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HomeMy Public PortalAbout10-06-2020 Plan Commission Minutes Plan Commission Record of Minutes Date: October 6, 2020 Location: Village Hall (Zoom Meeting) 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. OTHERS PRESENT: Jonathan Proulx, Director of Planning; Jake Melrose, Economic Development Manager ;and Jessica Gal, Associate Planner. APPROVAL OF MINUTES The Minutes of the Plan Commission meeting held on September 15, 2020 were approved as presented. PUBLIC COMMENTS No Public Comments received via email. DEVELOPMENT REPORT Mr. Proulx provided an update on the following cases: Landmark on Bartlett Ave., Special Use for Tranquility Message and Bodywork, Text Amendments, Plat for PetSuites, Redwood, and Ballard Farm. OLD BUSINESS No Old Business. NEW BUSINESS 1887-081720.SU.SPR.PP SEC of W. 143rd St. and S. Steiner Rd. Redwood Living, LLC / Kellie McIvor Mr. Melrose stated in April of 2020, the Plan Commission reviewed the Pace Bus Maintenance and Storage Garage site plan recommending approval of the 250,000+ square foot building on 12+ acres of the Plainfield Business Park at Van Dyke Road and Depot Drive. Northern Builders, Inc. is proposing to subdivide the Park with the necessary lots/outlots to move this project forward. The proposed Lot 3 will be the Pace garage project and proposed outlot 2 will be the stormwater management area that will be utilized for the Pace garage and Lot 2. Mr. Melrose reviewed the staff report date October 6, 2020. Mr. Melrose concluded in advance of any public comment or discussion by the Plan Commission, staff recommends approval. Commissioner Seggebruch asked if the plat includes the Perlow Steel development lot. Mr. Melrose stated this is only for the Pace Bus facility, since Northern Builders is still working with Perlow Steel to determine their lot size. Commissioner Renzi made a motion recommend approval of the preliminary plat of Plainfield Business Park Subdivision (PIN 06-03-09-200-015-0000), 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. Plan Commission Minutes October 6, 2020 Page 2 of 5 Second by Commissioner Heinen. Vote by roll call: Minnis, yes; Ruane, yes; Seggebruch, yes; Womack, yes; Heinen, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0. Commissioner Renzi made a motion to recommend approval of the final plat of Plainfield Business Park Subdivision (PIN 06-03-09-200-015-0000), 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: Heinen, yes; Ruane, yes; Seggebruch, yes; Womack, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0. 1895-091820.CP SWC of W. Renwick Rd. and S. Route 59 AlphaLandmark LLC. / Gene Kripak Ms. Gal 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. Ms. Gal reviewed the staff report dated October 6, 2020. Ms. Gal concluded 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, 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. Chairman Kiefer swore in Gene Kripak, applicant; and Peter Tremulis, applicant. Mr. Tremulis added the development will be a rental age-targeted community. Mr. Tremulis stated this location is ideal for the product they are offering. Mr. Kripak explained why the location is ideal for the proposed residential and commercial, which could include a grocer, restaurant, and assisted living/memory care facility. Mr. Kripak stated that the residential will be needed to develop the commercial. Mr. Kripak explained how the plan will be cohesive with the existing surrounding residential. Commissioner Womack indicated that he feels the density is too high. Commissioner Womack asked what the lot size of the single-family homes is. Mr. Kripak stated that the lots will not be subdivided because it is all common space, and this will be a maintenance free development. Commissioner Womack asked if the management company will maintain the landscaping, and snow removal. Mr. Kripak confirmed. Commissioner Womack asked if the Village would handle the snow removal of the public streets and the private streets will be maintained by the management company. Mr. Kripak confirmed. Commissioner Womack asked if the parks will be maintained by the management company. Mr. Kripak stated they will need to discuss the parks with the Park District. Mr Kripak added there is a high-water table on the property, and they will need to work with the Village on this. Commissioner Womack is concerned about the streets that end with a “T” intersection, and parking limitations. Mr. Kripak explained that parking for the different units available and there will be designated parking for guests. Commissioner Womack likes the trail system and buffer against current residential. Plan Commission Minutes October 6, 2020 Page 3 of 5 Commissioner Womack suggested switching the four plex buildings with the senior living. Commissioner Womack asked how many stories the senior living facility will be. Mr. Kripak indicated memory care is typically one-story, assisted living can be two-stories, and independent living can be three-floors. Commissioner Womack is not concerned about a road connect to the south. Commissioner Womack in general is supportive of this development. Mr. Tremulis indicated that they did make provision for any widening of Renwick Rd. and having the bike path on the southside of Renwick Rd. Commissioner Seggebruch asked what research the applicant has done to support a full rental community. Mr. Tremulis stated with his years at Pulte Homes there was an evolution of single-family rental community. Mr. Tremulis added much of the Illinois residents that are 55 and older have a second home and this product would allow they not to worry about maintenance while they are gone. Commissioner Seggebruch asked if the thought behind the different types of units is to fit their renters needs. Mr. Termulis confirmed and added it will offer different price points as well. Mr. Tremulis provided possible rental rates which would be between $1,800 to $3,000 per month. Mr. Tremulis stated this is a walkable location to downtown. Commissioner Seggebruch asked if the commercial will subsidize the amenities in the development. Mr. Tremulis indicated the commercial has great potential and explained why. Commissioner Seggebruch asked if it could support a grocer. Mr. Tremulis stated they are open to a grocer of a smaller footprint. Commissioner Seggebruch indicated he can support this concept. Commissioner Ruane stated his major concerns are density, “T” intersections as it relates to emergency vehicle access and needs cross access with the south subdivision. Commissioner Ruane would like to see that setbacks on Renwick Rd. have berms. Commissioner Ruane asked what their plans are for the Hess Brown House and if they have talked to the property owner northeast of the development. Mr. Tremuls asked they have not talked to the property owner. Commissioner Ruane would like to see in their future plans for the private sidewalks, asked them to thoughtful that the driveways are long enough so that vehicles do not block the sidewalk, and plans for site lighting, snow plan. Commissioner Ruane asked if the units will have basements. Mr. Tremulis indicated they will be on slabs because of the high-water table and they do not want rentals to worry about basement issues. Commissioner Ruane would like adequate storage since there is no basements. Commissioner Ruane asked for 360-degree architecture. Mr. Kripak indicated that will be available when they provided with the site plan review. Commissioner Ruane suggested turning the senior center around so the lot faces Route 59 and push it towards the lake. Commissioner Ruane indicated as of right now he does not fully support plan. Commissioner Renzi asked how they plan attracting seniors to this community. Mr. Tremulis indicated it is done through marketing and they will be offering amenities more appealing to the senior population. Mr. Tremulis stated they are not opposed to doing age restricted but feel age-targeted maybe better served at this time. Mr. Kripak added the floor plans are all ranch style and no 4-bedroom homes. Commissioner Renzi does not feel that this will discourage families from renting the units. Commissioner Renzi added that it would make it easier for the park and school district to assess the value if it was age restricted. Commissioner Renzi indicated it is critical that they can review the dimensions and the 360-degree architecture because they do not want units too close together. Mr. Tremulis stated that can be provided. Commissioner Renzi also asked for the parking plan, snow removal plan, private street widths, and emergency services plan. Mr. Tremulis stated as far as parking for a Dell Web Community it is typically 2.1 residents per home, they will address the guest parking issues, snow could be pushed into the lakes, and possibly work with Public Works to have one contractor to remove the snow on the public and private streets. Commissioner Renzi asked if they will be keeping the Hess-Brown house. Mr. Tremulis indicated that if there is somewhere to move the house, they would support that. Commissioner Renzi advised the applicant to speak with the Historic Preservation Commission (HPC) regarding the house because that is a critical conservation. Mr. Tremulis stated they will meet with the Plan Commission Minutes October 6, 2020 Page 4 of 5 HPC. Commissioner Renzi agrees with the comments made about the density made by the commissioners. Commissioner Renzi stated per code bike paths are supposed to on the northside of the street and wants to make sure there is connectivity to the park district property. Mr. Tremulis confirmed that there will be connectivity to the existing paths. Commissioner Renzi is supportive of the concept but is not a fan of private streets, would like windows on all four-sides, sidewalks on both sides of the road, and driveways long enough so that vehicles do not block sidewalks. Commissioner Renzi is fine with the senior care facility as long as the height meets build code. Commissioner Minnis indicated overall he likes the concept and likes the idea of age-targeted community in this area but is concerned about having an all rental community and the high density. Commissioner Minnis asked what the leasing term is. Mr. Tremulis indicated it will be an annual lease. Commissioner Minnis indicated that there could be high turn-over in the community because of that. Commissioner Minnis stated that they are proposing high market rents and wants to ensure that the market study proves that this is a substantiable level for seniors on fixed incomes. Mr. Tremulis explained that reason for the rental rates. Commissioner Minnis asked what amenities the clubhouse will offer. Mr. Tremulis indicated paddle tennis, pickle ball, bocce ball, outside dining patio areas, and outdoor pool. Mr. Kripak added there will be fitness stations along the trail, and gazebo near the playground. Commissioner Minnis recommended they make a great effort to include lots of amenities into the clubhouse, since that helps drives the development. Commissioner Minnis would like to see in the future full 360-degree elevations, and lighting plan. Commissioner Minnis suggested the drives to have road connectivity throughout the project, no “T” intersections. Commissioner Minnis also agrees with the developer trying to acquire the property to west along Renwick Rd. Commissioner Heinen indicated he really likes the concept plan and he feel that there is a need for an age- targeted community in Plainfield. Commissioner Heinen stated that senior living facilities like the exposure from a main road like Renwick. Commissioner Heinen believes their challenges will be the density, and the cluster approach with the driveways and wants the applicant to have road connectivity. Commissioner Heinen also agrees that 360-dgree elevations will be needed in the future to ensure that the rear elevations have architectural details. Mr. Kripak stated there will be plenty surprises in the architecture. Commissioner Heinen asked what staff thinks about a road connection to the south. Ms. Gal stated that they would like to see a road connection but because this is not a single-family development there are some challenges and explained the challenges. Mr. Kripak explained how they are making the pedestrian access the focus. Commissioner Heinen feels a road connection to the south would not suit this plan. Commissioner Heinen is in support of this concept plan and asked staff if the concept has been reviewed by the Board. Mr. Proulx stated this plan has not been reviewed by the Village Board. Commissioner Heinen suggested that staff take new unique concepts, such as this type of development, to the Board first since they are the decision makers. Commissioner Heinen let the applicant know that if the pond needs to be lined with clay is will be costly. Mr. Tremulis stated that is why they are proposing an all slab development. Chairman Kiefer summarized the main items/issues are density, emergency vehicle access, 360-degree elevations, and lighting plan. Commissioner Seggebruch made a motion to forward a recommendation in support of the proposed concept plan for the Pavillion Mixed-Use Development. Second by Commissioner Heinen. Vote by roll call: Minnis, yes; Renzi, yes; Ruane, yes; Womack, yes; Heinen, yes; Seggebruch, yes; Kiefer, yes. Motion carried 7-0. Plan Commission Minutes October 6, 2020 Page 5 of 5 DISCUSSION Chairman Kiefer thanked the Village Staff for inviting the commission to provide input on the Riverfront project. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 8:52 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary