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HomeMy Public PortalAbout03-01-22 Plan Commission Minutes Plan Commission Record of Minutes Date: March 1, 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 Goins, Renzi, Seggebruch, Womack and Chairman Kiefer were present. Commissioners Heinen, Minnis, Nicholson, and Valerga were absent. OTHERS PRESENT: Jonathan Proulx, Planning Director APPROVAL OF MINUTES The Minutes of the Plan Commission held on February 15, 2022, were accepted as amended. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT No Development Report. OLD BUSINESS No Old Business. NEW BUSINESS 1957-012722.FP EAST OF DRAUDEN RD., SOUNTH OF RENWICK RD. OA PLAINFIELD (CHICAGO) ASLI VI, LLLP Mr. Proulx stated the applicant is seeking approval of the final plat for Unit 10 of Springbank to create 107 single-family detached home lots for a proposed age-targeted development. Unit 10 of Springbank was previously entitled for the age-targeted project by an amendment to the Springbank annexation agreement, as well as approval of a special use for planned development and approval of the preliminary plat. Mr. Proulx reviewed the staff report dated February 25, 2022. Mr. Proulx concluded staff finds that the proposed Final Plat for Unit 10 of Springbank is consistent with the preliminary plat, annexation agreement amendment, and approved special use for planned development. Subject to discussion by the Plan Commission, staff recommends approval of the final plat, subject to the noted stipulations. Chairman Kiefer swore in Dean Edmeier, representing developer. Mr. Edmeier provided a quick summary of the development and updates made to plan since preliminary plat approval. Chairman Kiefer asked for public comment and there was no response. Commissioner Renzi asked staff if the verification for the previously dedicated 51-foot half-section along Drauden Rd. is enough as noted on Page 2 of the staff report. Mr. Proulx stated the staff and the applicant still need to meet to discuss and he explained what improvements were made by the other units in Springbank to Drauden Road. Commissioner Renzi asked if this will be resolved before the applicant goes before Village Board. Mr. Proulx stated certainly or before the plat is recorded. Mr. Edmeier indicated this information is important because they will be responsible for extending the road to the south beyond Unit 10. Commissioner Renzi asked the applicant if they agree with the amount of recapture calculated by staff. Mr. Edmeier agreed they will need to pay recapture. Commissioner Renzi asked if all the homes will be ranch homes on slabs. Mr. Edmeier stated that 60% to 70% will have Plan Commission Minutes March 1, 2022 Page 2 of 3 basements. Commissioner Renzi asked how far the lots along the river are from the river. Mr. Edmeier explained the lots are up on the bank with forested buffer between the lots and the river. Mr. Edmeier also explained there is an Outlot D that will not be built upon, and he has asked the Village if they would like to take it over or another unit of government. Commissioner Renzi asked if there is a floodplain and how close are those lots to it. Mr. Edmeier explained the location of the floodplain. Commissioner Seggebruch asked if Outlot D goes to the center of the river. Mr. Edmeier confirmed and currently as it stands today the HOA has ownership. Commissioner Seggebruch asked if there will be any maintenance the HOA will need to do the Outlot D. Mr. Edmeier stated no. Chairman Kiefer asked what staffs’ opinion of Outlot D is. Mr. Proulx stated having public ownership of this parcel could be beneficial. Commissioner Seggebruch asked what would trigger the south improvements to Drauden Rd. Mr. Edmeier stated the development of Unit 3A of Springbank and explained how they are trying to complete the road improvements and right-of-way issues. Commissioner Seggebruch asked about the Forest Edge Dr. access. Mr. Edmeier explained that it is planned to be a full access road. Commissioner Seggebruch asked if Forest Edge Dr. is in unincorporated Will County. Mr. Proulx stated it is in the Village. Commissioner Seggebruch asked if there will be one- and two-story homes. Mr. Edmeier explained this is an age-targeted development so they will be all ranch homes. Commissioner Seggebruch asked if there will be cluster mailboxes. Mr. Edmeier stated the Post Office will require cluster mailboxes and ComEd is requiring all utilities in the front yard. Commissioner Seggebruch asked how does the landscaping on each lot work. Mr. Edmeier stated the builder will have a standard landscaping plan and the owner will be able to add landscaping on their own. Commissioner Womack wants to ensure that there is a safety barrier on the turn on Forest Edge Dr. since there is an open space area there. Mr. Edmeier stated there is an opportunity to add some evergreens. Commissioner Womack asked if there are plans for connectivity to the south future developments. Mr. Proulx thinks because of the nature of this subdivision a south connection would not be required. Commissioner Womack asked if there is berming along the north property line. Mr. Edmeier explained what landscaping is proposed. Commissioner Womack asked for a safety barrier at the south end of the future Forest Drive extension which would protect pedestrians on the recreation path, but also to provide shielding of headlights from southbound traffic along Forest Edge, this would also help prevent a distraction or hazard for northbound traffic on Drauden -- essentially making sure we avoid someone driving north on Drauden getting confused with headlights on Forest Edge appearing as if it's oncoming traffic head on. Commissioner Womack asked if there are any amenities in the future park area. Mr. Edmeier explained the park in on a Nicor easement, so there will be a walking path and a detention area so additional water will not be released into the river. Commissioner Womack asked him to change the label to “future open space” since it is not truly a park. Commissioner Goins asked in what timeframe will this be completely built out. Mr. Edmeier explained the timetable for this subdivision with construction starting in the summer/fall. Commissioner Goins asked how the buyer will know it is an age-targeted community. Mr. Edmeier stated it will be part of the HOA covenants. Commissioner Goins asked if there could still be children in this subdivision. Mr. Edmeier stated it is highly unlikely since there will be restrictions by HOA regarding playsets, pools, fences, etc. Commissioner Goins is considered about this subdivision not being completed like another age-targeted community in the Village. Mr. Edmeier explained how there will be success with this subdivision. Commissioner Goins asked if there are areas protected for greenspace. Mr. Proulx pointed out the greenspace/open space they are proposing. Mr. Edmeier stated they are following the original plan of development and are adding more greenspace where they can. Plan Commission Minutes March 1, 2022 Page 3 of 3 Commissioner Womack made a motion to recommend approval of the Final Plat for Unit 10 of Springbank, subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; 3. Payment of $28,835 in Springhole Creek liftstation and forcemain sanitary sewer recapture prior to recording. Second by Commissioner Renzi. Vote by roll call: Seggebruch, yes; Renzi, yes; Womack, yes; and Kiefer, yes. Motion carried 4-0. DISCUSSION No Discussion. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 7:52 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary