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HomeMy Public PortalAbout08.17.92 VB Public Hearing MinutesP A NFIELD VILLAGE BO OF TRIISTEE PUBLIC HEARING DATES AUGUST 1T, 1992 AT: PLATNFIELD PUBLIC LIBRARY MEMBERS OF BOARD PRESENT: MAYOR LATTA, D. GULLICKSEN, W. SHARP, J. RAY, R. ROCK, M. LAMBERT, J. DEMENT WAS ASSENT. OTHERS PRESENT: D. V. J. P. D. H. VAN VOOREN - ADMINISTRATOR KRNAC - VILLAGE CLERK HARVEY - ATTORNEY WALDOCK - PLANNER BENNETT - POLICE CHIEF HAMILTON - ENGINEER At 7:03 p.m. Mayor Latta opened the Public Hearing. Roll call was taken, J. Dement was absent. Planner Waldock spoke in reference to Case No. 353--070192-AA. Abblicant - Golden Development Corporation. Location - Southwest corner of Renwick Road and Route 59 (Waite Farm). a uest - • Annexation Agreement Amendment for a fifty-five (55) acre site known as Golden Development/Waits Farm. The applicants propose to amend the existing Waite Farm Annexation Agreement for the 72.77 acre site (seventeen (17) acre commercial area is not included in Golden Development's Amendment}. This amendment is intended primarily for the purpose of accommodating the Concept Plan attached as part of the agreement. The Concept Plan includes eighty-two (82) single-family homes with lot areas of nine thousand (9,000) single-family minimum (lot width is not specified). The proposal also includes seventy-two (72) two-family units as a transition from commercial to single-family. Open space/parks are provided along the power lines west of the site. Open area/park space is also provided in the center of the site (see sand volleyball court). Storm water control areas are located in the southeast and southwest corners. Zoning Variations: The Concept Plan proposes variations from lot area and width requirements. No setback variations are indicated. All home plans are proposed to be built by the applicant and all are capable of meeting standard setback requirements. Subdivision Regulations: The agreement provides for waiver of requirements for direct sump connections to storm sewer lines. Staff does not support this provision. Sanitary Sewer Regulations: The agreement provides a waiver from the overhead sewer requirement. This ordinance requires sanitary sewage from basement, and other below grade space to be pumped out, even when sewer mains in the street are low enough to provide gravity drainage. The Village adopted this requirement to avoid sewage back-up into basement during floods or times of sewer problems. Tap-on Fees: The applicants propose the waiver of tap- ~' pLAINFIELD VILLAGE BOARD OF TRUSTEES AUGIIST 17, 1992 PAGE TWO on fees for all homes in the development. Staff does not support this provision. Recapture: The agreement provides a cost recapture for water main extension along Renwick Road. A fifty percent (50~) cost share is requested with the owners to the north,. this would also include improvements to Renwick Road. This proposal Concept Plan is more suited to actual Planned Unit Development (PUD) provisions. The site is impacted by high tension power lines on the west and commercial development on the east. Attached housing is more appropriate on this site as a transition from commercial to single-family uses. The proposal has been amended (from originals presented by a previous applicant) to incorporate items listed by the Plan Commission. Generally, this plan is found to be acceptable by staff as a concept layout. It is suggested that this site also provides fifty foot (50') spacing for parkway trees and facade approval by the Village. The Plan Commission recommends approval of Annexation Agreement Amendments to accommodate the proposed Concept Plan with stipulations as follows: 1) Include provisions for parkway trees spaced each fifty feet (50') . With allowance for a two and one half inch (2 1/2") caliper (nurseryman standards measurement). 2) No tap-on fee waivers shall be provided. 3) Sump pump connection to storm sewers shall be required. 4) Ejector type sanitary sewer systems in accordance with Village standards shall be required. 5) Lot area and width are acceptable as presented. 6) Covenants and restrictions shall be prepared and approved as part of this Annexation Agreement. 7) Facade design approval process should include the Village. 8) Recapture provision to be further evaluated by staff. Mayor Latta questioned the Board in reference to the ejector pump and the overhead sewers. D. Gullicksen stated, if they can come up with an alternative, we should be able to come up with a solution. After more discussion, it was the consensus that some accommodations could be made. After some discussion in reference to waiving line charge fees and water and sewer tap-on fees, it was the consensus to deny waivers of these fees. The Board agreed to consider a recapture in the agreement that will be agreed upon by both parties. Mayor Latta stated she would like to see the landscaping requirements listed in the agreement, the Board agreed. After some discussion on lot size, the Board was agreeable on lot size for residential, but they would like the commercial looked into at time of the Site Plan Review. It was agreed that the Building Code and Building Ordinance will be looked into in the near future. Planner Waldock spoke in reference to Case No. 312-51691AZ. Owner Alan and John Fry. Location - Northwest corner Route 30 and 135th Street. Request - Annexation Agreement Amendment. Last July • 15, 1991 the Village Board approved the Annexation Agreement for this property and passed ordinances for adoption of the agreement. PLAINFIELD VILLAGE BOARD OF TRUSTEES AUGUST 17, 1992 PAGE THREE This amendment proposal is intended to specify matters related to sewer and water line recaptures, road way recaptures and public improvement requirements for the Fry property. As you may recall, the Fry Annexation Agreement included provisions for the cost responsibility of one half (1/2) of the road improvements for 135th Street along the entire length of the frontage. The agreement also includes provisions for a twenty (20) year payment plan to allow installment payments for the required public improvement costs. The amendment specifies a revised road improvement cost excluding the fifteen (15) acre school site. Further, this amendment also revised the Concept Plan Exhibit to include a layout for residential home sites and the school site which was not previously included. The amendment provides a recapture of one half (1/2) of the actual engineering and construction costs for utility extensions along the Birkett frontage on 135th Street. If the Birkett property builds first and they install utilities they receive a fifty percent (50~) cost recapture and vice versa if Fry develops first and installs the utilities (sewer and water). This section should be clarified to indicate that no recapture would be provided in the event that the lines are found to be inaccessible due to topography (therefore .not providing a benefit). For example, the Birkett property may be unable to use sanitary sewer lines along 135th due to its lack of depth. Therefore, the sewer would not benefit Birkett and would not justify a recapture fee. .The amount of cost recapture should correspond to the amount of benefit. The amendment. discusses the revised golf course entrance road location which has been shifted westward to accommodate the school site. This section establishes that the School District is responsible for their own road improvements along this frontage. In regard to the roadway improvement cost recapture provisions, the amendment provides a cost recapture of one half (1/2) of the cost of full width improvements to 135th Street from adjoining sites to the south. Conversely, the Fry property would be required to provide a recapture of one half (1/2) of the improvement costs in the event that the adjoining property owners (to the south) developed first and thereby improved 135th Street. However, the amendment limits the recapture payment to coincide with, the annual installments. In this way, the Fry property would not be obligated to accelerate payment beyond the agreed installment rate. This section should be clarified to provide for payment in full (for the benefit area), at such time as the Fry property is subdivided far residential development. The installment repayment is acceptable if the Fry property has not developed beyond a Gvlf Course use. No recapture should be provided to the Fry property for costs that are recognized as their responsibility. We continue to await resolution of discussions between District 202 and the Birkett representatives, When such agreement is reached, this matter is finalized. Staff will attempt to schedule meetings with the parties involved to conclude negotiation and reach final agreement. • pLAINFIELD VILLAGE BOARD OF TRUSTEES AUGUST 17, 1992 PAGE FOUR The Board discussed the improvements to 135th Street. Administrator Van Vooren stated the agreement calls for them (Fry's) to make payments in an escrow account consisting of fifty percent (50~) of the cost of urban profile from the east end their property to the west end of their property, they do not need to construct a fully developed road until the issuance of subdivision plans for the entire nine (9) holes. The School District have assumed the road (135th Street) to their west property line, for immediate construction. They must construct an urban profile road but they will build a rural profile road now.' When the Birkett Farm comes in, the road will be up-graded to an urban profile with curbs and gutters on both sides. 1n regard to recapture with relation to underground utilities, the sanitary sewer is shallow and the Birkett property is basically downhill. There may not be a benefit to the Birkett property. Planner Waldock stated the Birkett property should not be assessed for something they can't use. The School District and the Birkett Farm are working out their agreements. Planner Waldock spoke in reference to Case No. 355-071092AA. Apt~licant - Richard Selfridge, Attorney; Richard Rathbun Owner; Bonnie McClellan Owner; Tope Corporation Developer. Location - Along both sides of Route 126 just west of the interchange with I--55 in Section 2 of Plainfield Township. Request - Annexation Agreement for a one hundred sixty-four (164) acre site including single-family and' townhouse residential uses. The subject site in this case is vacant, agricultural land along both sides of Route 126. The site has an area of one hundred sixty-four (164) acres. Topography is relatively low and flat. Wooded areas are needed along the perimeter. The site is bisected by the Lily Cache Creek and is impacted by flood plan and wetlands. At present, the property is not contiguous to Village limits. Sanitary sewer and water also are not accessible without extensions of over one quarter (1/4) mile. Water main looping would result in extension of about one (1) male. The project site is surrounded by gravel mining areas. Across Lily Cache Creek is the Speicher/Gaylord salvage yard. The Plainfield Bass and Gill Club is on the west boundary of the center portion of the site and Material Service Corporation surrounds the north portion. The applicants propose to develop the subject site as a mixed residential use PUD. The north single-family development area includes eighty (80) home sites on twenty five point eight (25.8) acres. Minimum lot size is proposed at seventy-five feet (75') X one hundred twenty-five feet (125') or about nine thousand three hundred seventy-five square feet (9,375') in area. Average lot area is eleven thousand two hundred ten square feet (11,210"). The south single-family area includes one hundred (100) lots on 34.3 acres with a minimum lot area of sixty-five feet (65) X one hundred twenty feet (120') or seven thousand eight hundred square feet (7,800') in area. The project also includes 21.5 acres for townhouse development in the northeast area of the subject site yielding one hundred twenty-five (125) units at a development density of 5.6 units per acre, A southern townhouse site of 18.9 PLAINFIELD VILLAGE BOARD OF TRIISTEES AUGIIST 17, 1992 PAGE FIVE acres with one hundred five (105) units is also proposed for a development density of 5.7 units per acre. Park and open space is provided throughout the project, yielding sixty-five (65) acres of park or open space preserve. The project would achieve an overall development density of 2.5 units per acre over the one hundred sixty-five (165) acre tract. Zoning: A-2, Zoning for this project. This zoning designation will accommodate both single- family and townhouse uses. Development of specified numbers of each type of unit is limited by the agreement, as is the specified location of unit types. Variations: Variations for lot area and width on the single-family home sites are included by reference to the Concept Plan. No other variations are, proposed. Sanitary Sewer/water Main Extensions: Sanitary sewer and water mains shall be extended from Lakelands along 135th Street, across country to the subject site. A water main loop from Ash Street along Route 126 is also proposed to serve the site. Road Improvements: Road improvements to Route 126 will be provided as required by IDOT. The developer proposes to oversize streets adjoining the townhouse areas. The street width in this way, will be increased to thirty- seven and one half feet (37 1/2') as previously discussed. Recapture: The recapture of costs associated with line extensions along 135th Street is proposed. This agreement would be between the Village, the Developers, and Lakelands Corporation. This recapture would be effective in the event that the Developers (Tope) extended lines along 135th Street that Lakelands had otherwise planned to extend. Additional recapture is proposed for the off-site area beyond Lakelands and along Route 126. The Village had mentioned that this site should be subject to a per acre service charge, similar to that incurred by Lakelands Corporation (roughly $800/unit). This service charge is to be applied to infrastructure costs within the Village sanitary sewer plant and water storage, pumping distribution system, just as Lakelands ($273,000 total charge) had been. Staff is still examining issues of civil defense siren systems as may be needed in this case. Overall, the project is seen as a benefit to the Village by providing a diversity of housing options to our residents. The plan is sensitive to surrounding uses and existing conditions. Density is quite low at 2.5 units per acre. The project is in conformance with the Comprehensive Plan. The project will result in sewer and water extensions that would otherwise not be feasible. This will allow maximum service to the greatest possible area. Additional issues of landscaping for homesites, parkway trees and facade controls are needed. The Plan Commission recommends approval of the Annexation Agreement of the one hundred sixty-four (164) acre, Rathbun/McClellan site with the following stipulations; 1) Provide covenants for facade and landscaping parameters (to be included in the agreement). 2) Provide a Village utility service charge similar to that provided by Lakelands Corporation (roughly $800/unit). 3) Continue negotiations with Village to achieve final agreement context. 4) Must have Fire District approval. Jack Benning, representative . PLAINFIELD VILLAGE BOARD OF TRDSTEEB AUGIIST 17, 1992 PAGE SIX from Tope Corporation spoke in reference to an emergency access requested by the Fire District. He stated they are planning between fifty (50) and sixty (50) acres to the Park District for parks, depends on haw much they want. Average lot sizes are: eight thousand six hundred fifty square feet (8,650') to the south and eleven thousand two hundred square feet (11,200') to the north. There will be approximately four hundred ten (410) units in the subdivision. The smaller lots are spread out through the development. D. Gullicksen stated, in that area there's a Sports Club and at different times of the year there is shot gun shooting (from these clubs). This should be included in the Annexation Agreement. If there is a covenant on these lots, it should be included in the covenant so the buyers are aware of the shooting. Mayor Latta reminded Planner Waldock to see that the facade and landscaping are included in the agreement. Attorney Selfridge questioned the service charge for each unit. He stated on four hundred ten (410) units, the cost would be approximately $328,000 service charge. Administrator Van Vooren stated the discussion with the property owners since the conception of this project, we have indicated their voluntary contribution for sewer plant expansion, as was done at the Lakelands Subdivision. The cost will be $785.00 per unit and will be paid at the time the building permit is issued. W. Sharp moved to adjourn the Public Hearing. Seconded by M. Lambert. Voice vote. 5 yes, 0 no. Motion carried. 8:30 p.m. ~- ~~ i .~. VERA KRNAC - VIL^ GE CLERK C~