HomeMy Public PortalAboutLansdowne Staff Report May 2018TO: 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.