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Home My Public Portal AboutPavillion Staff ReportTO: FROM: MEETING DATE: SUBJECT: REQUEST: LOCATION: APPLICANT: CURRENT ZONING: COMP. PLAN: I�Itt m....�u ltiiiW 1'1 .1. •1"."1-1 (471110...1111-1 111 VILLAGE OF PLAINFIELD PLAN COMMISSION JESSICA GAL, AICP, ASSOCIATE PLANNER OCTOBER 6, 2020 REPORT TO THE PLAN COMMISSION PAVILLION MIXED -USE DEVELOPMENT CASE NO. 1895-091820.CP Concept Plan Review SWC of West Renwick Road and South Illinois Route 59 AlphaLandmark LLC. / Gene Kripak R-1 Planned Unit Development Medium Density Residential (2.1- 3.0 du/ac) Michael P Collins PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Harry Benton Margie Bonuchi Kevin M. Calkins Patricia T. Kalkanis Cally Larson Brian Wojowski DISCUSSION The petitioner, Gene Kripak, is seeking feedback from the Plan Commission for a mixed -use, age -targeted residential and commercial development on approximately 65 acres of land located at the southwest corner of Renwick Road and Illinois Route 59. The proposed development would incorporate a mix of single-family homes, duplex homes, and four-plex homes adjacent to future commercial development along Route 59. For zoning approvals, the proposed development would require a special use for a planned development to allow for a comprehensive design of the site due to the unique elements, residential product variation, and extensive open space network. Existing Conditions/Site Context The subject +/- 65 -acre site is already incorporated into the Village of Plainfield boundary. It is currently zoned R-1 and B-3 with 10+ acres of land along Illinois Route 59 zoned for commercial development. The parcel is primarily undeveloped farmland, with the exception of a farmstead and outbuildings in the northwest corner of the site (at the southwest corner of Route 59 and Renwick Road). This farmstead, known as the Hess -Brown house, is identified as contributing in the Village's Rural Structures and Farmsteads Survey (2006). The future land use designation in the Comprehensive Plan is Medium -Density Residential (2.1 to 3.0 du/acre). 24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web wwwplainfield-il.org REPORT TO THE PLAN COMMISSION Page #2 of 4 1895-091820.CP 10/2/2020 PAVILLION MIXED -USE DEVELOPMENT The adjacent land -uses and functional street classifications include the following: North: Spangler Farm / single-family detached residential (RA) General Commercial (B-3) Renwick Road (Minor Arterial) East: Illinois Route 59 (Major Arterial) General Commercial (B-3) South: Vintage Harvest single-family detached residential (R-1) Vintage Harvest Commercial Plaza (B-3) West: ComEd High -Tension overhead power lines Fort Beggs Trail Single-family detached residential (unincorporated Will County) DISCUSSION The concept plan review process allows the Plan Commission and Board of Trustees to provide preliminary input and direction on the possible support and recommendations for improvement to a development proposal, and to provide direction on any changes or issues that may need to be addressed if a formal development application is pursued. Attached is the concept plan proposal which identifies the proposed community features and amenities as well as the sample product elevations. Land Plan Residential Component The residential project size is approximately 52 acres consisting of clustered single-family homes, duplex homes, and four-plex homes with a total of 227 units (4.36 du/acre). Through the cluster design, the development is able to provide 6.5 acres of open space that is located centrally and includes park space, an internal trail system, pavilion, gardens, and orchard. The open space and stormwater detention are incorporated as an amenity but also provide a substantial buffer area that acts as a transition from the existing residential subdivision to the south. The development incorporates an open space that is welcoming and easily accessible on foot. With connection to the Fort Beggs Trail from the west, the historic downtown and riverfront property are accessible to residents of the development. The project also proposes a pedestrian connection to the Vintage Harvest subdivision via the open space trail system, with no vehicular connection proposed (Vintage Harvest includes a street stub into the proposed development. The concept plan does not continue this street into the development and proposes a trail connection in lieu of full street connection). Staff recommends that a vehicular connection between the Vintage Harvest Commercial plaza and the proposed senior living facility anchoring the southeast corner of the site should be considered in future changes to the plan in order to facilitate cross -access. Commercial Opportunity Approximately 7.5 acres would be reserved for commercial development along the Route 59 frontage. The depth of the commercial node from Route 59 is consistent with the depth of the Vintage Harvest Commercial plaza, such that no Pavillion homes would abut Vintage Harvest commercial and, likewise, no Vintage Harvest homes would abut Pavilion commercial development. REPORT TO THE PLAN COMMISSION Page #3 of 4 1895-091820.CP 10/2/2020 PAVILLION MIXED -USE DEVELOPMENT At the northeast corner of the property, there is an opportunity to have a single commercial user anchor the site or, given the magnitude of the adjacent residential development, the possibility for a multi -tenant commercial development to serve the residential users that are within walking distance. Detailed planning for the commercial area at the southwest corner of Route 59 and Renwick Road will need to address the historic/contributing Hess -Brown farmstead. Plans for demolition, relocation, adaptive re -use, etc., will involve recommendations from and coordination with the Village of Plainfield Historic Preservation Commission in parallel with future site plan review from the Plan Commission. Separately, the southeast corner of the commercial node is identified for a future senior living facility that provides memory care, assisted living, independent living or combination thereof. The proposed senior living campus is accessible to shopping, dining as well as the park space for visiting grandchildren to enjoy. Access and Circulation The main street throughout the development would be public, however, the interior drive aisles providing access to residences would be maintained privately. The planned development proposes four points of ingress/egress — three along Renwick Road and one from Illinois Route 59. Two of the four entryways would include a landscaped boulevard and serve as the main entryways into the development. Proposed roadways line up with existing streets on the north side of Renwick Road (Weather Vane Way and Spangler Farm Road) and on the east side of Route 59. As noted previously, the extension of Burgundy Drive from Vintage Harvest is not proposed. Regarding pedestrian access, the concept plan proposes an extensive internal path network, as well as a connection to the adjacent Fort Beggs trail to the west. This trail offers convenient pedestrian access to the Bott Community Park, the riverfront property, and downtown Plainfield. In a formal development plan, staff would also be seeking construction of a path on the south side of Renwick Road. Architecture /Elevations The developer proposes a mix of residential housing types that gradually increase in density as you move eastward through the site beginning with single-family with a clear transition to duplex homes and up to four-plex homes. The single -story design of all housing types is intentional to target the 55+ age group including the four-plex homes (stacked units). Staff would be seeking input from the Plan Commission regarding the proposed land use transitions and complementary designs of the housing products. CONCLUSION/RECOMMENDATION In conclusion, staff and the applicant are looking for input from the Plan Commission on whether they support the magnitude of the proposed age-restricted/age-targeted project at this location. The subject site is in close proximity to the amenities of the downtown and riverfront. The age - targeted and age -restricted nature of the project would offer a housing option for an unmet need within the Village. Staff feels that the proposed development encourages a walkable neighborhood with high levels of social interaction and physical activity facilitated by the open space amenities provided. Although a higher density than intended by the land use designation, REPORT TO THE PLAN COMMISSION Page #4 of 4 1895-091820.CP 10/2/2020 PAVILLION MIXED -USE DEVELOPMENT the comprehensive approach to land planning achieves many of the elements that would be desired by the Village and encouraged through the planned development process. Seeking Plan Commission input on the proposed Concept Plan for Pavillion Mixed Use Development. 0.15 AERIAL OVERLAY - PAVILLION CONCEPT 0.3 miles0 0.15 (scale approximate)