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VILLAGE OF PALOS PARK
MINUTES OF THE PLAN COMMISSION MEETING
HELD ON MAY 19, 2011
1.ROLL CALL: The meeting of Plan Commission
of the Village of Palos Park, Cook County, Illinois was called to order
at 7:30 p.m. Answering to roll call was Paul Petan, Julie Kay, John
Basso, Marty Strubin, Michael Sundermeier, and Chairman Ralph Jones.
Michael Wall was absent. Also in attendance: Steve Manning, Community
Development Director and Sally Kinney, Secretary to the Plan Commission.
2.APPROVAL OF MINUTES: John Basso moved, seconded by Julie Kay, to
approve the minutes of the March 17, 2011 as presented.
Upon roll call vote, the motion carried as follows:
AYES: -6- Basso, Kay, Basso, Petan, Strubin, Sundermeier and
Chairman Jones
NAYS: -0-
ABSENT: -1-Wall
3.PUBLIC
HEARINGS:
A. Basil Chronis, owner of property at 11800 S. Winslow Road was
requesting approval of a final plat of subdivision of the 2.36 acre
parcel into two lots.
Discussion: Helen Chronis, the occupant of 11800 S. Winslow Road stated
that she was planning to demolish the non-conforming home currently on
the lot as soon as possible and build a new home that did conform. Ms.
Chronis had no plans to sell the second lot.
Chairman Jones restated that the current non-conforming home would be
demolished and a new home would be build that conformed to the Village
Code.
Steve Manning stated that Helen Chronis asked to subdivide one acre off
of the 2.36 acre parcel. The current home could be demolished without
the property being subdivided. Chairman Jones stated that public works
would require a 16’ wide drainage easement on the north side of Lot 2
due to grading. Chairman Jones stated that it would also be helpful if
all drawings indicated the setback lines. Paul Petan said that it was a
challenge to approve a subdivision with a non-conforming house on one of
the lots. Lot 2 would be very close to the home on Lot 1 if not
demolished. Paul Petan said he thought the subdivision should only be
granted contingent on the house begin demolished.
The Plan Commission took the following action: Julie Kay moved, seconded
by Martin Strubin to recommend approval of a final plat of subdivision
contingent on the existing home being demolished and a 16’ wide drainage
easement on the north side of the proposed Lot 2.
Upon roll call vote, the motion carried as follows:
AYES: (6) Kay, Strubin, Petan, Basso, Sundermeier, and Chairman
Jones
NAYS: (0)
ABSENT: (1) Wall
Chairman
Jones stated that the Plan Commission is a recommending body and that
this matter would be heard by the Village Council on Monday, June 13,
2011 at 7:30 p.m.
B. Michael and Teri Masterson, owners of property at 12400 S. 82nd
Avenue are requesting vacation of one half of the unimproved Village
right-of-way for 124th Street alongside their property.
Discussion: Mike Masterson said he wanted to take advantage of a
recently approved ordinance that allowed the purchase of vacated
unimproved Village rights-of-way. He would like to rebuild his attached
garage slightly larger as it was in disrepair and expand it to within a
few feet of the current property line. He acknowledged that he requested
purchasing one-half of the street but would now like to purchase the
whole vacated right-of-way. Their neighbor Peter and Chris Coccaro,
12322 82nd Avenue said they were not interested in purchasing the half
in front of their lot and were happy that the Masterson’s wanted to
purchase the entire right-of-way. They would purchase 297’ or the area
along side of their lot. Michael Sundermeier said the property was not
really usable.
John Basso stated that they would like to see something in writing from
the Coccaro’s stating that they do not want to purchase the right-of-way
in front of their home. Steve Manning will send a letter to the Peter
and Chris Coccaro after the Plan Commission meeting. They could apply at
that time if they wanted to purchase the right-of-way. Chairman Jones
stated that when a street was vacated that it should contain a utility
easement that had to be accessible. A permanent structure cannot be
erected in the easement. Mike Masterson said that he did not plan to
build on any part of the easement.
Mike Masterson said that obtaining the right of way would mean his
property would no longer be considered a corner lot and he would add
buildable space with less restrictions. Paul Petan said it would be a
more desirable piece of property if the street was purchased. Mike
Masterson confirmed that one half of the street is priced at $20,000 and
a full street vacation is priced at $30,000. Chairman Jones responded
yes.
Chairman Jones stated that staff was recommending that the easement be
considered a tree conservation easement so that it cannot be clear cut.
Mr. Masterson agreed that the easement would be for utilities and also
be considered a conservation easement.
John Jensen, 12345 S. 83rd Avenue stated that owners had the right to do
what they want with their property. The Village Seal indicated Pastorial
Setting, Rural Splendor. He said that he was concerned that the area
might be cleared and he would like trees preserved. He did not want to
see this area clear cut. If the area was cleared he was concerned about
erosion. He wanted the area to remain rural and/or rustic, the reason he
moved to Palos Park. He was concerned that his sewer goes through that
parcel. Chairman Jones said that why it would be named a utility
easement.
Luke O’Toole, 12345 82nd Avenue, was very concerned about the drainage
situation in the area. There was a sewer head at the end of the street
and the area would flood. The Village of Palos Park Public Works filled
in the west side of the street with stone so the water was diverted and
flows across the street. In the winter months it got very icy.
Mr. Masterson responded that he appreciated the comments but he had no
intention of taking down trees. There was a drainage issue and a culvert
was installed at Village expense because it was need to help remedy the
situation. He just wanted to move the garage 6’ because it was
non-compliant and in disrepair. There was a tree or two that are too
close to the house and may need to be removed. He asked if the Tree
Ordinance took into account trees on newly purchased property. He stated
that they planted many more trees than they took down.
Steve Manning said the Ordinance now required replacement of trees that
were removed because of construction, now need to be replaced somewhere
else on the property.
Terri Masterson said that an unsightly Black Locust will have to be
removed to extend the garage. She commented that she did plant some
small ginger plants but did not believe that would cause a water
problem. If they remove plants it was because they are usually invasive
plants like garlic mustard. Terri Masterson said she tried to plant only
native Illinois plants on their property.
Julie Kay said that if conditions are put in place they need to be
enforced. Ms. Kay had reservations about how the Tree Conservation
Ordinance would be enforced. Someone would have to report it for the
Code Enforcement Officer to react. Julie Kay had not been in favor of
selling vacated streets. Chairman Jones said he typically did not
support right-of-way vacations if they are connected to necessary
streets.
Raymond Jensen, 12345 S. 81st Avenue wanted to make sure that the Plan
Commission considered the drainage issue as this area was a natural
ravine. He asked what safeguards were in place to stop a future owner
from filling the ravine and causing further drainage issues. He said
that the Village would be giving up natural beauty and he was concerned
about nature preservation. He warned that if the Village gave up
ownership then the Village would have to pursue the offense after it
took place.
Chairman Jones stated that the plat would indicate the easements. Steve
Manning responded that easements are recorded as part of the legal
document and indicated on the title and the new owner and Village would
be aware of it.
The Plan Commission took the following action: Michael Sundermeier
moved, seconded by Martin Strubin to recommend approval of the requested
unimproved Village right-of-way and the entire full street vacation
contingent on a written approval from Chris and Peter Coccaro stating
that they do not wish to purchase the half of the street in front of
their lot. In addition the vacated area would be a utility, drainage,
and tree conservation easement. Full vacation was contingent upon
written refusal by the neighbors across the street declining the other
half of the street.
Upon roll call vote, the motion carried as follows:
AYES: (4) Sundermeier, Strubin, Petan, and Chairman Jones
NAYS: (2) Kay, Basso
ABSENT: (1) Wall
Chairman
Jones stated that the Plan Commission is a recommending body and that
this matter would be heard by the Village Council on Monday, June 13,
2011 at 7:30 p.m.
C. Proposed amendment to Section 1270 of the Village Code of Ordinances
regarding density standards for dwellings in the R-4 PUD zoning
district.
Discussion: Chairman Jones stated that the Village presently allows four
units per acre and does not take out any area of the total site for
drainage or wetlands. Currently we consider the gross area of the site
for the four units per acre. It was being proposed that the current Code
wording of Part Twelve, Title Six, Chapter 1270, Section 1270.06 (d) be
replaced with:
“(d)
Density. The total number of dwelling units shall not exceed four
per net acre. Net acre is defined as the area within a development
under one unified control devoted to residential uses including
dwellings, internal streets, storm water management areas, and
common areas; but not including flood plains, wetlands, perimeter
street right-of-way.”
This
amendment would reduce the density for any future Planned Unit
Developments and avoid clustering. Currently clustering is allowed and
the Village needed to consider a change in the PUD ordinance so that
PUDs were not too congested and have more open space. Chairman Jones
would like to recommend that the PUD ordinance be reconsidered to avoid
too much clustering.
John Basso asked how many units were allowed per acre. Chairman Jones
said the Plan Commission approved four units per acre but this was
rejected by the Village Council. John Basso asked if he could put 20
units on 2 acres. Chairman Jones replied yes. However, with this change
there would be fewer units because wetlands were not included. John
Basso stated that there was perhaps be more work to do in the Code
regarding Planned Unit Developments.
Paul Petan asked Steve Manning what else could be added. Mr. Manning
said detention ponds but designed ponds in the net acreage can be an
asset.
The Plan Commission took the following action: John Basso moved,
seconded by Paul Petan to recommend the Village Code be amended to
utilitize “net” instead of “gross” in PUD calculation.
Upon roll call vote, the motion carried as follows:
AYES:(6) Basso, Petan, Kay, Sundermeier, Strubin and Chairman Jones
NAYS:(0)
ABSENT: (1) Wall
The Plan
Commission took the following action: John Basso moved, seconded by
Julie Kay to recommend the Village Council direct the Plan Commission to
review and correct deficiencies in the Village Code that pertain to the
PUD ordinance.
Upon
roll call vote, the motion carried as follows:
AYES:(6) Basso, Kay, Petan, Sundermeier, Strubin and Chairman Jones
NAYS: (0)
ABSENT:(1) Wall
D. Bike
Plan
Discussion: James Petropul, Bike Coordinator made a presentation to
update the Plan Commission on the grant and on the Route Plan Design for
the Bike Trail. The Model Community grant money was being used to put
bike routes in the communities. This grant money would be used to supply
five miles of traffic control and signage using existing streets and
install five bike racks throughout the Village. Grant money would also
be used to establish programs that encouraged all age groups to consider
adding biking to their way of life.
Steve Manning stated that it had been over two years since the Plan
Commission received the Comprehensive Plan, dated December 7, 2009. At
that time there was a spot reserved for a bike plan in the Comprehensive
Plan. Steve Manning spoke of eight objectives:
Objectives
1.Increase the mileage of bikeways in and around the Village.
2.Provide connectivity to primary destinations.
3.Advocate for bikeway planning and construction in surrounding
jurisdictions, especially the Cal Sag Trail, state and county road
right-of-ways, and forest preserves.
4.Install signage on top priority bike routes.
5.Acquire grants for construction of bikeways in the Village.
6.Prepare a short and long-range capital improvement plan for
bikeways.
7.Enact codes and negotiate with developers to include bikeways in
developments.
8.Promote the increased use and safety of bicycle travel in the
Village.
John
Basso said he can hardly walk on 123rd Street to get his mail due to
traffic. He did not think a sign on McCarthy Road would make it any less
dangerous and could not imagine bicycles on McCarthy Road. Chairman
Jones was in support of biking but many of the streets noted are not
safe because there is no shoulder surface to ride on. Steve Manning said
Cook County determines if a road way was feasible for bike use as part
of their service.
John Basso said it was more logical to use side streets to get where
they needed to go in lieu of McCarthy Road. Paul Petan said it made no
sense to put a sign up and make the road safer ten years from now, it
should be safe when a sign was posted. It would not be right to put up a
bike path sign when we know the roadway is not safe. Bike path works in
a lot of communities but Palos Park was unique. He was concerned about
sharing bike trails with people walking, running and baby carriages.
Julie Kay mentioned that Scottsdale Arizona had a great pathway system
and one can travel from one end to the other. Those paths were developed
as the community developed. In Palos Park it is after the fact and
therefore more difficult.
Chairman Jones said that maybe the bike plan should not be approved
tonight as they needed further information on roads that were safe to be
used. He asked what combination of streets would deserve an “any rider”
sign. Chairman Jones said it would have to be looked at as a family
friendly bike path. Steve Manning said a decision would need to be
reached in June to keep on schedule with the grant, and that the
comments were very helpful.
The Plan Commission took the following action: Julie Kay moved, seconded
by Paul Petan to table the Bike Plan issue to the July 21, 2011 Plan
Commission meeting.
Upon the roll call vote, the motion carried as follows:
AYES: (6) Kay, Petan, Basso, Sundermeier, Strubin, Chairman Jones
NAYS: (0)
ABSENT: (1) Wall
4.OLD
BUSINESS: None
5.NEW BUSINESS: John Basso announced that the McCord House house walk
needed docents and please contact the McCord House if you could
volunteer to assist.
Public Comment:
Luke O’Toole, 12345 S. 82nd Avenue stated that while discussing the bike
trails the Plan Commission noted that people like to ride around this
area because it is so beautiful. He cautioned the Plan Commission about
selling the rights-of-ways as it may change the look of the Village
depending on what owners do with these vacated streets eventually.
6.ADJOURNMENT: There being no further business, John Basso moved,
seconded by Julie Kay, to adjourn the meeting at 9:23 p.m. Upon voice
vote, the motion carried unanimously.
Minutes respectfully submitted,
________________________
Sally A. Kinney
Secretary to the Plan Commission
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