HomeMy Public PortalAbout1995-02-21 PC minutesPLAINFIELD PLAN COMMISSION
DATE: February 21, 1995 AT: Plainfield Library
COMMISSIONERS PRESENT: Chairman Sobkoviak
L. Kachel W. Schempf
A. Anderson
ALSO PRESENT: P. J. Waldock, Village Planner
Fire District representative
J. Durbin, Planner
S. Hart, Secretary
There was difficulty getting a quorum, Planner Waldock called the missing Commissioners, and was
able to persuade Commissioner Anderson, who had a conflict in his schedule, to come. Chairman
Sobkoviak called the meeting to order at 7:30 p.m., and led the pledge to the flag. Roll call was
taken, R. Smolich, R. Schinderle, W. Manning, and the Park, Library and School District
representatives were absent. The February 7, 1995 minutes were approved as presented.
PLANNING AND DEVELOPMENT COMMITTEE REPORT:
Planner Waldock gave the Planning and Development Committee Report. After nearly 5 years of
work on the New Zoning Ordinance, it was passed Monday night, February 20, 1995 and will be
effective March 30, 1995. Cambridge Place was tabled, due to engineering concerns and the need
for a Letter of Credit. Spangler Farms Final Plat, Deans Consolidation and the Hintzsche /Seneca
Annexation were all approved (the Village grew by 45 acres last night).
Chairman Sobkoviak mentioned that Planner Durbin's name was in the paper, as being on the
committee to locate a new Post Office. Planner Durbin reported that the Post Office Committee
presented a position statement to the Village Board, determined that the Post Office would be in the
best interest of the Village and suggested two sites as recommended. South side of Lockport
between E. J. & E. and Indian Boundary, and north side of Lockport between E. J. & E. and Rt. 30.
A general suggestion included, in the Village limits, access to development opportunities, in a
commercial or industrial area (not residential).
OLD BUSINESS:
NEW BUSINESS: CASE NO. 472- 021595.FP LAKELANDS UNIT 4
Planner Waldock summarized his report as follows: The site is located in the Lakelands Subdivision,
north of 135th St. and east of Naperville /Plainfield Rd., just east of Unit 3 which is under
construction. Unit 4 includes 37 single - family homesites. The applicants are requesting plot plan
approval in advance of full engineering for this unit, to confirm Village approval of the revisions to
the proposed lot layout. These revisions have resulted in a reduction by 3 lots in the total number
of units that can be accommodated in this area of the Lakelands project. The revisions primarily
affect lots 38 through 41 at the intersection of Marina Drive and Wood Duck Drive. This plan
reduces the density of the subdivision, the revision is not problematic, it fits with the parameters of
the Annexation Agreement. Staff recommended approval of the revision of the Preliminary Plat.
After a short discussion, L. Kachel made a motion to recommend to the Village Board, the approval
of the revised Plot for Lakelands Unit 4. Seconded W. Schempf. Vote by roll call: L. Kachel, yes;
W. Schempf, yes; A. Anderson, yes; Chairman Sobkoviak, yes. Motion carried. 4 yes 0 no 3
absent.
PLAN COMMISSION MINUTES
February 21, 1995
Page 2
R. L. SOHOL, COUNTY CASE
Planner Durbin summarized his report as follows: This case is a Will County rezoning request to
change from Will County Agriculture to Will County R -2A (Single - family Residential). The subject
site is located on the southwest corner of Heggs Rd. (260th) and Chapins Rd. (127th) west of Rt. 30,
north of 135th St. The applicant intends to rezone the 44.8 acre subject property from Will County
Agriculture to Will County Single Family Residential to allow for the development of 42 Single -
family residential lots. The existing development to the west (Wheatland Plains) is served by well
and septic as is proposed for this development. This rezoning is subject to Village consideration per
Illinois State statutes, because it is within one and one -half miles of the current Village boundary.
The Village may only object or support the rezoning, as it is a county zoning case. In order for the
plat of subdivision to be recorded, however, Village approval is necessary. This would require that
all Village ordinances relating to development be satisfied. These would include School and Park
District donations as well as other impact fees, compliance with the Subdivision Control Ordinance,
Municipal Tree Ordinance, etc. At this point staff cannot determine if the development would
comply with all applicable requirements. The proposed development complies with the Village
Comprehensive plan which calls for very low density residential in this area. The development
proposes a gross density of .94 dwelling units per acre which would be considered as very low
density residential. The plan considers very low density residential to be .5 to 2 dwelling units per
acre. The plan also provides for stormwater detention and adequate connections to the existing
development to the west. No access is proposed for Heggs Road. Another consideration that
impacts this development is the WIKADUKE Trail. The WIKADUKE Trail is the revived Fox Valley
Freeway which would provide a route from the East West Tollway (88) to U.S. Rt. 80. This
alignment is adjacent to the subject site and would negatively impact the proposed development.
No provisions are made for these impacts.
In October 1992 the Village of Plainfield entered into an intergovernmental agreement with Will
County which was intended to address problems related to land use planning, agricultural
preservation, compact and contiguous growth, and development management and coordination. The
agreement between the Village and County agreed to encourage phased development which
proceeds outward from existing developed communities in a logical and orderly fashion. The
proposed development does not meet the definition of compact and contiguous growth and based
on this agreement, both the Village and Will County should not approve this development.
Planner had four findings as follows:
1. The proposed development complies with the 1988 Village of Plainfield Comprehensive
Plan, however, it is not compact and contiguous and per the intergovernmental agreement
between the Village and Will County should not be approved at this time.
2. It is currently not feasible to annex the subject site nor is it economical to extend water and
sewer, however, within the next couple years utilities will be within close proximity due to
the Walkers Grove extensions.
Village staff cannot yet determine if the development would comply with all applicable
Village subdivision regulations as required for approval of the Final Plat of subdivision.
4. The development is in close proximity to the proposed WIKADUKE alignment and has not
adequately addressed this issue (i.e. buffers, R.O.W. dedication, etc.).
PLAN COMMISSION MINUTES
February 21, 1995
Page 3
The Staff's findings did not suggest that this development was necessarily inappropriate for the site,
rather, they suggest that this development proposal is premature. Rezoning of the site would be the
first step toward development of the site as proposed. Staff would therefore not recommend
approval of the rezoning request at this time.
One of the Commissioners felt that the development was a good idea, because of Wheatland Plains
being next door, and the length of time possible before the WIKADUKE Trail may be a reality.
Planner Waldock explained the role of the Village in this case. The Village of Plainfield has the right
of objection to county rezoning cases that are within one and one half mile of the boundaries. The
Village boundaries, we don't rezone property, or have legal jurisdiction if it is not within the Village
Corporate limits. State statute gives the Village a chance to examine and consider rezoning requests,
and voice support or objection for those based upon our plans, visions, or land uses in the areas.
The Village of Plainfield does not have the ability to approve or deny, if the Commission votes to
deny tonight, that will be forwarded to Will County, so that they can consider our objection. Will
County has the jurisdiction over this case.
M. Martin, Attorney for the developer, spoke for the developer. He felt that the Sidwell plat gave
a better view of the case. He pointed out Wheatland Plains, and suggested that the Sohol
development was a natural extension for Wheatland Plains. He suggested that the residents of
Wheatland Plains with 20,000 sq. ft. lots would welcome R -2A at 30,000 sq. ft. lots, rather than a
sewer and water subdivision of 12,000 sq. ft. lots. He did not want to wait 5 years for water and
sewer, and he felt that the Wheatland Plains would not want the dense 12,000 sq. lots next to them.
The proposed development he said, would look similar to Sterling Estates. He asked the
Commission to consider zoning, what is the highest and best use of the property. He said that
findings numbers three and four, should be considered with the Final Plat. He offered a pre
Annexation Agreement, to work with the Village regarding streets and storm water management.
There is no recorded center line for the WIKADUKE Trail. He felt that the developers were being
kept from using their property without a recognition from IDOT, because the project may not go
forward. He asked the Plan Commission to not support Staff's findings of the case.
Public comment included:
Ken Liles, of Wheatland Plains, supported the development plan.
Dean Paydon, of Heggs Rd, questioned what will cause the WIKADUKE move into Kendall County?
Was answered by M. Martin, that the engineering designation of the best place for the road to be,
so there is no answer to that question, because there is no engineering.
James King, of Plainfield questioned what is the saturation point for the septic systems in that area?
Did not know. Planner Waldock stated that the subdivision plan was planned by Will County
standards for septic and well.
Clarence Nash, of Wheatland Plains, wanted to know what the Planner did envision for the area?
He was answered, single - family residential of a minimum of 12,000 sq. ft. with Village sewer and
water.
Carol Beacham, of Wheatland Plains, questioned what would happen to the storm water from
Wheatland Plains and the new development. Would rather see large 30,000 lots rather an 12,000.
State law and Village ordinances require the subdivision to pickup the outflow from Wheatland
Plains and deal with it within the stormwater management system.
PLAN COMMISSION MINUTES
February 21, 1995
/ Page
Commissioner Anderson asked if Wheatland Plains was platted before the a8romnpenL.yna Wheatland
Plains was platted in the seventies and the Intergovernmental Agreement was October 5, 1992. He
said that is was possible that Will County would believe that the best use for the land at this time
would be Agricultural.
Planner \A/adock said, and well subdivisions in close proximity to the Village limits is a
hinderonco to extension of Village sewer and water and thereby make it more expensive to other
developments, because they don't have to help pay for the extension of utility extensions.
Chairman SObkOviak said, Normally developers pay for the extensions of sewer and water lines.
Planner Durbin said, sewer mains brought to that area would bo sized tO serve that area, and ifsome
areas are septic, the mains would be oversized, and would cost the Village and other developers
more money, and would not be able to recapture the difference.
M. Martin, Attorney for the developer, asked how long are we suppose tO wait tOdevelop the
property, if low density is residential is the highest and best use/ hVvv long are vve suppose to wait?
Premature is not a legal standard in mzoning case.
Planner VValdook stated that since it is premature, indicated that agricultural is the highest and best
use at this time. Low density residential is the highest and best use when sewer and water become
R.LSohol/developer, said that he owned another 80 acres adjoining that quarter, and he had
planned to wait for the sewer and water in the future, but the adjoining land owners would not be
in favor of12,0J0 sq.ft. lots. Offered to sign an agreement with the Village not to develop 80acres
without sewer and water, and part of the subdivision plat.
Chairman 5obkoviak stated that he supported the Staff recommendation, and that he felt we would
be remiss in our duties to allow residential in the area of the WIKADIJKE Trail.
Commissioner Anderson stated that he was sensitive tothe owners, the layout is desirable, but he
had a problem with the leap frogging with far flung developments. This is the sort of development
the Intergovernmental Agreement was made for.
After a short discussion/ A. Anderson made a motion to recommend to the Village Board the
objection of the rezoning of the southwest corner of Hng8s Road in the County case as presented
by K. L Soho[ Seconded W. Schenmof. Roll call vote: L. KacheL no; W. Schenlo[ yes; A.
Anderson, yes; Chairman 5obkoviak )es. Motion carried 3 yes, 1 no.
Adjourn: 8:3X0
Sharon Hart, Secretary
PLAINFIELD
Would everyone attending this Plan Commission meeting on February 21, 1995.
Please sign this sheet for our official records.
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