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.
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VERA KRNAC - VIL^ GE CLERK
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