HomeMy Public PortalAbout04-07-2020 Plan Commission Minutes (1)
Plan Commission
Record of Minutes
Date: April 7, 2020 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, Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer were
present. Commissioner Minnis was absent. Plainfield Fire Protection District, Plainfield Public Library
District, Plainfield Township Park District and Plainfield Community Consolidated School District 202
were absent.
OTHERS PRESENT: Jonathan Proulx, Director of Planning; Jessica Gal, Associate Planner; and Yuchen
Ding, Associate Planner.
APPROVAL OF MINUTES
The Minutes of the Plan Commission meeting held on March 3, 2020 were approved as amended.
PUBLIC COMMENTS
Mr. Proulx explained how public comments will be handled, since Village Hall is closed to the public.
Mr. Proulx stated all public comments will be shared with the commission and will be included with the
staff reports when presented to the Village Board. Mr. Proulx stated no public comments were
received.
Chairman Kiefer stated that since the “Stay in Place” will continue for the month of April, public
comments for the April 21st Plan Commission meeting can be emailed to
publiccomments@goplainfield.com.
DEVELOPMENT REPORT
Mr. Proulx provided updates on the following Planning cases: Special Use and Site Plan Review for
Eastern Ave. Office Building was approved by the Village Board; and the continuation of the Ballard
Farm Public Hearing for Village Board.
OLD BUSINESS
No Old Business.
NEW BUSINESS
Case No. 1873-021420.CP Southeast Corner of 143rd St. &
Steiner Rd.
Redwood USA LLC
Ms. Gal stated the applicant, Redwood USA LLC., is seeking feedback from the Plan Commission for a
residential development located on approximately 37 acres at the southeast corner of 143rd Street and
Steiner Road.
Ms Gal stated the subject property is currently zoned R-1 and is part of a larger PUD that was approved in
2004, known as McMicken Assemblage. A conceptual development plan was included in the annexation
agreement. The subject property is identified as Pod 12 as part of that development which was planned for
252 townhome units. The applicant would be seeking an amendment to the annexation agreement as well
as a planned development in order to seek certain relief from the Zoning Code.
Ms. Gal reviewed the staff report dated April 7,2020. Ms. Gal concluded at this time, staff and the
applicant are looking for preliminary input from the Plan Commission whether they support the general
concept of this land plan.
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April 7, 2020
Page 2 of 5
Chairman Kiefer swore in Kellie McIvor with Redwood, and Kevin Serafin with CEMCON. Ms. McIvor
gave a presentation on who Redwood is, what they build, who their residents are, and highlighted details
of the concept plan.
Chairman Kiefer stated no emails for Public Comments were received for this project.
Commissioner Heinen complemented Ms. McIvor on her presentation. Commissioner Heinen voiced his
concerns regarding the street width, along with the carriage sidewalks. Ms. McIvor stated all the streets
are private; there is no on-street parking, a neighborhood speed limit of 13 MPH, and reserves for capital
improvements. Mr. Serafin stated that Redwood meets FHA Accessibility requirements and explained
that having narrow roads will slow traffic down. Chairman Kiefer asked how Redwood enforces the
neighborhood speed limit. Ms. McIvor stated they have on-site staff living in the community.
Commissioner Heinen explained why the street dimensions and density are an issue to him and provided
a suggestion on how to improve it to create more separation.
Commissioner Heinen asked if some of the units have rear entry garages with an alley. Ms. McIvor
confirmed and stated they will have 46 units with rear entry garages. Commissioner Heinen asked if they
need the rear entry garages to comply with the non-prominent garages per the Planned Unit Development
(PUD) Agreement. Ms. McIvor confirmed. Commissioner Heinen stated he is not a fan of the alley
component with rear entry garages and suggested using a different product. Ms. McIvor stated that
having a variety of products allows them to appeal to different buyers, price points, and avoid monotony.
Commissioner Heinen suggested the applicant provide rear and side elevations and to improve the rear
and side elevations along Steiner Rd. Ms. McIvor explained what the rear elevations consist of and that
they are willing to upgrade the side/rear elevations where needed.
Commissioner Heinen suggested that the existing access point on 143rd St. needs to line up with the
neighbor entry because it appears the access point needs to be moved to the west. Mr. Serafin stated there
may need to be work done to the 143rd St. median and the entry to the subdivision is as far east as it can
be because of the pipeline easement. Mr. Proulx indicated that the property is undeveloped and any
median would be striped at this point. Mr. Serafin stated that entry points will be coordinated.
Commissioner Heinen asked staff if there is any possibility to have a road connection to the development
to the south. Mr. Proulx stated the developers have been talking directly and it is his understanding that
the preference was not to have a street connection but they are open to pedestrian connection.
Commission Heinen concluded that he agrees with the staff concerns and they need to increase the
number of non-prominent garages. Commissioner Heinen stated he likes the plan and the product.
Commissioner Renzi indicated he agrees with Commissioner Heinen’s comments regarding the street
widths and density. Commissioner Renzi asked if the applicant has received any feedback from the Fire
Department. Ms. McIvor stated they have not had a direct conversation with the Fire Department. Mr.
Serafin explained how the Fire Department could turn around their vehicles. Commissioner Renzi asked
if any of their developments have reported issues with emergency vehicle access. Ms. McIvor stated no.
Commissioner Renzi asked what the difference in width between a carriage walk and sidewalk. Mr.
Serafin indicated that the carriage walk is the same width as a sidewalk, it is stained a color and can be
used an emergency vehicle lane. Commissioner Renzi asked if the carriage walk intersects with bike
paths in the development. Mr. Serafin stated there is a bike path but they do not want any additional bike
Plan Commission Minutes
April 7, 2020
Page 3 of 5
traffic in the neighborhood. Ms. McIvor stated their standard lease does not allow bike traffic in the
neighborhood, however that the provision could be removed from the lease. Commissioner Renzi
suggested removing the bike provision from the lease and suggested to include bike parking in the plan.
Ms. McIvor stated they can commit to that. Commission Renzi asked how wide the road will be. Mr.
Serafin stated the road will be 22 feet and with the carriage walk it will be 27 feet. Commissioner Renzi
asked if the carriage walks are to adjacent to the roadway. Ms. McIvor confirmed. Commissioner Renzi
indicated he would like sidewalks on both sides of the street.
Commissioner Renzi agreed that elevations for the all sides of the buildings need to provided and key
and/or through lot elevations. Commissioner Renzi stated he thinks that the proposed rent for the units is
too high. Commissioner Renzi asked if live-in employees will be sought for this development. Ms.
McIvor stated live-ins are what they typically seek but will not limit themselves to find the right person.
Commissioner Renzi asked if the site plan is approved would the applicant need to file an application for
site plan review. Chairman Kiefer confirmed. Commissioner Renzi asked if a density computation could
be completed by staff. Mr. Proulx stated staff will complete that for the commission.
Commissioner Renzi concluded he would like sidewalks on both sides of the street; follow up with the
Fire Department if necessary and add recreational amenities. Commissioner Renzi asked if there will be
street lights. Ms. McIvor stated there will not be street lights just solar lights on garages, unless it is
required. Commissioner Renzi strongly suggested streetlights, carriage lights, or lit bollards.
Commissioner Renzi asked for a photometrics and/or lighting plan. Chairman Kiefer added that if the
plan moves forward compliance with the Fire Department is a standard stipulation.
Commissioner Ruane appreciated the presentation and likes the concept but not the design.
Commissioner Ruane stated he agrees with most of what was stated by the previous commissioners and
staff’s report. Commissioner Ruane asked if the water and sewer will be private. Mr. Serafin indicated
water and sewer will be public with dedicated easements.
Commissioner Ruane asked if the bike path through the center of the community will be public or private.
Ms. McIvor indicated that the Park District did not seem interested in it, since it runs through the
community. Commissioner Ruane wants to ensure that the bike path can be used by the public. Ms.
McIvor stated she is comfortable with that.
Commissioner Ruane is concerned about the driveway length since vehicles can be longer than 20 feet
and wants the driveway longer so vehicles do not impede onto the sidewalks. Commissioner Ruane
stated he does not like that the sidewalk is only on one side of the street. Commissioner Ruane asked if
there are any basements. Ms. McIvor stated there will be no basements. Commissioner Ruane stated
garages will be used for storage and would cause people to park in their driveways. Ms. McIvor indicated
that can be the case and they do have some arrangements with local storage companies. Commissioner
Ruane suggested using side-loaded garages to have more green space like in their presentation.
Commissioner Ruane agreed he does not like the rear loaded garages because it looks an alley.
Commissioner Ruane stated he would like to see how the entrances are defined and suggested a street
light. Commissioner Ruane suggested berms to the south to create separation between the subdivisions
and enhanced rear elevations. Commissioner Ruane wants bikes allowed in the subdivision with bike
paths.
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April 7, 2020
Page 4 of 5
Commissioner Seggebruch thanked the applicant for their presentation. Commissioner Seggebruch
suggested along Steiner Rd. that they should build the same model, since there are two different ones
shown. Ms. McIvor explained why the unit mix was chosen and indicated that the units can be changed.
Commissioner Seggebruch suggested changing the “T” turns to more of a knuckle in the northwest and
northeast corners. Commissioner Seggebruch asked if residents are limited to two vehicles. Ms. McIvor
stated she does not know. Commissioner Seggebruch indicated that there should be a two vehicle limit
because there are only two car garages.
Commissioner Seggebruch asked how they restrict the number of residents per unit. Ms. McIvor stated it
is in the lease. Commissioner Seggebruch asked if the guest parking is monitored to ensure that residents
are not parking in them. Ms. McIvor stated she will include the lease restrictions in future submittals and
per the lease all vehicles need to be registered and that residents can’t park in guest parking.
Commissioner Seggebruch asked if the sidewalk is flush with the street. Mr. Serafin confirmed.
Commissioner Seggebruch asked if the streets are crowned up. Mr. Serafin stated the streets are crowned
down to the middle. Commissioner Seggebruch feels that the carriage walks should be on the opposite
side of the street from the guest parking. Commissioner Seggebruch is concerned that lights from the
guest parking will shine into house.
Commissioner Seggebruch suggested having bike parking at the east and west ends of the park.
Commissioner Seggebruch asked if the development could support a community room, mail room, and
leasing office. Ms. McIvor stated the community does not support a community center and stated there
are amenities in the leasing office. Ms. McIvor indicated she will look into a mail room.
Commissioner Womack asked if the roll out is phased. Ms. McIvor explained that it is typically built in
two phases. Commissioner Womack asked if the leasing office is ever converted. Ms. McIvor stated no,
since there is a maintenance garage there too. Commissioner Womack agreed to change the “T” turns
into a bump out. Commissioner Womack is interested in seeing a landscape plan. Commissioner
Womack agreed with eliminating the alley way. Commissioner Womack suggested the applicant
continue to work with staff and the development to the south.
Commissioner Ruane asked how snow removal is handled, since there appears to be no place to put snow.
Ms. McIvor stated a snow plan can be added when they come back for Site Plan approval.
Commissioner Renzi agreed with the change the “T” turns into a bump out, he does not have an issue
with density, and asked for an alternative plan without the alley.
Commissioner Seggebruch made a motion to forward a recommendation in support of the proposed
concept plan for Redwood at Plainfield. Second by Commissioner Ruane. Vote by roll call: Heinen, no;
Renzi, yes; Womack, yes; Ruane, yes; Seggebruch yes; Kiefer, yes. Motion Carried 5-1
DISCUSSION
Commissioner Seggebruch asked if the items from the cancelled March 17th meeting will be presented at
a future meeting. Mr. Proulx stated staff has republished for those items and they will be presented at the
April 21st meeting.
Mr. Proulx reminded everyone to complete their census and explained the importance of the census.
Plan Commission Minutes
April 7, 2020
Page 5 of 5
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 9:21 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary