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HomeMy Public PortalAboutGreenbriar Staff Report Plan Commission 09-18-18TO: 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 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: 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’ 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. 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; 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. 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: 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.