HomeMy Public PortalAboutPlan Commission Report 9-4-18TO: FROM: DATE:
SUBJECT:
REQUEST:
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VILLAGE OF PLAINFIELD
PLAN COMMISSION @ C. KENDRA KUEHLEM, ASSOCIATE PLANNEil �
AUGUST 29, 2018
REPORT TO THE PLAN COMMISISON
GREENBRIAR PLANNED UNIT DEVELOPMENT
CASE No. 1848-081318.AA.SU.PP
Annexation, Preliminary Plat, Special Use for Planned
Development (Public Hearing)
Michael P. Collins PRESIDENT
Michelle Gibas
VILLAGE 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
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, as well as 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.
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
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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. Housing types include
116 single-family homes, 240 Apartments, and 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 smaller product, and Area B will feature
slightly larger single-family. The applicant is proposing 15 apartment units per building that will
be two stories tall with one and two bedrooms. The townhomes will feature one, two, and three-
bedroom units that are two stories tall. The applicant is proposing four and six townhome units per building. The size of each housing type is provided on the attached Residential Unit Size
sheet.
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 gross density of 4.8 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 proposed
development is unique in that is encompasses several housing types of all varying densities.
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:
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GREENBRIAR PLANNED DEVELOPMENT
Area A- Single Family (small)
Proposed Per Code (R-1)
Minimum front setback 25’ 30’
Minimum rear setback 25’ interior, 30’ 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 7,500-8,700 sq. ft. 12,000 sq. ft.
Maximum lot coverage 30% 30%
Gross density 3.2 du/ac 2.1- 3 du/ac
Width of right-of-way 60’ 66’
Area B- Single Family (big) Proposed Per Code (R-1)
Minimum front setback 30’ 30’
Minimum rear setback 25’ interior, 30’ 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 8,750-10,150 sq. ft. 12,000 sq. ft.
Maximum lot coverage 30% 30%
Gross density 1.75 du/ac 2.1- 3 du/ac
Width of right-of-way 60’ 66’
Area C- Apartments 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 85’
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 48’
Area D- Townhomes Proposed Per Code (R-3)
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 60%
Dwelling units per building 4 and 6 4
Gross density 5.0 du/ac 6.0 du/ac
Width of right-of-way 24’ 66’
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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 theVillage’s Design Guidelines for Planned Unit Developments and Residential Design
Guidelines.
•Staff has recommended the applicant designate 14 “key lots” at prominent locations, such as
corner lots, to receive additional architectural enhancements. These are lots 60, 53, 46, 39, 34,25, and 24 in Area A; and lots 27, 18, 16, 1, 9, 8 in Area B.
•Additional architectural requirements will be provided for all “through lots” whose rear
elevations back up to or are visible from a public street. Through lots have been designated as
Lots 52 ,53, 54, and 56.
•The open space percentage and walkability of the site exceeds all requirements.
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 the
immediate 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 to the immediate east.
b.The establishment of the special use will not impede normal and orderly development andimprovement 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 not negative impacts that would result from approval of the
requested planned development.
Attention is required to address the proposed density for the site of 4.8 du/ac, in relation to the medium density range of 2.1-3.0 du/ac.
c.The planned development fulfills the objectives of the comprehensive plan and the land use
policies of the Village and presents an innovative and creative approach to the developmentof land and living environments;
Staff believes that the proposed plan is well-designed land plan that provides multiple residential
options assisting in diversifying the Village’s housing stock, and recreation amenities that
conforms with the recommendations of the Village’s “Residential Design Guidelines for Planned
Developments”.
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GREENBRIAR PLANNED DEVELOPMENT
d.The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand forsuch 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, adequately
provides for transportation and public facilities, and preserves natural features of the site, andthat 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 thepurpose of promoting an efficient and coordinated site plan, no less beneficial to the residents
or occupants of such development, as well as the neighboring property, than would be obtained
under the bulk and density regulations of this ordinance for buildings developed on separate
zoning lots;
Staff 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 developmentregulations;
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.
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GREENBRIAR PLANNED DEVELOPMENT
k.That the land uses are not of such a nature, or so located, as to exercise a detrimental influenceon 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), andapproximately 25 acres of additional stormwater management and open space. The proposalincludes a total of 116 single-family lots with average lots sizes of 8,000 square feet (Area A)
and 9,000 square feet (Area B); 15, sixteen-unit apartment buildings; and 24 four and six-unit
townhome buildings.
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 semi-curvilinear street network provides access throughout all housing areas of the
development. The applicant has noted that the street networks throughout the apartment andtownhome areas will be private streets.
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 received input from the traffic committee, and Plainfield Fire District (PFD) 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 PresidentialAvenue 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 PlanCommission 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.
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GREENBRIAR PLANNED DEVELOPMENT
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 the
proposed 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:
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 116 single-family dwelling units, and 354 attached dwelling 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.
Preliminary Plat I move we recommend approval of the Preliminary Plat of Subdivision for Greenbriar, a development with up to 116 single-family-detached dwelling units and 354 attached dwelling 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.