman Kiefer asked if the intent of future phases would be residential.
Mr. Proulx stated yes.
Chairman Kiefer swore in David Cumming, Pulte Homes; Chris Morgart, Civil Engineer (CEMCON). Mr. Cumming gave a brief presentation on Pulte Homes and the Northpointe development.
Chairman Kiefer swore in John Andermann, resident. Mr. Andermann stated his concern is the Prairie Grove road extension to the north and the traffic generated by the new subdivision on an already high-volume traffic area.
Chairman Kiefer asked if there is a current plan for traffic signals at 248th Avenue and Prairie Grove
Drive. Mr. Proulx stated no and staff did consult with the Staff Engineer and Traffic Committee to ensure
that the offset form the existing intersection to the west would be safe.
Commissioner Heinen stated that he has done work with Pulte Homes in the past and is not currently
working with Pulte Homes, so he feels this is not a conflict of interest.
Commissioner Heinen asked if Baxter and Woodman, the Village’s engineer, has any safety concerns regarding the access points on 248 Avenue. Mr. Proulx stated no, Baxter and Woodman verified there is sufficient separation to have those intersections offset.
Commissioner Heinen stated there is a regional issue in this area with flooding and asked if this area is in a flood plain. Mr. Proulx stated no. Commissioner Heinen asked the applicant if the stormwater
management is above and beyond what is required by code. Mr. Morgart stated they do have extra stormwater management proposed and explained how the stormwater will be managed. Commissioner Heinen asked if the applicant has spoken to Baxter and Woodman regarding flooding. Mr. Morgart stated
they have received preliminary comments from Baxter and Woodman. Commissioner Heinen stated he likes the site plan and explained why.
Commissioner Renzi asked the applicant if the stormwater detention was considered for the impervious surface relief being requested. Mr. Morgart stated yes, the detention is based on the plan before the
commission.
Commissioner Renzi asked how the applicant decided on the number of lots for the development. Mr.
Cumming stated the lot sizes are determined by the products width and depths. Commissioner Renzi suggested how the lot sizes could be increased by removing some lots and asked if the product can be built with a slight reconfiguration. Commissioner Heinen stated he liked the diversity of the lot sizes of
this development and that is why he is fine with the smaller lot sizes. Chairman Kiefer asked if the
smaller ranch homes will be on the smaller lots. Mr. Cummings stated the smaller series the Meadows can be built on the smaller lots.
Commissioner Heinen suggesting diverting traffic to Van Dyke Road, instead of 248th Avenue. Chairman Kiefer stated there is also a traffic issue at 119th Street and Van Dyke Road.
Commissioner Womack asked what the minimum lot size this product has been successful built on. Mr. Cumming stated it has been built on similar lot sizes in a Naperville subdivision. Mr. Proulx stated the
Grande Park Somerset project has minimum lot sizes of 7,100 square feet and an average of 8,000 square feet, it is similar to what is being requested for the development before them.
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Plan Commission Minutes May 1, 2018
Page 3 of 8
Commissioner Seggebruch asked who owns the property on the east side of 248th Avenue, north of the
proposed development. Mr. Proulx stated he believes Mr. John Andermann owns the property.
Commissioner Seggebruch suggested the parcel could be acquired by the developer so the entrances to Prairie Grove Drive and Northpionte would not be offset on 248th Avenue and explained his thoughts.
Commissioner Heinen asked if Van Dyke Road is going to be expanded to four lanes north of 127th
Street. Mr. Proulx explained what has been built north of 127th Street on Van Dyke Road. Commissioner Heinen asked what would need to happen in the area for Van Dyke Road to become four lanes. Mr.
Proulx stated he thinks the development to the north, and what role the church and Edwards hospital will have in the expansion. Mr. Proulx advised the commission of the road improvement priorities.
Commissioner Minnis stated he supports the special use but is concerned by the minimum lot size and explained why. Commissioner Minnis asked if there is a plan to extend Van Dyke Road north of 119th
Street. Mr. Proulx explained the function of Van Dyke Road and 248th Avenue.
Commissioner Renzi stated he felt to make the development not injurious that the applicant will need
more key lots and to ensure the development is more akin to the surrounding developments. Mr. Proulx
stated that he believes the applicant is agreeable with additional key lots staff has suggested, which would be all corner lots. Commissioner Renzi stated his concerns with the relief requested for bulk and density
in the PUD. Mr. Proulx stated the requested front yard relief was suggested by staff for the lots adjacent to the commercial properties and explained what reliefs are commonly requested, and what is specific to this development. Commissioner Seggebruch asked staff to explain the relief for the minimum
lot/building coverage and impervious coverage. Mr. Proulx stated it should be maximum, not minimum
as stated in the staff report.
Commissioner Renzi asked staff if the “variation in homes designs” in item (J) in the staff report refers to the two-home series. Mr. Proulx stated staff supports both series of homes and explained why. Commissioner Renzi asked how the home series will affect the anti-monotony clause in the Zoning Code.
Mr. Proulx explained how the two-home series will not be in violation. Commissioner Seggebruch asked if both home series will be throughout the development. Mr. Cumming stated that the lot sizes will
dictate what series can be built on the lot. Commissioner Seggebruch asked for the applicant’s feedback
on the staff’s suggestions for the lots adjacent to the commercial properties. Mr. Cumming explained how the buffering could be completed with a fence or living wall.
Commissioner Womack asked the applicant if they are willing to complete the pedestrian plaza. Mr. Cumming stated yes. Commissioner Womack explained why he would like to see the lot size bigger.
Mr. Cumming explained the prospective of the smaller lots. Commissioner Minnis asked the width of the home for the smaller lots. Mr. Cumming stated he believes the widest home is 39 feet and typically the homes are 38 feet.
Commissioner Heinen made a motion to recommend approval of annexation of the project commonly known as Northpointe (PIN’s: 07-01-28-300-020-0000; 07-01-28-300-023-0010; 07-01-28-300-023-
0020; 07-01-28-300-024-0010; and 07-01-28-300-024-0020), located generally north of 127th Street
between 248th Avenue and Van Dyke Road, as a logical extension of the Village boundary.
Second by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Womack, yes, Seggebruch, yes, Heinen, yes, Kiefer, yes. Motion carried 6-0
Commissioner Heinen 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
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Plan Commission Minutes May 1, 2018
Page 4 of 8
permit a single-family-detached development of up to 180 homes, 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. Second by Commissioner Seggebruch. Vote by roll call: Renzi, no; Womack, no, Minnis, no,
Seggebruch, yes, Heinen, yes, Kiefer, yes. Motion carried 3-3 Commissioner Seggebruch made a motion to recommend approval of the Preliminary Plat of Subdivision
for Northpointe, a single-family-detached development of up to 180 homes, 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.
Second by Commissioner Heinen. Vote by roll call: Womack, yes; Minnis, yes; Renzi, yes; Seggebruch, yes; Heinen, yes; Kiefer, yes. Motion carried 6-0
Commissioner Seggebruch made a motion to recommend approval of the Final Plat of Subdivision for Northpointe – Phase 1, 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. Formation of a dormant special service area (DSSA); and 4. Payment of applicable recapture fees, if any, prior to release of final plat for recording.
Second by Commissioner Heinen. Vote by roll call: Minnis, yes; Renzi, yes; Womack, yes; Heinen, yes; Seggebruch, yes, Kiefer, yes. Motion carried 6-0
NEW BUSINESS Case No. 1785-040618.SPR.SU 14916 S. Eastern Ave. Warehouse 109
Ms. Kuehlem stated the applicant is seeking an amendment to the special use for the planned
development at Warehouse 109, and a site plan review for a proposed outdoor ceremony area. Warehouse
109 currently has a special use permit to operate as a recreational/private club in the Warehouse District, located at 14903 S. Center Street. The applicant would like to extend the geographical boundary of the
special use to include the lot at 14916 S. Eastern Avenue. Ms. Kuehlem reviewed the findings of fact and additional considerations from the staff report dated April
26, 2018 and stated staff believes that the proposed findings of fact have been demonstrated to support recommendation of approval for the special use at the Warehouse District to also include the subject
property. Furthermore, staff believes that the project complies with the standards of the site plan review
ordinance. Chairman Kiefer swore in Clayton Olsen, representative applicant. Mr. Olsen stated there will be an
additional 30 parking spaces added per the original plan for Warehouse 109. Mr. Olsen stated this proposed area is extension of Warehouse 109 and will be strictly used for wedding ceremonies.
Chairman Kiefer asked if the hours of operation listed in the staff report are correct. Mr. Olsen stated yes.
Chairman Kiefer asked if the use will be seasonal since there is no lighting proposed. Mr. Olsen stated it will probably be used from May to November. 7
Plan Commission Minutes May 1, 2018
Page 5 of 8
Chairman Kiefer swore in Michael Lambert, resident. Mr. Lambert stated his concerns are parking in the
neighborhood, insufficient parking in parking lot, lack of comprehensive plan for the Warehouse District, and increase of traffic. Mr. Lambert suggested the impact fees and offset improvements directly
associated with direct impact with the proposed development be required of the applicant. Chairman Kiefer swore in Mark Stephanites, resident. Mr. Stephanites stated his concerns are noise,
parking on neighbor’s yard, liter, and traffic. Chairman Kiefer swore in Cheryl Myers, resident. Ms. Myers stated her concern is the lot owned by
Harbor because people are using the vacant lot for parking.
Chairman Kiefer swore in Jeff Kur, resident. Mr. Kur stated his concerns are traffic, safety, and if
infrastructure of the neighborhood will support this use.
Chairman Kiefer swore in Rose Phelps, resident. Ms. Phelps stated her concerns are lack of parking and
noise.
Chairman Kiefer swore in Robert Matthews, resident. Mr. Matthews stated his concerns are traffic, parking, noise, proposed use will diminish value of the neighborhood, hours of operation, and quality of life.
Chairman Kiefer swore in Lyn Kur, resident. Ms. Kur stated she has concerns about commercial buildings being built on the property.
Chairman Kiefer reminded Michael Lambert that he remains under oath. Mr. Lambert wanted to clarify his point of a lack of a comprehensive plan for the Warehouse District.
Chairman Kiefer reminded Robert Matthews that he remains under oath. Mr. Matthews stated he is
concerned with property values.
Chairman Kiefer provided a summary of the concerns stated during Public Comment, which included:
noise, parking, hours of operation, and impact on neighborhood. Chairman Kiefer asked the applicant to
address the concerns and if there is a long-term plan for this property. Mr. Olsen provided a summary of the long-term plan which would include office space surrounding wedding ceremony area. Mr. Olsen
addressed the concerns stating doors are not open at Warehouse 109 for noise to be heard, parking lot will fill up if an adjacent businesses are hosting an event at the same time of an event at Warehouse 109, 11:30pm music is off, and light are off by midnight. Mr. Olsen stated half of their wedding receptions
have the ceremony at Warehouse 109 and he feels half of those will have a ceremony in the proposed area because of cost.
Commissioner Minnis stated the applicant is a client of the bank he works for but he does not management their relationship with the bank, so he feels it is not a conflict of interest.
Commissioner Heinen asked staff what are some acceptable uses for a zone I-1. Mr. Proulx stated the history of the Warehouse District. Mr. Proulx stated permitted use in the I-1 zoning district include
outdoor storage by special use, junk yard by special use, and car and truck rental. Mr. Proulx explained
the special uses associated with the Warehouse District and the special uses terminate if the business moves or there is new ownership.
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Plan Commission Minutes May 1, 2018
Page 6 of 8
Commissioner Womack asked the applicant if the intent is to not have simultaneous events in the
ceremony garden area and Warehouse 109 event space by two different parties. Mr. Olsen stated that is
the intent. Commissioner Womack asked if the proposed use will increase the net intensity of the site. Mr. Olsen stated it will not change. Mr. Olsen stated the property to the south has been purchased by the
applicants and they will be using the house as their primary residence. Commissioner Womack asked if the subject lot was incorporated in the original Planned Development for
Warehouse District. Mr. Proulx stated yes and was rezoned to I-1. Commissioner Womack asked if this special use will be tied to the parking in the Planned Development. Mr. Proulx stated yes and explained why it is not an increase of the current intensity.
Commissioner Seggebruch asked about the additional 30 parking spaces. Mr. Proulx provided an
explanation on where the 30 spaces will be located. Commissioner Seggebruch asked the applicant if he
feels that 30 spaces will fit in the area. Mr. Olsen stated yes but it is not curbed or marked right now. Commissioner Seggebruch asked the applicant if they would intend to finish the parking as part of this
special use. Mr. Olsen stated yes.
Commissioner Seggebruch asked staff if the Village Board increased the number of people to 150 for the
original special use for Warehouse 109. Mr. Proulx provided the background of the previous case and said the Police Department has stated there have been no complaints regarding this property.
Commissioner Seggebruch asked if the alley/right-of-way noted of the site plans is a Village alley. Mr. Proulx stated the right-of-way is still dedicated and has not been vacated. Commissioner Seggebruch asked if the easement is for the benefit of the residents. Mr. Olsen described how the right-of-way is
being utilized and maintained. Commissioner Seggebruch suggested that this is an opportunity for the Village to formally vacate it, and for the applicant to be a good neighbor to add extensive landscaping. Commissioner Seggebruch asked the applicant if it is their intention to complete the 30-space parking lot.
Mr. Olsen stated yes.
Commissioner Heinen asked when the property was zoned to I-1. Mr. Proulx stated the industrial zoning
dates back many years.
Commissioner Womack asked about the sidewalk shown to the north on the site plan. Mr. Olsen stated
the curb line is there, so no need to reconfigure the parking lot.
Commissioner Renzi asked if there will be electricity in the ceremony area. Mr. Olsen stated no, not at this time.
Commissioner Seggebruch asked if the temporary fence noted on the site plan will be a 6-foot wooden fence and suggested having the fence around the entire area except the north side. Mr. Olsen stated yes, the fence will be 6 feet and wood, and added they will be using landscaping for a buffering and a 3 to 4-
foot stone wall. Commissioner Minnis made a motion adopt the findings of fact of staff as the findings of fact of the Plan
Commission and, furthermore, recommend approval of the proposed special use to include the property at 14916 S. Eastern Avenue, 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
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Plan Commission Minutes May 1, 2018
Page 7 of 8
Second by Commissioner Womack. Vote by roll call: Heinen, yes; Renzi, yes; Seggebruch, yes;
Womack, yes; Minnis, yes; Kiefer, yes. Motion carried 6-0
Commissioner Womack made a motion to recommend approval of the requested site plan review for the
Warehouse 109 outdoor ceremony space located at 14916 S. Eastern Avenue, subject to the following three (3) stipulations:
1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and 3. The applicant will construct a public sidewalk along the West Right-of-way of Eastern
Avenue.
Second by Commissioner Minnis. Vote by roll call: Renzi, yes; Seggebruch, yes; Heinen, yes; Minnis,
yes; Womack, yes; Kiefer, yes. Motion carried 6-0
Case No. 1786-041318.TA Utilities Code Text Amendment Village of Plainfield
Mr. Proulx stated this request requires a public hearing and let the record show the appropriate notices were posted and published per State statute and local ordinance.
Mr. Proulx stated Village staff has initiated this proposed amendment to the Village of Plainfield Code of Ordinances to modify the fees collected for new water and sanitary sewer connections to the Village’s municipal utility infrastructure – commonly referred to as “tap-on fees”. Such fees are typically charged
as a component of the building permit fee for new construction. As part of the recently concluded budget process for the Village’s 2018-2019 Fiscal Year, staff has recommended modest increases to the water and sanitary sewer connection fees to reflect the actual costs and budget needs of maintaining, expanding
and replacing the water and sanitary sewer infrastructure. As a proposed modification to the Village of Plainfield Municipal Code, the recommended fee changes require a public hearing before the Plan
Commission.
Mr. Proulx stated staff believes the proposed fee increases are warranted based on the actual costs needed
for capital maintenance, expansion and replacement of the Village’s water and sanitary sewer
infrastructure, including the water main distribution, water storage tanks, pumping and pressure reducing stations, wastewater treatment facility, water and sanitary sewer mains, lift stations, and emergency back-
up wells. Staff has also reviewed connection fees for peer communities in the region and believes that the proposed fees are comparable and not detrimental to the Village’s competitive position in the market. The recommended fee changes have also been reviewed by the Board of Trustees as part of the budget
process. Chairman Kiefer asked for public comment. There was no response.
Commissioner Seggebruch asked why are they having the public hearing, if the Village Board has taken
action on this through budget review. Mr. Proulx stated staff has presented this recommendation as part
of the budget process and explained what projects the additional funds will fund.
Commissioner Renzi asked when was the last time fees were raised. Mr. Proulx explained how they are
typically set by annexation agreement and he doesn’t believe the water and sewer connections have been updated in 15 years per ordinance. Commissioner Renzi suggested adding the following to the staff
report: the fees have not been updated for 15 years, the annexation agreement typically sets the fees, and
a table showing adjacent municipalities fees. Commissioner Seggebruch asked if there was an unusual development could there be higher fees. Mr. Proulx stated yes. 10
Plan Commission Minutes May 1, 2018
Page 8 of 8
Commissioner Heinen made a motion to recommend approval of the proposed text amendments to the
Village of Plainfield Utilities Code to update the water and sanitary sewer connection fees as outlined in the staff report.
Second by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Renzi, yes; Womack, yes, Seggebruch, yes; Heinen, yes; Kiefer, yes. Motion carried 6-0
Case No. 1787-041318.TA Zoning Code Text Amendment Village of Plainfield
Mr. Proulx stated this request requires a public hearing and let the record show the appropriate notices
were posted and publish per State statute and local ordinance.
Mr. Proulx stated the Village staff has initiated this proposed amendment to the Village of Plainfield
Zoning Code to establish local zoning regulations for the siting of small cell antenna/towers in the public
right-of-way. As a proposed modification to the Village of Plainfield Municipal Code, the proposed addition of the Small Cell Antenna/Tower Right-of-Way Siting Ordinance to the Zoning Code requires a
public hearing before the Plan Commission. Mr. Proulx stated the Illinois General Assembly recently approved, and Governor Rauner recently signed
into law, S.B. 1451 – the Small Wireless Facilities Deployment Act. The Act provides state-wide regulations (excluding the City of Chicago) for the siting of new small cell antenna/tower facilities in the public right-of-way. Many municipalities and organizations, including the Illinois Municipal League, are
concerned about the impact of S.B. 1451 and the limitations it places on local control of emerging small cell infrastructure. A bill has been proposed that would re-establish home rule communities’ authority to regulate such small cell infrastructure provided that the municipalities have a small cell regulation
ordinance in place prior to the effective date of June 1, 2018 for S.B. 1451. Therefore, staff is recommending approval of the attached ordinance, which has been modified from the IML model
ordinance, in order to preserve the potential authority for the Village of Plainfield to exercise its home
rule authority in the event the contemplated trailer bill is ultimately successful.
Chairman Kiefer asked for public comment. There was no response.
Commissioner Renzi suggested the ordinance should incorporate “Whereas” and “Therefore”.
Commissioner Renzi suggested defining “upright pole” under “Utility Pole” in the ordinance and (E.) Attachment Limitation (4) “…screening must be installed...” add safety component.
Commissioner Minnis made a motion to recommend approval of the proposed text amendments to the Village of Plainfield Zoning Code to adopt the attached Small Cell Antenna/Tower Right-of-Way Siting Ordinance. Second by Commissioner Heinen. Vote by roll call: Renzi, yes; Seggebruch, yes; Womack, yes, Minnis,
yes; Heinen, yes; Kiefer, yes. Motion carried 6-0 DISCUSSION
Chairman Kiefer read the reminders.
Meeting adjourned at 10:06 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: May 15, 2018
Submitted by: Tracey Erickson
Submitting Department: Planning Department
Item Type: New Business Item
Agenda Section: NEW BUSINESS
Subject:
CASE NO.: 1791-042718.CP
REQUEST: Concept Plan Review
LOCATION: NEC of 127th Street and Heggs Road
APPLICANT: Camus Development
Suggested Action:
Attachments:
Ballard Farms Staff Report and Plans.pdf
12
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b o u n d a r y a n d i s i d e n t i f i e d a s " L o w D e n s i t y R e s i d e n t i a l " i n t h e F u t u r e L a n d U s e P l a n o f t h e C o m p r e h e n s i v e P l a n . T h e a d j a c e n t l a n d u s e s , z o n i n g , a n d f u n c t i o n a l s t r e e t c l a s s i f i c a t i o n s a r e i d e n t i f i e d b e l o w :
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S o u t h : S h e n a n d o a h ( R - 1 R e s i d e n c e s ) ; 1 2 7 t h S t r e e t ( M i n o r A r t e r i a l )
W e s t : C h a t h a m S q u a r e ( R - 1 ) ; H e g g s R o a d ( C o l l e c t o r )
2 4 4 0 1 W . L o c k p o r t S t r e e t P l a i n f i e l d , I L 6 0 5 4 4
P h o n e ( 8 1 5 ) 4 3 6 - 7 0 9 3 F a x ( 8 1 5 ) 4 3 6 - 1 9 5 0 W e b w w w . p l a i n f i e l d - i l . o r g
1 3
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NEC OF 127th STREET AND HEGGS ROAD- BALLARD FARMS
ANALYSIS
The concept plan review process allows the Plan Commission and Board of Trustees to provide
preliminary input and direction on the possible support or opposition to a development proposal,
and to provide direction on any changes or issues that may need to be address if a formal
development application is pursued.
Land Plan/Land Use
The proposed subdivision includes a total of 136 residential units on approximately 31 acres. The
subject site would be composed of 64 single family detached lots and 72 townhome units. The
proposed density is 4.37 dwelling units per acre (du/ac). The minimum lot size for the proposed
single family is 8,100 square feet, and an average lot size of 9,422 square feet. The Village’s R-1
minimum lot size is 12,000 square feet. There are two parcels identified for stormwater
management, both in the southwestern area of the plan. The applicant has identified the
following setbacks and building separations:
Single-Family Townhomes
Front 30 feet Front 30 feet
Interior Side 7 feet Interior Side 7 feet
Corner Side 30 feet Corner Side 30 feet
Rear 30 feet Rear 30 feet
Front to Front 40 feet
Rear to Rear 60 feet
The subject site is located in the Low Density Residential future land use designation of the
Comprehensive Plan, with a density range of 1.4- 2.0 dwelling units per acre. The based density
range for the subject property would be 43- 62 units (31 buildable acres x 2 unit per acre). The
applicant is proposing to develop 136 residential units or two times the base density that is
allowed. When broken down, the single-family lots alone have a density of 3.99 du/ac. The
townhome density for this plan is 8.1 du/ac. To compare, Kings Bridge Estates was approved
with a net density of 2.64 du/ac, and Chatham Square as 2.2 du/ac.
If the Plan Commission supports the proposed density of the applicant’s development, changing
to a higher intensity land use designation, such as Village Residential, might be appropriate.
Access/Circulation
The applicant’s proposed concept plan will incorporate two access points: ‘Road A’ connecting
to West Chatham Road of the Chatham Square subdivision on the west side of the development,
and ‘Road C’ connecting to Roundstone Avenue in the Kings Bridge Estates subdivision to the
east. The plan identifies a curvilinear street network that incorporates 66-feet right-of-ways and
roadway widths of 28 feet.
Building Architecture/Elevations
The applicant has provided examples of the single-family and the townhome product that would
be constructed within this proposed concept plan. The proposed product appears to be attractive 14
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NEC OF 127th STREET AND HEGGS ROAD- BALLARD FARMS
and consistent with the character of other Plainfield single-family homes. The products appear to
be within the Village’s design guidelines, and elevations of quality materials. Staff believes that
the variety of single-family detached, and multi-family townhomes provide a variety of housing
options to future Plainfield residents.
Staff would like to note that special attention should be taken to the transition between Kings
Bridge Estates and Chatham Square in the surrounding area.
Park and School Donations
The applicant has not proposed open space or park uses in this concept plan. Park and school
requirements will be addressed at the time of annexation agreement, along with potential other
recaptures.
Recapture
Staff would like to note that the 127th street improvements could be subject to recapture fees.
Staff will verify in the annexation process.
Engineering/Stormwater Management
The proposed plan includes two stormwater detention basins as previously mentioned. Staff
notes that final engineering would be provided at the time of final platting. Staff would also like
to note that aerial photos show the natural drainage patterns running through the site, and believe
that additional attention should be paid to the evaluation of wetland/floodplain area through the
site, with respect to potential floodplain and/or wetland permitting.
CONCLUSION/RECOMMENDATION
In conclusion, staff is looking for input from the Plan Commission on whether they support the general
concept of this land plan. The concept plan process is not binding and does not result in any formal
approvals. Staff invites the Plan Commission to provide input and direction based on the issues raised in
the staff report. Although no formal action will be taken on the concept plan by the Board of Trustees,
staff suggests that the Plan Commission may offer a recommendation to indicate its overall support or
opposition.
Seeking Plan Commission input on the proposed Ballard Farms Concept Plan.
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