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HomeMy Public PortalAbout01-18-22 Plan Commission Minutes Plan Commission Record of Minutes Date: January 18, 2022 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 Renzi, Seggebruch, Valerga, Womack and Chairman Kiefer were present. Commissioners Goins, Heinen, Minnis, and Nicholson were absent. OTHERS PRESENT: Jonathan Proulx, Planning Director; and Yuchen Ding, Associate Planner. APPROVAL OF MINUTES The Minutes of the Plan Commission held on December 21, 2021 and January 4, 2022 were accepted as amended. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT No Development Report. OLD BUSINESS No Old Business. NEW BUSINESS 1955-010622.CP KELLER FARM PROPERTY LENNAR HOMES Mr. Ding stated the applicant, John McFarland with Lennar Homes, is seeking preliminary input from the Plan Commission for a residential and commercial mixed-use development on approximately 150.5 acres of land located at the northwest corner of Illinois Route 126 and Wallin Drive. The proposed development would be comprised of a mix of single-family homes, townhomes, and a 6.3-acre commercial outlot. Mr. Ding reviewed the staff report dated January 18, 2022. Mr. Ding concluded staff and the applicant are looking for input from the Plan Commission on the proposed concept plan and representative architecture. The subject site is within the Central Area of the downtown expansion. The density, lot sizes, and type of housing on the property fit in with the definitions and requirements for Village Residential use in the Comprehensive Plan and would provide additional housing choices to the public. The street network shows high accessibility and connectivity with no cul-de-sacs and the shared-use path network not only would link all the open spaces to provide residents the new recreational resources in the subdivision, but also would seamlessly join the Village’s non-motorized path system to enhance the image of a non-auto traffic community. Staff deems that due to the premier location of the development, high expectations on the architectural design and site plan design based on the Village’s residential design guidelines and standards will further contribute value to this development and its future success. Chairman Kiefer swore in John McFarland, applicant. Mr. McFarland gave a presentation about Lennar Homes and the development of Keller Farm. Chairman Kiefer asked for public comment and there was no response. Commissioner Renzi indicated that he is in general support of the application. Commissioner Renzi asked staff to add the density of the surrounding subdivision and the density bonus information in future staff reports. Commissioner Renzi suggested the applicant install shuffleboard courts. Commissioner Plan Commission Minutes January 18, 2022 Page 2 of 3 Renzi stated he would like to see windows or other articulations on all elevations of the homes and asked the applicant to provide illustrations of all elevations in the future. Commissioner Renzi asked if the applicant will be building the park. Mr. McFarland indicated that they would construct the park but they are consulting with the park district because it may become a park district park and there could be a combination of park land donation and cash in lieu because of how large of a development is. Chairman Kiefer asked staff their opinion on the park donation. Mr. Proulx agreed with the statement made by Mr. McFarland. Commissioner Renzi asked if there will one homeowner’s association or several. Mr. McFarland stated the will be three separate associations for each unit type. Commissioner Renzi asked what will happen if any of the development is understated will the Village be stuck with smaller lot square footage for traditional homes. Mr. McFarland stated they conducted a study to see what types of housing is needed in the area. Chairman Kiefer indicated that the applicant would need to get Village approval to amend what was approved. Commissioner Renzi asked if Presidential Ave. will line up with the proposed development. Mr. McFarland confirmed it will line up. Commissioner Renzi asked is the intersection on Presidential Ave. and Wallin Dr. could eventually have a traffic light. Mr. McFarland indicated there will be a traffic study completed upon full application. Commissioner Renzi suggested traffic calming devices on Presidential Ave. Mr. McFarland agreed. Commissioner Renzi asked if there will be a more detailed plan presented in the future for the main entrance boulevards and agrees with staff that the entrance on Route 126 should be enhanced. Mr. McFarland agreed. Commissioner Renzi wants Colonial Parkway to connect into the Keller Fam development. Commissioner Renzi thinks the location of the clubhouse in good. Commissioner Renzi asked if the paths would have benches, bollards, safety lights or safety call stations. Mr. McFarland stated some benches can be incorporated. Commissioner Renzi suggested solar lighted bollards where pathways insect and bicycle parking rack at the clubhouse. Chairman Kiefer advised the applicant that the public may object to the lot lines not match the existing lots in Liberty Grove. Commissioner Seggebruch stated in general he can support this development. Commissioner Seggebruch agrees that Colonial Parkway needs to connect to this development. Commissioner Seggebruch indicated that the townhome unit should shield the commercial development and provided a suggestion on how to reconfigure the age-targeted unit and townhome unit so there is a more uniformed look along Wallin Dr. and a better transition into the single-family unit. Chairman Kiefer asked Commissioner Seggebruch for his opinion regarding the elevations presented. Commissioner Seggebruch indicated that the applicant will need to have more masonry on their elevations. Commissioner Seggebruch asked what the selling price range will be. Mr. McFarland stated the anticipated range is from $350,000 to $650,000. Commissioner Seggebruch indicated the commercial piece needs to be something nice that blends into the development. Commissioner Valerga stated the elevations are standard and would like to see more of a variety. Commissioner Valerga agrees that the commercial needs to blend into the neighborhood. Commissioner Womack wants the Village to decide if that is enough commercial area to allow for a nice development to set the stage for downtown and if it is not enough does the Village still want it to be commercial. Commissioner Womack asked if the parcel north of the YMCA is owned by the YMCA and if there is a plan to develop it. Mr. Proulx indicated that the parcel is owned by the YMCA and explained the agreement the YMCA has with the school district. Commissioner Womack wants to make sure we are not trying to force a commercial development if it does not fit. Mr. McFarland stated the commercial area was designated because of the future land use map and it was also suggested by staff. Chairman Kiefer stated the nature of that intersection will change because of development and would like to see a higher end commercial development that does not include a gas station, nail salon, phone center, etc. Plan Commission Minutes January 18, 2022 Page 3 of 3 Commissioner Womack asked if there is a development planned for the southeast corner of Wallin Dr. and Route 126. Mr. Proulx explained what was approved per the annexation agreement for that parcel. Chairman Kiefer would like the commercial to be architectural interesting continue westward from Van Dyke Rd. Commissioner Womack agrees with the Chairman’s comments regarding the commercial development. Mr. Proulx stated staff appreciates and agrees with the commercial comments and will continue to work with the Village and the applicant. Chairman Kiefer pointed out that if the commercial parcel goes away commercial development will be stopped to the west. Commissioner Renzi recalls from past discussions that the downtown would extend to Van Dyke Rd. and Wallin Dr. would be more motor vehicle driven. Commissioner Womack asked why the parcel just north of the proposed development is not included. Mr. McFarland stated different ownership. Commissioner Womack agrees that Colonial Parkway needs to connect to the south and with Commissioner Seggebruch about reconfiguring the townhome unit and age-targeted unit. Commissioner Womack suggested they continue the bike path to Presidential Ave. and adding a park to the detention area behind townhome 13. Commissioner Womack asked about the dead-end street in Fairfield Ridge subdivision. Mr. Proulx explained why that street does not connect to Wallin Dr. Commissioner Womack asked if 60-foot street width is standard. Mr. Ding stated the standard is 66 feet and the applicant will be requesting relief. Mr. Proulx stated the applicant’s engineer will be meeting with the village engineer this week. Mr. Ding indicated that a commercial development would be beneficial to the village for tax revenue. Commissioner Womack made a motion to forward a recommendation in support of the proposed concept plan for the Keller Farm development. Second by Commissioner Valerga. Vote by roll call: Renzi, yes; Seggebruch, yes; Valerga, yes; Womack, yes; and Kiefer, yes. Motion carried 5-0. DISCUSSION Commissioner Renzi voiced his issue with how the minutes are being summarized since they do not appropriately explain his no vote, does not show the extent of the discussion, or reflect angst among the commissioners. Chairman Kiefer agreed. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 8:12 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary