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HomeMy Public PortalAbout09-18-2018 Plan Commission Agenda PacketPlan Commission Tuesday, September 18, 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 Approval of the Minutes of the Plan Commission held on September 4, 2018. 09-04-2018 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS CASE No.:1814-081318.AA.SU.PP REQUEST:Annexation, Special Use (Public Hearing), & Preliminary Plat LOCATION: East side of Steiner Rd. between 143rd St. and Route 126 APPLICANTS:Edward Mattox Greenbriar Staff Report and Graphics.pdf NEW BUSINESS DISCUSSION REMINDERS - Next Village Board – October 1, 2018 at 7:00 p.m. Next Plan Commission – October 2, 2018 at 7:00 p.m. ADJOURN 1 Plan Commission Page - 2 2 Agenda Item No: Plan Commission Agenda Item Report Meeting Date: September 18, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Minutes Agenda Section: APPROVAL OF MINUTES Subject: Approval of the Minutes of the Plan Commission held on September 4, 2018. Suggested Action: Attachments: 09-04-2018 Plan Commission Minutes.pdf 3 Plan Commission Record of Minutes Date: September 4, 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 Green, Heinen, Minnis, Renzi, Seggebruch, Womack and Chairman Kiefer were present. Plainfield Fire Protection District was present. Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School District 202 were absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; Jake Melrose, Economic Development Manager; and Yuchen Ding, Associate Planner; Derek Wold, Baxter & Woodman; and Jason Fluhr, Baxter & Woodman. APPROVAL OF MINUTES The minutes of the Plan Commission dated August 21, 2018 were approved as presented. PUBLIC COMMENTS No Comment. DEVELOPMENT REPORT Mr. Proulx provided an update to the following cases: North Pointe and Park West. OLD BUSINESS Case No. 1810-071818.AA.REZ.SU.SPR North of 143rd Street, west of Steiner Road Seefried Properties Chairman Kiefer explained how the case will be proceeding for the evening. Commissioner Heinen reminded the Chairman, he will be recusing himself from this case. Commissioner Womack stated he will need to recuse himself from this case because of a relationship his employer has with the applicant. Mr. Proulx stated the petitioner is the contract-purchaser of the subject site. Seefried Properties is requesting approval for annexation, re-zoning to I-1 – Office, Research and Light Industrial, special use for planned development, and site plan review to develop a 1.5-million-square-foot warehouse and distribution center on approximately 137 acres, located northwest of the intersection of Steiner Road and 143rd Street. The proposed project has been considered by the Plan Commission at its meetings of August 7, 2018 and August 21, 2018, with the case (including public hearing) being continued to the September 4, 2018 meeting. The proposed plan has been revised to include one building of just over 1.5 million square feet (reduced from two buildings of approximately 2 million square feet total). The site is currently undeveloped/agricultural land in unincorporated Will County. Mr. Proulx reviewed the information in the staff report dated August 31, 2018. Mr. Proulx stated the proposed development is the largest industrial project in the Village of Plainfield’s history. The magnitude of the project is unprecedented. However, the project is consistent with the Comprehensive Plan’s vision for this area to include light industrial uses and the planned extension of 143rd Street. The site is located on 143rd Street, which is designated as a Major Arterial (one functional street classification removed from an expressway) and also as a future Class II Truck Route. Staff recognizes that the development will be among the first projects to implement these aspects of the Comprehensive Plan and, as such, the project will require care and sensitivity in its site planning. Efforts should be made to protect 4 Plan Commission Minutes September 4, 2018 Page 2 of 11 the interests of existing residents along 143rd Street, as well as the future residents of the approved, entitled, as-yet-undeveloped projects to the north, west and east. In advance of any public comment or discussion by the Plan Commission, staff recommends approval. Chairman Kiefer reminded Mike Martin, Attorney, that he remains under oath. Mr. Martin explained how much property tax revenue this development will generate for the community, that improvements will be made to the infrastructure for 143rd Street and Meadow Road, funds will be established to provide screening for the residents along 143rd Street, right-of-way dedication for future Steiner Road infrastructure, and EPA regulations. Mr. Martin stated again this building is being built for Diageo. Mr. Martin stated Diageo is a 24-hour 7 day a week user, who has security 24 hours a day. Mr. Martin explained how the developer is planning to lessen the impacts on adjacent properties. Mr. Martin reviewed some of the data from the traffic report. Mr. Martin explained the alternative route if the extension of 143rd Street to Ridge Road is not completed. Mr. Martin stated the road dedication on Steiner Road would allow for a future bike path, and no sidewalk is proposed on 143rd Street. Chairman Kiefer swore in Gian St. Angelo, VP of Customers Operations from Diageo. Mr. St. Angelo thanked the Plan Commission and public for allowing this opportunity to speak about Diageo. Mr. St. Angelo explained the history Diageo has with Plainfield and the investment Diageo has made to their plant and community. Mr. St. Angelo explained how Diageo participates in SmartWay and how Diageo is using electric trucks. Mr. St. Angelo explained the initial numbers from the first traffic study versus the current numbers in the new traffic study. Chairman Kiefer reminded Dave Reife, Seefried Properties, that he remains under oath. Mr. Reife described how the building was designed to be a good neighbor, which includes security, routing of truck traffic, LEED Certified building, exterior lighting, building material, and building screening. Chairman Kiefer reminded Tim Sjogren, Traffic Engineer with Kimley Horn, that he remains under oath. Mr. Sjogren reviewed data from the traffic study which included, current shuttle route, proposed shuttle trip route, proposed truck traffic route, Preliminary Traffic Report, daily truck traffic, daily car traffic, and road capacity. Chairman Kiefer asked for public comment. Chairman Kiefer swore in Mike Ringa. Mr. Ringa stated there is not a lot of support for this project from the public. Mr. Ringa indicated that Diageo will be leasing the building from Seefried Properties and what that could mean for future use of the building. Mr. Ringa stated his concerns regarding the traffic study and the Village Comprehensive Plan. Chairman Kiefer swore in Desiree Vernooij. Ms. Vernooij stated her concerns regarding the traffic study. Ms. Vernooij asked what the difference is between trucks and shuttle trucks. Chairman Kiefer swore in Craig Schwandt. Mr. Schwandt voiced concerns regarding eastbound traffic on 143rd Street, lack of sidewalk around current Diageo plant and lack of sidewalk around proposed site. Chairman Kiefer swore in Rich Mussatto. Mr. Mussatto asked how much the trucks and transporters weigh. Mr. Mussatto expressed his concerns regarding truck traffic and safety. Chairman Kiefer asked staff to answer the question from Mr. Mussatto. Mr. Proulx explained how the roadway is constructed to truck route standards. Mr. Proulx stated that 143rd Street is already built to those standards. Mr. Proulx explained the route trucks will take until the west extension of 143rd Street Steiner Road to Ridge Road is completed, which would be Steiner Road south to Route 126 west to Ridge Road. Mr. Proulx stated 5 Plan Commission Minutes September 4, 2018 Page 3 of 11 Steiner Road has already been constructed to truck route standards. Mr. Proulx explained how a traffic study is prepared and the traffic study is reviewed by the Village Engineer. Chairman Kiefer reminded Yoli Jarnagin that she remains under oath. Ms. Jarnagin asked if there will be traffic coming from the Bolingbrook Diageo facility. Mr. St. Angelo stated the new facility will take the place of the Bolingbrook operation. Ms. Jarnagin asked if the Bolingbrook facility is a distillery. Mr. St. Angelo stated it is a distribution center. Ms. Jarnagin asked if Diageo is or has previously been in a residential area. Chairman Kiefer clarified that truck traffic will be utilizing 143rd Street but the facility will not be adjacent to residential properties. Chairman Kiefer reminded Brooke Hopkins that she remains under oath. Ms. Hopkins stated there are two Diageo locations in Bolingbrook and asked if more traffic should be expected. Ms. Hopkins voiced concerns regarding the current Diageo operation, Village Comprehensive Plan, noise, safety, quality of life, shuttling of trucks, property taxes, benefits to Plainfield residents, and infrastructure. Chairman Kiefer reminded Betty Swank that she remains under oath. Ms. Swank stated that her and a neighbor conducted their own traffic study. Ms. Swank reviewed her traffic study data. Chairman Kiefer reminded Joe Brender he remains under oath. Mr. Brender voiced concerns regarding the traffic study, about truck traffic down Ridge Road, and Village Comprehensive Plan. Mr. Brender asked for more detail regarding the sound mitigation the applicant will be funding for residents along 143rd Street. Chairman Kiefer reminded Shannon Abbatacola she remains under oath. Ms. Abbatacola provided an updated copy of her petition and played a video on her cell phone of a truck passing her home. Ms. Abbatacola voiced concerns about air pollution and safety. Ms. Abbatacola stated she wants details on the sound mitigation Diageo is proposing to provide residents along 143rd Street. Ms. Abbatacola asked who will be enforcing the number of trucks using 143rd Street. Chairman Kiefer swore in Monty Horne. Mr. Horne asked if the building will be completed before the infrastructure is completed. Mr. Horne voiced concerns about traffic, trains, and safety. Chairman Kiefer swore in Jessica Gomez. Ms. Gomez voiced concerns about the applicant’s testimony and the project only benefiting Diageo. Chairman Kiefer reminded Ms. Vernooij she was under oath. Ms. Vernooij asked if the applicant took into consideration the fact that there is a proposed toll for on I-80 in Minooka. Chairman Kiefer swore in Rita Asencio. Ms. Asencio voiced her concerns with the project. Chairman Kiefer swore in Aaron Hernandez. Mr. Hernandez voiced concerns about traffic. Chairman Kiefer asked the applicant to address the sound mitigation proposed for the houses along 143rd Street. Mr. Martin stated the mitigation will be determined by the Village, and the applicant was asked to have a fund to pay for it. Mr. Proulx stated the fund will be incorporated into the Annexation Agreement. Mr. Proulx stated there will be an allotment for each homeowner and some funds reserved for the HOA to add additional enhancements. Chairman Kiefer asked if the intent is to have the mitigation completed before the building is done. Mr. Proulx stated yes, it would take approximately one year to build the building, which should be enough time for the residents to decide what they want. Chairman Kiefer asked what the time table would be for the Village to complete the 143rd Street extension to Ridge Road. 6 Plan Commission Minutes September 4, 2018 Page 4 of 11 Mr. Proulx indicated the Village is responsible for the improvements west of the property line to Ridge Road and the applicant is responsible for completing improvements from Steiner Road to the west property line of their site. Mr. Proulx stated the Village would work concurrently with the construction of the building and the Village’s extension could take up to 18 months. Mr. Proulx stated that 143rd Street is a major arterial road and is the Village’s plan to complete the 143rd Street extension to Ridge Road. Mr. Proulx explained the traffic counts for the area roads near the subject site. Commissioner Green addressed the residents’ question about a similar facility being located in a residential area, where they could get data from so they would know the impacts. Commissioner Renzi asked staff if they have received any feedback from the school district. Mr. Proulx stated he did not and staff submits that a traffic signal at Meadow Road should enhance safety for the schools. Commissioner Renzi asked staff for a rough estimate of how much a traffic signal would cost for the 143rd Street and Meadow Road intersection. Mr. Proulx stated the Village’s estimate is $300,000 and explained the cost. Commissioner Renzi asked if the applicant will be paying for the traffic signal. Mr. Proulx stated the applicant would pay up to $300,000, any cost above that the Village would be responsible for. Commissioner Renzi asked if this road falls under the Village’s jurisdiction. Mr. Proulx indicated it is currently a local jurisdiction but in the long-term it could be turned over to IDOT with the potential reroute of Route 126. Commissioner Renzi asked the applicant if was there understanding per the annexation agreement they would contribute up to $300,000 for the traffic signal. Mr. Martin stated correct and that the figure was suggested by the Village. Commissioner Renzi stated, per Google Maps, the drive time from the proposed site to I-80 in Minooka is 22-23 minutes and then from I-80 to I-55 is additional 11 minutes but from the proposed site to 143rd Street to Route 59 to Route 126 to I-55 would be 18 minutes. Commissioner Renzi implied that it would take less time to travel the local more local route to I55. Mr. Proulx explained what the traffic study projected. Commissioner Renzi asked if there will be windows in the building, since it was stated there will be natural light. Mr. Riefe stated that windows will be above the docks that are not reflect in the conceptual rendering. Commissioner Renzi asked the applicant to add the windows to the site plan graphic and color revelations for all sides. Commissioner Renzi asked if there are two or one Diageo facilities in Bolingbrook. Mr. St. Angelo stated there are currently 2 facilities and will be consolidating those facilities into the proposed building. Commissioner Renzi asked what the approximate square footage of each of those two facilities were. Mr. St. Angelo stated approximately 1.6 million square feet. Mr. St. Angelo stated the number of dock doors is not a direct correlation to the number of trucks they would have every day and explained how the docks will be used for staging. Commissioner Renzi asked what a shuttle truck is. Mr. St. Angelo stated the shuttle truck is still a semi- truck but will turn more frequently. Chairman Kiefer asked which vehicles are the electric vehicles. Mr. St. Angelo stated spotting units used inside the perimeter of the facility. Commissioner Renzi asked the applicant if the over the road trucks and shuttle trucks are the same and what is the weight of the trucks. Mr. St. Angelo stated the trucks are all the same and the gross weight of the trucks is 80,000 pounds. Commissioner Minnis asked the applicant to explain existing truck usage of Bolingbrook versus the proposed site. Mr. St. Angelo explained that there are 125 shipments to customers per day and the shuttle 65 loads per day. Commissioner Minnis asked if Diageo owns any of the trucks. Mr. St. Angelo stated Diageo does not own any trucks but they do lease trucks. Mr. Minnis asked if the third-party trucks are 7 Plan Commission Minutes September 4, 2018 Page 5 of 11 SmartWay trucks. Mr. St. Angelo stated yes and explained the SmartWay process. Mr. St. Angelo stated that Diageo has separate carbon footprint reporting they do globally. Commissioner Minnis asked if all the trucks use e-logs. Mr. St. Angelo stated that was the new rule effective January and the shuttle trucks have always been using e-logs. Commissioner Minnis asked for details on the truck movements on 143rd Street. Mr. Martin described that the Village has requested, and the applicant has agreed to, make those improvements to 143rd Street. Commissioner Minnis asked staff if the three lanes will be the entire length of 143rd to Ridge Road. Mr. Proulx stated correct. Commissioner Minnis asked what the term of the lease is between Seefried Properties and Diageo. Mr. Martin stated a 15-year lease. Commissioner Seggebruch asked if there was an estimated number of construction jobs and permanent jobs for the proposed facility. Mr. St. Angelo stated there will be between 150-200 jobs for the warehouse operation and temp workers are used as needed from time to time. Chairman Kiefer asked if any of the employees from the Bolingbrook locations will be coming with that operation moving. Mr. St. Angelo explained the process in determining to move the Bolingbrook operation to Plainfield. Mr. Riefe stated there would be 400-500 construction jobs with a one-year construction schedule. Commissioner Seggebruch stated he has concerns regarding fire safety for the site. Commissioner Seggebruch asked why there is future land bank parking to the north of the building. Commissioner Seggebruch provided the applicant with his concerns with potential fire code violations and potential solutions. Mr. Martin stated they will make whatever changes that are needed for fire safety. Mr. Putnam explained why the detention pond is in the location that is it. Mr. Martin stated he believes the residential to the north was entitled with a berm along the south boundary line. Commissioner Seggebruch asked how far the lane is away from the building. Mr. Martin stated 66 feet. Commissioner Seggebruch suggested the applicant put a bike path or sidewalk on the south side of 143rd Street, since they will not allow it on the north side of the street, if it is possible through right-of-way. Commissioner Seggebruch stated nothing less than IDOT quality sound walls and additional landscaping is the minimum of what the applicant can do for the resident’s along 143rd Street. Mr. Martin stated that is a part of the cost sharing with the Village for the road. Commissioner Green asked if the building would be 36 feet tall. Mr. Riefe stated the building will be 36 feet clear and explained what that means. Commissioner Green asked if this building will be a couple feet short of a half of mile long. Mr. Riefe stated yes. Commissioner Green asked what the tallest sound wall and berm is in the Village. Mr. Proulx stated he is not aware of a Village maintained sound wall. Commissioner Seggebruch stated the tallest berm is probably behind Wal-Mart and is 15 feet tall. Commissioner Green asked if the Village would use a 2 to 1 slope for a berm. Mr. Wold stated it depends, if it was going to be mowed it would be a 3 to 1 slope. Commissioner Green stated that there is not enough room under the site for a berm. Mr. Proulx stated that no one has proposed building a berm around the entire site such that it is not visible from the perimeter roadway. Commissioner Renzi asked the applicant if they will not be putting sidewalk on their property line. Mr. Martin stated on Steiner Road there will be a 66-foot right-of-way dedication for a future extension. Mr. Proulx explained how staff has taken the information from previous meeting suggestions for sidewalk and bike path, and at this point the Village will be responsible for sidewalk and bike paths. Commissioner Renzi asked if there will be a bond by the developer. Mr. Proulx stated at this point the Village is not 8 Plan Commission Minutes September 4, 2018 Page 6 of 11 asking for any bonds as part of the application agreement. Commissioner Renzi suggested the saving the applicant will have with not having a bond could be moved to improvements for additional landscaping the northern area. Mr. Martin stated that money has been taken into consideration for the 143rd Street extension and explained other costs the applicant has taken on with road improvements. Commissioner Renzi asked the applicant to explain how there will be inventory to allow for as many trips as were calculated. Mr. St. Angelo explained how Diageo will need to create a surplus at the Plainfield facility and how they will empty the Bolingbrook facility. Commissioner Renzi made a motion to recommend approval of the annexation of the parcel near the northwest corner of 143rd Street and Steiner Road, being a portion of Parcel Identification Number 06-03-06-400-002-0010, as a logical extension of the Village of Plainfield. Seconded by Commissioner Minnis. Vote by roll call: Minnis, yes; Renzi, yes; Minnis, yes; Seggebruch, yes; Green, no; Kiefer, yes. Motion carried 4-1 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 map amendment (re-zoning) of the parcel near the northwest corner of 143rd Street and Steiner Road, being a portion of Parcel Identification Number 06-03-06-400-002-0010, from R-1 to I-1. Seconded by Commissioner Renzi. Vote by roll call: Green, no; Seggebruch, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 4-1 Commissioner Renzi 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 for the parcel near the northwest corner of 143rd Street and Steiner 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. Seconded by Commissioner Minnis. Vote by roll call: Seggebruch, no; Green, no; Minnis, yes; Renzi, yes; Kiefer, no. Motion did not carry 2-3 Commissioner Renzi made a motion to recommend approval of the proposed site plan review for the project known as Seefried Properties Distribution Center near the northwest corner of 143rd Street and Steiner Road, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District. Seconded by Commissioner Seggebruch. Vote by roll call: Minnis, yes; Green, no; Renzi, yes; Seggebruch, no; Kiefer, no. Motion did not carry 2-3 NEW BUSINESS Case No. 1816-081018.SU 12337 S. Route 59, Unit 133 Craig Carty Mr. Proulx stated the applicant is seeking special use approval to operate a vape store at 12337 S. Route 59 in Unit 133. The Village’s Zoning Ordinance requires that vapor and tobacco uses located in the B3 9 Plan Commission Minutes September 4, 2018 Page 7 of 11 zoning district be approved through special use permit. The vape shop will be in unit 133 of the building, in approximately 144 square feet. The property is currently zoned B-3 Highway Business District. Mr. Proulx reviewed the findings of facts in the staff report dated August 28, 2018. Mr. Proulx stated staff believes that the vape store will not result in negative impacts to adjacent properties and property values in the area. Based on the foregoing analysis, prior to direction from the Plan Commission, staff recommends approval. Chairman Kiefer swore in Craig Carty, applicant. Mr. Carty explained the how his business plan works with the Vape Store and podcast business. Chairman Kiefer asked for public comment. There was no response. Commissioner Seggebruch asked if the size of the room is 144 square feet. Mr. Carty stated the space is 1,500 square feet. Commissioner Heinen asked if the store will be similar to the nearby cigar store that closed recently. Mr. Carty stated there will be no tobacco products and will not be a lounge. Mr. Proulx stated staff is viewing this use similarly to a retail store. Commissioner Renzi asked if the podcast use is permitted by right or does it require a special use. Mr. Proulx stated the podcast use is permitted by right but is not specified in the zoning code. Mr. Carty stated the Village advised him he only needs a special use for the vape store. Commissioner Renzi suggested getting clarification. Commissioner Seggebruch asked what the current State law is for vape products versus tobacco products. Mr. Carty stated is depends on the municipality but State law is 18 years old for tobacco and vape products. Mr. Proulx stated he is not aware of the Village having ordinance in addition to State law. Mr. Carty stated the podcast clients will complete their recording and leave. 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 the vape store known as Tha Green Screen, located at 12337 S. Route 59 Unit #133. Seconded by Commissioner Green. Vote by roll call: Minnis, yes; Renzi, yes; Seggebruch, yes; Green, yes; Heinen, yes; Womack, yes; Kiefer, yes. Motion carried 7-0 Case No. 1818-081318.AA.SU.PP South of 143rd Street, East of Steiner Road, North of Route 126 Edward Mattox Mr. Proulx stated the applicant is requesting annexation by annexation agreement, a special use for planned development, and preliminary plat of subdivision to permit a residential development on approximately 98 acres south of 143rd Street, east of Steiner Road, and north of Route 126. The Greenbriar residential development consists of 116 single-family detached dwelling units, 354 attached dwelling units (townhomes and apartments), and 33.5 acres of stormwater management, park and landscape space. Mr. Proulx reviewed the finds of facts in the staff report dated August 29, 2018. Mr. Proulx stated staff believes that the variation of housing designs for the proposed project will enhance local residential development, efficiently utilize land, and provide Greenbriar residents with several dynamic amenities. Additionally, staff believes that 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 10 Plan Commission Minutes September 4, 2018 Page 8 of 11 that exceed the Village’s minimum code requirements in exchange for certain bulk relief sought. The preliminary plat is consistent with 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. Chairman Kiefer swore in Edward Mattox, applicant; Gene Kripak, President of Landmark Asset Partners. Mr. Mattox stated Kipling is a custom builder and has been building in the area for many years. Chairman Kiefer asked for public comment. Chairman Kiefer swore in Elizabeth Baxter. Ms. Baxter asked for total unit count for the subdivision and asked why will there be a street connection with the Liberty Grove subdivision. Mr. Kripak stated 116 townhomes, 114 single-family, and 240 apartments. Mr. Proulx stated there are two proposed connections to Liberty Grove and explained the roadway plan for the area. Chairman Kiefer swore in Lauren Horne. Ms. Horne asked why the developer is going to connect the bike path in Liberty Grove to this development, and asked what will be built in the first phase. Mr. Kripak stated the plan is to start with the single-family products in areas A and B on the site plan. Chairman Kiefer swore in Joe Brender. Mr. Brender complimented the applicant on their plan but stated his issue with the density. Mr. Brender stated he like to see condominiums instead of apartments. Chairman Kiefer swore in Donna Westin. Ms. Westin voiced concerns regarding the density, apartments, traffic, traffic calming, and school overcrowding. Chairman Kiefer asked if the school district has commented. Mr. Proulx explained that the applicant is responsible for providing the plan to the school district and explained how the current development is affecting the school district. Chairman Kiefer swore in Eric LaPort. Mr. LaPort voiced concerns about density, home values, homeowner association participation, and school overcrowding. Chairman Kiefer asked if there is a price point for the products. Mr. Kripak stated smaller single-family home around $300,00 and large homes will exceed $300,000, and townhomes around $250,000 range. Mr. Kripak explained how different custom changes could change the price of the products. Chairman Kiefer swore in Chris Ziemba. Mr. Ziemba voiced concerns regarding traffic, traffic safety, density, apartments, and attachment of walking path to Liberty Grove. Chairman Kiefer swore in Matt Gugala. Mr. Gugala voiced concerns about school overcrowding and density. Mr. Gugala asked questions about who the construction workers building the homes would be. Mr. Mattox stated the majority of the contractors are union and the contractors they would use have worked with them for many years. Chairman Kiefer swore in Ronald Sears. Mr. Sears voiced concerns about traffic, school overcrowding, connection to walking path in the Liberty Grove subdivision, compatibility with Liberty Grove, and density. Chairman Kiefer reminded Mr. Brender that he remains under oath. Mr. Brender pointed out the road connection from Greenbriar and Liberty Grove would be necessary for getting children to school. Commissioner Minnis stated he had concerns regarding lot sizes and density. Commissioner Minnis asked if the applicant will be retaining ownership and management of the apartment buildings. Mr. 11 Plan Commission Minutes September 4, 2018 Page 9 of 11 Kripak stated they will be retaining ownership of the apartment buildings. Commissioner Minnis asked what the estimated apartment rental rates will be. Mr. Mattox stated $1,600 to $1,700 per month on average and up. Commissioner Minnis asked if the apartments are built to condo standards. Mr. Mattox stated yes and explained who typically will be renting the apartments. Commissioner Womack asked if staff has the density for Liberty Grove. Mr. Proulx stated there is about 697 homes and is more than likely is in the low 2 units per acre but does not have an exact number at hand. Commissioner Heinen asked the average size of the Liberty Grove to lots adjacent to Greenbriar. Mr. Proulx stated he believes the lots are in the range of 10,000 square feet. Commissioner Womack asked the applicant for a forecasted number of units in a year. Mr. Kripak indicated that it depends on the housing market and is hoping to sell 2 to 3 per month. Chairman Kiefer asked if the apartment will be limited to 2-stories. Mr. Kripak stated the apartment is 2- stories and not exceeding 40 feet high. Mr. Kripak described some of the elements for the exterior of the apartment buildings. Chairman Kiefer stated the renderings provided are not what you normally think for an apartment building and looks more appealing than a standard apartment. Mr. Kripak described how they tried to blend into the surrounding single-family. Commissioner Womack asked if phase 1 will be first west of Liberty Grove and then construction will move west to the attached family, then multi-family Mr. Kripak indicated single-family will be developed first and then a year or so later attached family. Commissioner Womack agrees with Commissioner Minnis’s thoughts on lot sizes and asked the applicant if they would consider matching the Area A lots up with the Liberty Grove lots behind. Mr. Kripak explained their vision for the subdivision, which is for the residents to live inside a park. Mr. Kripak stated they will consider the request to adjust the lots adjacent to Liberty Grove. Commissioner Heinen complimented the applicant on the overall plan but has concerns with the density. Commissioner Heinen explained his issues with the density. Mr. Proulx stated the property will be zoned R1 with a Planned Development and explained how the density would be affected if the property was zoned R4. Commissioner Heinen stated the single-family lots needs to conform to Liberty Grove since it is adjacent. Commissioner Renzi suggested the applicant remove 4 single-family houses to bring the density into compliance. Commissioner Renzi stated he is concerned about the lot sizes. Commissioner Renzi asked if the bonus density was granted because of all the green space proposed. Mr. Proulx explained how staff arrived at the bonus density. Commissioner Renzi asked for staff to add to the staff report the bonus density table. Commissioner Renzi asked what traffic calming measures can be used on Presidential Avenue. Mr. Proulx stated staff will work with the applicant on traffic calming measures. Mr. Kripak stated they are willing to address traffic calming on Presidential Avenue. Commissioner Renzi asked for clarification regarding testimony about a fence at the end of the bike path in Liberty Grove. Chairman Kiefer asked Ms. Horne to clarify where the fence is located. Ms. Horned described the location of the cedar fence. Commissioner Renzi asked the applicant if the Greenbriar bike path will end at the fence in Liberty Grove. Mr. Kripak stated if the path will be an issue they can remove it. 12 Plan Commission Minutes September 4, 2018 Page 10 of 11 Commissioner Renzi (inaudible). Mr. Mattox stated mailboxes for the apartments are clustered at each apartment building. Commissioner Renzi stated the Postal Service will need to have access to the private streets at all time. Commissioner Renzi asked if the Fire Department is satisfied with the site plan. Mr. Kripak addressed the concerns of the Fire Department truck access for the apartments. Commissioner Seggebruch explained what is allowable per fire code. Commissioner Renzi asked if there will be a homeowner’s association. Mr. Mattox stated there will be a master association for the entire subdivision with separate HOAs for the single-family, townhomes and apartments. Commissioner Renzi asked if there will be an Special Service Area established. Mr. Mattox stated no. Commissioner Renzi asked if the Village will be able to fine the HOA if they are not maintaining the private roads. Mr. Proulx stated yes. Chairman Kiefer asked if the final plat will come back to the Plan Commission, once it’s been applied for. Mr. Proulx stated staff is supportive of the plan however the recommendations from tonight might be significant enough to bring it back to the Plan Commission. Commissioner Renzi stated his concern is the lots adjacent to Liberty Grove. Commissioner Renzi asked the applicant to show additional amenities in the community, such as the community garden, on the site plan. Mr. Kripak stated he would add the labels for the amenities. Commissioner Green asked staff if this development is close to the density of Grande Park. Mr. Proulx stated that this development is closest to the density of Somerset in Grande Park. Commissioner Green asked staff if there are any creative solutions for drainage areas. Mr. Wold stated yes, staff can work with the applicant. Commissioner Green explained what he liked about the plan but did not like the lot sizes. Commissioner Green asked the applicant if they will continue to work with staff to find ways to make the lot sizes larger. Mr. Kripak stated yes, they will continue to work with staff. Commissioner Seggebruch suggested traffic calming on Presidential Avenue. Commissioner Seggebruch addressed the public’s concerns regarding the road connections with Liberty Grove by stating it is a good thing to have additional access to their subdivision. Commissioner Seggebruch made suggestions on how the applicant can arrange the single-family lots to line up with the Liberty Grove lots. Commissioner Heinen suggested continuing the case until the applicant has time to work with staff on the suggestions/issues the commission had this evening. Chairman Kiefer asked the Commission their thoughts on continuing the case. Commissioner Minnis stated he would be fine with continuing the case. Chairman Kiefer asked the applicant if they are ok with continuing the case to September 18, 2018 Plan Commission meeting. Mr. Kripak stated they will be ready for the September 18, 2018 meeting. Commissioner Heinen made a motion to continue the case to the September 18, 2018 Plan Commission meeting. Seconded by Commissioner Minnis. Vote by roll call: Green, yes; Renzi, yes; Seggebruch, yes; Womack, yes; Minnis, yes; Heinen, yes; Kiefer, no. Motion carried 6-1 DISCUSSION Commissioner Seggebruch asked if the Village has a standard policy for dormant Special Service Areas. Mr. Proulx stated the applicant was not at that point yet but is a part of the standard annexation 13 Plan Commission Minutes September 4, 2018 Page 11 of 11 agreement. Commissioner Seggebruch stated the Greenbriar subdivision should have a dormant Special Service Area. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 11:48 p.m. Respectfully submitted by Tracey Erickson Recording Secretary 14 Agenda Item No: Plan Commission Agenda Item Report Meeting Date: September 18, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Old Business Item Agenda Section: OLD BUSINESS Subject: CASE No.:1814-081318.AA.SU.PP REQUEST:Annexation, Special Use (Public Hearing), & Preliminary Plat LOCATION: East side of Steiner Rd. between 143rd St. and Route 126 APPLICANTS:Edward Mattox Suggested Action: Attachments: Greenbriar Staff Report and Graphics.pdf 15 TO: FROM: DATE: SUBJECT: REQUEST: 1i111 ,;,;;;' ... :.:-11111 '--!-1.L! ..-.-·· U•· • · •11••·•=1•111111 VILLAGE OP PLAINFIELD PLAN COMMISSION /? � KENDRA KUEHLEM, ASSOCIATE PLANNER� SEPTEMBER 14, 2018 REPORT TO THE PLAN COMMISISON GREENBRIAR PLANNED UNIT DEVELOPMENT CASE No. 1818-081318.AA.SU.PP Annexation, Preliminary Plat, Special Use for Planned Development (Public Hearing) Michael P Collins PRESIDENT Michelle Gibas VTUAGE CLERK TRUSTEES Margie Bonuchi Bill Lamb Cally Larson Larry D. Newton Edward O'Rourke Brian Wojowski LOCATION: APPLICANT: South of 143rd Street, East of Steiner Road, North of Route 126 Edward Mattox, Kipling Group, LLC CURRENT ZONING: Will County A-1 COMP. PLAN: Medium Density Residential (2.1 to 3. 0 du/ac) DISCUSSION The applicant is requesting annexation by annexation agreement, a special use for planned development, and preliminary plat of subdivision to permit a residential development on approximately 98 acres south of 143rd Street, east of Steiner Road, and north of Route 126. The Greenbriar residential development consists of 124 single-family detached dwelling units, 304 attached dwelling units (64 duplex units and 240 apartments) for a total of 428 units, plus 33.5 acres of stormwater management, park and landscape space. (A reduction from the original 116 single-family, 240 apartments, 114 townhome units-470 total). Existing Conditions/Site Context The subject property is approximately 98 acres and is undeveloped agricultural in Will County. The proposed development will be on two parcels (PINs: 06-03-08-100-003-0000 and 06-03-08- 300-020-0000), directly west of the Liberty Grove subdivision. The adjacent land uses, zoningand functional street classifications are as follows: North: Undeveloped Agricultural (R-1); 143rd Street (Major Arterial) East: Liberty Grove subdivision (R-1) South: Undeveloped Agricultural (Will County A-1); Route 126 (Major Arterial) West: Steiner Road (Major Collector); Undeveloped Agricultural (Will County A-1) 24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-il.org _, I 16 REPORT TO THE PLAN COMMISSION Page #2 of 8 1814-081318.AA.SU.PP 9/14/2018 GREENBRIAR PLANNED DEVELOPMENT ANALYSIS Annexation The applicant is seeking a recommendation from the Plan Commission to annex into the Village of Plainfield by annexation agreement. Upon petitioning by the property-owner, the Board of Trustees may choose to annex unincorporated property into the Village if the property is contiguous to the current municipal boundary and represents a logical extension of the Village’s boundaries. There will also be a public hearing at that Board meeting. Staffs submits that the subject parcel is contiguous to the Village’s municipal boundary. The property is within the Village’s planning area as shown on the “Future Land Use Plan” in the Village’s Comprehensive Plan. The parcel is also within the Village’s Facilities Planning Area (FPA) with respect to municipal water and sanitary sewer service. Water service is accessible through Liberty Grove to the east. Staff believes that annexation of the property would be a logical extension of the Village’s boundaries. Special Use for Planned Development (Public Hearing) The applicant is proposing a 98-acre mixed-use residential subdivision. After input from the public and Plan Commission, the applicant has revised the proposal. Housing types now include 124 single-family attached homes, 240 Apartments, and 64 age-targeted duplex units (previously 116 single-family, 240 apartments, 114 townhomes). The single-family product is provided in two areas of the development, Area A and Area B shown on the preliminary plat graphics. The single-family homes in Area A will be a larger home product, and Area B will feature slightly smaller single-family homes. The applicant is proposing 15 apartment buildings, each with 16 units, for a total of 240 units. The apartment buildings will be two stories tall featuring one and two bedrooms. Area D has been revised to 64 duplex units on 32 lots, on the west side of the development. The duplexes will have both ranch and two-story options. The applicant’s estimated price point of the smaller single-family homes in Area B is around $300,000; bigger single-family homes in Area B over $300,000; and apartment rent starting around $1,600 and upward per month. Kipling Group is a custom builder that will offer customizable additions for each home, ensure against monotony, and will also affect the price point. Kipling will also maintain ownership and manage the apartment complex. Of the 98 acres, 33.5 acres would be green space and stormwater management, and 7.7 acres of park. In totality, the Greenbriar proposed development has a total gross density of 4.3 dwelling units per acre (du/ac), which is inconsistent with the Future Land Use Plan for this area, identified as Medium density residential, with a density range of 2.1-3.0 du/ac. Staff notes that this gross density calculation incorporates the multifamily area as well; the gross density of single-family (Area A, B, D) is 2.5 du/ac which is in range with the zoning district Additionally, this proposed development does exceed specific criteria for a density bonus of 78 additional units for a total of 232 units, as show in the table on page 4. The Planned Development (PD) approach provides the flexibility needed to promote innovative and creative land development that achieves the community vision outlined in the comprehensive plan. The applicant is proposing a list of adjustments from the current standards of the Zoning Code, listed below by each housing area: 17 REPORT TO THE PLAN COMMISSION Page #3 of 8 1814-081318.AA.SU.PP 9/14/2018 GREENBRIAR PLANNED DEVELOPMENT Area A- Single Family (bigger) 56 units Proposed Per Code (R-1) Minimum front setback 25’ 30’ Minimum rear setback 25’ interior, 30’-75’perimeter 30’ Minimum interior side 7.5’, combo of 15’ 7’ or combination of 20’ Minimum corner side 30’ 30’ Minimum lot width 70’ 85’ Minimum lot size 9,000-13,250 sq. ft. 12,000 sq. ft. Maximum lot coverage 30% 30% Gross density 2.6 du/ac 2.1- 3.0 du/ac Width of right-of-way 60’ 66’ Area B- Single Family (smaller) 68 units Proposed Per Code (R-1) Minimum front setback 25’ 30’ Minimum rear setback 25’ interior, 30’-60’ perimeter 30’ Minimum interior side 7.5’, combo of 15’ 7’ or combination of 20’ Minimum corner side 30’ 30’ Minimum lot width 60’ 85’ Minimum lot size 7,700-9,840 sq. ft. 12,000 sq. ft. Maximum lot coverage 30% 30% Gross density 2.2 du/ac 2.1- 3.0 du/ac Width of right-of-way 60’ 66’ Area C- Apartments 240 units Proposed Per Code (R-4) Minimum front setback 30’ Minimum rear setback 30’ Minimum interior side 20’ 7’ or combination of 20’ Minimum corner side 30’ Minimum lot width 95’ Minimum lot size 12,000 sq. ft. Maximum lot coverage 50% Dwelling units per building 16 24 Gross density 9.7 du/ac 15 du/ac Width of right-of-way 24’ 66’ Building height 40’ 48’ Area D- Duplex 64-units Proposed Per Code (R-2) Minimum front setback 30’ Minimum rear setback 75’ perimeter 30’ Minimum interior side 7’ or combination of 20’ Minimum corner side 30’ Minimum lot width 85’ Minimum lot size 12,000 sq. ft. Maximum lot coverage 30% 30% Gross density 3.0 du/ac 3.15 du/ac Width of right-of-way 60’ 66’ 18 REPORT TO THE PLAN COMMISSION Page #4 of 8 1814-081318.AA.SU.PP 9/14/2018 GREENBRIAR PLANNED DEVELOPMENT In exchange for the bulk and density relief identified above, the development commits to exceeding the Village’s Zoning Code requirements as follows: •The land plan and proposed housing elevations have been designed in conformance with the Village’s Design Guidelines for Planned Unit Developments and Residential Design Guidelines. •Staff has recommended the applicant designate 24 “key lots” at prominent locations, such as corner lots, to receive additional architectural enhancements. These are lots 1, 6, 11, 17, 23, 25, 43, 50, 51, 57 in Area A; lots 1, 7, 13, 19, 25, 86, 58, 48, 47, 39, 38, 56 in Area B; and lots 11, 17 and 18 in Area D. •Additional architectural requirements will be provided for all “through lots” whose rear elevations back up to or are visible from a public street. 23 “through lots” have been designated as lots 31, 32, 33, 34, 35, 36, 37, 38 in Area B; and lots 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32 in Area D. •The open space percentage and walkability of the site exceeds all requirements. Bonus density table Site Area (SF & duplex): 73.3 ac Base Density (2.1 du/ac) 154 Density Bonus Categories DU Percent Land Planning/Open Space 23 15% Dispersed Single Family 8 5% Private Community Center 8 5% Best Management Practices 8 5% Landscape and Streetscape 23 15% Traditional Architecture 8 5% Total Staff-Calculated Bonus 78 dwelling units Total Staff-Proposed Unit Count: 232 Proposed Unit Count: 188 In order for the Plan Commission to recommend approval of a planned development, the applicant must demonstrate findings of fact based on the specific circumstances of the project. Separately, there are additional findings that must be demonstrated in order to recommend approval of the special use. 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 theimmediate area for the purposes already permitted, nor substantially diminish propertyvalues with the neighborhood; Staff finds that the proposed planned development is compatible with both existing and potential future land uses in the area and would not be injurious to adjacent properties and property values. The subject site is designated for residential in the Comprehensive Plan, and would be consistent with the residential use to the immediate east. 19 REPORT TO THE PLAN COMMISSION Page #5 of 8 1814-081318.AA.SU.PP 9/14/2018 GREENBRIAR PLANNED DEVELOPMENT 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 development is consistent with the residential use outlined in the Future Land Use Plan for the area. Staff foresees no negative impacts that would result from approval of the requested planned development. The overall proposed density is 4.3 du/ac including the multi-family apartment area of the development. Excluding the apartments, the gross density is 2.5 du/ac. The single-family unit count is below the staff proposed max. unit count, in range with the medium density designation. c.The planned development fulfills the objectives of the comprehensive plan and the land usepolicies of the Village and presents an innovative and creative approach to the developmentof land and living environments; Staff believes that the proposed plan is a well-designed land plan that provides multiple residential options assisting in diversifying the Village’s housing stock and recreation amenities that conform with the recommendations of the Village’s “Residential Design Guidelines for Planned Developments”. d.The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for such uses within the Village; Staff believes that the variety of single-family and multi-family homes are appropriate, and will offer desirable housing options to future and existing Plainfield residents. Multi-family housing options in the Village are limited which is exemplified by the Enclave’s consistent high occupancy rates. e.The physical design of the planned development efficiently utilizes the land, adequatelyprovides 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; Staff believes the proposed land plan utilizes the land efficiently while preserving the natural site (gas easement), providing pedestrian trails, and an adequate street network throughout. Staff further believes that this site is suitable for the proposed residential planned development. 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 obtainedunder the bulk and density regulations of this ordinance for buildings developed on separatezoning lots; Staff deems that the proposed bulk dimensions and setbacks are appropriate, consistent with other planned developments in the Village, and will result in no negative impacts to adjacent properties. g.The planned development meets the requirements and standards of the planned development regulations; 20 REPORT TO THE PLAN COMMISSION Page #6 of 8 1814-081318.AA.SU.PP 9/14/2018 GREENBRIAR PLANNED DEVELOPMENT The proposed planned development complies with the requirements of the planned development section of the zoning code, as set forth herein. h. Open spaces and recreational facilities are provided; The proposed project provides 7.7 acres of park sites, pedestrian trails, a community clubhouse and pool, in addition to landscaping and stormwater detention. Staff notes that the applicant will be required to enter into a park dedication and improvement agreement with the Plainfield 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 planned development is compatible with adjacent properties. j.That the land uses permitted are necessary or desirable and are appropriate with respect tothe primary purpose of the planned development; and Staff believes that the multiple housing options proposed are appropriate and consistent with the planned development objectives to create unique and innovative residential developments. k.That the land uses are not of such a nature, or so located, as to exercise a detrimental influence on the surrounding neighborhood. Once again, staff submits that the proposed planned development is appropriate and compatible with adjacent properties. As the single-family portion of the land plan abuts the existing single- family area and transitions to the multi-family residential near Steiner Road. Preliminary Plat A.Land Plan Site Plan As previously described, Greenbriar is designed on 98-acres. The plan incorporates a semi- curvilinear street design with two centrally located park sites (2.7 and 5 acres), and approximately 25 acres of additional stormwater management and open space. The proposalincludes a total of 124 single-family attached home with lot sizes averaging 11,140 square feet (Area A) and 8,770 square feet (Area B); 15, sixteen-unit apartment buildings; and 64 duplex units. Phase one of construction will start at the Liberty Grove Boulevard connection point with the single-family homes. Access and Circulation This project provides two full access points and one right-in/right-out access onto Steiner road that are in-line with the existing curb cuts. There will also be two connections to existingLiberty Grove subdivision streets to the east (Presidential Avenue and Liberty Grove Boulevard). The applicant has added a traffic circle on Presidential avenue as a traffic calming measure. Greenbriar will develop the southern half of the traffic circle, and the developer of the northern parcel, will construct the northern half. 21 REPORT TO THE PLAN COMMISSION Page #7 of 8 1814-081318.AA.SU.PP 9/14/2018 GREENBRIAR PLANNED DEVELOPMENT The semi-curvilinear street network provides access throughout all housing areas of the development. The applicant has noted that the street networks throughout the apartments will be private roadway. Greenbriar will feature an eight-foot-wide pedestrian multi-use trail throughout the Development and along the east side of Steiner Road. Five-foot public sidewalks will also be constructed throughout the development. Staff would like to point out that sidewalks are only proposed to be constructed on one side of the street, due to access of the pedestrian trail. Staff received input from the traffic committee, and Plainfield Fire District on the proposed development regarding vehicular access and circulation. The Fire District raised concerns with the dead-end street segments of the apartment layout, questioning the access of fire trucks. The traffic committee suggested adding traffic calming measures to Presidential Avenue to prevent heavy cut-through traffic. The committee also questioned the driveway access for the Area B homes that are in front of the boulevard islands. Elevations The applicant continues to update their portfolio of elevations for the development, but have provided quality preliminary renderings for each housing type, and seeks the input of the Plan Commission and Village Board. The single-family homes will have four distinct floor plans (ranch & two-story), each with three unique elevations. These elevations will be offered in several colors and material types (siding, brick, stone), which staff finds will eliminate the likelihood of monotony. School and Park Site Obligation The applicant will work with the school and park districts to determine land donations or cash- in-lieu. The applicant is open to park site donation. Engineering / Stormwater Management The Village engineer is reviewing the submitted plan proposal. Engineering approval is not required during consideration of the zoning entitlements, but is required for platting. B.Landscape Plan As a part of the overall site plan, and pedestrian trail plan, the applicant has illustrated theproposed landscaping. The landscape plan includes parkway trees; landscaping on theboulevards at main entrances; trees and shrubs buffers along the perimeter of the development; extensive landscaping of the naturalized stormwater management areas and common areas; and landscaped cul-de-sac islands. CONCLUSION/RECOMMENDATION In summary, staff believes that the variation of housing designs for the proposed project will enhance local residential development, efficiently utilize land, and provide Greenbriar residents with several dynamic amenities. Additionally, staff believes that 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 plat is consistent with 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. Should the Plan Commission concur, the following motions are offered for your consideration: 22 REPORT TO THE PLAN COMMISSION Page #8 of 8 1814-081318.AA.SU.PP 9/14/2018 GREENBRIAR PLANNED DEVELOPMENT Annexation I move we recommend approval of annexation of the project commonly known as Greenbriar (PIN: 06-03-08-100-003-0000 and 06-03-08-300-020-0000), located generally east of Steiner Road between 143rd Street and Route 126, as a logical extension of the Village of Plainfield. Special Use for Planned Development I move we adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for planned development to permit up to 124 single-family detached dwelling units, 240 apartments, and 64 duplex units, subject to the following two (2) stipulations: 1.Compliance with the requirements of the Village Engineer; and 2.Compliance with the requirements of the Plainfield Fire Protection District. Preliminary Plat I move we recommend approval of the Preliminary Plat of Subdivision for Greenbriar, a development with up to 124 single-family detached dwelling units, 240 apartments, and 64 duplex units, subject to the following two (2) stipulations: 1.Compliance with the requirements of the Village Engineer; and2.Compliance with the requirements of the Plainfield Fire Protection District. 23 24 25 26 27