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HomeMy Public PortalAbout09-03-2019 Plan Commission Minutes Plan Commission Record of Minutes Date: September 3, 2019 Location: Village Hall CALL TO ORDER, PLEDGE, & ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:41 p.m. immediately following the Zoning Board of Appeals meeting. ROLL CALL: Commissioners Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer were present. Commissioners Heinen and Minnis were 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, Planning Director; Yuchen Ding, Associate Planner; and Jessica Gal, Associate Planner APPROVAL OF MINUTES The minutes of the Plan Commission dated August 6, 2019 were approved as presented. PUBLIC COMMENTS Chairman Kiefer asked for public comment and there was no response. OLD BUSINESS Case No. 1842-061119.SU.SPR.FP SWC of Route 30 & Renwick Rd. Naser Odeh Chairman Kiefer asked if there is any update on the project. Mr. Proulx stated IDOT is not inclined to allow any access on Renwick Rd. Mr. Proulx stated the access to the site will be right-in-right-out on Route 30 and Peerless Dr. Mr. Proulx stated staff did meet with the applicant, but staff was not satisfied with the internal circulation. Commissioner Renzi explained how vacating Peerless Dr. is a good solution for access on Peerless Dr. Chairman Kiefer asked staff if this option is being explored by the village. Mr. Proulx stated the Traffic Committee will be meeting later this month and it can be explored. Commissioner Ruane stated the home owner with the driveway on Peerless Dr. was very receptive to moving his driveway. Commissioner Renzi stated he would like see a report from the Traffic Committee with there next staff report. Commissioner Seggebruch made a motion to continue proposed site plan review and special use permit for the multi-tenant commercial development with two drive-thrus at the southwest corner of Renwick Road and U.S. Route 30 to the September 17, 2019 meeting of the Plan Commission. Second by Commissioner Womack. Vote by roll call: Renzi, yes, Ruane, yes; Womack, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-0. Case No. 1814-081318.AA.SU.PP Greenbriar Subdivision Edward Mattox Ms. Gal 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. This is the second proposal presented by the applicant. The Greenbriar Planned Unit Development shall consist of 275 single-family residential lots and 15.5 acres of dedicated park space. Ms. Gal stated the applicant’s first proposal was presented at the September 4th and September 18th Plan Commission meetings in 2018. The Plan Commission recommended approval of the annexation, the special use for planned development, and the preliminary plat to the Village Board for a development that Plan Commission Minutes September 3, 2019 Page 2 of 4 included 116 single-family homes, 240 Apartments, and 114 townhomes. The Village Board stated concerns with the proposal at their November 5th Board meeting, which were discussed in further detail at a Committee of the Whole meeting held on November 26th. The following proposal considers the concerns raised at previous meetings to produce a development in conformance with the Village’s Comprehensive Plan and the planned density for this area. As a result, the multi-family housing component has been removed. Staff requests that the Plan Commission review the proposed changes and provide feedback as Staff anticipates revisions to be made to the proposal as presented. Ms. Gal reviewed the staff report dated September 3, 2019. Ms. Gal concluded staff believes that the proposed project is a logical extension of the Village’s boundary and supports the proposed annexation. Both the annexation and special use requests require a public hearing. However, it is Staff’s recommendation that this discussion be continued to September 17th to further evaluate the changes that may be recommended by the Plan Commission. Chairman Kiefer swore in Gene Kripak, applicant. Mr. Kripak stated the changes to the plan were affected by the current and future development in the area. Mr. Kripak stated because of the feedback from the Village Engineer he would like to suggest Presidential Ave. not cross the gas easement at all. Mr. Kripak demonstrated a couple variations on how the plan could change if Presidential Ave. did not cross the gas easement. Chairman Kiefer asked staff why the Village Engineer recommended removing the north access to Steiner Rd. Ms. Gal stated they felt there is not a necessity to have 3 entrances on Steiner Rd. and the curvature of Presidential Ave. Mr. Kripak stated the northly 10 feet of right-of-way of Presidential Ave. is on the adjacent property to the north, so the Village may need to agree to reduce the right-of-way. Chairman Kiefer asked the applicant if the outcome of the meeting is to receive feedback from the commission. Mr. Kripak confirmed. Chairman Kiefer reminded the commission that there was much discussion last time regarding traffic flow, roadway connectivity, and green space. Chairman Kiefer asked the application if the building materials will be the same that were proposed last time. Mr. Kripak confirmed. Chairman Kiefer asked for public comment and there was no response. Chairman Kiefer stated he is personally fine with Presidential Ave. connecting to Steiner Rd. and explained why. Commissioner Renzi stated the north Steiner Rd. entrance to the site also encroaches onto the adjacent property, so he suggested removing a lot and shifting the entrance south. Commissioner Renzi also stated that not knowing what will be developed to the west but would like to see the entrances line up with the future west development. Commissioner Renzi explained how removing the Presidential Ave. access into Unit C could allow for the lots to be larger in Unit C. Mr. Kripak indicated he does not feel the lot sizes would be able to be increased. Commissioner Renzi stated he has an issue with only having one access point into Unit C if Presidential Ave. is configured to not continue through Unit C onto Steiner Rd. Mr. Kripak indicated they would create a connection from Unit C to Unit B through the green space. Commissioner Renzi suggested connecting Unit C & B through lots 56 & 96 and then there could be an amenity for park entry like a gazebo. Commissioner Renzi asked if engineering is concerned about the impervious area on the lots in Unit C. Ms. Gal stated there was a change to the impervious area right before the meeting and she will need to check with engineering. Commissioner Renzi voiced his concern about the 12-foot setback in the Plan Commission Minutes September 3, 2019 Page 3 of 4 smaller lots. Mr. Kripak stated Unit C is intended to be for empty nesters and the homes will be ranch homes. Mr. Kripak stated they are trying to fill a need for people who are looking to downsize or first-time home buyers. Commissioner Renzi stated the elevations for Unit C do not appear to be ranches. Mr. Kripak stated the elevations for Unit C are ranch homes, but the elevations have been getting better esthetics. Mr. Kripak stated the homes in Unit C will not have basements. Commissioner Seggebruch stated he really liked the first plan that was presented to the Plan Commission last year. Commissioner Seggebruch stated he thought the property to the north of the proposed subdivision was commercial. Mr. Proulx stated the property on the southeast corner of 143rd St. and Steiner Rd. is part of the McMicken Assemblage annexation and it is entitled for townhome units. Mr. Proulx stated the village has not received an application for development of the property on the southeast corner of 143rd St. and Steiner Rd. Chairman Kiefer asked staff if the plan changed because of the feedback from the Village Board. Mr. Proulx stated the elimination of the apartment was at the direction of the board and the other changes to the plan were because of market influences. Commissioner Seggebruch stated that the bike path from Liberty Grove should be connected to the proposed subdivision if the village feels it should be connected. Commissioner Seggebruch stated that the Presidential Ave. connection to Unit C can be removed but feels that the both entrances to Unit C from Steiner Rd. are necessary. Commissioner Seggebruch stated he would not want to see Units C & B connected by roadway through the green space but with a walking path. Commissioner Seggebruch provided a suggestion on how to reconfigure Woodruff Rd. through Units A & B. Mr. Kripak stated he met with the Park District and are waiting for their feedback on the green space. Commissioner Seggebruch asked if there will be an option for a basement in Unit C. Mr. Kripak stated yes. Commissioner Ruane stated overall, he like the pod feel of the plan. Commissioner Ruane indicated that he does not feel that it is necessary to connect Presidential Ave. into Unit C. Commissioner Ruane feels it is a necessity to have two access points to Unit C. Commissioner Ruane stated he would prefer a pedestrian connection between Units C & B. Commissioner Ruane stated he does not like the density of Unit 3 especially with the homes having no basement which will mean there will be no storage. Commissioner Ruane stated he likes the elevations of the homes but does not like the density of Unit C. Commissioner Ruane stated there is lack of parking for the green space and would like playgrounds or amenities noted on the plans. Commissioner Ruane stated that there are a couple of lots in Unit B that encroach Steiner Rd. and suggested to reduce a lot in Unit B for a bigger landscape buffer. Commissioner Ruane asked if the parcel to the south is owned by the applicant. Mr. Kripak stated no. Commissioner Womack asked if the park will be a nature preserve or all grass. Mr. Kripak stated he is not sure since the park district will be maintaining most of the green space. Commissioner Womack agreed with Commissioner Ruane that there is a lack of parking for the park. Mr. Kripak stated a parking area can be added. Commissioner Womack stated he agrees with Commissioner Renzi regarding access onto Steiner Rd. lining up with future development to the west. Commissioner Womack stated the current plan seems denser than their first plan. Commissioner Womack stated he does not like the layout of the center pods in Unit C. Mr. Kripak stated the layout could be changed. Commissioner Womack indicated he would like to see the lot width in Unit C be increased. Commissioner Womack stated he agrees with his fellow commissioners that the density seems tight in Unit C. Commissioner Womack stated he has concerns about the 60-foot right-of-way verses a 66-foot right-of-way. Mr. Kripak stated the road width will not change, the width of the parkway will change. Commissioner Womack stated the pedestrian access needs to be connected to the east. Mr. Kripak stated if the village wants the connection added, they will add it. Commissioner Ruane stated he would like the applicant to allocate the connection to the park. Plan Commission Minutes September 3, 2019 Page 4 of 4 Mr. Kripak explained that Unit 3 density is based on a possible high-density development coming to the north of the development. Commissioner Ruane made a motion to continue annexation by annexation agreement, a special use for planned development public hearing, 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 to the September 17, 2019 meeting of the Plan Commission. Second by Commissioner Renzi. Vote by roll call: Renzi, yes, Ruane, yes; Womack, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-0. NEW BUSINESS DISCUSSION Chairman Kiefer provided a view on what recreation marijuana could mean for Plainfield. Chairman Kiefer asked staff if the village is discussing recreational marijuana. Mr. Proulx stated the Police Department has coordinated internal meetings and a presentation before the Committee of the Whole in September. Commissioner Renzi stated sport betting needs to be added to the discussion. Commissioner Renzi asked if there is an ordinance about not obstructing the bike/walking paths. Mr. Proulx stated staff will need to research. Commissioner Renzi suggested if there is not anything in the code there should be to prevent this in the future. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 9:07 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary