Village of Plainfield Plan Commission met March 20.
Here is the minutes provided by the Commission:
Call To Order, Pledge, Roll Call:
Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the Pledge.
Roll Call: Commissioners Green, Heinen (7:09 p.m.), Minnis, Renzi, Seggebruch, and Chairman Kiefer were present. Commissioner Womack was absent. Plainfield Fire Protection District, Plainfield Township Park District, Plainfield Public Library District and Plainfield Community Consolidated School District 202 were absent. Others Present: Jonathan Proulx, Director of Planning; Kendra Kuehlem, Associate Planner; Yuchen Ding, Associate Planner; and Tracey Erickson, Recording Secretary.
Approval Of Minutes:
The Plan Commission minutes dated February 20, 2018, were approved as amended.
Public Comments:
No Comment.
Development Report:
Mr. Proulx provided an update on cases from the recent Village Board meetings, which included the following cases: R.R. Tire & Auto, The Boulevard and Plainfield Zoning Map. Mr. Proulx also stated The Farmhouse will not be ready to present at the April 3rd Plan Commission Meeting.
Old Business
New Business:
Case No. 1782-030218.AA.SU East of Ridge Rd., South of 135th St. Playa Vista Subdivision Ms. Kuehlem stated the applicant is requesting to change the previously approved development to allow for the option of duplex style homes, or single-family detached. The proposed changes require approval of an amendment to the annexation agreement, and major change to the planned development.
Ms. Kuehlem stated staff supports the proposal to change areas labeled “Flex Area 1” and “Flex Area 2” on the site plan, to duplex style homes. Staff believes that the elevations of the new home products are of a high quality, in conformance with the Village’s design standards, and compatible with existing townhome and ranch homes that have been constructed. Staff believes that the successful build-out of this neighborhood will be a benefit to existing residents and the Village. Prior to any public comment and discussion by the Plan Commission, staff recommends approval.
Chairman Kiefer swore in Thomas McSharry and Michael Presbitero, representing the applicant. Mr. McSharry clarified that they are requesting Flex Area 1 and Flex Area 2 along with additional duplex lots.
Charmian Kiefer asked for public comment. There was no response.
Commissioner Seggebruch asked if there will be mixing of single-family homes and duplexes in the Flex Areas. Mr. McSharry stated they will not be mixing. Commissioner Seggebruch provided an explanation on why he feels Flex Area 1 would be better for a duplex area. Commissioner Seggebruch asked if Flex Area 1 will be the first area they will be looking at building duplexes. Mr. McSharry provided an explanation on where the model duplexes would be located and how they would proceed with Flex Area 1.
Commissioner Minnis asked if the smaller lot sizes in Flex Area 2 would be sufficient for a duplex unit. Mr. McSharry stated yes and as noted they would minimize the side yard setbacks. Commissioner Seggebruch asked staff if the setbacks meet the requirements or if a variance is needed. Mr. Proulx stated that Playa Vista Subdivision allows for a minimum interior side yard setback of 6 feet and the proposed duplexes could be accommodated within that 6-foot setback.
Commissioner Seggebruch stated he likes the elevations and asked the applicant how they think the duplexes will fit in with the existing homes. Mr. Presbitero stated the duplexes will be built with full basements and that they have had success with the duplexes in Mokena. Mr. Presbitero stated the duplexes will be 2,000 square feet and 2,100 square feet units.
Commissioner Green asked if they will be using brick on the exterior of the duplexes. Mr. Presbitero stated the duplexes will have brick fronts and vinyl siding on the sides and back, which will match the existing homes in the neighborhood. Commissioner Green stated the 10,000-square foot lot is smaller then what is required by code. Mr. Proulx stated Zoning Code calls for a 12,000-square foot lot for a single-family but this has been approved for something other than that. Commissioner Green asked the applicants if the Playa Vista duplex units will be sold at the same price point as Mokena. Mr. Presbitero stated the prices have not been set but it would his assumption it would be. Commissioner Green asked if they would consider not using vinyl. Mr. Presbitero stated they will follow the building codes and that a hardy board material will add cost to the project. Chairmen Kiefer stated it is the same materials they are currently using in this development. Mr. Presbitero stated yes and that vinyl siding has more colors than in years past. Commissioner Green asked how vinyl siding ages. Mr. Presbitero stated he is not sure but he does not know of any problems with vinyl siding.
Commissioner Seggebruch asked if there is a minimum lot size for a duplex in the Subdivision Code. Mr. Proulx stated the minimum lot size for R-1 zoning per the Zoning Code is 12,000 square feet and duplexes are permitted in the R-1 zoning district and require a minimum of 6,000 square feet per dwelling unit. Mr. Proulx stated that Playa Vista is a planned development and explained what that means. Commissioner Seggebruch reviewed the lot sizes per the site plan. Mr. McSharry explained how they were changing the lot sizes in the Flex Areas. Commissioner Seggebruch stated that the Flex Area lots are larger than the proposed single-family lots.
Commissioner Heinen stated he likes the variety that the duplex will bring to PlayaVista and he supports the Flex Areas.
Commissioner Minnis asked for clarification on the number of duplex units that are being proposed. Mr. McSharry stated it would increase the dwelling units by 24 which would be as follows; Duplex Lot Area has 20 single-family lots converted to 15 duplex lots for 30 dwelling units, Flex Area 1 has 26 single- family lots converted to 18 duplex lots for 36 dwelling unit, and Flex Area 2 has 12 single-family lots converted to 8 duplex lots for 16 dwelling units.
Commissioner Renzi asked for confirmation that there will be a 6-foot setback around the lot if it is converted to a duplex lot and no easement will be required except the ones that are already granted. Mr. McSharry stated that was correct and explained what will happen with the easements if the lots become duplexes.
Commissioner Renzi stated the duplex elevations included in the staff report appear to show all brick but per the testimony it will only be the front elevation in brick and the other sides will be vinyl siding. Mr. Presbitero stated correct and to do an entire brick duplex would be costly. Chairmen Kiefer asked if there would be an option for an all brick duplex. Mr. Prebitero stated that they will probably be building them ahead of a buyer. Commissioner Renzi asked if they had a price for an all brick home. Mr. Prebitero stated he does not have an updated price from their mason, so he would not be able to provide a price. Commissioner Renzi stated the Village Board should have accurate elevations showing brick front and rest of the duplex with vinyl siding. Commissioner Renzi asked staff to clarify this statement in the staff report “.new duplex product is compatible with the existing townhome and ranch homes that have been constructed.”. Chairman Kiefer clarified that the applicant is not offering all brick homes in this subdivision. Commissioner Renzi asked staff if that is what they meant by compatible because they are using same products for a different design. Ms. Kuehlem stated yes.
Commissioner Renzi asked the applicant to elaborate on why they think duplexes will succeed in this subdivision. Mr. Prebitero stated they have been successful with the duplexes in other areas. Mr. Proulx stated staff supports the duplex option and explained why.
Commissioner Renzi asked if the motion could be changed to grant Flex Area 1 and once Flex Area 1 is completed the applicant can move to Flex Area 2. Mr. McSharry explained how Flex Area 1 would take the least amount of capital to begin construction and explained what would need to happen in Flex Area 2 before construction could start. Mr. McSharry stated the main reason for requesting Flex Area 2 is for them to handle it on staff level if the time comes.
Commissioner Green asked when the first plat was submitted. Mr. Proulx stated this sudvision was approved in 2006-2007 and the first final plat was recorded about 2007. Commissioner Green asked how many times they have changed the plat. Mr. Proulx stated this is the third or fourth time. Commissioner Green stated if the developer could look at long term cost to capital and think about how much profit they need on each house. Mr. McSharry stated the original plan was for 407 units and provided the history of the property and development.
Commissioner Seggebruch asked if they will be building a model for the duplexes. Mr. McSharry stated yes. Commissioner Seggebruch stated he liked the diversity and explained why.
Commissioner Seggebruch made a motion to recommend approval of the requested major change to the planned development for the project known as Playa Vista, to allow either single-family detached, or duplex style homes in flex areas 1 and 2, 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: Renzi, yes; Green, no; Heinen, yes; Minnis, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-1
Discussion:
Chairman Kiefer read the reminders.
Meeting adjourned at 7:53 p.m.
https://docs.google.com/gview?url=https%3A%2F%2Fplainfieldil.granicus.com%2FDocumentViewer.php%3Ffile%3Dplainfieldil_1691fce9b3b3cec0af4e6f860de8dbf2.pdf%26view%3D1&embedded=true
Alerts Sign-up