HomeMy Public PortalAbout1986-09-16 minutesPLAINFIELD PLAN CQMMISSI.ON
Regular Meeting
DATE: September 16, 1986 AT; Village Hall
COMMISSIONERS PRESENT: A. Simmons, H. Bayer., J. Anderson,
W. Schempf, J. Sobkoviak and
D. Anderson.
EX-OFFICIO PRESENT: D. Gullicksen, R. Russ, M. Gehrke,
J. Bostjancic, Lt. D. Shreve, P.F.D.
Chairman Simmons called the meeting to order at 7.35 p.m.
Roll call was taken. R. Neely, W. Sharp, J. Eichelberger,
D. Almon, A..Arbo, Janet Anderson- and J. Wilson were absent.
There being no additions or corrections to the minutes of the
August,5, 1986 meeting, Chairman Simmons declared the minutes
approved as presented.
Chairman Simmons announced that at the next scheduled Zoning
Board of Appeals meeting there will be a request for a
sideyard variance for property at 910 Penn Road and asked that
everyone try to look at the property before the meeting.
NEW BUSINESS
Case No. 150-8196Z - Leonard Kubi.nski
Request rezoning of property at
2523 N. Van Dyke Road from Res. A to B-4.
Mr. Leonard Kubinski., owner of the property on Van Dyke Road,
was present requesting the zoning change from Res. A to B-4.
The property is located north of 143rd Street, south. of 135th
Street, and east of Van Dyke Road. Surrounding properties are
zoned industrial on the south and west, multi-family on the
north, and single-family on the east.
Petitioner stated.he has not met the prospective purchaser of
the property, but that the sale is contingent upon the zoning.
Even if purchaser backs out he would still like to go with. the
zoning. It is his understanding the prospective buyer boards
guard dogs. They presently have about 10 dogs which are at work
at night and.would be housed on the property during the day.
Petitioner said he does not know where the "training of
seeing-eye dogs" came from. H. Bayer asked if that might be a
bit misleading then. Petitioner agreed and stated this is being
handled by Clark Realty and he understands they are really
guard dogs.
PLAINFIELD PLAN COMMISSION
September 16, 1986
Page Two
A. Simmons stated that being surrounded by industrial, multi-
family and residential zoning really sets the zoning for what
is there. What we want to look at in zoning is really the
zoning classification, not the proposed use.
Petitioner stated.he feels he would be governed by whatever
use is allowed in the requested.zoning. If it wasn't used for
what he is proposing now, it is governed by whatever is in
the B-4 zoning.
A. Simmons questioned, do we want the B-4 zoning backing up to
single-family residences and beside multi-family. From that
standpoint it's been the policy of most Boards to not have B-4
butt up against residential, especially single-family.
Petitioner feels that if the zoning is granted it would be a
good buffer between the industrial and residential zoning.
There was some discussion as to what types of businesses are
allowed in B-4 zoning. A. Simmons stated this is basically
called a Highway Zoning District. Anything that's allowed in
B-1, 2, 3.and 4 and residences, which opens everything except
industrial.
There was.some discussion regarding the residential zoning, the
creek an.d retention pond. Petitioner stated the creek and
retention pond overflows onto the very south. end of his property,
but very little.
Petitioner stated h.e is presently between industry on the
s.outhwest and multiple on the north and would hope the Board
would take that into consideration.
A. Simmons stated that one of the things we have to look at
when we amend our Comprehensive Plan is the large amount we have
set aside for industry. We want to see if all of that should
be preconditioned for industry or should some be set aside.for
residential in certain areas, especially where we have
residential now.
It was the consensus of the Board th.e best zoning for this area
would.be to continue with the multi-family zoning.
PLAINFIELD PLAN COMMI.SSION
September 16, 1986
Page Three
D. Anderson moved th.at we recommend to the Village Board of
Trustees. to deny the zoning change from Residence A to B,-4.
Seconded by J. Sobkoviak.. Vote by,roll call.
D. Anderson, yes; J. Sobkoviak, yes; W. Schempf, yes;
J. Anderson, yes; H. Bayer, yes; A. Simmons, yes. 6 yes 0 no.
Motion carried.
WHEATLAND TOWNSHIP
Several.members of-the Wheatland Township Plan Commi,ssion
were present for an informal discussion of future e-boundary
plans. Present were Mr. Bob Crego, Chairman; Dennis Lhotak,
Vice-Chairman; Ken Liles, Secretary, and several residents
from the Wheatland area.
A. Simmons stated our mutual concern is to make sure we are
together in planning and.in our reports to th-e Will County
Board, whether we should.be objecting, how Wheatland Township
wants to see their area.developed, and where we have our one
and a half mile jurisdiction.
towards.
6(
Mr. Crego asked.what plans Plainfield.has for moving
Naperville.
D. Gullicksen explained we are
negotiations with Naperville.
Naperville is. suggesting 115th
and Plainfield is looking towa
Naperville wants 115th. because
in the drainage pattern is.
currently involved.in boundary
No.agreement has been made yet.
(which is not actually a street),
rds a boundary at 111th. Street.
they say that's where the break
A. Simmons stated we have a radium problem with our water, like
many other communities, and are restricted from.installing any
new water mains which. prevents us from annexing any new. property.
We see no real growth in Plainfield until the water problems are
resolved. Our sewer plant only has capacity for approximately
600 more hookups at present.
There was some discussion regarding the Graver property. We
explained we could not annex that property because.we could not
get contiguous to the property at this time. We do want
Plainfield to grow, especially north.. What we're looking at to
the north would be prime industrial area with. some business.
Plainfield's Facility Plan goes to 127th Street.
PLAINFIELD PLAN COMMISSION
September 16, 1986
Page Four
Mr. Crego asked wh.at is Plainfield's policy for the futu're.if we
did arrive to the Graver property after it's subdivided. Would
we annex and.force the.homeowners to hook up to water and sewer.
A. Simmons explained we have not confronted that at all,. At
present we do have homeowners in the Village that are not on
sewer and water. Years ago they were not required to hook up to
city water and sewer. In some cases they were later because
their septic systems were too small and did not own sufficient
property to upgrade to the latest code. There are some small
subdivisions that have septic but are on city water.
Mr. Crego asked what kind of growth do we see for Plainfield
in the next 5 or 10 years.
A. Simmons stated that until we solve our water and sewer
problems we do not see anything big happening in five years.
We will be spending a lot of money just to upgrade the water and
sewer in the next five ye.ars.
Mr..Crego stated that Naperville's five-year plan is to be at
111th Street.
A. Simmons asked Mr. Crego if they want to keep their area
mainly agricultural.
Mr. Crego explained that as a Board they have not come up with
a policy as yet. His personal. opinion is that all development
should be through contiguous growth of municipalities. In,his
Township he has seen serious problems with subdivisions built
outside of municipal zoning, such as drainage problems, flooded
basements and health problems with well and septic.
Mr. A. J. Loeffel, a resident of Wheatland., explained that, the
encroachment of Naperville and Bolingbrook has put their Board
into existence and feels they have a responsiblity to the people
of Wheatland to see that the area is developed in a healthy,
contiguous and orderly manner.
Ms. Frances Schmidt, a long-time resident of Wheatland, said
she objects to all the developing going on in ' the area. She
feels it should stay farmland, that Wheatland has the best soil
for farming.
PLAINFIELD PLAN COMMISSION
September 16, 1986
Page Five
Mr. Crego said he disagrees.. He is
a farming standpoint he feels it is
around residential areas, too much.
a farmer also and from
too difficult to farm
traffic, et cetera.
D. Gullicksen stated-the Mayor of Naperville would like to
see a-green belt between Naperville and Plainfield. Again,
Mr. Crego stated it would.be hard to find someone to farm an
area. like th.at.
A. Simmons said we are going to see growth. in this area,
although. Plainfield itself will not be growing very rapidly
until we do solve our water problems. Then with an aggressive
Village Board.we will grow to protect ourselves. If not,
everyone will be contiguous with us,and we'll be a municipality
with a shrinking tax base.
There was some discussion. on the various subdivisions going
up along Route 59.
Mr. Crego asked if we have a boundary agreement with Bolingbrook
and Romeoville.
The only boundary agreement Plainfield has is with.Shorewood
at,Caton Farm Road. Plainfield has talked to Bolingbrook. They
wanted to come contiguous with the Village at 135th Street at
the corner of Naperville Road. That was their plan originally.
A. Simmons stated he would like to see a boundary agreement
with. Naperville, that from a planning standpoint people would
know where we're headed. Mr. Crego remarked that if we don't
get a boundary with. Naperville we could end up with a lot of
unincorporated.subdivisions between Naperville and Plainfield.
A. Simmons mentioned that some years ago there was a concerted
effort to d.o some annexation and.extend the water and sewer
within Plainfield Township, but in talking to the people they
said they moved to the township .to get out of Chicago and
Joliet and did not want to be bound to any municipality. That
was most of Plainfield Township. We have more people in the
township than in the Village. People felt that if they were
satisfied .,with their well and septic and the Township was
maintaining the streets and plowing the snow, what value is it
to raise their property tax to have water and sewer when the
septic system is doing fine.
PLAINFIELD PLAN COMMISSION
September 16, 1986
Page Six
Some discussion followed regarding accidents on Route 59, and
the amount of traffic lights on 59.
On another matter Mr. Crego stated Wheatland is planning a
public meeting some time in December to discuss th.e
intersection of Plainfield/Naperville Road and 111th Street
as far as ch.anging the angle. He will let us know when the
meeting is scheduled.
A. Simmons requested that anytime there is a case coming before
the Wheatland Board to please let us know, whether it is in
our mile and a half jurisdiction or not.
Mr. Crego thanked our Board and invited Plainfield to attend
their meetings which. are held on.the third Thursday of every
month at 7:30 p.m. in the Wheatland Township Administration
Center.
Adjourned: 8:45 p.m.
Kay Jan'a-,VSecretary
( 11
I �
1400 DIVISION ST PLAINFIELD, IL 60544
PHONE 815-436.7093
Would everyone attending this Plan Commission meeting
please sign this sheet for our official records.
\j
4
-
4/1
ADDRESS
127 S 0 E 1-.Njro tz- —J✓P-j vL,- 1 t,n
lost l
23 11T4 2'r)
REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS(OF EACH MONTH
X
nil
/0 9 lia
�!5S S I,
e Id
lost l
23 11T4 2'r)
REGULAR COUNCIL MEETINGS FIRST AND THIRD MONDAY EVENINGS(OF EACH MONTH
STATE OF ILLINOIS
COUNTY OF WILL
VILLAGE OF PLAINFIELD
REPORT OF PLAN COMMISSION
Case No. 150-81962
SS:
Location: 2523 N. Van Dyke Road
September 16, 1986
Petitioner: Leonard Kubinski, owner of the property.
Request: Rezoning of the property from Residence A to B-4.
ni qr_iiq.qi nn:
The public hearing was held before the Plan Commission on
Tuesday, September 16, 1986. The legal notice appeared in
The Enterprise newspaper on August 27, 1986 according to state
statutes.
Mr. Kubinski, owner of the property, was present requesting
the rezoning of his property from Residence A to B-4.
The property is north. of 143rd Street, south of 135th Street,
and east of Van Dyke Road. Surrounding properties are zoned
industrial ndustrial on the south and west, multi-family on the north., and
single-family on the east (rear of Pheasant Chase).
Petitioner stated he has a prospective purchaser of the 'property
whom he has not met, and that the sale is contingent upon the
zoning. Even if purchaser backs out he would still like to go
with the zoning. It is his understanding the propsective buyer
boards guard dogs. They presently have about 10 dogs which are
at work at night and would be housed on the property during the
day. Petitioner stated he does not know where the "training of
seeing-eye dogs" came from as stated in the cover letter of his
application.
The Plan Commission Board questioned - do we want Br4 zoning
backing up to single and multi-family residences. It has been
the policy of most Boards not to have B-4 butt up against resi-
dential, especially single-family. B-4 is basically called a
Highway Zoning District. It allows anything that is in B-1, 2,
3, 4 and residences. Does not allow light or heavy industry.
REPORT OF-PLZAN COMMISSION
September 16, 1986
Page Two
Petitioner feels his property would be a buffer between the
industrial and residential if his B-4 zoning is granted. if
it is not used for what he is proposing now, he would be
governed by whatever is required in B-4. His property is
between industry on the southwest and multiple on the north
and hopes the Board would take that into consideration.
There was some discussion regarding the residential zoning, the
creek and retention pond. Mr. Kubinski stated the creek and
retention pond overflows onto the very south end of his property,
but very little..
The Plan Commission agreed the best zoning for the area would be
to continue with. the multi-family to keep it compatible with the
rest of the block.
No objections were received nor were any objectioners present
at the hearing.
RECOMMENDATION:
By a vote of 6-0, the Plan Commission recommends that the Village
Board of Trustees deny the request for zoning change from
Residence A to B-4.
STATE OF ILLINOIS
COUNTY OF WILL SS:
VILLAGE OF PLAINFIELD
REPORT OF PLAN COMMISSION
Discussion: Wheatland Township
September 16, 1986
Several members of the Wheatland Township Plan Commission
attended the September 16th Plan Commission meeting for an
informal discussion of future boundary plans.
A. Simmons stated our mutual concern is to make sure we are
together in planning and in our reports to th.e Will County Board,
whether we should be objecting, how Wheatland Township wants to
see their area developed, and where we have our one and a half
mile jurisdiction.
Bob Crego, Chairman of Wheatland Township Plan Commission asked
what plans Plainfield has for moving towards Wheatland.
We stated our Village Board is currently involved in boundary
negotiations with. Naperville. No agreement has been made yet.
Naperville is suggesting 115th (which is not actually a street),
and Plainfield is.looking towards a boundary at 111th Street.
Plainfield's only existing boundary agreement is with Shorewood
at Caton Farm Road.
Due to high levels of radium.in our water we cannot install any
new water mains., which prevents us from annexing any new property.
A. Simmons stated he sees no real growth. in Plainfield until the
water problems are resolved. our sewer plant only has capacity
for approximately 600 more hookups at present.
There was some discussion regarding the Graver property. We
informed Wheatland we could not annex because we could not get
contiguous to the property at this time. We do want Plainfield
to grow, especially north. Plainfield's Facility Plan goes to
127th Street.
Mr. Crego mentioned Naperville's five-year plan shows the
Naperville/Plainfield boundary at 111th Street.
REPORT OF PLAN COMMISSION
September, 16, 1986
Page Two,
Mr. Crego stated that his Board is fairly new and has not
come up with a policy yet, but his personal opinion is that all
development should be through contiguous growth of municipalities.
In his township he has seen serious problems with subdivisions
built.outside.of municipal.zoning, such as drainage problems,
flooded basements and health problems with well and septic.
Another member of the Wheatland Township Board stated he feels
their Board has a responsibility to the people of Wheatland to
see that the area is developed in a healthy,.contiguous, and
orderly manner.
A long-time resident of the area stated she objects to all the
developing going on in the area. She feels it should stay farm-
land; that Wheatland Township has the best soil for farming.
Mr. Crego mentioned that Naperville would like to see a,green
belt between the Naperville/Plainfield boundary, but he feels it
is difficult to farm land between residential.
A. Simmons stated that when we solve our.water and sewer problems
he feels that with an-aggressiveVillage Board we will grow to
protect ourselves. If not, everyone will be contiguous with us.
There was some discussion on the various developments going up
along Route 59 - golf course subdivision and the Macon development.
In discus.sion regarding accidents on Route 59, Wheatland is
planning a public meeting some time in December to discuss the
intersection of Plainfield/Naperville Road and 111th Street as
far as changing the angle. He will let us know when the meeting
is scheduled.
A. Simmons requested that anytime there is a case coming before
the Wheatland Township Board to please let us know, whether it
is in our mile and a half jurisdiction or not.
Mr. Crego thanked our Board and invited Plainfield to attend
their meetings which are held the third Thursday of every month.