HomeMy Public PortalAbout1988-11-01 PC minutesPLAINFIELD PLAN COMMISSION
DATE: November 1, 1988 AT: Village Hall
COMMISSIONERS PRESENT: Chairman Simmons, Vice Chairman Sobkoviak,
H. Bayer, R. Mentzer, J. Anderson,
W. Schempf.
EX-OFFICIO PRESENT: M. Gehrke, D. Norris.
ALSO PRESENT: P. J. Waldock, Village Planner
K. Jania, Secretary
Chairman Simmons called the meeting to order at 7:30 p.m. Roll call
was taken. L. Kelly, R. Russ, J. Eichelberger, G. Krahn, and
J. Wilson were absent.
There being no additions or corrections, Chairman Simmons declared
the minutes of the October 4, 1988 meeting approved as presented.
Case No. 192-106882 Frederick H. and Carolyn Martens requesting
rezoning from Residence A to B-2 for property located at
819 Division Street.
Mr. Waldock, Village Planner, reported to the Board that the subject
site is located at 819 Division Street on the southeast corner of
Division and Route 126. Basically it is staff's finding that the site
is impacted by the heavy traffic loads running along 59 and 126.
Surrounding land uses to the subject site include single-family
residential to the south, commercially zoned properties in all other
directions.
Due to the significant impacts of the surrounding commercial uses and
from the traffic staff believes that the highest and best use of the
site would be a commercial designation. However, due to the adjacent
residential property to the south, staff feels that B-1 zoning is
most appropriate at this site rather than the B-2 petitioner is
requesting. B-1 is the most restrictive zoning classification for
commercial uses and would afford some protections in terms of land use
controls for the adjacent residents to the south.
Mr. Waldock summarized his findings: The subject
on three sides by business land uses; the site is
along a high traffic regional arterial street; an
is the highest and best use of the subject site.
is for the approval of B-1 business zoning at the
B-2 as requested.
site is surrounded
impacted by frontage
J a B-1 business use
His recommendation
site rather than
Petitioner, Frederick Martens, was present and presented his case.
He pointed out all the commercial surrounding their property.
He then discussed some questions that might come up such as
"what business will go in there?" He stated he doesn't know.
PLAINFIELD
November 1,
Page Two
PLAN COMMISSION
1988
He does not have a buyer for the property at the present. The land
is approximately 1/3 acre, 14,600 square feet approximately. Major
part of the value lies in the house itself, therefore he feels a
buyer is not going to buy the land and tear down the house.
Mr. Martens said they have listed with two realtors and have had a
number of private inquiries from lawyers, other realtors, and
interior decorators. When we tell them what the zoning is they
politely back off. He feels they have been hampered in selling the
property because of the zoning.
The other question is "what about the neighbors", what do they think.
Mr. Martens stated he invited all the residents on Division Street
and some on Bartlett Street to a meeting at his home. Nine attended,
others did not and stated they had no objection to the rezoning.
Two homeowners refused to discuss it. There are 19 homeowners living
on the 700 and 800 block of Division St. All of these have no
objection. Some stated they would like low traffic, some could not
be reached.
All adjacent homeowners were notified by certified mail of this
hearing.
W. Schempf moved to recommend to the Village Board that they approve
B-1 zoning rather than the B-2 that petitioner requested for
property at 819 Division Street. Seconded by M. Krippel. Vote by
roll call.
Anderson, yes; Krippel, yes; Mentzer, yes; Schempf, yes;
Sobkoviak, yes; Bayer, not present for roll call; Simmons, yes.
6 yes, 0 no, Mr. Bayer not present for roll call. Motion carried.
Mr. Bayer stated, before the roll call, that in view of his
acquaintance with the petitioner and that he lives in close proximity
to the subject property he must leave the room.
County Case - June S. Foster Farm
Requesting rezoning from County A-1 to R-2A for property located
on Indian Boundary Road.
Mr. Waldock, Village Planner, gave his report to the Board stating
that the subject site is located on Indian Boundary Road south of
Wheeler and south of Renwick. It is approximately 268 acres and is
currently used agriculturally, zoned County A-1. Requested is the
rezoning of the site to residential R-2A which would allow for
30,000 square foot lot sizes on septic and well development of a
residential nature. In looking at the recently adopted Village
Comprehensive Plan, it projects very low density residential
development at this site. One to two units per acre is specified
for areas which will ultimately be served by Village sewer and water
as they become annexed. If the Village makes a policy decision that
no services are to be extended then even lower densities would be
required according to the Plan.
PLAINFIELD PLAN COMMISSION
November 1, 1988
Page Three
The issue in this request is the advisability of a very large
septic and well subdivision not far beyond the Village boundary
and that environmentally the installation of sewer and water is a
protection to the area and underground water aquifers.
The Village should receive assurance that the site will someday
be annexed and served by Village sewer and water services. Further,
the issue of access to the site by.a paved roadway must be addressed
at the time of subdivision review. Development of such a large site
without construction of pavement on Old Indian Boundary Road would
be ill-advised and premature.
Mr. Waldock summarized his findings: the subject site is within the
Village's 1.5 mile jurisdiction area; the site is not served by
paved road surfaces; the request conforms with the Village Comprehensive
Plan for land use but does not follow the recommendation that closer
parcels develop first; development of the subject site without
Village sewer and water would discourage future annexation of the
area. Staff recommends that action be tabled on this request until
a pre-annexation agreement can be worked out to assure future
annexation.
Attorney, James Babcock, was present on behalf of petitioner
June Foster. He stated the 260 acre site is within the 1.5 mile
jurisdiction of the Village and they are seeking R-2A zoning. There
is no property between the site and the Village that is willing to
annex to the Village. If there was property between the site and
the Village they would be willing to annex and get sewer and water.
They are not opposed to annexing to the Village, but asked would the
Village be willing to extend water and sewer lines to their property
before annexation takes place. He stated that the costs for bringing
sewer and water lines to the property were estimated at $750,000,
which is not feasible for his client.
Mr. Babcock stated they are proposing a subdivision similar to
Graver Estates in style and design. If zoning is granted they will
contact all adjoining landowners to ascertain what their concerns
are regarding drainage and the proposed layout, and try to solve any
problems or concerns they may have.
There was some discussion regarding the fact that the access to the
property is by a gravel surfaced road. Mr. Babcock said they would
have to meet County regulations, the road will probably have to be
improved.
Mr. Babcock asked to amend petitioner's application to also include
a Special Use Permit for floodplain development because approximately
9 acres is in the floodplain development along the Caton Creek on the
.east side of Indian Boundary Road.
PLAINFIELD PLAN COMMISSION
November 1, 1988
Page Four
There were several adjoining landowners present and commented
on how this proposed development could affect their property.
One of their main concerns is drainage, that the ground in the
area has not been drained properly. This is a concern to the
farmers.
Petitioner's engineer, Terry Ruettiger, agreed that the farm's
drainage needs to be improved and stated they will consult with the
adjoining owners before and during the development. Another
landowner commented that thousands of acres of prime farm land have
gone out of production and feels we should preserve the farm land.
There was a long discussion regarding a pre-annexation agreement.
This will have to be researched.
M. Krippel expressed concern about tabling this case because of
a pre-annexation agreement. His concern was how long of a time
are we looking at in annexing this property. It seems if we're
going to discourage all development that's not contiguous, we are
sending a message to developers in the area that Plainfield will
oppose at the County level all developments not contiguous.
W. Schempf moved to table this case to the November 15th meeting
to research the future enforceability of future annexation
agreement on purchasers of lots within the subdivision, whether or
not the pre-annexation is legally binding and enforceable.
Seconded by J. Sobkoviak. Vote by roll call.
Anderson, yes; Krippel, no; Mentzer, yes; Bayer, yes; Schempf, yes;
Sobkoviak, yes; Simmons, yes. 6 yes, 1 no. Motion carried.
Chairman Simmons stated we need to make a recommendation to the
Village Board that a policy be established which would require
pre-annexation agreement within a mile and a half jurisdiction, if
we can make them legally binding with future property owners.
County Case - Township of Plainfield
Requesting Special Use Permit for construction of governmental
office building in A-1 zoning. Located at the southwest corner of
1-55 and Lockport Street, Plainfield, IL.
Mr. Waldock, Village Planner, reported the Township proposes to
construct a new office building at their land near 1-55 and Lockport
Street. The 6.45 acre site contains two garages and a dog pound
building. The proposal calls for construction of a 2,688 square foot
office building and associated parking spaces.
The subject site is within the Village's 1.5 mile jurisdiction area
and the special use permit for government office will not cause
negative impacts on the Village. Staff recommends no objection
to this request.
PLAINFIELD PLAN COMMISSION
November 1, 1988
Page Five
There was a short discussion. The Board had no objection to
this proposed building.
J. Sdbkoviak moved to recommend to the Village Board that they
not object to the Plainfield Township's request for special use
permit for government offices in the A-1 agricultural zone of
Will County. Seconded by W. Schempf. Vote by roll call.
Schempf, yes; Bayer, yes; Mentzer, yes; Krippel, yes; Anderson, yes;
Sobkoviak, yes; Simmons, yes. 7 yes, 0 no. Motion carried.
Adjourn: 9:50 p.m.
K a y fai4l a 0 Secretary
V-
Would everyone attending this Plan Commission meeting
please sign this sheet for our official records.
N AM, L ADDRESS
-302
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