Village of Plainfield Plan Commission met Sept. 15.
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 to the flag.
ROLL CALL: Commissioners Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer were present.
Commissioners Heinen and Minnis were absent.
OTHERS PRESENT: Jonathan Proulx, Director of Planning; and Jessica Gal, Associate Planner.
APPROVAL OF MINUTES
The Minutes of the Plan Commission meeting held on September 1, 2020 were approved as amended.
PUBLIC COMMENTS
No Public Comments received via email.
DEVELOPMENT REPORT
No Report.
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
Ms. Gal the developer, Redwood Living LLC., is seeking approval of a special use for planned development to permit up to 211 single-story apartment homes, site plan review, and preliminary plat approval for a multi-family residential development on approximately 38 acres of vacant agricultural land located at the southeast corner of West 143rd Street and South Steiner Road. The subject property was originally annexed in 2004 as Pod 12 of a larger, 673-acre development known as the McMicken Assemblage. The subject property is currently zoned R-1 to allow a townhome development of up to 252 units (6.8 du/acre), pursuant to a previously executed annexation agreement.
Ms. Gal reviewed the staff report dated September 11, 2020. Ms. Gal concluded staff believes that the proposed development is a welcome addition to the Village of Plainfield and feels that it is consistent with the land use and density recognized through the previous annexation agreement. The requested variations from the Zoning Code are also minimal in order to create a coordinated land plan and provide sidewalks throughout the development. There is an increasing need to provide options for aging residents that want to remain in Plainfield and as noted Redwood’s resident profile typically pulls from within a 3-mile radius. Furthermore, the proposed development is an appropriate buffer between residential uses east of Steiner Road and industrial development planned west of Steiner Road. Meanwhile the development has given considerable consideration to the providing an attractive community that has characteristics similar to that of an attached single-family home with zero maintenance responsibilities for residents. In advance of such public comment and discussion by the Plan Commission, staff recommends approval.
Chairman Kiefer swore in Kellie McIvor, applicant; and Kevin Serafin, engineer.
Chairman Kiefer stated no public comments were received via email. Ms. Gal confirmed.
Commissioner Renzi is pleased with the changes to the sidewalks and bike paths. Commissioner Renzi asked which streets are effect by the street narrowing. Mr. Serafin stated the north street in Phase 2 and the connecting extension to the east then north are at the 28 feet wide roads, all the other streets are 22 feet. Commissioner Renzi asked if delivers and packages will be delivered to the residence and will each unit have their own mailbox. Ms. McIvor stated packages will be delivered directly to the residence and mail will have a central delivery location. Commissioner Renzi asked how many feet there is between the garage and sidewalk are and how wide is the sidewalk because it stated in a letter 4 cars can be parked in the driveway. Mr. Serafin stated it is 22 feet to the edge of the sidewalk and the sidewalk are 4 feet wide. Chairman Kiefer stated because Commissioner Renzi connection has frozen, they will come back to him for comments.
Commissioner Ruane asked how the carriage walk will be identified. Ms. McIvor indicated that the carriage walks will be stained red, which is FHA color approved. Commissioner Ruane is concerned about someone who is vision impaired will not be able to identify the carriage walk. Ms. McIvor indicated they work very hard to be ADA and FHA compliant. Commissioner Ruane suggested having a sidewalk to the west entrance to the since there will be a connection to another sidewalk and adding streetlights at the entrances. Mr. Serafin stated streetlights can be added to the entrances. Commissioner Ruane suggested grassy pavement where they will be plowing their snow into the detention area. Commissioner Ruane is happy the developer did not max out the density, so he has no problems with the variance requested. Commissioner Ruane asked if the commission will be reviewing the final landscape plan. Ms. Gal indicated that staff and the applicant are looking for input on landscaping for the final plan. Mr. Proulx stated the final landscape plan will be reviewed when the final plat comes before the commission. Commissioner Ruane suggested the applicant have more consistency along Steiner Rd. for setbacks. Commissioner Ruane suggested combining two of the stormwater basins or moving one to the center of the development, changes to the bike path, and adding more parking near the park. Commissioner Ruane asked why the building closest to 143rd St. is turned and misaligned. Ms. McIvor stated there is an easement there and it was also suggested by the commission last meeting to turn the building to make the entrance more interesting. Mr. Serafin addressed the suggestion regarding the stormwater basin stating that the highest point of the development is in the center and there are drainage patterns already along 143rd St. Mr. Serafin also added planning wanted an open vista for the bike path, so lights were not shing into homes. Commissioner Ruane asked if the windows will be trimmed on all four sides as noted by the applicant. Ms. McIvor stated there will be 4-inch around ever window or shudders. Ms. McIvor added the PUD requirements are vista at corners and she asked if the they would like to see linear bike paths or the vista. Commissioner Ruane stated linear bike paths is preferred by him.
Commissioner Seggebruch agrees that there should be lighting at the entry of the subdivision. Ms. McIvor committed to having lighting at the entrances of the subdivision. Commissioner Seggebruch asked if the carriage walks are on both sides of the street. Ms. McIvor confirmed. Commissioner Seggebruch is concerned that the sidewalks wrap around parking spaces and suggested parking bumpers. Ms. McIvor stated the reason the sidewalks wrap is for FHA Accessibility. Commissioner Seggebruch asked if the eastside of Steiner Rd. is for a bike path. Ms. Gal stated there will need to consistency between developments and staff suggests continuing the bike path. Ms. McIvor stated Redwood will match what is existing. Commissioner Seggebruch indicated the angled unit in the northeast corner could be move south to line up with the other units. Commissioner Seggebruch asked if the renters are mandated to use the garage and if they are limited to two vehicles per unit. Ms. McIvor stated residents have a limit on vehicles and there is no on-street parking. Commissioner Seggebruch asked how snow removal is handled if there are cars parked in the driveway. Ms. McIvor indicated she will need to investigate that.
Commissioner Womack thanked the applicant for working with staff on the commission’s comments from the concept meeting. Commissioner Womack asked staff if the Village has any experience or issues with snow removal or because this is private streets we would not be concerned. Mr. Proulx stated the Villas at Fox Run would be a comparable development and is not aware of any issues that have occurred. Commissioner Womack asked if on-street parkers are towed. Ms. McIvor stated yes. Commissioner Womack asked if the water and sewer will be public. Ms. McIvor confirmed. Commissioner Womack asked the applicant to explain their stormwater management from 143rd St. Mr. Serafin explained what improvements will be made and how the water will be managed. Commissioner Womack asked will there be a wheel stop at the on-street parking because of the integral sidewalks. Mr. Serafin stated they will need to discuss their options to address this issue. Commissioner Womack asked if the bike path on the eastside of the development will tie into the development to the south. Ms. Gal indicated both developers are willing to connect their bike paths. Commissioner Womack agrees with Commissioner Ruane comments on the bike path bisects at phase 1 and 2. Commissioner Womack asked what the second variance is for. Ms. Gal stated it is for impervious area coverage.
Commissioner Renzi asked the applicant if they agree to meeting the Village’s landscaping standards. Ms. McIvor stated they agree to meet the lesser of the two standards between the Village’s standards and Redwood’s landscape standards. Ms. Gal indicated that buffering will be important, but staff will work with the applicant on the final landscaping plan. Commissioner Renzi asked since the Redwood does not have parkway trees how will they accommodate for the lack of parkway trees. Ms. McIvor indicated there will be street trees and there will also be shrubbery. Commissioner Renzi indicated he would like windows on all four sides of the residence. Commissioner Renzi asked if there will be a bike path on Steiner Rd. instead of sidewalk. Ms. McIvor stated they are committed to continue the matching sidewalk or bike path whatever is existing along 143rd St. and Steiner Rd.
Commissioner Womack made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for planned development to permit up to 211 single-story attached apartment units, 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 Seggebruch. Vote by roll call: Renzi, yes; Ruane, yes; Seggebruch, yes; Womack, yes; Kiefer, yes. Motion carried 5-0.
Commissioner Ruane made a motion to approve the site plan review for of Redwood Plainfield, a townhome development of up to 211 units, 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 Renzi. Vote by roll call: Seggebruch, yes; Womack, yes; Renzi, yes; Ruane, yes; Kiefer, yes. Motion carried 5-0.
Commissioner Renzi made a motion to recommend approval of the Preliminary Plat of Subdivision for Redwood Plainfield, a townhome/rental development of up to 211 units, 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 Seggebruch. Vote by roll call: Ruane, yes; Womack, yes; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 5-0.
DISCUSSION
Commissioner Ruane asked staff to explain what is happening at the end of Van Dyke Rd. near Mather Woods. Mr. Proulx stated that area was originally part of road extension between Wallin Woods and Springbank but the road connection is no longer viable. The Village Board approved an annexation amendment to substitute a road connection with a trail connection. The current owner is building a single-family home. There will be a trail connection between Springbank extending through Mather Woods into Wallin Woods subdivision.
Commissioner Ruane indicated that the escape room/axe throwing business downtown buildout has built the escape rooms in the front of the building and it was discussed during the case that the front façade would not be affected. Mr. Proulx indicated that there will be addressed through signage and other improvements they have planned.
Commissioner Renzi asked if the barricades and a police presence north of Community Bank are because of truck traffic. Mr. Proulx explained because the Village had posted “No Trucks” signs on 143rd St. logistic software used by trucking companies flagged a part of 143rd St. a no truck traffic route. The Village work hard to rectify the situation, so the trucks were not using the subdivision for their truck routes.
Commissioner Seggebruch asked staff the status storage facility that was approved for the Crossroad subdivision. Mr. Proulx stated that the applicant indicated that they would be moving forward.
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 8:40 p.m.
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