HomeMy Public PortalAbout09-18-2018 Plan Commission Minutes
Plan Commission Record of Minutes
Date: September 18, 2018 Location: Village Hall CALL TO ORDER, PLEDGE, & ROLL CALL
Chairman Kiefer called the Plan Commission meeting to order at 7:01 p.m. and led the Pledge. ROLL CALL: Commissioners Minnis, Renzi (7:02 p.m.), Seggebruch, Womack and Chairman Kiefer
were present. Commissioner Heinen was absent. 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; and Kendra Kuehlem, Associate Planner.
APPROVAL OF MINUTES The minutes of the Plan Commission dated September 4, 2018 were approved as amended.
PUBLIC COMMENTS No Comment.
DEVELOPMENT REPORT Ms. Kuehlem provided an update on the Savvy Strands hair salon special use, Center Street porch
variance, Vapor store special use, and Northpointe development. OLD BUSINESS Case No. 1818-081318.AA.SU.PP South of 143rd Street, East of Steiner Road, North of Route 126 Edward Mattox
Ms. Kuehlem summarized the staff report, that 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).
For reference, Ms. Kuehlem stated that the density of the Liberty Grove subdivision to the east is 2.45
dwelling units per acre (du/ac). In totality, the Greenbriar proposed development has a total gross density of 4.3 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. However, the 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 and consistent with Liberty Grove. Additionally, this proposed development does exceed specific criteria for a density bonus of 78 additional units for a total of 232
maximum units recommended by staff, as show in the table on page 4 of the staff report. Ms. Kuehlem added that the applicant has also added a traffic circle to Presidential Avenue after input from the public and Plan commission.
Chairman Kiefer swore in Gene Kripak, President of Landmark Asset Partners, on behalf of the applicant.
Mr. Kripak explained the revisions they have made since the original proposal, which include: the
reduction in unit in Area A by four units to better line up with the Liberty Grove lots; redesigned the pedestrian trail to not connect with the existing Liberty Grove trail; designed a looped street in Area A
instead of a cul-de-sac; the elimination of townhomes, and addition of duplex homes which allowed them
to reshape the park to allow more separation between the single-family homes and duplexes.
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Chairman Kiefer asked for public comment.
Chairman Kiefer reminded Donna Westin that she remains under oath. Ms. Westin voiced concerns regarding the density due to the apartments, traffic, and traffic calming. Ms. Westin further explained that
several children live on Presidential Avenue and doesn’t believe the proposed traffic circle will calm
traffic.
Commissioner Renzi asked for clarification on the right-of-way width for the apartment area, and the
sizes of the duplex lots. Mr. Kripak explained that the Area C apartments will be private streets, so there is not a public right-of-way and the width of the street from curb to curb will be 24-feet. Mr. Kripak stated
that the duplex lots will be 75-feet wide, and a minimum of 125-feet deep. Commissioner Renzi asked if
the applicant supported staff’s recommendation of the key and through lots noted in the staff report, and if the fire district’s concerns have been resolved. Mr. Kripak stated that additional landscaping will be
added for through and key lots. Mr. Kripak also stated that they can add fire lanes to the driveways that dead-end. Commissioner Renzi stated that he likes the traffic circle and suggested adding painted speed zones.
Commissioner Seggebruch asked the applicant if the entrance to Area C off of Steiner Road had a traffic
circle. Mr. Kripak confirmed. Commissioner Seggebruch suggested revising the drawing to show the
separation of the sidewalk and the streets in Area C. Commissioner Seggebruch complemented the applicant on the overall land plan, and asked if there was market analysis to support building duplexes.
Mr. Kripak responded that the duplexes will be age-targeted designed with the “empty nester” in mind.
Mr. Kripak further explained that the market will dictate the combination of duplex buildings (ranch with ranch, ranch with 2-story, 2-story with 2-story). Commissioner Seggebruch asked if the duplexes would
be maintenance free, and added that the Village needs more duplex style housing as opposed to townhomes. Mr. Kripak stated that the duplexes would most likely be maintenance free.
Commissioner Minnis stated that he liked the proposed products, and the reduction of the density.
Commissioner Minnis asked what the price point would be for the duplex units. Mr. Kripak did not have an exact number, but said in the broad range of $250,000+/- due to the upgradable options such as dens,
bedrooms, lofts, and exterior materials. Commissioner Minnis asked if the price point for the single-family homes would remain the same. Mr. Kripak confirmed. Commissioner Minnis suggested working with the Village to add additional traffic calming measure to Presidential Avenue such as signs, road
panting, or speed bumps.
Commissioner Womack stated that the traffic circle on Presidential Avenue might need to be fully
completed at once in order for it to be effective. Commissioner Womack asked if the apartments will have detached garages. Mr. Kripak confirmed that there would be detached garages for the apartment residents.
Commissioner Womack pointed out that the lots shapes for lots 42 and 43 in Area A are challenging. Mr.
Kripak stated lots 42 and 43 are oversized lots. Commissioner Womack also stated that he would like the pedestrian trail connection reestablished to the Liberty Grove trail.
Commissioner Renzi stated he agrees with Commissioner Womack statement regarding the pedestrian trail connection to Liberty Grove.
Commissioner Seggebruch asked the applicant if all the single-family driveways are required to be asphalt. Mr. Kripak confirmed, and stated that it will create uniformity throughout. Commissioner
Seggebruch asked if brick and stone exteriors were required. Mr. Kripak indicated that they will offer many elevation options for the homeowner to choose, but brick and stone are not required. Mr. Proulx added that the Village does not have specific requirements in the code to require brick. Commissioner
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Seggebruch asked what materials will be offered for the duplex product. Mr. Kripak responded that they will offer a mix of colors and materials.
Commissioner Renzi made a motion to recommend approval of annexation of the project commonly known as Greenbriar (PINs: 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.
Seconded by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Womack, yes; Minnis, yes;
Renzi, yes; Kiefer, yes. Motion carried 5-0.
Commissioner Seggebruch made a motion to adopt the findings of fact of staff as the findings of fact of
the Plan Commission and, furthermore, recommend approval of the special use for planned development
to 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.
Seconded by Commissioner Renzi. Vote by roll call: Womack, yes; Minnis, yes; Renzi, yes; Seggebruch,
yes; Kiefer, yes. Motion carried 5-0.
Commissioner Minnis made a motion to 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; and 2. Compliance with the requirements of the Plainfield Fire Protection District.
Seconded by Commissioner Womack. Vote by roll call: Renzi, yes; Seggebruch, yes; Minnis, yes;
Womack, yes; Kiefer, yes. Motion carried 5-0.
DISCUSSION Chairman Kiefer announced that Commissioner Green has resigned from the Plan Commission to spend more time with his family, and thanked him for his service on the Commission.
Commissioner Renzi apologized for being late.
Chairman Kiefer asked staff about the road restriping west of the Route 59 and 119th street intersection. He explained that the lines are hard to see and it is dangerous, especially for new drivers.
Commissioner Seggebruch mentioned that the signalized intersection of 119th and Route 30 is coming along.
Chairman Kiefer read the reminders.
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ADJOURN Plan Commission meeting adjourned at 8:02 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary