HomeMy Public PortalAbout1993-09-07 PC minutesDATE: September 7, 1993
COMIVIISSIONERS PRESENT:
EX- OFFICIO PRESENT:
ALSO PRESS:
AT: Plainfield Library
Chairman Sobkoviak
A. Consola D. Norris
W. Manning L. Kachel
W. Schempf
Fire, E. Schrader
Library, G. Krahn
School District Representative
Peter J. Waldock, Village Planner
H. Hamilton, Village Engineer
S. Hart, Secretary
Chairman Sobkoviak called the meeting to order at 7:00 p.m. Roll call was taken, the Township
Representative and the Park District Representatives were absent.
Chairman Sobkoviak declared the minutes of August 3, 1993 approved, and the minutes of
August 17, approved as amended.
Planner Waldock gave the Planning and Development Committee report, one of the Trustees
expressed an interest in having the Plan Commission minutes available along with the Staff
report at the Village Board meeting. The discussion concluded that the Planner would include
the vote tally from the Plan Commission recommendation, and more detail of the discussion in
his Staff report. The Village Board approved Vintage Harvest Preliminary Plat, with the
stipulations that were recommended by the Plan Commission, and it was decided by the Board
of Trustees to require that the Vintage Drive exit on to Fraser Road should be moved 33 ft. to
the west. The available information on Fraser Road, is that, Fraser Road will be an urban
profile, rather than rural profile. The lift station for Vintage Harvest will need to be deeper to
serve J.E.C. Lichtenwalter Properties. The Lot 50, lot split was approved.
There was some discussion among the Plan Commission members regarding the request for the
Plan Commission minutes, the time frame necessary to complete the minutes was discussed, the
as well as the reason for the request. It was the consensus of the Plan Commission, that if the
minutes were ready, they could be seen by the Village before approval.
CASE NO. 408- 080493.PP J.E.C. PROPERTIES PRELDIINARY PLAT
Planner Waldock summarized his report as follows: The subject site in this case is a 19 acre
vacant agricultural property located along the west side of Rt. 59 just south of Fraser Road.
South of Wedgewood Court, is developed with single family residences, the properties to the
south and west are agricultural, and property to the east across Rt. 59 is also agricultural at this
time. The subject site adjoins the Commonwealth Edison power lines on the south.
PLAN COlVMBSION AIMUTES
September 7, 1993
Page 2
No specific development is proposed for the site at this time. The site is Zoned B -3, General
Business District. The plan calls for the extension of Dayfield Drive through the subdivision,
it is the only access onto Rt. 59 proposed. The applicants have complied with the Village's
request for a Concept Plan for the balance of the site. The Concept Plan covers an 188 acre
area, the site for this case is a small portion of the tract. Wedgewood Court, an existing
residential subdivision is on the north boundary of the subject site. Dayfield Drive will wind
through the subject site, as well as through the rest of the property. Single - family is proposed
for the west side of subject site, north of Wedgewood Court is an area of B -4 on Fraser Road
and Rt. 59 and west of that is an area of B -3, along Fraser Road. This Concept Plan reflects
current zoning.
The Preliminary Plat establishes Dayfield Drive with a 100 ft. right -of -way. The roadway is
intended as a boulevard with a planted median strip in the center. Paved road surfaces of 31
ft. in width (measured to the back of curb) are provided for each direction of traffic. A nine
foot planted parkway is also provided adjoining the road surfaces. We would expect that the
boulevard will extend through the residential portion of the area as well.
Lot sizes range from 1 acre to 5.5 acres in area. Lots north of Dayfield Drive (Lots 4 - 7) are
approximately 2 acres each, Lots 1 and 2 are roughly 1 acre each, and Lot 3 is 5.5 acres. All
lots will have access to Dayfield Drive, no lots will provide direct access to Rt. 59.
The Preliminary Plat does not address the issue of Rt. 59 expansion. Preliminary IDOT plans
indicate a right -of -way requirement of 60 ft. from center, adjoining the subject site. Therefore,
additional right -of -way is anticipated to be needed from this development for Rt. 59.
Access easements are provided across Lot 1, in order to accommodate a driveway approach for
Lot 2. A no access easement should be provided along the Rt. 59 frontage for Lots 1, 2, and
7. We would like clearly specified on the Plat that no access is anticipated, nor would it be
granted for Rt. 59.
A Landscaping Plan to buffer the north property line of the subject site is recommended. The
north property line should be bermed and landscaped and perhaps fenced as necessary to
adequately buffer the adjoining Single - family residential neighborhood from the commercial
developments anticipated with this project. Likewise, landscaping considerations should be
provided for the west property line as well. This property line will adjoin future residential
areas developed on the Lichtenwalter Farm. The landscaping along the west property line can
be done in conjunction with the storm detention area. The detention area is expected to be a
pond or lake and will itself, act as a buffer between adjoining uses.
Utility systems for the development are available along Rt. 59. A lift station in the Vintage
Harvest Subdivision will be designed to accommodate development on the Lichtenwalter Farm.
But the first development in will be responsible for the deepening of the lift station to serve the
neighborhood.
PLAN COND41SSION AIMUTE
September 7, 1993
Page 3
Staff recommended approval of the Preliminary Plat for JEC Lichtenwalter Commercial
Subdivision with the stipulations of the Staff report.
The concern of H. Hamilton, Village Engineer, was the lack of sidewalks. The discussion
regarding sidewalks included, should they be addressed through the Site Plan Review process
or the subdivision process. Planner Waldock said the subdivision process was the best time to
decide the question of the sidewalks on public property. The consensus of the Commission was
sidewalks will be required within two years after the first occupancy permit.
Adjacent landowners were adamant in their desire for berming and landscaping between them
( Wedgewood Court) and the B -3 zoning, and that it be done at the time of grading. After
discussion by the Plan Commission regarding the the landscaping plans for the properties
adjoining Wedgewood Court. The consensus of the Commission was that the landscaping,
including a berm, should be put in at the time of grading, or site preparation, planted with
ground cover, and landscaped at time the first building is occupied.
H. Hamilton, Village Engineer spoke regarding the lift station to be used by J.E.C. and Vintage
Harvest. There were some questions regarding service area for the lift station, not all of this
parcel will be able to use it. About 43 acres will not be able to get to the lift station, without
deepening it by another 9 ft. That would be very expensive, de- watering, rock excavation at
that depth. It is not cost effective construction.
G. Lichtenwalter spoke to the concerns of the Plan Commission and the adjacent landowners,
Lot 4 is planned for the JEC Properties, 8 - 15,000 sq. ft. buildings. Plans are to retain
ownership of the lots, when the need exists, put a sister building on Lot 5, and when the need
exists put a building on Lot 6. On the issue of the landscaping, the applicant is very interested
in keeping the land values up, and didn't want to be restricted on the type of landscaping plan
for the area north of the site ( Wedgewood Subdivision), he would prefer handling the
landscaping on a site per site basis. The applicant did not want to put sidewalks next to the
road, he suggested putting sidewalks on the other side of the landscaping for the road, and deal
with them at the time of the Site Plan Review. He also said the Lift Station problem will have
to be discussed at a future time, he was concerned about the 43 acres that would not be
developable.
After discussion regarding these issues, A. Consola made a motion and was seconded by W.
Schempf to recommend to the Village Board, to approve the Preliminary Plat for the seven lot
Commercial Subdivision along the west side of Rt. 59 south of Wedgewood Court, subject to
the following stipulations:
PLAN COADMSION E
September 7, 1993
Page 4
1. Compliance with the requirements of the Village Engineer.
2. Compliance with provisions of the Plainfield Fire District.
3. Provide detailed landscaping plans for the area adjoining the north property line of the
subject site and the west property line and storm water detention area. Landscaping
Plans should also provide detail for the materials used for the median strip of Dayfield
Drive.
4. Coordinate utility designs to utilize Vintage Harvest Lift Station, assuming Vintage
Harvest develops first.
5. Dedicate adequate additional right -of -way to meet the needs of the Illinois Department
of Transportation, establish a no access easement along Rt. 59.
6. The berm should be established at the time of Subdivision grading, with ground cover
planted on it. The landscaping is to be completed at the time of the development.
7. Sidewalks shall be required along Dayfield Drive on the side of the street where
development occurs. Sidewalk installation shall be completed within 2 years from the
date of occupancy of the first structure.
Vote by roll call: W. Schempf, yes; W. Manning, yes; L. Kachel, yes; A. Consola, yes;
D. Norris, yes; J. Sobkoviak, yes. Motion carried, 6 yes, 0 no.
CASE NO. 412- 082593.FP SWS SUBDIVISION (Village Medical Center Property.)
Planner Waldock summarized his report as follows: The subject site in this case is presently
under development by Village Medical Center. The present development calls for construction
of three 5000 sq. ft. medical buildings and related parking and storm detention facilities.
Requested with this application is subdivision approval creating two developable parcels. Lot
One, contains the Village Medical campus, Lot Two, provides undetermined future commercial
development. At present, the area encompassed by Lot Two is undeveloped.
Staff have identified some areas of concern, with the questions regarding future right -of -way for
Rt. 59, and access to Rt. 59.
Number 1. How will Lot Two gain access to Rt. 59? Through Lot One, directly to Rt. 59,
or shared access with the property to the south. Driveway access to Rt. 59 is not acceptable,
Staff recommends access shared access, either to the north or south.
PLAN ,COMMISSION.MUiUTFS
September 731 1993
Page 5
Number 2. The right -of -way for Rt. 59, the plat shows dedication of 40 ft. of right -of -way,
staff is anticipating that IDOT will require 60 ft. of right -of -way from center. The applicants
need to contact IDOT and get an answer to this ,question.
Number 3. Future development of Lot Two, the subdivision plat as presented does not
provide Concept drawings. There has been a Concept Plan presented, that indicates a direct
access to Rt. 59, that is not acceptable, the access should be shared either to the north with the
Corwin property or to the south with the Hintchze property. The Concept Plan shows how Lot
Two can be laid out, and what size buildings could be build there, and the type of land use.
There has been no application for the Concept Plan, it is best not to discuss it until there is an
application. There may be a need for re- zoning. A fast food restaurant is one potential use for
the site.
For these reason Staff recommends continuance of the Final Plat, until there is more
information, and have time to do an analysis on the Concept Plan for the site layout. Any
questions the Plan Commission have should be brought to the attention of the applicant tonight.
Steve Altis, Ruettiger & Tonelli & Associates, the owners representative, spoke in answer to
some of the Planners concerns. The applicants have submitted to to IDOT, regarding Rt. 59,
and are awaiting to hear from them. Shared access is not what the applicants prefer to have.
After a short discussion regarding access to Rt. 59, W. Manning made a motion to continue this
case until the concerns of the Planner have been answered. Seconded by D. Norris. Vote by
roll call. W. Schempf, yes; W. Manning, yes; L. Kachel, yes; A. Consola, yes; D. Norris,
yes; J. Sobkoviak, yes. Motion carried, 6 yes, 0 no.
CASE NO. 409- 080693.TA TEXT ANICNDMENT
Planner Waldock summarized his report as follows: Current subdivision regulations do not
specify procedures for reduction of Letters of Credit. The draft ordinance as presented provides
for reduction and acceptance of necessary improvements in two phases. As written the
Ordinance now requires completion of all public improvements prior to the acceptance of any
part or before surety can be released.
The draft ordinance allows for acceptance of underground utilities prior to completion of public
improvements above ground. Phase One includes the underground improvements and Phase
Two involves the above ground improvements. As mentioned earlier, acceptance of Phase One
improvements can be accomplished prior to completion of streets, sidewalks etc. However,
Phase Two improvements must be completed in its entirety prior to acceptance by the Village.
For example, once underground sanitary sewer, water mains, storm sewers, and rough grading
of storm ponds are completed, the Village may accept ownership of the completed underground
improvements. With this Text Amendment, this can be accomplished prior to completion of
streets, sidewalks, curbs, gutters etc.
PLAN COMMISSION MINUTES
September 7, 1993
Page 6
This will reduce costs to the development community and administrative costs incurred by the
Village in maintaining and managing an ever increasing number of Letters of Credit. In
summary, this draft is separating acceptance of the underground utilities, separately from
acceptance of the balance of the public improvements.
The Draft Ordinance states in Phase I. In the event that the developer is seeking acceptance of
Phase I improvements, prior to completion of all required public improvements (both above and
below ground) an 18 month maintenance period shall be required. During this period, a
maintenance surety in the form of an irrevocable Letter of Credit, cashiers check, cash escrow,
or Corporate completion bond, with good and sufficient surety thereon, shall be provided in the
Villages favor and in an amount equal to 10% of the estimated or certified actual cost of the
public improvements.
After discussion A. Consola made a motion to recommend to the Village Board, the approval
of the Text Amendment to the Subdivision Control Regulations regarding acceptance of public
improvements and surety reductions. Seconded by L. Kachel. Vote by roll call: W. Schempf,
yes; W. Manning, yes; L. Kachel, yes; A. Consola, yes; D. Norris, yes; J. Sobkoviak, yes.
Motion carried, 6 yes 0 no.
A letter was forwarded to L. Kachel, from the Plainfield Community School District 202, for
distribution to the Plan Commission, a copy of the letter is attached.
Adjourn 8:50
Sharon Hart, Secretary
VILLAGE OF PLAINFIELD
WILL COUNTY'S OLDEST COMMUNITY
Would everyone attending this Plan Commission meeting
Please sign this sheet for our official records.
/�_ -/ �� ?_3 /_3
1993'
Address
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2A616 W. 0jiAwA4od ubw
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1400 NORTH D|V|G|[}N STREET PLA|NF|EU]. ILLINOIS 60544 ° (815)43G-70Q3 9 Fax (815)43G-1S5O
Plain f telcd Community ConsoUciated School Mstrtct 202
ADMINISTRATION CENTER
500 W. FORT BEGGS DRIVE PLAINFIELD, IL 60544
Tel. (815) 439-3240 Fax: (815) 436-7824
August 26, 1993
Mr. Larry Kachel
Village Planing Commission
1400 North Division Street
Plainfield, IL 60544
Dear Mr. Kachel:
Please find enclosed a letter Mr. Litwiller has requested
be distributed to planning commission members. Thank
you.
Sincerely,
G
David Stanfield
Superintendent
DS /lb
Encls.
PLAINFIELD HIGH SCHOOL
511 W. FORT BEGGS DRIVE
P.AWFIELD. IL. 60544
!a. (815) 436.3200
Fax: 181514392882
INDIAN TRAIL JUNIOR HIGH SCHOOL
1.:5N EASTERN AVENUE
°_'•.'i Flt: �. ;L
50544
CENTRAL ELEMENTARY SCHOOL
305W LOCKMRISIRLEI
PLAINFIELD. IL 60544
!e 181514369278
Fax 18151436 8415
GRAND PRAIRIE ELEMENTARY SCHOOL
110-I'A' 1,A10N rA;TI,! ROAD
JOGT 14 ^5435
CRYSTAL LAWNS ELEMENTARY SCHOOL
2544 CRYSTAL DRIVE
JOIIEI.IL 50435
Te.: 18151436.9519
Fax: (8151436.8433
WALKER'S GROVE ELEMENTARY SCHOOL
24810W 135111SIRTEI
'1.11N} iFI liJl t.5 �4
TRANSPORTATIONAIPERATIONS 8 MAINTENANCE
FCRI BEGGS DRIVE
;! AINFIFLD, It 60544
1, 76151,436d60
,PA 18151436.7824
DISTRICT MEDIA
- �;�hIC�FGGS;iRP;F
Mr. Alan J.
Plainfield
500 W. Fort
Plainfield,
A W
September 1, 1993
Litwiller, President
School Administration Center
Beggs Drive
IL 60544
Dear Mr. Litwiller:
John E. Peterson
PRESIDENT
TRUSTEES
Jeffery Dement
Jack Heirridinger
Lawrence Kelly
Michael Lambert
Joseph Ray
Richard Rock
Thank you for participating in the initial Plainfield Inter-
governmental meeting. The meeting will be held September 23, 1993 at
7:00 p.m. at the auditorium of Plainfield High School. Each government
agency will have a separate table on stage for its representatives. The
meeting will be a legal public meeting of each agency in compliance with
the Open Meetings Act. It is the responsibility of each agency to comply
with the Act by giving legal notice of this meeting as required by law.
The meeting will be televised on Plainfield Cable T.V. There will be no
participation by the public at large. -
The purpose of the meeting is three fold: First, to identify those
public issues which are of mutual concern that impact on two or more
governmental agencies; Second, to define those issues which are the
exclusive business of each agency and not subject to mutual discussion;
Third, to create a continuing forum at which mutual issues will be
discussed in detail in the future.
* I will act as moderator for this first meeting. I will make brief
introductory remarks, then each governmental unit attending will have its
spokesperson introduce those at its table and its speakers.
Each governmental unit will have up to twenty minutes to address the
others on the three points. No specific issues or problems will be
addressed.
We recommend that the presentation of each governmental unit be
reduced to writing and a copy circulated to the other attendees.
At the conclusion of the presentations there will be a period for
question and answers and discussion. The meeting should adjourn about
9:30 p.m.
If you have any questions or suggested revisions, please contact me.
Sincerely yours,
John E. Peterson
Village President
JEP/me
1400 NORTH DIVISION STREET • PLAINFIELD, ILLINOIS 60544 • (815) 436-7093 • Fax (815) 436-1950
Alan J. Litwiller
121 S. Frederick Ave.
Plainfield, IL 60544
(815) 436-8532
August 25, 1993
Mayor John Peterson
Village of Plainfield
1400 N. Division St.
Plainfield, IL 60544
Dear Mayor Peterson:
In a follow-up to our telephone conversation of last week, I
would like to amplify a few areas that will probably require
further discussion between elected officials that you are
initiating.
First, I appreciate the concerns and sensitivity expressed by the
Village Trustees regarding the impact of new housing developments
on the school district. This is a further positive demonstration
of your commitment to ensuring that all elected officials work
together more closely.
We appreciate the efforts of the Village Manager, the Village
Planner, and the Plan Commission members to notify the school
district of new or proposed developments as they are being
considered. We have appointed a school board member and an
alternate board member to attempt to attend these meetings
whenever possible. In almost every instance, we have school
board meetings or committee meetings scheduled at the same time
as the Village Board meetings or Plan Commission meetings.
Please do not interpret our lack of attendance at any of these
meetings as demonstrating a lack interest or concern. We share
your request for continued cooperation and information sharing.
To the best of my knowledge, the school district has little or no
ability to intercede with the progress or approval of a new
housing development only because that development will add new
students to the school district. I am informed that we may
request intercession only when there is the possibility of a
legitimate legal challenge to the proposed development. It is my
belief that the school district would have been much more active
in opposing some of the growth if we had the legal standing to do
SO.
School district officials are truly concerned about the impact of
new housing developments upon our ability to provide a good
education to all of our students. During the past twelve months
our attendance has increased by over 700 students. (During this
summer, our attendance increased by over 400 students alone.)
According to projections from Dr. Stanfield, this will be our
Mayor Peterson
Page 2
last summer of "slow growth." We are anticipating that our total
enrollment may double within the next three to four years. We
cannot afford to properly educate our current enrollment, let
alone an increase of this magnitude.
In the near future, we anticipate breaking ground to add
classrooms at the high school and at Walker's Grove. After those
projects are completed, we will have depleted all of our spending
authority from our last referendum. At that point, voters in the
school district will be facing some critical decisions.
To summarize, we are grateful for the concerns expressed by the
Village Trustees and the Plan Commission members regarding the
school district. Due to a multitude of schedule conflicts we
have been unable to attend very many Village Board meetings or
Village Plan Commission meetings. Our interests are present even
if we are not, and we will do everything possible to attend as
many of these meetings as we possibly can in the future. We
would appreciate being included in the Plan Commission
comprehensive planning if at all possible due to our mutual
interests. I want to thank you and the Village Trustees for your
ongoing interest in furthering communications and cooperation
with the school district. Please feel free to share this letter
with the Village Trustees and Village Plan Commission members.
Sincerely,
Cq
Alan J. Litwiller