Loading...
HomeMy Public PortalAbout06-05-2018 Plan Commission Agenda PacketPlan Commission Tuesday, June 05, 2018 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 May 15, 2018. 05-15-2018 Plan Commission Minutes.pdf APPROVAL OF ANNUAL REPORT Approval of 2017-2018 Annual Report of the Plan Commission. ANNUAL REPORT 2017-2018.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS Case No.: 1791-042718.CP Request: Concept Plan Review Location: NEC of 127th Street and Heggs Road (Ballard Farm) Applicant: Camus Development Ballard Farms Staff Report & Concept Plan.pdf NEW BUSINESS CASE NO.: 1792-052418.CP REQUEST: Concept Plan Review LOCATION: 24950 W. 127th Street APPLICANT: AP Homes, LLC 1 Plan Commission Page - 2 Park West Staff Report & Concept Plan.pdf CASE No.: 1790-042718.FP REQUEST: Final Plat LOCATION: North of 127th Street, west of Book Road APPLICANT: McHale Enterprises, Inc. Lansdowne Staff Report.pdf Lansdowne Site Plans.pdf DISCUSSION REMINDERS - June 18, 2018 - Next Village Board Meeting at 7:00 p.m. June 19, 2018 - Next Plan Commission Meeting at 7:00 p.m. ADJOURN 2 Agenda Item No: Plan Commission Agenda Item Report Meeting Date: June 5, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Minutes Agenda Section: APPROVAL OF MINUTES Subject: Minutes of the Plan Commission dated May 15, 2018. Suggested Action: Attachments: 05-15-2018 Plan Commission Minutes.pdf 3 Village of Plainfield Plan Commission Record of Minutes Date: May 15, 2018 Location: Village Hall CALL TO ORDER, PLEDGE, ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:01 p.m. and led the Pledge. ROLL CALL: Commissioners Minnis, Seggebruch, Renzi, Womack, and Chairman Kiefer were present. Commissioners Green and Heinen were absent. Plainfield Fire Protection District was present. Plainfield Township Park District, Plainfield Public Library District and Plainfield Community Consolidated School District 202 were absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; Kendra Kuehlem, Associate Planner; Yuchen Ding, Associate Planner; and Tracey Erickson, Recording Secretary. APPROVAL OF MINUTES The Plan Commission minutes dated May 1, 2018, were approved as amended. PUBLIC COMMENTS No Comment. DEVELOPMENT REPORT Mr. Proulx provided an update on cases from the Village Board meeting on May 7, 2018, which included the following cases: The Farmhouse, Warehouse 109, Small Cell Wireless Antenna Siting, Water and Sewer Connection Fees, and Local Historic Landmark of the Plainfield House. OLD BUSINESS NEW BUSINESS Case No. 1791-042718.CP NEC of 127th St. & Heggs Rd. (Ballard Farm) AP Homes, LLC Chairman Kiefer stated the applicant has requested a continuation to the June 5, 2018 Plan Commission Meeting. Commissioner Renzi made a motion to continue this case to the next scheduled meeting of the Plan Commission on June 5, 2018. Second by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Womack, yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 5-0 DISCUSSION Commissioner Seggebruch stated the property west of the proposed Northpointe subdivision is for sale and he hopes that the Village Board will consider asking Pulte to purchase that parcel to have the entrances of Northpointe and Canterbury Woods subdivisions line up, instead of having them offset. Mr. Proulx stated he will forward comments to the Village Board and indicated the property owners interest in selling the property has been communicated to Pulte. Meeting adjourned at 7:13 p.m. Respectfully submitted by, Tracey Erickson Tracey Erickson Recording Secretary 4 Agenda Item No: Plan Commission Agenda Item Report Meeting Date: June 5, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section: APPROVAL OF ANNUAL REPORT Subject: Approval of 2017-2018 Annual Report of the Plan Commission. Suggested Action: Attachments: ANNUAL REPORT 2017-2018.pdf 5 ANNUAL REPORT OF PLAN COMMISSION AND ZONING BOARD OF APPEALS June 1, 2017 THROUGH June 1, 2018 1760-050817.SU/FP Crossroads Business Center Lots 1-3 & 7 - The Plan Commission recommended approval of the special use and final plat review at their meeting June 6, 2017. 1761-050817.SPR Next Door Self Storage - The Plan Commission recommended approval of the site plan review at their meeting June 6, 2017. 1763-060117.VAR 25105 W. Round Barn Road - The Zoning Board of Appeals recommended approval of the variance request for fence at their meeting June 20, 2017. 1764-060217.SU Plainfield Community Center - The Plan Commission at their June 20, 2017 meeting continued the special use for religious assembly and public hearing to July 18, 2017. 1764-060217.SU Plainfield Community Center - The Plan Commission recommended approval of the special use for religious assembly at their meeting July 18, 2017. 1765-072117.SU.SPR.FP Bott Park Recreation Center - The Plan Commission recommended approval of the special use for a recreation center and site plan review at their meeting August 1, 2017. 1749-123016.CP.AA.SU.PP Brummel - The Plan Commission recommended approval of annexation, special use for planned unit development and preliminary plat at their meeting August 1, 2017. 1750-123016.CP.SU.PP Riverstone - The Plan Commission recommended approval of special use for planned unit development and preliminary plat at their meeting August 1, 2017. 1768-072817.SPR C.W. Avery YMCA - The Plan Commission recommended approval of the site plan review at their meeting August 15, 2017. 1767-072717.SU Sri Ayyappa Swammi Temple - The Plan Commission recommended approval of the special use for religious assembly at their meeting September 5, 2017. 6 Plan Commission and Zoning Board of Appeals Annual Report 2017-2018 Page 2 of 4 2 1769-081617.AA.REZ SWC Spangler & US 30 (Drum Farm) - The Plan Commission recommended approval of annexation and rezoning to B-3 at their meeting September 5, 2017. 1770-082717.SPR PACE Park ‘N’ Ride - The Plan Commission recommended approval of the site plan review at their meeting September 5, 2017. 1771-090117.PP.FP 24820 W. Easy St. - The Plan Commission recommended approval of the preliminary plat and final plat at their meeting September 19, 2017. 1772-090517.AA 26058 W. 127th St. - The Plan Commission recommended approval of annexation at their meeting October 3, 2017. 1774-092917.SPR Slim Chickens - The Plan Commission recommended approval of the site plan review at their meeting October 3, 2017. 1770-082717.SPR.REZ PACE Park ‘N’ Ride - The Plan Commission recommended approval of re-zoning to I-1 and preliminary and final plat of subdivision at their meeting October 17, 2017. 1773-092117.REZ 15009 S. Route 59 - The Plan Commission recommended approval of re-zoning to BT at their meeting October 17, 2017. 1775-110117.SPR Elite Dental Specialists – The Plan Commission recommended approval of the site plan review at their meeting November 7, 2017. The November 21, 2017 meeting was cancelled. 1765-071217.SU.SPR.FP Bott Park Recreation Center – The Plan Commission recommended approval of the Preliminary and Final plat at their meeting on December 5, 2017. The December 19, 2017 meeting was cancelled. 1777-121117.SU 23253 W. Renwick Road - The Plan Commission recommended approval of the special use for Adult (Senior) Day Care at their meeting January 2, 2018. 1778-121417.SU Common Sense Permanent Cosmetics - The Plan Commission recommended approval of the special use for tattoo, permanent cosmetics at their meeting January 2, 2018. 7 Plan Commission and Zoning Board of Appeals Annual Report 2017-2018 Page 3 of 4 3 1779-122717.PP.FP 119004 S. Route 59, Lot 2 Heritage Meadows Village Center - The Plan Commission recommended approval of the Preliminary and Final plat at their meeting on January 2, 2018. 1760-050817.SU.FP Crossroads Business Center – The Plan Commission recommended approval of the Final Plat of Subdivision at their meeting on January 16, 2018. 1780-011718.SU The Farmhouse Plainfield - The Plan Commission at their February 6, 2018 meeting continued the special use for event venue and public hearing to February 20, 2018. 1780-011718.SU.SPR The Farmhouse Plainfield - The Plan Commission at their February 20, 2018 meeting continued the site plan review, special use for event venue and public hearing to April 3, 2018. 1781-020818.FP Stewart Ridge Lots 75 & 76 - The Plan Commission recommended approval of the Final Plat of Consolidation at their meeting on February 20, 2018. The March 6, 2018 meeting was cancelled. 1782-030218.AA.SU Playa Vista - The Plan Commission recommended approval of the major change to the planned unit development at their meeting on March 20, 2018. 1780-011718.SU.SPR The Farmhouse Plainfield - The Plan Commission at their April 3, 2018 meeting continued the site plan review, special use for event venue and public hearing to April 17, 2018. 1780-011718.SU.SPR The Farmhouse Plainfield - The Plan Commission recommended approval of the site plan review and special use for event venue at their meeting on April 17, 2018. 1783-032818.AA.SU.PP.FP Northpointe - The Plan Commission at their April 17, 2018 meeting continued this case and public hearing to May1, 2018. 1783-032818.AA.SU.PP.FP Northpointe - The Plan Commission recommended approval of annexation, preliminary plat and final plat for Phase 1 at their meeting May 1, 2018. The motion did not carry for the special use for planned development at their meeting May 1, 2018. 8 Plan Commission and Zoning Board of Appeals Annual Report 2017-2018 Page 4 of 4 4 1785-040618.SPR.SU Warehouse 109, 14961 S. Eastern Ave. - The Plan Commission recommended approval of the site plan review and special use for outdoor ceremony area at their meeting on May 1, 2018. 1786-041318.TA Utilities Code Text Amendment - The Plan Commission recommended approval to amendment the Utilities Code to update the water and sanitary sewer connection fees at their meeting on May 1, 2018. 1787-041318.TA Zoning Code Text Amendment - The Plan Commission recommended approval to amendment the Zoning Code to adopt Small Cell Antenna/Tower Right-of Way Siting Ordinance at their meeting on May 1, 2018. 1791-042718.CP Ballards Farm - The Plan Commission at their May 15, 2018 meeting continued this case and public hearing to June 5, 2018. 1788-041618.VAR 14632 S. Colonial Parkway – The Zoning Board of Appeals recommended approval of the requested fence variance at their meeting May 15, 2018. 1789-042418.VAR 14535 S. Colonial Parkway – The Zoning Board of Appeals recommended approval for a variance to allow the east sidewalk to encroach into the side yard setback, and the width of the driveway at the curb line. 9 Agenda Item No: Plan Commission Agenda Item Report Meeting Date: June 5, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Old Business Item Agenda Section: OLD BUSINESS Subject: Case No.: 1791-042718.CP Request: Concept Plan Review Location: NEC of 127th Street and Heggs Road (Ballard Farm) Applicant: Camus Development Suggested Action: Attachments: Ballard Farms Staff Report & Concept Plan.pdf 10 TO: FROM: DATE: SUBJECT: REQUEST: LOCATION: Ii I II 1;1;;111'111 "Ill L!-1 L!. --..-.-.,---,-.,-., -,i=•1•=·····-··· VILLAGE OP PLAINFIELD PLAN COMMISSION KENDRA KUEHLEM, ASSOCIATE PLANNER MAY 30, 2018 REPORT TO THE PLAN COMMISSION CONCEPT PLAN REVIEW-BALLARD FARMS CASE NO. 1791-042718.CP Concept Plan Review NEC of 127th Street and Heggs Road APPLICANT: Camus Development CURRENT ZONING: A-1 (Will County) COMP. PLAN: Low Density Residential (1.4-2.0 du/ac) DISCUSSION Michael P. Collins PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Bill Lamb Cally Larson Larry D. Newton Edward O'Rourke Brian Wojowski The applicant is seeking feedback from the Plan Commission on a proposed concept plan for a residential development on approximately 31 acres of vacant land on the northeast comer of 127th Street and Heggs Road. Attached is the land plan, representative photos of architecture, and a cover letter describing the 136-unit development for Ballard Farms. The proposed development will have single-family detached lots and townhomes. Existing Conditions/Site Context The subject site is currently located in unincorporated Will County, but is in the Village's Facility Planning Area (FPA). The site is also contiguous to the Village of Plainfield's municipal boundary and is identified as "Low Density Residential" in the Future Land Use Plan of the Comprehensive Plan. The adjacent land uses, zoning, and functional street classifications are identified below: North: Unincorporated Will County (A-1 Agricultural) East: Kings Bridge Estates (R-1 Residences) South: Shenandoah (R-1 Residences); 127th Street (Minor Arterial) West: Chatham Square (R-1); Heggs Road (Collector) 24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-il.org 11 REPORT TO THE PLAN COMMISSION Page #2 of 3 1791-042718.CP 5/30/2018 NEC OF 127th STREET AND HEGGS ROAD- BALLARD FARMS ANALYSIS The concept plan review process allows the Plan Commission and Board of Trustees to provide preliminary input and direction on the possible support or opposition to a development proposal, and to provide direction on any changes or issues that may need to be address if a formal development application is pursued. Land Plan/Land Use The proposed subdivision includes a total of 136 residential units on approximately 31 acres. The subject site would be composed of 64 single family detached lots and 72 townhome units. The proposed density is 4.37 dwelling units per acre (du/ac). The minimum lot size for the proposed single family is 8,100 square feet, and an average lot size of 9,422 square feet. The Village’s R-1 minimum lot size is 12,000 square feet. There are two parcels identified for stormwater management, both in the southwestern area of the plan. The applicant has identified the following setbacks and building separations: Single-Family Townhomes Front 30 feet Front 30 feet Interior Side 7 feet Interior Side 7 feet Corner Side 30 feet Corner Side 30 feet Rear 30 feet Rear 30 feet Front to Front 40 feet Rear to Rear 60 feet The subject site is located in the Low Density Residential future land use designation of the Comprehensive Plan, with a density range of 1.4- 2.0 dwelling units per acre. The based density range for the subject property would be 43- 62 units (31 buildable acres x 2 unit per acre). The applicant is proposing to develop 136 residential units or two times the base density that is allowed. When broken down, the single-family lots alone have a density of 3.99 du/ac. The townhome density for this plan is 8.1 du/ac. To compare, Kings Bridge Estates was approved with a net density of 2.64 du/ac, and Chatham Square as 2.2 du/ac. If the Plan Commission supports the proposed density of the applicant’s development, changing to a higher intensity land use designation, such as Village Residential, might be appropriate. Access/Circulation The applicant’s proposed concept plan will incorporate two access points: ‘Road A’ connecting to West Chatham Road of the Chatham Square subdivision on the west side of the development, and ‘Road C’ connecting to Roundstone Avenue in the Kings Bridge Estates subdivision to the east. The plan identifies a curvilinear street network that incorporates 66-feet right-of-ways and roadway widths of 28 feet. Building Architecture/Elevations The applicant has provided examples of the single-family and the townhome product that would be constructed within this proposed concept plan. The proposed product appears to be attractive 12 REPORT TO THE PLAN COMMISSION Page #3 of 3 1791-042718.CP 5/30/2018 NEC OF 127th STREET AND HEGGS ROAD- BALLARD FARMS and consistent with the character of other Plainfield single-family homes. The products appear to be within the Village’s design guidelines, and elevations of quality materials. Staff believes that the variety of single-family detached, and multi-family townhomes provide a variety of housing options to future Plainfield residents. Staff would like to note that special attention should be taken to the transition between Kings Bridge Estates and Chatham Square in the surrounding area. Park and School Donations The applicant has not proposed open space or park uses in this concept plan. Park and school requirements will be addressed at the time of annexation agreement, along with potential other recaptures. Recapture Staff would like to note that the 127th street improvements could be subject to recapture fees. Staff will verify in the annexation process. Engineering/Stormwater Management The proposed plan includes two stormwater detention basins as previously mentioned. Staff notes that final engineering would be provided at the time of final platting. Staff would also like to note that aerial photos show the natural drainage patterns running through the site, and believe that additional attention should be paid to the evaluation of wetland/floodplain area through the site, with respect to potential floodplain and/or wetland permitting. CONCLUSION/RECOMMENDATION In conclusion, staff is looking for input from the Plan Commission on whether they support the general concept of this land plan. The concept plan process is not binding and does not result in any formal approvals. Staff invites the Plan Commission to provide input and direction based on the issues raised in the staff report. Although no formal action will be taken on the concept plan by the Board of Trustees, staff suggests that the Plan Commission may offer a recommendation to indicate its overall support or opposition. Seeking Plan Commission input on the proposed Ballard Farms Concept Plan. 13 Subject Site 14 15 16 17 18 19 20 21 22 23 24 25 26 Agenda Item No: Plan Commission Agenda Item Report Meeting Date: June 5, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: New Business Item Agenda Section: NEW BUSINESS Subject: CASE NO.: 1792-052418.CP REQUEST: Concept Plan Review LOCATION: 24950 W. 127th Street APPLICANT: AP Homes, LLC Suggested Action: Attachments: Park West Staff Report & Concept Plan.pdf 27 28 29 30 31 32 33 Agenda Item No: Plan Commission Agenda Item Report Meeting Date: June 5, 2018 Submitted by: Tracey Erickson Submitting Department: Planning Department Item Type: Preliminary and/or Final Plat Agenda Section: NEW BUSINESS Subject: CASE No.: 1790-042718.FP REQUEST: Final Plat LOCATION: North of 127th Street, west of Book Road APPLICANT: McHale Enterprises, Inc. Suggested Action: Attachments: Lansdowne Staff Report.pdf Lansdowne Site Plans.pdf 34 TO: FROM: DATE: SUBJECT: . PLAINFIELD PLAN COMMISSION �KENDRA KUEHLEM, ASSOCIATE PLANNER MAY31, 2018 REPORT TO THE PLAN COMMISSION Michael P. Collins PRESIDENT Michelle Gibas Vil.LAGE CLERK TRUSTEES Margie Bonuchi Bill Lamb Cally Larson Larry D. Newton Edward O'Rourke Brian Wojowski LANSDOWNE (F.K.A. BRUMMEL) PLANNED DEVELOPMENT-FINAL PLATCASE No. 1790-042718.FP.SPR REQUEST: LOCATION: APPLICANT: CURRENT ZONING: COMP. PLAN: BACKGROUND Final Plat and Site Plan Review North of 127th Street, west of Book Road McHale Enterprises, Inc. R-1 Low Density Single-Family Residential District Low Density Residential (1.4 to 2.0 dulac) The applicant is seeking approval of a final plat for phase 1 of the Lansdowne subdivision, formerly known as Brummel. The property was annexed in December 201 7, and the preliminary plat was approved in November 2017. The applicant is also seeking site plan review approval for the single-family attached townhome aspect of the Lansdowne subdivision. Existing Conditions/Site Context The subject property is approximately 55 acres and is undeveloped/agricultural. The property was annexed into the Village last year, in 2017. A section of the east branch of the Norman Drain bisects the property from the west and extending south. The adjacent land-uses, zoning and functional street classifications are identified below: North: Undeveloped/agricultural/forest preserve (Will County A-1) East: Undeveloped/agricultural/forest preserve (Will County A-1) South: 127th Street (Minor Arterial) West: Single-family residence, park site, apartments (Village R-4) 24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-il.org 35 REPORT TO THE PLAN COMMISSION Page #2 of 3 1790-042718.FP.SPR 5/31/2018 LANSDOWNE PLANNED DEVELOPMENT-FINAL PLAT ANALYSIS The applicant is requesting approval of a final plat for Phase 1 of the Lansdowne subdivision. Phase 1 comprises roughly the south and west area of the subdivision. This area represents approximately 41 acres. Final Plat Site Plan As part of the subdivision, the applicant will complete the streets and utilities in this area, as well as final grade the lots in preparation for their development. The final plat is consistent with the preliminary plat that was previously approved for the entire subdivision. Phase 1 will include 43 single-family detached residential lots, and 69 single-family attached (townhome) units. Phase 1 consists of a of 112 homes on approximately 41 acres, as well as, private roads, and outlots with stormwater detention and landscaping. The Lansdowne subdivision will have 154 residential units in total. Street Alignment / Access / Circulation The site includes two vehicular access points on 127th Street with a looped connection to address the Subdivision Code requirements for multiple points of access. The proposed street network is consistent with the concept plan and preliminary plat. The road network also includes a traffic circle as a traffic calming measure near the townhome portion of the site. Open Space & Landscaping A landscape plan was submitted and reviewed as part of the preliminary plat process. Outlot 3 will be designated as a pocket park. The park obligation for this development will be met via cash in lieu of a park site donation, with potential credit for the cost of path improvements constructed by the developer. The park obligation will be set forth in a formal park dedication and improvement agreement to be entered into between the developer and the Park District prior to recording of the final plat. All other outlots, including those for stormwater management, will include landscaping. Staff finds the landscape plan to be of high quality and which meets the landscaping requirements of the Zoning Code. Stormwater Management/Dormant Special Service Area Stormwater detention will be provided through on-site detention ponds on Outlots 1, 2, 4, and 10. A Dormant Special Service Area (DSSA) request will go before the Board of Trustees on July 2, 2018. Recapture The property does have two recapture liabilities; the Lake Michigan Water Storage tank/ 127th Street Water Main Improvements of $177,890, and the Lake Michigan Water Storage tank/ 127th Street Sanitary Sewer Improvements of $19,878, for a total of $197,768. The Annexation Agreement provides that this will be pain on a per unit basis at the time of the building permit issuance based on a rate of $1,285/dwelling unit for 154 dwelling units. However, staff notes that there is the potential for the developer and the Village to reach an agreement for the developer to complete certain off-site street and/or storm sewer 36 REPORT TO THE PLAN COMMISSION Page #3 of 3 1790-042718.FP.SPR 5/31/2018 LANSDOWNE PLANNED DEVELOPMENT-FINAL PLAT improvements, with the costs to be offset by waiving all or a portion of the recapture obligations noted above. Site Plan Review The townhome aspect of Lansdowne is subject to an additional site plan review. Site Plan / Elevations The applicant has proposed 15 townhome buildings of three (3) varying sizes; ten four-unit buildings, one five-unit building, and four six-unit buildings. The applicant has submitted two (2) elevations for the “Charleston Series” of the townhomes for Units A, B, C, and D. Staff is satisfied with the proposed elevations, which comply with the Village’s Residential Design Guidelines. Parking There will be approximately 31 on-street parking spaces on Road A and Road E that will serve the victors of the townhomes. CONCLUSION/RECOMMENDATION In conclusion, staff finds that the proposed Final Plat for phase 1 of the Lansdowne subdivision is consistent with the preliminary plat, annexation agreement, concept plan, and Village requirements. Staff also finds that the site plan review for the townhomes meets the requirements of the zoning ordinance and is mostly consistent with the preliminary plat. Subject to discussion by the Plan Commission, staff recommends approval of the final plat, subject to the noted stipulations. Should the Plan Commission concur, the following motions are offered for your consideration: Final Plat I move that the Plan Commission recommends approval of the Final Plat for Phase 1 of the Lansdowne subdivision, subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. Site Plan Review I move we approve the site plan review for the townhomes in the Lansdowne subdivision, subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District. 37 38 39 40 41 42 Naperville, IL CHARLESTOWN SERIES May 23, 2018The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. M/I Homes of Chicago, LLC 43 Naperville, IL CHARLESTOWN SERIES May 23, 2018The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) ©2017 BSB Design, Inc. M/I Homes of Chicago, LLC 44 SUBJECT SITE NAPERVILLE ROADILLINOIS ROUTE 59DUPAGE RIVERWEST 127TH STREET CONSULTANTS: DESCRIPTION INDEX OF SHEETS SHEET NO. 0 COVER SHEET 1 OVERALL LANDSCAPE PLAN 2 LANDSCAPE PLAN 3 LANDSCAPE PLAN 4 LANDSCAPE PLAN 5 LANDSCAPE PLAN 6 LANDSCAPE DETAILS 7 TYPICAL FOUNDATION LANDSCAPE PLANS 8 TYPICAL FOUNDATION LANDSCAPE PLANS 9 AMENITY LAYOUT PLANS & DETAILS 10 MONUMENT LAYOUT PLANS & DETAILS 11 TREE PRESERVATION PLAN 12 LANDSCAPE SPECIFICATIONS LOCATION MAP SCALE: 1"=600' LANDSCAPE ARCHITECT: GARY R. WEBER ASSOCIATES, INC 212 SOUTH MAIN STREET WHEATON, ILLINOIS 60187 ENGINEER: CEMCON, LTD. 2280 WHITE OAK CIRCLE #100 AURORA, ILLINOIS 60502 Final Landscape Plan LANSDOWNE Plainfield, Illinois April 19, 2018 45 127TH STREET 345 9 11 15 16 17 25 27 32 33 34 35 37 38 40 42 43 46 49 50 51 525354 55 60 62 63 66 68 71 73 OUTLOT 3 76 77 80 81 83 84 85 86 OUTLOT 2 OUTLOT 1 OUTLOT 6 OUTLOT 8 OUTLOT 12 98 96 OUTLOT 988 93 95 OUTLOT 11 100 12 6 7 8 10 12 13 14 18 19 20 21 22 23 24 26 28 29 30 31 36 39 41 44 45 47 48 56 57 58 59 61 64 65 67 69 70 72 7475 78 79 82 OUTLOT 10 OUTLOT 14 OUTLOT 5 97 OUTLOT 4 87 89 90 91 92 94 99 101OUTLOT 13127TH STREET 0 50'100'200'300' SCALE: 1"=100'NORTH OVERALL LANDSCAPE PLAN SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 PLANPLANT MATERIAL QUANTITIES GENERAL NOTES NATIVE AREA LEGEND PLANT LIST SHEET 2 SHEET 3 SCALE: 1"=300' SHEET KEY MAP SHEET 4 SHEET 5 1 46 15 16 17 25 27 OUTLOT 6 OUTLOT 12 98 96 OUTLOT 11 100 13 14 18 19 20 21 22 23 24 26 64 OUTLOT 10 97 99 101OUTLOT 130 20'40'80'120' SCALE: 1"=40'NORTH SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 LANDSCAPE PLANMATCH LINE - SHEET 3 MATCH L I N E - S H E E T 3MATCH L INE - SHEET 5 Know what'sbelow. before you dig.Call R NATIVE AREA LEGEND 2 47 127TH STREET 9 11 OUTLOT 1 OUTLOT 6 OUTLOT 8 96 OUTLOT 988 93 95 8 10 12 13 14 59 OUTLOT 14 OUTLOT 5 OUTLOT 4 87 89 90 91 92 94 99 101OUTLOT 130 20'40'80'120' SCALE: 1"=40'NORTH SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 LANDSCAPE PLANMATCH LINE - SHEET 2 WEST ENTRY LANDSCAPE SEE DETAIL SHEET 6 Know what'sbelow. before you dig.Call R MATC H L I N E - S H E E T 2 MATCH L INE - SHEET 5MATCH L INE - SHEET 4MATCH LINE - SHEET 4NATIVE AREA LEGEND 3 48 345 9 11 46 49 50 51 525354 55 83 84 85 86 OUTLOT 2 12 6 7 8 10 47 48 56 57 58 59 82 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 LANDSCAPE PLAN0 20'40'80'120' SCALE: 1"=40'NORTH Know what'sbelow. before you dig.Call RMATCH LINE - SHEET 3MATCH L INE - SHEET 3 MATC H LI N E - S H E E T 5 MATCH LINE - SHEET 5 EAST ENTRY LANDSCAPE SEE DETAIL SHEET 6 PLANT COMMUNITY SECTION NOT TO SCALE SCALE: NTS NATURALIZED AREA SIGN NATIVE AREA LEGEND 4 49 15 16 27 32 33 34 35 37 38 40 42 43 46 60 62 63 66 68 71 73 OUTLOT 3 76 77 80 81 83 84 85 12 13 14 26 28 29 30 31 36 39 41 44 45 47 57 58 59 61 64 65 67 69 70 72 7475 78 79 82 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 LANDSCAPE PLAN0 20'40'80'120' SCALE: 1"=40'NORTH Know what'sbelow. before you dig.Call RMATCH L INE - SHEET 2MATCH L INE - SHEET 3MATCH LINE - SHEET 2MATC H LI N E - S H E E T 4 MATCH LINE - SHEET 4 5 POCKET PARK LANDSCAPE SEE DETAIL SHEET 6 50 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 LANDSCAPE DETAILS0 10'20'40'60' SCALE: 1"=20'NORTH EAST ENTRY FEATURE DETAIL 0 10'20'40'60' SCALE: 1"=20'NORTH WEST ENTRY FEATURE DETAIL 0 10'20'40'60' SCALE: 1"=20'NORTH POCKET PARK DETAIL 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 6 Know what'sbelow. before you dig.Call R 0 5'10'20'30' SCALE: 1"=10'NORTH SEATING AREA DETAIL SEATING AREA - SEE DETAIL THIS SHEET 51 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 TYPICAL FOUNDATION LANDSCAPE PLANSSCALE: 1"=10' TYPICAL 4 UNIT FOUNDATION PLAN TYPICAL 4 UNIT PLANT LIST A TYPICAL 4 UNIT PLANT LIST B BUILDINGS: 88, 90, 95, 97, & 99 BUILDINGS: 89, 91, 94, 96, & 100 7SCALE: 1"=10' TYPICAL 5 UNIT FOUNDATION PLAN TYPICAL 5 UNIT PLANT LIST BUILDING: 92 Know what'sbelow. before you dig.Call R 52 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 TYPICAL FOUNDATION LANDSCAPE PLANSSCALE: 1"=10' TYPICAL FOUNDATION PLAN TYPICAL 6 UNIT PLANT LIST A TYPICAL 6 UNIT PLANT LIST B BUILDING: 93 BUILDINGS: 87, 98, & 101 8 Know what'sbelow. before you dig.Call R 53 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 AMENITY LAYOUT PLANS & DETAILSSEATING AREA LAYOUT PLAN SITE FURNISHINGS SCHEDULE NOT TO SCALE CONCRETE PAVER & CURB DETAIL NOT TO SCALE 6' BENCH DETAIL NOT TO SCALE BENCH MOUNTING DETAIL SCALE: 1"=10' PAVER DETAIL LAYOUT PLAN (x2) SCALE: 1"=5' 9NOT TO SCALE PERGOLA DETAILS Know what'sbelow. before you dig.Call R NOT TO SCALE SEAT WALL / PLANTER DETAIL 54 B'BC'CALANSDOWNE SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 MONUMENT LAYOUT PLANS & DETAILSSCALE: 1"=10' EAST ENTRY MONUMENT LAYOUT PLAN WEST ENTRY MONUMENT LAYOUT PLAN SCALE: 1"=10' 10 Know what'sbelow. before you dig.Call R MONUMENT ELEVATION SCALE: 1/2"=1'-0" ELEVATION A SECTION C-C'SECTION B-B' ” ” ” ” ENTRANCE MONUMENT SPECIFICATIONS 55 127TH STREET 345 9 11 15 16 17 25 27 32 33 34 35 37 38 40 42 43 46 49 50 51 525354 55 60 62 63 66 68 71 73 OUTLOT 3 76 77 80 81 83 84 85 86 OUTLOT 2 OUTLOT 1 OUTLOT 6 OUTLOT 8 OUTLOT 12 98 96 OUTLOT 988 93 95 OUTLOT 11 100 12 6 7 8 10 12 13 14 18 19 20 21 22 23 24 26 28 29 30 31 36 39 41 44 45 47 48 56 57 58 59 61 64 65 67 69 70 72 7475 78 79 82 OUTLOT 10 OUTLOT 14 OUTLOT 5 97 OUTLOT 4 87 89 90 91 92 94 99 101OUTLOT 13SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 TREE PRESERVATION PLAN11 Know what'sbelow. before you dig.Call R TREE INVENTORY REPLACEMENTS REQUIRED:97 REPLACEMENTS PROVIDED:97 0 50'100'200'300' SCALE: 1"=100'NORTH 56 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:LANSDOWNEPLAINFIELD, ILLINOIS4.19.2018 JE1617 GFB MGM OF 12 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 LANDSCAPE SPECIFICATIONS12 Know what'sbelow. before you dig.Call R ” ”” ” 57