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