Loading...
HomeMy Public PortalAbout03-03-2020 Plan Commission Minutes Plan Commission Record of Minutes Date: March 3, 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, Minnis, Renzi, Ruane, Seggebruch, Womack and Chairman Kiefer were present. 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; Jessica Gal, Associate Planner; and Yuchen Ding, Associate Planner. APPROVAL OF MINUTES The Minutes of the Plan Commission meeting held on February 4, 2020 were approved as amended. PUBLIC COMMENTS Chairman Kiefer asked for public comment and there was no response. DEVELOPMENT REPORT Mr. Proulx provided updates on the following Planning case: variance for Zoumar Rd. in the Springbank subdivision. OLD BUSINESS Case No. 1814-081318.AA.SU.PP Eastside of Steiner Rd. Between 143rd St. & Route 126 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 located generally south of 143rd Street, east of Steiner Road, and north of Route 126. The proposed revision is considered a major change from the previous concept for this development, of which no affirmative action was taken by the Village Board. The revised Greenbriar Planned Unit Development proposes 278 single-family residential lots with proposed lot sizes ranging from 6,750 square feet to 10,500 square feet with an average of 10,500 square feet in Area A, 8,400 square feet in Area B and 6,750 square feet in Area C as well as approximately 15.5 acres of dedicated park space. Ms. Gal reviewed the staff report dated February 28, 2020. Ms. Gal concluded Staff finds that the proposed development is compatible with residential development in Plainfield and offers both single- story and two-story housings options to appeal to a range of potential residents. The open space amenity exceeds what is required and creates a distinctive attribute to the subdivision. The potential for this amenity to connect to other pedestrian pathways in the area meets the Village’s goal of creating a trail network for residents to enjoy. This trail system would connect the proposed subdivision to a future trail along Route 126, as identified in the Village’s Open Space & Trails Plan. Additionally, Staff believes that the proposed project is a logical extension of the Village’s boundary and supports the proposed annexation. In advance of such public comment and discussion by the Plan Commission, staff recommends approval of the proposed development. Chairman Kiefer asked staff if the Village Board took no action on the plan when presented last year. Mr. Proulx confirmed. Chairman Kiefer asked if the Board or staff provided feedback to the applicant. Mr. Proulx stated he thought the primary concerns were the apartments and having multiple product types/associates. Plan Commission Minutes March 3, 2020 Page 2 of 7 Chairman Kiefer swore in Gene Kirkpak, planner for the development. Mr. Kirkpak explained what was discussed with the Park District. Chairman Kiefer asked for public comment and there was no response. Commissioner Renzi voiced his concern about the proposed maximum lot coverage. Chairman Kiefer asked how this compares to the Fairfield Ridge subdivision. Mr. Proulx stated the proposed setbacks are two feet larger than Fairfield Ridge. Mr. Proulx explained that the lot coverage also includes impervious surface, too. Commissioner Renzi asked staff to explain the Density Bonus for this development. Ms. Gal explained the Density Bonus chart on page 4 of the staff report. Commissioner Renzi asked staff if they were satisfied with the density range. Ms. Gal stated yes. Commissioner Seggebruch asked what the developer is providing to earn the “Private Community Center” density bonus. Ms. Gal stated the greenspace, park site, and other shared amenities in the development. Commissioner Seggebruch asked the applicant if the HOA will maintain any greenspace the Park District does not. Mr. Kirkpak confirmed. Commissioner Seggebruch asked if there would be a walking path connection in the south or just greenspace. Mr. Kirkpak stated the Park District did not express an immediate need for the walking path in that area. Commissioner Womack asked if the percentages on the Density Bonus chart are per Village Code. Ms. Gal stated some of the categories are from code, such as Non-Dominant Garages, and some are more subjective, such as Private Community Center. Commissioner Minnis stated he is still concern about the density in Area C. Commissioner Minnis asked how the changes made from last Plan Commission affected the density, since it went up by 3 units. Mr. Kirkpak indicated the changes made to Presidential Ave. allowed Areas A & B to be reconfigured. Mr. Kirkpak stated the side yard setbacks were increased from 10 feet to 12 feet. Mr. Kirkpak stated that Area C is being developed to target “empty nesters” and will probably have more ranch homes there. Mr. Kirkpak stated with the elimination of Presidential Ave. into Area C they were able to add 3 lots. Commissioner Ruane asked what the definition of a Non-Dominant Garage is. Ms. Gal provided an explanation of what a Non-Dominant Garage as defined in the code. Commissioner Ruane stated he still has a problem with the density and also voiced his concern about the side yard setback in Area C. Mr. Kirkpak stated in Area C fences will not be allowed. Commissioner Ruane pointed out that this development does not meet any of the R-1 standards per code. Commissioner Ruane voiced his concern that the homes on the northside of Area C will have no buffer from development, such as a road and suggested reducing units to solve this issue. Mr. Proulx stated a new development for the parcel north of this project will before the Plan Commission shortly. Mr. Kirkpak stated that they took into consideration the proposed development to the north which also has a higher density then this development. Commissioner Ruane stated that is more of a reason to have a buffer since the density will be higher to the north. Commissioner Ruane stated he likes the design of the subdivision. Commissioner Ruane made a suggestion how to tie the bike path from Liberty Grove into this development. Commissioner Heinen asked if there will be a street extension to the north for the future development. Mr. Proulx stated no, it was presented to the applicant of the development to the north. Commissioner Plan Commission Minutes March 3, 2020 Page 3 of 7 Heinen asked if the north development is not approved is there a possibility to have a connection. Mr. Proulx stated it is possible. Commissioner Heinen stated he likes multiple access points and not limiting access. Commissioner Heinen asked what is anticipated for development to the south. Mr. Proulx stated he believes the comp plan has it zoned for multi-family and at the northeast corner of Route 126 and Steiner is non-residential. Commissioner Heinen agreed that all the developments coming before the commission lately have small lots and he would like more diversity on the higher end. Commissioner Heinen stated he would also like to see more architecture detailing not just production style houses. Commissioner Heinen suggested that the Village change their code to require more architecture details on the side and rear of the homes. Commissioner Seggebruch stated he would not mind if in Area C there was 12,000 sqft lots with a duplexs, instead of what is proposed, since the result would yield the same result. Commissioner Seggebruch stated he likes the variety of the development and he will support it. Commissioner Minnis asked if there is any ceiling on the density bonus. Mr. Proulx stated there is percentages in the Planned Unit Development Guidelines and the density range on the Future Land Use Designation in the Comp Plan would be the limit. Commissioner Womack and Commissioner Renzi agreed with the suggestion of adding a bike path connection with Liberty Grove as suggested by Commissioner Ruane. Commissioner Renzi stated he is still concerned about the houses being too big for the lots in Area C and suggested duplexes instead. Commissioner Renzi made a motion to 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. Second by Commissioner Minnis. Vote by roll call: Heinen, yes; Ruane, yes; Seggebruch, yes; Womack, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0. 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 278 single-family detached dwelling 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 Seggebruch. Vote by roll call: Minnis, no; Renzi, yes; Ruane, no; Womack, yes; Seggebruch, yes; Heinen, yes; Kiefer, yes. Motion carried 5-2. Commissioner Seggebruch made a motion to recommend approval of the Preliminary Plat of Subdivision for Greenbriar, a development with up to 278 single-family detached dwelling 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 Womack. Vote by roll call: Heinen, yes; Minnis, no; Renzi, yes; Ruane, no; Womack, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-2. Plan Commission Minutes March 3, 2020 Page 4 of 7 Case No. 1863-112619.SU.SPR Eastern Ave. (Warehouse District) Clayton Olsen Ms. Gal stated the applicant is seeking a major amendment to a planned unit development in order to construct a +/-12,940 square foot office building on the subject property. The subject property is incorporated into the planned development known as the Warehouse District. The Warehouse District is a mixed-use development that allows for manufacturing uses that are retail-focused and excludes those industrial uses that would be incompatible with commercial traffic. The current mix of tenants includes a brewery, winery, event venue, dog training facility, as well as professional office spaces. Ms. Gal reviewed the staff report dated February 28, 2020. Ms. Gal concluded prior to public hearing and discussion by the Plan Commission, staff recommends approval. Chairman Kiefer swore in Clayton Olsen, applicant. Mr. Olsen stated they will install bike racks and will commit to having a crosswalk in the parking lot. Mr. Olsen stated the building will be for office uses for weekday use. Chairman Kiefer swore in Michael Lambert, resident. Mr. Lambert voiced his concern that a business district is in a residential neighborhood and should be zoned as such, so it does not go back to industrial uses. Mr. Lambert stated this is a dangerous area and is concerned about the parallel parking. Mr. Lambert stated if this development happens it will eliminate the overpass that would be possible. Mr. Lambert stated there are three parking spaces on the site plan that are not conforming. Mr. Lambert indicated the architecture of the building does not compliment the character of the neighbor. Commissioner Heinen asked Mr. Lambert what he thought would be complimentary architecture for the neighbor. Mr. Lambert suggested using the same material of the homes in the neighborhood. Chairman Kiefer asked if there was any feedback from residence. Ms. Gal stated no. Mr. Olsen stated no. Chairman Kiefer asked if there is any thought to rezoning the parcels to a business district zoning. Mr. Proulx stated the uses in the Warehouse District are a hybrid, but a case could be made to rezone to business. Chairman Kiefer stated he hopes that the Traffic Committee will review this development. Commissioner Minnis stated the plan creates a nice transition from industrial into residential. Commissioner Minnis asked what the unit count for the building will be. Mr. Olsen stated he believes there will be eight units. Commissioner Minnis asked if they are looking for long-term tenants. Mr. Olsen confirmed. Commissioner Minnis stated he would like a sidewalk as well. Mr. Olsen explained the location of the proposed walkway and sidewalk. Chairman Kiefer stated he would prefer a sidewalk. Commissioner Heinen stated he is not worried about parking but asked if the parking meets code. Ms. Gal stated the office building does meet code but in terms of what is existing it is based on what the applicant is providing for the other uses in the warehouse buildings. Commissioner Heinen asked the applicant if they are adding four parking spaces on Eastern Ave. because they are trying to meet a certain ratio. Mr. Olsen stated it is more for drop off, but he is trying to also to start a standard for on street parking on Eastern Ave. Commissioner Renzi asked if the parking on Eastern Ave. would be time limited. Mr. Olsen stated it is something they have not thought about. Mr. Olsen stated he is hoping to use it for the tenants that will be Plan Commission Minutes March 3, 2020 Page 5 of 7 along Eastern Ave. Commissioner Renzi asked staff about the landscaping plan. Ms. Gal clarified that the site plan was conceptual, and the applicant feels there is enough space to have landscaping. Commissioner Renzi asked about the reference of consolidating lots in the staff report. Ms. Gal stated it is logical to consolidate the three lots but might trigger detention requirements. Commissioner Renzi indicated that the consolidation should not be a reason to not provide detention if detention is required. Mr. Olsen stated the new building will have stormwater management buried in the landscaping. Commissioner Heinen clarified the applicant would only have to provide stormwater management for what they are improving since the other buildings are existing. Commissioner Renzi asked if the stormwater management for the new building will be sufficient. Mr. Olsen confirmed. Mr. Proulx added the applicant has submitted an updated drainage study and it is under review by the Village. Commissioner Renzi asked for clarification on the Planned Unit Development (PUD). Ms. Gal stated this parcel is already part of the PUD, so the prohibited and permitted uses apply to this development. Mr. Proulx clarified that the applicant is proposing a major change to the PUD because of the setbacks for the proposed building, so that is what triggered the special use request. Commissioner Renzi stated he feels the building architecture looks good. Commissioner Seggebruch asked what the setbacks would be if a variance was not being requested. Ms. Gal stated 30 feet from the street, interior side 15 feet, and rear 30 feet for the I-1 zoning district. Ms. Gal stated what is being requested by the applicant is the maximum. Commissioner Seggebruch asked staff if there is still a Village right-of-away to the west where the alley was vacated. Mr. Proulx confirmed. Commissioner Seggebruch asked if the parking analysis included parcel 1. Mr. Olsen stated he has roughly 160 park spaces for parcel 1 & 2. Commissioner Seggebruch stated the street parking should be a drop off but not parking, since on street parking should be the Village’s responsibility. Commissioner Seggebruch advised the applicant that ADA standards have changed and provided a suggestion on how to get a couple more parking spots. Commissioner Seggebruch suggested there could be an opportunity for more landscaping along the westside of the parking lot and ceremony garden. Commissioner Seggebruch implied that building looks nice and some material changes could be done, if the Village wants that. Commissioner Womack suggest the applicant work with the Village regarding on street parking. Commissioner Womack asked what the proposed materials are for the south elevation. Mr. Olsen stated right now it is limestone. Commissioner Womack suggested adding some additional materials to the south elevation and having heavy landscaping. Commissioner Womack asked what the golf cart access is for. Mr. Olsen explained that brides are taken to the ceremony garden via golf cart from Warehouse 109. Commissioner Ruane agreed with changing the zoning to business and he likes the on-street parking. Commissioner Ruane asked where the garbage will be located. Mr. Olsen explained they will be using the garbage enclosure by the yellow building. Commissioner Ruane suggested the “L” shaped parking aisle be changed to diagonal parking to help with the one-way access, which could also create additional parking. Commissioner Heinen suggested that the two way parking aisle could be reconfigured, too. Commissioner Ruane stated that the Village needs Design Standards for the historic core, but he likes the look of the building. Commissioner Ruane stated he does not like that the building does not have any green space on the eastside of the building. Mr. Olsen stated there will be green space there. Plan Commission Minutes March 3, 2020 Page 6 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, recommend approval of the special use for a major change to a planned development for the property located at 14916 S. Eastern Avenue, part of the Warehouse District Planned Development, 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 Heinen. Vote by roll call: Renzi, yes; Ruane, yes; Seggebruch, yes; Womack, yes; Heinen, yes; Minnis, yes; Kiefer, yes. Motion carried 7-0. Commissioner Ruane made a motion to recommend approval of the requested site plan review for a new commercial building located at 14916 S. Eastern Avenue, part of the Warehouse District Planned Development, 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, yes; Seggebruch, yes; Womack, yes; Heinen, yes; Minnis, yes; Ruane, yes; Kiefer, yes. Motion carried 7-0. NEW BUSINESS Case No. 1868-011020.TA Text Amendment Village of Plainfield Commissioner Renzi made a motion to continue the cases to the March 17th, 2020 meeting of the Plan Commission. Second by Commissioner Ruane. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Womack, yes; Ruane, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0. Case No. 1869-011020.TA Text Amendment Village of Plainfield Commissioner Seggebruch made a motion to continue the cases to the March 17th, 2020 meeting of the Plan Commission. Second by Commissioner Minnis. Vote by roll call: Heinen, yes; Renzi, yes; Minnis, yes; Seggebruch, yes; Womack, yes; Ruane, yes; Kiefer, yes. Motion carried 7-0. DISCUSSION Commissioner Ruane announced that the Plainfield Hometown Parade will be March 15th. Commissioner Renzi suggested looking at the code to help limit box housing and stated he likes windows on all four sides of a house. Commissioner Renzi also suggested adding bike racks to the code, too. Commissioner Heinen stated St. Mary’s Men’s Club is hosting a St. Patrick’s Day party on March 14th and St. Mary’s hosts the Queen of Hearts Raffle at Back Roads every Wednesday night. Commissioner Womack suggested adding date of previous Plan Commission meetings to staff reports for cases that are Old Business. Chairman Kiefer read the reminders. Plan Commission Minutes March 3, 2020 Page 7 of 7 ADJOURN Plan Commission meeting adjourned at 9:23 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary