A decade ago — the last time the village’s comprehensive plan was updated — the economy was booming, and it seemed developers couldn’t build enough high-end housing to satisfy consumers.
But times have changed, according to trustee Bill Lamb, who served as chairman of the Comprehensive Plan Advisory Committee. The large developments that flooded the village in the early 2000s are a thing of the past.
“The opportunities to build those kind of houses are now diminished … the demographics have changed,” Lamb said.
These days, he said, home buyers are looking for a more diverse mix of housing products, from young professionals looking to upgrade to empty nesters looking to downsize.
On Monday, village trustees heard from committee members, who have been working since last fall to craft a blueprint for Plainfield’s future growth, including a proposal that would bring a mix of affordable multi-family housing to the village.
“Perhaps the most remarkable change will be the projected decrease in the rate of growth and the projected population of 62,000 people by 2030,” Planner Michael Garrigan said in a memo to the village board, adding the comprehensive plan focuses on how the village will accommodate those additional 22,000 residents.
According to Garrigan, the best way to accommodate that growth would be to promote development in areas with existing utilities.
A shortage of affordable lots in north Plainfield could mean developers will look to expand into the southwest part of town, where utilities are already in place to serve the existing Creekside Crossing and Springbank developments, he noted.
The downturn of the housing market has meant both of the partially built-out developments have met with limited success, Garrigan said, leaving room for growth.
Southwest Plan
On Monday, trustees heard the proposed vision for what committee members called the Southwestern Plan, which encompasses the section of south Plainfield bordering the City of Joliet.
The area lies west of Drauden Road and south of Renwick Road.
Garrigan said a dramatic demographic change will likely create a demand for higher-density housing.
“Approximately 75 percent of future households will be non-traditional,” shifting away from what he called the “Ozzie and Harriet-type” household, Garrigan said.
“Plainfield will still be predominantly single family but there will be a market for other types of product,” he noted. “This plan is to try to respond to future demographics over the next 10, 20 years.”
Trustees got a preview of what that could look like as a developer laid out tentative plans for the Vista Pointe subdivision, which calls for a mix of single family and multi-family housing including apartments, townhomes, duplexes and large manor homes.
The development, which is at the corner of Ridge and Wheeler roads, would include multi-family housing along Ridge and County line roads among its proposed 1,203 units, breaking down as follows: 216 apartments, 104 townhomes, 87 manor home units and 20 duplexes.
The proposal also calls for four neighborhood parks, along with a school — a point that caused concern for at least one board member.
Trustee Margie Bonuchi, who is employed by the Plainfield School District, asked who would pay for the new school.
“It’s a nice idea,” she said. “In District 202, building a new school financially is not feasible.”
‘We can do better’
Bonuchi also had concerns with the proposed higher density.
“I do not want to market the south of Plainfield as the lesser end of town,” she said. “My big concern about this overall plan is the people density,” Bonuchi said, adding she was not sold on the concept of mixing apartments, manor homes and townhomes.
“It has to be looked at very carefully,” she said.
Trustee Dan Rippy agreed, saying he was concerned about the additional pressure the high density would put on local schools and fire protection district.
“Personally, I don’t think it’s the wisest choice to bend to the market immediately until we know what it’s going to be in 20 years,” he said.
“This reminds me of Lakewood Falls and that’s not what I envision for the future of the community,” Rippy added, referring to the large, multi-phase subdivision in unincorporated Plainfield. “I think we can do better.”
Developer Tom Small urged trustees not to dismiss the proposal.
“It’s always, ‘We don’t want this kind of people,’” he said. “These people are teachers, firefighters, police officers,” Small added, noting the proposed price points for the homes are in the $200,000s.
“Four to five years ago, these kind of people could afford $300,000, $400,000 [homes],” he said. “The reality is the marketplace has changed.”
Lamb noted that higher density doesn’t have to mean lower quality.
“We really want it to be something special,” he said. “It doesn’t have to be a cheap or inexpensive or lower-class part of town.”
Mayor Mike Collins stressed that the proposal is only a draft.
“It’s just a blueprint,” he said. “ … Because the economy is so slow right now, we have to have a vision for what we want.”
Trustees Paul Fay and Garrett Peck were absent from Monday night's Committee of the Whole meeting.
Read more about the proposed comprehensive plan update here.
Commercial/Manufacturing/Distribution/Retail means jobs, all BEFORE we build a glut of houses. Maybe the next board presentation should be chaired by someone (Corpration) who brings $ into the village. Housing should follow not lead!
“I do not want to market the south of Plainfield as the lesser end of town,” Why would you do that? Who said anything about 'lesser end of town'? Do you honestly think people in townhomes are 'beneath you'? These are your words, and your words alone, Margie. This is how Margie Bonouchi actually thinks of her fellow residents. She made a huge mistake in letting this little gem slip out of her mouth. That ugly personality of Plainfields past that is currently being exemplified by her, is what many residents have worked hard to eliminate. We have chosen to judge people on their actions, not on their perceived 'class' or skin color. It is embarrassing that she holds any sort of public position while holding this attitude.
Right now there are 284 single family homes on the market and 92 attached homes (townhomes/duplexes) available. In the past year 296 attached homes have sold, in the past 3 MONTHS(thats right 3 months) 282 single family have sold!So where is this "Non traditional change" occurring? People are still buying single family just not the 3000+ square foot single family. The village should still follow the traditional single family development without jamming 2 homes on one lot or building more hideous apartment complexes and then have the school district issue more tax breaks. The residents of Plainfield are the Ozzie and Harriet generation, we all want our picket fences! Be more concerned about BRINGING IN MORE BUSINESSES! Let the businesses help relieve some of our tax burden and help develop the village. I don't want to be surrounded by towers of apartments or places like Riverside Towns. I want to live with my picket fence and go shopping at the local mall or dine at the restaurant down the street. There should not be a North and South rather one great community!
The Republican makeup of the Village Board decided they needed to purchase Baci, renovate it, and give grants to them to have it just sit on the market as an attempt to block another purchaser from making this transaction happen. I didn't expect to move into the Village realizing there were some Board members that have such a self-serving agenda.
What a surprise, Garrett Peck is missing in action, AGAIN. I guess he figured it is easier to just not show up now, instead of constantly abstaining from votes. Might as well save himself the trip, and do something else. He lost the election, so now is showing his 'true colors'. He doesn't care one bit about 'serving the people' as so many have claimed.
There were 283 detached single family homes that sold in Plainfield in the last 3 months, and 86 attached. These numbers include all Plainfield zip codes (including incorporated Joilet 60586). Plenty of 'low income' housing available and sales, and still plenty of inventory left. This plan is not needed.
What defines a slum? Who lives in a slum? Is Plainfield a slum?
Here is the total crime rate for Naperville; http://www.city-data.com/crime/crime-Naperville-Illinois.html Here is the total crime rate for Plainfield; http://www.city-data.com/crime/crime-Plainfield-Illinois.html For the last year that direct comparisons can be made(2003), the total crime rate was HIGHER in Plainfield, than Naperville(145 vs. 104). And this was 10 years ago, before the recent (and building) crime wave hit Plainfield. Not even a few weeks ago, a man who lived in a single-family house attempted to carjack and kidnap a woman who lived in a townhome. In case you haven't noticed, that is exactly the opposite of what you claim will happen, and it is already happening. And where did that woman live who killed her son, and her friends son? That's right, in a single family house. You need to let go of your ingrained prejudices. That is the old Plainfield attitude, and it is unfortunate to see remnants of it still linger into the 21st century. In fact, I can say for certain that you have a lower net-worth than I do. Should I have tried to 'keep you out' based on that alone? I highly doubt that you would accept someone judging you on the same standards you use.
Now, lets get a ban on all single-family homes, since they obviously attract crime. Or we could, you know, be rational.
As for the increase in crime - once the low-income, high-density housing in Chicago was eliminated, those displaced residents mmoved on to the next-cheapest area - economically depressed Will County and all of its foreclosures, short sales and rentals single-family residences. The criminal element that was once in the city is now taking root out here. Aregue it all you want - it's true. And that's not racist - it's fact.