HomeMy Public PortalAbout06-28-2021 Special Meeting and COW Agenda and PacketSpecial Meeting and Committee of the Whole Workshop
Monday, June 28, 2021
7:00 PM
24401 W. Lockport Street
Plainfield, IL 60544
IN THE BOARDROOM
Agenda
A. CALL TO ORDER, ROLL CALL, PLEDGE
B. PUBLIC COMMENTS (3-5 Minutes)
C. BUSINESS MEETING
1. APPROVAL OF THE AGENDA
2. 2021 PLAINFIELD FEST
2a.Seeking Board consideration of a motion to approve the 2021 Plainfield Fest, associated
permits, and use of Village Property and Rights-of-Way from July 16-18, 2021.
2021 Plainfield Fest Staff Report
D. ADJOURN
COMMITTEE OF THE WHOLE WORKSHOP
A. CALL TO ORDER, ROLL CALL
B. APPROVAL OF THE MINUTES
Approval of the Minutes of the Committee of the Whole Workshop held on
June 14, 2021.
06-14-2021 COW Minutes
C. PRESIDENTIAL COMMENTS
D. TRUSTEES COMMENTS
E. PUBLIC COMMENTS (3-5 Minutes)
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Special Meeting and Committee of the Whole Workshop Page - 2
F. WORKSHOP
F1.SEASONS AT PLAINFIELD – PRAIRIE CREEK MULTI-FAMILY
DEVELOPMENT
Seeking Board input on a site plan review for the Seasons at Plainfield multi-family
development located east of Joseph Avenue and IL Route 59 at the Prairie Creek
development.
Seasons at Plainfield Staff Report
REMINDERS -
• July 5 Village Offices Closed
• July 6 Plan Commission – 7:00 p.m.
• July 8 Historic Preservation Commission – 7:00 p.m.
• July 12 Next Committee of the Whole Workshop – 7:00 p.m.
• July 19 Village Board Meeting – 7:00 p.m.
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2021 PLAINFIELD FEST
STAFF REPORT
EVENT:
2021 Plainfield Fest
DATE/TIME:
Friday, July 16th at 4:00 pm-Midnight
Saturday, July 17th Noon- Midnight
Sunday, July 18th, 9:00 am- 6:00 pm (Music and alcohol beginning at noon on Sunday).
ORGANIZER(S):
Plainfield Riverfront Foundation
Rob Epley—Executive Director
SYNOPSIS:
Plainfield Fest is one of our community’s annual summer events. This year, Plainfield
Fest will be fully enclosed in fencing and consist of a beer tent, food, music, and a bags
tournament on Sunday. This is traditionally one of Plainfield’s largest events of the year,
with attendance estimated at several thousand per day.
LOCATION:
For 2021, The Riverfront Foundation would like to use the footprint of the 2019 Beer Tent
as the model for Plainfield Fest. The Beer Tent, main stage, and food vendors will be
fully enclosed in fencing at the Plainfield Township Community Center and the Des
Plaines Street Municipal Parking Lot. The entrance and exit area to the Fest will be
located on Des Plaines Street.
Barricades will be placed along the west side of Des Plaines Street across the angled
parking spaces, so pedestrians have a wider area to walk in.
Handicapped parking will be designated on the west side of Des Plaines Street between
Main Street and Oak Street, and on the north side of Oak Street from Des Plaines Street
through Illinois St.
All businesses and residences will remain accessible during the event.
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POSITIVES:
Plainfield Fest directly supports the Riverfront Foundation as a fundraiser for their
improvements of Electric Park/Riverfront Park. It also showcases local restaurants and
will provide adult oriented entertainment for our residents.
Lockport Street and all other roadways will remain open during the event, minimizing
negative impact to our downtown businesses and residences and hopefully bring
business into the community.
With most major events cancelled in 2020, the return of Plainfield Fest should be
welcomed by residents.
POTENTIAL NEGATIVES/OBSTACLES:
In 2019, Plainfield Fest cost the Village $51,725 for Police, Public Works, and PEMA.
The Riverfront Foundation paid $17,500, resulting in a net cost to the Village of $34,225.
As Plainfield Fest will not include a carnival or street closures in 2021, personnel needed
to safely operate Plainfield Fest will be less than in years past. Staff estimates costs to
the Village will be approximately $15,000. The Riverfront Foundation has agreed to fully
cover the cost of Village expenses for the event.
The usage of the Des Plaines Street Municipal Lot and blockage of parking spaces on
the west side Des Plaines Street north of Lockport Street combined with parking on Des
Plaines Street north of Oak Street and Oak Street to Illinois Street being designated as
handicapped parking only, means parking in the downtown area may be difficult.
CONCLUSION:
The Riverfront Foundation has proposed a functional layout and usage plan for the 2021
Plainfield Fest. The Foundation will continue to work with Village Staff to execute the
event. Staff recommends the Board approve Plainfield Fest, as described within; its
permits and usage of Village property and right-of-way, for July 16
th, 2021 through July
18th, 2021.
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Plainfield Fest 2021 Site Plan
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Minutes of the Committee of the Whole Workshop of the President
and the Board of Trustees
Held on June 14, 2021
Boardroom
Trustee Wojowski called the meeting to order at 7:00 p.m. Board Present: Trustee Ruane, Trustee
Wojowski, Trustee Benton, Trustee Kalkanis, and Trustee Larson. Board absent: Mayor Argoudelis
and Trustee Calkins. Others Present: Traci Pleckham, Interim Village Administrator; Michelle
Gibas, Village Clerk; Allen Persons, Public Works Director;Jon Proulx, Planning Director; Lonnie
Spires, Building Official; and John Konopek, Chief of Police.
Trustee Larson moved to appoint Trustee Wojowski as this evening’s Chair. Second by Trustee
Kalkanis. Vote by roll call. Ruane, yes; Wojowski, yes; Benton, yes; Calkins, absent; Kalkanis, yes;
Larson, yes. 5 yes, 0 no, 1 absent. Motion carried
Trustee Ruane moved to approve the Minutes of the Special Meeting, Committee of the Whole
Workshop, and Executive Sessions held on May 24, 2021. Second by Trustee Larson. Voice Vote.
All in favor, 0 opposed. Motion carried.
PRESIDENTIAL COMMENTS
Trustee Wojowski:
Commented on Cruise Nights.
Encouraged everyone to check on elderly friends and neighbors.
TRUSTEE COMMENTS
Trustee Benton:
Stated that it is nice to see things returning to normal and urged everyone to be patient as
businesses are short-staffed.
Inquired about the Parklets and suggested having a discussion regarding bringing them back.
PUBLIC COMMENTS
No comments.
WORKSHOP
1) 248TH AVENUE TOWNHOMES
Mr. Chad Broderick, representing Leopardo Development, stated that they are requesting feedback
from the Village Board regarding a 78-unit townhome development on 5.22 acres located on 248
th
Avenue just south of Plainfield North High School.
Trustee Larson expressed concern regarding the 6-unit buildings, 1-car garages, traffic, and access.
Trustee Wojowski expressed concern regarding density, rezoning from medical to residential, and
traffic. Trustee Benton expressed concern regarding the design and density. Trustee Kalkanis
expressed concern regarding traffic, infrastructure, and rezoning. Trustee Ruane expressed concern
regarding density, design and layout, no basements, and rezoning.
The applicant will continue working with staff.
Trustee Wojowski read the reminders
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Village of Plainfield
Committee of the Whole Meeting Minutes – June 14, 2021
Page 2
Trustee Larson moved to adjourn. Second by Trustee Ruane. Voice Vote. All in favor, 0 opposed.
Motion carried.
The meeting adjourned at 7:34 p.m.
Michelle Gibas, Village Clerk
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414.431.3131 TEL 414.431.0531 FAX1414 UNDERWOOD AVE.WAUWATOSA, WI 53213 WWW.AGARCH.COM
OWNER
Community
Architecture
A Sense of
RENDERING IS REPRESENTATIVE ONLY... SEE DOCUMENTS FOR SPECIFIC DETAILS
DEVELOPMENT INC.
FIDUCIARY REAL ESTATE
CONCEPTUAL DEVELOPMENT SUBMISSION
DATE: 02 JUNE 2021
SEASONS AT PLAINFIELD
Plainfield, Illinois
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Executive Summary 9
Plainfield Village Center Garden Apartments
2019 Renter Households ‐ PMA 29,300
2022 Renter Households ‐ PMA 29,503
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Year
Existing
Rental
Housing
Stock
Removal
Rate
Units
Removed
2019 30,810 0.50% 154
2020 30,872 0.50% 154
2021 30,989 0.50% 155
463 463
New Rental Housing Demand 667
Inventory
# Units
Vacancy % Vacancy
30,810 1,510 4.90%
30,810 1,510 4.90%
2,157 7.00%
Less: Current Vacant Units ‐1,510
Addn'l Vacant Units Required to Achieve Stabilized Vacancy of 7.0%647 647
1,314
Status Completion
Effective
Units
Delivered
Units at
Stabilized
Occ.
Construction 2019 216 201
Construction 2020 72 67
Construction 2020 200 186
Proposed 2021 142 132
Proposed 2021 282 262
912 848 848
466Indicated Demand for Additional Rental Units
Planned Additions to Supply over Next Three Years
Village Place
Total Projected Additions to Supply
Highpoint Town Square
Grande Park I & II
Sixteen30
Multifamily Properties (Stabilized Occupancy)
Competitive Multifamily Market Vacancy
Competitive Market Vacancy (Stabilized)
Total Demand for Additional/New Rental Units
Three ‐ Year Net Demand Analysis
Net Projected Change in Renter Households ‐ PMA
Plus: Units Removed from Rental Housing Supply
Estimated Units Removed from Rental Housing Supply
Plus: Stabilized Vacancy of Competitive Multifamily Market
Subject
In conclusion, the estimated capture rate and penetration rate at completion as well as the annual net
demand over the next three years, suggest that there is sufficient demand to support the subject’s
282 multifamily units as proposed.
The preceding three‐year net demand analysis estimated capture and the penetration rates at
completion, as well as the annual net demand over the next three years. All three indicators suggest
that there is sufficient demand to support the subject as proposed.
Absorption
We conclude monthly absorption at 16 units per month. This would imply an absorption period of
approximately 16.5 months to achieve stabilized occupancy of 93.0%. Assuming marketing begins two
months prior to completion, stabilized occupancy would be achieved approximately 14 months after
completion.
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789 N. Water Street, Suite 200, Milwaukee, Wisconsin 53202
Phone 414.226.4535 ● Fax 414.226.4523 ● www.fred-inc.com
The Seasons at Plainfield
Detailed Proposal Description
June 2, 2021
Village of Plainfield
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2 | Fiduciary Real Estate Development, Inc.
Subject Property
The subject property is located on the east side of Hwy 59 at Joseph Avenue. The proposed site
is approximately 64 gross acres in size of which approximately 21.4 acres are buildable due to
floodplain and wetland areas. The subject property is currently vacant land.
Proposed Development
The Seasons at Plainfield is an institutional grade, market rate, amenity rich multifamily
development designed with the end user in mind. The development has a true suburban feel with
a significant amount of green space. The community will consist of two-story walkup buildings
with 20 unit configurations. The buildings have been designed in a townhouse style which feature
ground level, private direct entrances as well as attached garages for select units. The
apartments, which include studio, one bedroom, two bedroom, and three bedroom floor plans,
are strategically placed within the buildings.
Careful attention was taken to maximize floor plan efficiency, functionality, and flexibility to provide
residents with a great value. Each of the 320 market rate apartment homes will feature modern
finishes including open concept floor plans, designer cabinetry, expansive windows, quartz
countertops, upgraded appliances, oversized balconies/patios, large walk-in closets and 9-foot
ceilings. Flooring will consist of high-quality grade carpet in all bedrooms and designer plank
flooring throughout the balance of the apartment. All apartments will include a split HVAC system
(similar to what is in a single family home), individual hot water heaters, energy efficient windows
and a full-size washer and dryer to maximize efficiency and comfort. The building layouts and
floor plan designs of this development provide a variety of housing options and price points that
will cater to a broad demographic group.
In addition to the individual unit features, the 5,000 square foot clubhouse has been designed to
create an unparalleled resident experience with its resort style pool, 24-hour fitness center with
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3 | Fiduciary Real Estate Development, Inc.
high end cardio equipment and club room with an entertaining style kitchen. Walking paths,
including an extension of the DuPage River Trail, will also be featured throughout the site,
including connections to the onsite dog park.
Building and Unit Counts: The multifamily development will include sixteen (16) freestanding
buildings with 20 apartments per building for a total of 320 apartments. The unit mix consists of
32 studios (10% of total), 128 one-bedrooms (40% of total), 128 two-bedrooms (40% of total),
and 32 three-bedrooms (10% of total).
Design/Materials: The exterior finish of the buildings includes a significant amount of brick,
oversized windows, and fiber cement siding. A mix of large balconies and private patios
complement the exterior elevations and the gabled roof details contribute to the suburban feel of
the community.
Parking: Parking will be provided through a mix of building-attached garages containing twelve
spaces throughout eight garages, detached garages with eight or six bays each, and surface
parking. Total
parking provided is
733 spaces for all
320 units, resulting
in a parking ratio of
2.29 spaces per
unit. The plan
includes 244
enclosed garage
spaces for an
overall garage ratio
of .76 garage
spaces/unit.
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Access and Circulation: Main access from Hwy 59 will be provided via the access road into the
Prairie Creek development.
Landscape/Buffering and Pedestrian Ways: The site plan reveals a greened-up site featuring
courtyards and pedestrian walkways that flow throughout the development.
Finishes: Apartment finishes include:
upgraded stainless steel appliance
package, upgraded cabinetry, large
windows, open concept floor plans, in-
unit full size washer / dryer, walk in
closets, and oversized balconies/patios.
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Development Details
• Multifamily Property
Size: 21.4 acres
• Current Zoning:
o R-4 Multiple-
Family
Residential
District
• The Comprehensive
Plan earmarks this site
as Mixed Use.
• Residential Density:
14.95 units per acre
• Parking Requirements
o Code requires 1.5 spaces per dwelling unit.
Per code the multifamily project requires 480 parking spaces
733 parking spaces are being provided
• Significant Increment in property assessed value:
o Current property assessed value: $12,963
• Architecture
o Two story design that is in scale with adjacent properties
Parcel to the North – Meijer/Eaton Park
Parcel to the East – DuPage River
Parcel to the South – DuPage River
Parcel to the West – future Baker Ford dealership
o Three different color pallets to create interest throughout the development
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o Use of Hardie cement board siding in lieu of the Village of Plainfield permitted vinyl
siding
• Storm Water Management
o Utilizing the natural site characteristics to manage all storm water management
o No additional runoff will be created from the development
Market Demand
There are a multitude of characteristics that help support the long-term success of a multifamily
development including location, community amenities, quality of construction, and overall cost of
living. The demand for additional rental housing along with the current overall strength of the
local rental market provides Fiduciary an opportunity to bring this “Class A” development to the
market.
Fiduciary’s market research indicates pent up demand for a unique type of new, luxury apartment
rentals in the Village of Plainfield. Specifically, there is a growing demand for alternatives to single
family homes. Many of the multifamily housing options in the local submarket are older
communities with dated finishes and amenities which cannot fulfill the current market demand.
In recent years, demand, especially from young professionals and empty nesters, has shifted
away from home ownership towards multifamily housing. There is a demand for new, high-end
market rate apartment homes in Plainfield from those that are looking to downsize or no longer
own a home, but want to stay within the community, as well as from those professionals that work
for major employers in the area. This demand is from a demographic group that will spend their
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7 | Fiduciary Real Estate Development, Inc.
money in the communities in which they live and is looking for an upscale development to call
home.
Fiduciary is targeting a different demographic that is not looking to live in the typical 3 or 4 story
building with common corridors, but rather a smaller scale building type with private, direct entries
creating more of a condo or townhome type feel. This group wants the community they live in to
feel more suburban with an abundance of green space, walkability within the development,
abundant amenity package and conveniently located.
Given the site characteristics and the pent up demand for high quality multifamily housing in this
area, Fiduciary has identified that the highest and best use for the subject property is a multi-
family development.
About Fiduciary Real Estate Development, Inc.
Fiduciary Real Estate Development, Inc. (FRED) is an experienced developer and investor in
commercial real estate focusing on multifamily projects. Founded in 1984, FRED’s proven track
record of successful investment management has grown the business into one of Wisconsin’s
largest property management companies. The company owns and manages more than 8,000
market rate apartments, with an owned portfolio conservatively valued at over $1.5 billion.
FRED’s mission is to develop and manage exceptional residential communities that provide a
distinctive living experience through enthusiastic service and dynamic teamwork. Visionary
leadership, accountability with integrity and camaraderie and passion for people guide the vision
of creating communities that are vibrant and enrich residents’ lives.
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WILLIAM ARPE William (Bill) R. Arpe is Chairman of Fiduciary Real Estate
Development, Inc. (FRED). Prior to serving as FRED’s Chairman, Bill served as
President and CEO between 1984 and 2012. He, along with Ted Kellner, founded
FRED in 1984. Since that time, FRED has grown from being an acquirer and
property manager of stabilized multifamily apartments, into the fully integrated
real estate development and investment management company that it is today.
TED KELLNER Ted Kellner, CFA is the Executive Chairman of Fiduciary Real
Estate Development, Inc. (FRED) and one of the founding members of FRED.
He is the retired founder and portfolio manager of Fiduciary Management, Inc.,
an investment management firm established in 1980.
OUR FOUNDERS ABOUT US
Fiduciary Real Estate
Development, Inc. (FRED) is
an experienced developer and
investor in commercial real
estate focusing on multifamily,
mixed-use, medical office and
industrial projects.
Founded in 1984, FRED’s proven
track record of successful investment
management has grown the business
into Wisconsin’s largest property
management company.
The company owns and manages
more than 8,000 market rate
apartments throughout the states
of Wisconsin, Minnesota and
Illinois with an owned portfolio
conservatively valued at over
$1 Billion.
In addition, FRED has over 25 years
of real estate development and
in-house construction experience.
The company has developed over
5,500 market rate apartments, 1,000
single-family lots, 600 condominiums
and has converted over 1,100 units
to condominiums.
OVER 8,000 MARKET
RATE APARTMENTS
OWNED & MANAGED
OWNED PORTFOLIO
VALUED AT OVER
$1 BILLION
OVER 400,000 SQF
OF COMMERCIAL
REAL ESTATE VALUED
AT $100 MILLION
1,000 SINGLE-
FAMILY LOTS &
600 CONDOMINIUMS
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FRED’S REPUTATION AND EXPERTISE CONSISTENTLY ENSURES SUCCESSFUL
DEVELOPMENTS FOR SINGLE FAMILY COMMUNITIES, MULTIFAMILY COMMUNITIES
AND COMMERCIAL DEVELOPMENT.
Multifamily Communities FRED manages 30+ apartment communities consisting
of over 8,000 apartment homes in Wisconsin, Minnesota and Illinois. We are proud
of creating, building, and managing our own communities; controlling and designing
quality from start to finish.
Commercial Development From a state of the art medical campus to a children’s
educational facility, we have developed and constructed build to suit industrial
and office buildings for our clients. By listening to their needs, we have been able
to provide award-winning facilities that accommodate their growing needs.
Single Family Communities Our years of experience help us to acquire key land parcels
while skillfully steering the development through government approval processes.
Our development team oversees all of the critical stages of development including
land acquisition, design planning, approval process, infrastructure improvement,
construction, and marketing and sales.
KATHY NETTESHEIM Kathy is the Chief
Management Officer of FRED. She is
responsible for overseeing the daily
operations of over 8,000 multifamily
units and ensuring that FRED provides a
dynamic, high quality living experience
to our residents.
CRAIG RADDATZ Craig is an Executive
Vice President at FRED. In his 23 years
with FRED, he had been responsible for
identifying development opportunities
for the company. He has successfully
developed residential communities in
over a dozen municipalities in the state
of Wisconsin.
RYAN SCHULTZ Ryan is an Executive
Vice President at FRED and the founder
of HSI Properties, LLC. Ryan is responsible
for prospecting new development
opportunities and sourcing equity
financing for the company. As President of
HSI Properties, Ryan led nearly $300MM
of overall development in several different
commercial property segments including
multifamily, healthcare, industrial and
retail. Ryan remains the managing
member and controlling interest in the
HSI limited partnerships.
TONY DEROSA Tony is a Vice President
and project principal with FRED. Tony
is responsible for leading the company’s
growing development team including
all aspects of the firm’s development
activities, from sourcing opportunities to
working closely with lenders, architects
and contractors. Over the course of
his career, Tony has been in involved
in more than $500M of real estate
development transactions.
BRETT MILLER Brett is the President and
CEO of FRED. He is responsible for the
company’s vision, mission and strategy
as well as building a diversified portfolio of
single family, multifamily and commercial
real estate.
STEVE BERSELL Steve is the Chief
Operating Officer of FRED. He is responsible
for risk management, development
operations and legal. He has extensive
development, brokerage and legal
background in Wisconsin and Illinois.
AUSTIN MAUTZ Austin is the Chief
Financial Officer of FRED. He is responsible
for all finance and accounting for the
company, management of investor
relations and equity procurement.
EXECUTIVE
TEAM
DEVELOPMENT
TEAM
WHAT WE DO
PETER TODD Peter is the Vice President of
Construction for FRED. Peter has been with
the company since 2015 and is charged with
leadership of the Construction Division. This
includes creation of design/construction
standards and processes, understanding
market conditions, maintaining development
quality standards and employee
development/retention.
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DEVELOPMENT PROJECTS
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SEASONS
MULTIFAMILY
COMMUNITIES
SEASONS EMBODIES THE EVOLUTION OF LUXURY
SUBURBAN LIVING by providing an exceptional location
blended with high end amenities and finishes tailored to
suit our residents’ lifestyle. Located in a park like setting,
our Seasons locations provide a true suburban feel
with the convenience of city life only minutes away. The
unparalleled experience of the clubhouse, resort-style
pool and 24-hour fitness center contribute to a higher
standard of living for our residents.
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DEVELOPMENT PROJECTS
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FIDUCIARY REAL ESTATE DEVELOPMENT INC
789 N Water St #200
Milwaukee, WI 53202
(414) 226-4535
fred-inc.com
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