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PC Report 6-5-18TO: 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 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 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.