HomeMy Public PortalAbout1995-08-01 PC minutesPKAINFUELKD PLAN COMMISSION
DATE: August 1, 1995 AT: Plainfield Library
COMMISSIONERS PRESENT; ChairrnanSobknviak
K. O'Connell L. Karhnl
W. Manning A. Anderson
ALSO PRESENT: P. iWaclock Development 8/Zoning Director
Fire District representative
J. Djerf. Village Engineer
J. Durbin, Planner
S. Hart, Secretary
ChairmanSobkowiak called the meeting to order at 7:00p.m,and led the pledge to the flag. Roll
call was taken, Tom Spikn Robert Schinderle, the Park. Library and School District representatives
were absent. The July 18, 1995 minutes were approved as amended.
PLANNING & DEVELOPMENT REPORT:
Pioneer Lanes case goes to Village Board, August 7 1995. lhon* have been meetings between
interested parties, and progress is being made on the Annexation Agreement. Text Amendments
need to be considered to address the farm stand issue, such as Cottonwood Farms Farmstand.
NEW BUSINESS: CASE NO. 496-071295,FP
Planner Waldock summarized his report as follows:
The Wallin Farm was annexed to the Village ofPlainfield in December 19� l994 The Annexation
Agreement included provisions for aPreliminary Plat with both commercial and residential land use
features. Also included in the Preliminary Plat was a25 acre dedicated park site along the east aide
of the subdivision ovou. The park site was to include a etornnvvater detention area in the north, a
wooded preserve and recreational space in the south. The Preliminary Plan provided for lots ranging
from 9,000 sq. ft. to2U,15D sq,ft. (plus nrnninus). The average lot size per the Preliminary Plat was
approximately 11,800 sq. ft. The Preliminary Plat provided for up to 218 Single-family homesi0ns
and up to 150 Tovvnhornm sites.
The subject site is vacant agricultural land. There is a farmstead in the northeast portion of the
property. The site consists of 161.2 acres overall. Current zoning for the site is 50.20 acres of B
3, General Commercial and approximately 85 acres of R 1, Single-family residential.
The application proposes the Final Plat for Units One and Two nf Wallin Woods Subdivision. These
units include development only of Single-family areas of the Annexation Siha' Roadway extensions
included with this request are Wallin Boulevard (the extension of Van Dyke Road), portions of
|ngarsol Avenue, Eyre Circle, and Hamlin Street in Unit One. Unit Two will contain the
continuation of Wallin Boulevard (Van Dyke Road extension)/ Verrnotte Street, Lincoln Way, and
a portion of Dan Patch Drive.
PLAN COMMISSION MINUTES
August 1, 1995
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Unit One will contain 58 single - family homesites and Unit Two will contain 52 single - family
homesites. The bulk of the Park Site is also included with the proposal. This area will be dedicated
as part of Unit One.
The Final Plat for Units One and Two of Wallin Woods are in substantial compliance with provisions
of the Preliminary Plat and Annexation Agreements for the property. Preliminary Engineering review
has found several areas requiring revision. The applicants at present are working to address the
required revisions. However, the results of those corrections have not yet been submitted.
The Fire District review indicates that hydrant spacing along street intersections are inadequate at
present. Therefore, hydrant locations should be modified to comply with Fire District concerns.
Further, the Fire District has noted that Vermette Street is a repeat of a street name used in Walker's
Grove Subdivision. Therefore, the street name should not be used in this subdivision plat. Likewise,
staff feels that Wallin Boulevard should be named Van Dyke Road, since this roadway provides the
continuation of the Van Dyke Road realignment.
The Village Engineer indicates that the applicants are modifying their plans to address the concerns
found in the Preliminary Engineering review. Engineering at present is being accomplished for the
entire subdivision, including all five units. Stormwater detention is included as part of Unit One.
Staff has received a request that consideration be given to the extension of Van Dyke Road right -of-
way its entire length through the Wallin Farm property and also to provide for dedication of the
entire park site to its full extent at this time as well. Van Dyke Road is being substantially dedicated
with the provision of Units One and Two. However, the extension of the dedicated area for Van
Dyke Road terminates with the south line of Unit Two. This will achieve two thirds of the roadway
extension for Van Dyke Road. This type of extension is commensurate with current Village policy
for Final Plat review and roadway development under the subdivision ordinance.
While it is possible that the Village could ask for further dedication of Van Dyke Road to the west
boundary, staff feels that would be contrary to past Village practice and typical subdivision approval
processes. Additionally, the Annexation Agreement allowed for some future determination of the
actual positioning for the Van Dyke Road ultimate alignment at the west property line. That
determination is yet to be made, based upon transportation needs and linkages adjoining this
roadway system with parcels to the west and south. Secondly, the Village will become responsible
for maintenance and liability for undeveloped or unused right -of -way. For these reasons, staff feels
satisfied with the dedication area included with Units One and Two presently. At this time we do
not recommend the inclusion of right -of -way from Units four and five.
The dedicated park site provided for Unit One encompasses approximately three fourths of the total
length of the ultimate park area for the subdivision. The balance of the park acreage included in
Unit Five is a small linear open space area that is adjoining the E. J. & E. Tracks at the south end of
the Wallin Farm. While the Final Plat could be modified to include the entire park site as part of
Unit One, Staff has not identified concerns with regard to the dedication schedule proposed by the
applicants to include the balance of the park site in Unit Five. The Unit Five portion of the park site
is narrow and of limited usefulness without development of the balance of the subdivision.
PLAN COMMISSION MINUTES
August 1, 1995
Page 3
Therefore, staff does not object to the dedication schedule as proposed for Van Dyke Road and the
Park site by the applicants.
RECOMMENDATION:
Staff recommends approval of the Final Plat for Wallin Woods Units One and Two subject to the
following stipulations:
1. Compliance with the requirements of the Village Engineer.
2. Compliance with provisions of the Plainfield Fire District.
3. Compliance with the requirements of the Illinois Department of Transportation for IL Route
126/U.S. Rt. 30 improvements at the intersection of Wallin Boulevard (Van Dyke Road
extension).
4. Change Wallin Boulevard to Van Dyke Road, change Vermette Street to Wallin Street.
All Stipulations must be in compliance before the case goes to the Village Board
J. Djerf summarized his report as follows: There a few items regarding stormwater, and the
developer is addressing these issues at this time. The Plan does not have street light at every
intersection. Need for additional service connections to each lot. Need to provide overland flow
plan for stormwater. When the engineer receives revised plans they will provide a letter of approval,
and a letter of credit will be required.
Clayton Olson, developer, spoke. Ingersol Avenue could be changed to Ottawa, (as suggested at
an earlier meeting) to meet Ottawa Street across the river. He did not have a problem with the
stipulations of the Planner.
Fire District, felt the hydrants were sufficient. A standard spacing of 350 ft. we ask that hydrants be
placed at intersections.
Concerns of the Plan Commission: Suggested adding the word "suggest" to the recommendation
of changing Vemette to Wallin. The dedication of the Park site and the Van Dyke extension, it was
felt that they should be dedicated to the Village with this plat. The placement of the original
homestead, and the access for it. It was said to have access of Rt. 30. A question of density for the
site, was said to be 2.5 units per acre.
After discussion, W. Manning made a motion to recommend to the Village Board, the approval of
the Final Plat for Wallin Woods, Units One and Two for Case No. 496- 071295.FP including the
stipulations of the Planner and the two stipulations of the Plan Commission.
Seconded by L. Kachel Roll call vote. K. O'Connell, yes; L. Kachel, yes; W. Manning, yes; A.
Anderson, no, because of the transportation plan; Chairman Sobkoviak, yes. Motion carried, 4 yes
1 no.
PLAN COMMISSION MINUTES
August 1, 1995
Page
The stipulations added by the Plan Commission are as follows:
4. Change Wallin Boulevard to Van [)vko Road, suggest change \/errn*tte Street to Wallin Street,
suggest change |ng8reOi to Ottawa.
5. To include the remainder of Van Dyke Road and the Park Site dedication on the Plat.
DISCUSSION:
COMPREHENSIVE PLAN:
The Planner felt there was a lack of feed back regarding the Comprehensive Plan at the joint
meeting, from the Plan Commission. The consultants are expanding on the issues naised, as how
to accomplish economic development, and etc. He asked the K48nnber* present tVvoice their
opinoina.
K. O'Connell, questioned what is house stock? PlannerVVoldock answered, performance zoning,
is specific to use type, to retail, but not what type of retail, performance zoning regulations regulates
density. She also felt it should be more defined. Open space issues, and landscaping issues can
also be addressed by performance zoning. She also felt there was a lot of reading. Felt a priority
list would beagood idea.
L. Kachel, agreed with the people at the joint meeting, there were areas that were general. Would
like more definite answerers. Felt that the Transportation Plan should show definite plan. Felt there
should bo some designation regarding Route 66/ (historical status).
W. Manning, was intrigued by David Van Voonen, who felt that the Village should take a more
active role in making this plan work. VV.k4onning, felt that the capital budget should be o first
priority. Is the Village going to get actively involved to implement this plan? (Utility Tax) He felt
that the project should come before the tax.
A. Anderson, Felt there were things left hanging, felt there needed to be more detail, for instance
on Ft. 59, they identified problems, but did not provide answers. As pad of the implementation,
we would have to do further planning.
J. 5obkoviak, was disappointed that there was not more space dedicated to Industrial Development.
Industry is what pays the taxes.
SCHOOL SITE LOCATION PLAN:
Planner Waldock'sintroduction included: The School District has established astaff level Conlrnittmm
comprised of Planning Department personnel from Joliet, Plainfield, Bolingbrook the Park District
and the School District Superintendent to identify school site locations for the Plainfield School
District. |tis felt that there will be over 100/000 persons living the school district in the future, and
these children must boplanned for.
PLAN COMMISSION MINUTES
August 1, 1995
Page 5
This Draft Plan location map that specifically sites where future schools will go. There will be three
High Schools, one in the north, one in the south near Caton Farm, and the current High School on
Ft. Beggs, at 40 acres each. Three Jr. High schools are planned in the north, three Jr. High schools
are planned near Caton Farm, and three near or in the Village at 25 acres each. Planned are 7
elementary schools in the north, 8 in the central area, and 11 in the south near Caton Farm, at 15
acres each. These numbers include schools currently in use.
L. Kachel, wanted to know who was paying for the schools in Joliet. Was told that Joliet would pay
for Joliet schools, just as Plainfield taxes pay for Plainfield schools. (60% of the taxes.)
J. Sobkoviak, wanted to know are we going to be enforcing this document for the School District?
was told yes, we already do this. Mr. Sobkoviak also said that, we must remember that we are all
in the School District, which ever town we live in.
W. Manning, wanted to know, who designed the plan? Was told the School District had established
a staff level committee comprised of Planning Department personnel from Joliet, Plainfield,
Bolingbrook, the Park District and the School District Superintendent to identify school site locations
for the Plainfield School District.
K. O'Connell, wanted to know has the Fire District a plan like this for Fire Sub - Stations, and does
population mandate when a Fire District can not be volunteer? Was answered, no there are no
numbers, can stay volunteer as long as there is man power to do the job.
Alan Anderson wanted to know if the three High Schools have the same number of students? Was
answered they are planned for 2400 per school.
J,A"� _, �
Sharon Hart, Secretary
PLAINF'IELD
Will • UOUNTrO • OLOU1 • --ii I"
Would everyone attending this Plan Commission meeting on August 1, 1995.
Please sign this sheet for our official records.
Name Address