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Lansdowne Summary, Staff Report, Final Plat and Site PlansI ii 11 i;1W .... !!!_ .. 111 �� ......-., ... , ,-'1• .. ••••=••••T•1• VILLAGE OP . PLAINFIELD Michael P. Collins PRESIOENT Michelle Gibas Vll.LAGE CLERK TRUSTEES Margie Bonuchi Bill Lamb REPORT SUMMARY Cally Larson Larry D. Newton Edward O'Rourke LANSDOWNE (F.K.A. BRUMMEL) PLANNED DEVELOPMENT-FINAL PLAT & �fli, Wojowski PLANREIVEW CASE NO.1790-042718.FP.SPR SUMMARY The applicant is seeking approval of a final plat for phase 1 of the Lansdowne subdivision, formerly known as Brummel. The applicant is also seeking site plan review approval for the single-family attached townhome aspect of the subdivision. ISSUES ❖The Village Board previously approved the annexation agreement and preliminary plat inNovember of 2017.❖No public comments were provided.❖The Plan Commission considered the case at its meeting of June 6, 2018, and voted unanimously to recommend approval of the final plat and the site plan review. RECOMMENDATION 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. Should the Board of Trustees concur, the following motions are offered for your consideration: Final Plat I move we approve 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; and2.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. 24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-il.org TO: FROM: DATE: SUBJECT: 1i111 1ll.;;1111!!!-ii111�� --.---.-. •• ···, I , • ............ ,1T•11 VILLAGE OP PLAINFIELD PRESIDENT COLLINS and BOARD OF TRUSTEES@J/ ,KENDRA KUEHLEM, ASSOCIATE PLANNER f/vq.___, JUNE 13, 2018 REPORT TO THE BOARD OF TRUSTEES Michael P. Collins PRESlDENT Michelle Gibas VJLLAGF. CLERK TRUSTEES Margie Bonuchi Bill Lamb Cally Larson Larry D. Newton Edward O'Rourke Brian Wojowski LANSDOWNE (F.K.A. BRUMMEL) PLANNED DEVELOPMENT-FINAL PLAT CASE 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 du/ac) The applicant is seeking approval of a final plat for phase 1 of the Lansdowne subdivision, formerly known as Brummel. The property was annexed, and a preliminary plat 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 BOARD OF TRUSTEES Page #2 of 3 1790-042718.FP.SPR 6/13/2018 LANSDOWNE PLANNED DEVELOPMENT-FINAL PLAT & SITE PLAN REVIEW 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 paid 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 BOARD OF TRUSTEES Page #3 of 3 1790-042718.FP.SPR 6/13/2018 LANSDOWNE PLANNED DEVELOPMENT-FINAL PLAT & SITE PLAN REVIEW 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 parallel parking spaces on Road A and Road E that will serve the visitors 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. In advance of discussion by the Board of Trustees, staff and the Plan Commission recommend approval, subject to the noted stipulations. Should the Board of Trustees concur, the following motions are offered for your consideration: Final Plat I move we approve 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. 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 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 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 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 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 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 3 345 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 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 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 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 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 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 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 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 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 ” ”” ”