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HomeMy Public PortalAboutOrdinance 3331 R2017095226 Ordinance No. 3331 KAREN A. STUKEL WILL COUNTY RECORDER RECORDED ON 12/05/2017 03:32:27 PM REC FEE:89.75 IL RENTAL HSNG: PAGES: 56 KAK AN ORDINANCE AUTHORIZING THE EXECUTION OF A CERTAIN ANNEXATION AGREEMENT BETWEEN THE VILLAGE OF PLAINFIELD, ILLINOIS, AND MC HALE ENTERPRISES, L.P. PIN 07-01-27-400-002-0000 WHEREAS, an Annexation Agreement, a true and exact copy of which is attached hereto as Exhibit "A", and by reference thereto incorporated herein, has been submitted to the Corporate Authorities of the Village of Plainfield by the Owner; and WHEREAS, a public hearing was held before the Corporate Authorities of the Village of Plainfield, after publication of notice, upon the proposed Annexation Agreement. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF PLAINFIELD, WILL AND KENDALL COUNTIES, ILLINOIS AS FOLLOWS: Section 1: Recitals — The foregoing recitals are hereby incorporated into this Ordinance as if fully set forth herein. Section 2: Approval — That the President and Village Clerk are hereby authorized and directed to execute the aforesaid Annexation Agreement for and on behalf of the Village of Plainfield, Illinois. Section 3: Severability — The various portions of this Ordinance are hereby expressly declared to be severable, and the invalidity of any such portion of this Ordinance shall not affect the validity of any other portion of this Ordinance, which shall be enforced to the fullest extent possible. Section 4: Repealer — All Ordinances or portions of Ordinances previously passed or adopted by the Village of Plainfield that conflict with or are inconsistent with the provisions of this Ordinance are hereby repealed. Section 5: Effective Date - This Ordinance shall be in effect upon its passage and approval as provided by law. PASSED THIS 6TH DAY OF NOVEMBER, 2017. AYES: O'Rourke, Wojowski, Bonuchi, Lamb, Newton NAYS: None ABSENT: Larson APPROVED THIS 6T" DAY OF NOVEMBER, 2017. �/e7 VI LAGE PRESIDNT ATTEST: VILLAGE CLERK PREPARED BY AND RETURN TO: VILLAGE OF PLAINFIELD 24401 W. LOCKPORT STREET PLAINFIELD, IL 60544 ATTN: VILLAGE CLERK .... 11 ling 111111 u111 y"111 •12..1...1 1 �pU1Ui �1� 111 VILLAGE OF PLAINFIELD ANNEXATION AGREEMENT FOR Brummel Property— 127th Street (Development Name) Revision Date: October 12, 2017 THIS ANNEXATION AGREEMENT is entered into this 64'b day of WOVE'Yr be r 2017,by and between the Village of Plainfield,an Illinois municipal corporation(hereinafter referred to as "VILLAGE"), and McHale Enterprises, L.P. (hereinafter collectively referred to as "OWNER" & "Developer"), for all the property described in the Plat of Annexation marked Exhibit A, attached hereto. WITNESSETH: WHEREAS, the VILLAGE is an Illinois municipal corporation; and, WHEREAS,the OWNER is the owner of record of the real property legally described in Exhibit "A"(said property referred to herein as the"SUBJECT PROPERTY"),the Plat of Annexation and the legal description,attached hereto and hereby incorporated and made a part of this Agreement,which is not within the corporate limits of any municipality and which constitutes the subject premises to be annexed to the Village; and WHEREAS, the SUBJECT PROPERTY is contiguous or may become contiguous with the corporate limits of the VILLAGE; and WHEREAS,it is the intention of the parties that the annexation of the SUBJECT PROPERTY to the VILLAGE be upon the terms and conditions of this agreement; and WHEREAS, in accordance with 65 ILCS 5/11-15.1-1 et seq. of the Illinois Compiled Statutes and pursuant to lawful notice,the VILLAGE has placed this Agreement before the public for comment and hearing by its Corporate Authorities; and WHEREAS,the VILLAGE,by its Corporate Authorities,shall consider an ordinance adopting this Agreement in the manner provided by law; and WHEREAS,the adoption and approval of this Agreement is an exercise of the powers vested in the VILLAGE by the Illinois Compiled Statutes. 1 NOW, THEREFORE, in consideration of the premises and of the mutual covenants and agreements herein contained, it is hereby agreed as follows: 1. INCORPORATION OF RECITALS AND EXHIBITS. The foregoing recitals are hereby incorporated into the body of this agreement as if fully set forth and repeated herein. Any exhibit referred to in this agreement and attached hereto shall also be considered incorporated herein by express reference. 2. ANNEXATION AND ZONING. OWNER agrees within seven (7) days after the execution of this Agreement to file properly executed petitions for annexing and zoning said premises,if said petitions have not already been filed. Within thirty(30)days of contiguity the VILLAGE agrees,pursuant to requisite notice having been given, and in accordance with law, to enact and adopt ordinances annexing and zoning the premises designated in Exhibit A, attached hereto and made a part of this Agreement, to zoning classification P.U.D. OWNER and DEVELOPER agree that the Subject Property shall be developed in accordance with the ordinances of the VILLAGE,as approved or subsequently amended,and agree to follow all of the policies and procedures of the VILLAGE in connection with such development except as modified in this Agreement and shall develop the Subject Property in accordance with the Preliminary Plat,which is marked "Exhibit B," attached hereto and made a part of this Agreement. 3. PARK AND LIBRARY DISTRICT ANNEXATION. Upon annexation of the Subject Property to the VILLAGE,the OWNER agrees to file petitions to annex the Subject Property to the Plainfield Township Park District and the Plainfield Library District. The OWNER agrees to annex the SUBJECT PROPERTY to the Plainfield Township Park District and Plainfield Public Library District with 30 days of contiguity with the Districts. 4. PARK AND SCHOOL DONATIONS. The OWNER and DEVELOPER agree to comply with the Village Ordinance on land/cash donations for park and school sites. Fees paid in lieu of park land are required prior to the release of the final plat. The DEVELOPER agrees to pay all fees identified in the school facility impact fee schedule attached. If development extends beyond 2008 the fee will be what is in effect at the time of development of each unit. The OWNER and DEVELOPER agree to comply with the Village Ordinance on land/cash donations for park and school sites. Fees paid in lieu of park land are required prior to the release 2 of the final plat. The DEVELOPER agrees to pay all fees identified in the school facility impact fee schedule attached. The Village must approve all park designs and reserves the right to hire a landscape architect to design any park or open space area. The developer/owner agrees to pay any fee associated with the design. The DEVELOPER agrees to pay all fees identified in the School Transition Fee table attached. The school transition fee shall be paid not later than at building permit issuance and shall be based on the fee then in effect at the time of payment. For building permits issued after July 1, 2007, the required transition fee shall be the fee then in effect as approved by the VILLAGE. The OWNER and DEVELOPER agree to pay a fee at building permit set by the junior college within which district the development occurs and approved by the Village. 5. FIRE PROTECTION DISTRICT DONATION The OWNER and DEVELOPER agree to pay$1,000.00 contribution per residential unit to the Fire Protection District in which the unit is located and $0.15 per square foot for commercial development. The fee will be paid at the time of building permit issuance. 6. LIBRARY IMPACT FEE. The OWNER and DEVELOPER agree to pay the applicable contribution per unit,as set forth in the inter-governmental agreement between the VILLAGE and the Plainfield Library District. The fee will be paid at the time of building permit issuance. 7. WATER AND SEWER SERVICE. VILLAGE represents and warrants that the 55.3 acres of the SUBJECT PROPERTY described in Exhibit A is currently within the FPA(Facilities Planning Area)of the VILLAGE or if not presently in the FPA, the Village will submit all required applications to include the SUBJECT PROPERTY into the Village's FPA. All application and associated costs to amend the FPA shall be the responsibility of the DEVELOPER. 8. WATER AND SANITARY SEWER FEES. Connection fees required for connection to the Village's sanitary sewer system are as established by Village Ordinance. The minimum connection fees to the Village's water supply system are as follows: Water Meter size (inches) Water Connection Fee 5/8 $1,700.00 3/4 $1,700.00 1 $2,030.00 1 %2 $2,330.00 2 $2,630.00 3 $2,930.00 3 4 $3,230.00 6 $3,830.00 All sanitary sewer construction requiring an Illinois Environmental Protection Agency construction permit, upon receipt of required IEPA Sewer Permit, but before any sewer main construction, the property owner or OWNER shall be required to pay the Village the total sewer connection fee for the entire area served by said permit. The population equivalent stated on the IEPA permit shall be the basis for calculating the required connection fees. Substantial sanitary sewer construction shall begin within ninety(90) days of receiving required IEPA sewer construction permits. 9. SANITARY SEWER OVERSIZING IMPACT FEE The OWNER and DEVELOPER recognize that certain sanitary sewer oversizing is required pursuant to the Sanitary Sewer Recapture Map. Said Map outlines the estimated cost per acre of sewer oversizing according to zones. The oversizing will be constructed by either the OWNER and DEVELOPER or the VILLAGE, at the VILLAGE's discretion. If constructed by the OWNER and DEVELOPER, recapture will follow the provisions of Section 10 of this ANNEXATION AGREEMENT. If constructed by the VILLAGE, OWNER and DEVELOPER will reimburse all VILLAGE expenses related to the sewer construction, including engineering, easement acquisition, administration and legal fees. The percentage of the total project cost to be reimbursed by DEVELOPER shall be calculated based on the acreage of the development within the recapture area. Any applicable fees shall be payable at the time of final plat or if no platting is necessary, prior to building permit. 10. RECAPTURE FEES. Upon development,OWNER or DEVELOPER shall be obligated to pay any recapture fees as applicable to the annexed property for municipal water,sanitary sewers,storm water,roadways,traffic signals or improvements or any other improvements as set forth in 65 ILCS 5/9-5-1. VILLAGE may adopt any necessary ordinances to provide for recapture to OWNER for streets, water,sanitary sewer or storm sewer lines constructed by OWNER,which benefit other properties by the installation and/or over sizing of said improvements. Such recapture ordinances shall only be adopted upon satisfactory demonstration by the OWNER or DEVELOPER that the recapture is fair and equitable and that provision of notice of the proposed recapture fees is provided to affected property OWNER,the determination that a proposed recapture is fair and equitable shall be solely that of the Village. Fees are due upon Village request. In the event benefiting property subject to recapture is owned by a government agency(e.g., fire protection district,park district, school district), such government entity shall not be required to pay recapture, thus reducing the total amount the DEVELOPER and/or VILLAGE are entitled to recapture. Any recapture ordinances shall be for a maximum of ten(10)years from the date of adoption of said ordinance with 4% interest payable to the OWNER or DEVELOPER commencing two (2) years from the date of completion of said improvement. An administrative fee shall be charged at the 4 rate of two percent (2%) of the total recapturable amount payable to the VILLAGE to cover administrative costs of the recapture agreement. The costs to be recaptured shall not exceed 110 percent of the estimated costs per the approved engineer's opinion of probable construction costs (EOPC). Any increase in cost of more than 5 percent of the EOPC (but in no event more than 10 percent of the EOPC) shall not be permitted unless a detailed explanation of the increase in costs is submitted by the DEVELOPER and approved by the VILLAGE. 11. ANNEXATION FEES. The OWNER and DEVELOPER agrees to pay an annexation fee to the VILLAGE of$2,500 unit for any residential development or$4,000 per gross acre for commercial development,payable at the time of final plat or if no platting is necessary, prior to building permit. 12. TRAFFIC IMPROVEMENT FEE The OWNER and DEVELOPER agrees to pay a traffic improvement fee to the Village of $2,000.00 per unit of residential development and $.10 per square foot of buildings for commercial development. Square footage for commercial development is based on gross building area. Said fees shall be payable at the time of final plat or if no platting is necessary,prior to building permit. 13. MUNICIPAL FACILITY FEE The Owner and Developer agrees to pay $2,000.00 per unit for future municipal facilities. Said fees shall be payable at the time of final plat or if no platting is necessary, prior to building permit. 14. VILLAGE BEAUTIFICATION The Developer agrees to pay a Village Beautification fee of$250.00 per unit for future beautification projects. The fee is payable upon building permit. 15. EASEMENTS The owner agrees to dedicate right of way or grant utility easements within thirty days of written request by the Village. 16. ARCHITECTURAL DESIGN PROVISIONS. The OWNER and DEVELOPER agree to provide a variety of architectural designs for residential dwelling units for the purpose of discouraging excessive similarity between units, including but not limited to single family, duplexes, and multi-family developments. The OWNER and DEVELOPER agree to establish appropriate policies and procedures to provide distinction between surrounding dwelling units, including front, rear and side elevations, for the purpose of anti-monotony as defined in Exhibit C. The Village is looking to better control monotony and to encourage character within subdivisions including all four sides of residential structures, roof pitches, heights, and materials. The 5 developer agrees to develop the subject property in accordance with the Pattern Book attached as Exhibit D. This exhibit identifies architecture for all homes including facades for all four sides of each model proposed and materials. The Pattern Book will show a breakdown of the number of each model used and will identify the separation in the location of each models type. 17. VARIANCES. No variances will be necessary to develop the property. (If variances are required,they shall be described and attached as an Amendment, Exhibit C) 18. MISCELLANEOUS FEES. All other fees provided for by ordinance and uniformly applied and collected in connection with the development of the property within the corporate limits of Plainfield, except as otherwise specified in this agreement shall be applicable to the subject realty. Payment of all fees due under the Village Ordinances,together with the posting of any and all letters of credit and other guarantees shall be a pre-condition to the approval by the Village of any final plan, plat or site plan submitted by OWNER and DEVELOPER under this agreement. 19. AMENDMENTS. This agreement,including the attached exhibits,may be amended only with the mutual consent of the parties by a duly executed written instrument. In the case of the VILLAGE, the written instrument may only be in the form of an ordinance duly adopted in accordance with applicable laws. Modifications subsequent to this Agreement's adoption shall require a public hearing and procedures consistent with law. 20. EXHIBIT C. Any modifications to the VILLAGE'S standard annexation agreement provisions are set forth in Exhibit C. The OWNER, DEVELOPER and VILLAGE agree that should any conflicts between Exhibit C and the text of this Agreement exist,the provisions of Exhibit C shall supersede those of this text. 21. DORMANT SPECIAL SERVICE AREA (SSA) OWNER and Developer agree to the Village enacting a dormant Special Service Area(SSA)to act as a back-up in the event that the Homeowner's Association fails to maintain the private common areas,private detention ponds,perimeter landscaping features,and entrance signage within the Subject Property. The special service area will be completed as part of the first phase of development. 22. ENFORCEMENT. This Agreement shall be enforceable by any action at law or in equity, including actions for specific performance and injunctive relief. The laws of the State of Illinois shall control the 6 construction and enforcement of this Agreement. The parties agree that all actions instituted on this agreement shall be commenced and heard in the Circuit Court of Will County, Illinois, and hereby waive venue in any other court of competent jurisdiction. Before any failure of any party to perform any obligation arising from this Agreement shall be deemed to constitute a breach,the party claiming the breach shall notify the defaulting party and demand performance. No breach of this Agreement shall have been found to have occurred if performance is commenced to the satisfaction of the complaining party within thirty(30) days of the receipt of such notice. 23. EFFECT OF SUCCESSORS. This agreement shall be binding upon and inure to the benefit of the VILLAGE and its successor municipal corporations and corporate authorities. This Agreement shall be binding upon and inure to the benefit of OWNER and their grantees, lessees, assigns, successors and heirs. 24. CONSTRUCTION OF AGREEMENT. This Agreement shall be interpreted and construed in accordance with the principles applicable to the construction of contracts. Provided, however, that the parties stipulate that they participated equally in the negotiation and drafting of the Agreement and that no ambiguity contained in this Agreement shall be construed against a particular party. 25. SEVERABILITY. If any provision, covenant, agreement or portion of this Agreement or its application to any person, entity or property is held invalid, such invalidity shall not affect the application or validity of any other provision, covenants, agreement or portions of this Agreement, and this Agreement is declared to be severable. 26. EFFECT OF THIS AGREEMENT. The provisions of this Agreement shall supersede the provisions of any ordinances, codes, policies or regulations of the Village which may be in conflict with the provisions of this agreement. 27. DURATION. This agreement shall remain in full force and effect for a term of twenty(20)years from the date of its execution, or for such longer period provided by law. 28. NOTICE. Any notice or demand hereunder from one party to another party or to an assignee or successor in interest of either party or from an assignee or successor in interest of either party to another party,or between assignees or successors in interest,either party shall provide such notice or demand in writing and shall be deemed duly served if mailed by prepaid registered or certified mail addressed as follows: If to the VILLAGE: 7 Michael P. Collins Brian Murphy Village President Village Administrator 24401 W. Lockport Street 24401 W. Lockport Street Plainfield, IL 60544 Plainfield, IL 60544 With copies to: Jim Harvey, Village Attorney Tracy, Johnson& Wilson 2801 Black Road, 2°a Floor Joliet, IL 60435 If to any owner of record of any real property located within the subject property, or the OWNER: Mr. John McHale McHale Enterprises, L.P. P.O. Box 5726 Naperville, IL 60567 With copies to: Mr. John E. Luczynski J. Edward Land, LLC P.O. Box 716 St. Charles, IL 60174 Or to such address as any party hereto or an assignee or successor in interest of a party hereto may from time to time designate by notice to the other party hereto or their successors in interest. IN WITNESS WHEREOF,the parties have caused this agreement to be executed the day and year first above written THE VILLAGE OF PLAINFIELD OWNER: a Municipal Corporation 44 Pr es Navvi 11,94 LAte BY Cts c e 4 e-1 ,1 Par-still COti 0-114/264 1,:les 'illage President PO 66% s-7a c, ATTEST: BY440/:;� �, it; / U Village Clerk ‘,.2) 8 School Facilities Impact Fee- Unit School District(K-12) Number of 1/1/04 7/1/04 to 1/1/05 7/1/05 to Bedrooms to 12/31/04 to 12/31/05 2006 2007 2008 6/30/04 6/30/05 Detached Single Family Dwelling Units 4+ bedroom $2640 $3307 $3974 $4640 $4826 $5019 $5220 3 bedroom $1763 $2430 $3097 $3763 $3914 $4070 $4233 2 bedroom $681 $708 $736 $766 $796 Attached Single Family Dwelling Units 4+ bedroom $1569 $1902 $2236 $2569 $2672 $2779 $2890 3 bedroom $900 $1067 $1234 $1400 $1455 $1514 $1575 2 bedroom $806 $838 $872 $907 $943 Apartments 3+ bedroom $1846 $1920 $1997 $2077 $2160 2 bedroom $651 $677 $704 $732 $761 1 bedroom $16 $16 $17 $18 $18 9 Transition Fee Table Unit School District(K-12) Number of Transition Fee By Time Period Bedrooms 1/1/06 to 6/30/06 7/1/06 to 12/31/06 1/1/07 to 6/30/07 After 7/1/07* Detached Single-Family 1 Bedroom $0 $0 $0 $0 2 Bedrooms $125 $249 $374 $499 3 Bedrooms $654 $1,307 $1,961 $2,615 4 Bedrooms $821 $1,642 $2,463 $3,284 5+Bedrooms $1,022 $2,046 $3,068 $4,091 Attached Single-Family 1 Bedroom $0 $0 $0 $0 2 Bedrooms $142 $285 $427 $570 3 Bedrooms $250 $501 $751 $1,001 4+Bedrooms $456 $911 $1,367 $1,822 Apartments Efficiency $0 $0 $0 $0 1 Bedroom $2 $6 $8 $11 2 Bedrooms $113 $225 $338 $450 3+Bedrooms $320 $640 $960 $1,279 10 EXHIBIT A LEGAL DESCRIPTION AND PLAT OF ANNEXATION FOR BRUMMEL PROPERTY- 127TH STREET PLAT OF ANNEXATION �4M"--.- .,. TO THE VILLAGE OF PLAINFIELD 1141I,T MIMI PMT OF ME SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 47.TOYMSHP 37 NORM,RAMIE Y EAST OF THE .1.4.1MMM PRINCIPAL MERIDIAN.IN SILL COUNTY.IUNOIS -- -- -- -- -- -- M INE 6Y.1/a EFL 11-n-Y—L:... ?r3i iL 12171,...1 INTATR, TRIP WWg.* %; � Ni 1,-.•.I LOT s-23 Y — N 8838'86'E 1818.89' 100 60 0 100 SCALE ASTRAL PHASE ty o1110ae�RPo-uwa 22 LOT /..///////// ,A/AAAA TINE INDENT) - 01,1En INE IN Mon EARN Lana NOON UN f R Rmi, rrr�-r-me.MOM.WINE w Norm n F 10 PN Li IX(EPnON P' Ma M6.) kW ACRES YW 00111 j,'1.lio 10 0. 0011 f m CF i iH we n'-ii'fie -. flip) -='="'M1.RNR 6 b 3'v N PARA Or-007-01-27,00-002-002007-01-27,00-002-0020 MOSS. AREA SUMMARY 66.60 ACRES I FSS.PREVIOUSLY ANNEXED .0 35 ACRES REMAINDER 54 92 ACRES 1, I FGAI DFSCRIPTION 111E SOUDI HALF OF TIE SOUTHEAST QUARTER OF SECTION 27 ELYfBnNG REGEEROM TIE EAST F5 A 1NE5FLF).MOYNS AP 5�:1�,* 7/MORIN. 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I:"�• _ 'o" P iP,T..Ts N_.p.o.ly...,...I a.. .i ny w.im..m.:��..�m LOT Olrl■l:::: •A■■A■A■■ am.v.a,. a.....w.wT. w NOM WE Cf WM enexr. w.vrv.aav...om IONA FINAL•MILL WANT x� _ ~ AT TIEN OF FLAT_u■. ¢ ncwnw nem.a uv.by-.... Preliminary Landscape Plan BRUMMEL PROPERTY Plainfield, Illinois June 14, 2017 vz a � 3 u �' \tib CONSULTANTS: 4.N °' INDEX OF SHEETS LANnscAPE ARCHITECT: 4-,ti," �' vwr v\ 7-• i: f;. a t.�5 `i \ ; SHE1,65D:0: P NO. DESCRIPTION �7K GARYR WEHERASSOCIATESMC a\\ WA212 SOUTH MA N STREET ` 0 COVER SHEET be WHEATON ILLINOIS 60187 ,¢• 'Et { 1 OVERALL LANDSCAPE PIAN L � N,\ \�, I. PRELIMMARYLANDSCAPE PLAN ya' �aA A 3 YREUMINARY LANDSCAPE PLAN ENGINEER t � �� � 3 4 LANDSCAPE DETAILS CCMCON,LTD. , �•� �` \\, .�a'\\ kf \ *. 5 TYPICAL FOUNDATION LANDSCAPE PIAN 22&1 WHITE OAK CIRCLE WI00 ,, 'tri j ZN. 6 TRUE PRESERVATION PLAN V AURORA ILLINOIS 6002 �•,�\ '������� � � °ate 4 \@ \ `''''a, .•\\? a, 14 t t Y \\\ k., �XSe` $mss 0 f \\� R `•«fie �,* • x ' ill lk.tr‘ -0" aN • S 0 Z I ¢ 4 ,0 ° ;� Y .I'S :\- ‘‘'' '', 11,11:1' 4,k . • v LOCATION MAP SCALE I=6110' LAP!Rsb\JE191]\IcoE\JE191>_col_00LP.Gp REPRESENTATIVE PLANT LIST GR r ; ' I I I 1.., I j 3 >s j I n % , �� REo 5�E Ron FLE _ - , + WA GARY R.WEBER �'° � I " i I dnnl ," lm1ASSOCIATES, SHADE TREES �w®t�44110. • ` �,R� N p� a �I ,O v 1�®®�ee..45®�a 1 '� c ra .•cc s. s a4 s a.p ria;s 46 s tiA .i - - ,« n cal sa,mw,R,r,.�r ®°s�;m•�'"'a®v®fie �i6' 6.50.,.;.0 „,.5:4- � � 3 -.e. s _a lS�. _ - ,....,,,...."..s.,. -.14� COMMON i eorRY 6. g®,0 it �e..h`b�"® h a fall P.,@ 0 f f= 5..— GMMwa rerAlls.man..skvlliaPHONE �°�41`,4`41��®e m gab ea Rv'aa F•4 S.,,,11,,,4 DID ft 1 I I i'n \b ,{ 3 Cel. ,p f a .aav ae,*�A`b No > re E P q szn NE NweYlaeusr PI. D. ''a'wan "" � �i� v1 � as � a, a ul 1 °L'° IFI . 'I ?'F�g - a Fill �'� l(tiS at\ ER I 4 :I ( 1 I IRI,. aculur°NI La+IwN puN[rrs[e la.11(,,Clip.0E.021(x7C.APITAL•bl t. 1'I'S % M1I I hIFI • p ¢ 7 •f L.,__�_ I i J__ L Ii + I exp bicolor wx3ARTNERS,LLC. cn'_` ,• b p�, s4 t e 1'b 1 q °j \1• \ ' J'- (iI' 1 r srxwLsplN II 11freet2 '11'..M, Poon v.arkono R.a.ad'BURR OAK CENCO.,LTD. b ''1 N �sa it!¢/� IV �i. . Br I nE 2nolwn[axcw.nro i ?AO:: \ 'od�� ..;a+{fib V �1r NI 1'^ • '1 i In NSP1RE NIAUM lIND6t05at Irl Y h`8 y5241 • I,\ ♦1 1 II4. curdAmL�r,' I l/q: ,vb �1IIII /li �I 1I ,\ n v I�q ACCOLADEw"ELn p LNDa 3 as d Al II fr. 'x.111111. r1 Tii • 0 C'a oaf d Y '�a jfb � fi ail 1' 14 aw.knrxr,L nee!. n„RI-st..� ! . y Fq I y>ry M to ,� ..., aN �1. {� I:I � N madlNsa v rm . ®� 14 On F'I• 'q iF : / tk :th a ♦ 11 �. Ir RH APPLE 5E`rsvIcmERRY I. 11 I' Ib N I 4g�/ '01§21e25,04it d\ be L; -mow.. El.- ,I. b. '°eF'°`.a, c cal nmu se.., ,II I P,.� �, ' /44 wa / R k1 a by E\ ✓ e _ COED ArawERRr EOEEE� t�� V6 aI /EI ti ',/ I\ r\ `� GItn.Fem. w, iH - 1 .=..la �,,,,i i' :� `/,1� • v. w 1 )-7r:-4-r..--ii--,af vs` d tr » `• r ' IFI c ' *arm. 'pi "10,7011,,, ��� 0� p M EVERGREEN canceler >" ZZ b� coil IRE M,i �� ",<<%�/i� iP ��°4„\:"' d1f r/ I Is I ea (Tq rl WHTE In °' a call /�/ Al7A / N t - 4i i 1,,!EI eucx Ce EI.iiiii vt( : , fi/� a a pl . .spR E .cal a ', � �' �b ,b 1 C. % / fAa; a `wb - TJi Pi I'1 SERBIAN SPRUCE 11,6�1 N ilL 1 • •'4"43......4.4.2.1.4%.:....r.7—":--:e.. • • • • • 411 ' CL W It • cf /. R bl , -a1 /j144 , /E 4"i$f —..r.7 IIa_siS€4�=i_-} tI caa+am SPRUE a TOR to a o'µN. F,1 p '- i'� f' ,` / 16+:1 L w�-tiEa O � a I� as I�i11 CaDRADD a SPRUCE .rel U :1'4'76:1111):1:' .. ats—, Fi �. . m• ��,, �e a. I I I ' { ' I II a r a. .s� l,,, jilt w d° wN Te P NE .�,. - k Tal — 1�Wqa.I� rr vl, /� € vba as vb vq Ep Nb w Z 9 til_ L� S' / 8 f. /� Q @ ° Ok§ 6 �,iVl D¢xws s"Rlss ISH-�, I;1 1 -it, a a � , t , dl mLErs RE WDOD a'‘'•'"..coni E P.C. .-.I t1 c, ,.,,,,,,,,„..,..,..4„.,..� �.b� /�i����/ ,--.,/ mo i.17,1.1 ,,,, ,,FAC.or 4ed� W g ., rx ..vie ^ s I,t qk a^ .t-ing I'rouim' . a ppa a '' 41 i r e q" '1. ML ce:' DwARr xwuN LLAc Gel n,rel 4 oc. `. 1 .aiti Az.. lra w, ,a,r. sib �y S�NI•its iTiiirA.#a Rtt Fe ,•T45 •••a.....0yc i. .art illy kl Viburnum I: i rte_ ARROW/J/00 VIBURNUM r 4tA0A — _ _ G �:: NAaS ER Tem VIBURNUM Tal — — - 0 I '� CARGREE LNIRDM m O t...T "era . 1 Lr('` -«.:>, r.:I I G ...els.-...Rano v Wa.c G.Lr¢4•Wd. NATIVE AREA LEGEND OVERALL LANDSCAPE PLAN GREEN SARGENT JUMPER IFER D.C. '°�EE JUNIPER �e' GENERAL NOTES r, Dow., """• ^ spyfl SEE°nix FA°LLLAr r�oa 'x .,' a GN./24 wide A D.G. I. Contractor.hall verify erpoord utility Enos and I. pwlWo/or tru Iond.,.. ovl = HET nEADw SEED MIX 0 50' 100' 200' 300' iii PrInER JUNIPER 2.Contra....II /Y Alan avl.tlq conditions N the Held•prier to m»trtcnm ma ��l�f SCALE:1"=100' NORTH .Yell ratify lodwnp'e acHbct of mY vonivcv. .t4I Low PR°FIIE PRAIRIE SEED nix fit PERENNIALS AND ORNAMENTAL GRAMM 3.Material q.Mtltles.bun w for contractors cononlaace snly. Tia Gmtr¢tsr FRANCES1..5s5.151 LIAn9 NOSTA"'�' •' must acI(r°"""°"°'adwpP •""vont a.al."�nm.ete»pa PLANT MATERIAL QUANTITIES 4.Tia l.d.cpw caGct rawrw.the right to impact tree.-shrubs Ehler of PLANT TYPE QUANTITY wppY REN w LY I 1° I.D-C. PIaw of growth or at.no before platin,for coml....with rENDI!went°or INu,De TR�n LT variety,Wm and q,Wur. 4MI ORNAMENTAL TREE! M Leaia.w pGaReom' s 5.Work.fall conform to Ararat Stordord for Nursery,tStock,State of II EVERGREEN TREES IDS qwu `Hnvin' Horticultural Stvdu.d.,N Lpeul nuReipq roger .. Rroi. DECIDUOUS SIR EE S 105 D"ARr reUNTAIN •' 6.fcr Ow.aershall wcuao„ord rodeo law rorn.to t EVERGREEN 55.115{ SE RudbaGxk[YED la.40la.Wn.' n far Ow macutl of fur all mmiRply/ h old code.acpllcable N. e - le o.e. work. PERENNIALS b 0AAsseS 1M SRAIRIE.Ntwo�. el T.See Gamma,Coditlorr and Specifications for Iond.ww work/or orltlitional NOTE.DOES NOT INCLUDE TDhfSIDME R4 D.G. REARMS req,lrammte. FOUNDATION PLANTINGS ® GRWNpr Elte L v l 5P4 le o C wEesmGE E.arn.nm rortubl.a'c" r 5F, Is D.c. . 2017 . . PURPLE PER PROJECT NO, JE1510 art CREk°••P11WLILYTURF RE^ IZ O.C. DRAWN CHECKED art $wl 1 NO. 6 • ,".� ,.. "�"�-y..4-•,4V.41.-,1/4,4+4404•-•;1:14, •�--�-� � I���w __• �•r 4k4k;�^� L-vv�•rYv 9:�f "re,�rr�gvrs�::�+gi��tJ!rr��d. r ,rrrir��, � T- '1-7_ T_ 7_ WA 4'itis-errAllf Sta . sir +r 10tIl=gg4rr ' ' I HI 2 % TREss .4.4 .4.4**1:4 jS<So.4"9.3�><eL-,:E z$0 4'3 ' I _. �. I I I`. I I I 37 ✓ ✓< r r1 r yA`?' 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' TREES ERENNIAU ,14 r I ' r r rI mov=E,n sem nut .i4'4+y}b eb 01,� a�l4`°'el'4.r✓t>°`,�Lir<T '1Ir> '�r�" % ,S•�s r�s'r drPv�r �.9 I/1 1!U llr4-40-'4 @ it r,B• ilA� ` NET nen .4 / b°14•-r.6rsb"• r'',4 0,;41,-.:4►"•a•trq,04$� �,�r'Ia. ::42.r /' • I 6✓ • '� vow seep nuc r,.r rbC> S'I E'i• Y1•&y .+.•'• ✓._F:_. lgv,•••. • .b ♦•, i :.•• ) ___ ___ _ OW 0 ix,�✓ .. 1968. crag //��/�// ��'%�'ry1' ;� � ////�/� A�� �' I�/�,�w II1 _-.-_---- __._.__...-T-..-_- aS-,744:.... re✓i rlrj1i /®'/ %i� rrir //�/.V// �j��s� 1 ♦IadF�'Cy I_,. __ A>, DATE 51:20,61Z .Styr I d °'"r. f r..°•� y ,. O gild'II�� k!N''Q EAST ENTRY FEATURE DETAIL ... Sr%r�ez_.°ir.,4:✓.rrr:. e+r`r'r .�r.•ri•°r'4.>:yrrs:.,...iJ3:..,-.,,...2�....•..rr✓<rir>4 d O1s r ?�r 0, W ♦aly -° ..:.I m.No. ,ars • . -� � [ WEE!im1=1. 1 ii i♦i ♦4 F�.t,9 ,14 F ei r:i i;3 ,hi i• f ;i • f3 •• 33 +,, I 01_,�ih I 0 SCALE:10' V 4D 60' 0 30' 60' 120' 790' ' ili_ C c ¢ •yam, iii V-20' NORTH 2 Or p SCALE:7"=fi0' NORTH _ .. __.�, ._... _...._. OR WA GARY R.WEBER ASSOCIATES.INC. LAND ECOLOGICAL manSMO MATCH LINE SHEET 2 LAR' ASCH IAARI '"` Pp R_,S. t-�Il tl.�.a!# WM"l• III EOM :0".-. r�a744%* 3^444*rr4trrr,<rrr,4+4+,0 1 i 4 �r 00660197 .r :4a,_ _p E. :11,4,,-„ NATIVE AREA LEGEND a�. ♦ ,,444 ,rf OAK CREEK CAPITAL It , q ■ p,r�f,'I.I�, OSS�• xN � �' PARTNERS.LLD. q 1 '444!4 lr1�•`f111, ERG SEEP nIx PIlBOX)11 ■ - eeE i rn ♦ hjr,J,,�O�rr',>iir4r, qAa mu MEAD.SEEP MIX ST CHARLET SNOssons 1-111 /y' 4,4.16 1 * OAS:$0 :. Lam L.PROP.PRAIRIE SEEP PIIS a CENIDON LTD. .. 66 i err ' 4. 4 ♦r!q t CEPAC N LTDOA r IJ '11 �" „®I ,.....�'.. ����"A�frfp AURORA UNIX Nsot e�i ��I I�•�plirTrS i •. s4a vrr,� '. `.6, -MWAY TREES ,.I.1 yt.l..e. AI =0474 W .111I1{1 :_ �� bar>� �� I . /II all all �� 1 . °'y°1°,1:4\ L 1011' tit ?►-r• .. 1 f y ®® .'it : ,► r1F / r '°ryZ a `ViOnilTURc� ORNAMENTAL • 1 '♦' 1 'i! J •E y� ce 7rO,r' /LLQ •II RA.DRIFT BASSES •, ® I�tli _,I,,,I,�.,���J///y ,. :��f'1 ���'�"�f-fl' n� I. a�r�®7/�1!ili/l/ +\ 0,4 bypso®!/��G1 i��r CL Q �i.....,y y- I. I1 ► 1 '°ib •,•:i A f o�« s Irk ♦s£I , /'�,►`•_'. ..1 ,I NI 1, ,. " 4:, el '6rx',,fi�1,, ii d Z J v I t t bO.II SEE- uL ■ ` ,4, �' r`t"ri 'f, W Niw e.-E ly, V' 1 ✓erl. rrrrr 2 W } $1.4 , 4 :11 � �.. I 1,/ 1 1 ,rA err • L. E5 m Oil !i$17:-.,!..0 I//1I r�401 G , ly I;e �/sl 0A��.. �. .! II _ ,OKI ,,rung" N Ca W Alp OA ,�1Q�.�y I __...... � t.SII '] tr kn xs +y�•h �/I�'- 0 s..sEgli Prfr isr�p, 1)' ei !P.!;: i� . IL'fd4• a. `��yR..R ,Ey�.� !44\__' : ce ,,�.� , (f'(In�1 r♦rri a./i �A" 'y lir do ♦ /� �.. ♦ 1i f'1 PPrr1VQri rr '9P'4Ay ♦ ✓ , 1 3L F,�V�,17� ��. IP�.C1i�� .V� _...._ iv I\ :I: ♦ , LL I:: •IA".TFoRrl REES I 1 I fl 1.4 err 4 .. �V.4414: . PERM! DECAPE I�If /i• K R f 41`',e, ERGREEN - FP. .. l, I7 %. 44PD soilff _ _Jr1:;xiy4.r,t Ik - -_ _ _ __ --- �� O 6..payyy- :.2 yRary yay66' JI 1 4066,* 0%.34r��. s Fd{`4,1 RGRFEvNRV0.404.+,04644+0 ;•_ .. . ° 4 4 90 fe - a ay. IF wig tuuril rit�r♦3 ap ►y_ ro no WEST ENTRY FEATURE DETAIL WEST ENTRY LANDSCAPE PATE SUPOIT 0 10 20• 40• 80' ii 0 30• R0• 120• 160• al SEE DETAIL THIS SHEET PROJECT NO SCALE:1"=20' NORTH SCALE:1"=00' NORTH CRAM OFB [NECKED XI' SHEET $' 3 ROF 6 . OR GARY R.WEBER t , ASSOCIATES,INC. xw FUHD 1 mauwD I ue""C'AKaurec xE LOT 79 I —_-LOT 74-—__ __ __— Rx ZIP SOUTH NnrnSTREET --ALA,- EVERGREEN TREES MO. 1T111R7 41111111(C .1.11111: ;44. \ '�- 1 5 ;.7�1T��� ` .A.C. rti\1 #iiiia . .11111;1111W. z `��- sr.auxl[UNaBmmL11. ^\T.`i ��I �.�'`•��W /��':�00 • ,' �, ��`�,. \ `i�3 ...CREEKPARTNERS,LLC ''111111ff `/ Il'1 n �i \ PABOF116 `� �1�� r °/ 'h':!:i°•'" SHRUBSECIWDUS A �' CEIACON.LTD. IllikitikriMOIW SOAK C52100 ` 411110441.52.602 LATA"FORM SHADE TRE. F I;oNLIE (44:2,,,i , wAL �° friof, . . ‘\:.A.:).1' `` n jldt\ ,, PERGOLA %a . �,• 1114% ...„.......,... .1. PPACW-- ,I , hRIE, D � I- V:;:!.• 1 ORNAMENTAL E jo0000000- LL cn ` a GRAss DRIFT Orl441 ':'.'" °_Ai* -al. PAVERS TREESPARKWAY /L {Y<d.. pp <S< V'':>• GRASS90 TREES `i 'aea'•';:44OM°°A;t$4:%*^�.p'a•,'S{:J' TRE. 0 LLI �. •1�r'I d W a �I1 .6 _._� 4y4. .41„,....,,,,, ,, =°ap,✓+e°0 Mp°{'phpjl .{�'•`$ :, Iltr*.' C Z 0 _ a ��-. �, m r'►,`� PLANTING DETAILS POCKET PARK DETAIL PLANT SPACING • AS PER PLANIIMIMINI 'll ill MAINTAIN IXFOSURE OP ROOT !" 2"SHREDDED HARDWOOD PRUNE WLT TO ENCOURoT FLARE. F RMT FLARE IS O S 10' 20 30• MRK MULCH CENTRAL LEADER.M NOT li NOT EXPOSED,CAREFULLY SCALE:1',10' NORTH CUT CENTRAL LEADER. REMOVE IXCESS SOIL. SET N l-IXISTING SUBGRADE MAINTAIN IDCPOSURE OF ROOT ROOT FLARE S NOT • f�. OF R BALL 90 THAT MSE FURE ._-M17 F;=• OF ROOF FLARE 1E 3-4' •-;i74.4..�' EXPOSED, CAREFULLY REMOVE - HIGHER THAN ADJACENT PERENNIALS AND GROUNDCOVERS .aCJ Ili_ MESS SOIL.SET ROOT BALL SO ` FINISH GRADE. THAT MSE OF ROOT FLARE IS NOT iOsuLE - k. ':46 N 3"SHREDDED HARDWOOD 9-4'HIGHER THAN ADJACENT MRK MULLH.FORM GE.cr AVOID PLACING SOIL OVER FINISH GRADE. -,\S�S Vi. AT BAS OUTSIDE EOG[.(I' REVISIONS ROOT CROWN. SET RMT BALL F"SHREDDED HARDWOOD MRK `rJ -'i AT MSE OF TRUNK) 3...HIGHER THAN FINISHED MULCH.FORM SAUCER AROUND AylP. .�;•f"1 5 GRADE. OUTSIDE EDGE i re FINISHED GRADE 2"SHREDDED HARCNCOD (I'AT MSE OF TRUNK) MRK MULCH FORM SAUCER FINISHED GRADEg DATE 514 3111 4 f ROUND WTSIOE. fjallt 1 t i;,a. F EXISTING SUBGRADE '�Y' EXISTING,SIIOGRADE 0 t 4„fid s • EcT NO. D RAWN OFB W FINISHED GRADE Fc- ' -11- { 1M 0 RANTING PIT TO BE AT 31NT "lig 8 PLANTING 7L"`":.,:' T TO BE AT LEAST t 1 I t 1 LEAST TWICE AS WIDE. cHEcKED ii111118i,..li IX ST NG SUBGRADE 3I1-I...,....''''” -1C-1- 1A RODE MLL. =ig .• ' AT LEAST 2N TWILE AS HIDE A9 RMT MLL. AT LEAST 01 JCT ROOT BALL DIA. ROOT BALL DIA. MEET NO. I DECIDUOUS AND EVERGREEN SHRUBS DECIDUOUS TREES EVERGREEN TREES oi 4 OF 6 s NOT TO KALE Nos TO SCALE NOT To scALE c....-. 2 ET/4_ 2ET 0 GR z ET z ET 4;it WA \\\„:0 2 ET OM `Dsl MM I GARY R.WEBER lC1 _az 1Y 1.1 E001.UWDSCAfeAR qE I EDDIRN.a CRf 3 vguTnt gtSNas MN 3 Et p RIDN&SMN.41.7 VW� 0 OAK CREEK CAPITAL '`* 4 0 ETI PARIIlBD.i pRLLC, ST.CIPRIES,LLN0166.171 `QI po IN MWMIT LTD. 1 �OG2 ! OOI EINEM 9 D54 T 0E2 00 T OG2 TOG If O� T 0G2 T W2 de5 ,• • Imo°e 'O P3 12 P2 .. OC 12 P2 12 P Se 5. 12 PI 0 • 7. �#14,), 1•vim ' ` ��.. `; 4 L P OO `�\\ 24•- 14,, 00 OBI 1\1\l\\\n H O.O 4 LGI O.O 4 LGI `\\� 4 A Fl �,* 00 2 053 00 2 D53 �" \ • 0 \`� PI \ O 4 D52 O PSI 0 2 D53 o . O :3:�r 10 pp sOoi G \\°a 20 PI , off0 : 20 P3 0 :�4e�' _ESI Z • Av6p ,� .+ a. TYPICAL FOUNDATION PLAN uJ a C a 0 5' 10' 20' 30' TYPICAL FOUNDATION PLANT LIST A TYPICAL FOUNDATION PLANT LIST B SCALE:1'=10' W CO Kay Botanical/Gammon Nrne Size Renorks Kay Botanical/Cunmon Num. 5ize Remarksf/d Z OORNAMENTAL TREES ORNAMENTAL TREES O 2 OTI ArrolarclVer. Ira'Aurum Brill.. H1. Clara Farm OMMuaoMagnolSt. Y slellab'Royal StAt Clump FomCC 3 AUTUMN BRILLIANCE SERVICEBERRY ROYAL STAR MAGNOLIA 0 Z OT] Comm mo 4'Ht. CIvnp Fern OT2 CrU.o.- .&. 4'Ht. Clump Frvm J O CORNELIANCHERRY DOGWOOD EASTERN REDBUD 1.- OTT Malta'.bualmla' L'Hl. Clump Form O13 Syrkga retkulob'Ivory SIIk' 4'Hl. Clump Fenn RED JEWEL CRABAPPLE IVORY SILK JAPANESE TREE LILAC G W Z r EVERGREEN TREES EVERGREEN TREES ,..,-t a Ell TvJ.occidental.'Smvgind' . EM TMo occidental, ORVC ZEMERALD GREEN ARBORVITAE EMERALD GREEN ARBORVITAE z DECIDUOUS SHRUBS DECIDUOUS SHRUBS Ude O 11. 031 Corn.oar..115,r511 5 Gal./%'Toll 4'O.C. 051 Vlbuu. n .Juddll 5 5a1./35'Tall 4'O.C. J ISANTI RED-OSIER OOGHOOD JUDD VIBURNUM M D52 Hydraw 'B gso m �apP/IlaCloth.lrr' 5 Gal./24.Tall 3'O.C. 052 Cloth5011,1lo'S1.Iea1 0.01.0 5 Gal./24'Toll 3'O.C. COI ENDLESS NUTTIER HYDRANGEA SIXTEEN CANDLES SUmt'IERSHEET D53 Rho oamat03 Gro-Low' 5 Gal./24.HIB. 4'O.C. 053 51i.ramatkn'Gra-Low' GRO-LOW FRAGRANT SUMAC GRO-LOW FRAGRANT SUMAC 5 Gal./24.We. 4'O.L. >CL. D59 Ilea vkglnku'Sprkh' 5 Ga1.24'Tall 3'O.C. D54 '015.15 0'Dark Obi.' 5 Gal./24'Tall 3'O.C, r LITTLE HENRY VIRGINIA SHEETSPIRE DARK NORSE WEIGELA EVERGREEN SHRUBS EVERGREEN SHRUBS 61 Jullpri.chkral.Talk.Compact' 5 Ga1.24'Hld. 4'O.C. ESI Jud Aker.:.'Kai..Cam Pr'e o ort' S Gal./24'Nide 4'O.C. KALLAYS COMPACT PFITZER JUNIPER KALLAYS COMPACT PFITZER JUNIPER 62 Tee 1 made'D..Ifermb' 5 Gal./24"HIB. 4'O.C. E52 Bea'Germ.' S Gal./24.Wide 4'O.C. DENSE YEW CAICAGOLAND GREEN 600k1000 PERENNIALS PERENNIALS P1 CYr.ep.i.'J.NMe T411' 21 IS'OC. PI Geranium'trwk.A.' DI I3'O.C. JETHRO TULL COREOP515 BRO005I00 GERANIUM P2 Ibr..o.III.'Ilrypy 5.turs' .1 IN'O.C. P2 Nmereml..'Pardon M.' Al 15'O.C. HAPPY RETURNS DAYLILY PARDON ME PAYLILY REVISIONS P3 Rudbskla 111914.Gmd.taym' .I I5'O.C. P3 Alllun'Surrey Baauty' XI IN'O.c. BLACK-EYED SUSAN SUMMER BEAUTY ONN»1 ORNAMENTAL GRASSES ORNAMENTAL GRASSESDAVE 8.14.2017 PROJECT 01510 OGI CEATAER t'..scut/lora'Karl Forster' .1 3O'O.C. GGI FEATHEREtis.owtiflan'K:1 For.tar' 30'O.C. q FEATHER REED GRASS REED GRASS .1 042 Pani. um lopeouoid..4brrin' .I Spabolo.her...pis CT.l DWARF FOUNTAIN GRASS 24'O.G. �2 rPRAIRIE DRCPSEED PI 24'O.C. sNEE1 NO. 5 OF 6 • . I EES M TREE INVENTORY R • • NEED GK RPPIACNIBT3 '' --- T --rte I --r—-r- ` r e-.,;.= TALMO. SOTANICALNAME COMNDNNAME 9@ IEALDISMUCTlRE PROPOSED ACIION RIMMED WA 1901 ISMmpwnibra Pape-orange 2C Foonpead Snnmae loud VAwd Ramo. -'- 'i - t•I { 11 ii { i 1902 We les - SMMn Elm ,• Pmrs.p Loon/Dead Oren.. Ramos. -0,•. -..*!',''''''----......7:�1' I .I 1 'I ( I 1... I I `I I:` . I,! ( I. it GARY R.WEBER 1909 MOM pdmdem hep 4410. ,2• Poor-Strong Leen Remove • 1J1!!r .-r \ �i.! _ ; .• .�+'( ASSOCIATES.INC. 1900 Meek.pamibn 0..peoim:9e ZY Mk Remove • (I �1."''• '• - J f I II I +' 1 ,. MDSCAPE �tlULn/G 1933 pew Me 11 ...CAL CONSULTING 1908 GM ses Fe bas Common H.dmerry t9' Geed P mme 8 If I 1 1 L j I'1 1e01 Jph Fere Ne.Vbhul s' Poor-C.A./Dead Sudan Pamo. IWO 1. l _.\ 1 --•••••,,, �� ' �'`�� 8199er ,808 Abd. b Ma9.arenge B•,8' Poor Deed Ms.. Remo. It \ \ IDrNo15 6JB1 tog AbM - pea9eromn9e ,8• Pom-8anng Leon/Med&wUye Remo. ` (*If ( \ \ • �i PHOXe dUdbll9t 19,0 AAMnpwniD, Mpeanrga Y10' Poor-sup Leen Pemm. . ' Jf .. ,-r•-••••• \ �— 1911 ASwropsiiiS. Ose9eareree 1r Pow-Spit Tru./Med Branch. Remo. ]- `4 - -�1 �I' * .. 1 \ b'. g $` �Yx' ( ' 1A ,I 1912 AMM.porn Me apeoml:9e r Pow Dew SmrMee Leen R ` . .. ^ II 1819 Ju9lenarepra SlackVAI r Poor-Dew S'mpd/Dud SnmPee Remo. nut `e. ''/s" =''� ( 9TSGTON. NVA I OAN CREEK CAPITAL leu AaM daniN,a 0..gaannpe r Poor-Due Brandi. Remo. ( Feu Ramo. 1A�1( , /.f 1 I ptA �I'. 1\\\ 1 - ff :i PARrNERS.LLC. 1815 JO. MareNage VAing 5 Fair Remo. s�`8 yH;yS} i•\- 8I. TO m \ \ / I11.90.MN 1ABM Goma Osage-orange 2P Fair I \ \ T I � SI.g1aRlE5,LLNO18&111 1911ASN. ppm len 01.96•1.8. 20' ;� ; • I ., 1818 pomimn 0.614-0.194 WA' Pm-98pn0Lean fDew Bnn.. Remove N �� \ '• ",.r : m•••• ON,LTD. 1910 M pomibm Osage-orange 9e 9..4" Poo-Strong Leon'Dead&entlroa Ramose L �;a \ ` ~ 'k1 /00.1.0.0124100 1920 V. Nam. Siberian El V P Med Snmmea Ramo. I , \ - +Rit 'S IUPORA LLNpS 80501 1021 pew 9� Mad l ` ' 4 .1',1 1992 C Ns occienrea. Common Xad:9ary ,' caw Reemoo.. 3 \\ '1li/ ) li, & ‘‘,,k \ ',0 \ .a,„.. \ -^'^ ag �i'O G -II',• 1949 JpN Mom Sack NM. 1P Fair.as.SnmMa Remo. 1 1 '11 - �y{\ J ` \ �♦ \ _ ' . ' In _ 924 Ramis eery.. SIs.CMM e• Poor Deedtranches Ramose1996 Remme _ .\ u 1038 Pm some. Na.heM 12.12 �/R I 1 `` \ •-.\--'.--. � -: JI 1921 lioPmtnti sme Bleck...muffle ...env 15' wm.SPAN Leen lead Brenaw R mo. 9 4,l ,�' I, !.. ium y �1 1` �v ' \\ '' A c[a.1 �A.ttr -:1 - 1 1929 JuYl.6 AWN Ned Walnut 1," Good Ramose 2 416..... • 1 1 i P� II IIl� '' \l� �\1 '8� W ••. ''//,'-'--"---ill 189 Jupl p Se.P.n. 12• Fab-Dud Sm.. R ow 2 l \\ \ -\t �l 7 �/' 1931 Ju9Nn N Ned A.. ,T Good Remo. I s �\\S\ ` ; J -' 1 ; t R "S i Jap ig. J! T SY9• Fpr R or 2 k I g 1\ � l '' l / r 4' Poor-Geed enlM..L dad Nemoy p ` 'f '11` Good Remoi. 2 : I Wut 16' Pon.Med Brunches Ramo. 1 1 ,SI �.�I.II£ •S )k \l - S`,'\ % i/ r 1 t 1 835 • ie93pi1 PeeMe d Ms eV o w Ramose a - d: .� L 1 1 x ` ' : / 1 1938 .Ago pre eh.Wdna ,r Med Remo. / 1939 p nrore Ne.Walnut 3V Good R.mp. ' II S\t .i t�• \ ,�--. �i, TL 1 J �- 1r rrrr : 0' 1 , 0- .. 1940 Me Mom Bleck ckNM. 10" loud Remo. 2 I '11 A.' xR �j 1941 les..lons to ReckdVock 8' Mr Remo. 2 • 8 A '}(,", �\ \ I J 1042 Celli...lolls Common He.terry IM Good Remo. 2 6.. ......0 r }, ▪` \5 � �' 11 1.3 Calve wydanhM Common Ne.teM tt' Good Ramp. 2 I II.• 1 1 ` x%\ ` 1911 Jupb Os.VAlmt 29' FNr Rano. 2 x.x.. L � -'t ;" \\ ./. S / IX 1.5 Juga Na.Mina, 9' Fpr •'� • 0 1018 J.hna nips Na.Winut ;eh RamoseLLI 1.2 Japans Npm Ra.NMlml 18•' Remo. 3 - 1960 MN pbsMC..M CommonN em.M ,1 •Spill pwo Rmoo.. s x.. 1 H .P • \ �\ • 1 1\ (•� III a y W cc 1850 U puma NpmynEm a•,0" Poor-Sp 11Ryh Remo. 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Runm4emane Na.Cherry P Pgmy1w9Lun/Dead Mendes Ramp. REPLACEMENTS REQUIRED: 97 REPLACEMENTS PROVIDED: 97 REVISIONS 1 DATE .30,1 PROJECT No E1610 DRAWN rws G1 m g iiiiii 6OOF F6 EXHIBIT C AMENDMENT TO ANNEXATION AGREEMENT BRUMMEL PROPERTY— 127TH STREET 1. LAND USE AND DENSITY The subject property shall be zoned R-1 —Low-Density, Single-Family Residence District. The property shall be developed as a planned development with up to 85 single-family detached homes and 69 townhomes for a total of 154 dwelling units (du) as depicted in the preliminary plat attached hereto as Exhibit B. The architecture for the single-family detached homes shall comply with the Village's Residential Design Guidelines for Planned Developments, attached as Exhibit D. The townhome component shall be required to undergo future site plan review. 2. PARK OBLIGATION The park obligation for the development shall be satisfied pursuant to a Park Dedication and Improvement Agreement between the Developer and the Plainfield Park District. In general terms, the park obligation will be met by payment of cash in lieu of a park site dedication within the development, using a land value of$75,000/acre. The Developer is to receive credit against the amount of fees due for the cost of constructing a multi-use path within the Development and the adjacent Riverstone development. Based on 154 du and a land value of $75,000/acre, the park obligation is estimated to be approximately$377,000. 3. SCHOOL OBLIGATION District 202 has not requested dedication of a school site within the Development. As such, the school obligation will be satisfied via payment of fees in lieu of land dedication at time of building permit issuance. The fee calculation will be based on a land value of$75,000/acre as set forth in the Fee Table attached as Exhibit E. Based on 154 du and a land value of $75,000/acre, the total school site contribution is estimated to be approximately $199,000. 4. PUBLIC IMPROVEMENTS The Owner/Developer, in developing the SUBJECT PROPERTY, agrees to design, construct and install at its expense, all public and private improvements further described herein and will be depicted on the Final Engineering or Final Landscape Plans approved by the Village. These improvements are deemed to benefit both the VILLAGE and the SUBJECT PROPERTY and the development of these improvements shall be deemed to have met all requirements of the Village Municipal Code and the Village Ordinances. a. 127th Street Road Improvements Owner/Developer shall dedicate all necessary right-of-way (ROW)to provide the Village with an 120-foot ROW(60-foot half right-of-way both north and south of the roadway centerline). Owner agrees to grant ROW dedication within 30 days of formal request by the Village of Plainfield. Owner/Developer shall construct the north one-half of the planned 127th Street improvements, which shall be based on an urban cross section, which is 39' back of curb to back of curb. In addition to the mainline roadway improvements, Owner/Developer shall construction both left and right turn lanes at both points of ingress/egress to the SUBJECT PROPERTY. b. Sanitary Sewer Improvements The VILLAGE commits and agrees that it has sufficient sanitary sewer capacity for the construction of the development as and when requested by the Owner/Developer and the VILLAGE agrees to reserve current sanitary sewer and treatment plant capacity to serve the needs of the DEVELOPMENT. The Owner/Developer shall construct a Lift Station and appurtenances, which shall be sized to provide Sanitary Sewer service to both the SUBJECT PROPERTY and the adjoining Riverstone property. The Owner/Developer agrees that this Lift Station may be oversized to accommodate additional flow at the request of the Village of Plainfield. Any cost to over-size the Lift Station shall be paid by the Village. c. Water Improvements The VILLAGE commits and agree that is has sufficient water capacity of the construction of the development as and when requested by the Owner/Developer and the VILLAGE agrees to reserve current water capacity to serve the needs of the DEVELOPMENT. The Owner/Developer shall construct a 12" watermain through the Park District's property (Lot 3 of the Springs at 127th Street Subdivision) and connect to the Riverstone Property as part of the needed water system improvements. d. Sidewalk Improvements Public sidewalks shall be required in compliance with the Village of Plainfield subdivision code. The cost of installing sidewalks shall be included in the subdivision security (letter of credit or bond) for the public improvements for the development. After two years following recordation of the final plat(s), the Village shall have the right to request, and the Owner/Developer shall be required,to install sidewalks on individual undeveloped lots upon formal request by the Village of Plainfield. 5. RECAPTURE The Development is located within two recapture areas as outlined below: Village of Plainfield Resolution No. 1455 —Lake Michigan $177,890 Water Storage Tank/127th Street Water Main Improvements Village of Plainfield Resolution No. 1512—Lake Michigan $ 19,878 Water Storage Tank/127th Street Sanitary Sewer Improvements TOTAL: $197,768 The Owner/Developer agrees to pay the recapture obligation due on a per-dwelling-unit basis at the time of building permit issuance based on a rate of$1,285/dwelling unit for 154 du's. 6. IMPACT FEES a. Traffic Impact Fee: $2,500/du, due at building permit issuance b. Annexation Fee: None c. Municipal Fee: None d. Fire Protection District: None e. Library Impact Fee: None f. Village Beautification Fee: None g. Jr. College Fee: None 7. ZONING CODE EXCEPTIONS The Village agrees to provide the following exceptions to the Zoning Code in accordance with a special use for planned development: • Minimum front setback of 25' (30' per code) • Minimum corner side setback of 25' (30' per code) • Minimum interior side setback of 6' (minimum of 7' or combination of 20' per code) • Minimum rear setback of 25' (30' per code) • Minimum lot size of 8,450 sf(10,000 sf per code) • Proposed 60' road right-of-way (66' per code) 8. PRELIMINARY ENGINEERING REVIEW FEES The Preliminary Engineering review for the SUBJECT PROPERTY and the adjoining Riverstone property is being done together and thus a significant amount of efficiency is available to the Village's Engineering Consultant. Therefore, Village agrees that the Engineering review fees for the preliminary engineering plans stormwater management reports for the properties shall be limited to a total $17,500.00, which shall be split evenly between the SUBJECT PROPERTY and the Riverstone property. 9. INTERIM USES Without the requirement of any further permit or authorization from the VILLAGE, the Owner/Developer shall be allowed to maintain on the property the following uses, even if they are not permitted under the zoning code: • All types of farming • Borrow pits • Temporary parking lots • Stock piling of dirt, also removal and/or sale of topsoil or clay • Temporary detention • Construction storage and office trailers • Mass grading 10. EFFECT OF THIS AGREEMENT If any pertinent existing resolutions of ordinance, or interpretations thereof, of the VILLAGE and in any way inconsistent or in conflict with any provisions of this Agreement then the provision of this AGREEMENT shall supersede the terms of said inconsistent ordinance or resolution or interpretation thereof as they may relate to the DEVELOPMENT. If the Owner/Developer sells or conveys all or any portion of the DEVELOPMENT during the term of this agreement, all the OWNERS/DEVELOPER's rights and obligations specified in this Agreement shall devolve upon and be assumed by such purchases, grantee or successor in interest, and the OWNER/DEVELOPER shall be released from such rights and obligations. 11. NO MORATORIUM The Village shall not limit the number of building, occupancy, or other permits that may be applied for at any time as it relates to the DEVELOPMENT, nor shall the VILLAGE impose any moratorium on the DEVELOPMENT or unreasonably withhold approval of building or occupancy permits. 12. MISCELLANEOUS This Agreement may not be modified, in whole or in part, except in writing, executed by the parties. However, any minor changes made by the Owner/Developer to the Elevation, the Preliminary Engineering or Plat; Final Engineering or Plat after initial approval by the VILLAGE shall not require an amendment to this Agreement, nor shall they require approval by the Plan Commission or VILLAGE Board, if said changes have been approved by the village staff. This Agreement shall be governed and construed in accordance with the laws of the State of Illinois. This Agreement, the PUD Agreement and the Park District Agreement and all plan and exhibits attached to the Agreements constitute the entire Agreement between the parties. EXHIBIT D RESIDENTIAL DESIGN GUIDELINES FOR PLANNED DEVELOPMENTS BRUMMEL PROPERTY- 127TH STREET .,..., ....... . .. .. .„. .. P41:' ;.' •. - .. ,' -,-,•****; 4: , •!7,',',,i,'`.."^‘4,j,,t'•+ ,.'' . � < „.,.::'':-'..,:„4p..,-„k,,,,,, ,,,,'..!:',-;',i1,;,,,,,ks-:4-,, „. ,, ,1 %, ?1.11t,:o:v„L„,:v,' + ,, � ywr r ,v y'' z�` asp d' " ;:,-,,,,,-,:(1.„iit.,4c--„,74:,,,:c,:k. „,.., ,; " ,„:44:4';•i'''PV94,..11.:;f1:;4'4 ' ,,or : V; ::,,,,7,..v ti, ...::, , ...,„.„;,, ,..„:„......;„_ ......,,,afv _ ',—,..''''''' , K x z m •4 ;/sem"< jE a s -- � > r DESIGN GU''''''''''''',',1-kg'1149f*:!.:".4.,,!--e-J.- , . IDELINES FOR PLANNED UNIT DEVELOPMENTS Prepared for 1111 11I1u ill ��... . ,,a -1-■I���I I I -1•UIIa1'1' 1 X11 VILLAGE ()FEL F PLAINFIELD September 30, 2002 ILDG LAN LENET DESIGN GROUP INTRODUCTION I. INTRODUCTION A. Plainfield design philosophy: It is the policy of the Village of Plainfield that single-family detached housing will remain the predominant land use within the Village. Because single-family detached housing will be the primary land use, and by extension Plainfield will be a community of families, the quality of life is very important. Therefore, it is very important that all new developments(single family, commercial, and industrial developments) reflect the quality of life through design. B. Residential. commercial. and industrial: The Village of Plainfield is one of the fastest growing suburbs in the Chicago Metropolitan region. It is the Village of Plainfield's desire to channel this growth to insure that new developments provide quality housing, shopping, and places of employment for its citizens. Therefore, the quality of the developments and their design is crucial to the continued well being of the Village of Plainfield. The design guidelines set forth here are intended to provide direction to insure that all new development is of highest possible quality. DESIGN IMPLEMENTATION II. DESIGN IMPLEMENTATION Consistent with the Village's philosophy, Planned Unit Developments will be required of the following: • All developments over twenty(20)acres or in excess of fifty(50)dwelling units should be submitted and processed under the Planned Unit Development provisions. • A process for density bonuses will be considered which equates a percentage of the value of extra dwelling units with monies spent on additional amenities such as extra landscaping, wider landscaped boulevards, streetscaping, or similar upgrades. • At the discretion of the Village, architectural excellence may also be a basis for the density bonus. A. Residential density: Two of the most commonly held misconceptions regarding residential development are that the lower the density the better the development and that density is solely a function of lot size. In fact, neither of these perceptions is universally true. Density and lot size do not control the design, the development, the architectural design, or the landscape design. -01111111111enHtalMiggal 1 In order to begin to control for quality design it is recommended that density be regulated as the maximum number of dwellings permitted for the buildable acreage involved. The rationale for this recommendation is that where minimum lot size is the controlling variable; the ability to conserve usable open space is minimized. Furthermore, the likelihood of being presented with "cookie cutter"subdivision design is greatly enhanced. In this scenario, it is very important to make adjustments for lands that are either inherently unbuildable, such as wetlands or floodplain, or areas where development should be minimized for design reasons such as areas with preservable hard wood vegetation. The key to this process is to assign a reasonable and rational density to the remaining developable tracts within Plainfield's planning jurisdiction. This step should be accompanied by an environmental constraints inventory. Although much of Plainfield's remaining developable land appears to be primarily agricultural such an inventory would be useful. This inventory data is available from various sources, including the Will County Land Resource Management Plan, the National Wetlands, Federal Emergency Management Agency Flood maps, and aerial photographs. B. Density and site analysis: In order to properly determine the density for the tract under consideration, a "density plan"should be submitted to the Village. Each such plan shall include the following information in either graphic or written form: 1. The total gross area of the tract 2. Topographic data at not greater than two foot contour intervals 3. Existing floodplain limits 4. Existing wetlands 5. The location of the nearest elementary,junior high, and high school 6. Proposed bedroom mix 7. The maximum number of home sites based on a minimum lot size as per zoning category, or in the case of townhome development a density in accordance with the Village Comprehensive Plan shall be applied; said plan shall not utilize any portion of the wetlands, floodplain, or areas devoted to stormwater detention 8. Existing park sites within a one mile radius, including size and facilities 9. Existing vegetation 10. Proposed park site(s)within the project site e 2 C. Concept plan: Within fifteen (15)working days, the Village shall review and return to the petitioner the plan indicating the maximum number of lots permitted on the tract, the amount of school and park land required or the cash in lieu required. Within forty-five(45)days, the Village shall provide the petitioner with general comments on the overall design as well as the design s consistency with these guidelines. 1. The density plan and site analysis will be the basis for preparing a concept plan which shall incorporate the planned unit design guidelines. 2. The plan shall pay particular attention to the placement of open space, streetscaping, and landscaping.All lots that back up to streets (through lots) shall provide a minimum 20'wide area to allow for an undulating landscape berm. The landscape berm should not exceed a 4:1 slope, and should occur in an outlot exclusive of the lots. 3. Lot sizes may be decreased to 11,000 square feet with a minimum of 80' frontage in order to provide more open areas and boulevards. D. Reviewing the bonus system (additional lots): Extra landscaping, planting, streetscaping, street lighting, and irrigation of public spaces will be among the elements considered by the Village as part of the bonus program. E. Protective covenants: Protective covenants for the maintenance, continuing control and design of all the common areas shall be prepared by the developer and approved by the Village of Plainfield. These covenants shall include the following: 1. Architectural design (architectural committee approval) 2. Key building design and other requirements 3. Planned Unit Development landscaping to be installed by individual land purchaser 4. Key through lots 5. Common area maintenance program payment and standards(including rights of way on exterior) 6. Fence control 7. Exterior additions to buildings fronting on a street 8. Vehicular storage 9. Masonry standards 10. Garage location 11. Decks and porches(architectural review committee) woof, 'mom 3 ort, I EXISTING VEGETATION .'" .,...- -�: - 1' /'. HIGH POINT y-- 'LOW POINT mm \ �. -, --*. T TOPOGRAPHY & EXISTING CONDITION ,--- i E ....„-- ,,,-,,,..--1,,,t3,!„-.,,,,,„-,4,..-' 0... - • - g::::',.-001 ' ....„.., „.,,.,...„..,, ,„...., ,,„.--14, .. ... „.., , , , i ..----1,,-------' ''''.-. '-.---.,‘-' :::-.:**Ir# -,:*****70 ,1---- i , ...,,,,,,,- _,....„.„,...-„„.„,,,,,,,, ,,,,, -,...,,,,,,411to, ,,,,,,,e. con a , ..... , ,.,,..., ., ,,„..,.., ,.... . t. ..„.-......- .,..-:, :....4,, ,,...---_,. ..„. , . v.,,,,,o ,,‘ iga no 1 Eng f.: \ ,€ „,,-;/-47..., ek I, Iv { .,,'',101,11111-i7,/feN”, -\r;,arm el 1 -,.• - '4' ' All , a , ' 111111111 r-. . s e s„,ws I Ins tr 1„,,,,,„ 1.....i. 11 1 .... ........, •• ..,„...,,,,,,,,,40.);,,,,,,,,,-- - - - • -"fil 511111U- 'r''' DENSITY PLAN ?,. r2,:,, 14 .. T 4 4 ,, , ',' :. _,..,,,,,,,, ,, tot":"Ilipal PARK SITE at Ye �i� , -i'''''' :'1'-'''74,-' '' :. emwtiligiim'ww, ii iiio to ..,1,,' , r t , ,,,,,, ' ' < «T. v CONCEPT PLAN ffi , ,,,/,,,,*0441'‘. „ . , „....- VS^'..-- ,,, : o • .-‘‘ ,,":''''''''',',1?'1-,' ., ' ',.„,'''',"'" \ "''''' ' ''''-'''.49#''''''''''if # '''''f s � ;:nhas � � ....„,..10.2116,,,,,, . a LANDSCAPE PLAN 5 RESIDENTIAL III. RESIDENTIAL PLANNING GUIDELINES PLANNING GUIDELINES A. Street design: New developments must place considerable emphasis on the relationship between buildings, streets, and dedicated open space. Neighborhoods developed under these guidelines should place significant importance on the designation of public open space and on the provision of sidewalks, footpaths, and trails in an effort to foster a pedestrian friendly community atmosphere: this is one of the key elements of good residential design that distinguishes a good neighborhood from "just another subdivision." The following are a number of technical recommendations regarding street design considerations: 1. Avoid Long, Straight, Uninterrupted Segments: From an aesthetic, safety, and speed control perspective, it is important to avoid long straight street segments. This situation can be avoided through the use of a couple simple techniques as follows: a) Curving roads in an informal rural cluster layout b) A series of shorter, straight street segments, connected by 90-degree turns, creating a formal, traditional townlike neighborhood Variations that combine elements of both of these approaches are also possible, such as short curvilinear segments terminating in frequent intersections where the choices are to turn left or right(see T-intersections), thereby slowing traffic and making the streets and sidewalks safer and more pedestrian friendly. 2. Provide Terminal Vistas:Whenever possible, street systems should be designed so that their curvature or alignment produces terminal vistas of open space elements, such as village greens, water features, or other public open space elements. This plan feature will maximize the visual impact of such areas so that residents and visitors will correctly perceive the open space emphasis. The created views are best or at least often found in the direct line of sight at "T"intersections, but can also be provided on land along the outside edge of street curves. (See#4"T" Intersections) 6 3. Introduce Reverse Curves:The use of S shaped or reverse curves is often prohibited by subdivision ordinances; the rationale for this prohibition is usually safety. These curves are suggested for PUD's because of their graceful beauty and because they serve to significantly slow traffic on local streets. It is important that these curyes be employed only with relatively long horizontal curve radii of at least 250 feet and on local streets where the speed limit is between 25 and 30 miles per hour. Driveway access must be closely monitored on these curves. Where these limitations are implemented on reverse curves, the streets are actually safer because the traffic is slowed significantly. 4. Incorporate "T" Intersections: In order to keep traffic speeds within the neighborhood as low as possible, residential streets that interconnect with other streets should do so through T-shaped intersections where cars cannot proceed forward in a straight line but instead must come to a full stop and turn left or right, thus slowing traffic and significantly increasing safety. 5. Provide Street and Trail Connections: Interconnection of subdivisions creates a greater sense of neighborhood rather than isolated developments. Some developers may resist such connections, preferring to market their housing as isolated neighborhoods. This program of interconnections should be considered because it tends to create neighborhoods rather than a series of isolated subdivisions. A street passing through open space corridors prior to approaching new housing creates both terminal vistas and identifies the new neighborhoods. 6. Introduce Wide Usable Boulevards:Wide usable boulevards are strongly encouraged to augment the pedestrian system and to further soften the streetscape. Boulevards are especially effective at major entrances and collector streets. (See landscape recommendations.) h r - -,4 "%.,4, // „. "„. „.4,, " :; .. / -,;,. „„N,, 3 . VIEW VISTA 7 , k ` i fi�. d aw- x°tYPi:r a aay M' '�c , F- ' r a BOULEVARD S ��'•. 4IINkilirp, . " ..,..„,:', -:'„-,,:c'fir7P4i- I: *'''S'''''''''''I''''''-,i°'1117'' '/''''''''''llii'**';'''''';''''''\‘'*'''''''''''''''''\l's'::‘,'''''''''' ''''''''''.A.'1'''''''''4';'-t'''''''':::::''''' '''' '''' tVW''''44,:-',';--4:::,',' ' ti VIEW VISTA a r q ; 8 B. Building neighborhoods: Plainfield has evolved into an extensive collection of diverse subdivisions. Housing densities within the Village's planning jurisdiction range from one acre lots to moderate density townhomes. The scale and diversity of the older neighborhoods in Plainfield exhibit many desirable features. In order to incorporate these features the following neighborhood design guidelines are suggested: 1. Each residential neighborhood will consist of a local street system; connections to adjoining neighborhoods through pedestrian and vehicular systems are encouraged. 2. Multiple street entrances in and out of each neighborhood are strongly encouraged. 3. Neighborhoods are encouraged to be composed of small rather than large residential blocks to further encourage pedestrian friendly environments. 4. Each neighborhood will incorporate neighborhood scale open space, preferably at its center, as well as a transition to the adjoining neighborhood. 5. To the extent possible, detention areas shall be placed to further enhance open areas. C. Street frontage and building massing: 1. For single family detached homes: In an effort to reduce the perception of overbuilding, as viewed from the street, and enhance the appearance of open space, a maximum house facade is recommended consistent with the Village's zoning ordinance and minimum side yards. Streetside facade width should create an expression of a main body of the house. Side wings should be setback from the property line to reduce the apparent building mass. wry '�,' -_ .7�� -' y w </ % „ - M � '���" ���� � _ ,. - .. BIKE PATH 9 Greater front yard setbacks and widths may be considered at the primary entrance to the development. This tends to enhance the appearance of open space. This can also be achieved with broader landscaped parkways at the entrance. A maximum height limitation of thirty-five(35)feet, consistent with the Village Zoning Ordinance is recommended. Front porches are encouraged, with an allowable encroachment into the front yard of five(5)feet. This minor encroachment helps accentuate the articulation of the home. 2. For townhomes: In townhome developments, garages, especially two car garages, can dominate the street frontage. In order to avoid the monotony and barren appearance of an endless line of garage doors, the grouping of townhomes should not exceed five units per building or one hundred and forty-four feet, whichever is less. The grouping and appearance of garage doors for the townhomes is critical. Therefore, garage doors should not be placed side-by-side and the inclusion of side loaded garages is encouraged. Where garages are accessed at the rear of the unit through amid-block service drive, other options may be considered. However, no townhome development will be considered which does not vary the number of units in a building. A maximum height limitation of thirty-five (35)feet, consistent with the Village Zoning Ordinance is recommended. Front porches are encouraged, with an allowable encroachment into the front yard of five(5)feet. Long uninterrupted rear porches will not be permitted. Rear porches and raised desks should be articulated to avoid the appearance of one continuous deck or porch. The materials for decks and porches must be harmonious with the materials used for the principal residences. Within 1 year, all wood decks and porches must be painted or stained in a manner consistent with the principal residences. � � ik - '' s I 4 - . „moil 4,z. OWNHOME GARAGE DOORS B TEFORE 10 3. Street orientation: Front doors and windows to major rooms within the house are strongly encouraged to address the street. Walkways that lead to the front door, separated from any driveway are also encouraged. The front door should be a prominent and welcoming feature. Open front porches that face the street are also advocated. Garages at the rear of the site, accessible through mid-block streets should be considered. Rear garages may be attached or detached, although it is recognized that the Midwest climate makes attached garages more attractive to home buyers. Rear access garages have the advantage of allowing the streetscape to be unencumbered by garage doors, continuous curb cuts, and an endless stream of driveways. On-street parking can accommodate visitors; on-street guest parking has the additional advantage of further separating sidewalks from street traffic. If garages facing the street are necessary, garage doors are encouraged to be in one-car increments. Garage doors that are well designed and include features such as windows may be an acceptable alternative. Side loaded garages are also an acceptable alternative, especially where a window treatment is included in the side of the garage oriented to the street. 4. Rear and side elevations: Rear elevations of all residential dwellings shall be subject to the provisions of these guidelines. Articulation of the rear elevation is very important, especially where the rear elevation is visible by the public. Side elevations without windows are strongly discouraged. Side elevations facing a street(corner lots)must have windows and shall continue the same materials treatment as the front elevation and in the same proportion. f a y ` TOWNHOME GARAGE DOORS-AFTER 11 D. Key lots: Key lots are defined as those lots within a residential development that are located at highly visible intersections as well as other strategic points within the development. Where through lots are unavoidable and back up to high volume streets, the rear of these buildings shall also be treated as"key lots." (See Section E on through lots.) Key lots shall be noted on all plans submitted under these guidelines to the Village. The Village may add, delete, or amend the location of the key lots within the subdivision. 1. Architectural treatment of key lots: a) As noted in Section E, front doors and windows to major rooms shall be oriented to the street.Walkways that lead to the front door, separated from any driveway are also encouraged. The front door should be a prominent and welcoming feature. Open front porches that face the street are also advocated. b) Any elevation, which has exposure to a street, shall feature the use of brick or other natural materials on these elevations. c) Simple roof forms, such as gable or hip are encouraged. Dormers are also encouraged. Multiple gables and overly-pronounced roof forms should be avoided. d) All elevations shall have windows. 2. Landscape architectural treatment of key lots: a) Front yards, parkways, and sidewalks shall be designed as a cohesive whole. A naturalistic treatment is preferred, utilizing a combination of overstory trees, understory trees, shrubs, and flowers. b) Landscape treatment approaching key lots shall serve to frame and emphasize these lots, especially the entrance. 'fI 4:::'4' ilil'i:f:i,,,,,,:lil :rt,f:::;?::,.;:'':'"t;_':„-E;''s'::;':_1:,1:;':::;'1.:7";"o4,7414::.‘z,,,z,T,:',:,'.2•;.: ::;''Iltr':':::'111'‘'':,,,:%,,,,,,4 , ,,,.._.. ,.4.,,k' :„„s“ „,„-------:.----;,,,, .,,.._; ---,t -..ii;Aiti *4 '.r:,..-„,.,-,.. . au �? r 2 xb '.::-',7,,Air of r r:::,.;~7:—{ i''';',.'! 4 ' -'* ''''; '-- , 4 " 1::;1.'' ' -''' 4 ..er: ,.. ,4 -: , { 3� t � S� �' .mom° zem '°, E � q tis_ n� CORNER ELEVATION 12 E. Through lots: 1. Architectural treatment of through lots: a) Particular attention shall be paid to the architectural details of the rear elevations on all through lots including materials and window treatment. b) Window treatments shall be included in order to add a sense of articulation to the rear elevation (i.e. shutters and window details). c) The lots that are designated as key lots, and are also through lots, shall have additional design features on the rear elevations that face a street, as follows: (1) Balanced window fenestrations (2) Provide for at least one 2 foot minimum plane change (3) Provide for gable or hip roof change on rear elevation (4) Provide wood trim and shutters as rear design elements (5) Use exterior materials as associated with front elevation 2. Landscape architectural treatment of through lots: a) All through lots shall be effectively screened at the rear of the property through fencing or berming and landscaping or a combination of the two. (1) Where fencing is used such fencing shall be consistently applied throughout the development. This shall be enforced through protective covenants. Fencing shall be placed on the use side of the berm, outside the landscape outlot or easement. (2) Where landscape screening is employed, the berm shall be at least three feet high and at no greater than a 4:1 slope. The berm shall undulate and curve. c•,F Y • a „a e a, fr4 �/�,�!H i� � bit 9 061.4 THROUGH -LOT SINGLE FAMILY 13 (3) Where landscape screening is employed, the berm shall be planted with 30-40%evergreen trees at least eight(8)feet in height and evergreen shrubs at least five(5)feet in height, at the time of installation. Deciduous plants shall be interspersed to add seasonal color and balance. b) Not all through lots are key lots. � � # # N ',;e0,''''''''''''. as # #� -cr. .04 4 Sa ,Va 4 N',41.4 -,-''..:'C.,'' - * L':-''''''- ',, '-':eiar4"00 ...'''' '•'4 ,',' (4.01 CONCEPT PLAN tea= ��.:. �•°#; m'9, 1 ��-` #a" t_i `- # ,• 4 '• y, a tr d o 'r...ii aa g m { -�...._. CONCEPT PLAN - KEY LOTS 14 .4.414 g j ...,..„ ,,,,,,, ,,.,,,,,. ''-1' , ,,,,,,;:,;.:,,;0,:-4',.;;,,,,.,...;,,,,,-'17.' ,,,,:%:.,,,,...,.,,:,,,,,,„;.....32-::ta......, i E a''< • "' q - s \�."F $ x � j r a CONCEPT PLAN—THROUGH LOTS VIEW _ : VIEW CORRIDOR m ..., i.a VIEW e s " W c;;,- : ''- '' ..:,.VIEW ,:''' ... 1VI.E . ii''' n • ,. Vt VIEW ' ,, I � � -----',1,-.,.,1;.-a ,.y . ry14 :dd. CONCEPT PLAN — SHOWING VISTA AND VIEWS 15 F. Streetscaping: 1. Incorporated in the plan shall be boulevards, brick paving, monuments, bike paths, special effect fencing, and seating areas. 2. A higher quality of landscaping shall be required in these areas. 3. Irrigation of common areas should be considered. 4. Boulevards using a terminus can direct visual attention from monotonous streets. 5. Landscaping in boulevards should be structured not to block safety. 6. All boulevards shall be maintained by the homeowner's association. 7. The land planner should be encouraged to design passive sitting areas in the boulevard. 8. Where boulevards are incorporated into the development plan it is strongly recommended that such boulevards be not less than thirty(30)feet in width, although they may taper at either or both ends. Boulevards should be landscaped appropriately. This would include, but not be limited to the following: a) Boulevards should be landscaped with 75% live plant materials. b) The balance of the boulevard islands should include hardscape elements such as; benches, unit pavers, decorative fencing, natural rock outcroppings, art sculpture, or other elements deemed appropriate by the village. m 3 `F 1,4118 5 E I $ -. moi' est STREET SCAPE 16 G. Retention ponds and detention areas: 1. Retention ponds and detention areas should be created as focal features of the development. Care should be taken to design these areas in as natural a manner as possible. 2. Native deciduous plant materials, which are indigenous to wet environments, shall be the predominant vegetation. t ' . � - s: �. b 3 S _- �y1 Ott � � � �': :-----7w��.. 4 3 a � me 4t Pow $� Vii- n WATER RETENTION POND p,, 4 ,yam-; ti a 1/7 a�\�` ci t x GwB \ r .\ ." nee ,,, s.. , . / ,..;; WATER RETENTION POND 17 H. Illustrative residential site plan: Review the illustrative site plan on the following page as a reference guide for submittal of a concept plan. I. Residential landscape design: A landscape plan shall be required for all developments under these guidelines. Said plan shall be prepared by an Illinois registered landscape architect. Except where screening is required, plants shall be arranged in a naturalistic pattern. All plants shall be locally grown; roots of all plants shall be balled and burlapped. The Village Board shall codify minimum sizes and acceptable species. (A recommended plant list is appended to this report.) Native wildflowers and other perennials are encouraged to add seasonal color. The scale and nature of landscape material should be appropriate to the site and structures. Larger scale buildings should generally be complimented by larger plant material. Detention/retention ponds should be designed to reflect a natural shape rather than an engineered geometric shape. All detention/retention ponds shall be landscaped utilizing native plant materials suitable to such an environment, such as River Birch, Black Alder, Redtwig or Yellowtwig Dogwood, and Red Maple. (See additional notes on retention areas.) A permanent means of watering plant materials in the common areas shall be provided. Installation of an underground irrigation system is encouraged. Parkways shall be not less than eight(8)feet wide as measured from the back of the curb. Plantings within the parkway shall employ shade trees not less than three(3) inches in caliper as measured at twelve (12) inches above the established grade. The perimeter of all single family detached developments, under these provisions, shall have not less than 30-40%of the perimeter landscaped with a mix of coniferous trees and plant material, except where the provisions for through lots shall take precedence. Where fences are proposed for the perimeter of a development, such fences shall, by covenant, be uniform in design and color throughout the development. The height of such fences shall be consistent with Village ordinances. Where a townhome or multi-family development abuts property planned or zoned for single-family detached development, a continuous landscape screen of at least fifty (50)percent of evergreen plant material shall be installed within the townhome or multi- family site. All screening material and berms shall be designed to create horizontal and vertical movement. '''"1;39111r..54 YnliKV .,��,,, .ems"""',�,� _, via '�nr•,." *+ •�'�w "`"",,;, 18 NON-RESIDENTIAL IV. NON-RESIDENTIAL GUIDELINES GUIDLINES These guidelines are intended to provide a framework for future retail developments. This framework requires a basic level of architectural variety, compatibility of scale with surrounding uses, pedestrian and bicycle access, and recognition of the historical context of the Village of Plainfield. This framework is not to be interpreted as limiting architectural or planning creativity. Rather it is the Village of Plainfield's desire that these guidelines will serve to promote commercial development that is both aesthetically and commercially successful. However, in the case of"big box"centers, a clean, simple design, which minimizes the sense of bulk, is preferred. A. Large commercial uses: In order to promote a desirable land plan for a large commercial site, the planner should be aware of the Village's posture as to how buildings should be viewed from the access roads leading to the proposed development. The Village's vision of a large commercial site is as follows: 1. Access road traffic shall be clear and unencumbered by parking stalls. Such access shall provide for all necessary traffic lanes. 2. Access points shall be minimized. 3. The perimeter of the property shall provide for a 30' minimum landscape strip. 4. The perimeter of the site adjacent to a street shall provide for commercial outlots, if possible. 5. Parking for all outlots shall be placed away from the access roads. 6. Parking for all outlots shall be screened from the adjoining street system by the building and shall be provided on the exterior ring road or between buildings, but not on access road frontage. 7. All entrances to the development shall be allowed to provide for a large monument sign. (One per entrance and sign can be up to 20 square feet in size, per village ordinance). % � /mo✓ // '0,4'4,,,,,t7,,%.,,,," „ /moi 4 ', ' --'� 1 - ✓j!; �' � ,,-4""-4,,:i,:::,,,,: � r �, x,x x - z A GOOD EXAMPLE OF A COMMERCIAL FACADE 19 B. Street orientation: 1. Facades should be articulated to reduce long unbroken lines and provide interest. Facades greater than one hundred feet(100') in length should incorporate wall plan projections or recesses. 2. Ground floor facades that front on public streets shall have arcades, display windows, entryareas, awnings, or similar features. 3. Buildings shall incorporate architectural features and patterns that provide visual interest, at the scale of the pedestrian. 4. The elements noted in these guidelines shall be an integral partof the building rather than superficially applied trim, graphics, or paint. 5. Building facades must include a repeating pattern that shall include no less than two of the elements noted in these guidelines. At least one of the elements shall repeat horizontally. These elements shall include: a) Color change b) Texture change c) Material module change C. Roofs: 1. Variations in roof lines shall be used to add interest to and reduce the massive scale of large buildings. 2. Roof features shall complement the character of adjoining neighborhoods. 3. Roofs shall have Parapetsnolessthan concealingtwoof flatthe roofsfollowing and rooftop equipment (i.e. HVAC) units from public view.features: a) Such parapets shall feature three dimensional cornice treatments. b) Overhanging eaves on sloping roofs are acceptable. c) Low sloping roofs are not encouraged. v :j -. , ,/y iii firj A GOOD EXAMPLE OFA COMMERCIAL FACADE WITH GOOD FOUNDATION PLANTING 20 D. Materials and colors: Exterior building materials, geometrics, and colors comprise a significant part of the visual impact of a large building; therefore, they should be aesthetically pleasing and compatible with materials and colors used in adjoining neighborhoods. Elevations facing a street shall be either brick, sandstone, or other native stone or tinted, textured concrete masonry materials. The use of no more than two materials on the exterior elevation is encouraged. E. Entryways: 1. Entryway design shall give orientation and aesthetically pleasing character to the building. 2. Each principal building on a site shall have a clearly defined, highly visible customer entrances)featuring at least three of the following: a) Canopies or porticos b) Overhangs c) Recesses/projections d) Arcades e) Peaked roof forms f) Arches g) Outdoor patios h) Display windows i) Architectural details such as the work and moldings that are integrated into the building structure and design j) Integral planters or wings that incorporate landscape mar 4 y"' #o 1,. -* €. r � �� k NtisiNk s$ � '33a 'l . C�+ 'm as � ,� '° . III a'� r �,,,, h $r ;•,,,l -- 0-",,,,,.."' ..r "a COMMERCIAL BUILDING WITH GOOD MATERIALS AND COLOR 21 LANDSCAPE DESIGN V. LANDSCAPE DESIGN A. Parking lot landscaping: 1. All commercial parking lots that have twenty-five or more spaces shall submit a landscape plan for the parking lot consistent with these guidelines. Developments with fewer than twenty-five spaces shall provide interior landscaping equal to five percent(5%)of the vehicular use area. 2. Parking lots consisting of twenty-five spaces or greater shall not have less than seven and one-half percent(7 1/2%)of the interior of the parking lot devoted to landscaping. Perimeter landscaping may be counted against the requirement where a greater than required setback has been incorporated into the plan. Required foundation landscaping may not be counted against this requirement. 3. Landscape Areas: a) Interior parking lot landscaping shall be generally dispersed throughout the parking lot. b) Interior parking lot landscaping areas shall be a minimum of one hundred and twenty (120) square feet in area, with a minimum width of seven (7)feet. All landscape islands shall have a minimum depth of topsoil of three feet. �.<.. d .. . . '-',.,,,,,,,..1.0-:a F Y ♦A ,H 1 �T. ✓i nc ✓,iii WRGE ENTRY SIGNAGE ,.v..�i 1 ' a.* `,.. 1 L._ ,.., 1 .......„.. . 1 I, 1 . ,, rs .., so or au an mi 0010 .010 % 000 ` Vii St IP IS i; • • fur a r. f✓ a► for libitg l8, ' ' ',';,iiist;#04::,..11,,Art.',' ',; .. * e .,.... ,,,,,,,, 77 [ '''',i, i,-. :, _ - ,, - , - ,...- ., ....„ :.. LARGE ENTRY SIGNAGE ILLUSTRATIVE BIG BOX DEVELOPMENT- PERIMETER PLANTING 22 _.—_____._._._. _.°, I 1 j Y, ' 1ittilt j '""t1111111/14 te4 . «�nr '' f J,'B,S* : % e; y - LARGE ENTRV SIG' z ittf1 1 da I , - yordo i 3I :, o * .6. „ .,,, " „,.. " . �.� q tlltlltl�t�ltltttt�ll a i 1 E 1 .E.:. .....,-,.,.= = -- ,•3 z [ — i 1------------' _ 1 , LARGE ENTRY SIGNAGE ILLUSTRATIVE BIG BOX DEVELOPMENT— FOUNDATION PLANTING tom.. I �:, ........... zoaa r t ...., I O yi . LA' E ENTRY SIGNAGE- it t ;;; y r s . f 4 ■ ` k 3C .AST 0 •fl :� _ $? _ a ia , .> } 1 i. i 1 `f xl[ `l . *'[ '''' r sakn = � � r .# oilmi s ii c nn ; � V .: °`' - Mffineir-11111111111 i 1tHlililt tillll+t+,. T�Iri. t°,. t I. a� .y �� -< w r—, rs _..�/.� �_ ... 1 .i. , / .r :—....;—''.`• 4 "' x -4o a Y � jLARGE ENTRY SIGNAGE.. ', ILLUSTRATIVE BIG BOX DEVELOPMENT— INTERIOR PLANTING 23 c) Landscape material: (1) The landscape material used in the parking lot shall be canopy trees, which should be a minimum of 3"in diameter at the time of installation. Other plant material may be utilized to augment the shade trees, including flowers, shrubs, and groundcover. (2) One canopy tree shall be provided for every one hundred and twenty (120)square feet of landscape area. (3) A minimum of fifty(50%)percent of everyinterior parking lot landscape area shall be comprised of live vegetation; the remaining area may include boulders or similar hardscape accoutrements as approved by the Village. d) Planned commercial covenants shall be required and submitted to the Village for approval. The covenants shall include but are not limited to: (1) How the common area maintenance will be administered and the remedies for delinquency. (2) Provide for the formation of an architectural committee to review and approve future changes and revision to then be submitted to the village for approval. /moi wy\ .✓., • Ryp A GOOD EXAMPLE OF PERIMETER PLANTING 24 B. Perimeter landscaping: 1. Where a parking lot is contiguous to a residentially planned or zoned district or is separated from such a district by a right of way, such yard shall effectively landscape to screen one hundred (100) percent of the parking lot from view. Wherever possible, berms shall be incorporated into the landscape plan. 2. Evergreen trees and shrubs shall be incorporated into the landscaping plan to the greatest degree possible. 3. Where a parking lot is contiguous to anon residentially planned or zoned district or is separated from such a district by a right of way, such yard shall effectively landscape to screen fifty (50)percent of the parking lot from view. Wherever possible, berms shall be•incorporated into the landscape plan. C. Foundation planting: 1. Foundation planting shall be required abutting all commercial and industrial buildings and shall not be not less than ten (10)feet in width. 2. Foundation landscaping shall be provided along the building foundation that is exposed to a public street. 3. Particular attention shall be paid to screening of dumpster pads, loading docks, and other visible ground level equipment. 4. Not less than eighty(80%) percent of the foundation landscaping shall be live vegetation. Hardscape such as benches, fountains and/or landscape boulders may be incorporated into the foundation planting plan. s r i s� 4 r r r A COMMERCIAL BUILDING WITH POOR SIGNAGE, COLOR AND OUTSIDE DISPLAYS 25 MISCELLANEOUS VI. MISCELLANEOUS It is important that any proposed signage be incorporated into the plans that are submitted, as listed below. All signs shall be designed in accordance with the current sign ordinance, and be consistent in character, color, and size: • Building signs • Directional signs • Monument signs At no time will outside sales display be allowed without planned unit development approval. If requested, an accurate sales display plan shall be submitted for approval. CONCLUSIONS VII. CONCLUSIONS 1. These guidelines are meant to be a starting point for good architectural design, landscaping, and land planning. 2. Better planning and design provides for stability of property value, which will preserve our grand community. 3. The design guidelines set forth here are intended to provide direction to insure that all new development is of highest possible quality. / vi �\�. P X\\ \ \ ✓/ \\ Yep "_ %/ \`�\\ \ //�/���%%� • x O /// d t i t/ is A COMMERCIAL BUILDING WITH GOOD SIGNAGE, COLOR AND NO OUTSIDE DISPLAYS 26