Loading...
HomeMy Public PortalAbout10-15-2019 Plan Commission Minutes Plan Commission Record of Minutes Date: October 15, 2019 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 to the flag. ROLL CALL: Commissioners Heinen (7:06 p.m.), Minnis, Renzi, Ruane, Seggebruch, and Chairman Kiefer were present. Commissioner Womack 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; Yuchen Ding, Associate Planner; and Jessica Gal, Associate Planner APPROVAL OF MINUTES The Minutes of the Plan Commission meeting held on October 1, 2019 were approved as presented. PUBLIC COMMENTS Chairman Kiefer asked for public comment and there was no response. DEVELOPMENT REPORT Mr. Proulx provided updates on the following: Ash St. Fence Variance, Sanctuary, Legendary Escape Games, and Recreational Cannabis. Chairman Kiefer asked if the board has discussed sports betting. Mr. Proulx stated not presently. OLD BUSINESS Case No. 1842-061119.SU.SPR.FP SWC of Route 30 & Renwick Rd. Naser Odeh Chairman Kiefer stated the applicant is not ready to proceed, so public hearing will be closed this evening. Chairman Kiefer explained when the applicant is ready to proceed again there will be another public hearing. Commissioner Renzi made a motion to close the public hearing for case number 1842-06119.SU.SPR.FP on October 15, 2019. Second by Commissioner Minnis. Vote by roll call: Heinen, yes; Ruane, yes; Seggebruch, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 6-0. Case No. 1814-081318.AA.SU.PP Greenbriar Subdivision Edward Mattox Commissioner Seggebruch 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 November 5, 2019 meeting of the Plan Commission. Second by Commissioner Heinen. Vote by roll call: Minnis, yes; Renzi, yes; Ruane, yes; Seggebruch, yes; Heinen, yes; Kiefer, yes. Motion carried 6-0. NEW BUSINESS Case No. 1846-072519.AA.SU.PP NEC of Heggs Rd. & 127th St. 127 Plainfield LLC Ms. Gal stated the applicant is requesting approval of annexation, preliminary plat of subdivision, and a special use permit for a planned development on a 31.1-acre parcel located at the northeast corner of Heggs Road and West 127th Street. The planned development proposes 69 single-family residential lots Plan Commission Minutes October 15, 2019 Page 2 of 7 and a total of 40 townhome units, with neighborhood amenities including community garden plots, a private dog park, two (2) butterfly gardens, and an interior pedestrian path system. Ms. Gal and Mr. Ding reviewed the staff report dated October 1, 2019. Mr. Ding concluded staff finds that the proposed special use permit for planned development meets the intent of the planned development procedures and the relief sought is in line with the goals for residential development outlined in the Village’s Comprehensive Plan. The proposed development provides single-family residential lots and incorporates a multi-family component to provide different housing options for the region. The subject parcel is also located nearby existing water and sewer main which allows for a logical extension of the Village’s boundary. Both the annexation and special use requests require a public hearing and staff welcomes input from the public on the proposed project. While the density bonus system allows for an additional 17 units above the base density calculated, it does not provide additional units to match the total unit count proposed by the applicant. Staff welcomes comments from the Plan Commission regarding the proposed density and total unit count, specifically as it relates to the number of townhome units proposed. In advance of such public comment and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in Caitlin Paloian, attorney for applicant; and Dan Kittleson, DJK Custom Homes. Ms. Paloian gave a presentation regarding the proposed Ballard Farm development. Chairman Kiefer asked for public comment. Chairman Kiefer swore in Julie Smith, resident. Ms. Smith voiced her concerns about the traffic that will be generated in the King’s Bridge Subdivision, and the location on the children’s play area. Ms. Smith asked if the residents of Ballard Farm will be responsible to help pay for the common area maintenance in the King’s Bridge subdivision. Ms. Paloian explained that the children’s play area was moved to Outlot D because they did not want the area on Heggs Rd. or 127th St. Ms. Paloian stated that in her opinion King’s Bridge was built with a stub street to the west with anticipation that it would connect with the development to the west. Mr. Proulx stated staff consulted the village’s engineer and traffic committee about the access the points for the development and it was discouraged to add an access point on 127th Street. Mr. Proulx indicated the maintenance of the public road and signs are the village’s responsibility. Chairman Kiefer swore in Amanda Roe, resident. Ms. Roe voiced her concerns about the density, traffic, and access points into the subdivision, and location of townhouses. Ms. Roe asked if the townhomes will be rental properties and if there was a traffic study completed. Chairman Kiefer asked staff if a traffic study was completed. Mr. Proulx stated a traffic study was not completed or recommenced. Mr. Proulx stated the village code does not have a requirement for traffic studies. Mr. Proulx explained the improvements that have been added to Heggs Rd. and 127th St. and the future improvements that will be made. Ms. Paloian explained that the townhomes on the south of the property were a better transition because it was a high traffic area. Ms. Paloian indicated the density for the single-family homes of the development is not much different than the surrounding subdivision, she provided the density of the surrounding subdivisions. Ms. Paloian stated the developments lot sizes are compatible with the subdivisions in the area. Chairman Kiefer swore in Chris Whitney, resident. Mr. Whitney voiced his concerns about the current traffic on 127th St., location of townhomes, density, setback, access to site for emergency responders, and the impact to the school district. Chairman Kiefer stated the school district is aware of any new development and would be able to provide input. Mr. Proulx added the development will be in the Oswego School District. Plan Commission Minutes October 15, 2019 Page 3 of 7 Chairman Kiefer swore in Gayle Kelly, resident. Ms. Kelly voiced her concerns about through traffic in King’s Bridge. Ms. Kelly asked if there will be a light at the King’s Bridge subdivision. Mr. Proulx stated it would be highly unlikely to have a traffic light on 127th St. and the King’s Bridge subdivision. Chairman Kiefer swore in Melissa Levine, resident. Ms. Levine voiced her concerns about the location of the townhomes, the timeline of the road improvements on Heggs Rd. and compatibility of the development with the Shenandoah subdivision. Mr. Proulx stated the road improvements are included in the annexation agreement, which would also include a traffic impact fee. Chairman Kiefer asked Ms. Paloian if the study included the development to the south. Ms. Paloian stated yes, their plan was primarily based on the trend of nearby development and recently approved developments. Chairman Kiefer swore in Bruce Koepnick, resident. Mr. Koepnick asked if this development is happening and can it be stopped. Chairman Kiefer explained what will happen at the meeting tonight, the Plan Commission is an advisory board, and the Village Board will have the final vote. Mr. Koepnick voiced his concerns about traffic, and property values. Chairman Kiefer swore in Kevin Unterborn, resident. Mr. Unterborn voiced his concerns about the access points for the development and suggested moving the main entrance to 127th St. Mr. Proulx stated that staff is aware that there will be additional traffic in the King’s Bridge Subdivision, but the Traffic Committee and Village Engineers discouraged an access point on 127th St. due to safety and traffic flow. Mr. Proulx stated that staff will bring the public comments back to the Traffic Committee and the Village Engineer. Mr. Proulx added that subdivisions with stub streets will connect to future development and he feels that the connection between Ballard Farm and King’s Bridge will be beneficial to the King’s Bridge residents, too. Chairman Kiefer asked Ms. Paloian if there is a price point for the product. Ms. Paloian stated townhomes will start at $290,000 and single-family homes will start at $340,000. Chairman Kiefer swore in Lisa Munson, resident. Ms. Munson voiced her concern about the flooding that occurs in the area, traffic, and safety. Chairman Kiefer swore in Chris Coyne, resident. Mr. Coyne asked if the townhomes will be rentals. Mr. Coyne voiced his concern about townhome locations, exceptions the applicant is asking for, and density. Chairman Kiefer stated he is under the impression that there will not be a rental convenience. Ms. Paloian confirmed. Chairman Kiefer closed public comments. Commissioner Renzi stated staff recommended Lot 22 becoming a Key Lot and asked if the applicant agrees to the change. Ms. Paloian stated they will work with staff to come to an agreement. Commissioner Renzi asked staff to clarify if the diversity of the units had a positive or negative impact on the Physical Design in the staff report. Ms. Gal stated it could contribute to that criteria. Commissioner Renzi asked if staff has any issues with the townhomes being 5 units, since the standard is 4 units. Ms. Gal stated if the applicant makes architectural effects to distinguish each of the units it could be appropriate. Mr. Renzi asked staff if there is enough diversity in the renderings submitted. Ms. Gal replied staff requested additional elevations. Commissioner Renzi asked the applicant what elevations look like to ensure the anti-monotony clause is held to. Mr. Kittleson provided an explanation on the materials they will be using. Commissioner Renzi asked if the townhomes will all face east and west. Mr. Kittleson stated the front of the buildings alternate facing east and west, since the garages will be in the rear of the building. Commissioner Renzi asked if there will be 2 car garages and additional parking. Mr. Kittleson replied 2 car garages and additional parking will be available on the southside of the Plan Commission Minutes October 15, 2019 Page 4 of 7 townhome development. Commissioner Renzi asked if they have new elevations for the townhome units. Mr. Kittleson stated what is presented tonight is a concept. Chairman Kieffer asked what building material will be used. Mr. Kittleson explained what building materials will be used. Chairman Kiefer asked if the materials comply with the village’s Design Guidelines. Mr. Kittleson confirmed. Commissioner Renzi added he likes the idea of having an access point on 127th Street. Commissioner Renzi stated the townhome density is high. Commissioner Renzi asked staff if the amendments provided by the developer provides them with a density bonus. Ms. Gal explained how the applicant can receive a density bonus for open space and the current plan does not warrant a density bonus. Commissioner Renzi stated that the lots are not compatible and suggested the 2 townhome units to reduce the density. Commissioner Renzi explained why the pod of homes north of the townhomes looks too crowded. Commissioner Renzi provided suggestions on how the applicant can decrease the density by removing townhome units and single-family house lots. Commissioner Renzi stated he feels that this subdivision will generate too much traffic into King’s Bridge, and he would like the Traffic Committee to reconsider an entrance onto 127th Street. Commissioner Renzi asked how the development is generally compatible with the adjacent properties per the staff report. Mr. Proulx explained what staff looks at to determine compatibility is lot sizes, land plans, and character/quality of housing. Commissioner Heinen stated that Ballard Farm and King’s Bridge should be connected because of public access, safety, and fire access. Commissioner Heinen talked about how it is good planning to have developments connect. Commissioner Heinen indicated the townhomes being located on 127th St. is acceptable since it is a higher density than the single-family houses. Commissioner Heinen suggested collecting the funding from Heggs Rd. improvement be completed as we extend north and complete the improvements all at the same time. Commissioner Heinen added DJK is a great builder. Commissioner Seggebruch and Mr. Proulx discussed the Fire, Park, and school district boundaries for this subdivision. Commissioner Seggebruch stated he will not support townhomes because it is too dense. Commissioner Seggebruch explained why he believes townhouses do not belong in this area. Commissioner Seggebruch suggested duplexes instead of the townhomes and to move the multi-family along King’s Bridge subdivision. Commissioner Seggebruch voiced his concern about the price point for the townhomes verses the single-family houses. Commissioner Minnis asked what the approximate square footage of the townhomes and single-family homes is. Mr. Kittleson stated the townhome range is 1,600-2,100 square foot and single-family is 1,800 square feet and up. Commissioner Minnis voiced his concerns about the density. Commissioner Minnis agreed that the townhomes might work better along the eastside of King’s Bridge. Commissioner Minnis indicated he likes the access points and the flow of the subdivision. Commissioner Minnis asked if Outlot D can be moved closer to Outlot C. Ms. Paloian indicated that they would be happy to explore that option. Commissioner Minnis added he is struggling with the density but likes the product they are proposing. Commissioner Ruane stated he likes the flow of the development and a 127th St. access point is not necessary. Commissioner Ruane indicated he likes the product and DJK is a good builder. Commissioner Ruane stated he has a problem with the density, lights in the alley in King’s Bridge, location of parks, and guest parking for townhomes. Plan Commission Minutes October 15, 2019 Page 5 of 7 Commissioner Heinen clarified that he believes that this area is different than other townhome developments on 127th St. since the traffic has more places to go. Commissioner Seggebruch stated that the density is a problem because of the limitations of 127th St. Commissioner Heinen asked staff what the plan for 127th St. such as two lanes in each direction. Mr. Proulx stated the right-of-way could accommodate two lanes in each direction and road improvements are based on capacity. Commissioner Ruane stated once 127th St. is improved the setback to the townhouse would be less than a single-family house. Commissioner Renzi made a motion to recommend approval of annexation of the project commonly known as Ballard Farm (PIN: 07-01-30-400-006-0000), located at the intersection of Heggs Road and West 127th Street, as a logical extension of the Village of Plainfield. Second by Commissioner Ruane. Vote by roll call: Seggebruch, yes; Minnis, yes; Heinen, yes; Ruane, yes; Renzi, yes; Kiefer, yes. Motion carried 6-0. 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 planned development to permit up to 69 single-family residential lots and up to 8 townhome buildings with 40 townhomes 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. Second by Commissioner Renzi. Vote by roll call: Minnis, no; Ruane, no; Seggebruch, no; Renzi, no; Heinen, yes; Kiefer, yes. Motion did not carry 2-4. Commissioner Heinen made a motion to recommend approval of the Preliminary Plat of Subdivision for Ballard Farm, a development with up to 69 single-family residential lots and up to 8 townhome buildings with 40 townhomes 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. Second by Commissioner Minnis. Vote by roll call: Renzi, no; Ruane, no; Seggebruch, no; Minnis, no; Heinen, yes; Kiefer, yes. Motion did not carry 2-4. Case No. 1852-092519.SU 13915 S. Route 30 TVA Logistics Inc. Ms. Gal stated the applicant is requesting approval of a special use permit for a truck freight terminal in the I-2 district in order to establish TVA Logistics Inc., a transportation and logistics company. The subject property is zoned I-2, General Industrial. The Village’s Zoning Code requires approval of a special use permit for a truck freight terminal in the I-2 zoning district. The applicant is the contract purchaser of the subject property, which was most recently utilized by Univar USA, a chemical and ingredients distributor. Ms. Gal reviewed the staff report dated October 11, 2019. Ms. Gal concluded staff finds that the proposed truck freight terminal on the subject property will not result in significant impacts to adjacent properties or uses in the area. In considering the previous use on the property and the uses that would be permitted as-of-right, Staff finds that minimal improvements are needed to the site in order to accommodate a new industrial user. In advance of public comments in the public hearing and discussion from the Plan Commission, Staff recommends approval. Plan Commission Minutes October 15, 2019 Page 6 of 7 Chairman Kiefer swore in Kelly Disser, representing the applicant. Mr. Disser explained that the company is long-haul trucking so there will be less then 10 trucks per day, owner lives locally in Plainfield, owner plans extensive improvements to the site, the Bolingbrook location will remain open for truck parking, and there will be no chemical storage onsite. (Video played to introduce TVA Logistics.) Chairman Kiefer swore in Jon Duerr. Mr. Duerr praised the business that TVA Logistics does and complimented the owner on the treated of his employees. Chairman Kiefer swore in Jack Kiefer, resident. Mr. Kiefer asked how the traffic generated from the site may affect traffic in the area. Mr. Disser explained that their usage will be less than the previous owner. Chairman Kiefer swore in Aaron (inaudible). Aaron stated the owner of TVA Logistics gives back to the community in his experience. Chairman Kiefer closed public comments. Commissioner Ruane asked if the trucks parked at the location will be company owned, with no leasing of parking space. Mr. Disser confirmed. Commissioner Ruane asked for clarification on the new equipment staging area on the plan. Mr. Disser stated new trucks that have not been put into production. Commissioner Ruane asked if there will be any lighting added to the plan. Mr. Disser stated the he is not aware but if the commission requires more lighting they will comply. Commissioner Ruane asked staff if a photometric would need to be provided. Mr. Proulx confirmed and stated if the commission is comfortable staff can review a photometrics. Commissioner Ruane suggested they add parking islands in the front. Commissioner Ruane asked if they will be hiring additional employees. Mr. Disser confirmed. Commissioner Renzi asked if the dry detention flooded. Mr. Disser could not confirm. Commissioner Renzi suggested staff add more information on engineering to the staff report. Commissioner Renzi asked staff if the applicant will be godfathered in for parking requirements. Ms. Gal stated the intent of stipulation #4 is there are no requirements for improvements to be made. Mr. Disser stated there is significant grade for the water collection area. Commissioner Renzi asked how the site connects to Coil Plus Dr. Ms. Gal stated the access will depend on future development of the adjacent property. Commissioner Renzi stated he does not see a logical cross easement to Coil Plus Dr. Ms. Gal stated the applicant did express interest in possibly purchasing land to create the cross easement. Mr. Disser stated the intent would be to expand but is unclear if it is possible with the flood plain. Commissioner Minnis asked if the truck parking will be in the rear of the property and the front parking lot will be for employees. Mr. Disser confirmed. Commissioner Minnis asked if the service shop will be inside the building. Mr. Disser indicated there will be drive-thru bays for TVA fleet of trucks, no third party. Commissioner Minnis complimented them on using an existing building. Commissioner Seggebruch asked how the area will be used where the current storage tanks are located. Mr. Disser stated it will be overflow parking. Commissioner Seggebruch asked if the applicant agrees to consolidate the parcels. Mr. Disser confirmed. Mr. Disser added they intend to have a nice entry feature with landscaping and signage. Commissioner Heinen stated he agrees with his commissioners’ comments. Plan Commission Minutes October 15, 2019 Page 7 of 7 Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, move to recommend approval of the special use for a Truck Freight Terminal in the I-2 District at 13915 S. Route 30, subject to the following four (4) stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Consolidation of the two parcels that constitute the site, identified by PIN(s) 0603043020040000 and 0603043020010000, be executed following approval of special use permit. 4. Parking stalls within the parking lot located between the existing building and U.S. Route 30 must be identified by painting striping, prior to issuance of a Certificate of Occupancy. Second by Commissioner Seggebruch. Vote by roll call: Heinen, yes; Renzi, yes; Ruane, yes;Minnis, yes; Seggebruch, yes; Kiefer, yes. Motion carried 6-0. DISCUSSION Commissioner Heinen mentioned the rear elevation on the homes being built on the northside of Renwick Rd. have brick but the side elevations no do not, so it does not blend well. Mr. Proulx stated he understands the comment. Commissioner Heinen suggested we need to think about the backsides of the homes when it comes to sunrooms, etc. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 9:33 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary