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Home My Public Portal About2017-08-01 Plan Commission Agenda PacketPlan Commission Tuesday, August 01, 2017 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda CALL TO ORDER PLEDGE TO THE FLAG ROLL CALL APPROVAL OF MINUTES Minutes of the Plan Commission dated July 18, 2017 2017-07-18 PC minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS Development: BOTT PARK RECREATION CENTER Case No: 1765-071217.SU.SPR.FP Request: Special Use (Public Hearing) and Site Plan Review Location: 24550 W. Renwick Road Applicant: Jennifer Rooks-Lopez, Plainfield Township Park District Bott Park Recreation Center Staff Report.pdf Graphics for Bott Park Recreation Center.pdf Development: BRUMMEL Case No: 1749-123016.CP.AA.PP Request: Annexation(Public Hearing), Special Use (Public Hearing), and Preliminary Plat Location: North of 127th Street, West of Book Road Applicant: McHale Enterprises, Inc. 1 Plan Commission Page - 2 Graphics for Brummel.pdf Brummel Staff Report .pdf Development: RIVERSTONE Case No: 1750-123016.CP.SU.PP Request: Special Use (Public Hearing) and Preliminary Plat Location South of 127th Street, West of the DuPage River Applicant: J. Edward Land (John Luczynski) Riverstone Staff Report.pdf Graphics for Riverstone.pdf DISCUSSION ADJOURN REMINDERS - August 7, 2017 - Next Village Board Meeting at 7:00 p.m. August 15, 2017 - Next Plan Commission Meeting at 7:00 p.m. 2 Plan Commission Agenda Item Report Agenda Item No. 2016-488- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: August 1, 2017 SUBJECT Minutes of the Plan Commission dated July 18, 2017 Recommendation: ATTACHMENTS 2017-07-18 PC minutes.pdf 3 Plan Commission Minutes July 18, 2017 Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Minnis (7:01 p.m.), Seggebruch, Renzi, Heinen (7:01 p.m.), Green, Womack and Chairman Kiefer were present. Fire District was present. Library, Park and School Districts were absent. The Plan Commission minutes dated June 6, 2017 were approved as amended. The Plan Commission minutes dated June 20, 2017 were approved as presented. The Zoning Board of Appeals minutes dated June 20, 2017 were approved as presented. PUBLIC COMMENTS: There was no response. DEVELOPMENT REPORT Mr. Proulx informed the commissioner’s on the progress of the planning cases that were presented at the last two Village Board meetings. Mr. Proulx also informed the commissioner’s regarding the PACE Park-N-Ride project north of Lockport Street and east of Wood Barn Road discussed at the Committee of the Whole meeting last night. OLD BUSINESS CASE NUMBER 1764-060217.SU 23616 W. MAIN ST. – PLAINFIELD COMMUNITY CENTER Chairman Kiefer stated that tonight’s case is a continuation from the Plan Commission meeting on June 20, 2017. Chairman Kiefer also explained why the case was continued and the proceedings for tonight’s meeting. Mr. Proulx stated that tonight’s meeting requires a public hearing and the appropriate notices were posted per state statute and public ordinance, so the public hearing remains open for additional public comment. Mr. Proulx reviewed the special use process and explained the regulations used and applied to plan commission cases are the Village of Plainfield Zoning Code, as well as the Religious Land Use and Institutionalize Persons Act (RLUIPA). Mr. Proulx reviewed the findings of fact from the staff report dated June 16, 2017. Mr. Proulx reviewed the items requested by the commission at the June 20th meeting, which include the following; number of people at the facility throughout the day for religious services and other activities, occupancy load established by Fire Department, traffic study and parking study/evaluation. Mr. Proulx reviewed the matrix provided by applicant, which included the number of occupants in the building throughout the day. Mr. Proulx reviewed the occupancy load from the Village Building Official and Fire Department, which was determined to be 222 people. Mr. Proulx stated that the application expressed interest in a volunteer lower occupancy load of 150 people. 4 Plan Commission Minutes July 18, 2017 Page 2 of 5 Chairman Kiefer asked if the maximum occupancy would have been similar for the prior uses. Mr. Proulx stated he doesn’t believe it was higher than this previously and gave explains of what could change an occupancy load. Mr. Proulx stated the traffic study was received after the staff report was finalized, so the staff was not able to include their analysis or comments in the staff report. Mr. Proulx stated that the applicant will provide a detailed review of the traffic study for the commission. Mr. Proulx reviewed the parking elevation completed by the staff. Chairman Kiefer explained that the independent traffic study was not a requirement for the case but was a request made by the commission. Chairman Kiefer swore in Javier Millan, Senior Consultant with KLOA. Mr. Millan summarized the traffic study completed on Friday, July 7 and Friday, July 14, 2017. Mr. Millan addressed the concern for a traffic signal at Route 126 and Ash Street, the study shows that per IDOT guidelines that projected traffic volumes now and in the future are not enough to warrant a traffic signal. Mr. Millan highlighted the following; peak inbound and outbound trips for the community center will occur once a week on Friday and will be outside the peak traffic hours per the study, gap study shows that there is enough gaps to accommodate the additional traffic and the proposed use of the community center will result in limited increases in delay as shown in capacity analysis. Commissioner Heinen stated the KLOA is a leader in the industry and was pleased to see them complete the traffic study. Commissioner Heinen asked for clarification on the capacity analysis results in Table 4, existing conditions as it is today and Table 5, projected conditions for new use and growth. Commissioner Heinen asked Mr. Millan to example level of service. Mr. Millan explained what level of service is, advised that typical design is for level of service “D” and stated that the growth rate per year was 1 ½ percent for the whole area and where the projections for growth came from. Commissioner Heinen asked if there would be an adverse impact if the growth of the community center were to reach 150 people. Mr. Millan stated it will increase the level of service and suggested if this does happen that other religious institutions have hired police officers to assist with traffic control. Commissioner Heinen stated this was a concern of the neighbors and if there is major growth traffic will need to be analyzed again. Commissioner Renzi asked why the IDOT numbers in the study are from 2015. Mr. Millan stated IDOT completes traffic volume studies roughly every 3 to 4 years, so data for Naperville Plainfield Road is from 2016 and data for Route 126 is from 2015. Mr. Millan also stated that the growth projections are from Chicago Metropolitan Agency (CMA). Commissioner Renzi asked if the speed limits on Route 126 are adequate. Mr. Millan stated in his opinion the speed limit should be 35 MPH, but that is without conducting a speed limit study. Commissioner Heinen asked if the future growth requires traffic control by the police would it be at the applicants cost. Mr. Millan stated that is typically what happens. Commissioner Womack asked staff if there is a protocol for when the police are needed for traffic control. Mr. Proulx explained how in a different case there was a stipulation added for traffic control. Commissioner Womack asked who determined that. Mr. Proulx stated he believed the police department determined that stipulation necessary. Commissioner Heinen stated he would like to see a similar stipulation added to the community center. 5 Plan Commission Minutes July 18, 2017 Page 3 of 5 Chairman Kiefer asked applicant if he agrees to a stipulation being set of a volunteer maximum occupancy of 150. Mr. Basalath stated he does agree to the volunteer maximum occupancy of 150 people stipulation. Mr. Basalath stated they have taken several precautious to have everyone out of the parking lot by 2:00 p.m. on Friday, so there is no direct impact on the traffic. Commissioner Seggebruch asked if all types of vehicles, such as buses and trucks, were taken into account in the traffic study. Mr. Millan stated yes and explained how those vehicles were included in the study. Commissioner Renzi asked applicant about the 10% growth maximum to the church. Mr. Basalath stated the 10% growth was a forecast, it could be lower. Commissioner Renzi asked applicant if for Friday afternoon services does everyone drive their own cars. Mr. Basalath stated that 2 to 3 per car is the usual. Commissioner Heinen stated the 60 trips from the study would be if the occupancy reaches 150 people. Commissioner Renzi asked if the property will allow for parking expansion. Mr. Basalath stated he did not have the information at this time. Commissioner Heinen stated he recommended a parking study but it was not completed, based on the Village Code they still comply with 150 people as max occupancy. Mr. Proulx stated that is correct and gave brief explanation of the Zoning Code. Commissioner Heinen stated a parking lot expansion would require a site plan review before the commission. Mr. Proulx stated that it correct. Commissioner Heinen asked if the study includes an evaluation of existing conditions to proposed conditions, since Table 4 is using existing conditions to future growth. Mr. Millan stated no, it was not completed, but in his opinion the level service will go up because traffic will be added. Commissioner Minnis asked applicant to explain why the peak attendance changed from 30 people to 60 people. Mr. Baslath stated that the matrix provided will be their attendance. Commissioner Seggebruch asked if during Ramadan, if the maximum of 60 people will apply to the Friday afternoon prayer. Mr. Baslath stated yes. Mr. Proulx requested a five minute recess. Meeting recessed at 7:58 p.m. Meeting adjourned at 8:04 p.m. Chairman Kiefer asked for public comment. Chairman Kiefer reminded Steve Meskauskas, resident of Plainfield, he remains under oath. Mr. Meskauskas expressed concern regarding the traffic study because it was conducted with no school traffic and people being on vacation. Mr. Meskauskas asked the applicant to use Route 126 and not Ash Street. Chairman Kiefer reminded Sal Olivio, resident of Plainfield, he remains under oath. Mr. Olivio asked the commission to take into consideration the school traffic and that the other churches that have traffic control by police are in commercial areas not a residential area. 6 Plan Commission Minutes July 18, 2017 Page 4 of 5 Mr. Millan explained how the data in the study did have estimates for school traffic. Chairman Kiefer reminded Trudi Olivio, resident of Plainfield, she remains under oath. Ms. Olivio expressed her concern about traffic and explained why it is still a major concern. Ms. Olivio requested an additional traffic study to be completed in September. Ms. Olivio also explained the other concerns she has regarding the case such as; prior use of a church, attendance, and applicants 5 to 10 year plan not available. Ms. Olivio asked who will be enforcing the stipulations, if any are set. Mr. Proulx explained what information is used to complete the findings of fact. Mr. Proulx stated why the immediate prior use was used when completing the staff’s findings of fact. Mr. Proulx explained how stipulations will be enforced by Code Enforcement and Fire Department. Mr. Proulx also read an example of traffic stipulation. Commissioner Renzi asked for clarification regarding the possible traffic stipulation. Chairman Kiefer stated that he felt the stipulations were volunteer occupancy reduction and verbiage for triggering a mandatory traffic control. Chairman Kiefer asked applicant if they are willing to agree to a contract with the Police to assist with traffic control, if it becomes necessary. Mr. Basalath stated yes. Mr. Basalath stated he was asked for a 5 year projection and he submitted a 16 year projection on his matrix. Chairman Kiefer reminded Joan Quinn, resident of Plainfield, she remains under oath. Ms. Joan Quinn asked the commission for the following considerations; applicant enter and exit onto Route 126 and not use Ash Street, have applicant install a 6 foot privacy fence along the rear of the property and have residential only parking on Ash Street and Maple Court. Mr. Basalath stated that they will try to avoid using Ash Street. Mr. Basalath stated the fence will be completed when funding is available. Chairman Kiefer reminded Deirdre Quinn, resident of Plainfield, she remains under oath. Ms. Deirdre Quinn asked if the classes were included in occupancy load. Mr. Basalath stated yes. Ms. Quinn stated her concern for the road condition, since of Ash Street is in both unincorporated Plainfield Township and Village of Plainfield. Ms. Deirdre explained her concern regarding the comparison to the prior use. Chairman Kiefer reminded Paul Quinn, local business owner, he is still under oath. Mr. Paul Quinn asked where the water supply for the sprinkler system will come from. Chairman Kiefer stated it will have to be in compliance with the Fire Protection District and the Village Engineer. Commissioner Green expressed his concerns with the traffic study which include; traffic is growing at a high rate per IDOT’s average daily count, data was provided by the client for trip generation and attendance, was the data provided by applicant designed to give a favorable traffic study outcome, ITE trip generation code for a mosque was absent from the study, community center use was not accounted for, and daycare was not accounted for, too. Mr. Basalath stated there will not be a daycare center. Commissioner Green explained why he will be voting against the special use. Mr. Millan addressed Commissioner Green’s concerns and assured him they did not take any short cuts. Mr. Basalath stated he 7 Plan Commission Minutes July 18, 2017 Page 5 of 5 was asked to provide the numbers for the traffic and there will be no school activities at the community center. Commissioner Seggebruch stated his traffic observations and explained why he feels a religious institute is an appropriate use for the building. Commissioner Renzi suggested items to take to the Village’s traffic committee. Chairman Kiefer asked staff to forward these recommendations to the traffic committee. Chairman Kiefer stated that the stipulation for traffic control will be omitted, since applicant has agreed several times under oath that he will comply when and if necessary. Commissioner Renzi made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, move to recommend approval of the special use for religious assembly for Plainfield Community Center at 23616 W. Main St., subject to the following three (3) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 3. Applicant aggress to a Volunteer Occupancy Load of 150 people. Seconded by Commissioner Seggebruch. Vote by roll call: Womack, yes; Green, no; Heinen, yes; Seggebruch, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 6-1. NEW BUSINESS DISCUSSION Commissioner Renzi stated the cut thru streets and speed limit on Route 126 should be looked into by the traffic committee and explained why. Commissioner Green made a statement that public opinion is important to the commission. Commissioner Seggebruch requested to have more information from the traffic committee regarding traffic. Mr. Proulx stated he will submit the request to the traffic committee. Meeting Adjourned at 9:22 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary 8 Plan Commission Agenda Item Report Agenda Item No. 2016-485- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: August 1, 2017 SUBJECT Development: BOTT PARK RECREATION CENTER Case No: 1765-071217.SU.SPR.FP Request: Special Use (Public Hearing) and Site Plan Review Location: 24550 W. Renwick Road Applicant: Jennifer Rooks-Lopez, Plainfield Township Park District Recommendation: ATTACHMENTS Bott Park Recreation Center Staff Report.pdf Graphics for Bott Park Recreation Center.pdf 9 10 11 12 13 14 15 PERSPECTIVE VIEW - SOUTH EAST CORNER RECREATION CENTER | 07.11.2017 | 5 05 16 PERSPECTIVE VIEW - NORTH EAST CORNER RECREATION CENTER | 07.11.2017 | 6 06 17 EXTERIOR ELEVATIONS RECREATION CENTER | 07.11.2017 | 4 04 PRECAST WALL, PAINTED PRECAST PANEL JOINTS (WHERE DIMENSIONED) PRECAST FORM LINER FINISH, FLUTED PATTERN, PAINTED ALUMINUM WINDOW ALUMINUM STOREFRONT DOOR AND TRANSOM12' - 0"1' - 6"3' - 6"ALUMINUM STOREFRONT GLAZING SYSTEM PRECAST WALL WITH FORM LINER FINISH, FLUTED PATTERN, PAINTED METAL PANELS OVER INSULATED STUD WALL FRAMING ALUMINUM WINDOW 112' - 0" (10 EQ. PANELS)12' - 0"12' - 0"12' - 0"12' - 0"34' - 0" 12' - 0"6' - 0"12' - 0"6' - 0" 12' - 0"12' - 0"12' - 0" PRECAST WALL, PAINTED PRECAST PANEL JOINTS (WHERE DIMENSIONED) PRECAST FORM LINER FINISH, FLUTED PATTERN FIXED AND OPERABLE ALUMINUM WINDOW ALUMINUM STOREFRONT GLAZING SYSTEM ALUMINUM STOREFRONT GLAZING SYSTEM PRECAST WALL WITH FORM LINER FINISH, FLUTED PATTERN, PAINTED DECORATIVE REVEALS METAL PANELS OVER INSULATED STUD WALL FRAMING 12' - 0"8' - 0"8' - 0"8' - 0"12' - 0"8' - 0"8' - 0"8' - 0"12' - 0"12' - 0"12' - 0"8' - 0"8' - 0"8' - 0"12' - 0"4' - 0"12' - 0"12' - 0"12' - 0"6' - 0"12' - 0"12' - 0"12' - 0"12' - 0"2' - 0"16' - 6"8' - 6"5' - 0"12' - 0"33' - 0"MECHANICAL EQUIPMENT SCREEN, EXTENDED DOWN OVER PRECAST WALL 112' - 0" (10 EQ. PANELS)34' - 0"12' - 0"12' - 0"12' - 0"12' - 0" PRECAST WALL, PAINTED PRECAST WALL WITH FORM LINER( LOUVER WHERE NOTED ON MECHANICAL DRAWINGS) STOREFRONT GLAZING SYSTEM FIXED & AWNING ALUMINUM WINDOWS METAL PANELS OVER INSULATED STUD WALL FRAMING EQUIPMENT SCREEN: METAL PANELS SCREEN ON STRUCTURAL STEEL FRAMING METAL PANEL CLAD CANOPY AND SOFFIT STEEL ROD HANGER PRECAST PANEL JOINTS (WHERE DIMENSIONED) DECORATIVE REVEALS 34' - 0"14' - 0"PRECAST WALL, PAINTED 12' - 0"12' - 0"7' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"31' - 0"30' - 0"33' - 0"12' - 0"17' - 0"PRECAST WALL, PAINTED PRECAST WALL WITH FORMLINER ALUMINUM WINDOWSPRECAST PANEL JOINTS (WHERE DIMENSIONED) DECORATIVE REVEALS EQUIPMENT SCREEN: METAL PANELS SCREEN ON STRUCTURAL STEEL FRAMING PRECAST WALL, PAINTED 30' - 0"33' - 0"14' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0"12' - 0" 12' - 0"12' - 0" 14' - 4"8' - 0"12' - 0"12' - 0" EAST ELEVATION WEST ELEVATION NORTH ELEVATION SOUTH ELEVATION 18 SPECIAL USE PERMIT 7-11-2017 19 20 21 Plan Commission Agenda Item Report Agenda Item No. 2016-486- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: August 1, 2017 SUBJECT Development: BRUMMEL Case No: 1749-123016.CP.AA.PP Request: Annexation(Public Hearing), Special Use (Public Hearing), and Preliminary Plat Location: North of 127th Street, West of Book Road Applicant: McHale Enterprises, Inc. Recommendation: ATTACHMENTS Graphics for Brummel.pdf Brummel Staff Report .pdf 22 23 24 25 127TH STREET BOTTOM STORMWATER MANAGEMENT FACILITY WETLAND BOTTOM STORMWATER MANAGEMENT FACILITY WETLAND BUFFER (Typ.) 123456 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52535455 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 7475 76 7778 79 80 81 82 83 84 85 86WETLAND 0 50'100' 200' 300' SCALE: 1"=100'NORTH OVERALL LANDSCAPE PLAN SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:BRUMMEL PROPERTYPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 6 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R OVERALL LANDSCAPE PLAN1 REPRESENTATIVE PLANT LIST SHEET 2 SHEET 3 PLANT MATERIAL QUANTITIES GENERAL NOTES NATIVE AREA LEGEND 26 127TH STREET BOTTOM STORMWATER MANAGEMENT FACILITY WETLAND BOTTOM STORMWATER MANAGEMENT FACILITY WETLAND BUFFER (Typ.) 123456 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52535455 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 7475 76 7778 79 80 81 82 83 84 85 86WETLAND 0 30' 60'120' 180' SCALE: 1"=60'NORTH SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:BRUMMEL PROPERTYPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 6 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R PRELIMINARY LANDSCAPE PLAN2 MATCH LINE - SHEET 3 MATCH L INE - SHEET 3 EAST ENTRY LANDSCAPE SEE DETAIL THIS SHEET 0 10' 20' 40' 60' SCALE: 1"=20'NORTH EAST ENTRY FEATURE DETAIL NATIVE AREA LEGEND POCKET PARK - SEE DETAIL SHEET 4 27 127TH STREET BOTTOM STORMWATER MANAGEMENT FACILITY WETLAND BOTTOM STORMWATER MANAGEMENT FACILITY 14 15 16 17 18 WETLAND 0 30' 60'120' 180' SCALE: 1"=60'NORTH SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:BRUMMEL PROPERTYPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 6 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R PRELIMINARY LANDSCAPE PLAN3 MATCH LINE - SHEET 2 MATCH L INE - SHEET 2 WEST ENTRY LANDSCAPE SEE DETAIL THIS SHEET010' 20' 40' 60' SCALE: 1"=20'NORTH WEST ENTRY FEATURE DETAIL NATIVE AREA LEGEND 28 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:BRUMMEL PROPERTYPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 6 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R LANDSCAPE DETAILS4 PERENNIALS AND GROUNDCOVERS NOT TO SCALE NOT TO SCALE DECIDUOUS AND EVERGREEN SHRUBS DECIDUOUS TREES NOT TO SCALE EVERGREEN TREES NOT TO SCALE PLANTING DETAILS 0 5'10' 20' 30' SCALE: 1"=10'NORTH POCKET PARK DETAIL 29 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:BRUMMEL PROPERTYPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 6 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R TYPICAL FOUNDATION LANDSCAPE PLAN5 0 5'10' 20' 30' SCALE: 1"=10' TYPICAL FOUNDATION PLAN TYPICAL FOUNDATION PLANT LIST A TYPICAL FOUNDATION PLANT LIST B 30 127TH STREET SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:BRUMMEL PROPERTYPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 6 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R TREE PRESERVATION & REMOVAL PLAN6 0 50'100' 200' 300' SCALE: 1"=100'NORTH TREE INVENTORY REPLACEMENTS REQUIRED:97 REPLACEMENTS PROVIDED:97 31 32 33 34 35 36 Plan Commission Agenda Item Report Agenda Item No. 2016-487- Submitted by: Tracey Erickson Submitting Department: Planning Department Meeting Date: August 1, 2017 SUBJECT Development: RIVERSTONE Case No: 1750-123016.CP.SU.PP Request: Special Use (Public Hearing) and Preliminary Plat Location South of 127th Street, West of the DuPage River Applicant: J. Edward Land (John Luczynski) Recommendation: ATTACHMENTS Riverstone Staff Report.pdf Graphics for Riverstone.pdf 37 38 39 40 41 42 43 44 45 127TH STREET 4 5 6 7 8 9 10 1415 13 11 12 2 3 16 1 1718 19 20 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 5253545556575859 60 61 62 63 64 65 66 67 6869707172737475 76 77 7879 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99100101102103104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136137 138 139 140 141 142 143144145146147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 0 75'150' 300' 450' SCALE: 1"=150'NORTH OVERALL LANDSCAPE PLAN SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:RIVERSTONEPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 9 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R OVERALL LANDSCAPE PLAN1 REPRESENTATIVE PLANT LIST PLANT MATERIAL QUANTITIES SHEET 2 SHEET 4 SHEET 3 SHEET 5 SHEET 6 GENERAL NOTES NATIVE AREA LEGEND 46 127TH STREET 4 5 6 7 8 1415 2 3 16 1 1718 19 20 1 2 3 4 5 6 7 0 30' 60'120' 180' SCALE: 1"=60'NORTH SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:RIVERSTONEPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 9 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R PRELIMINARY LANDSCAPE PLAN2 MATCH LINE - SEE SHEET 4 MATCH LINE - SEE SHEET 4 MATCH LINE - SEE SHEET 3PERENNIALS AND GROUNDCOVERS NOT TO SCALE NOT TO SCALE DECIDUOUS AND EVERGREEN SHRUBS DECIDUOUS TREES NOT TO SCALE EVERGREEN TREES NOT TO SCALE PLANTING DETAILS ENTRY BOULEVARD LANDSCAPE DETAIL SEE SHEET 7 POCKET PARK 1 SEE DETAIL SHEET 8 47 9 10 13 11 12 133 134 135 136 137 138 170 171 172 DUPAGE RIVER0 30' 60'120' 180' SCALE: 1"=60'NORTH SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:RIVERSTONEPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 9 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R PRELIMINARY LANDSCAPE PLAN3MATCH LINE - SEE SHEET 5MATCH LINE - SEE SHEET 2MATCH LINE - SEE SHEET 4 PLANT COMMUNITY SECTION NOT TO SCALE POCKET PARK 1 SEE DETAIL SHEET 8 48 4 5 6 7 8 9 6 7 8 9 10 11 12 13 14 15 16 17 18 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143144145146147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 0 30' 60'120' 180' SCALE: 1"=60'NORTH SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:RIVERSTONEPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 9 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R PRELIMINARY LANDSCAPE PLAN4 MATCH LINE - SEE SHEET 6 M A T C H L I N E - S E E S H E E T 5 MATCH LINE - SEE SHEET 3 MATCH LINE - SEE SHEET 2 POCKET PARK 2 SEE DETAIL SHEET 8 POCKET PARK 3 SEE DETAIL SHEET 7 49 42 43 44 45 46 47 48 49 50 51 525354 65 66 67 68 97 98 128 129 130 131 132 133 140 141 142 143 156 DUPAGE RIVER0 30' 60'120' 180' SCALE: 1"=60'NORTH SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:RIVERSTONEPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 9 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R PRELIMINARY LANDSCAPE PLAN5 MATCH LINE - SEE SHEET 3 MATCH LINE - SEE SHEET 4MATCH LINE - SEE SHEET 650 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 53545556575859 60 61 62 63 64 65 66 67 6869707172737475 76 77 7879 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99100101102103104 105 106 107 108 109 120 121 122 123 124 125 126 127 128 129 0 30' 60'120' 180' SCALE: 1"=60'NORTH SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:RIVERSTONEPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 9 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R PRELIMINARY LANDSCAPE PLAN6MATCH LINE - SEE SHEET 5MATCH LINE - SEE SHEET 4 POCKET PARK 4 SEE DETAIL SHEET 7 51 1 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:RIVERSTONEPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 9 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R LANDSCAPE DETAILS7MATCH LINE - SEE THIS SHEET MATCH LINE - SEE THIS SHEET 0 10' 20' 40' 60' SCALE: 1"=20'NORTH ENTRY BOULEVARD DETAIL 0 10' 20' 40' 60' SCALE: 1"=20'NORTH POCKET PARK 3 DETAIL 0 10' 20' 40' 60' SCALE: 1"=20'NORTH POCKET PARK 4 DETAIL 52 8 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:RIVERSTONEPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 9 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R LANDSCAPE DETAILS8010' 20' 40' 60' SCALE: 1"=20'NORTH POCKET PARK 1 DETAIL 0 10' 20' 40' 60' SCALE: 1"=20'NORTH POCKET PARK 2 DETAIL MATCH LINE - SEE THIS SHEETMATCH LINE - SEE THIS SHEET53 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:RIVERSTONEPLAINFIELD, ILLINOIS6.14.2017 JE1510 GFB JCT OF 9 OAK CREEK CAPITAL PARTNERS, LLC. P.0. BOX 716 ST. CHARLES, ILLINOIS 60174 CEMCON, LTD. 2280 WHITE OAK CIR. #100 AURORA, ILLINIOS 60502 CLIENT ENGINEER Know what'sbelow. before you dig.Call R DUPLEX TYPICAL FOUNDATION PLAN9 SCALE: 1"=10' DUPLEX TYPICAL FOUNDATION TYPICAL FOUNDATION PLANT LIST A TYPICAL FOUNDATION PLANT LIST B 54