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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.