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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. 0 r k 6 kl�\ 0% T45r Y\i A, -76355 3 /sf lA4 ) ?-,i -3 I � Hl' k6 PCP hei A, A-- S fi R p Id Q 41 clal-, paw,-Je I, ell 7V Zf,�/ 134�a-16 X/ &2! Siz - Z/-/ &-alhaA, U131 S61al',I)e b1-- Mai /L 74/ 7 e lei t tj e- Pla I'A) Pile 1-k q