HomeMy Public PortalAbout05-21-2001 Public HearingPlainfield Village Board of Trustees
May 21,2001
8
PLAINFIELD VILLAGE BOARD OF TRUSTEES
PUBLIC HEARING
DATE: May 21, 2001
AT: Village Hall
BOARD PRESENT: R. ROCK, S. CALABRESE, M. COLLINS, K. O'CONNELL,, R.
SWALWELL, S. THOMSON, J. CHERRY.
OTHERS PRESENT: H. HAMILTON, ENGINEER; B. KUJATH, DEPUTY CLERK; J.
HARVEY, ATTORNEY; T. L. BURGHARD, ADMINISTRATOR; ALLEN PERSONS,
PUBLIC WORKS DIRECTOR; J. TESTIN, COMMUNITY DEVELOPMENT
DIRECTOR; C. MINICK, FINANCE DIRECTOR; D. BENNETT, CHIEF OF POLICE;
A. DE BONI, ADMINISTRATIVE ANALYST.
GRANDE PARK ANNEXATION AGREEMENT
Director Testin stated that this is a continued Public Hearing from April 16, 2001, which
was opened and continued. There was no discussion at that time. We have included at
this time a Fiscal Impact and a Traffic Impact Analysis. The Village has enlisted Ehlers
to review the fiscal impact study and Teska to review the land plan. This is a large
development that allows for the opportunity to plan more effectively but produces a large
amount of information that does require significant amount of time to review. Based on
these factors staff recommends opening the public hearing to gather public comment and
testimony. Applicant will give a short opening statement and then we will turn it over to
the public for comment.
John Phillipchuck, Attorney representing MPI Joint Venture, the developers of Grande
Park Subdivision and Mr. Art Zwemki, President and CEO of Moser Enterprises, Inc.
were present to listen to public comment and answer questions, and expect to continue
this Public Hearing to June 4th with a conclusion.
Cheryl Smith, 143 Oswego Plains Drive, Oswego, Illinois. This proposed development
has undergone numerous revisions and name changes. It seems that with these constant
changes there are too many unanswered questions. A concern of mine is the fact that so
far nothing has been really said with regard to the westem border of this development,
which has 3 adjacent neighborhoods. They are Oswego Plains with approximately 170
acres of 3-acre lots, Southfield Estates with 108 acres of 3-acre lots, and the Elliott
Development with 240 acres of 9-20 acre lots for a total of 528 acres. The adjacent
Grande Park neighborhoods 12, 13 and 14 have a maximum lot size of 10,000 - 11,000
sq. ft. adjacent to lot sizes from 132,000 sq. ft. The other concern was WIKADUKE
Trail. (The entire letter from Ms. Smith has been entered into the minutes and made a part
hereof).
Donna Koehler, 103 Meadow Lane, Plainfield. Is the whole Grande Park considered one
subdivision or is it considered 15 separate subdivisions? Director Testin stated that the
developers are coming in with one development as part of the Annexation Agreement.
They will subdivide it in evens. They will come through a platting process where
actually each one of those units will go through the process where different sections are
Plainfield Village Board of Trustees
May 21, 2001
9
subdivided and recorded at the county level. The applicant stated that they would be
proceeding through the Preliminary as well as the Final Plat process. The Multi Family
structures which are defined as townhomes, duplexes and apartments shall have the
maximum density of 15 units per acre has that been changed also? Mr. Zwemki stated
that all the apartments and condominiums have a proposed density of 15 units per acre.
In the minutes from the first public hearing there was an amount that was going to be put
forth for the road improvement and it was going to include 135th east of the property, and
Heggs Road, and it was going to improve the northern half of 127th Street. Is the Village
paying for that part, or does the developer pay for that part? Administrator Burghard
stated that the general principle by which we negotiate an annexation agreement is that
the existing taxpayer does not pay $1 dollar that is responsible for any of the
improvements immediately adjoining or directly related to the development. The
developer when they improve road and/or water and sewer services or utility systems that
do not directly relate to their property, have the right to request recapture, so that if a
vacant parcel to the north of their developments develops, but they have sized the water
and sewer going through their project to handle that northern development, when that
northern development develops it then owes through recapture back to the Village a
certain portion of money and then we take an administrative fee for handling that
recapture and then we pass it on to the development.
Will there be curbs on Stewart Road? Mr. Zwernki stated that he thought there might be
a curb on the inside and they are still working through that. Administrator Burghard
stated that the WIKADUKE Trail will be improved by the developer to the Kendall
County Intra Road Standards that were adopted by Kendall County some 15/18 months
ago.
Candice Hadley, 1542 Plainfield Road, one mile from the proposed development. Ms.
Hadley stated that she feels that the impact from this development in terms of quantity of
people and quantity of students is being misrepresented. The impact traffic wise also
concerns me. Adding additional traffic to Plainfield Road is going to cause additional
problems.
Jim Dennis, resident of Harvest Glen Subdivision, stated that he keeps hearing discussion
on traffic, and that's his major problem. It's like you are building the houses and not
providing adequate means to get around it. This is going to magnify the traffic concerns
quite a bit. Another concern is apartments and feels that there is too many proposed in
this subdivision. Most apartment buildings within a couple of years have problems
especially with low-income housing.
Dave Koehler, 1850 Simons Road, Oswego Township. Had questions with regard to the
Annexation Agreement and valuation to be paid to the Oswego School District in the
event they do not want to build a school. The figure given was $64,000 an acre. Consider
that there are 4 units to an acre and each lot is selling for $80,000/$90,000, that's
$360,000 an acre. Don't you think that the figure given to the school should be more like
$164,000 an acre, so that the people do not have to pay for the burden of building new
Plainfield Village Board of Trustees
May 21,2001
10
schools. Shouldn't the developer pay a little more then what they are. The second
comment goes back to the March 27th meeting at the Heritage Grove Middle School
which was an open forum with the Planning Commission, in which that meeting ended
before all of the Public Comments were taken and that appears as a violation of the Open
Public Meeting Act for closing the meeting when there was still additional public
comments. My next comment goes back to the meeting that was held at the Plainfield
High School and my question never was answered. I had asked Mr. Art Zwemki (Moser)
if they had put together a proposed sewer extension line from the Fox Metro Plant to the
subdivision. The local newspaper reported this extension being developed by Fox Metro.
It tums out that this was developed not by Moser Enterprises, but by Pasquinelli
Isenstein, but it appears to me that the developer was trying to hustle the Board into
thinking that they had to do this now, because this proposed path cuts right across my
farm. None of us farmers were ever contacted about a line running through their property.
Do we want this type of developer in our town. One other comment was with regard to
traffic concerns. One other comment, I have looked at who is supplying administrative
services, the Fire Department, the Police Department, the Park District and the School
District is all being done by Oswego. Why is Plainfield is such a hurry to annex this
property?
Mr. Burghard stated that we have been looking at this project for well over 2 ¥2 years and
that portion that will be in the Oswego Fire Protection District will be served by the
Oswego Fire Protection District and that portion that is in the Plainfield Fire Protection
District will be served by the Plainfield. The entire parcel will be served by the Plainfield
Police Department. The entire parcel will be served administratively by the Village of
Plainfield including water and sewer. That portion of the property that is going to be
served by Oswego School District, the school board has negotiated settlement with the
developer and they are quite happy with it, and they do intend to build a school on the
site. The Oswego Park District that will take a large portion of this area has also
negotiated a settlement with the developer and has sent us a letter saying that they are
satisfied. The Oswego Fire Protection District is satisfied with our impact fee and is
willing to serve it. The Oswego Park District has submitted a letter saying that they are
satisfied with it.
S. Calabrese moved to continue the Public Hearing to June 4, 2001. Seconded by J.
Cherry. Vote by roll call. Calabrese, yes; Collins, yes; O'Connell, yes; Swalwell, yes;
Thomson, yes; Cherry, yes. 6 yes, 0 no. Motion carried.
~/~'~ DEPUTY CLERK
BARBARA~ATH,