HomeMy Public PortalAbout02-19-19 Plan Commission Agenda PacketPlan Commission
Tuesday, February 19, 2019
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
Approval of the Minutes of the Plan Commission held on January 14, 2019 and
February 5, 2019.
01-15-2019 Plan Commission Minutes.pdf
02-05-2019 Plan Commission Minutes.pdf
PUBLIC COMMENTS
DEVELOPMENT REPORT
OLD BUSINESS
CASE NUMBER: 1791-042718.CP
REQUEST: Concept Plan Review
LOCATION: NEC of 127th Street and Heggs Road
APPLICANT: 127 Plainfield LLC
Ballard Farm Staff Report and Plans PC 2-19-19.pdf
NEW BUSINESS
CASE NUMBER: 1827-010219.AA.SU.PP
REQUEST: Annexation, Special Use, and Preliminary Plat (Public Hearing)
LOCATION: East of Drauden Road, between Route 126 and Rowley Road
APPLICANT: James Truesdell, K. Hovnanian
PC 2-19-19 - FINAL.pdf
COW August 13th Minutes.pdf
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Plan Commission Page - 2
Willow Tree Farm Plans.pdf
DISCUSSION
REMINDERS -
March 4, 2019 – Village Board at 7:00 p.m.
March 5, 2019 – Plan Commission at 7:00 p.m.
ADJOURN
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Plan Commission Record of Minutes
Date: January 15, 2019 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 to the flag. ROLL CALL: Commissioners Heinen, Minnis, Renzi, Ruane, Seggebruch, Womack and Chairman
Kiefer were present. Plainfield Fire Protection District was present. Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School District 202 were
absent.
OTHERS PRESENT: Jonathan Proulx, Director of Planning; and Yuchen Ding, Associate Planner
APPROVAL OF MINUTES The minutes of the Plan Commission dated November 20, 2018 were approved as presented.
PUBLIC COMMENTS Chairman Kiefer asked for public comment and there was no response.
DEVELOPMENT REPORT Mr. Proulx provided an update on the following cases: Will County Bike Way Plan, Joliet Boundary
Agreements, RCCG Cornerstone Assembly, The Lux Barber Shop, Benson Annexation, Dunkin’ Donuts, Willowgate Farm, FEMA FIRM Maps, and Plymouth Congregational Church landmark.
Chairman Kiefer asked if the Dunkin’ Donuts approved site plan had cross access. Mr. Proulx explained the cross access approved in the final plat.
OLD BUSINESS Case No. 1792-0524183.CP.REZ.SU.SRP. PP 24950 West 127th Street AP Homes, LLC
Mr. Ding stated the applicant has submitted a revised site plan to the Plan Commission to request
approval for site plan review and preliminary plat for a townhome residential development on an
approximately 11.47 acres of vacant land in the west of Plainfield Creative World School and south of Canterbury Woods residential subdivision. The townhome development will provide 51 dwelling units
with 4.45 dwelling units per acre of the gross density.
Mr. Ding reviewed the staff report dated January 11, 2019. Mr. Ding stated in conclusion, staff believes the proposed planned development efficiently utilizes a smaller block of land and the development
proposal offers several enhancements that exceed the Village’s minimum code requirements in exchange for certain bulk relief. Staff also submits that the proposed townhome development would provide another desirable townhome housing option for the real estate market. The preliminary plat is consistent with the
proposed planned development and additional requirements of the subdivision code. Staff and the applicant continue to welcome input and direction from the Plan Commission. In advance of such public
comment and discussion by the Plan Commission, staff recommends approval.
Mr. Proulx provided a review of the prior hearing of this case before the Plan Commission and Village
Board. Chairman Kiefer stated traffic impact, and access to 127th and 248th Streets were major concerns
the last time this was before the Plan Commission.
Chairman Kiefer swore in Anthony Pasquinelli, applicant. Mr. Pasquinelli indicated that the density was
a major concern. Mr. Pasquinelli explained what changed from the last time the Plan Commission
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reviewed the plans. Mr. Pasquinelli explained why the elevations for the 5-unit building were not provided.
Chairman Kiefer asked for public comment.
Chairman Kiefer swore in John Farnan. Mr. Frarnan asked for clarification regarding the access to the
subdivision along 127th and 248th Streets. Mr. Franan also voiced his concern regarding current and future traffic.
Chairman Kiefer swore in Susan Farnan. Ms. Frarnan asked if a traffic study was completed for this project. Ms. Farnan voiced concerns about traffic, setbacks, square footage of townhomes, density, and
lack of plans for outlets A & B.
Chairman Kiefer swore in Lea Klein. Ms. Klein voiced concerns about the proximity of the townhomes
to the existing homes, square footage of townhomes, street parking, access to/from subdivision, traffic, and safety of children going to school.
Chairman Kiefer asked if a traffic study for the area was completed. Mr. Proulx explained that updated traffic counts were taken in August and that data was shared with the applicant. Chairman Kiefer asked if
the Traffic Committee has reviewed this area. Mr. Proulx explained how the Village is trying to improve
the traffic in the area.
Chairman Kiefer asked if a public notification was completed. Mr. Proulx stated that site plan review and
preliminary plat do not require a public notice, but the Village did mail letters to the adjacent property owners as a courtesy informing them of the meeting this evening.
Chairman Kiefer asked staff to explain the how setbacks differ between a single-family development and multi-family development. Mr. Proulx explained the building code and how the developer can request
relief from the setbacks with a planned development.
Chairman Kiefer asked the applicant for clarification on the square footage of the buildings. Mr.
Pasquinelli stated the living area will be 1,500 square feet and garage will be roughly 400 square feet, so in total the unit will be roughly 2,000 square feet. Chairman Kiefer asked for the building height. Mr. Pasquinelli indicated the height of the building will between 25 and 27 feet tall.
Commissioner Renzi asked if the allowable density for medium density is 2.1- 3.0 du/ac. Mr. Ding
confirmed. Mr. Renzi asked staff what credits were given in order to keep the density to what is
allowable. Mr. Ding stated the applicant exceeded the standards per village code for the site plan and elevations. Commissioner Renzi noted that staff use to include a chart showing the enhancements that
exceed the Village’s minimum code requirements in exchange for certain bulk relief. Mr. Ding stated
staff will include the chart in the Village Board staff report.
Commissioner Renzi explained why he feels there needs to be a stipulation for the applicant to continue to work on stormwater management configurations in the final plat/landscape plan with naturalistic landscape design. Mr. Proulx stated that staff is open to a stipulation in the motion and explained why
one was not previously included. Commissioner Renzi explained why this needs to be addressed.
Commissioner Renzi explained why he would prefer the parking behind the units instead of in front units.
Commissioner Renzi asked if there can be an access drive through Outlot B for the emergency vehicles. Mr. Pasquinelli stated the intent for Outlot B is for green/open space. Commissioner Renzi asked if Outlot A will be vacant, too. Mr. Pasquinelli confirmed and explained the condition of the lot and 4
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possible future use. Commissioner Renzi asked if there a curb cut around Outlot A, so it can be used for emergency access. Mr. Pasquinelli stated no and explained where emergency access can be added if
required.
Commissioner Renzi asked what it would take to have a final landscape plan and not a preliminary plan.
Mr. Pasquinelli stated all plan are preliminary so any comments or suggestion from the commission and
Village Board can be added to a final plan. Commissioner Renzi asked if it is the applicants’ intent to keep the buffer to the north and the trees. Mr. Pasquinelli confirmed.
Commissioner Heinen stated he has not supported this plan because of traffic and feels that it is still an issue. Commissioner Heinen indicated he will not be recommending approval until the Village works on
the regional traffic issue.
Commissioner Minnis asked if there are an ADA compliance issues with access to the units. Mr.
Pasquinelli indicated not to his knowledge. Commissioner Minnis asked the application to confirm if the units will have split level entry with a concert patio in the rear and will the driveways be asphalt. Mr. Pasquinelli confirmed. Commissioner Minnis stated he still has concerns regarding regional traffic and
single-entry point into development.
Commissioner Womack asked if the applicant has received any feedback from the Fire Department. Mr.
Pasquinelli stated no. Commissioner Womack indicated that feedback from the Fire Department could change this plan. Commission Womack asked for the setbacks requirements per code. Mr. Ding
provided the setback information to the commission. Commissioner Womack asked if the applicant is
only asking for relief from the rear setbacks. Mr. Ding confirmed. Mr. Pasquinelli explained why the relief from the rear setbacks is being requested.
Commissioner Womack asked if there will be a berm along 127th Street. Mr. Pasquinelli confirmed. Commissioner Womack asked for clarification again on the outlot closest to 127th Street. Mr. Pasquinelli
stated his intent with Outlot B. Commissioner Womack indicated that there are some items that need to
looked into because of the affect they may have on traffic and emergency service access. Commissioner Heinen agreed and recommended that staff in the future have the Fire Department review the plans prior
to the Plan Commission meeting. Commissioner Ruane asked staff what opposition this case received during the first review of the plan.
Chairman Kiefer stated there were several each included: traffic, safety, density, height of building, and site lines. Chairman Kiefer stated he does appreciate that the applicant is presenting a lower density plan but feels there are still issues to be worked out.
Commissioner Ruane indicated he agrees his fellow commissioner regarding issues with traffic and
emergency access. Commissioner Ruane asked if the are distant restrictions with how close a full access
can be to a railroad crossing. Mr. Proulx stated that the plans have been reviewed by the Village engineer and the full access meets the requirements. Commissioner Ruane asked if the subdivision access would
still be in compliance if 127th Street was widened. Mr. Proulx could not confirm.
Commissioner Ruane asked if the association will assume ownership of the undeveloped outlots. Mr.
Pasquinelli indicated it can be dedicated to the park district or the homeowner’s association can assume
ownership.
Commissioner Ruane voiced his concern on the overall circulation, road access to the site, pedestrian
access, park amenities, and guest parking. Mr. Pasquinelli explained what will be included with the park
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amenities. Commissioner Ruane asked if there is a per unit target price. Mr. Pasquinelli stated $225,000-$250,000 range.
Commissioner Seggebruch asked for clarification if the applicant will be coming back at a later date for the rezoning request. Mr. Proulx explained that the site plan presented does not change the rezoning
request, which is R-3. Commissioner Seggebruch asked staff if the density from the new plan will
comply with R-3 zoning. Mr. Proulx explained the R-3 zoning.
Commissioner Seggebruch agreed with his fellow commissioners’ comments. Commissioner Seggebruch
suggested there be pavement markings on 127th Street, so the entrance of the subdivision will not be blocked by traffic and an emergency access only in the Outlot. Commissioner Seggebruch stated he will
support the case but there are changes that need to be made.
Chairman Kiefer stated the applicant does need feedback from the Fire Department, since it can change
the site plan. Chairman Kiefer asked the commissioners if they have any feedback on the elevations. Commissioner Ruane explained his issues with elevations.
Commissioner Heinen asked if there is a stipulation that Outlot A & B have to remain greenspace. Mr. Proulx explained the options the commission has to ensure that. Commissioner Renzi asked if the outlots
were included when density was calculated. Mr. Ding confirmed. Commissioner Heinen recommended
that the applicant get creative with the site using Outlots A & B.
Chairman Kiefer stated in his opinion he is not hearing much support for the plan. Chairman Kiefer
asked the applicant if he would like the commission to move forward with a vote or come back with revised plans. Mr. Pasquinelli stated he does not have a problem adding an emergency access drive on
the north outlot and explained the benefit of having the current site plan layout. Mr. Pasquinelli indicated he would like Plan Commission to take action this evening.
Commissioner Seggebruch made a motion to recommend approval of the proposed site plan review for of
Subdivision for Park West, a townhome development of up to 51 units, subject to the following three (3) stipulations:
1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and
3. Use restrictions on Outlots A & B designated for open space, detention, and emergency access.
Seconded by Commissioner Minnis. Vote by roll call: Heinen, no; Renzi, yes; Ruane, no; Womack, no;
Minnis, no; Seggebruch, yes; Kiefer, yes. Motion failed 4-3.
Commissioner Seggebruch made a motion to recommend approval of the Preliminary Plat of Subdivision
for Park West, a townhome development of up to 51 units, subject to the following three (3) stipulations:
1. Compliance with the requirements of the Village Engineer; 2. Compliance with the requirements of the Plainfield Fire Protection District; and
3. Use restrictions on Outlots A & B designated for open space, detention, and emergency access. Seconded by Commissioner Renzi. Vote by roll call: Ruane, no; Womack, no; Heinen, no; Minnis, no;
Renzi, yes; Seggebruch, yes; Kiefer, yes. Motion failed 4-3.
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NEW BUSINESS Case No. 1808-070518.CP.SPR.SU West Lockport Street, East of CN rail tracks James Kowalski
Mr. Ding stated the applicant is seeking approval of a site plan review and a special use permit for the proposed self-storage warehouse business. The subject site is currently zoned as Office, Research, and Light Industrial District (I-1).
Mr. Ding reviewed the staff report dated January 11, 2019. Mr. Ding stated in conclusion, staff believes
that the proposed development complies with the Village’s Zoning Ordinance and design requirements. In
advance of any comments from the Plan Commission, staff recommends approval. Chairman Kiefer swore in James Kowalski, applicant. Mr. Kowalski has nothing further to add.
Chairman Kiefer asked for public comment.
Chairman Kiefer swore in Ronald Dongarra. Mr. Dongarra stated his concerns are emergency access to
the site, elevations of buildings, landscaping, and fencing requirements. Chairman Kiefer clarified all developments need to be in compliance with the Fire Department requirements.
Chairman Kiefer swore in Ray Taradejna. Mr. Taradejna stated the property owner has already started clearing the land, so he would like to see mature trees planted. Mr. Taradejna indicated he would like the
applicant to have a good security system installed for the safety of the neighborhood. Chairman Kiefer asked if there is a vacant parcel between this site and residential area. Mr. Ding
confirmed.
Chairman Kiefer asked what materials will be used for the fencing. Mr. Kowalski stated the fence will be
chain linked with privacy slats. Chairman Kiefer asked if a chain linked fence is allowable per village code. Mr. Proulx stated because the property is zoned I-1, chain linked fencing would be permitted.
Chairman Kiefer asked for clarification on the height of the Douglas Fur trees. Mr. Kowalski indicated the trees will be 6 foot tall.
Commissioner Ruane voiced his concern about the entrance to the site being close to the railroad crossing. Mr. Proulx provided the Traffic Committee recommendations.
Commissioner Ruane asked if the site will have well and septic. Mr. Proulx stated the Village water and sewer does not extend east of the railroad and there is an additional request from the applicant not to
extend the Village water and sewer service. Commissioner Ruane asked if the applicant will need a variance or something of the like to approve well & septic for the site. Mr. Proulx stated approval will need to be obtained from the Villages’ Public Works Department. Commissioner Ruane asked if the
buildings will need to have fire sprinklers. Mr. Proulx indicated that the applicant has been working with the Fire Department.
Commissioner Ruane questioned if the proposed building materials are allowable in I-1 zoning. Mr. Proulx provided an overview of the materials that are allowable based on the use and that the landscaping
will help buffer the site.
Commissioner Ruane asked where the stormwater detention will be located for the site. Mr. Proulx stated
that stormwater management would not be required for the site because of the size. Commissioner Ruane asked if there will be any outdoor storage on the site because it is his understanding a variance will be needed. Commissioner Heinen asked about the gravel area on the site. Commissioner Ruane asked if the 7
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applicant will be using this as a business. Mr. Kowalski explained how the site will be used for his party rental business and storage units for rent. Mr. Kowalski stated the gravel area will be used for parking
and outdoor space for boats, RV’s, etc. Commissioner Ruane asked if the party rental space will be used
as a retail space. Mr. Kowalski clarified how the business operates and indicated the rental items are delivered to the customer. Commissioner Ruane asked if there will be any mechanical maintenance done
on site. Mr. Kowalski indicated there will be no maintenance performed onsite. Commissioner Ruane
asked if they rent construction equipment. Mr. Kowalski stated no.
Commissioner Heinen stated his concern is the outdoor storage with the gravel. Mr. Proulx stated the
Village Code requires any parking areas to be paved and outdoor storage would be allowed if the whole site is fenced with fencing or landscape screening. Commissioner Ruane stated that outdoor storage
requires a special use. Mr. Proulx stated the applicant is request a special use. Chairman Kiefer asked if
the applicant will need a paved lot to make use of the outdoor storage. Mr. Proulx stated that the commission can direct him to do so. Chairman Kiefer asked the applicant if he understands that if there is
parking the lot will need to be paved. Mr. Kowalski stated he understood. Commissioner Seggebruch asked for clarification of the zoning of the adjacent properties. Mr. Proulx
explained the zoning of the adjacent property. Commissioner Seggebruch indicated he is concerned about the parcel to the north since it will be land locked. Chairman Kiefer agreed with the concern since it will
affect the development of the parcel to the north of the site. Commissioner Seggebruch asked if the site is
made up of two parcels. Mr. Proulx confirmed.
Chairman Kiefer opened public comments. Mr. Dongarra stated the parcel to the north of the site is
owned by Vulcan and the parcel to the east of the site is unincorporated. Chairman Kiefer closed public comments.
Commissioner Seggebruch asked the applicant how long has be owned the parcels. Mr. Kowalski stated approximately six months. Commissioner Seggebruch indicated his concern is the access to the site
because of the proximity to the railroad tracks and explained why. Chairman Kiefer stated his concern
over large RV’s being stored because of the proximity to the tracks. Mr. Kowalski indicated the parking area is only 30 feet, so nothing larger than that will be stored on-site.
Commissioner Renzi asked if the applicant will be growing a variety of vegetation. Mr. Kowalski confirmed and explained what he proposed to plant around the site. Commissioner Renzi asked for
clarification of the trees noted on the landscape plan. Mr. Kowalski explained the landscape plan. Commissioner Renzi asked the applicant to revise the landscape plan to include color, so the Village
Board can see existing landscape and proposed.
Commissioner Renzi voiced his concerns about the building elevations and explained how landscaping a
fence can improve the site line of the building from the street. Mr. Kowalski explained the existing
landscaping on the front of the property and explained why the façade of the building was chosen. Commissioner Renzi asked if any of the trees would need to be removed if a sidewalk was required. Mr.
Kowalski explained there is a natural drainage ditch on the front of the property and he is not sure what would be required to construct a sidewalk. Commissioner Renzi asked staff if there is a sidewalk to the west of the site. Mr. Ding explained the adjacent pedestrian connects. Commissioner Renzi explained his
concern regarding sidewalks. Chairman Kiefer stated he would like the applicant to work that out with staff and prefers landscape screening instead of a sidewalk.
Commissioner Renzi suggested the staff report indicate who owns the lot to the north of the site and possible easement for access to adjacent property. Mr. Ding stated Vulcan does own the property. 8
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Commissioner Renzi stated the staff report indicates the site is approximately 1.06 acres, so detention should be provided since it is over an acre. Mr. Proulx stated this site has been reviewed with the Public
Works Department and it was determined that stormwater detention was not required. Commissioner
Womack asked if the detention was reviewed with the imperious surface taken into mind. Mr. Proulx stated the stormwater review was not specific to the site plan presented tonight.
Commissioner Womack asked if the middle island is open grass. Mr. Kowalski confirmed. Commissioner Womack asked if there will be a security gate with a key pad to access the site and what
are the hours of operation. Mr. Kowalski stated it will not be open 24 hours, but hours of operation have
not been set and gated access has not be proposed at this time. Commissioner Womack asked the applicant how they will control access to the site. Mr. Kowalski indicated he will need to address that.
Commissioner Womack asked the applicant to not use a chain linked fence on the front of the property. Mr. Kowalski suggested a cedar privacy fence.
Commissioner Minnis asked is they plan on using the grass area for outdoor storage. Mr. Kowalski stated no. Commissioner Minnis suggested the applicant add some windows to the warehouse elevation to
soften the east façade. Commissioner Minnis asked the applicant to address the residents concern regarding a security system. Mr. Kowalski stated there will cameras on the property and the security gate
needs to be worked on.
Commissioner Seggebruch suggested the applicant also put some windows on the front of the warehouse
building and he likes the idea of a cedar fence along the front of the property. Commissioner Seggebruch
stated it is a good use for the parcels.
Commissioner Renzi agreed with the cedar fence on the front of the property. Commissioner Renzi provided a suggestion for a security gate. Commissioner Renzi asked if the entrance will have lighting and security camera. Mr. Kowalski explained the lighting plan and security camera location. Chairman
Kiefer asked if there will be signage. Mr. Kowalski stated yes in the front entry way.
Commissioner Ruane suggested the grass area should be used for detention. Commissioner Ruane voiced
his concerns about the buildings elevations not being cohesive and suggested the applicant work with the architect to improve the elevation the storage unit facing Lockport Street. Commissioner Ruane explained his issue with this site being on well and septic.
Commissioner Heinen agrees with the detention concerns but does not have a problem with the applicant
having well and septic due to the cost of getting village utilities to the property.
Chairman Kiefer opened public comments. Mr. Taradejna voiced his concern about the lack of a security
gate to the site. Chairman Kiefer closed public comments. Mr. Kowalski stated they have considered a
security gate.
Commissioner Ruane asked if the outdoor storage component needs to be added to the special use. Mr. Proulx clarified that the special use is just for the self-storage facility and the warehouse is permitted in I-1 zoning. Chairman Kiefer stated he would like some understanding of what can be stored there.
Commissioner Minnis made a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and recommend approval of the special use for a self-storage facility on Parcel
Identification Numbers (PIN’s) 06-03-10-314-014-0000 and 06-03-10-400-006-0000, subject to the following stipulations: 9
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1. Compliance with requirements of the Village Engineer 2. Compliance with the requirements of the Plainfield Fire Protection District.
Seconded by Commissioner Womack. Vote by roll call: Heinen, yes; Renzi, yes; Ruane, yes; Seggebruch, yes; Minnis, yes; Womack, yes; Kiefer, yes. Motion carried 7-0.
Commissioner Womack made a motion to recommends approval of the site plan review for the proposed warehouse and self-storage facility on West Lockport Street, east of CN rail tracks (PIN’s 06-03-10-314-
014-0000 and 06-03-10-400-006-0000) subject to the following stipulations:
1. Compliance with requirements of the Village Engineer
2. Compliance with the requirements of the Plainfield Fire Protection District.
Seconded by Commissioner Heinen. Vote by roll call: Minnis, yes; Renzi, yes; Ruane, yes; Seggebruch,
yes; Heinen, yes; Womack, yes; Kiefer, yes. Motion carried 7-0. DISCUSSION
Commissioner Womack asked staff to start using the zoning and density relief tables. Mr. Proulx stated there are some cases coming and staff will be sure to include it. Commissioner Renzi stated it will be
beneficial for transparency.
Commissioner Minnis suggested for cases that are returning the to the Plan Commission that the staff
report include the dates of the previous hearings.
Commissioner Ruane suggested that there should be a procedure for the plan to be review by the Fire
Department before the Plan Commission meeting. Commissioner Heinen agreed.
Chairman Kiefer read the reminders.
ADJOURN Plan Commission meeting adjourned at 9:35 p.m.
Respectfully submitted by Tracey Erickson
Tracey Erickson Recording Secretary
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Plan Commission Record of Minutes
Date: February 5, 2019 Location: Village Hall CALL TO ORDER, PLEDGE, & ROLL CALL
Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag. ROLL CALL: Commissioners Heinen, Renzi, Ruane, Seggebruch, and Chairman Kiefer were present.
Commissioners Minnis and Womack were absent. Plainfield Fire Protection District, Plainfield Public Library District, Plainfield Township Park District and Plainfield Community Consolidated School
District 202 were absent.
OTHERS PRESENT: Jonathan Proulx, Director of Planning
APPROVAL OF MINUTES
PUBLIC COMMENTS
Chairman Kiefer asked for public comment and there was no response.
DEVELOPMENT REPORT Mr. Proulx provided an update on the Park West case.
OLD BUSINESS Case No. 1792-0524183.CP.REZ.SU.SRP. PP 24950 West 127th Street AP Homes, LLC
Commissioner Seggebruch made a motion to continue the case and public hearing to the March 5, 2019
Plan Commission meeting. Seconded by Commissioner Renzi. Vote by roll call: Heinen, yes; Ruane, yes; Renzi, yes; Seggebruch,
yes; Kiefer, yes. Motion carried 5-0. NEW BUSINESS
DISCUSSION Commissioner Seggebruch inquired about street lights at the intersection of 119th Street and Route 30, since the intersection is very dark. Mr. Proulx stated he will share the commissioners’ comments with the
Public Works Department.
Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 7:06 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson Recording Secretary
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REPORT TO THE PLAN COMMISSION page #2 of 3 1791-042718.CP 2/14/2019
BALLARD FARMS- CONCEPT PLAN
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 addressed if a formal development application is pursued.
Land Plan
The proposed plan for the Ballard Farms development is designed on approximately 31 acres. The Ballard Farms concept plan proposes a combination of 71 single-family detached and 47 townhome units, for a total of 118 dwelling units. The site will include two stormwater detention
areas, a community garden, park, butterfly gardens, and a dog park.
Based on the graphics submitted, the south and west landscape buffer along 127th Street and Heggs Road appears to be a part of a possible easement in each single-family lot. Staff is looking for clarification from the applicant whether that is the case, or if the landscape buffer would be in a
separate outlot. Further, staff would need to verify the right-of-way dedication for Heggs Road,
127th Street, and the intersection.
The single-family portion of the project is proposed with a gross density of roughly 2.58 dwelling units per acre (du/ac), (71 dwelling units on 27.5 acres of land). The townhome section of the
project is proposed at a density of 12.98 du/ac (47 dwelling units on 3.6 acres). Staff notes that this
density is well above the range recommended in the Comprehensive Plan. To compare, Kings
Bridge Estates was approved with a net density of 2.64 du/ac and Chatham Square as 2.2 du/ac. Development of the plan as proposed would likely be through planned development and would
require bulk and density relief of the following aspects of the Zoning Code:
o Front yard setback- 30 ft per code, proposing 25 ft
o Corner side yard setback- 30 ft per code, proposing 25 ft o Minimum lot size- 12,000 sq ft per code, proposing 8,100 sq ft
Access/Circulation
This concept plan is designed with two access points: “Road A” that will provide full access onto
Heggs Road and connection to West Chatham Drive; and “Road C” providing an eastern connection between Ballard Farms and the exiting Kings Bridge Estates subdivision via
Roundstone Avenue. The street network through the proposed land plan is semi-curvilinear
featuring 28-foot roadways and of 66-foot right-of-ways.
Elevations Also attached are building elevations for the single-family and townhome products. The proposed
products appear to be consistent with the Village’s design guidelines exhibiting attractive
character, and designs of quality materials.
- Special attention should be paid to lots adjacent to Kings Bridge Estates to ensure a
compatible transition.
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REPORT TO THE PLAN COMMISSION page #3 of 3 1791-042718.CP 2/14/2019
BALLARD FARMS- CONCEPT PLAN
Engineering & Stormwater Management
As shown in the illustration, the proposed plan includes two detention basins for stormwater
management and resident recreational use. Staff would 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. Final engineering would be required at the time of final
platting.
Donations & Recapture 127th Street improvements could be subject to recapture fees. Staff will verify any fees dues in the
formal annexation process of the project, as well as park and school obligations, as park dedication
has not been identified in the concept plan.
RECOMMENDATION
In summary, staff supports the proposed concept plan. At this time, staff is looking for input from
the Plan Commission whether they support the general concept of this land plan and the issues
raised in the staff report. Although the concept plan process is not binding and does not result in any formal approval by the Board of Trustees, staff suggests that the Plan Commission may offer a recommendation to indicate the overall support or opposition of the plan.
Seeking Plan Commission input on the proposed Ballard Farms Concept Plan.
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Subject Site
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REPORT TO THE PLAN COMMISSION page #2 of 7
1827-010219.AA.SU.PP 2/13/2019
WILLOW TREE FARMS PLANNED DEVELOPMENT
ANALYSIS
Annexation (Public Hearing)
The applicant is seeking a recommendation from the Plan Commission to annex into the Village
of Plainfield’s jurisdiction. Upon petitioning by the property-owner, the Board of Trustees may
choose to annex unincorporated property into the Village if the property is contiguous to the
current municipal boundary and represents a logical extension of the Village’s boundaries. There
will be a public hearing at the Village Board meeting review this case.
Staffs submits that the subject parcel is contiguous to the Village’s municipal boundary. The
property is within the Village’s planning area as shown on the “Future Land Use Plan” in the
Village’s Comprehensive Plan. The parcel is also within the Village’s Facilities Planning Area
(FPA) with respect to municipal water and sanitary sewer service. Water service is accessible
through Whispering Creek to the east. Further, staff believes that the annexation of this property
would be a logical extension of the Village’s boundaries.
Special Use for Planned Development (Public Hearing)
The applicant is proposing a 65-acre single-family residential subdivision consisting of 115 single
family homes.
The Future Land Use Plan has identified this area as medium residential with a density range of
2.1 to 3.0 du/ac. Of the 65-acre site, 17.05 acres are considered non-buildable (floodway,
floodplains, permanent easements), which affects how density is calculated. With 115 units, the
proposed density for the project is 2.4 du/ac, which is consistent with the Comprehensive Plan.
The full calculation is below.
65.66 acres - 17.05 acres = 48.61 acres
total site non-buildable gross buildable area
115 / 48.61 = 2.4 du/ac
units acres Project
density
Additionally, the Planned Development (PD) approach provides the flexibility needed to promote
innovative and creative land development that achieves the community vision outlined in the
Comprehensive Plan. The proposed development is requesting certain bulk and density relief from
the Zoning Code, and also qualifies for density bonus for exceeding certain criteria. These
exceptions are outlined on the following page.
22
REPORT TO THE PLAN COMMISSION page #3 of 7
1827-010219.AA.SU.PP 2/13/2019
WILLOW TREE FARMS PLANNED DEVELOPMENT
Bulk & Density Relief Sought
R1 Per Code Willow Tree Farms
Proposed
Density 2.1 - 3.0 du/ac 2.4 du/ac
Front Setback 30' 30'
Rear Setback 30' 30'
Interior Side Setback 7' and combo of 20' 7' and combo of 20'
Corner Side Setback 30' 30'
Min. Lot Size 12,000 sq. ft. 7,800 sq. ft.
Min. Lot Width 85' 60'
Max. Lot coverage 30% 35%
Max. Impervious Coverage 40% 45%
ROW Width 66' 60'
Max. cul-de-sac length 600' 900'
BONUS DENSITY
In exchange for the bulk and density identified above, the development commits to exceeding the
Village’s Zoning Code requirements and qualifies for bonus density, as follows:
Site Area 65.66 ac
Buildable Area 48.6 ac
Base Density (2.0 du/ac) 97.2
Density Bonus Categories DU Percent
Neighborhood Design-Conservation 4.86 5%
Open Space 14.58 15%
BMP’s/ Restoration of Natural Areas 9.72 Max 10%
Non-Dominant Garages 9.72 Max 10%
Total Recommended Max Density Bonus 38.88 dwelling units
Currently Proposed Unit Count: 115
Total with Staff-Proposed Unit Count: 136
In order for the Plan Commission to recommend approval of a planned development, the
applicant must demonstrate findings of fact based on the specific circumstances of the project.
Separately, there are additional findings that must be demonstrated in order to recommend
approval of the special use. Staff outlines the required findings and supporting facts as follows:
23
REPORT TO THE PLAN COMMISSION page #4 of 7
1827-010219.AA.SU.PP 2/13/2019
WILLOW TREE FARMS PLANNED DEVELOPMENT
a. The special use will not be injurious to the use and enjoyment of other property in the
immediate area for the purposes already permitted, nor substantially diminish property
values with the neighborhood;
Staff finds that the proposed planned development is compatible with both existing and
potential future land uses in the area and would not be injurious to adjacent properties and
property values. The subject site is designated for medium density residential in the
Comprehensive Plan and would be consistent with the residential use to the immediate east.
b. The establishment of the special use will not impede normal and orderly development and
improvement of the adjacent properties for uses permitted in the subject zoning district;
The proposed development is consistent with the residential use outlined in the Future Land
Use Plan for the area. The applicant is proposing adequate stormwater management,
landscaping buffers, and appropriate land circulation. Staff, therefore, sees no negative impacts
that would result from approval of the requested planned development.
c. The planned development fulfills the objectives of the comprehensive plan and the land use
policies of the Village and presents an innovative and creative approach to the development
of land and living environments;
Staff believes that the proposed plan is a well-designed land plan that, as described in the
attached development petition, “has taken an environmentally sensitive approach by utilizing
cluster design” resulting in approximately 50% open space that protects and improves the
wetland and floodplains of the subject site.
d. The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for
such uses within the Village;
The applicant has demonstrated that the demand for affordable single-family homes continues
to grow in this market and more young families are moving into the suburbs. The applicant has
constructed four communities in the Village of Plainfield in recent years as a result of this
demand.
e. The physical design of the planned development efficiently utilizes the land, adequately
provides for transportation and public facilities, and preserves natural features of the site, and
that the property is suitable for the proposed purposes and land uses;
The proposed land plan uses the land efficiently while protecting its natural features and using
them as recreational opportunities. A new stormwater management system, permitted through
FEMA and IDNR, will increase the water quality and storage capacity of the property.
Additionally, the attached traffic study indicates that the road network of the proposed project
and surrounding area can efficiently handle the proposed traffic generated.
f. Any exceptions to bulk and density regulations of the underlying zoning shall be solely for the
purpose of promoting an efficient and coordinated site plan, no less beneficial to the residents
or occupants of such development, as well as the neighboring property, than would be obtained
24
REPORT TO THE PLAN COMMISSION page #5 of 7
1827-010219.AA.SU.PP 2/13/2019
WILLOW TREE FARMS PLANNED DEVELOPMENT
under the bulk and density regulations of this ordinance for buildings developed on separate
zoning lots;
Staff deems that the proposed bulk and density dimensions are appropriate, consistent with
other planned development in the Village, and will not result in any negative impacts to
neighboring properties, nor residents of the proposed development. The applicant represents
that the Zoning Code exceptions will promote a more efficient design that prioritizes public
open space and ecological management.
g. The planned development meets the requirements and standards of the planned development
regulations;
The proposed planned development complies with the requirements of the planned
development section of the zoning code, as set forth herein.
h. Open spaces and recreational facilities are provided;
The proposed project provides 32 acres of park, trail, stormwater detention, and public open
space. Staff notes that the applicant has identified 3 lots of the development (9.05-acres total)
to be dedicated to the Plainfield Park District.
i. The planned development is compatible with the adjacent properties and the neighborhood,
and along the periphery of the planned development, yards or setbacks shall be provided that
meet or exceed the regulations of the district in which the planned development is located;
Staff submits that the proposed planned development is compatible with adjacent properties as
both, Whispering Creek and Ballard Farms, are of low and medium density residential uses.
j. That the land uses permitted are necessary or desirable and are appropriate with respect to
the primary purpose of the planned development; and
Staff believes that single-family detached housing is appropriate and desirable within the
community, and consistent with the goals of planned developments to stimulating creative
approaches to residential development, efficiently utilizing land, and preserving natural
features and providing open space.
k. That the land uses are not of such a nature, or so located, as to exercise a detrimental influence
on the surrounding neighborhood.
Once again, staff submits that the proposed planned development is appropriate and compatible
with adjacent properties.
Preliminary Plat
The proposed preliminary plat includes 115 single-family detached lots on approximately 32
acres and 33 acres of park space, stormwater management, and common open space. The
minimum lot size proposed is 7,800 square feet, which is below the R-1 standard of 12,000
square feet lot minimum.
25
REPORT TO THE PLAN COMMISSION page #6 of 7
1827-010219.AA.SU.PP 2/13/2019
WILLOW TREE FARMS PLANNED DEVELOPMENT
This project provides one full access point and one right-in/right-out onto Drauden Road, as well
as vehicular access to the site from the east through Whispering Creek. These access points
address the Subdivision Code’s requirements for multiple points of access in a development.
Willow Tree Farms will feature a 10-foot asphalt-paved pedestrian trail starting near the center
of the site at “Road D,” and running north to Lockport Street.
The applicant has met with and received comments from the traffic committee and Plainfield
Fire Protection district. The cul-de-sac on the southern portion of the site, is 900-feet in length,
which has been approved by the Plainfield Fire Protection District as long as there is adequate
room for their apparatus to turn around.
Elevations
The applicant has submitted a set of proposed building elevations for five home products with
multiple elevation options proposed for each model. The home designs range in size from a
1,718-square-foot ranch to a 3,040-square-foot, four-bedroom, three-car garage home. Staff
anticipates that the elevations will be included in the annexation agreement for approval by the
Board of Trustees. Staff invites comments from the Plan Commission regarding the proposed
elevations.
In general, staff would recommend architectural features for all homes to include:
• Minimum 12-inch eave line on all four sides of homes
• Friese board below eaves
• Corner board on elevations with vinyl siding
• Window trim on all four elevations / consistent window fenestration
• To obtain density bonus for non-dominant garages, all garage doors must include windows or
other measures to satisfy the non-dominant requirement (e.g., side-load garages).
• Staff will look to identify approximately 10 percent of the lots (~12 lots) as “key lots” and all
lots with dual street frontage or high visibility of rear elevations as “through lots”. Additional
architectural and landscaping requirements are to be set forth for key and through lots.
Staff intends to continue working with the applicant on specific recommendations for various
elevation options with the intent of presenting a final set of elevations to the Board of Trustees
with the proposed annexation agreement.
The applicant has identified Outlots A, E, and F of the development (9.05-acres total) for Park
District Donation. Staff would like to add that the applicant and Plainfield Park District will enter
into a contractual agreement at the time of annexation.
As part of the overall submittal, the applicant has included a landscape plan that illustrates the
amount, specie, and location of all proposed plantings; the pedestrian trail; playground; and
naturalized areas for stormwater detention. The applicant will also be providing additional
landscape buffering along Drauden Road.
26
REPORT TO THE PLAN COMMISSION page #7 of 7
1827-010219.AA.SU.PP 2/13/2019
WILLOW TREE FARMS PLANNED DEVELOPMENT
RECOMMENDATION
In summary, staff is supportive of the proposed planned development. Staff finds that the project
is a logical extension of the Village’s municipal boundary, and the density of the project is
consistent with the future land use designation identified in the Comprehensive Plan. Staff
supports the findings of fact for the planned development special use, and further believes that the
preliminary plat meets the requirements of the Zoning and Subdivision Codes. Should the Plan
Commission concur, the following motions are offered for your consideration.
Annexation
I move we recommend approval of annexation of the project commonly known as Willow Tree
Farms (PIN: 06-03-17-100-025-0010), located generally southeast of Lockport Street and
Drauden Road, as a logical extension of the Village of Plainfield’s municipal boundary.
Special Use for Planned Development
I move we adopt the findings of fact of staff as the findings of fact of the Plan Commission and,
furthermore, recommend approval of the special use for planned development of Willow Tree
Farms for up to 115 single-family detached homes, 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.
Preliminary Plat
I move we recommend approval of the Preliminary Plat of subdivision of Willow Tree Farms,
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.
27
28
29
ELEC. BOX
BIT. PAVEMENTBIT. PAVEMENTBIT. PATHBIT. PATHBIT. PATHBIT. PAVEMENT
GRAVEL
GRAVEL
GRAVEL
GRAVELGRAVEL SHOULDERGRAVEL SHOULDER12" CPP
IE=609.48
12" PVC
IE=609.82
12" CLAY
FILLED W/ DEBRIS
12" CPP
FILLED W/ DEBRIS
18" FESIE=620.08
18" FESIE=613.02
18" FESIE=614.21
GRAVEL
GRAVEL
FESIE=607.92
15" FES
IE=619.57
15" FESIE=619.57
15" CMPIE=620.40 15" CMPIE=620.59
620620621
622
620621
619
6
1
5
615620620620
616
616617617617
61761861861
8618618618
6
1
8
618618
618
618618
61
9
6196
1
9
61
9619619
621 62162
2 6226206176176176186186186186
1
8 619621622 62262262
0
620
617617618618619619
621
6216176176186186
1
9619
620618619621622623620620619
61
9
621622623623
625625625625625625625622
62362362462
4 624624624624624624624626626620620 6196196216216226226236236236236236236236246246246256256236
2
4 624620620620620621621621
621621621621621621622622622622610
610
610
610 615615
61
5
61561561
5
615
615
615
615
615
615
615
615
615
615
615
615
620 62062
0
620620
620620
620
620
611
611
611
611
612
612
612
612
6126
1
2
612612
613
613
613
6136
1
3
613
613
613
613613
613
613
614614
614
6
1
4
614
614
614
614
614
614
614
614
616
61661661
6
616
616 616616
616
61
6 617617617617617
61761
7
617
617
61
7
617617
617
618
6186
1
8
618618
618618
618
61861861
8
618
618
619 6196
1
9 619619
619619
619
619
621621
621
621621
622622
62
3623 618618
618
622619620620619619618617618617617616616617616615617616618617616618617619618617616617616616617616617619618617616
615
617616617618616616616615
617618618618618
6196
1
8617 617618
619
620
621
6
1
9
6206
1
9
62162262
0
62
0
6216
2
0
61962
1
62
0 623623624624623622623 622 621620
621 619618617618619620
618
616617
618
6186156156166216206206216
22619
62262061961
9617618617 6156156
1
5
615614614616616616
616617617617618
6
1
5 6156126126136
1
3
6
1
3
6
1
3
61361461
4
6
1
6 616617617618
6
1
8 6196196156156156136146166176186196
1
5
61
6620616616 617
617617617 618618618618619620621
622
619 620
621620
619
620 621620619 620
620
619
622
622
620
621
621
621
622
623
62262
2
622620621622620621619
620620621
619
6196196166156
1
4
614615616 616615614#3734
STORM MHRIM=616.42IE 36" RCP N=611.22
IE 36" RCP S=611.32IE 12" RCP W=611.12
#5603
WATER VALVE VAULTRIM=618.36TP 8" WM E, W=611.61T/KEY=612.96
#5584STORM MH
RIM=618.00IE 6" RCP E=610.35
#3817STORM INLET
RIM=618.53IE 36" RCP NW=611.75IE 36" RCP SE=611.88IE 12" RCP SW=615.83
#3815
STORM INLETRIM=620.20
IE 12" RCP SW=617.05IE 12" RCP NE=616.90#3833
STORM INLET
#3848STORM INLETRIM=618.71
IE 12" RCP NE=616.31
#3847STORM INLETRIM=619.13IE 12" RCP SW=615.98
IE 12" RCP NE=616.13IE 4" PVC SE=616.73
#3798
STORM INLETRIM=619.10IE 12" RCP SW=615.30
IE 12" RCP NE=615.35
#3800
STORM INLETRIM=617.41
IE 12" RCP SW=614.76IE 12" RCP NE=614.86
#3801
STORM MHRIM=619.24
IE 36" RCP N=611.39IE 36" RCP S=611.14IE W, UNABLE TO SEE
#3779
STORM MHRIM=616.68IE 36" RCP N=611.61
IE 36" RCP S=611.53IE 12" RCP W=613.51
#3785STORM INLETRIM=618.13
IE 12" RCP E=614.08IE 12" RCP W=614.33
#3859STORM INLETRIM=618.04
IE 12" RCP E=614.59IE 12" RCP W=614.49
#3854STORM INLETRIM=618.22
IE 12" RCP NE=615.52
#3776
STORM MHRIM=615.72IE 36" RCP N=611.50IE 36" RCP S=611.32IE 12" RCP W=612.86
#3767STORM MHRIM=615.85IE 36" RCP N=611.74
IE 36" RCP S=611.55IE 24" RCP W=612.41
#3872STORM MH
RIM=616.59IE 18" RCP E=613.54IE 18" RCP W, UNABLE TO MEAS.
UNABLE TO OPEN STR.
#3870STORM INLET
RIM=617.29IE 12" RCP E, DEBRIS IN PIPE
UNABLE TO MEAS.IE 12" RCP W=613.69UNABLE TO OPEN STR.
#3883STORM INLETRIM=617.17IE 12" IRON N=613.37
#3882
STORM INLETRIM=617.19IE 12" RCP N=613.36IE 12" RCP S=613.39IE 18" RCP W=613.09
IE 18" RCP E=612.26
#3881
STORM INLETRIM=617.15
IE 12" RCP S=613.40
#3766STORM INLET
RIM=617.21IE 12" RCP E=613.17CAN'T SEE ANY OTHER PIPES
#3775STORM INLETRIM=617.39
IE 12" RCP E=613.14IE 12" RCP W=613.29
#3884
STORM INLETRIM=616.40IE 12" RCP E=614.45
#3876
SANITARY MHRIM=615.10IE 18" PVC N=603.90IE 18" PVC S=603.70
#3894STORM INLET
RIM=617.06IE 12" RCP E=614.71
#3901
STORM INLETRIM=617.15IE 12" RCP E=614.10
#3900SANITARY MHRIM=616.34
IE 12" PVC N=604.38IE 12" PVC S=604.40
#3692SANITARY MHRIM=617.08IE 12" PVC N, S=605.28
#3690STORM INLETRIM=616.74IE 12" RCP E=614.09
#3666STORM MH
RIM=615.94IE 18" RCP E, W=613.09
#3650STORM INLET
RIM=616.76IE 12" RCP E=614.26
#3631STORM INLETRIM=619.22
IE 12" RCP E=616.57
#3630WATER VALVE VAULTRIM=619.47TP 12" WM N, S=613.17
#3613STORM INLETRIM=620.98IE 12" RCP E=618.43
#3592SANITARY MHRIM=622.81IE 12" PVC N, S=608.81
#3586STORM INLET
RIM=622.95IE 12" RCP E=620.25
#3574STORM INLETRIM=622.66
IE 18" RCP E=619.26IE 18" RCP W=620.31
#3559
STORM INLETRIM=623.42
IE 12" RCP E=620.22
#3564STORM INLET
RIM=624.79IE 12" RCP E=620.34IE 12" RCP W=620.09IE 6" CPP S=620.94
#3517
STORM INLETRIM=624.69IE 12" RCP E, W=620.09
IE 6" CPP S=620.49
#3518STORM INLET
RIM=622.41IE 12" RCP W=619.06IE 36" RCP N, S=613.31
#3497STORM MH
RIM=622.72IE 12" RCP W=618.12
IE 36" RCP N, S=612.52
#3481STORM INLETRIM=624.64
IE 12" RCP E, W=619.84IE 6" CPP N=621.74
#3482STORM MHRIM=622.05
IE 12" RCP W=618.50IE 36" RCP N, S=612.50
#3441
STORM MHRIM=620.62
IE 12" RCP W=617.42IE 36" RCP N, S=612.32
#3440STORM INLET
RIM=621.66IE 12" RCP W=618.36IE 12" RCP E=618.06
IE 6" CPP N=618.66
#3618STORM INLETRIM=621.65
IE 12" RCP E=619.54IE 12" RCP W=618.50
#3636STORM INLET
RIM=619.89IE 12" RCP E=616.49
IE 12" RCP W=616.59
#3411STORM INLET
RIM=619.82IE 12" RCP E=615.92IE 12" RCP W=615.97
IE 6" CPP S=616.32
#3412STORM MHRIM=619.03
IE 12" RCP W=615.33IE 36" RCP N, S=612.03
#3391STORM MHRIM=618.84
IE 36" RCP N, S=611.54IE 12" RCP W=613.14
#3390STORM MHRIM=616.85IE 12" RCP E, W=613.15
#3389
STORM INLETRIM=618.10IE 12" RCP E=614.25IE 12" RCP W=614.35IE 6" CPP N=614.85
#3655STORM INLET
RIM=618.11IE 12" RCP E, W=614.31
#3671STORM INLET
RIM=616.70IE 12" RCP S=613.30
#3672STORM INLETRIM=616.72IE 12" RCP N=613.22
IE 18" RCP E=613.12IE 18" RCP W=613.17
#3361
STORM INLETRIM=616.76
IE 12" RCP S=613.16
#3362
STORM MHRIM=615.94IE 18" RCP E=613.01
IE 18" RCP W=613.11IE 12" RCP N=613.11
#3354STORM INLETRIM=615.35IE 12" RCP S=613.00
#3353STORM MHRIM=615.72IE 36" RCP N=611.42IE 36" RCP S=611.22
IE 18" RCP W=611.72
#3352STORM MHRIM=615.45IE 12" RCP N=612.60
IE 18" RCP E=612.90IE 18" RCP W=612.45
#3331STORM MHRIM=616.00
IE 36" RCP N, S=611.20IE 12" RCP W=612.95
#3338
STORM INLETRIM=617.85UNABLE TO OPEN
#3906STORM INLETRIM=618.45IE 12" RCP E=614.95IE 12" RCP W=615.15
#3731STORM INLETRIM=618.46
IE 12" RCP E, W=614.91
#3899
STORM INLETRIM=618.21IE 12" RCP E=614.31
IE 12" RCP W=614.16
#3741
STORM INLETRIM=618.20IE 12" RCP E=613.95
IE 12" RCP W=614.10
#3742STORM MH
RIM=616.42IE 36" RCP N, S=611.40
IE 12" RCP W=613.10
#3751STORM INLETRIM=615.92
IE 12" RCP W=612.87IE 36" RCP N, S=611.42
#3749STORM INLETRIM=617.48IE 12" RCP E=613.33
IE 12" RCP W=613.48
#3889
STORM INLETRIM=617.48IE 12" RCP E=613.58
IE 12" RCP W=613.63
#3849SANITARY MHRIM=620.51IE 18" PVC NW=603.51IE 18" PVC SE=603.36
#3591STORM INLET
RIM=624.74IE 12" RCP E=620.04IE 12" RCP W=620.14
#3865STORM INLETRIM=617.05
IE 12" RCP E=614.20
15" CMP
IE=620.39
15" CMPIE=620.42
15" CMPIE=620.91
15" CMP
IE=621.00
WETLAND
WETLAND
#10107
STORM INLETRIM=617.83IE 12" RCP E, W=614.06 ONLYFIP 1
FIP 1
FIP 1 W CAP
FIP 7/8
FIP 1
FIP 1
FIR 5/8
FIR 5/8
FIR 5/8 W CAP
FIR 5/8
FIR IN CONC
FIR 5/8
FIR 5/8
FIR 5/8
FIR 5/8
FIR 5/8
FIR 5/8 BENT
FIR 5/8
FIR 5/8100' WIDE GAS EASEMENT PER DOC. NO. 831039NI GAS EASEMENT IN SOUTH HALF OF IL 126 PER DO
C
.
N
O
,
R
7
2
-
2
9
0
7
5
20' STORM SEWER & DRAINAGE EASEMENT PER DOC.NO. R2001093838APPARENT 33' PRESCRIPTIVE EASEMENT AS MONUMENTED
SIP W CAP
SIP 1 W CAP
FMG
FMG
FMG
FIP 1 W CAP
SIP 1 W CAP
FIR 5/8
FIP 1 W CAP
SIP 1 W CAP
SIP 1 W CAP
SCC
SCC
SCC
SCC
FIR 5/8 FIR 5/8
SCC
SCC
FIP 1
A=335.71'R=690.00'CB=N15°48'51"WS88° 16' 22"W 1173.97'S01° 44' 32"E 2325.89'N88° 15' 37"E
170.00'S01° 44' 32"E 310.00'N88° 15' 37"E 522.10'N01° 40' 08"W 692.00'N88° 15' 37"E 565.58'N01° 52' 32"W 1621.21'0.14' W &
ON LINE
0.49' W &
ON LINE
0.47' W &
ON LINE
0.07' E
0.09' E
0.11' E
ON LINE
0.08' W
0.11' W
33'0.65' NLY &
0.16' SW'LY
AT CORNER
0.26' N &
ON LINE
AT CORNER
ON LINE
0.24' W
ON LINE
LIMIT OF ZONE A AS GRAPHICALY SCALED FROM FEMA MAP
NO. 17197C0126 E, DATED SEP. 6, 1995
UNSU
B
DI
VI
D
E
D
LOT 1
D. JACKSON SUB.
DOC. R69-009060
UNSU
B
DI
VI
D
E
D
UNS
U
B
DI
VI
D
E
D WHISPERING CREEK SUBDIVISION220
221
222
223
224
225
226
227
228
229
230
23166'232
(170')
(315')
(250.58')(692')(692')UNS
U
B
DI
VI
D
E
D
N. LINE OF SEC. 17-36-9
E. LINE OF W. 1/2 OF THE NW 1/4 OF SEC. 17-36-9W. LINE OF SEC. 17-36-9630.00'692.00'EXCE
P
TI
O
N
64.42'
P.O.B.
EXCEPTION N01° 40' 08"W 1943.60'(1621.32')(A=335.76')(CB=S15° 48' 20"E)(N01° 39' 31"W)(1943.80')(N88° 15' 57"E)(S01° 51' 55"E)(CH=332.45')S. LINE OF THE NW 1/4
OF SEC. 17-36-9
(S88° 15' 57"W)
(151.52')
151.50'EXCEPTIONEXC
E
P
TI
O
N
310.00'W. LINE OF THE E. 170.0 FEET OF
W. 1/2 OF THE NW 1/4 OF SEC. 17-36-9
FIP 3/4
FIP 1
0.50' W
NE COR.
OF W 1/2 OF NW 1/4
OF SEC. 17-36-9
20' STORM SEWER &
DRAINAGE EASEMENT
PER DOC.
NO. R2001093838
20'
20'
10'
10'
100.00'
AT CORNER
SOUTH R.O.W. LINE PER DOC. 484644
AND AS OCCUPIED AND MONUMENTED
ON LINE31.28'31.28'15' P.U.E.15' P.U.E.15' P.U.E.FIR 5/8
1
0.28 AC.
2
0.19 AC.
3
0.19 AC.
4
0.19 AC.
5
0.19 AC.
6
0.19 AC.
7
0.19 AC.
8
0.19 AC.
9
0.19 AC.
10
0.19 AC.
11
0.19 AC.
12
0.19 AC.
13
0.19 AC.
14
0.25 AC.
15
0.20 AC.16
0.20 AC.
17
0.25 AC.
18
0.20 AC.19
0.18 AC.
20
0.18 AC.
21
0.18 AC.
22
0.18 AC.
23
0.18 AC.
24
0.18 AC.
25
0.18 AC.
26
0.18 AC.
27
0.18 AC.
28
0.23 AC.
29
0.24 AC.
30
0.18 AC.
31
0.18 AC.
32
0.18 AC.
33
0.18 AC.
34
0.18 AC.
35
0.23 AC.
36
0.37 AC.
37
0.31 AC.
38
0.20 AC.
39
0.18 AC.
40
0.18 AC.
41
0.18 AC.
42
0.20 AC.
43
0.19 AC.
44
0.18 AC.
45
0.18 AC.
46
0.24 AC.
47
0.18 AC.
48
0.18 AC.
49
0.19 AC.
50
0.20 AC.
51
0.27 AC.
52
0.19 AC.
53
0.22 AC.
54
0.21 AC.
55
0.23 AC.
56
0.25 AC.
57
0.22 AC.
58
0.19 AC.59
0.18 AC.
60
0.18 AC.
61
0.18 AC.
62
0.21 AC.
63
0.34 AC.
64
0.34 AC.
65
0.22 AC.
66
0.18 AC.
67
0.24 AC.
76'A=32'A=147'
59'140'60'
60'140'60'
60'140'60'
60'140'60'
60'140'60'
60'140'60'
60'140'60'
60'140'60'
60'140'60'
60'140'60'
60'140'60'
60'140'A=15'
45'
60'142'9'
16'
A =5 1'84'158'138'19'A=55'136'60'28'34'
A=11'
A =6 5 '61'159'31'A=4 6 '167'67'
60'
60'130'60'130'60'130'60'
60'130'60'
60'130'60'
60'130'60'
60'130'60'
60'130'60'
60'130'60'130'60'130'60'
A =4 3'28'130'78'41'A=93'130'80'80'130'60'60'130'60'60'130'60'60'130'60'60'130'60'60'14'130'101'A=34'A=
4
4'146'134'32'
A=44'199'139'
34'
A=20'135'82'
60'130'60'
60'130'60'
A=14'
46'130'60'
A =7 2 '131'60'168'130'8'A=55'146'60'130'60'60'60'60'80'130'80'130'60'130'130'60'130'60'130'57'130'72'131'60'148'60'148'80'148'80'148'140'60'60'185'60'75'131'
A =76'13'60'50'
130'A=43'131'61'63'
A=3
8'
130'63'
41'61'
A =46'130'60'
A=46'
A=20'134'60'
56'
A=4'130'60'
60'130'60'
60'130'90'
A=26'
24'130'154'
A =4 4 '140'152'A=44'2
2
1
'
140'93'24'A=27'
130'60'60'130'80'130'80'68
0.25 AC.
69
0.19 AC.
70
0.19 AC.
71
0.19 AC.
72
0.19 AC.
73
0.19 AC.
74
0.19 AC.
75
0.19 AC.
76
0.19 AC.
77
0.26 AC.
78
0.26 AC.
79
0.19 AC.
80
0.19 AC.
81
0.19 AC.
82
0.19 AC.
83
0.19 AC.
84
0.19 AC.
85
0.19 AC.
86
0.19 AC.
87
0.25 AC.
88
0.19 AC.
89
0.18 AC.
90
0.24 AC.
91
0.36 AC.
92
0.21 AC.
93
0.21 AC.
94
0.21 AC.
95
0.21 AC.
96
0.21 AC.
97
0.21 AC.
98
0.21 AC.
99
0.21 AC.
100
0.21 AC.
101
0.22 AC.
102
0.35 AC.
103
0.50 AC.
104
0.29 AC.
105
0.27 AC.
106
0.21 AC.
107
0.21 AC.
108
0.19 AC.
109
0.19 AC.
110
0.18 AC.
111
0.18 AC.
112
0.18 AC.
113
0.18 AC.
114
0.18 AC.
115
0.18 AC.
100'A=47 '55'85'130'64'64'130'64'64'130'64'64'130'64'64'130'64'64'130'64'64'130'64'64'130'64'64'130'59'A=47'100'89'130'89'100'A =47'59'130'64'64'130'64'64'130'64'64'130'64'64'130'64'64'130'64'64'130'64'64'130'64'64'A =
4
7'100'85'54'A=7'
54'141'60'
A=60'134'60'130'80'130'80'130'150'101'A=50'100'104'150'60'60'150'60'60'150'60'60'150'60'60'150'60'60'150'60'60'150'60'60'151'A=49'11'60'154'A=60'60'A=60'60'170'88'A=6'159'93'4'A=117'33'136'76'
63'
A =5 4'132'70'66'129'A=42'1
2
9
'34'49'5'A=55'A
=36'
140'64'38'149'59'5'60'22'135'60'A=39'135'53'7'A=60'133'60'A=60'A=10'131'11'49'50'130'60'60'130'60'60'130'60'130'60'(315')
30' B.S.L.
30' B.S.L.
30' B.S.L.30' B.S.L.30' B.S.L.30' B.S.L.30' B.S.L.
30' B.S.L.30' B.S.L.30' B.S.L.30' B.S.L.30' B.S.L.30' B.S.L.60'70'60'
60'60'60'60'60'OUTLOT B
OUTLOT A
60'60'
130'
60'OUTLOT
G20'
20'
20'
TO BE DEDICATED
140'ZONNED: R-1ZONNED: R-2EXISTING
ZONING: F
ZON
N
E
D:
R
ZON
N
E
D:
R
ZON
N
E
D:
R
ZON
N
E
D:
F
ZON
N
E
D:
F
30' B.S.L.30' B.S.L.30' B.S.L.TO BE DEDICATED
SUNSHINE CT.
LOCKPORT STREET
DRAUDEN ROADROWLEY ROAD
(IL RTE. 126)
OWNER:
ROWLEY JAMES F NANCY J OWNER:
O DONNELL MARILYN
OWNER:
COMPTON JACOB MILES
OWNER:
BLAKE MICHAEL J
SELF DEC TR
OWNER:
MALUPA PIOTR W LINDSEY
OWNER:
GOETSCHEL LLOYD R
OWNER:
READY MARK CHRISTAL
OWNER:
DUNSKIS TIMOTHY R
OWNER:
BARRETT JOHN R JR CATH
OWNER:
OLSON BENJAMIN D
OLSON SHELBY C
OWNER:
HII DOLORES M TRUST
OWNER:
RYAN ROY E
OWNER:
LADD SHERI
OWNER:
BRUNKER RICHARD A
DIANE M
OWNER:
ENGLER CHARLENE
OWNER:
KOWLASKI JAMES A
OWNER:
TALBOTT NL TRUST
OWNER:
TALBOTT EC TRUST
TALBOTT NL TRUST
OWNER:
KOSOWSKI SANDRA L295'142'OUTLOT HROAD A
ROAD B
ROAD CROAD CROAD D ROAD EROAD ETO BE DEDICATED
TO BE DEDICATED
TO BE DEDICATED
TO BE DEDICATEDTO BE DEDICATEDTO BE DEDICATEDOUTLOT E366'355'OUTLOT C
OUTLOT C
STORMWATER &
DRAINAGE
EASEMENT
TO BE GRANTED
STORMWATER &
DRAINAGE
EASEMENT
TO BE GRANTED
STORMWATER &
DRAINAGE
EASEMENT
TO BE GRANTED
OUTLOT D
179'1198'211'
126'A=60'
A=68'67'32'295'343'
A=26'
20'
20'185'109'312'1
9
1
'213'107'306'2
1
6
'
45'
30'34'OUTLOT F
34'
OWNER: STEINER & 126 LLC
ZONNED: F
OWNER:LENNYS GAS N WASH PLNFLD LLCZONNED: CZON
N
E
D:
F
OWNER:RED FOX FARMS INCZON
N
E
D:
F
OWNER:FIRST MIDWEST BANKTR 6573ZONNED: F
OWNER:
PLAINFIELD VENTURES LLC
LIMITS OF EXISTING WETLAND
PER V3 DELINEATION
ZON
N
E
D:
R-
1
REVISIONS
DATENO.DESCRIPTION7325 Janes Avenue, Suite 100Engineers
Scientists
Surveyors v3co.com
630.724.0384 fax
630.724.9200 voice
Woodridge, IL 60517
PREPARED FOR:
of1" =SCALE:
PROJECT MANAGER:DRAFTING COMPLETED:
CHECKED BY:FIELD WORK COMPLETED:
DRAWN BY:SHEET NO.
Project No:
Group No:
K. Hovnanian Homes
1804 N. Naper Boulevard, Suite 200
Naperville, IL 60563
630.210.8888
CDB
11100'
WILLOW TREE FARM
PRELIMINARY PLAT OF SUBDIVISION
SPK
CDB
WILLOW TREE FARM
PRELIMINARY PLAT OF SUBDIVISION
OF
18250
N/A
12-10-18
VP04.1
VICINITY MAP
NOT TO SCALE
GRAPHIC SCALE
PART OF THIS PROPERTY IS IN SPECIAL FLOOD HAZARD
AREA WITH NO BASE FLOOD ELEVATIONS DETERMINED
(ZONE A) AND PART IS IN AREA DETERMINED TO BE OUTSIDE
500 - YEAR FLOODPLAIN (ZONE X) AS DEFINED BY THE
FEDERAL EMERGENCY MANAGEMENT AGENCY'S FLOOD
INSURANCE RATE MAP OF WILL COUNTY, ILLINOIS AND
INCORPORATED AREAS (COMMUNITY PANEL NO. 17197C0126
E) MAP EFFECTIVE DATE OF SEPTEMBER 6, 1995.
FLOOD HAZARD NOTE
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE STATE PLANE
COORDINATE SYSTEM (SPCS) NAD 83 (2011) ZONE 1201
(ILLINOIS EAST) WITH PROJECT ORIGIN AT:
LATITUDE: 41-36-28.62310 N
LONGITUDE: 88-14-26.06253 W
ELLIPSOID HEIGHT: 516.750
GROUND SCALE FACTOR 1.0000489239
ALL MEASUREMENTS ARE ON THE GROUND.
THE WEST HALF OF THE NORTHWEST FRACTIONAL QUARTER OF SECTION 17, TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE
THIRD PRINCIPAL MERIDIAN, EXCEPTING THEREFROM THE WEST 630 FEET OF THE NORTH 692 FEET, IN WILL COUNTY, ILLINOIS.
ALSO EXCEPTING THEREFROM: THAT PART OF THE NORTHWEST FRACTIONAL QUARTER OF SECTION 17, LYING NORTH OF THE
INDIAN BOUNDARY LINE, IN TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST FRACTIONAL QUARTER; THENCE ON AN ASSUMED BEARING OF
NORTH 01 DEGREE 39 MINUTES 31 SECONDS WEST, ON THE WEST LINE OF SAID NORTHWEST FRACTIONAL QUARTER, 1943.80
FEET TO THE SOUTH LINE OF THE NORTH 692.00 FEET OF SAID NORTHWEST FRACTIONAL QUARTER; THENCE NORTH 88
DEGREES 15 MINUTES 57 SECONDS EAST, ON SAID SOUTH LINE, 64.42 FEET; THENCE SOUTH 01 DEGREE 51 MINUTES 55
SECONDS EAST, 1621.32 FEET; THENCE SOUTHEAST ON A 690.00 FOOT RADIUS CURVE CONCAVE TO THE NORTHEAST, 335.76
FEET, THE CHORD OF SAID CURVE BEARS SOUTH 15 DEGREES 48 MINUTES 20 SECONDS EAST, 332.45 FEET TO THE SOUTH LINE
OF SAID NORTHWEST FRACTIONAL QUARTER; THENCE SOUTH 88 DEGREES 15 MINUTES 57 SECONDS WEST, ON SAID SOUTH
LINE, 151.52 FEET TO THE POINT OF BEGINNING, IN WILL COUNTY, ILLINOIS.
FURTHER EXCEPTING THEREFROM: THE EAST 170.00 FEET OF THE NORTH 310.00 FEET OF THE WEST HALF OF THE NORTHWEST
QUARTER OF SECTION 17, TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN WILL COUNTY, ILLINOIS.
SITE
PROJECT TEAM
ENGINEER / SURVEYOR
OWNER/DEVELOPER
V3 Companies, Ltd.
7325 Janes Avenue
Woodridge, Illinois 60517
630 724 9200
Project Manager: Bryan Rieger
brieger@v3co.com
K. HOVNANAIAN HOMES
1804 N. Naper BLVD
Naperville, Illinois 60563
630 210 8888
Contact: James Truesdell
SURVEYOR'S NOTES:
1.DIMENSIONS ALONG CURVED LINES ARE ARC LENGTHS.
2.SUBDIVIDED LOTS AND EXTERIOR BOUNDARY CORNERS
SHALL BE MONUMENTED WITH 3/4'' IRON PIPES, UNLESS
SHOWN OTHERWISE, IN CONFORMANCE WITH STATE
STATUTES AND LOCAL SUBDIVISION CONTROL ORDINANCES
WITHIN 18 MONTHS OF RECORDATION OF THE PLAT.
ASPHALT PAVING OR WATER (LABELED)
EXISTING CONTOUR LINE
EXISTING FENCELINE (CHAIN LINK)
EXISTING FENCELINE (WOOD)
EXISTING FENCELINE (WIRE)
UNDERGROUND CABLE TV
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
CURB
700
EXISTING BUILDING
MARSH AREA
WETLANDS
DEPRESSED CURB
UNPAVED ROAD
CONCRETE
W
OH
G
E
T
CATV
WATER MAIN
EDGE OF WATER
OVERHEAD WIRES
SANITARY SEWER
STORM SEWER
RAILROAD TRACKS
GAS MAIN
GUARDRAIL
EXISTING SPOT ELEVATION
CMP CORRUGATED METAL PIPE
RCP REINFORCED CONCRETE PIPE
FES FLARED END SECTION
EXISTING EDGE OF PAVEMENT ELEVATION
EXISTING TOP OF CURB ELEVATION
CONC. CONCRETE
DUCTILE IRON PIPE
STORM DRAIN
SANITARY SEWERSAN
DIP
SD
INV INVERT
BW BOTTOM OF WALL
BIT. BITUMINOUS
MH MANHOLE
CW CONCRETE WALK
TW TOP OF WALL
TP TOP OF PIPE
BW BACK OF WALK
782.62
782.62
782.12
VCP VITRIFIED CLAY PIPE
EP EDGE OF PAVEMENT
TC TOP OF CURB
GUT GUTTER
F.L. FLOW LINE
DEP DEPRESSED CURB
FRM. FRAME
BRK. BRICK
A.P. ACCESSIBLE PARKING
T.F. TOP OF FOUNDATION
F.F. FINISHED FLOOR
ABBREVIATIONS
LEGEND
CB CHORD BEARING
N NORTH
S SOUTH
E EAST
W WEST
R RADIUS
A ARC LENGTH
P.U.E. PUBLIC UTILITY EASEMENT
U.E. UTILITY EASEMENT
D.E. DRAINAGE EASEMENT
PT POINT OF TANGENCY
PC POINT OF CURVATURE
PRC POINT OF REVERSE CURVATURE
PCC POINT OF COMPOUND CURVATURE
INFORMATION TAKEN FROM DEED
EXCEPTION TO BLANKET EASEMENT
M.U.E. MUNICIPAL UTILITY EASEMENT
I.E. INGRESS & EGRESS EASEMENT
<DEED>
[CALC]CALCULATED DATUM
MEASURED DATUM
(REC)RECORD DATUM
MEAS.
ETBE
GUY POLE
UTILITY POLE
TRAFFIC LIGHT
FIBER OPTIC CABLE LINE
WATER METER
PUBLIC PAY TELEPHONE
PARKING METER
GAS METER
HEADWALL
TELEPHONE PEDESTAL
MAILBOX
T
CABLE TV PEDESTAL
TRAFFIC LIGHT POLE
LIGHT STANDARD
ELECTRIC MANHOLE
TELEPHONE MANHOLE
ELECTRIC METER
TRAFFIC CONTROL VAULT
TRANSFORMER PAD
PAINTED TELEPHONE LINE
PAINTED ELECTRIC LINE
TRAFFIC CONTROL BOX
ELECTRIC PEDESTAL
ELECTRIC VAULT
ELECTRICAL JUNCTION BOX
ELECTRIC SERVICE OUTLET BOX
HANDHOLE
POWER POLE
ANCHOR
BASKETBALL HOOP
W
W/ TRUNK SIZE
W/ TRUNK SIZE
DECIDUOUS TREE
PIPELINE MARKER
PAINTED GAS LINE
GAS VALVE VAULT
NON-DECIDUOUS TREE
GAS VALVE
GAS METER
12"
11"
G
E
E
WATER VALVE
WATER VALVE VAULT
PAINTED WATER LINE
SPRINKLER HEAD
WETLAND MARKER
MONITORING WELL
POST INDICATOR VALVE
WELL HEAD
HOSE BIB
M
P
POST
B-BOX
SIGN
HYDRANT
EO
B
TP
T
T
EV
JB
T
C
STORM INLET
SANITARY MANHOLE
STORM MANHOLE
CURB INLET
FLARED END SECTION
FLAGPOLE
CLEANOUT
QUARTER SECTION CORNER710 11
3 2 SECTION CORNER
AC
TP
AIR CONDITIONER PAD/UNIT
ELECTRIC TRANSFORMER PAD
PT
F
E
G
G
BUSH
SOIL BORING HOLE
W/ NUMBER
xxxx
UNDERGROUND CABLE TV(ATLAS INFO.)
UNDERGROUND FIBER OPTIC CABLE(ATLAS)
UNDERGROUND ELECTRIC(ATLAS INFO.)
UNDERGROUND TELEPHONE(ATLAS INFO.)
GAS MAIN(ATLAS INFO.)
WATER MAIN (ATLAS INFO.)
SANITARY SEWER(ATLAS INFO.)
STORM SEWER(ATLAS INFO.)
(CATV)
(FO)
(E)
(T)
(G)
(W)
(SAN)
(STM)
FOUND IRON ROD
FOUND PK NAIL
SET TRAVERSE POINT
FOUND DISK IN CONCRETE
FOUND ROW MARKER
FOUND RAILROAD SPIKE
SET PK NAIL
SET IRON PIPE
FOUND IRON BAR
FOUND BRASS DISC
SET CONCRETE MONUMENT WITH BRASS DISC
FOUND IRON PIPEFIP
SIP
SBM
FIB
SPK
FBD
FIR
FPK
FRS
TP
SET CONCRETE MONUMENT WITH IRON PIPESCM
FOUND CUT CROSSFCC
FOUND MAG NAILFMG
SET MAG NAILSMG
PROPERTY LINE
EXISTING LOT LINE
PROPOSED EASEMENT LINE
EX. & PRO. BUILDING SETBACK LINE
EXISTING EASEMENT LINE
SECTION LINE
PROPOSED LOT LINE
EX. & PRO. CENTERLINE
EXISTING RIGHT-OF-WAY LINE
PROPOSED RIGHT-OF-WAY LINE
P.I.N. 06-03-17-100-025
2,860,098 SQ. FT.
AREA
65.6588 ACRES
00
TYPICAL LOT DETAIL
2.0%2.0%
CONCRETE
SIDEWALK
PROPOSED R.O.W.PROPOSED R.O.W.1.0'
BACK/BACK
60' R.O.W.
28'
5' SIDEWALK
CURB &
GUTTER
5'
1'
16'16'
2.0%
(MAX.)
DESIGN SCHEDULE
1 12/21/2018 REVISED PER CLIENT REVIEW
30
FIP 1
FIP 1
FIP 1 W CAP
FIP 7/8
FIP 1
FIP 1
FIR 5/8
FIR 5/8
FIR 5/8 W CAP
FIR 5/8
FIR IN CONC
FIR 5/8
FIR 5/8
FIR 5/8
FIR 5/8
FIR 5/8
FIR 5/8 BENT
FIR 5/8
FIR 5/8
FIR 5/8
FIR 5/8
SUNSHINE COURT100' WIDE GAS EASEMENT PER DOC. NO. 831039NI GAS EASEMENT IN SOUTH HALF OF IL 126 PER DO
C
.
N
O
,
R
7
2
-
2
9
0
7
5
20' STORM SEWER & DRAINAGE EASEMENT PER DOC.NO. R2001093838APPARENT 33' PRESCRIPTIVE EASEMENT AS MONUMENTED
SIP W CAP
SIP 1 W CAP
FMG
FMG
FMG
FIP 1 W CAP
SIP 1 W CAP
FIR 5/8
FIP 1 W CAP
SIP 1 W CAP
SIP 1 W CAP
SCC
SCC
SCC
SCC
FIR 5/8 FIR 5/8
SCCSCC
FIP 1
A=335.71'R=690.00'CB=N15°48'51"WS88° 16' 22"W 1173.97'S01° 44' 32"E 2325.89'N88° 15' 37"E 170.00'S01° 44' 32"E 310.00'N88° 15' 37"E 522.10'N01° 40' 08"W 692.00'N88° 15' 37"E 565.58'N01° 52' 32"W 1621.21'" NO B
UI
L
DI
N
G
S
E
XI
S
T
O
N
P
R
O
P
E
R
T
Y"
LOCKPORT STREET
DRAUDEN ROAD0.14' W &
ON LINE
0.49' W &
ON LINE
0.47' W &
ON LINE
0.07' E
0.09' E
0.11' E
ON LINE
0.08' W
0.11' W
0.08' N
ON LINE33'0.65' NLY &
0.16' SW'LY
AT CORNER
0.26' N &
ON LINE
AT CORNER
ON LINE
0.24' W
ON LINE
LIMIT OF ZONE A AS GRAPHICALY SCALED FROM FEMA MAP
NO. 17197C0126 E, DATED SEP. 6, 1995
ROWLEY ROAD
UNS
U
B
DI
VI
D
E
D
UNSU
B
DI
VI
D
E
D
(IL RTE. 126)
LOT 1
D. JACKSON SUB.
DOC. R69-009060
UNS
U
B
DI
VI
D
E
D
UNS
U
B
DI
VI
D
E
DWHISPERING CREEK SUBDIVISIONUNIT 2DOC. R77-017416220
221
222
223
224
225
226
227
228
229
230
23166'232
(170')
(315')
(315')(250.58')(692')(692')UNS
U
B
DI
VI
D
E
D
N. LINE OF SEC. 17-36-9
E. LINE OF W. 1/2 OF THE NW 1/4 OF SEC. 17-36-9W. LINE OF SEC. 17-36-9630.00'692.00'EXCE
P
TI
O
N
64.42'
P.O.B.
EXCEPTION N01° 40' 08"W 1943.60'(1621.32')(A=335.76')(CB=S15° 48' 20"E)(N01° 39' 31"W)(1943.80')(N88° 15' 57"E)(S01° 51' 55"E)(CH=332.45')S. LINE OF THE NW 1/4 OF SEC. 17-36-9
(S88° 15' 57"W)
(151.52')
151.50'EXCEPTIONEXC
E
P
TI
O
N
310.00'W. LINE OF THE E. 170.0 FEET OFW. 1/2 OF THE NW 1/4 OF SEC. 17-36-9FIP 3/4
FIP 1
ELEC. BOX
0.50' W
FENCE
5.42' W
FENCE
5.55' W
SHED X
2.12' W
SHED X
2.83' W
FENCE X
5.36' E
FENCE X
3.65' E
FENCE X
0.14' W
FENCE X
0.87' E
FENCE X
0.69' E
FENCE X
0.20' E
SHED
WALK END
1.91' W
B/ CURB X
0.74' W
B/ CURB X
1.79' E
WALK END
ON LINE
FENCE X
ON LINE
FENCE X
0.27' E
FENCE X
ON LINE
SHED X
3.61' E
FENCE
3.83' E
EXISTING
BUILDING
STEEL GUARD RAIL
2' x 5' CULVERT
CONC. HEADWALL
15" CMP
BIT. PATH
1.25' W
BIT. PATH
2.56' W
BIT. PATH
0.33' W
BIT. PATH
2.96' SW'LY
CONC. CULVERT
EDGE OF FIE
L
D
EDGE OF FIE
L
D EDGE OF FIELDEDGE OF FIELD
EDGE OF FIELD EDGE OF FIELDOLD WIRE FENCECHAIN
LINK FENCE
WOOD
FENCE
WROUGHT
IRON
FENCE
WOOD
FENCE
WOOD
FENCE
WIRE
FENCEEDGE OF FIELDNE COR.
OF W 1/2 OF NW 1/4
OF SEC. 17-36-9
20' STORM SEWER & DRAINAGE
EASEMENT PER DOC.
NO. R2001093838
20'
20'
10'
10'
100.00'
AT CORNER
EDGE OF FIELD
CREEK
CREEK
BIT. PAVEMENTBIT. PAVEMENTBIT. PATHBIT. PATHBIT. PATHBIT. PAVEMENT
GRAVEL
GRAVEL
GRAVEL
GRAVELGRAVEL SHOULDERGRAVEL SHOULDER12" CPP
IE=609.48
12" PVC
IE=609.82
12" CLAY
FILLED W/ DEBRIS
12" CPP
FILLED W/ DEBRIS
SOUTH R.O.W. LINE PER DOC. 484644 AND AS OCCUPIED AND MONUMEN
T
E
D
ON LINE31.28'31.28'15' P.U.E.15' P.U.E.15' P.U.E.GRAVEL
REVISIONS
DATENO.DESCRIPTION NO.DATE DESCRIPTIONPREPARED FOR:
of1" =SCALE:
PROJECT MANAGER:DRAFTING COMPLETED:
CHECKED BY:FIELD WORK COMPLETED:
DRAWN BY:SHEET NO.
Project No:
Group No:
7325 Janes Avenue, Suite 100Engineers
Scientists
Surveyors
v3co.com
630.724.0384 fax
630.724.9200 voice
Woodridge, IL 60517
Naperville, IL 60563
1804 N. Naper Boulevard, Suite 200
630.210.8888
K. Hovnanian Homes
CDB
1180'
WILLOW TREE FARM, PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY
SPK
CDB
WILLOW TREE FARM
PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY
OF
18250
VP01.1
VICINITY MAP
NOT TO SCALE
2,860,098 SQ. FT.
AREA
65.6588 ACRES
1.COMPARE THIS PLAT, LEGAL DESCRIPTION AND ALL SURVEY POINTS AND
MONUMENTS BEFORE ANY CONSTRUCTION, AND IMMEDIATELY REPORT ANY
DISCREPANCIES TO SURVEYOR.
2.DO NOT SCALE DIMENSIONS FROM THIS PLAT.
3.THE LOCATION OF THE PROPERTY LINES SHOWN ON THE FACE OF THIS PLAT ARE
BASED UPON THE DESCRIPTION AND INFORMATION FURNISHED BY THE CLIENT,
TOGETHER WITH THE TITLE COMMITMENT. THE PARCEL WHICH IS DEFINED MAY
NOT REFLECT ACTUAL OWNERSHIP, BUT REFLECTS WHAT WAS SURVEYED. FOR
OWNERSHIP, CONSULT YOUR TITLE COMPANY.
4.MANHOLES, INLETS AND OTHER UTILITY RIMS OR GRATES SHOWN HEREON ARE
FROM FIELD LOCATION OF SUCH, AND ONLY REPRESENT SUCH UTILITY
IMPROVEMENTS WHICH ARE VISIBLE FROM ABOVE GROUND AT TIME OF SURVEY,
THROUGH A NORMAL SEARCH AND WALK THROUGH OF THE SITE. UNDERGROUND
UTILITY LINES SHOWN HEREON, IF ANY, ARE BASED ON FIELD LOCATED
STRUCTURES IN COORDINATION WITH ATLAS INFORMATION PROVIDED BY UTILITY
COMPANIES THROUGH J.U.L.I.E.'S DESIGN STAGE PROCESS. SEE "UTILITY ATLAS
NOTES" HEREON FOR SPECIFICS.
5.THIS SURVEY MAY NOT REFLECT ALL UTILITIES OR IMPROVEMENTS IF SUCH ITEMS
ARE HIDDEN BY LANDSCAPING OR ARE COVERED BY SUCH ITEMS AS DUMPSTERS,
TRAILERS, CARS, DIRT, PAVING OR SNOW. AT THE TIME OF THIS SURVEY, SNOW DID
NOT COVER THE SITE. LAWN SPRINKLER SYSTEMS, IF ANY, ARE NOT SHOWN ON
THIS SURVEY.
6.OTHER THAN VISIBLE OBSERVATIONS NOTED HEREON, THIS SURVEY MAKES NO
STATEMENT REGARDING THE ACTUAL PRESENCE OR ABSENCE OF ANY SERVICE.
7.CALL J.U.L.I.E. AT 1-800-892-0123 FOR FIELD LOCATION OF UNDERGROUND UTILITIES
PRIOR TO ANY DIGGING OR CONSTRUCTION.
8.PUBLIC AND/OR PRIVATE RECORDS HAVE NOT BEEN SEARCHED TO PROVIDE
ADDITIONAL INFORMATION. OVERHEAD WIRES AND POLES (IF ANY EXIST) ARE
SHOWN HEREON, HOWEVER THEIR FUNCTION AND DIMENSIONS HAVE NOT BEEN
SHOWN.
9.WETLANDS LOCATION MARKERS SHOWN HEREON PER DELINEATION BY V3
COMPANIES WETLAND/ECOLOGY GROUP.
10.A CURRENT FIRST AMERICAN TITLE COMPANY'S TITLE COMMITMENT FILE NUMBER
2871250 WITH REVISION DATE OF JUNE 25, 2018 WAS PROVIDED FOR SURVEYOR'S
USE AT THE TIME OF PREPARATION OF THIS SURVEY. SEE "NOTES FROM SCHEDULE
B" HEREON FOR SPECIFICS.
GENERAL NOTES
ASPHALT PAVING OR WATER (LABELED)
EXISTING CONTOUR LINE
EXISTING FENCELINE (CHAIN LINK)
EXISTING FENCELINE (WOOD)
EXISTING FENCELINE (WIRE)
UNDERGROUND CABLE TV
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
CURB
700
EXISTING BUILDING
MARSH AREA
WETLANDS
DEPRESSED CURB
UNPAVED ROAD
CONCRETE
W
OH
G
E
T
CATV
WATER MAIN
EDGE OF WATER
OVERHEAD WIRES
SANITARY SEWER
STORM SEWER
RAILROAD TRACKS
GAS MAIN
GUARDRAIL
EXISTING SPOT ELEVATION
CMP CORRUGATED METAL PIPE
RCP REINFORCED CONCRETE PIPE
FES FLARED END SECTION
EXISTING EDGE OF PAVEMENT ELEVATION
EXISTING TOP OF CURB ELEVATION
CONC. CONCRETE
DUCTILE IRON PIPE
STORM DRAIN
SANITARY SEWERSAN
DIP
SD
INV INVERT
BW BOTTOM OF WALL
BIT. BITUMINOUS
MH MANHOLE
CW CONCRETE WALK
TW TOP OF WALL
TP TOP OF PIPE
BW BACK OF WALK
782.6
2
782.62
782.12
VCP VITRIFIED CLAY PIPE
EP EDGE OF PAVEMENT
TC TOP OF CURB
GUT GUTTER
F.L. FLOW LINE
DEP DEPRESSED CURB
FRM. FRAME
BRK. BRICK
A.P. ACCESSIBLE PARKING
T.F. TOP OF FOUNDATION
F.F. FINISHED FLOOR
ABBREVIATIONS
LEGEND
CB CHORD BEARING
N NORTH
S SOUTH
E EAST
W WEST
R RADIUS
A ARC LENGTH
P.U.E. PUBLIC UTILITY EASEMENT
U.E. UTILITY EASEMENT
D.E. DRAINAGE EASEMENT
PT POINT OF TANGENCY
PC POINT OF CURVATURE
PRC POINT OF REVERSE CURVATURE
PCC POINT OF COMPOUND CURVATURE
INFORMATION TAKEN FROM DEED
EXCEPTION TO BLANKET EASEMENT
M.U.E. MUNICIPAL UTILITY EASEMENT
I.E. INGRESS & EGRESS EASEMENT
<DEED>
[CALC]CALCULATED DATUM
MEASURED DATUM
(REC)RECORD DATUM
MEAS.
ETBE
GUY POLE
UTILITY POLE
TRAFFIC LIGHT
FIBER OPTIC CABLE LINE
WATER METER
PUBLIC PAY TELEPHONE
PARKING METER
GAS METER
HEADWALL
TELEPHONE PEDESTAL
MAILBOX
T
CABLE TV PEDESTAL
TRAFFIC LIGHT POLE
LIGHT STANDARD
ELECTRIC MANHOLE
TELEPHONE MANHOLE
ELECTRIC METER
TRAFFIC CONTROL VAULT
TRANSFORMER PAD
PAINTED TELEPHONE LINE
PAINTED ELECTRIC LINE
TRAFFIC CONTROL BOX
ELECTRIC PEDESTAL
ELECTRIC VAULT
ELECTRICAL JUNCTION BOX
ELECTRIC SERVICE OUTLET BOX
HANDHOLE
POWER POLE
ANCHOR
BASKETBALL HOOP
W
W/ TRUNK SIZE
W/ TRUNK SIZE
DECIDUOUS TREE
PIPELINE MARKER
PAINTED GAS LINE
GAS VALVE VAULT
NON-DECIDUOUS TREE
GAS VALVE
GAS METER
12"
11"
G
E
E
WATER VALVE
WATER VALVE VAULT
PAINTED WATER LINE
SPRINKLER HEAD
WETLAND MARKER
MONITORING WELL
POST INDICATOR VALVE
WELL HEAD
HOSE BIB
M
P
POST
B-BOX
SIGN
HYDRANT
EO
B
TP
T
T
EV
JB
T
C
STORM INLET
SANITARY MANHOLE
STORM MANHOLE
CURB INLET
FLARED END SECTION
FLAGPOLE
CLEANOUT
QUARTER SECTION CORNER710 11
3 2 SECTION CORNER
AC
TP
AIR CONDITIONER PAD/UNIT
ELECTRIC TRANSFORMER PAD
PT
F
E
G
G
BUSH
SOIL BORING HOLE
W/ NUMBER
xxxx
UNDERGROUND CABLE TV(ATLAS INFO.)
UNDERGROUND FIBER OPTIC CABLE(ATLAS)
UNDERGROUND ELECTRIC(ATLAS INFO.)
UNDERGROUND TELEPHONE(ATLAS INFO.)
GAS MAIN(ATLAS INFO.)
WATER MAIN (ATLAS INFO.)
SANITARY SEWER(ATLAS INFO.)
STORM SEWER(ATLAS INFO.)
(CATV)
(FO)
(E)
(T)
(G)
(W)
(SAN)
(STM)
FOUND IRON ROD
FOUND PK NAIL
SET TRAVERSE POINT
FOUND DISK IN CONCRETE
FOUND ROW MARKER
FOUND RAILROAD SPIKE
SET PK NAIL
SET IRON PIPE
FOUND IRON BAR
FOUND BRASS DISC
SET CONCRETE MONUMENT WITH BRASS DISC
FOUND IRON PIPEFIP
SIP
SBM
FIB
SPK
FBD
FIR
FPK
FRS
TP
SET CONCRETE MONUMENT WITH IRON PIPESCM
FOUND CUT CROSSFCC
FOUND MAG NAILFMG
SET MAG NAILSMG
PROPERTY LINE
EXISTING LOT LINE
PROPOSED EASEMENT LINE
EX. & PRO. BUILDING SETBACK LINE
EXISTING EASEMENT LINE
SECTION LINE
PROPOSED LOT LINE
EX. & PRO. CENTERLINE
EXISTING RIGHT-OF-WAY LINE
PROPOSED RIGHT-OF-WAY LINE
SURVEYOR'S CERTIFICATE
STATE OF ILLINOIS )
)SS
COUNTY OF DUPAGE )
TO: THE WILLOW TREE FARM, L.L.C.
FIRST AMERICAN TITLE INSURANCE COMPANY
THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS
BASED WERE MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD
DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY
ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 2-4, 7(A)
AND 11 OF TABLE A THEREOF.
THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM
STANDARDS FOR BOUNDARY SURVEYS.
THE FIELD WORK WAS COMPLETED ON JULY 27, 2018.
DATED THIS 27TH DAY OF JULY, A.D., 2018.
___________________________________________
CHRISTOPHER D. BARTOSZ
ILLINOIS PROFESSIONAL LAND SURVEYOR NO. 35-3189
MY LICENSE EXPIRES ON NOVEMBER 30, 2018.
V3 COMPANIES, LTD. PROFESSIONAL DESIGN FIRM NO. 184000902
THIS DESIGN FIRM NUMBER EXPIRES APRIL 30, 2019.
CDBARTOSZ@V3CO.COM
UTILITY ATLAS NOTES:
CONTACTS RESPONSE
A. T. & T. DISTRIBUTION
COM-ED
VILLAGE OF PLAINFIELD
COMCAST
NICOR GAS
NATURAL GAS PIPELINE CO.
NO RESPONSE
RESPONDED WITH ATLAS
J.U.L.I.E. DESIGN STAGE REQUEST
DIG NUMBER X1862163 RECEIVED JULY 5, 2018.
CONTACTS PROVIDED BY J.U.L.I.E. & LISTED BELOW WERE
CONTACTED BY V3 VIA FAX, REQUESTING UTILITY ATLAS
INFORMATION ON 07/05/18.
METRO FIBERNET, LLC
NOTES FROM SCHEDULE B
EXCEPTIONS
PLOTTED
HEREON
21.
22.
23.
24.
25.
EASEMENT, DOC. 831039
EASEMENT, DOC. R72-29075
EASEMENT, DOC. R2001093838
ALL OTHER SCHEDULE B ITEMS ARE NON-PLOTTABLE
CLARIFICATION STATEMENTS TAKEN FROM ALTA STANDARDS
a.blanket easement;
YESDEDICATION OF R.O.W. , DOC. 484644
(a)EASEMENT, DOC. 688068
GRAPHIC SCALE
PART OF THIS PROPERTY IS IN SPECIAL FLOOD HAZARD AREA WITH
NO BASE FLOOD ELEVATIONS DETERMINED (ZONE A) AND PART IS IN
AREA DETERMINED TO BE OUTSIDE 500 - YEAR FLOODPLAIN (ZONE
X) AS DEFINED BY THE FEDERAL EMERGENCY MANAGEMENT
AGENCY'S FLOOD INSURANCE RATE MAP OF WILL COUNTY, ILLINOIS
AND INCORPORATED AREAS (COMMUNITY PANEL NO. 17197C0126 E)
MAP EFFECTIVE DATE OF SEPTEMBER 6, 1995.
FLOOD HAZARD NOTE
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE STATE PLANE
COORDINATE SYSTEM (SPCS) NAD 83 (2011) ZONE 1201
(ILLINOIS EAST) WITH PROJECT ORIGIN AT:
LATITUDE: 41-36-28.62310 N
LONGITUDE: 88-14-26.06253 W
ELLIPSOID HEIGHT: 516.750
GROUND SCALE FACTOR 1.0000489239
ALL MEASUREMENTS ARE ON THE GROUND.
THE WEST HALF OF THE NORTHWEST FRACTIONAL QUARTER OF SECTION 17, TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE
THIRD PRINCIPAL MERIDIAN, EXCEPTING THEREFROM THE WEST 630 FEET OF THE NORTH 692 FEET, IN WILL COUNTY, ILLINOIS.
ALSO EXCEPTING THEREFROM: THAT PART OF THE NORTHWEST FRACTIONAL QUARTER OF SECTION 17, LYING NORTH OF THE
INDIAN BOUNDARY LINE, IN TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST FRACTIONAL QUARTER; THENCE ON AN ASSUMED BEARING OF
NORTH 01 DEGREE 39 MINUTES 31 SECONDS WEST, ON THE WEST LINE OF SAID NORTHWEST FRACTIONAL QUARTER, 1943.80
FEET TO THE SOUTH LINE OF THE NORTH 692.00 FEET OF SAID NORTHWEST FRACTIONAL QUARTER; THENCE NORTH 88
DEGREES 15 MINUTES 57 SECONDS EAST, ON SAID SOUTH LINE, 64.42 FEET; THENCE SOUTH 01 DEGREE 51 MINUTES 55
SECONDS EAST, 1621.32 FEET; THENCE SOUTHEAST ON A 690.00 FOOT RADIUS CURVE CONCAVE TO THE NORTHEAST, 335.76
FEET, THE CHORD OF SAID CURVE BEARS SOUTH 15 DEGREES 48 MINUTES 20 SECONDS EAST, 332.45 FEET TO THE SOUTH LINE
OF SAID NORTHWEST FRACTIONAL QUARTER; THENCE SOUTH 88 DEGREES 15 MINUTES 57 SECONDS WEST, ON SAID SOUTH
LINE, 151.52 FEET TO THE POINT OF BEGINNING, IN WILL COUNTY, ILLINOIS.
FURTHER EXCEPTING THEREFROM: THE EAST 170.00 FEET OF THE NORTH 310.00 FEET OF THE WEST HALF OF THE NORTHWEST
QUARTER OF SECTION 17, TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN WILL COUNTY, ILLINOIS.
SITE
RESPONDED WITH ATLAS
NO RESPONSE
NO RESPONSE
NO RESPONSE
NO RESPONSE
YES
YES
YES
WOODR
I
DGE , I L L INOIS#3189
PROFESSIONAL
LAND
SURVEYOR
STATE
OF
ILLINOIS
31
FIR 5/8
FIR 5/8
FIR 5/8 W CAP
FIR 5/8
FIR IN CONC
FIR 5/8
FIR 5/8
FIR 5/8
FIR 5/8
SUNSHINE COURT
619.3
619.1
618.9
618.8
618.9
619.0
619.0
619.2
619.2
619.3
619.4
619.6
619.4
619.2
619.2
618.9
618.7
618.6
618.6
618.8
618.8
618.9
618.9
619.0
619.0
619.2
619.5
619.8
620.1
620.1
620.4
620.3
620.4
620.4
620.4
620.4
620.4
620.4
620.5 620.6
620.8
621.0
620.9
620.7
620.5
620.2
619.9
619.7
619.5
619.3
619.1
618.8
618.6
618.5
618.6
618.7
618.6
618.5
618.5
618.4
618.5
618.6
619.0
619.1
619.4
619.4
619.3
619.2
618.8
618.8
618.8
618.7
618.7
618.6
618.7
618.7
618.8
618.4
618.4
618.4
618.5
618.8
619.0
619.1
619.1
619.1
619.2
619.3
619.5
619.5
619.3
619.0
618.7
618.5
618.4
618.4
618.3
618.5
618.4
618.2
618.3
618.4
618.5
618.7
618.8
619.2
619.5
619.9
620.4
620.8
620.9
621.1
620.8
620.7
620.8
620.7
620.5
620.4
620.5
620.2
620.0
619.3
619.1
618.6
618.6
619.1
619.4
619.7
619.7
619.4
619.2
619.0
619.1
618.9
618.7
619.1 618.6
618.6
618.5
618.5
618.4
618.4
618.3
618.4
618.3
618.4
618.3
618.4
618.5
618.7
619.0
619.1
619.4
619.5
619.7
619.8
619.6
619.3
619.2
619.2
619.3
619.3
619.5
619.4
619.1
618.8
618.5
618.3
618.0
617.8
617.8
617.9
617.8
618.0
618.1
618.1
618.1
618.1
617.9
618.0
618.3
618.4
618.6
618.9
619.0
618.9
618.9
618.6
618.6
618.7
618.7
618.8
618.6
618.5
618.2
617.8
618.0
618.4
618.8
618.9
618.8
618.6
618.4
618.2
618.2
618.1
618.2
618.4
618.4
618.3
618.1
617.7
617.6
617.8
618.0
618.1
618.3
618.5
618.4
618.2
618.1
618.0
618.0
617.9
618.1
618.3
618.6
618.9
619.1
618.9
618.7
618.6
618.6
618.5
618.6
618.8
619.1
619.5
619.3
619.2
619.0
618.9
618.6
618.3
618.3
618.3
618.2
618.2
618.1
618.1
618.1
618.1
618.0
618.0
618.3
618.3
618.9
618.4
618.2
618.2
618.0
617.9
618.0
617.8
617.8
617.8
617.8
617.8
618.2
618.6
618.9
618.8
618.7
618.5
618.4
618.1
618.0
617.9
617.9
617.9
618.0
618.2
618.6
618.6
618.4
618.2
618.2
617.8
617.6
617.8
618.0
618.5
618.6
618.8
618.5
618.3
617.9
617.5
617.0
617.0
617.0
617.1
617.3
617.3
617.2
617.2
617.2
617.2
617.5
617.8
618.1
618.2
618.3
618.2
617.8
617.0
617.3
617.5
617.5
617.3
617.0
616.8
616.7
616.6
616.4
616.4
616.6
616.5
616.5
616.4
616.6
616.9
617.2
617.6
617.9
618.2
618.5
618.4
618.3
618.2
617.9
617.7
617.5
617.8
618.2
618.5
618.5
618.3
618.0
617.8
617.6
617.7
617.6
617.7
617.8
617.9
618.0
618.1
618.2
618.2
618.0
617.8
617.7
617.4
617.6
617.7
617.7
617.8
617.8
618.1
618.4
618.7
619.3
619.7
620.3
620.6
619.3
619.1
618.9
618.6
618.4
618.2
618.1
617.9
617.8
617.8
617.5
617.7
617.9
618.2
618.3
618.4
618.4
618.1
618.2
618.0
618.0
617.9
617.8
617.8
617.8
617.9
617.8
617.8
617.6
617.4
617.2
617.2
617.4
617.6
617.8
617.8
617.6
617.4
617.1
617.0
616.9
616.6
616.3
616.2
616.1
616.0
616.0
616.1
616.1
615.9
616.0
615.8
616.1
616.2
616.3
616.7
616.7
616.4
616.2
615.9
615.9
616.2
616.0
616.0
616.3
616.6
616.9
617.0
617.2
617.1
617.0
616.9
616.9
617.0
616.9
616.5
616.4
616.4
616.4
616.7
616.9
617.0
617.2
617.1
616.7
617.3
617.4
617.9
618.0
618.2
618.3
618.6
618.6
618.8
618.9
618.9
619.0
618.9
619.0
619.0
618.9
618.9
619.0
618.6
618.4
617.7
617.5
617.8
617.6
617.5
617.6
617.4
617.5
617.7
617.8
618.1
618.4
619.1
619.7
618.8
618.8
617.6
617.1
617.0
616.8
616.7
616.8
616.8
616.8
616.7
616.9
617.1
617.1
617.0
617.1
617.1
617.1
617.3
618.3
618.3
618.3
618.1
618.3
618.3
618.4
618.2
618.2
618.4
618.4
618.3
618.2
618.1
617.9
617.7
617.4
617.0
616.7
616.2
616.2
616.3
616.1
616.1
616.1
616.2
616.5
616.6
616.9
617.1
617.3
617.2
617.3
617.3
617.3
617.2
616.9
616.6
616.3
616.0
615.7
615.3
615.3
615.2
615.3
615.5
615.7
615.7
616.0
616.4
616.8
616.9
617.2
617.5
617.6
617.4
617.3
616.9
616.9
616.7
616.4
616.2
615.8
615.6
615.6
615.6
615.5
615.7
615.7
615.9
616.2
616.4
616.7
616.9
617.1
617.3
617.5
617.6
617.7
617.6
617.5
616.9
616.7
616.7
616.8
616.6
616.4
615.9
615.3
615.0
614.7
614.8
614.8
614.9
615.0
614.7
614.8
614.8
615.0
615.1
615.3
615.6
615.9
616.2
616.5
616.7
616.7
616.2
616.4
616.8
616.8
616.8
616.9
617.0
616.9
616.9
616.7
616.5
616.1
615.7
615.2
615.2
615.0
614.8 613.7
613.6
613.9
614.0
614.5
615.2
615.9
616.3
616.6
616.6
616.5
616.5
616.6
616.6
616.3
616.1
615.6
614.6
614.7
615.0
615.4
615.9
615.9
615.8
615.5
615.5
615.6
615.5
615.1
614.4
613.6
613.8
614.0
614.3
614.4
614.4
614.5
614.7
615.0
615.2
615.3
615.2
615.2
615.1
614.8
614.7
614.7
614.7
614.7
615.0
614.9
615.0
614.9
615.1
615.6
616.1
616.4
616.7
616.9
617.1
617.1
617.0
617.2
617.2
617.0
617.0
617.1
617.0
617.0
616.9
616.9
616.9
616.9
616.8
616.8
616.6
616.8
616.7
616.7
616.7
616.7
616.9
616.9
616.9
616.6
617.3
618.4
617.5
616.7
616.9
617.1
616.9
616.7
616.6
616.7
616.6
616.8
617.0
616.7
616.6
616.6
616.5
616.4
616.5
616.5
616.6
616.4
617.0
617.1
616.9
616.7
616.8
616.5
616.3
616.2
615.9
615.3
615.2
615.0
614.8
614.8
614.9
614.8
614.9
614.9
615.0
614.9
614.7
614.5
614.1
614.0
613.9
613.9
614.0
614.1
613.9
614.0
614.1
614.1
614.2
614.1
614.1
613.8
613.9
613.7
613.6
613.5
613.7
613.9
613.7
613.6
613.5
613.5
613.6
614.2
614.6
614.7
614.6
614.7
615.0
615.2
615.7
613.6
613.7
614.0
SIP 1 W CAP
SIP 1 W CAP
621.6
3
620.1
619.6
621.2
621.9
5
622.1
2
622.2
8
622.1
9
621.6
6621.5
619.5
620.4
622.1
9
622.2
8
622.1
8
620.5
619.6
619.6
621.5
621.6
5
621.7
3622.0
9
622.2
3
622.1
4
621.8
0
621.6
0621.4
619.8
620.5 620.5
620.8
621.2
621.4
621.6
0
619.5
7
619.4
621.7
5
622.1
2 622.2
0
622.0
2
621.7
7
621.0
619.6
619.7
620.4
0
620.0
619.0620.0
620.6
620.8621.1
621.9
8
622.1
0
622.0
8
621.2
620.8
620.1
618.9
619.8
620.5
620.7
619.9
620.5
9
620.6
620.2619.5
620.9
621.6
8
621.8
2
622.1
5
622.2
8
622.1
6
621.7
9
621.6
3
621.1
619.1
620.3
619.5
7
621.1
621.1
620.9
620.8
621.3
620.8
620.9620.4
621.3
620.7
620.6
619.0
621.2
621.6
0 621.7
4
622.2
3
622.1
6
622.1
5
621.7
4
621.6
619.8 619.2
621.1 621.5
621.7
3
621.6
0
621.5
0621.2
9
621.8
0
619.7
618.5
619.5
620.3
620.5621.5
621.7
5 621.8
0
621.8
6
622.1
7
621.8
7621.6
1
621.3
618.2
621.2
2
621.5
4
619.6
618.7
617.9
619.8
621.4
621.6
8 621.8
1
621.6
4
621.9
2
622.1
8
621.8
8
621.7
8
621.5
2
620.7
618.1
618.6
619.4
619.2
618.5
617.8616.5
617.6
616.8
617.0616.6
615.2615.3615.9
617.4
615.2
619.3
6
621.7
0
616.1
616.3
615.6
615.9
8
617.0
617.5
8617.6
0
617.6
620.4
619.8
621.7
2
617.7617.6
618.3
616.7
618.2
617.6
617.3
618.6619.3
619.5
618.2
620.6
621.9
2
622.2
6
621.9
8
621.7
8
621.6
9
619.9
4
618.3
619.3
621.1
617.8
617.4
617.1
618.0
618.6
618.2
621.1
620.4
2
621.6
1
620.0
8
622.2
8
619.7
618.6
619.4 621.7
621.9
2
621.9
6 622.0
9
622.3
3
622.1
1
621.9
9621.9
8
621.8
5 620.3
618.3
618.2
620.0
620.2
621.9
2
622.0
2621.9
4
621.4
9
622.0
2
622.1
6
620.3
620.3619.8
618.4621.6
621.9
9
622.2
4
622.2
5
622.5
0
622.1
3
622.0
5
620.7
619.4
619.3
622.0
6
622.1
4 622.0
8
619.6
621.3
621.8
8
622.3
3
622.3
7
622.4
4622.3
7
622.6
7
622.5
1
622.0
622.0
619.7
618.8
619.3
620.7
621.0
621.6
619.8619.6622.1
622.4
622.5
4
622.8
4622.3
9
622.1
622.3 621.7620.5
620.3
9
621.0
621.5
620.1
621.7
622.5
1
622.1
9
621.9
9
622.3
9
620.4
2
621.8
621.6
620.8
621.3
622.3
621.5
621.3
620.4
622.0
622.4
9
622.6
7
622.8
6
622.6
8
622.6
0
622.2
621.0
620.7
621.2 621.6
620.2
620.4
622.2
622.7
5
623.0
0
622.7
8
FIR 5/8
622.0
622.2
622.0
620.9
1
622.5
622.5
622.7 622.6
622.5
622.7
622.7
8
622.5
0
622.5
3
622.7
0
622.4
622.4
622.8
622.8
8
621.5
621.0
0
622.3
622.4
622.3 621.8
FIR 5/8
623.0
7
622.8
7
622.8
3
622.7
621.0
620.0
620.4
621.7
617.0
617.4
617.8
617.5
617.9
617.3
617.7
617.5
617.4
616.8
616.7
616.2
616.2
616.8
617.1
617.4
617.6
617.6
617.1
616.7
616.2
616.1
616.2
616.0
615.8
615.9
616.0
616.3
616.1
616.2
616.3
616.6
616.4
616.4
616.1
615.9
615.5
615.5
615.1
615.0
614.8
614.6
614.7
614.6
614.3
614.2
614.2
614.3
614.5
613.9
613.9
613.8
613.6
613.4
613.3
613.3
613.4
613.3
613.4
613.8
613.3
613.7
614.8
615.2
615.5
615.8
616.1
616.2
616.2
616.3
616.3
616.1
615.8
615.7
615.5
615.5
615.4
615.5
615.1
615.3
615.4
615.7
615.9
616.2
616.5
616.8
617.1
617.3
617.8
618.1
618.3
618.6
618.7
619.0
619.2
619.3
619.6
619.8
620.0
620.2
620.3
620.3
620.3
620.4
620.5
620.6
620.5
620.8
621.1
621.1
621.2621.2
621.3
621.2
621.4
621.5
621.1
621.1
621.1
620.8
620.3
620.3
620.1
620.0
619.9
619.7
619.4
619.1
618.8
618.5
618.2
618.0
617.6
617.5
617.2
616.9
616.6
616.3
616.2
616.0
615.8
615.6
615.5
615.7
615.8
615.9
615.8
615.9
616.2
616.6
616.9
616.7
616.5
616.4
616.4
616.1
615.9
615.7
615.3
614.9
614.6
615.3
615.2
615.4
615.5
615.7
615.9
616.1
616.2
616.3
616.4
616.6
616.4
616.2
616.0
616.0
616.1
615.9
615.6
615.6
615.8
615.8
616.1
616.3
616.4
616.4
616.7
616.8
617.0
617.3
617.5
617.7
618.1
618.5
618.8
619.0
619.6
619.7
619.8
620.0
620.2
620.3
621.0
621.5
621.2
621.3
621.6
621.7
621.7
622.1
622.3
622.7
622.1
622.0
621.9
621.7
621.5
621.0
621.0
620.8
620.6
620.5
620.2
620.0
619.9
619.3
619.1
618.5
618.4
618.0
617.6
617.3
617.0
616.7
616.6
616.4
616.2
616.2
616.0
615.9
615.9
615.8
615.9
616.0
616.1
616.1
616.2
616.3
616.5
616.7
616.8
616.7
616.9
616.8
616.9
616.5
616.3
616.5
616.4
616.5
617.3
617.1
616.8
616.6
616.7
616.5
616.9
616.9
616.7
616.8
617.2
617.3
617.3
617.0
616.7
616.8
616.3
616.1
616.1
616.0
616.1
616.1
616.3
616.7
616.7
617.1
616.9
616.8
617.3
617.5
618.0
618.7
619.0
619.1
619.5
619.5
619.8
620.1
620.3
620.5
620.6
620.9
621.5
621.8
621.8
621.9
622.1
622.3
622.8622.5
622.3
621.8
621.3
621.2
621.1
621.2
621.3
621.4
621.3
621.5
621.4
621.6
621.9
622.2
621.8
621.7
621.5
621.7
621.3
621.1
620.4
620.4
620.0
619.8
619.3
618.8 621.5
621.7
621.5
621.3
621.4
621.0
621.0
620.9
621.0
620.9
620.8
620.6
620.5
620.3
620.1
620.0
619.6
619.5
619.4
619.1
619.2
619.4
619.3
619.2
619.0
618.8
618.7
618.5
618.3
618.3
618.1
617.8
617.6
617.3
616.9
616.8
616.4
616.1
615.8
615.6
615.3
615.0
614.8
614.8
614.5
614.7
614.6
615.3
615.3
615.5
615.6
615.9
616.2
616.3
616.6
617.0
617.2
617.5
617.8
617.9
618.1
618.2
618.3
618.5
618.6
618.8
618.8
618.8
618.4
618.6
619.0
619.1
619.2
619.2
619.3
619.4
619.5
619.8
619.8
619.8
619.8
619.8
619.9
619.8
620.3
620.3
620.5
620.8
621.1621.0
620.0
619.9
619.8
620.0
619.8
619.6
619.7
619.5
619.5
619.5
619.5
619.4
619.2
619.1
619.0
618.9
618.9
618.6
618.3
617.9
618.1
618.4
618.4
618.4
618.3
618.0
617.9
617.8
617.6
617.6
617.3
617.2
616.7
616.6
616.4
616.2
616.0
615.8
615.5
615.5
615.6
615.8
616.2
616.5
616.6
616.7
616.9
617.2
617.5
617.6
617.8
614.8
615.3
615.6
615.8
615.2
615.6
615.1
614.8
614.6
614.5
614.4
614.4
614.2
614.1
614.1
614.4
614.8
615.0
615.1
614.6
614.7
614.6
614.2
614.8
615.3
615.5
615.8
617.6
617.4
617.3
617.3
617.2
617.1
617.7
618.3
618.5
618.5
618.5
618.1
617.8
617.7
617.8
617.8
618.1
618.5
618.7
618.7
618.6
618.5
618.8
618.8
618.7
618.2
619.3
619.1
619.3
619.2
619.1
619.1
619.0
619.2
619.1
618.9
618.7
618.4
618.7
618.6
619.1
619.1
618.9
619.2
619.2
619.4
619.5
619.4
619.5
619.4
619.3
619.4
619.4
619.5
619.4
619.5
SCC
SCC
618.8
618.2
4
618.1
7
617.0 618.2
4
618.2
1
618.0
3
617.8
5
618.1
618.2
1
617.8
0617.9
6
618.1
618.1
8
618.2
4
618.9618.0
618.1
6
618.0
0
617.2
617.8 618.1
616.9
617.8
4
618.2
6
617.9
6
617.8
6
618.3
8
617.8
9617.9
0
618.3
6
617.2
617.2
617.6
8
617.3
616.7
616.5 617.0
617.5
0
616.5
616.7
9
616.6
8
616.9
4
616.0
616.5
0
616.0
616.7
8
616.2 616.7
2
616.2 617.0
7
616.7
617.1
616.9
617.6 617.9
618.1
4
616.7
617.0
617.8
617.1
617.4
618.2
618.2
618.9 618.9 618.3
617.9
619.4
5
619.4
5
619.4
618.8
619.4
619.5
618.9
619.9620.3619.8
620.3 620.5 620.2
620.5
620.8620.6
620.9
621.3 620.9
621.5621.6
621.8
622.3
622.2
5 622.0 621.7
621.9
622.3622.4
622.7 622.0
622.1
623.0
623.0
622.5
622.2
8
622.9
622.4622.4
622.3
7
621.9
622.4
621.2
621.6
621.2
621.4
621.3
622.0
622.5621.4621.7
622.0
621.5 622.6
622.2
621.8
622.2
621.9
621.8
621.8
621.1
621.9
618.1
617.1
617.6
616.8
617.3617.0
616.7
616.4
617.3
617.5
617.6
618.0
614.8
4
618.0
617.7
617.8
617.2
616.6
616.3
616.3
616.5
616.7
616.0
616.4
616.5
615.6
615.4
615.5
615.4
614.8
614.4
614.9
614.7
614.5
614.2
614.2
614.3
613.9
616.7
616.6
616.9
4
617.1
8
617.2
617.6
616.9616.6
616.8
617.4
617.3
8
616.7 618.0
617.9
616.8617.2" NO B
UI
L
DI
N
G
S
E
XI
S
T
O
N
P
R
O
P
E
R
T
Y"
LOCKPORT STREET (IL RTE. 126)
614.5
613.9
614.7
613.9
614.3
613.9
614.4
614.1
613.7
613.7
613.7
613.5
613.5
614.1
613.7
613.9
613.4
613.5
613.4613.5
613.8
613.5
613.3
613.0
613.1
ELEC. BOX
SHED
EXISTING
BUILDING
STEEL GUARD RAIL
2' x 5' CULVERT
2' x 5' CONC. CULVERT
EDGE OF FIELDEDGE OF
F
IELD
WOOD
FENCE
WOOD
FENCE
WIRE
FENCEEDGE OF FIELDBIT. PAVEMENT
GRAVEL
GRAVEL
GRAVEL
12" CLAY
FILLED W/ DEBRIS
12" CPP
FILLED W/ DEBRIS
SHEET 2SHEET 3SHEET 2SHEET 3SHEET 5
SHEET 2
15" FES
IE=619.57
15" FES
IE=619.57
15" CMP
IE=620.40 15" CMP
IE=620.59
IE=617.85
IE=617.60
6" GAS PIPE
620
620
621
622
620
621
619
6
1
5
615620620620
616
616617617617
61761861861
8618618618
618
618618
618
618618
61
9
6196
1
9
619619619
621 62162
2 6226206176176
1
7 618618
6186186
1
8 619621622 62262262
0
620
617617618618619619
621
621
6176176186186
1
9619
62061861962061961
9
619619617617617618
6186
1
8
6
1
9 619619
618618
618
6156156
1
5
615614614
616616616
616617617617618
615618619 6
1
5
61
6620616616 617
617617617 618618618618619620621
622
619
620
621 620
619
620 621 620
619 620
620
619
622
622
620
621
621
621
622
623
62262
2
622
620 621
622
620
621
619
620
620
621
619
6196196166156
1
4
616 616615614619.9
619.5
621.6
617.8
5
619.4
620.3620.7
#5603
WATER VALVE VAULT
RIM=618.36
TP 8" WM E, W=611.61
T/KEY=612.96
#5584
STORM MH
RIM=618.00
IE 6" RCP E=610.35
15" CMP
IE=620.39
15" CMP
IE=620.42
15" CMP
IE=620.91
15" CMP
IE=621.00
2' x 5' CULVERT
IE=617.58
616.77
B7
617.34
B3
618.97
B5
615.98
B6
617.88
B2
618.67
B1
REVISIONS
DATENO.DESCRIPTION NO.DATE DESCRIPTIONPREPARED FOR:
of1" =SCALE:
PROJECT MANAGER:DRAFTING COMPLETED:
CHECKED BY:FIELD WORK COMPLETED:
DRAWN BY:SHEET NO.
Project No:
Group No:
7325 Janes Avenue, Suite 100Engineers
Scientists
Surveyors
v3co.com
630.724.0384 fax
630.724.9200 voice
Woodridge, IL 60517
Naperville, IL 60563
1804 N. Naper Boulevard, Suite 200
630.210.8888
K. Hovnanian Homes
CDB
5240'
WILLOW TREE FARM, PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY & TOPOGRAPHIC SURVEY
SPK
CDB
WILLOW TREE FARM, PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY & TOPOGRAPHIC SURVEY
OF
18250
08-02-18
08-13-18
VP01.1
BENCHMARK
SOURCE: NGS BENCHMARK
STATION DESIGNATION: DP5473
ESTABLISHED BY: PATRICK ENGINEERING, INC.
DATE: 11/20/2013
ELEVATION: 603.54 (PUBLISHED AND HELD)
DATUM: NAVD88
DESCRIPTION: THE STATION IS LOCATED 258 FT (78.6 M) NORTH OF
THE EDGE OF PAVEMENT OF FRASER ROAD, 3.5 FT (1.1 M) WEST OF
THE EDGE OF PAVEMENT OF STATE HIGHWAY 59 AND 3 FT (0.9 M)
EAST OF THE EAST EDGE OF A SIDEWALK.
SITE:
STATION DESIGNATION: SBM #1
ESTABLISHED BY: V3 COMPANIES
DATE: 08/17/18
ELEVATION: 625.14 (MEASURED)
DATUM: NAVD88
DESCRIPTION: NE BOLT OF FIRE HYDRANT WEST SIDE OF DRAUDEN
ROAD, NEAR NORTHWEST LIMIT OF PROJECT.
STATION DESIGNATION: SBM #2
ESTABLISHED BY: V3 COMPANIES
DATE: 08/17/18
ELEVATION: 617.31 (MEASURED)
DATUM: NAVD88
DESCRIPTION: NE BOLT OF FIRE HYDRANT, WEST SIDE OF DRAUDEN ROAD
1ST HYDRANT SOUTH OF CREEK.
THE ELEVATIONS ABOVE WERE KNOWN TO BE ACCURATE AT THE TIME
THEY WERE ESTABLISHED. V3 DOES NOT CERTIFY TO THE ACCURACY
THEREAFTER, NOR ASSUMES RESPONSIBILITY FOR THE MIS-USE OR
MIS-INTERPRETATION OF THE INFORMATION SHOWN HEREON.
IT IS ADVISED THAT ALL OF THE ABOVE ELEVATIONS BE CHECKED
BETWEEN EACH OTHER AND VERIFY A MINIMUM OF 3 SURROUNDING
UTILITY RIM ELEVATIONS AND ANY ADJACENT BUILDING FINISHED FLOOR
OR TOP OF FOUNDATION ELEVATIONS SHOWN HEREON PRIOR TO USE OR
COMMENCEMENT OF ANY CONSTRUCTION OR OTHER WORK.
PERSONS USING THIS INFORMATION ARE TO CONTACT V3 IMMEDIATELY
WITH ANY DISCREPANCIES FOUND PRIOR TO THE START OF ANY WORK.
GRAPHIC SCALE
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE STATE PLANE
COORDINATE SYSTEM (SPCS) NAD 83 (2011) ZONE 1201
(ILLINOIS EAST) WITH PROJECT ORIGIN AT:
LATITUDE: 41-36-28.62310 N
LONGITUDE: 88-14-26.06253 W
ELLIPSOID HEIGHT: 516.750
GROUND SCALE FACTOR 1.0000489239
ALL MEASUREMENTS ARE ON THE GROUND.
ASPHALT PAVING OR WATER (LABELED)
EXISTING CONTOUR LINE
EXISTING FENCELINE (CHAIN LINK)
EXISTING FENCELINE (WOOD)
EXISTING FENCELINE (WIRE)
UNDERGROUND CABLE TV
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
CURB
700
EXISTING BUILDING
MARSH AREA
WETLANDS
DEPRESSED CURB
UNPAVED ROAD
CONCRETE
W
OH
G
E
T
CATV
WATER MAIN
EDGE OF WATER
OVERHEAD WIRES
SANITARY SEWER
STORM SEWER
RAILROAD TRACKS
GAS MAIN
GUARDRAIL
EXISTING SPOT ELEVATION
CMP CORRUGATED METAL PIPE
RCP REINFORCED CONCRETE PIPE
FES FLARED END SECTION
EXISTING EDGE OF PAVEMENT ELEVATION
EXISTING TOP OF CURB ELEVATION
CONC. CONCRETE
DUCTILE IRON PIPE
STORM DRAIN
SANITARY SEWERSAN
DIP
SD
INV INVERT
BW BOTTOM OF WALL
BIT. BITUMINOUS
MH MANHOLE
CW CONCRETE WALK
TW TOP OF WALL
TP TOP OF PIPE
BW BACK OF WALK
782.6
2
782.62
782.12
VCP VITRIFIED CLAY PIPE
EP EDGE OF PAVEMENT
TC TOP OF CURB
GUT GUTTER
F.L. FLOW LINE
DEP DEPRESSED CURB
FRM. FRAME
BRK. BRICK
A.P. ACCESSIBLE PARKING
T.F. TOP OF FOUNDATION
F.F. FINISHED FLOOR
ABBREVIATIONS
LEGEND
CB CHORD BEARING
N NORTH
S SOUTH
E EAST
W WEST
R RADIUS
A ARC LENGTH
P.U.E. PUBLIC UTILITY EASEMENT
U.E. UTILITY EASEMENT
D.E. DRAINAGE EASEMENT
PT POINT OF TANGENCY
PC POINT OF CURVATURE
PRC POINT OF REVERSE CURVATURE
PCC POINT OF COMPOUND CURVATURE
INFORMATION TAKEN FROM DEED
EXCEPTION TO BLANKET EASEMENT
M.U.E. MUNICIPAL UTILITY EASEMENT
I.E. INGRESS & EGRESS EASEMENT
<DEED>
[CALC]CALCULATED DATUM
MEASURED DATUM
(REC)RECORD DATUM
MEAS.
ETBE
GUY POLE
UTILITY POLE
TRAFFIC LIGHT
FIBER OPTIC CABLE LINE
WATER METER
PUBLIC PAY TELEPHONE
PARKING METER
GAS METER
HEADWALL
TELEPHONE PEDESTAL
MAILBOX
T
CABLE TV PEDESTAL
TRAFFIC LIGHT POLE
LIGHT STANDARD
ELECTRIC MANHOLE
TELEPHONE MANHOLE
ELECTRIC METER
TRAFFIC CONTROL VAULT
TRANSFORMER PAD
PAINTED TELEPHONE LINE
PAINTED ELECTRIC LINE
TRAFFIC CONTROL BOX
ELECTRIC PEDESTAL
ELECTRIC VAULT
ELECTRICAL JUNCTION BOX
ELECTRIC SERVICE OUTLET BOX
HANDHOLE
POWER POLE
ANCHOR
BASKETBALL HOOP
W
W/ TRUNK SIZE
W/ TRUNK SIZE
DECIDUOUS TREE
PIPELINE MARKER
PAINTED GAS LINE
GAS VALVE VAULT
NON-DECIDUOUS TREE
GAS VALVE
GAS METER
12"
11"
G
E
E
WATER VALVE
WATER VALVE VAULT
PAINTED WATER LINE
SPRINKLER HEAD
WETLAND MARKER
MONITORING WELL
POST INDICATOR VALVE
WELL HEAD
HOSE BIB
M
P
POST
B-BOX
SIGN
HYDRANT
EO
B
TP
T
T
EV
JB
T
C
STORM INLET
SANITARY MANHOLE
STORM MANHOLE
CURB INLET
FLARED END SECTION
FLAGPOLE
CLEANOUT
QUARTER SECTION CORNER710 11
3 2 SECTION CORNER
AC
TP
AIR CONDITIONER PAD/UNIT
ELECTRIC TRANSFORMER PAD
PT
F
E
G
G
BUSH
SOIL BORING HOLE
W/ NUMBER
xxxx
UNDERGROUND CABLE TV(ATLAS INFO.)
UNDERGROUND FIBER OPTIC CABLE(ATLAS)
UNDERGROUND ELECTRIC(ATLAS INFO.)
UNDERGROUND TELEPHONE(ATLAS INFO.)
GAS MAIN(ATLAS INFO.)
WATER MAIN (ATLAS INFO.)
SANITARY SEWER(ATLAS INFO.)
STORM SEWER(ATLAS INFO.)
(CATV)
(FO)
(E)
(T)
(G)
(W)
(SAN)
(STM)
FOUND IRON ROD
FOUND PK NAIL
SET TRAVERSE POINT
FOUND DISK IN CONCRETE
FOUND ROW MARKER
FOUND RAILROAD SPIKE
SET PK NAIL
SET IRON PIPE
FOUND IRON BAR
FOUND BRASS DISC
SET CONCRETE MONUMENT WITH BRASS DISC
FOUND IRON PIPEFIP
SIP
SBM
FIB
SPK
FBD
FIR
FPK
FRS
TP
SET CONCRETE MONUMENT WITH IRON PIPESCM
FOUND CUT CROSSFCC
FOUND MAG NAILFMG
SET MAG NAILSMG
PROPERTY LINE
EXISTING LOT LINE
PROPOSED EASEMENT LINE
EX. & PRO. BUILDING SETBACK LINE
EXISTING EASEMENT LINE
SECTION LINE
PROPOSED LOT LINE
EX. & PRO. CENTERLINE
EXISTING RIGHT-OF-WAY LINE
PROPOSED RIGHT-OF-WAY LINE
PART OF THE WEST HALF OF THE NORTHWEST FRACTIONAL QUARTER OF SECTION 17, TOWNSHIP 36
NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN WILL COUNTY, ILLINOIS.
1 08/20/18 ADDED SOIL BORING
541B—GRAYMONT SILT LOAM
356A—ELPASO SILTY CLAY LOAM
614A—CHENOA SILTY CLAY LOAM
SOIL MAP
2 12/07/18 ADDED WM ASBUILT INFO & SOIL MAP
32
FIP 1
FMG
FMG
SIP 1 W CAP
623.9
623.8
623.3
623.6
623.6
622.9
622.6
623.0
623.1
623.0
623.1
622.6
622.4
622.1
621.6
621.0
620.6
620.6
620.5
620.3
619.9
619.5
619.3
618.6
617.8
617.0
616.3
617.1
617.7
618.5
619.4
619.8
620.2
620.3
620.7
620.7
620.3
620.3
620.7
621.2
621.8
621.8
622.3
622.7
622.8
623.0
622.7
622.4
622.8
623.0
623.0
623.0
622.9
622.5 621.8621.8
622.1
622.2
622.3
622.4
622.3
621.8
622.0
621.9
621.6
621.4
621.2
621.0
620.9
620.5
620.2
619.8
619.8
620.0
620.2
620.1
619.9
619.9
619.4
618.6
618.1
617.5
617.5
618.1
618.8
619.5
620.0
620.0
620.1
620.4
620.4
620.0
620.1
620.4
620.9
620.9
620.6
620.6
620.8
621.1
621.3
621.5
621.3
621.7
622.0
622.1
621.9
621.8
621.6
621.6 621.5621.4
621.6
621.3
621.2
621.5
621.4
621.0
620.5
620.8
620.7
620.2
620.1
620.0
620.2
620.1
620.2
619.7
619.6
620.0
620.2
620.4
620.2
619.9
619.8
619.1
618.1
617.3
616.7
617.1
617.4
617.9
618.3
618.9
619.2
619.6
619.9
620.3
620.5
620.6
620.8
620.8
620.6
620.5
620.0
620.0
619.6
619.6
619.5
619.6
620.0
620.2
620.2
620.1
620.1
620.2
620.2
620.0
620.0
620.0
619.7
619.7
620.1
620.1
620.2
620.1
619.9
620.0
620.5
620.8
620.9
621.2
621.3
621.3
621.2
621.1
621.2
621.2
621.6
621.7
621.7
621.8621.8 621.1
620.9
620.8
620.7
620.6
620.6
620.6
620.7
620.8
620.7
620.7
620.2
620.1
619.8
619.5
619.3
619.3
619.3
619.2
619.1
619.2
619.4
619.6
619.6
619.7
619.5
619.7
619.6
619.6
619.7
619.7
619.4
619.2
619.1
619.0
619.0
619.3
619.5
619.7
620.2
620.4
620.6
620.6
620.4
620.1
619.6
619.2
618.5
618.0
617.6
617.3
616.9
616.4
616.1
615.8
616.1
616.6
617.1
617.4
617.9
618.5
619.1
619.7
620.1
620.5
620.6
620.5
620.3
619.9
619.7
619.3
619.1
618.9
618.8
618.9
619.0
619.0
619.2
619.2
619.3
619.4
619.6
619.4
619.2
619.2
618.9
618.7
618.6
618.6
618.8
618.8
618.9
618.9
619.0
619.0
619.2
619.5
619.8
620.1
620.1
620.4
620.3
620.4
620.4
620.4
620.4
620.4
620.4
620.8
621.0
620.9
620.7
620.5
620.2
619.9
619.7
619.5
619.3
619.1
618.8
618.6
618.5
618.6
618.7
618.6
618.5
618.5
618.4
618.5
618.6
619.0
619.1
619.4
619.4
619.3
619.2
618.8
618.8
618.8
618.7
618.7
618.6
618.7
618.7
618.8
619.0
619.1
619.4
619.5
619.8
619.7
619.6
619.4
618.8
618.4
617.8
617.2
616.6
616.0
615.6
615.3
614.9
615.4
615.9
616.5
617.2
617.8
618.4
618.8
619.2
619.3
619.3
619.1
618.9
618.8
618.5
618.5
618.4
618.4
618.4
618.5
618.8
619.0
619.1
619.1
619.1
619.2
619.3
619.5
619.5
619.3
619.0
618.7
618.5
618.4
618.4
618.3
618.5
618.4
618.2
618.3
618.4
618.5
618.7
618.8
619.2
619.5
619.9
620.4
620.8
620.9
621.1
620.8
620.7
619.2
619.2
619.3
619.3
619.5
619.4
619.1
618.8
618.5
618.3
618.0
617.8
617.8
617.9
617.8
618.0
618.1
618.1
618.1
618.1
617.9
618.0
618.3
618.4
618.6
618.9
619.0
618.9
618.9
618.6
618.6
618.7
618.7
618.8
618.6
618.5
618.2
617.8
617.5
617.5
617.4
617.7
617.8
617.9
617.8
617.6
617.3
616.9
616.2
615.5
615.2
614.9
614.6
614.1
614.4
614.8
615.2
615.7
616.1
616.4
616.5
616.7
616.4
617.0
617.4
617.8
618.0
618.4
618.8
618.9
618.8
618.6
618.4
618.2
618.2
618.1
618.2
618.4
618.4
618.3
618.1
617.7
617.6
617.8
618.0
618.1
618.3
618.5
618.4
618.2
618.1
618.0
618.0
617.9
618.1
618.3
618.6
618.9
619.1
618.9
618.7
618.6
618.6
618.5
617.9
617.9
618.0
618.2
618.6
618.6
618.4
618.2
618.2
617.8
617.6
617.8
618.0
618.5
618.6
618.8
618.5
618.3
617.9
617.5
617.0
617.0
617.0
617.1
617.3
617.3
617.2
617.2
617.2
617.2
617.5
617.8
618.1
618.2
618.3
618.2
617.8
617.4
617.1
616.8
616.6
616.5
616.6
616.4
616.0
615.5
614.9
614.3
614.1
613.4
613.5 613.0
613.3
613.8
614.1
614.7
614.9
615.5
615.6
615.8
616.0
616.1
616.3
616.6
617.0
617.3
617.5
617.5
617.3
617.0
616.8
616.7
616.6
616.4
616.4
616.6
616.5
616.5
616.4
616.6
616.9
617.2
617.6
617.9
618.2
618.5
618.4
618.3
618.2
617.9
617.7
617.5
617.8
618.2
618.5
618.5
618.3
618.0
617.8
617.6
617.7
617.6
617.9
617.8
617.8
617.8
617.9
617.8
617.8
617.6
617.4
617.2
617.2
617.4
617.6
617.8
617.8
617.6
617.4
617.1
617.0
616.9
616.6
616.3
616.2
616.1
616.0
616.0
616.1
616.1
615.9
616.0
615.8
616.1
616.2
616.3
616.7
616.7
616.4
616.2
615.7
615.6
615.3
615.3
615.2
615.0
614.8
614.5
614.1
613.7
613.3
612.8
612.7
612.8
612.8
612.9
613.1
613.3
613.9
613.9
614.6
614.8
615.0
615.2
615.4
615.4
615.4
615.6
615.6
615.9
615.9
616.2
616.0
616.0
616.3
616.6
616.9
617.0
617.2
617.1
617.0
616.9
616.9
617.0
616.9
616.5
616.4
616.4
616.4
616.7
616.9
617.0
617.2
617.1
616.7
617.3
617.4
617.9
618.0
618.2
618.3
618.6
618.6
618.8
618.9
618.9 618.2
618.2
618.4
618.4
618.3
618.2
618.1
617.9
617.7
617.4
617.0
616.7
616.2
616.2
616.3
616.1
616.1
616.1
616.2
616.5
616.6
616.9
617.1
617.3
617.2
617.3
617.3
617.3
617.2
616.9
616.6
616.3
616.0
615.7
615.3
615.3
615.2
615.0
614.9
614.8
614.8
614.9
615.0
614.9
614.6
614.3
614.1
613.7
613.3
613.2
612.7
612.9
612.8
612.9
613.3
613.7
614.0
614.4
614.6
614.8
614.8
614.9
614.8
614.6
614.9
615.0
615.3
615.5
615.7
615.7
616.0
616.4
616.8
616.9
617.2
617.5
617.6
617.4
617.3
616.9
616.9
616.7
616.4
616.2
615.8
615.6
615.6
615.6
615.5
615.7
615.7
615.9
616.2
616.4
616.7
616.9
617.1
617.3
617.5
617.6
617.7
617.6
617.5
616.9
616.7
616.7
616.8
616.6
616.4
615.9
615.3
615.0
614.7
614.8
614.8
614.9
615.0
614.7
614.8
614.8
615.0
615.1
614.7
614.7
615.0
614.9
615.0
614.9
615.1
615.6
616.1
616.4
616.7
616.9
617.1
617.1
617.0
617.2
617.2
617.0
616.9
616.7
616.8
616.5
616.3
616.2
615.9
615.3
615.2
615.0
614.8
614.8
614.9
614.8
614.9
614.9
612.5
612.8
612.7
612.9
612.8
612.9
612.6
612.9613.0613.1613.5613.7
613.9
614.5
614.7
614.9
614.8
614.8
614.7
616.8
617.0
617.2
617.4
617.8
618.2
618.7
619.0
619.4
619.7
619.9
620.2
620.3
620.5
620.4
620.7
620.8
620.9
620.8
621.0
621.0
620.9
620.9
621.7
622.1
622.3
622.7
622.8
623.1
623.3
623.2
623.3
623.5
623.6
623.7
623.7
623.6
623.5
623.3
623.3
623.3
623.2
623.5
623.7
623.8
623.9
623.9
624.1
624.2
624.1
624.0
623.8
623.6
623.1
623.1
623.3
623.5
623.7
623.8
623.7
623.7
623.3
623.5
623.4
623.4
623.3
623.1
623.2
623.2
623.2
623.2
623.1
622.8
623.2
623.3
623.2
623.1
622.9
622.9
622.8
622.5
622.2
621.5
621.0
620.8
620.6
620.8
620.6
620.7
620.5
620.3
620.6
620.3
620.2
620.2
619.9
619.5
619.5
619.2
618.9
618.5
618.1
617.5
617.2
617.0
616.7
616.6616.0
615.8
615.3
615.4
615.7
615.8
616.4
616.8
617.0
617.0
617.3
617.8
618.0
618.2
618.7
618.9
618.9
619.3
619.6
619.8
619.8
619.9
620.1
620.4
620.8
621.4
621.8
622.1
622.3
622.5
622.5
622.8
622.8
622.5
622.3
622.4
622.7
623.0
623.0
623.1
623.1
623.2
623.2
623.0
623.0
622.6
623.0
623.3
623.4
623.4
623.3
623.0
622.9
623.5
623.5
623.6
623.7
623.9
624.3
624.4
624.3
624.3
624.5
624.4
624.6
624.9
624.8
624.7
624.6
624.4
624.1
623.7
623.5
623.2
623.1
622.9
622.6
622.4
622.2
622.1
621.7
621.4
621.1
620.7
620.5
620.2
620.0
619.7
619.6
619.5
619.2
619.1
618.8
618.3
618.0
617.8
617.6
617.2
616.8
616.5
616.3
616.2
616.2
616.2
616.3
616.5
617.9
618.0
617.8
617.6
617.7
618.0
618.4
618.6
619.0
619.2
619.4
619.7
619.9
620.1
620.5
620.7
620.8
621.2
621.5
621.8
621.8
622.1
622.4
622.6
623.2
623.3
623.7
623.9
624.2
624.4
624.5
624.9
625.0
625.2
625.5
625.7
625.9
626.2
626.3
626.4
626.3
626.3
626.0
625.8
625.7
625.9
625.9
625.5
625.5
625.3
625.2
624.9
624.9
623.6
624.0
624.1
624.3
624.5
624.4
624.1
623.6
623.8
623.7
623.5
623.2
622.2
621.6
621.5
622.3
622.6
622.7
622.6
622.8
622.9
623.0
623.2
623.1
622.6
622.4
622.1
622.1
621.7
621.3
621.2
620.7
620.4
620.0
619.7
619.4
619.3
619.0
618.6
618.4
618.2
618.2
617.6
617.2
617.1
616.8
616.8
616.4
615.9
615.1
614.4
615.3
615.9
616.5
616.4
616.2
616.3
616.1
616.4
616.8
616.9
617.1
617.4
617.5
617.9
618.0
618.3
618.5
618.8
619.0
619.1
619.6
619.9
620.2
620.5
620.8
621.0
621.3
622.0
622.2
622.3
622.7
622.7
623.1
623.2
623.4
623.7
624.0
624.1
624.3
624.4
624.4
624.3
624.6
624.4
624.4
624.3
624.2
624.1
624.1
624.1
624.1
623.9
623.8
623.6
623.5
623.9
624.1
624.6
625.1
625.5
625.1
624.4
624.0
623.5
623.4
623.1
623.0
623.0
622.6
622.3
623.0
623.5
623.6
623.8
624.0
624.3
624.6
624.7
624.8
624.9
625.0
624.8
624.5
623.9
623.2
622.4
622.0
621.9
621.6
621.2
621.1
621.0
620.2
619.1
619.8
619.5
619.3
618.9
618.2
618.5
618.3
618.0
617.2
617.0
616.9
616.5
617.0
616.9
FIR 5/8
FIP 1 W CAP
616.9
1
616.9
7
616.7
4
617.0
8617.5
2
615.4
5
615.7
2
615.3
5
617.3
7
617.3
1
616.5
0
616.8
9617.3
3
616.7
6
616.8
1
618.1
2
617.9
4
616.4
8
617.1
3617.6
0
618.9
1
618.8
6
616.8
8
617.4
8617.9
4
619.6
2
619.5
3
617.7
4618.0
1618.4
6
620.0
4
619.8
4
618.0
7
618.4
8618.9
6
618.1
0
616.8
5
618.8
4
620.5
2
620.3
2
618.7
1
618.9
8619.4
8
620.6
2
620.6
4
619.2
4619.5
0619.9
7
620.8
7620.4
5
619.7
1619.9
8620.4
4
619.8
2
619.0
3
621.0
3
620.9
4619.9
9620.4
6620.9
2
620.9
8
620.8
0
620.6
7620.9
2621.4
5
3"
621.2
2
621.0
1
621.0
6621.4
5621.9
1
622.2
6
621.9
3
621.7
0622.0
5622.5
1
9"621.6
6 620.6
2
622.7
9
622.6
6
622.2
2622.5
3623.0
5
623.2
6
622.9
4
622.7
9623.1
1623.5
9
623.2
9
623.1
8
623.1
6
623.5
8624.0
7
3"
623.4
7
623.3
7
623.6
0624.0
9624.5
7
623.7
4
623.1
7
624.2
3624.5
8625.0
3
623.5
7
623.2
8
624.6
8
625.1
1625.5
6
624.6
4 622.0
5
623.4
6
623.2
0
624.9
9
625.4
1625.8
7
7"
623.2
9
623.2
4
625.1
6
625.4
9
622.7
2
623.4
6
623.4
8
624.8
6
625.2
8625.6
4
623.7
1
623.5
8
624.6
1624.9
8625.4
0
3"
623.8
8
623.7
4
624.4
3
624.6
8625.1
2
624.6
9
622.4
1
624.1
5623.8
5
624.1
0
624.3
7624.8
6
623.9
9
623.6
1
623.7
9
624.2
9624.7
4
624.7
2
624.2
9
623.4
8
623.1
6
623.5
7
624.0
7624.2
0624.6
4
5"
624.4
9
624.0
0
623.6
3
623.8
7
624.2
5624.7
2
624.1
4
624.4
3624.9
3
624.3
9
624.6
6625.0
7
623.4
2
624.5
9
624.9
8625.4
4
624.7
9
624.8
8
625.2
3625.6
9
624.9
9
625.4
2625.8
6
620.0
8
622.6
6
624.8
6
625.4
5625.9
0
624.8
2
625.1
9625.5
9
623.1
2
622.9
5
624.4
2
624.7
0625.1
1
624.7
4
622.8
1
623.8
6
624.1
5624.5
8
623.3
4
623.5
7624.0
2
622.8
8
623.0
7623.5
1
622.3
7
622.5
4622.9
8
621.9
0
622.0
7622.5
1
620.9
8
621.2
2
621.4
6621.9
3
621.6
5
621.3
3
620.7
2
621.0
0621.4
9
620.1
9
620.5
0620.9
7
619.4
7
619.2
2 619.5
2
620.0
0620.4
0 619.8
9
619.0
9
619.4
4619.9
0
618.5
6
618.9
4619.4
2
618.1
3
618.4
7618.9
4
616.7
6
617.6
4
617.9
9618.4
6
618.1
1
617.1
4
617.4
3617.8
6
616.6
9
617.0
4617.4
8
2"
613.0
2
615.9
4
616.4
2
616.7
5617.1
6 616.7
0
616.7
2
617.4
4
616.9
6
616.6
8
616.2
616.0
FIP 1
618.8
616.4
616.5
615.6
" NO B
UI
L
DI
N
G
S
E
XI
S
T
O
N
P
R
O
P
E
R
T
Y"DRAUDEN ROAD613.0
614.7
614.8
613.6
612.7 612.5
612.8
612.8
612.8
612.6
612.4
612.4
612.7BIT. PAVEMENTBIT. PATHBIT. PATHGRAVEL SHOULDERGRAVEL SHOULDERSHEET 2SHEET 3SHEET 2SHEET 3SHEET 4
SHEET 3
18" FES
IE=620.08
18" FES
IE=613.02 615616617618
618
618618 618620618619621622623620619621622623623
62562562562562562562562262362362462
4
624624624624624624624626626620
6
2
0
6196196216216226226236236236236236236236246246246256256236
2
4 6246206206206206216216
2
1
621621621621621621622622622622615
615
620 62062
0
620620
613
613
614616
616 617617617617617
617
61
7
618
6186
1
8
618618
618
618
619 6196
1
9 619619
621622619620620619619618617618617617616616617616615617616617616617617615615616
617
618619620 616617618618618619615616
612.9 612.9
613.1
612.6
612.8
616.9
614.5
612.9
612.6
612.7
613.2
612.4
612.9
612.4
#3666
STORM MH
RIM=615.94
IE 18" RCP E, W=613.09
#3650
STORM INLET
RIM=616.76
IE 12" RCP E=614.26
#3631
STORM INLET
RIM=619.22
IE 12" RCP E=616.57
#3630
WATER VALVE VAULT
RIM=619.47
TP 12" WM N, S=613.17
#3613
STORM INLET
RIM=620.98
IE 12" RCP E=618.43
#3592
SANITARY MH
RIM=622.81
IE 12" PVC N, S=608.81
#3586
STORM INLET
RIM=622.95
IE 12" RCP E=620.25
#3574
STORM INLET
RIM=622.66
IE 18" RCP E=619.26
IE 18" RCP W=620.31
#3559
STORM INLET
RIM=623.42
IE 12" RCP E=620.22
#3564
STORM INLET
RIM=624.79
IE 12" RCP E=620.34
IE 12" RCP W=620.09
IE 6" CPP S=620.94
#3517
STORM INLET
RIM=624.69
IE 12" RCP E, W=620.09
IE 6" CPP S=620.49
#3518
STORM INLET
RIM=622.41
IE 12" RCP W=619.06
IE 36" RCP N, S=613.31
#3497
STORM MH
RIM=622.72
IE 12" RCP W=618.12
IE 36" RCP N, S=612.52
#3481
STORM INLET
RIM=624.64
IE 12" RCP E, W=619.84
IE 6" CPP N=621.74
#3482
STORM MH
RIM=622.05
IE 12" RCP W=618.50
IE 36" RCP N, S=612.50
#3441
STORM MH
RIM=620.62
IE 12" RCP W=617.42
IE 36" RCP N, S=612.32
#3440
STORM INLET
RIM=621.66
IE 12" RCP W=618.36
IE 12" RCP E=618.06
IE 6" CPP N=618.66
#3618
STORM INLET
RIM=621.65
IE 12" RCP E=619.54
IE 12" RCP W=618.50
#3636
STORM INLET
RIM=619.89
IE 12" RCP E=616.49
IE 12" RCP W=616.59
#3411
STORM INLET
RIM=619.82
IE 12" RCP E=615.92
IE 12" RCP W=615.97
IE 6" CPP S=616.32
#3412
STORM MH
RIM=619.03
IE 12" RCP W=615.33
IE 36" RCP N, S=612.03
#3391
STORM MH
RIM=618.84
IE 36" RCP N, S=611.54
IE 12" RCP W=613.14
#3390
STORM MH
RIM=616.85
IE 12" RCP E, W=613.15
#3389
STORM INLET
RIM=618.10
IE 12" RCP E=614.25
IE 12" RCP W=614.35
IE 6" CPP N=614.85
#3655
STORM INLET
RIM=618.11
IE 12" RCP E, W=614.31
#3671
STORM INLET
RIM=616.70
IE 12" RCP S=613.30
#3672
STORM INLET
RIM=616.72
IE 12" RCP N=613.22
IE 18" RCP E=613.12
IE 18" RCP W=613.17
#3361
STORM INLET
RIM=616.76
IE 12" RCP S=613.16
#3362
STORM MH
RIM=615.94
IE 18" RCP E=613.01
IE 18" RCP W=613.11
IE 12" RCP N=613.11
#3354
STORM INLET
RIM=615.35
IE 12" RCP S=613.00
#3353
STORM MH
RIM=615.72
IE 36" RCP N=611.42
IE 36" RCP S=611.22
IE 18" RCP W=611.72
#3591
STORM INLET
RIM=624.74
IE 12" RCP E=620.04
IE 12" RCP W=620.14
WETLAND
616.87
620.30
B8
616.77
B7
617.34
B3
618.97
B5
621.14
B4
619.31
B9
615.23
B10
SBM#1
REVISIONS
DATENO.DESCRIPTION NO.DATE DESCRIPTIONPREPARED FOR:
of1" =SCALE:
PROJECT MANAGER:DRAFTING COMPLETED:
CHECKED BY:FIELD WORK COMPLETED:
DRAWN BY:SHEET NO.
Project No:
Group No:
7325 Janes Avenue, Suite 100Engineers
Scientists
Surveyors
v3co.com
630.724.0384 fax
630.724.9200 voice
Woodridge, IL 60517
Naperville, IL 60563
1804 N. Naper Boulevard, Suite 200
630.210.8888
K. Hovnanian Homes
CDB
5340'
WILLOW TREE FARM, PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY & TOPOGRAPHIC SURVEY
SPK
CDB
WILLOW TREE FARM
PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY & TOPOGRAPHIC SURVEY
OF
18250
08-02-18
08-13-18
VP01.1
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE STATE PLANE
COORDINATE SYSTEM (SPCS) NAD 83 (2011) ZONE 1201
(ILLINOIS EAST) WITH PROJECT ORIGIN AT:
LATITUDE: 41-36-28.62310 N
LONGITUDE: 88-14-26.06253 W
ELLIPSOID HEIGHT: 516.750
GROUND SCALE FACTOR 1.0000489239
ALL MEASUREMENTS ARE ON THE GROUND.
ASPHALT PAVING OR WATER (LABELED)
EXISTING CONTOUR LINE
EXISTING FENCELINE (CHAIN LINK)
EXISTING FENCELINE (WOOD)
EXISTING FENCELINE (WIRE)
UNDERGROUND CABLE TV
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
CURB
700
EXISTING BUILDING
MARSH AREA
WETLANDS
DEPRESSED CURB
UNPAVED ROAD
CONCRETE
W
OH
G
E
T
CATV
WATER MAIN
EDGE OF WATER
OVERHEAD WIRES
SANITARY SEWER
STORM SEWER
RAILROAD TRACKS
GAS MAIN
GUARDRAIL
EXISTING SPOT ELEVATION
CMP CORRUGATED METAL PIPE
RCP REINFORCED CONCRETE PIPE
FES FLARED END SECTION
EXISTING EDGE OF PAVEMENT ELEVATION
EXISTING TOP OF CURB ELEVATION
CONC. CONCRETE
DUCTILE IRON PIPE
STORM DRAIN
SANITARY SEWERSAN
DIP
SD
INV INVERT
BW BOTTOM OF WALL
BIT. BITUMINOUS
MH MANHOLE
CW CONCRETE WALK
TW TOP OF WALL
TP TOP OF PIPE
BW BACK OF WALK
782.6
2
782.62
782.12
VCP VITRIFIED CLAY PIPE
EP EDGE OF PAVEMENT
TC TOP OF CURB
GUT GUTTER
F.L. FLOW LINE
DEP DEPRESSED CURB
FRM. FRAME
BRK. BRICK
A.P. ACCESSIBLE PARKING
T.F. TOP OF FOUNDATION
F.F. FINISHED FLOOR
ABBREVIATIONS
LEGEND
CB CHORD BEARING
N NORTH
S SOUTH
E EAST
W WEST
R RADIUS
A ARC LENGTH
P.U.E. PUBLIC UTILITY EASEMENT
U.E. UTILITY EASEMENT
D.E. DRAINAGE EASEMENT
PT POINT OF TANGENCY
PC POINT OF CURVATURE
PRC POINT OF REVERSE CURVATURE
PCC POINT OF COMPOUND CURVATURE
INFORMATION TAKEN FROM DEED
EXCEPTION TO BLANKET EASEMENT
M.U.E. MUNICIPAL UTILITY EASEMENT
I.E. INGRESS & EGRESS EASEMENT
<DEED>
[CALC]CALCULATED DATUM
MEASURED DATUM
(REC)RECORD DATUM
MEAS.
ETBE
GUY POLE
UTILITY POLE
TRAFFIC LIGHT
FIBER OPTIC CABLE LINE
WATER METER
PUBLIC PAY TELEPHONE
PARKING METER
GAS METER
HEADWALL
TELEPHONE PEDESTAL
MAILBOX
T
CABLE TV PEDESTAL
TRAFFIC LIGHT POLE
LIGHT STANDARD
ELECTRIC MANHOLE
TELEPHONE MANHOLE
ELECTRIC METER
TRAFFIC CONTROL VAULT
TRANSFORMER PAD
PAINTED TELEPHONE LINE
PAINTED ELECTRIC LINE
TRAFFIC CONTROL BOX
ELECTRIC PEDESTAL
ELECTRIC VAULT
ELECTRICAL JUNCTION BOX
ELECTRIC SERVICE OUTLET BOX
HANDHOLE
POWER POLE
ANCHOR
BASKETBALL HOOP
W
W/ TRUNK SIZE
W/ TRUNK SIZE
DECIDUOUS TREE
PIPELINE MARKER
PAINTED GAS LINE
GAS VALVE VAULT
NON-DECIDUOUS TREE
GAS VALVE
GAS METER
12"
11"
G
E
E
WATER VALVE
WATER VALVE VAULT
PAINTED WATER LINE
SPRINKLER HEAD
WETLAND MARKER
MONITORING WELL
POST INDICATOR VALVE
WELL HEAD
HOSE BIB
M
P
POST
B-BOX
SIGN
HYDRANT
EO
B
TP
T
T
EV
JB
T
C
STORM INLET
SANITARY MANHOLE
STORM MANHOLE
CURB INLET
FLARED END SECTION
FLAGPOLE
CLEANOUT
QUARTER SECTION CORNER710 11
3 2 SECTION CORNER
AC
TP
AIR CONDITIONER PAD/UNIT
ELECTRIC TRANSFORMER PAD
PT
F
E
G
G
BUSH
SOIL BORING HOLE
W/ NUMBER
xxxx
UNDERGROUND CABLE TV(ATLAS INFO.)
UNDERGROUND FIBER OPTIC CABLE(ATLAS)
UNDERGROUND ELECTRIC(ATLAS INFO.)
UNDERGROUND TELEPHONE(ATLAS INFO.)
GAS MAIN(ATLAS INFO.)
WATER MAIN (ATLAS INFO.)
SANITARY SEWER(ATLAS INFO.)
STORM SEWER(ATLAS INFO.)
(CATV)
(FO)
(E)
(T)
(G)
(W)
(SAN)
(STM)
FOUND IRON ROD
FOUND PK NAIL
SET TRAVERSE POINT
FOUND DISK IN CONCRETE
FOUND ROW MARKER
FOUND RAILROAD SPIKE
SET PK NAIL
SET IRON PIPE
FOUND IRON BAR
FOUND BRASS DISC
SET CONCRETE MONUMENT WITH BRASS DISC
FOUND IRON PIPEFIP
SIP
SBM
FIB
SPK
FBD
FIR
FPK
FRS
TP
SET CONCRETE MONUMENT WITH IRON PIPESCM
FOUND CUT CROSSFCC
FOUND MAG NAILFMG
SET MAG NAILSMG
PROPERTY LINE
EXISTING LOT LINE
PROPOSED EASEMENT LINE
EX. & PRO. BUILDING SETBACK LINE
EXISTING EASEMENT LINE
SECTION LINE
PROPOSED LOT LINE
EX. & PRO. CENTERLINE
EXISTING RIGHT-OF-WAY LINE
PROPOSED RIGHT-OF-WAY LINE
GRAPHIC SCALE
PART OF THE WEST HALF OF THE NORTHWEST FRACTIONAL QUARTER OF SECTION 17, TOWNSHIP 36
NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN WILL COUNTY, ILLINOIS.
1 08/20/18 ADDED SOIL BORING
2 12/07/18 ADDED WM ASBUILT INFO & SOIL MAP
33
FIP 1 W CAP
FIP 7/8
FIP 1
SIP W CAP
SIP 1 W CAP
FMG
FMG
SIP 1 W CAP
620.3
619.9
619.5
619.3
618.6
617.8
617.0
616.3
615.9
615.0
615.8
614.6
614.7
615.4
616.4
617.1
617.7
618.5
619.4
619.8
620.2
620.3
620.7
620.2
620.1
619.9
619.9
619.4
618.6
618.1
617.5
617.0
615.2
614.8
615.1 615.2
616.4
617.5
618.1
618.8
619.5
620.0
620.0
620.1
620.4
620.4
620.2
620.4
620.2
619.9
619.8
619.1
618.1
617.3
616.6
615.6
615.3
615.3
615.6
616.3
616.7
617.1
617.4
617.9
618.3
618.9
619.2
619.6
619.9
620.3
620.5
620.6
620.8
620.8
620.6
620.5
620.0 619.5
619.7
620.2
620.4
620.6
620.6
620.4
620.1
619.6
619.2
618.5
618.0
617.6
617.3
616.9
616.4
616.1
615.8
615.2
615.2
615.1
615.5
615.8
616.1
616.6
617.1
617.4
617.9
618.5
619.1
619.7
620.1
620.5
620.6
620.5
620.3
619.9
619.7
619.3
619.0
619.1
619.4
619.5
619.8
619.7
619.6
619.4
618.8
618.4
617.8
617.2
616.6
616.0
615.6
615.3
614.8
614.7
614.9
615.4
615.9
616.5
617.2
617.8
618.4
618.8
619.2
619.3
619.3
619.1
618.9
618.8
618.5
618.5
618.4
617.8
617.5
617.5
617.4
617.7
617.8
617.9
617.8
617.6
617.3
616.9
616.2
615.5
615.2
614.9
614.6
614.1
614.4
614.8
615.2
615.7
616.1
616.4
616.5
616.7
616.4
617.0
617.4
617.8
618.0
617.8
617.4
617.1
616.8
616.6
616.5
616.6
616.4
616.0
615.5
614.9
614.3
614.1
613.4
613.5 613.0
613.3
613.8
614.1
614.7
614.9
615.5
615.6
615.8
616.0
616.1
616.3
616.6
617.0
616.2
615.7
615.6
615.3
615.3
615.2
615.0
614.8
614.5
614.1
613.7
613.3
612.8
612.7
612.8
612.8
612.9
613.1
613.3
613.9
613.9
614.6
614.8
615.0
615.2
615.4
615.4
615.4
615.6
615.6
615.2
615.0
614.9
614.8
614.8
614.9
615.0
614.9
614.6
614.3
614.1
613.7
613.3
613.2
612.7
612.9
612.8
612.7
612.9
612.8
612.9
612.6
612.9613.0613.1613.5613.7
613.9
614.5
614.7
614.9
614.8
614.8
614.7
614.7615.1
615.1615.0
614.9
615.2
615.3615.2
615.3
615.3
615.3
615.0
614.9
614.8
614.6
614.6
614.6
617.3
616.7
616.3
616.4
616.5
616.5
616.8
617.0
617.2
617.4
617.8
618.2
618.7
619.0
619.4
619.7
619.9
620.2
620.3
620.5
620.4
620.7
620.8620.3
620.6
620.3
620.2
620.2
619.9
619.5
619.5
619.2
618.9
618.5
618.1
617.5
617.2
617.0
616.7
616.6
616.4
616.3
616.3
616.4
617.1
617.6
617.9
617.6
616.9
616.0
615.9
615.9
616.0
616.0
615.8
615.3
615.4
615.7
615.8
616.4
616.8
617.0
617.0
617.3
617.8
618.0
618.2
618.7
618.9
618.9619.5
619.2
619.1
618.8
618.3
618.0
617.8
617.6
617.2
616.8
616.5
616.3
616.2
616.2
616.2
616.3
616.5
616.7
616.8
617.1
617.2
617.4
617.7
619.4
619.2
619.0
618.9
618.5
618.2
617.9
618.0
617.8
617.6
617.7
618.0
618.4
618.6
619.0
619.2
619.4
619.7
619.9
620.1
620.5
620.7
620.8
619.0
618.6
618.4
618.2
618.2
617.6
617.2
617.1
616.8
616.8
616.4
615.9
615.1
614.4
615.3
615.9
616.3
616.5
616.8
616.8
616.5
616.7
617.3
617.4
617.3
616.9
617.0
616.8
616.5
616.4
616.2
616.3
616.1
616.4
616.8
616.9
617.1
617.4
617.5
617.9
618.0
618.3
618.5
618.8
619.0
620.2
619.1
619.8
619.5
619.3
618.9
618.2
618.5
618.3
618.0
617.2
617.0
616.9
616.5
617.0
616.9
616.9
616.6
616.8
616.6
616.3
616.2
617.7
617.5
617.3
616.7
616.8
616.9
617.2
617.2
617.0
616.7
616.7
616.7
616.9
617.2
617.6
618.1
618.8
619.2
619.7
620.2
620.6
621.0
621.6
621.8
622.2
622.6
622.8
622.9
622.8
622.6
622.9622.7
621.7
621.8
621.3
620.7
620.1
619.4
618.7
618.3
617.8
617.7
617.6
616.8
616.7
616.2
616.1
616.0
616.1
616.1
615.5
615.4
615.9
616.7
616.7
618.0
618.0
618.1
618.0
617.8
617.5
617.3
617.1
616.9
616.9
616.8
616.7
616.7
616.6
616.7
617.0
617.4
617.6
618.1
618.3
618.2
618.7
619.1
619.3
619.4
619.8
620.4
620.0
619.5
619.0
618.4
618.9
618.5
617.8
617.6
617.8
617.7
616.9
616.7
616.5
616.1
615.9
615.7
615.9
616.0
615.6
615.8
616.4
616.2
616.1
617.2
617.9
618.0
617.4
616.9
617.1
617.2
616.9
616.5
616.5
616.7
616.5
616.6
617.0
617.6
618.1
618.8
619.3
619.7
619.7
620.5
621.0
621.2
621.2
621.7
622.2
622.2
621.2
621.0
620.8
620.6
620.4
620.3
620.0
619.8
619.5
619.3
619.1
618.8
618.4
618.2
617.9
617.8
617.6
617.5
617.4
617.5
617.6
617.7
617.7
617.6
618.1
618.1
617.8
617.9
617.7
617.4
616.3
615.6
617.0
616.6
616.3
616.0
616.2
616.1
616.0
615.4
615.1
614.8
615.1
615.7
616.1
616.4
616.5
616.7
617.6
618.8
619.2
619.4
618.6
619.3
619.5
619.8
620.0
619.9
620.1
620.5
622.6
622.2
622.1
621.6
621.4
622.2
622.4
622.5
621.9
621.2
620.3
619.4
618.7
618.0
618.1
617.8
617.7
617.3
616.9
616.4
616.0
616.1
616.2
616.0
615.8
615.7
615.9
617.3
614.9
615.8
619.4
619.6
619.6
619.3
619.1
619.0
619.0
618.6
618.5
618.5
618.1
618.0
618.0
617.9
617.9
618.5
618.7
618.8
619.3
619.4
620.0
620.3
620.6
620.7
620.9
621.3
621.6
621.8
622.2
615.6
615.5 615.4 615.5
615.6
615.5
615.6
615.4 615.3
615.1
615.1
615.3
615.2
615.1
615.6
615.7
615.5
615.2
614.9
614.8
615.0
615.3
615.3
615.0
615.1
615.1 615.3 615.3 615.3 615.2
615.3
615.1
616.4616.5616.5616.7
616.6
616.6
616.3
616.4
616.5
616.5
616.4
616.2
616.0
616.1
616.3
616.7
616.6
616.4
616.4
616.3
616.2
616.2
616.2
616.1
616.0
616.1
616.0
615.9
615.9
615.8
615.8616.1
616.2 616.3 616.3 616.8 616.8 617.0 617.1 617.3 617.5 617.7 618.0 618.3 618.5 618.9 619.0 619.5 619.5 619.7 619.8 619.8
620.1
620.4 620.6 620.8 621.1 621.3 621.5 621.7 621.7 621.8 621.4 621.0
620.5620.9620.8
620.8620.5
620.3
620.1
619.7619.4619.2
618.9618.5618.4618.3
618.2
618.1617.9617.6617.4617.3
616.7
616.5616.3616.1
616.1
616.1
616.0
616.0
617.1
617.1
617.1
617.3
616.9 616.9
617.1
617.2
617.6
618.0 618.1 618.3 618.8 619.0 619.2 619.2 619.3 619.1
617.4
617.8617.8617.8
617.8
617.5
617.4
617.2
617.4
617.2
617.1
617.2
617.5
617.4617.4
617.3
617.3
617.7
2
618.1
2
618.2
0
618.6
1619.0
5
616.7
6
617.2
2
617.9
0
618.2
8618.7
3
616.0
0
616.2
8
616.3
4
617.5
1
617.7
9618.2
2
617.8
5
616.5
8
616.6
1
617.0
4
617.3
4617.8
0
616.9
1
616.9
7
616.7
4
617.0
8617.5
2
615.4
5
615.7
2
615.3
5
617.3
7
617.3
1
616.5
0
616.8
9617.3
3
616.7
6
616.8
1
618.1
2
617.9
4
616.4
8
617.1
3617.6
0
618.9
1
618.8
6
616.8
8
617.4
8617.9
4
619.6
2
619.5
3
617.7
4618.0
1618.4
6
620.0
4
619.8
4
618.0
7
618.4
8618.9
6
618.1
0
616.8
5
618.8
4
620.5
2
620.3
2
618.7
1
618.9
8619.4
8
620.6
2
620.6
4
619.2
4619.5
0619.9
7
619.0
9
619.4
4619.9
0
618.5
6
618.9
4619.4
2
618.1
3
618.4
7618.9
4
616.7
6
617.6
4
617.9
9618.4
6
618.1
1
617.1
4
617.4
3617.8
6
616.6
9
617.0
4617.4
8
2"
613.0
2
615.9
4
616.4
2
616.7
5617.1
6 616.7
0
616.7
2
617.4
4
616.9
6
616.6
8
617.0
8
617.3
0617.8
0
617.0
5
617.5
0
617.8
2618.3
5 6"
616.7
4
617.0
8
618.6
6
618.2
0
617.8
3
618.9
9
618.5
4
618.1
2
613.2
2
611.9
8
616.7
4
616.8
6
612.8
6
611.1
9
622.5
7
622.6
0
622.5
8
616.6
616.4
616.0
615.0
617.6
1
617.3
5
618.1
2
618.6
2619.0
5
616.8
7
617.3
3
618.0
0
618.3
9618.8
2
3"
618.4
6
615.9616.7
616.4
2
617.3
6
617.1
9
617.4
5618.0
0618.4
8
618.2
0
616.2
5
617.1
3
616.8
2
617.2
2
617.4
9617.9
4
617.4
8 615.9
2
616.6
8
616.6
4
617.0
9
617.3
2617.7
8
7"616.2
9
617.0
3
616.8
4616.9
0
617.4
1617.9
0
617.2
1 615.8
5
617.6
8
617.4
8
617.0
8
617.6
8618.1
4
617.3
9
615.7
2
618.7
9
618.4
4
616.6
8
617.6
4
618.1
2618.5
9
3"
618.1
3
619.8
4
619.6
9
618.3
9
618.7
6619.2
3
620.6
1
620.1
4618.7
9
619.2
7619.6
7
619.1
0
617.4
1
619.2
4
621.3
6
621.3
9
621.0
4
619.3
1619.7
2620.1
8
621.9
8
621.5
3
619.8
6
620.4
4620.8
7
620.2
0
3"618.5
3
622.7
7
622.4
6
620.3
3
621.0
0621.4
4
621.2
5
620.8
1
621.1
4
620.5
621.0
1620.2
622.1
620.1
9
620.7
5
620.3
0620.7
2
620.1
5
620.2
6
619.9
6620.4
2
619.8
1 619.2
8619.7
3
619.1
3
618.7
1620.5
1
619.3
0
618.8
1619.3
1
618.2
2 618.7
1
618.0
9618.6
0
618.0
4
618.0
5
617.6
0618.0
6
617.0
5
617.7
6
617.3
0617.7
5
617.2
9
614.2
1
616.5
9
614.9
8
615.1
0
617.5
6
617.3
6617.8
0
617.1
5
617.1
9
617.1
7
616.4
0
617.9
2
617.6
0617.9
9
617.4
8
617.9
3
617.9
8618.3
9
617.0
6
618.3
1
618.4
2618.8
6
618.2
1
616.3
4
617.1
5
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4
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8
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5
614.6
6
617.2
0
617.2
2
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8
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617.4
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2
622.7
4
622.7
3
616.5 616.7
616.7
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617.9 618.1 618.4 618.8 619.1 619.4 619.7 620.0 620.3 620.4 620.6 620.7 620.9 620.9 621.2 621.5 621.6 621.8 621.9 621.9 621.9 621.7 621.4 621.0 620.7
621.2621.6621.9622.1622.3622.5622.7
622.6622.7622.5
622.3
622.2622.2622.0
621.8621.8
621.5621.3621.0620.9620.6620.2619.9
619.4
618.9618.4618.2617.8
617.4
617.1
617.0616.7
616.8
617.4
617.6
617.8
617.9 618.4 618.9 619.4 619.9 620.5 621.3 621.7 622.2 622.0 622.1 622.4 622.7 622.7 622.6 622.8 623.0 623.0 623.5 623.6 622.9 622.7 622.4 622.2
622.2 621.9 621.6 621.2
620.8
621.1621.6622.1622.3622.4
623.3
623.2
623.6
623.6
623.6 623.0 622.4 621.8 621.7 621.5 621.2 620.8 620.6
620.0
620.4
620.6
620.9
621.3
621.5
621.7
622.2
622.4622.4 622.0 621.8 621.5 621.0 620.9 620.7 620.3
619.1619.7
619.7620.4
621.0621.5
621.5
621.9
622.2
622.8
622.7
622.8
622.4 622.0 621.6 621.2 620.8 620.4 620.1 619.7 619.4 619.2
619.3
619.6
620.0
620.4
620.7
621.1
621.5
621.9
622.3
622.6622.8
623.0
622.7 622.4 621.8 621.3 620.7 620.2 619.7 619.2 619.1
619.7
619.9
620.1
620.6
621.0
621.4
621.8
622.2
622.3
621.8 621.3 620.9 620.6
620.4
620.0 619.6
619.2
622.5
622.4
622.5
623.1
623.9
623.6
623.6623.0
623.7
623.9
623.8
623.7
624.1
624.1
624.3
623.7623.5
623.2
622.9622.4621.9621.8621.8
622.0622.1
622.2622.0
3
622.0
621.2
621.1 621.1
621.3 621.2 621.2
621.4 621.5 621.8 622.3 622.6 623.1
623.4
623.8
623.3
623.5
623.8
623.2
623.1
623.0
623.2 623.1
623.2
623.6
623.4
623.7
622.6
621.8
622.6
623.1
623.3
623.4
623.4
623.3622.8623.1
622.8
622.5
623.3
623.2623.2622.7
622.7622.8622.4621.8621.2620.8620.1619.6619.1
618.6
618.3
618.1
618.2
618.5 618.5 619.0 619.3 619.7 620.3 620.7 621.3 621.6 622.0 622.2 622.5 622.8
623.1
623.6
623.4622.8
622.6622.2
622.0621.6
621.3621.0620.5619.8
620.0
619.9
619.8
623.7
623.4
623.8
622.1
623.1
622.3
622.8
621.8
622.4
622.7
622.7
623.0
623.6
623.4
624.3
624.4
624.4
624.0
624.1
624.0DRAUDEN ROADROWLEY ROAD623.7
623.2
622.8
2
623.1
622.8
622.8623.4
623.0623.5
623.7
623.9
616.2
616.5
615.9
612.8615.3
614.6
614.5
615.0
614.5
615.6
614.1
612.0
612.8
614.7
614.4
615.1
615.1
614.4
615.6
615.2
612.7
612.2
615.3
614.2
614.0
615.2
614.5
612.8
614.9
615.1
614.9
613.4
614.4
612.9
613.3
612.8
612.8
614.4
613.0
614.7
614.8
613.6
612.7
614.4
613.4
613.4
614.7
612.5
612.8
612.8
612.8
612.6
612.4
612.4
613.7
615.6
612.1
609.1609.4
612.7
612.7
615.4
614.7
614.4
615.0
615.0
613.9
613.1
612.6
614.1
613.0
613.9
614.3
613.9
612.7
614.6
614.7
615.0
612.7
614.1
614.7
615.0
614.0
615.1
614.4
614.3
614.9
614.8613.9
612.7
612.8
613.7
614.9
614.3
615.0
615.4
614.5
614.9
613.8612.6
612.7
613.8
615.4
615.7
614.3
612.8
612.6
614.8
616.2
614.7
614.7
615.3
613.6612.8
613.8
620.5
621.2
621.8
622.3
622.8623.3623.7624.2623.9623.3622.6622.4622.6
622.9
CONC. CULVERT
BOTTOM OF CREEK TO
TOP OF WALL =13.12'
EDGE OF FIE
L
D
EDGE OF FIE
L
D
EDGE OF FIELD
CREEK
CREEK
BIT. PAVEMENTBIT. PAVEMENTBIT. PATHBIT. PATHGRAVELGRAVEL SHOULDERSHEET 4
SHEET 3
SHEET 5SHEET 418" FES
IE=613.02
TW=
TW=
18" FES
IE=614.21
610
610
610
610 615615
615
615
615
615
615
615
615
615
615
615
615
615
620 62062
0
62
0
620
620
611
611
611
611
612
612
612
612
612
612
613
613
613
613
613
613 613613
613
613
614
614
614
614
614
614
614
614
614
614
616
616 616616
616
61
6 617617
617
61
7
617
617 618618
618
618
618
618
619 6196
1
9
619
619
619
621621
621
621
622622
62
3
623619620620619619618617618617617616616617616615617616618617616618617619618617616617616616617616617619618617616
615
6176166176186166166166156176186186186186196
1
8617 617618
619
620
621
6
1
9
6
20
6
1
9
6216226
20
6
21
62
0
6216
2
0
619621
62
0
6216
2
2 623623624624623622623 622 621620
621 619620621620620621622619
6226206196
1
9617618617 615616617
614.1
614.1
612.9 612.9
613.1
613.7
612.6
612.6
612.8
613.8
610.2
615.6
610.0
609.4
609.9
610.9
616.4
615.9
614.1
609.8
609.7
610.1
615.6
616.8
617.0
616.2
615.7
615.1
609.7
614.9
615.9
616.4
616.9
616.1
609.4
609.2
610.8
615.3
615.6
614.9
612.5
610.6
610.4611.1612.3
615.1
615.6
614.4
615.0
615.2
611.5 609.5
609.2
609.5
610.9
615.2
612.8
611.8
609.6609.2609.0610.7613.2
615.3
615.2
614.5
614.9
615.3
615.4
614.7
613.6611.9
609.5609.1
609.5
611.2
614.9
614.7
614.9
614.4
612.9
612.0
609.6
609.3
610.0 611.5
614.3
614.5
614.7
615.0
613.7
614.4
613.9612.5
610.3
608.2608.1
608.4
610.7612.6614.5
614.5
612.9
612.6
612.7
614.1
612.7
609.9
609.2
613.2
612.4
612.9
612.4
613.9
612.3
609.6
608.7 608.8
609.5
612.5
615.5
614.9
613.5
612.0
608.9
615.3
614.9
#3734
STORM MH
RIM=616.42
IE 36" RCP N=611.22
IE 36" RCP S=611.32
IE 12" RCP W=611.12
#3817
STORM INLET
RIM=618.53
IE 36" RCP NW=611.75
IE 36" RCP SE=611.88
IE 12" RCP SW=615.83
#3815
STORM INLET
RIM=620.20
IE 12" RCP SW=617.05
IE 12" RCP NE=616.90
#3838
STORM INLET
RIM=620.15
IE 12" RCP SW=617.30
IE 12" RCP NE=617.10
#3833
STORM INLET
RIM=620.19
IE 12" RCP NE=617.44
IE 6" PVC W=617.99
#3830
SANITARY MH
RIM=621.01
IE 24" RCP NW=603.26
IE 24" RCP SE=603.11
#3848
STORM INLET
RIM=618.71
IE 12" RCP NE=616.31
#3847
STORM INLET
RIM=619.13
IE 12" RCP SW=615.98
IE 12" RCP NE=616.13
IE 4" PVC SE=616.73
#3798
STORM INLET
RIM=619.10
IE 12" RCP SW=615.30
IE 12" RCP NE=615.35
#3800
STORM INLET
RIM=617.41
IE 12" RCP SW=614.76
IE 12" RCP NE=614.86
#3801
STORM MH
RIM=619.24
IE 36" RCP N=611.39
IE 36" RCP S=611.14
IE W, UNABLE TO SEE
#3779
STORM MH
RIM=616.68
IE 36" RCP N=611.61
IE 36" RCP S=611.53
IE 12" RCP W=613.51
#3785
STORM INLET
RIM=618.13
IE 12" RCP E=614.08
IE 12" RCP W=614.33
#3859
STORM INLET
RIM=618.04
IE 12" RCP E=614.59
IE 12" RCP W=614.49
#3854
STORM INLET
RIM=618.22
IE 12" RCP NE=615.52
#3776
STORM MH
RIM=615.72
IE 36" RCP N=611.50
IE 36" RCP S=611.32
IE 12" RCP W=612.86
#3767
STORM MH
RIM=615.85
IE 36" RCP N=611.74
IE 36" RCP S=611.55
IE 24" RCP W=612.41
#3872
STORM MH
RIM=616.59
IE 18" RCP E=613.54
IE 18" RCP W, UNABLE TO MEAS.
UNABLE TO OPEN STR.
#3870
STORM INLET
RIM=617.29
IE 12" RCP E, DEBRIS IN PIPE
UNABLE TO MEAS.
IE 12" RCP W=613.69
UNABLE TO OPEN STR.
#3883
STORM INLET
RIM=617.17
IE 12" IRON N=613.37
#3882
STORM INLET
RIM=617.19
IE 12" RCP N=613.36
IE 12" RCP S=613.39
IE 18" RCP W=613.09
IE 18" RCP E=612.26
#3881
STORM INLET
RIM=617.15
IE 12" RCP S=613.40
#3766
STORM INLET
RIM=617.21
IE 12" RCP E=613.17
CAN'T SEE ANY OTHER PIPES
#3775
STORM INLET
RIM=617.39
IE 12" RCP E=613.14
IE 12" RCP W=613.29
#3884
STORM INLET
RIM=616.40
IE 12" RCP E=614.45
#3876
SANITARY MH
RIM=615.10
IE 18" PVC N=603.90
IE 18" PVC S=603.70
#3894
STORM INLET
RIM=617.06
IE 12" RCP E=614.71
#3901
STORM INLET
RIM=617.15
IE 12" RCP E=614.10
#3900
SANITARY MH
RIM=616.34
IE 12" PVC N=604.38
IE 12" PVC S=604.40
#3692
SANITARY MH
RIM=617.08
IE 12" PVC N, S=605.28
#3690
STORM INLET
RIM=616.74
IE 12" RCP E=614.09
#3666
STORM MH
RIM=615.94
IE 18" RCP E, W=613.09
#3650
STORM INLET
RIM=616.76
IE 12" RCP E=614.26
#3631
STORM INLET
RIM=619.22
IE 12" RCP E=616.57
#3636
STORM INLET
RIM=619.89
IE 12" RCP E=616.49
IE 12" RCP W=616.59
#3391
STORM MH
RIM=618.84
IE 36" RCP N, S=611.54
IE 12" RCP W=613.14
#3390
STORM MH
RIM=616.85
IE 12" RCP E, W=613.15
#3389
STORM INLET
RIM=618.10
IE 12" RCP E=614.25
IE 12" RCP W=614.35
IE 6" CPP N=614.85
#3655
STORM INLET
RIM=618.11
IE 12" RCP E, W=614.31
#3671
STORM INLET
RIM=616.70
IE 12" RCP S=613.30
#3672
STORM INLET
RIM=616.72
IE 12" RCP N=613.22
IE 18" RCP E=613.12
IE 18" RCP W=613.17
#3361
STORM INLET
RIM=616.76
IE 12" RCP S=613.16
#3362
STORM MH
RIM=615.94
IE 18" RCP E=613.01
IE 18" RCP W=613.11
IE 12" RCP N=613.11
#3354
STORM INLET
RIM=615.35
IE 12" RCP S=613.00
#3353
STORM MH
RIM=615.72
IE 36" RCP N=611.42
IE 36" RCP S=611.22
IE 18" RCP W=611.72
#3352
STORM MH
RIM=615.45
IE 12" RCP N=612.60
IE 18" RCP E=612.90
IE 18" RCP W=612.45
#3331
STORM MH
RIM=616.00
IE 36" RCP N, S=611.20
IE 12" RCP W=612.95
#3338
STORM INLET
RIM=617.85
UNABLE TO OPEN
#3906
STORM INLET
RIM=618.45
IE 12" RCP E=614.95
IE 12" RCP W=615.15
#3731
STORM INLET
RIM=618.46
IE 12" RCP E, W=614.91
#3899
STORM INLET
RIM=618.21
IE 12" RCP E=614.31
IE 12" RCP W=614.16
#3741
STORM INLET
RIM=618.20
IE 12" RCP E=613.95
IE 12" RCP W=614.10
#3742
STORM MH
RIM=616.42
IE 36" RCP N, S=611.40
IE 12" RCP W=613.10
#3751
STORM INLET
RIM=615.92
IE 12" RCP W=612.87
IE 36" RCP N, S=611.42
#3749
STORM INLET
RIM=617.48
IE 12" RCP E=613.33
IE 12" RCP W=613.48
#3889
STORM INLET
RIM=617.48
IE 12" RCP E=613.58
IE 12" RCP W=613.63
#3849
SANITARY MH
RIM=620.51
IE 18" PVC NW=603.51
IE 18" PVC SE=603.36
#3865
STORM INLET
RIM=617.05
IE 12" RCP E=614.20
BOTTOM OF CREEK TO
TOP OF WALL =13.10'
TW=
TW=
TW=
WETLAND
WETLAND
SEE CULVERT PHOTO BELOW
617.8
3
617.07
B14
623.57
B16
617.30
B13
616.87
B12
619.31
B9
615.23
B10
#10107
STORM INLET
RIM=617.83
IE 12" RCP E, W=614.06
SBM#2
REVISIONS
DATENO.DESCRIPTION NO.DATE DESCRIPTIONPREPARED FOR:
of1" =SCALE:
PROJECT MANAGER:DRAFTING COMPLETED:
CHECKED BY:FIELD WORK COMPLETED:
DRAWN BY:SHEET NO.
Project No:
Group No:
7325 Janes Avenue, Suite 100Engineers
Scientists
Surveyors
v3co.com
630.724.0384 fax
630.724.9200 voice
Woodridge, IL 60517
Naperville, IL 60563
1804 N. Naper Boulevard, Suite 200
630.210.8888
K. Hovnanian Homes
CDB
5440'
WILLOW TREE FARM, PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY & TOPOGRAPHIC SURVEY
SPK
CDB
WILLOW TREE FARM
PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY & TOPOGRAPHIC SURVEY
OF
18250
08-02-18
08-13-18
VP01.1
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE STATE PLANE
COORDINATE SYSTEM (SPCS) NAD 83 (2011) ZONE 1201
(ILLINOIS EAST) WITH PROJECT ORIGIN AT:
LATITUDE: 41-36-28.62310 N
LONGITUDE: 88-14-26.06253 W
ELLIPSOID HEIGHT: 516.750
GROUND SCALE FACTOR 1.0000489239
ALL MEASUREMENTS ARE ON THE GROUND.
ASPHALT PAVING OR WATER (LABELED)
EXISTING CONTOUR LINE
EXISTING FENCELINE (CHAIN LINK)
EXISTING FENCELINE (WOOD)
EXISTING FENCELINE (WIRE)
UNDERGROUND CABLE TV
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
CURB
700
EXISTING BUILDING
MARSH AREA
WETLANDS
DEPRESSED CURB
UNPAVED ROAD
CONCRETE
W
OH
G
E
T
CATV
WATER MAIN
EDGE OF WATER
OVERHEAD WIRES
SANITARY SEWER
STORM SEWER
RAILROAD TRACKS
GAS MAIN
GUARDRAIL
EXISTING SPOT ELEVATION
CMP CORRUGATED METAL PIPE
RCP REINFORCED CONCRETE PIPE
FES FLARED END SECTION
EXISTING EDGE OF PAVEMENT ELEVATION
EXISTING TOP OF CURB ELEVATION
CONC. CONCRETE
DUCTILE IRON PIPE
STORM DRAIN
SANITARY SEWERSAN
DIP
SD
INV INVERT
BW BOTTOM OF WALL
BIT. BITUMINOUS
MH MANHOLE
CW CONCRETE WALK
TW TOP OF WALL
TP TOP OF PIPE
BW BACK OF WALK
782.6
2
782.62
782.12
VCP VITRIFIED CLAY PIPE
EP EDGE OF PAVEMENT
TC TOP OF CURB
GUT GUTTER
F.L. FLOW LINE
DEP DEPRESSED CURB
FRM. FRAME
BRK. BRICK
A.P. ACCESSIBLE PARKING
T.F. TOP OF FOUNDATION
F.F. FINISHED FLOOR
ABBREVIATIONS
LEGEND
CB CHORD BEARING
N NORTH
S SOUTH
E EAST
W WEST
R RADIUS
A ARC LENGTH
P.U.E. PUBLIC UTILITY EASEMENT
U.E. UTILITY EASEMENT
D.E. DRAINAGE EASEMENT
PT POINT OF TANGENCY
PC POINT OF CURVATURE
PRC POINT OF REVERSE CURVATURE
PCC POINT OF COMPOUND CURVATURE
INFORMATION TAKEN FROM DEED
EXCEPTION TO BLANKET EASEMENT
M.U.E. MUNICIPAL UTILITY EASEMENT
I.E. INGRESS & EGRESS EASEMENT
<DEED>
[CALC]CALCULATED DATUM
MEASURED DATUM
(REC)RECORD DATUM
MEAS.
ETBE
GUY POLE
UTILITY POLE
TRAFFIC LIGHT
FIBER OPTIC CABLE LINE
WATER METER
PUBLIC PAY TELEPHONE
PARKING METER
GAS METER
HEADWALL
TELEPHONE PEDESTAL
MAILBOX
T
CABLE TV PEDESTAL
TRAFFIC LIGHT POLE
LIGHT STANDARD
ELECTRIC MANHOLE
TELEPHONE MANHOLE
ELECTRIC METER
TRAFFIC CONTROL VAULT
TRANSFORMER PAD
PAINTED TELEPHONE LINE
PAINTED ELECTRIC LINE
TRAFFIC CONTROL BOX
ELECTRIC PEDESTAL
ELECTRIC VAULT
ELECTRICAL JUNCTION BOX
ELECTRIC SERVICE OUTLET BOX
HANDHOLE
POWER POLE
ANCHOR
BASKETBALL HOOP
W
W/ TRUNK SIZE
W/ TRUNK SIZE
DECIDUOUS TREE
PIPELINE MARKER
PAINTED GAS LINE
GAS VALVE VAULT
NON-DECIDUOUS TREE
GAS VALVE
GAS METER
12"
11"
G
E
E
WATER VALVE
WATER VALVE VAULT
PAINTED WATER LINE
SPRINKLER HEAD
WETLAND MARKER
MONITORING WELL
POST INDICATOR VALVE
WELL HEAD
HOSE BIB
M
P
POST
B-BOX
SIGN
HYDRANT
EO
B
TP
T
T
EV
JB
T
C
STORM INLET
SANITARY MANHOLE
STORM MANHOLE
CURB INLET
FLARED END SECTION
FLAGPOLE
CLEANOUT
QUARTER SECTION CORNER710 11
3 2 SECTION CORNER
AC
TP
AIR CONDITIONER PAD/UNIT
ELECTRIC TRANSFORMER PAD
PT
F
E
G
G
BUSH
SOIL BORING HOLE W/ NUMBER
xxxx
UNDERGROUND CABLE TV(ATLAS INFO.)
UNDERGROUND FIBER OPTIC CABLE(ATLAS)
UNDERGROUND ELECTRIC(ATLAS INFO.)
UNDERGROUND TELEPHONE(ATLAS INFO.)
GAS MAIN(ATLAS INFO.)
WATER MAIN (ATLAS INFO.)
SANITARY SEWER(ATLAS INFO.)
STORM SEWER(ATLAS INFO.)
(CATV)
(FO)
(E)
(T)
(G)
(W)
(SAN)
(STM)
FOUND IRON ROD
FOUND PK NAIL
SET TRAVERSE POINT
FOUND DISK IN CONCRETE
FOUND ROW MARKER
FOUND RAILROAD SPIKE
SET PK NAIL
SET IRON PIPE
FOUND IRON BAR
FOUND BRASS DISC
SET CONCRETE MONUMENT WITH BRASS DISC
FOUND IRON PIPEFIP
SIP
SBM
FIB
SPK
FBD
FIR
FPK
FRS
TP
SET CONCRETE MONUMENT WITH IRON PIPESCM
FOUND CUT CROSSFCC
FOUND MAG NAILFMG
SET MAG NAILSMG
PROPERTY LINE
EXISTING LOT LINE
PROPOSED EASEMENT LINE
EX. & PRO. BUILDING SETBACK LINE
EXISTING EASEMENT LINE
SECTION LINE
PROPOSED LOT LINE
EX. & PRO. CENTERLINE
EXISTING RIGHT-OF-WAY LINE
PROPOSED RIGHT-OF-WAY LINE
GRAPHIC SCALE
PART OF THE WEST HALF OF THE NORTHWEST FRACTIONAL QUARTER OF SECTION 17, TOWNSHIP 36
NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN WILL COUNTY, ILLINOIS.
DRAUDEN RD. EAST CULVERTDRAUDEN RD. WEST CULVERT
1 08/20/18 ADDED SOIL BORING
2 12/07/18 ADDED WM ASBUILT INFO & SOIL MAP
34
FIR 5/8
FIR 5/8
FIR 5/8
FIR 5/8 BENT
FIR 5/8
FIR 5/8
619.2
619.1
619.0
619.0
619.3
619.5
619.7
620.2
620.4
620.6
620.6
620.4
620.1
619.6
619.2
618.5
618.0
617.6
617.3
616.9
616.4
616.1
615.8
615.2
615.2
615.1
615.5
615.8
616.1
616.6
617.1
617.4
617.9
618.5
619.1
619.7
620.1
620.5
620.6
620.5
620.3
619.9
619.7
619.3
619.1
618.9
618.8
618.9
619.0
618.7
618.6
618.7
618.7
618.8
619.0
619.1
619.4
619.5
619.8
619.7
619.6
619.4
618.8
618.4
617.8
617.2
616.6
616.0
615.6
615.3
614.8
614.7
614.9
615.4
615.9
616.5
617.2
617.8
618.4
618.8
619.2
619.3
619.3
619.1
618.9
618.8
618.5
618.5
618.4
618.4
618.4
618.5
618.8
618.7
618.8
618.6
618.5
618.2
617.8
617.5
617.5
617.4
617.7
617.8
617.9
617.8
617.6
617.3
616.9
616.2
615.5
615.2
614.9
614.6
614.1
614.4
614.8
615.2
615.7
616.1
616.4
616.5
616.7
616.4
617.0
617.4
617.8
618.0
618.4
618.8
618.9
618.8
618.6
617.8
618.1
618.2
618.3
618.2
617.8
617.4
617.1
616.8
616.6
616.5
616.6
616.4
616.0
615.5
614.9
614.3
614.1
613.4
613.5 613.0
613.3
613.8
614.1
614.7
614.9
615.5
615.6
615.8
616.0
616.1
616.3
616.6
617.0
617.3
617.5
617.5
617.3
617.0
616.2
616.3
616.7
616.7
616.4
616.2
615.7
615.6
615.3
615.3
615.2
615.0
614.8
614.5
614.1
613.7
613.3
612.8
612.7
612.8
612.8
612.9
613.1
613.3
613.9
613.9
614.6
614.8
615.0
615.2
615.4
615.4
615.4
615.6
615.6
615.9
615.9
616.2
616.0
616.0
616.3
616.0
615.7
615.3
615.3
615.2
615.0
614.9
614.8
614.8
614.9
615.0
614.9
614.6
614.3
614.1
613.7
613.3
613.2
612.7
612.9
612.8
612.9
613.3
613.7
614.0
614.4
614.6
614.8
614.8
614.9
614.8
614.6
614.9
615.0
615.3
615.5
615.7
615.7
616.0
616.4
616.1
615.7
615.2
615.2
615.0
614.8
614.8
614.6
614.0
614.4
615.0
615.2
615.2
615.0
614.9
614.4
614.1
613.6
612.9
612.5
612.7
612.3
612.4
613.1
613.1
613.4
613.7
614.2
614.4
614.6
614.4
614.2
613.9
613.7
613.6
613.7
613.7
613.6
613.9
614.0
614.5
615.2 613.6
613.7
613.6
613.5
613.7
613.7
613.7
613.7
613.6
613.9
614.2
614.0
613.5
613.0
612.7
612.7
612.7
612.5
612.6
612.4
612.5
612.4
612.6
612.8
612.9
612.9
613.0
613.2
613.7
614.1
613.8
613.4
613.6
613.5
613.7
613.9
613.7
613.6
613.5
613.5
613.6
613.6
613.7
614.0
613.8
613.9
613.6
613.5
613.8
614.1
613.6
613.3
613.2
612.9
612.9
612.9
612.6
612.5
612.3
612.4
612.5612.4
612.6
612.5
612.8612.7
612.9
612.8
612.9
612.6
612.9613.0613.1613.5613.7
613.9
614.5
614.7
614.9
614.8
614.8
614.7
614.7
615.1
615.1615.0
614.9
615.2
615.3
615.2
615.1
615.6
615.7
615.5
615.2
614.9
614.8
615.0
615.3
615.3
615.0
615.1 615.1 615.3 615.3 615.3 615.2
615.3
615.1
615.1
614.9
614.8
614.4
614.3
614.2
614.1
613.9
613.7
613.7
613.6
613.2
613.2
612.9
612.9
612.8
613.2
613.2
613.2
613.4
613.7
614.1
614.4
614.7
614.9
615.2
615.3
615.5
615.7
615.9
616.1
616.4616.5616.5616.7
616.6
616.6
616.3
616.4
616.5
616.5
616.4
616.2
616.0
616.1
616.3
616.7
616.6
616.4
616.4
616.3
616.2
616.2
618.0 618.3 618.5 618.9 619.0 619.5 619.5 619.7 619.8 619.8
620.1
620.4 620.6 620.8 621.1 621.3 621.5 621.7 621.7 621.8 621.4 621.0 620.5 619.9 619.3 618.7 618.2 617.2 616.5 615.9 615.1 614.5
613.7
614.0
614.7
615.5616.4617.2
617.9618.6619.2
620.0620.5620.9620.8620.8620.5620.3620.1619.7619.4619.2
618.9618.5
618.4618.3618.2618.1617.9
617.6617.4617.3
616.7616.5
617.1
617.1
617.1
617.3
616.9 616.9
617.1
617.2
617.6
618.0 618.1 618.3 618.8 619.0 619.2 619.2 619.3 619.1 618.5 617.8 617.3 616.6
616.1
615.7
615.8
616.2616.4
617.1617.4
617.8617.8
617.8
617.8
617.5
617.4
617.2
617.4
617.2
617.1
617.2
617.5
617.4617.4
617.3
617.3
618.8 619.1 619.4 619.7 620.0 620.3 620.4 620.6 620.7 620.9 620.9 621.2 621.5 621.6 621.8 621.9 621.9 621.9 621.7 621.4 621.0 620.7 620.1 619.7 619.2 618.6 618.2 617.7 616.8
618.2
2
618.3
2618.7
8
618.6
2
618.9
619.1
619.5619.9620.2
620.8621.2621.6
621.9
622.1
622.3622.5622.7
622.6622.7622.5622.3
622.2622.2622.0
621.8621.8
621.5621.3621.0620.9
620.6620.2
621.7 622.2 622.0 622.1 622.4 622.7 622.7 622.6 622.8 623.0 623.0 623.5 623.6 622.9 622.7 622.4 622.2 622.2 621.9 621.6 621.2 620.7 620.3 619.8 619.4 619.0 618.6 618.1 617.5 616.6 615.8 614.9 614.3 614.0 614.5 614.7
615.6615.2614.4614.6615.2616.4617.1
617.7
618.1618.6618.9
619.3619.9620.4620.8
621.1621.6
622.1
622.3622.4
623.3
623.2
623.6
623.6
623.6 623.0 622.4 621.8 621.7 621.5 621.2 620.8 620.6 620.0 619.5 619.0 618.3 617.9 617.3 616.9 616.1 615.4 614.7 614.7 615.3 616.1 616.5
617.1616.3615.5
614.8
615.1
615.5
615.9
616.3
616.8
617.3
617.9
618.4
618.9
619.5
620.0
620.4
620.6
620.9
621.3621.5
621.7
622.2
622.4622.4 622.0 621.8 621.5 621.0 620.9 620.7 620.3 619.8 619.1 618.6 618.0 617.5 617.2 616.4 615.8 615.3 615.2
614.9
615.7
616.7
617.6
618.3
618.8
618.9
618.3
618.8
618.9618.3
617.7
618.0618.2617.7
617.7
617.8
616.9617.3
616.9
617.5617.7
617.6
617.7
617.4
617.8
618.5
618.6
619.1619.7
619.7
620.4
621.0621.5
621.5
621.9
622.2
622.8
622.7
622.8
622.4 622.0 621.6 621.2 620.8 620.4 620.1 619.7 619.4 619.2 618.8 618.5 618.4 618.2 617.9 618.0 617.5 617.5 618.0 617.9 617.6 617.8 617.9 617.9 617.9 618.1 618.5 618.5 618.8 618.8
619.0618.8618.5618.4618.0
617.9
618.0617.8
617.8
617.9617.9
618.0
618.1
617.6
617.9617.8
618.1
618.2
618.4
618.6
619.0
619.3
619.6
620.0
620.4
620.7
621.1
621.5
621.9
622.3
622.6622.8
623.0
622.7 622.4 621.8 621.3 620.7 620.2 619.7 619.2 619.1 618.7 618.5 618.4 618.4 618.2 618.3 618.3 618.2 618.3 618.3 618.2 618.1 618.2 618.2 618.4 618.4 618.4 618.4 618.6 618.6 618.8
619.1
618.9
618.8
618.6618.3
618.3
618.3
618.2
618.1618.0
618.2618.2
618.0617.7617.7618.0
618.3
618.3618.5
618.9
619.7
619.9
620.1
620.6
621.0
621.4
621.8
622.2
622.3
621.8 621.3 620.9 620.6
620.4
620.0 619.6
619.2
619.0 618.7 618.6 618.4 618.1 617.9 617.7 617.7 617.7 617.7
617.4
616.9617.2617.4
0
616.9
8
617.7
8
619.0
618.5
617.8
617.4
616.5
616.3
614.0
613.5
613.1
613.4
613.0
613.1
613.8
614.5
615.1
615.6
615.8
616.1
616.7
617.1
617.7
618.0
617.8
617.3
616.7
616.3
615.7
615.3
615.1
614.7
613.8
613.3
613.2
613.5
613.8
613.9
614.1
614.6
614.5
614.0
613.6
613.5613.5613.9614.6615.2616.0
616.7
616.0 615.1 614.3 613.7
622.5
622.4
622.5
623.1
623.9
623.6
623.6623.0
623.7
623.9
623.8
623.7
624.1
624.1
624.3
623.7623.5
623.2
622.9622.4
621.8 622.3 622.6 623.1
623.4
623.8
623.3
623.5
623.8
623.2
623.1
623.0
623.2 623.1
623.2
623.6
623.4
623.7
622.6
621.8
622.6
623.1
623.3
623.4
623.4
623.3622.8623.1
622.8
622.5
623.3
623.2623.2622.7622.7622.8
622.4621.8
621.6 622.0 622.2 622.5 622.8
623.1
623.6
623.4622.8
622.6622.2622.0
613.4
613.3
613.4
613.8
613.3
613.7
613.3
612.5
612.7
612.2
612.1
611.9
611.9
611.9
611.6
612.0
611.7
611.7
611.8
611.5
611.6
611.8
611.1
612.2612.1
612.6
613.1
613.7
614.1
614.4
614.6
615.0
615.4
615.8
615.8
615.4
615.0
614.5
614.3
614.0
614.5
614.8
615.2
615.5
615.8
616.1
616.2
615.9
615.7
615.3
614.9
614.6
614.5
614.5
614.7
615.0
615.3
615.9
616.6
616.9
616.7
616.3
616.1
615.7
615.4
615.0
614.5
614.1
613.1
612.6
613.4
614.1
614.7
615.0
615.8
616.3
616.7
617.0
617.4
617.3
617.2
616.9
616.4
615.9
615.6
615.4
615.2
615.2
615.3
615.2
615.4
615.5
615.7
616.5
616.3
616.5
616.4
616.5
616.6
616.8
617.1
617.3
617.4
617.6
617.9
618.1
618.4
618.5
618.5
618.2
617.7
617.2
616.5
615.6
614.7
614.2
614.1 614.1
614.5
615.5
616.3
617.1
618.0
618.7
619.2
619.1
619.1
618.9
618.5
618.2
617.8
617.8
617.8
617.5
617.4
617.3
617.1
616.8
616.6
616.7
616.5
614.5
614.4
614.4
614.2
614.1
613.9
613.8
613.5
613.4
613.4
613.2
613.1
613.4
613.4
613.5
613.6
613.9
614.1
614.4
614.8
615.0
615.1
614.6
614.7
614.6
614.2
613.8
613.5
613.3
613.3
614.8
615.3
615.5 617.1
8
617.6
616.9616.6
616.8
617.4
617.3
8
616.7 618.0
617.9
616.8617.2
617.9 617.8
8
616.8
8 617.3
6
617.6 617.9
5
617.7
618.2
618.1
2
617.9
7
618.7
4
618.6
7
618.6
2
618.4
619.1
619.1
8
619.1
619.1
4
619.0
7
618.4
617.9
618.3
618.8
618.2
6
618.0
617.4
616.2
614.8
614.5
613.8
613.4
613.2
612.9
623.7
623.4
623.8
622.7
622.7
623.0
623.6
623.4
624.3
624.4
624.4
624.0
624.1
624.0
ROWLEY ROAD623.7
623.2
619.1
7
619.0 619.4
619.5
619.2
619.3
4
619.3
5
619.3
7
619.4
2
619.3
0
619.3
2
619.0
6
618.2
618.5
618.9
618.9
617.8
616.1
618.3
615.3
616.3
614.7
4
613.8
613.8
612.0
610.6
611.6
611.6
610.4
612.6
607.7
607.9
2
611.7
611.0
610.3
607.7
607.6607.6
607.3607.9611.4611.4
607.5
607.3
611.3
607.9
606.6
611.8
607.8
607.6
607.8
612.8
612.1
610.6 611.5
FIP 3/4
610.4
612.1
612.0
5
612.1
4
612.6
612.8
612.4
3
612.7 612.4
614.4 614.5
1 614.2 613.9614.0
615.2615.6
7
615.8
617.2
617.0
5
617.2
616.9
7
617.3
6
617.8
618.3 618.0
5
618.7
619.2
7 618.8 618.3
618.6
0
622.8
2
623.1
622.8
622.8
623.4
623.0623.5
623.7
623.9
612.2
615.3
614.2
614.0
615.2
614.5
612.8
614.9
615.1
614.9
613.4
614.4
612.9
613.3
612.8
612.8
614.4
613.0
614.7
614.8
613.6
612.7
614.4
613.4
613.4
614.7
612.5
612.8
612.8
612.8
612.6
612.4
612.4
613.7
612.2
612.7
609.9 610.2612.2
611.9
612.5
612.7
612.3
611.8
612.7
4
612.5
9
612.7
609.0
FIP 1
608.3609.8
2
609.4
8
611.6
612.2
612.0
611.5
612.0
610.8
612.5
608.6
608.6
611.4
612.6
613.8
611.1
609.6
607.8
609.1608.2
610.6
612.7
612.6
613.2
612.9
612.6
613.5
612.5
611.8 609.3
608.2
608.0
611.0
611.9
612.7
613.1
614.1
612.7
613.1
612.9
611.6
608.2
608.4
609.9
612.5
612.9
613.2
614.2
614.6
613.6
614.1
612.1
609.3
615.6
612.1
609.1
609.4
612.7
612.7
615.4
614.7
614.4
615.0
615.0
613.9
613.1
612.6
614.1
613.0
613.9
614.3
613.9
612.7
614.6
614.7
615.0
612.7
614.1
614.7
615.0
614.0
615.1
614.4
614.3
614.9
614.8613.9
612.7
612.8
613.7
614.9
614.3
615.0
613.5
613.4613.5
613.8
613.5
613.3
613.0
613.1
612.6613.2
613.6
613.5 613.2 612.6 612.7
612.1
613.2
613.0
613.9
613.1
613.1 612.7 613.2
612.1
611.7612.4
613.0
613.0
612.8 612.2 611.6
611.6
611.7
611.9
612.0
612.4
612.4
612.1
611.5
611.8611.8
612.1
612.0
611.8
611.6
612.0
611.8
611.4
620.5
621.2
621.8
622.3
622.8623.3623.7624.2623.9623.3622.6
ELEC. BOX
EDGE OF FIE
L
D
EDGE OF FIELD EDGE OF FIELDOLD WIRE FENCECHAIN
LINK FENCE
WOOD
FENCE
WROUGHT
IRON
FENCE
EDGE OF FIELD
CREEK
GRAVEL
12" CPP
IE=609.48
12" PVC
IE=609.82SHEET 2SHEET 3SHEET 5
SHEET 2
SHEET 5SHEET 4GRAVEL
EXISTING
BUILDING
SHED
FES
IE=607.92
610 610 615615
61
5
61561561
5
615 615
615
615 62062
0
620620
620
620
611
611
612
612
612
6
1
2
612
612
613
613
613
6136
1
3
613
613 613
613
613
614
614
614
6
1
4
614
614
614
614
614
614
616
6166166
1
6
616 616616 617617
617
61
7
617617
617
6
1
8
618618
618
61861861
8
6186196
1
9
619619
619
619
621621
621
621
622622
62
3
623
623624624623622623 622 621620
621 619618617618619620
618
616
617
618
6186156156166216206
2
2 6156146166
1
5 6156126126136
1
3
6
1
3
6
1
3
6136
1
4
61
4
6166166176176186
1
8 619619615615615613614616617
618
614615616 615614FIR 5/8
614.1
614.1
612.9 612.9
613.1
613.7
612.6
612.2
612.1
612.1
612.1
612.6
612.8
612.1
611.9
611.8
611.3
611.4
611.4
611.6
611.2
610.2
612.7
611.4
613.8
612.3
608.6610.3
609.7
609.2
609.8
609.8
609.1609.8610.1 612.0
612.2
611.3
610.5
609.8
611.1
611.1
612.1
611.6609.3
609.1
610.3
610.8
611.2
610.5
610.0
611.3
611.3
611.4
609.9
608.0
607.4 607.5
610.4
612.5
612.5
611.2610.8
609.7
609.8
610.2
610.6
612.8
611.8
609.6609.2609.0610.7613.2
614.5
614.9
615.4
614.7
613.6611.9
609.5
609.1
609.5
611.2
614.9
614.7
614.9
614.4
612.9
612.0
609.6 609.3
610.0 611.5
614.3
614.5
614.7
615.0
613.7
614.4
613.9612.5
610.3
608.2608.1
608.4
610.7612.6614.5
614.5
612.9
612.6
612.7
614.1
612.7
609.9
609.2
613.2
612.4
612.9
612.4
613.9
612.3
609.6
608.7 608.8
609.5
612.5
615.5
614.9
613.5
612.0
608.9
615.3
614.9
614.5
613.0611.7
608.1608.3
608.0609.2
612.6
611.8
612.7
612.2
612.7
610.5
610.2
608.1
608.0
608.2
613.7
614.0
612.2
612.1
612.3
609.7607.9
608.1
607.6
609.3
612.4
613.4
612.0
609.2
613.4
612.1
608.1
607.5
611.6
611.7
612.5
612.1
612.0
610.6
607.6
607.3
607.3
607.7
608.1
611.9 611.7 611.7
610.9
610.1
607.6
607.3 606.6
606.9
606.9
607.5
610.5
611.8
612.5
611.6611.2
608.0
607.4606.8
606.8607.2
607.3607.6610.3
611.2
611.2
610.9610.9608.1607.0607.8611.4
612.0
611.7
607.3
607.4
607.5
611.2
612.0
4
612.6
610.9
607.4
607.8610.8
607.5
607.9
611.3
606.9
606.4
606.6
607.6
608.8
608.9
610.9
612.3
7
613.0 612.2
611.6
611.6
608.7
607.8
WETLAND
WETLAND
623.57
B16
619.95
B15
617.30
B13
619.31
B9
615.23
B10
617.17
B11
REVISIONS
DATENO.DESCRIPTION NO.DATE DESCRIPTIONPREPARED FOR:
of1" =SCALE:
PROJECT MANAGER:DRAFTING COMPLETED:
CHECKED BY:FIELD WORK COMPLETED:
DRAWN BY:SHEET NO.
Project No:
Group No:
7325 Janes Avenue, Suite 100Engineers
Scientists
Surveyors
v3co.com
630.724.0384 fax
630.724.9200 voice
Woodridge, IL 60517
Naperville, IL 60563
1804 N. Naper Boulevard, Suite 200
630.210.8888
K. Hovnanian Homes
CDB
5540'
WILLOW TREE FARM, PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY & TOPOGRAPHIC SURVEY
SPK
CDB
WILLOW TREE FARM
PLAINFIELD, IL
ALTA/NSPS LAND TITLE SURVEY & TOPOGRAPHIC SURVEY
OF
18250
08-02-18
08-13-18
VP01.1
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE STATE PLANE
COORDINATE SYSTEM (SPCS) NAD 83 (2011) ZONE 1201
(ILLINOIS EAST) WITH PROJECT ORIGIN AT:
LATITUDE: 41-36-28.62310 N
LONGITUDE: 88-14-26.06253 W
ELLIPSOID HEIGHT: 516.750
GROUND SCALE FACTOR 1.0000489239
ALL MEASUREMENTS ARE ON THE GROUND.
ASPHALT PAVING OR WATER (LABELED)
EXISTING CONTOUR LINE
EXISTING FENCELINE (CHAIN LINK)
EXISTING FENCELINE (WOOD)
EXISTING FENCELINE (WIRE)
UNDERGROUND CABLE TV
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
CURB
700
EXISTING BUILDING
MARSH AREA
WETLANDS
DEPRESSED CURB
UNPAVED ROAD
CONCRETE
W
OH
G
E
T
CATV
WATER MAIN
EDGE OF WATER
OVERHEAD WIRES
SANITARY SEWER
STORM SEWER
RAILROAD TRACKS
GAS MAIN
GUARDRAIL
EXISTING SPOT ELEVATION
CMP CORRUGATED METAL PIPE
RCP REINFORCED CONCRETE PIPE
FES FLARED END SECTION
EXISTING EDGE OF PAVEMENT ELEVATION
EXISTING TOP OF CURB ELEVATION
CONC. CONCRETE
DUCTILE IRON PIPE
STORM DRAIN
SANITARY SEWERSAN
DIP
SD
INV INVERT
BW BOTTOM OF WALL
BIT. BITUMINOUS
MH MANHOLE
CW CONCRETE WALK
TW TOP OF WALL
TP TOP OF PIPE
BW BACK OF WALK
782.6
2
782.62
782.12
VCP VITRIFIED CLAY PIPE
EP EDGE OF PAVEMENT
TC TOP OF CURB
GUT GUTTER
F.L. FLOW LINE
DEP DEPRESSED CURB
FRM. FRAME
BRK. BRICK
A.P. ACCESSIBLE PARKING
T.F. TOP OF FOUNDATION
F.F. FINISHED FLOOR
ABBREVIATIONS
LEGEND
CB CHORD BEARING
N NORTH
S SOUTH
E EAST
W WEST
R RADIUS
A ARC LENGTH
P.U.E. PUBLIC UTILITY EASEMENT
U.E. UTILITY EASEMENT
D.E. DRAINAGE EASEMENT
PT POINT OF TANGENCY
PC POINT OF CURVATURE
PRC POINT OF REVERSE CURVATURE
PCC POINT OF COMPOUND CURVATURE
INFORMATION TAKEN FROM DEED
EXCEPTION TO BLANKET EASEMENT
M.U.E. MUNICIPAL UTILITY EASEMENT
I.E. INGRESS & EGRESS EASEMENT
<DEED>
[CALC]CALCULATED DATUM
MEASURED DATUM
(REC)RECORD DATUM
MEAS.
ETBE
GUY POLE
UTILITY POLE
TRAFFIC LIGHT
FIBER OPTIC CABLE LINE
WATER METER
PUBLIC PAY TELEPHONE
PARKING METER
GAS METER
HEADWALL
TELEPHONE PEDESTAL
MAILBOX
T
CABLE TV PEDESTAL
TRAFFIC LIGHT POLE
LIGHT STANDARD
ELECTRIC MANHOLE
TELEPHONE MANHOLE
ELECTRIC METER
TRAFFIC CONTROL VAULT
TRANSFORMER PAD
PAINTED TELEPHONE LINE
PAINTED ELECTRIC LINE
TRAFFIC CONTROL BOX
ELECTRIC PEDESTAL
ELECTRIC VAULT
ELECTRICAL JUNCTION BOX
ELECTRIC SERVICE OUTLET BOX
HANDHOLE
POWER POLE
ANCHOR
BASKETBALL HOOP
W
W/ TRUNK SIZE
W/ TRUNK SIZE
DECIDUOUS TREE
PIPELINE MARKER
PAINTED GAS LINE
GAS VALVE VAULT
NON-DECIDUOUS TREE
GAS VALVE
GAS METER
12"
11"
G
E
E
WATER VALVE
WATER VALVE VAULT
PAINTED WATER LINE
SPRINKLER HEAD
WETLAND MARKER
MONITORING WELL
POST INDICATOR VALVE
WELL HEAD
HOSE BIB
M
P
POST
B-BOX
SIGN
HYDRANT
EO
B
TP
T
T
EV
JB
T
C
STORM INLET
SANITARY MANHOLE
STORM MANHOLE
CURB INLET
FLARED END SECTION
FLAGPOLE
CLEANOUT
QUARTER SECTION CORNER710 11
3 2 SECTION CORNER
AC
TP
AIR CONDITIONER PAD/UNIT
ELECTRIC TRANSFORMER PAD
PT
F
E
G
G
BUSH
SOIL BORING HOLE
W/ NUMBER
xxxx
UNDERGROUND CABLE TV(ATLAS INFO.)
UNDERGROUND FIBER OPTIC CABLE(ATLAS)
UNDERGROUND ELECTRIC(ATLAS INFO.)
UNDERGROUND TELEPHONE(ATLAS INFO.)
GAS MAIN(ATLAS INFO.)
WATER MAIN (ATLAS INFO.)
SANITARY SEWER(ATLAS INFO.)
STORM SEWER(ATLAS INFO.)
(CATV)
(FO)
(E)
(T)
(G)
(W)
(SAN)
(STM)
FOUND IRON ROD
FOUND PK NAIL
SET TRAVERSE POINT
FOUND DISK IN CONCRETE
FOUND ROW MARKER
FOUND RAILROAD SPIKE
SET PK NAIL
SET IRON PIPE
FOUND IRON BAR
FOUND BRASS DISC
SET CONCRETE MONUMENT WITH BRASS DISC
FOUND IRON PIPEFIP
SIP
SBM
FIB
SPK
FBD
FIR
FPK
FRS
TP
SET CONCRETE MONUMENT WITH IRON PIPESCM
FOUND CUT CROSSFCC
FOUND MAG NAILFMG
SET MAG NAILSMG
PROPERTY LINE
EXISTING LOT LINE
PROPOSED EASEMENT LINE
EX. & PRO. BUILDING SETBACK LINE
EXISTING EASEMENT LINE
SECTION LINE
PROPOSED LOT LINE
EX. & PRO. CENTERLINE
EXISTING RIGHT-OF-WAY LINE
PROPOSED RIGHT-OF-WAY LINE
GRAPHIC SCALE
PART OF THE WEST HALF OF THE NORTHWEST FRACTIONAL QUARTER OF SECTION 17, TOWNSHIP 36
NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN WILL COUNTY, ILLINOIS.
1 08/20/18 ADDED SOIL BORING
2 12/07/18 ADDED WM ASBUILT INFO & SOIL MAP
35
APPARENT 33' PRESCRIPTIVE EASEMENT AS MONUMENTEDA=335.71'R=690.00'CB=N15°48'51"WS88° 16' 22"W 1173.97'S01° 44' 32"E 2325.89'N88° 15' 37"E 170.00'S01° 44' 32"E 310.00'N88° 15' 37"E 522.10'N01° 40' 08"W 692.00'N88° 15' 37"E 565.58'N01° 52' 32"W 1621.21'LOCKPORT STREET
DRAUDEN ROAD33'ROWLEY ROAD
UNSU
B
DI
VI
D
E
D
HERE
B
Y
A
N
N
E
X
E
D
T
O
T
H
E
VI
L
L
A
G
E
O
F
P
L
AI
N
FI
E
L
D, I
L
LI
N
OI
S
(IL RTE. 126)
LOT 1
D. JACKSON SUB.
DOC. R69-009060
UNS
U
B
DI
VI
D
E
D
UNS
U
B
DI
VI
D
E
DWHISPERING CREEK SUBDIVISIONUNIT 2DOC. R77-017416220
221
222
223
224
225
226
227
228
229
230
23166'232
(170')
(315')
(315')(250.58')(692')(692')UNSU
B
DI
VI
D
E
D
N. LINE OF SEC. 17-36-9
E. LINE OF W. 1/2 OF THE NW 1/4 OF SEC. 17-36-9W. LINE OF SEC. 17-36-9692.00'EXCE
P
TI
O
N
64.42'N01° 40' 08"W 1943.60'(1621.32')(A=335.76')(CB=S15° 48' 20"E)(N01° 39' 31"W)(1943.80')(N88° 15' 57"E)(S01° 51' 55"E)(CH=332.45')S. LINE OF THE NW 1/4 OF SEC. 17-36-9
(S88° 15' 57"W)
48.55'151.50'
EXCE
P
TI
O
N
310.00'W. LINE OF THE E. 170.0 FEET OFW. 1/2 OF THE NW 1/4 OF SEC. 17-36-9NE COR.
OF W 1/2 OF NW 1/4
OF SEC. 17-36-9
SOUTH R.O.W. LINE PER DOC. 484644 AND AS OCCUPIED AND MONUMENTED 31.28'31.28'WEST LINE OF DRAUDEN ROADAREA ANNEXED PER DOC. NO. R2009-062504
VILLAGE OF PLAINFIELD
151.50'
APPARENT 33' RIGHT-OF-WAY AS SHOWN ON TAX MAP
33'HE
R
E
B
Y
A
N
N
E
X
E
D
T
O
T
H
E
V
I
L
L
AG
E
O
F
P
L
A
I
N
F
I
E
L
D
,
I
L
L
I
NO
I
S
170.00'40'522.05'40'1325.51'VILLAGE OF PLAINFIELD54.24'65.63'
1257.79'34.00'1258.47'416.00'1609.89'33'300.00'300.00'N. LINE OF THE SW 1/4 OF SEC. 17-36-9
E. LINE OF W. 1/2 OF THE SW 1/4 OF SEC. 17-36-9W. LINE OF THE SW 1/4 OF SEC. 17-36-91609.68'726.00'1026'300'1609.64'P
A
R
C
E
L
1
PARCEL 1
PARCEL 2NORTH R.O.W. LINE
PARC
E
L
3
PARCEL 4
SOUTHEAST
CORNER OF THE NE
1/4 OF SEC. 18-36-9 PARCEL 5630'
S. LINE OF
PROPERTY
ANNEXED TO THE
VILLAGE OF
PLAINFIELD PER
DOC. NO.
R2009-062504
E. LINE OF SE 14 SEC. 18-36-9PIN 06-03-17-100-025
PIN 06-03-17-100-025
PIN 06-03-17-100-025
PIN 06-03-17-300-001 PIN 06-03-17-100-015PIN 06-03-18-200-004PIN 06-03-18-200-005PIN 06-03-18-200-005PIN 06-03-17-100-020 PIN 06-03-17-100-019
SUNSHINE
COURT
S. LINE OF THE W. 1/2 SW 1/4 OF SEC. 8-36-9
S.E. COR.
OF W 1/2 OF SW 1/4
OF SEC. 8-36-9
PIN 06-03-17-100-026
S. LINE OF THE NE 1/4 OF
SEC. 18-36-9
VICINITY MAP
NOT TO SCALE
AREA
GRAPHIC SCALE
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE STATE PLANE
COORDINATE SYSTEM (SPCS) NAD 83 (2011) ZONE 1201
(ILLINOIS EAST) WITH PROJECT ORIGIN AT:
LATITUDE: 41-36-28.62310 N
LONGITUDE: 88-14-26.06253 W
ELLIPSOID HEIGHT: 516.750
GROUND SCALE FACTOR 1.0000489239
ALL MEASUREMENTS ARE ON THE GROUND.
PARCEL 1:
THE NORTH 726 FEET OF THE WEST HALF OF THE NORTHWEST
FRACTIONAL QUARTER OF SECTION 17, TOWNSHIP 36 NORTH, RANGE
9 EAST OF THE THIRD PRINCIPAL MERIDIAN, EXCEPTING THEREFROM
THE WEST 630 FEET OF THE NORTH 692 FEET, IN WILL COUNTY,
ILLINOIS,
ALSO EXCEPTING THEREFROM THE EAST 170.00 FEET OF THE NORTH
310.00 FEET OF THE WEST HALF OF THE NORTHWEST QUARTER OF
SECTION 17, TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN WILL COUNTY, ILLINOIS,
ALSO EXCEPTING THEREFROM
THAT PORTION OF THE WEST HALF OF THE NORTHWEST FRACTIONAL
QUARTER OF SECTION 17, TOWNSHIP 36 NORTH, RANGE 9 EAST OF
THE THIRD PRINCIPAL MERIDIAN, IN WILL COUNTY, ILLINOIS, LYING
WEST OF THE EAST LINE OF THE FOLLOWING DESCRIBED PROPERTY:
THAT PART OF THE NORTHWEST FRACTIONAL QUARTER OF SECTION
17, LYING NORTH OF THE INDIAN BOUNDARY LINE, IN TOWNSHIP 36
NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER
OF SAID NORTHWEST FRACTIONAL QUARTER; THENCE ON AN
ASSUMED BEARING OF NORTH 01 DEGREE 39 MINUTES 31 SECONDS
WEST, ON THE WEST LINE OF SAID NORTHWEST FRACTIONAL
QUARTER, 1943.80 FEET TO THE SOUTH LINE OF THE NORTH 692.00
FEET OF SAID NORTHWEST FRACTIONAL QUARTER; THENCE NORTH
88 DEGREES 15 MINUTES 57 SECONDS EAST, ON SAID SOUTH LINE,
64.42 FEET; THENCE SOUTH 01 DEGREE 51 MINUTES 55 SECONDS
EAST, 1621.32 FEET; THENCE SOUTHEAST ON A 690.00 FOOT RADIUS
CURVE CONCAVE TO THE NORTHEAST, 335.76 FEET, THE CHORD OF
SAID CURVE BEARS SOUTH 15 DEGREES 48 MINUTES 20 SECONDS
EAST, 332.45 FEET TO THE SOUTH LINE OF SAID NORTHWEST
FRACTIONAL QUARTER; THENCE SOUTH 88 DEGREES 15 MINUTES 57
SECONDS WEST, ON SAID SOUTH LINE, 151.52 FEET TO THE POINT OF
BEGINNING, IN WILL COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF
SECTION 8, TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT
THE SOUTHEAST CORNER OF SAID WEST HALF; THENCE SOUTH 88
DEGREES 15 MINUTES 37 SECONDS WEST ALONG THE SOUTH LINE OF
SAID WEST HALF, 170 FEET TO THE POINT OF BEGINNING; THENCE
NORTH 01 DEGREE 44 MINUTES 32 SECONDS WEST, 40 FEET, MORE
OR LESS TO THE EXISTING NORTHERLY RIGHT OF WAY LINE OF
LOCKPORT STREET (IL. RTE. 126); THENCE WESTERLY ALONG SAID
RIGHT- OF WAY LINE, 522.05 FEET; THENCE SOUTH 01 DEGREE 40
MINUTES 08 SECONDS EAST, 40 FEET, MORE OR LESS, TO THE SOUTH
LINE OF SAID WEST HALF; THENCE NORTH 88 DEGREES 15 MINUTES
37 SECONDS EAST ALONG SAID SOUTH LINE, 522.10 FEET TO THE
POINT OF BEGINNING, IN WILL COUNTY, ILLINOIS.
PARCEL 3:
THE WEST HALF OF THE NORTHWEST FRACTIONAL QUARTER OF
SECTION 17, TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN, EXCEPTING THEREFROM THE NORTH 1026 FEET
THEREOF, IN WILL COUNTY, ILLINOIS,
PARCEL 4:
THE NORTH 33 FEET OF THE WEST HALF OF THE SOUTHWEST
FRACTIONAL QUARTER OF SECTION 17, TOWNSHIP 36 NORTH, RANGE
9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN WILL COUNTY, ILLINOIS,
PARCEL 5:
THAT PORTION OF THE NORTHEAST QUARTER OF SECTION 18,
TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN WILL COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID NORTHEAST
QUARTER; THENCE WEST ALONG THE SOUTH LINE OF SAID
NORTHEAST QUARTER, 48.55 FEET TO THE WEST RIGHT OF WAY LINE
OF DRAUDEN ROAD; THENCE NORTH ALONG SAID RIGHT OF WAY
LINE, 1609.68 FEET TO THE SOUTH LINE OF PROPERTY ANNEXED TO
THE VILLAGE OF PLAINFIELD PER DOCUMENT NUMBER R2009-062504;
THENCE EAST ALONG SAID SOUTH LINE, 54.24 FEET TO THE EAST LINE
OF SAID NORTHEAST QUARTER; THENCE SOUTH ALONG SAID EAST
LINE, 1609.64 FEET TO THE POINT OF BEGINNING.
SITE
REVISIONS
DATENO.DESCRIPTION7325 Janes Avenue, Suite 100Engineers
Scientists
Surveyors v3co.com
630.724.0384 fax
630.724.9200 voice
Woodridge, IL 60517
PREPARED FOR:
of1" =SCALE:
PROJECT MANAGER:DRAFTING COMPLETED:
CHECKED BY:FIELD WORK COMPLETED:
DRAWN BY:SHEET NO.
Project No:
Group No:
CDB
11100'
WILLOW TREE FARM
PLAT OF ANNEXATION
CDB
CDB
WILLOW TREE FARM
PLAINFIELD, ILLINIOIS
PLAT OF ANNEXATION
OF
18250
NA
12-13-18
VP10.1
Naperville, IL 60563
1804 N. Naper Boulevard, Suite 200
630.210.8888
K. Hovnanian Homes
STATE OF ILLINOIS )
) SS
COUNTY OF DUPAGE )
I, CHRISTOPHER D. BARTOSZ, AN ILLINOIS PROFESSIONAL LAND
SURVEYOR DO HEREBY CERTIFY THAT THE ANNEXATION PLAT
DRAWN HEREON WAS PREPARED AT AND UNDER MY DIRECTION
FROM OFFICIAL MAPS AND PLATS. ALL DIMENSIONS SHOWN ARE
IN FEET AND DECIMAL PARTS THEREOF.
GIVEN UNDER MY HAND AND SEAL THIS ____ DAY OF
___________________________, A.D., 20___.
__________________________________________
CHRISTOPHER D. BARTOSZ
ILLINOIS PROFESSIONAL LAND SURVEYOR NO. 35-3189
MY LICENSE EXPIRES ON NOVEMBER 30, 2020.
V3 COMPANIES, LTD. PROFESSIONAL DESIGN FIRM NO. 184000902
THIS DESIGN FIRM NUMBER EXPIRES APRIL 30, 2019.
SURVEYOR CERTIFICATE
PARCEL 1
LEGAL DESCRIPTION
STATE OF ILLINOIS )
) SS
COUNTY OF WILL )
APPROVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF PLAINFIELD, WILL COUNTY, ILLINOIS.
DATED THIS ________ DAY OF _______________________, A.D.
20_____.
SIGNED: ______________________________
VILLAGE PRESIDENT
SIGNED: ______________________________
VILLAGE CLERK
PARCEL 2
PARCEL 3
PARCEL 4
PARCEL 5
TOTAL
469,335
20,883
2,132,045
43,741
82,729
10.774
0.479
48.945
1.004
1.899
S.F.AC.
2,748,733 63.101
VILLAGE BOARD OF
TRUSTEES CERTIFICATE
CHRIS T O P HER D. BA
R
T
OSZWOODRIDGE , I L L INOIS#3189
PROFESSIONAL
LAND
SURVEYOR
STATE
OF
ILLINOIS
36
100' WIDE GAS EASEMENT PER DOC. NO. 831039NI GAS EASEMENT IN SOUTH HALF OF IL 126 PER DOC.NO, R72-2907520' STORM SEWER & DRAINAGE EASEMENT PER DOC.NO. R2001093838APPARENT 33' PRESCRIPTIVE EASEMENT AS MONUMENTED615.2615.3615.1614.0615.53"
9"
3"
7"
3"
5"
2"6"3"7"3"3"623.0622.7622.4621.8621.3620.7620.2619.7619.2619.1618.7618.5618.4618.4618.2618.3618.3618.2618.3618.3618.2618.1618.2618.2618.4618.4618.4618.4618.6618.6618.8618.3611.2614.0621.1621.1621.6617.8618.1616.9616.7616.6A=335.71'R=690.00'CB=N15°48'51"WS88° 16' 22"W 1173.97'S01° 44' 32"E 2325.89'N88° 15' 37"E 170.00'S01° 44' 32"E 310.00'N88° 15' 37"E 522.10'N01° 40' 08"W 692.00'N88° 15' 37"E 565.58'N01° 52' 32"W 1621.21'" NO BUILDINGS EXIST ON PROPERTY"0.14' W &ON LINE0.49' W &ON LINE0.47' W &ON LINE0.07' E0.09' E0.11' EON LINE0.08' W0.11' W33'0.65' NLY &0.16' SW'LYAT CORNER0.26' N &ON LINEAT CORNERON LINE0.24' WON LINELIMIT OF ZONE A AS GRAPHICALY SCALED FROM FEMA MAPNO. 17197C0126 E, DATED SEP. 6, 1995UNSUBDIVIDEDUNSUBDIVIDEDLOT 1D. JACKSON SUB.DOC. R69-009060UNSUBDIVIDEDUNSUBDIVIDEDWHISPERING CREEK SUBDIVISIONUNIT 2DOC. R77-01741622022122222322422522622722822923023166'232(170')(315')(315')(250.58')(692')(692')UNSUBDIVIDEDN. LINE OF SEC. 17-36-9E. LINE OF W. 1/2 OF THE NW 1/4 OF SEC. 17-36-9W. LINE OF SEC. 17-36-9630.00'692.00'EXCEPTION64.42'P.O.B.EXCEPTIONN01° 40' 08"W 1943.60'(1621.32')(N01° 39' 31"W)(1943.80')(N88° 15' 57"E)(S01° 51' 55"E)S. LINE OF THE NW 1/4 OF SEC. 17-36-9(S88° 15' 57"W)(151.52')151.50'EXCEPTIONEXCEPTION310.00'W. LINE OF THE E. 170.0 FEET OFW. 1/2 OF THE NW 1/4 OF SEC. 17-36-9619.00.50' WFENCE5.42' WFENCE5.55' WSHED X2.12' WSHED X2.83' WFENCE X5.36' EFENCE X3.65' EFENCE X0.14' WFENCE X0.87' EFENCE X0.69' EFENCE X0.20' ESHEDWALK END1.91' WB/ CURB X0.74' WB/ CURB X1.79' EWALK ENDON LINEFENCE XON LINEFENCE X0.27' EFENCE XON LINESHED X3.61' EFENCE3.83' EEXISTINGBUILDING2' x 5' CULVERT15" CMPBIT. PATH1.25' WBIT. PATH2.56' WBIT. PATH0.33' WBIT. PATH2.96' SW'LYCONC. CULVERTBOTTOM OF CREEK TOTOP OF WALL =13.12'OLD WIRE FENCECHAINLINK FENCEWOOD FENCEWROUGHTIRONFENCEWOODFENCEWOODFENCEWIREFENCEOF W 1/2 OF NW 1/4OF SEC. 17-36-920' STORM SEWER & DRAINAGEEASEMENT PER DOC.NO. R200109383820'20'10'10'100.00'EDGE OF FIELDCREEKCREEKSOUTH R.O.W. LINE PER DOC. 484644 AND AS OCCUPIED AND MONUMENTEDON LINE31.28'31.28'15' P.U.E.15' P.U.E.15' P.U.E.TW=TW=EXISTINGBUILDINGSHEDIE=617.606" GAS PIPE614.1614.1612.9612.9613.1613.7612.6612.2612.1612.1612.1612.6612.8612.1611.9611.8611.3611.4611.4611.6611.2610.2609.8612.7611.4613.8610.2611.1610.9609.7612.7612.6612.1612.1612.1612.2610.9BOTTOM OF CREEK TOTOP OF WALL =13.10'TW=TW=TW=2' x 5' CULVERTIE=617.58WETLANDWETLANDSEE CULVERT PHOTO BELOWSBM#2SBM#1LOCKPORT STREETDRAUDEN ROADOUTLOT BOUTLOT AOUTLOT EOUTLOT COUTLOT COUTLOT DOUTLOT FROAD BROAD CROAD CROAD DROAD EROAD EROAD APARK SITEPARK SITESUNSHINE COURTPARK SITESTORMWATERMANAGEMENTSTORMWATERMANAGEMENTSTORMWATERMANAGEMENTSTORMWATERMANAGEMENTONLY
20+0021+0022+0030+0031+0032+0033+0034+0035+0036+0037+0038+0039+0040+0041+0042+0043+00 44+00 45+00
46+0047+0048+0049+0050+0060+0061+0062+0063+0064+0065+00
66+0067+00 70+0071+0072+0073+0074+0075+0076+0077+0078+0079+0010+0011+0012+0013+0014+0015+0016+0017+0018+0018+53PROPOSED 10' ASPHALTBIKE PATHEXISTING GAS EASEMENTEXISTING STORMEASEMENT TO REMAINPROPOSED 10' ASPHALTBIKE PATHPROPOSED 126' LFPEDESTRIAN BRIDGE361234567891011121314151617181920212223242526272837383940414243442930313233343545464748495150525354555657585960616263646566676869707172737475767778798081828384858687888990919293949596979899100101102103104105106107108109110111112113114115PROPOSED 12' SB LEFT TURN LANE IMPROVEMENTS(185 LF STORAGE, 200LF TAPER)PROPOSEDFLOODWAYPROPOSED100 YR FLOODPLAINPROPOSED100 YR FLOODPLAINLIMITS OF EXISTINGWETLANDSMONUMENT SIGNMONUMENT SIGNEXISTING FEMAMAPPED 100 YRFLOODPLAINEXISTING FEMAMAPPED 100 YRFLOODPLAINTOTLOTDRAWING NO.PUD\\v3co.com\v3\projects2\2018\18250\Drawings\ACAD\LD\S03\Misc Drawings\Preliminary Development Plan (PUD).dwg12/21/2018PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
18250
DB
DB
BR
PLAINFIELD ILLINOIS
PRELIMINARY DEVELOPMENT PLAN (PUD)
WILLOW TREE FARM
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
DESCRIPTIONDATENO.
R E V I S I O N S
ORIGINAL ISSUE DATE:NOVEMBER XX, 2018
DESCRIPTIONDATENO.
GRAPHIC SCALE2.0%2.0%CONCRETESIDEWALKPROPOSED R.O.W.PROPOSED R.O.W.1.0'BACK/BACK60' R.O.W.28'5' SIDEWALKCURB &GUTTER5'1'16'16'2.0%(MAX.)TYPICAL ROADWAY CROSS SECTION10'10'DESIGN SCHEDULE10'ASPHALT BIKE PATH SECTION2" HMA SURFACE COURSE(SUPERPAVE MIX "C", N50)6" AGGREGATE BASE COURSE (CA-6)COMPACTED SUBGRADE5% MAX. LONGITUDINAL SLOPE2% MAX. CROSS SLOPEREQUIRED SETBACKS37
T h e F i r s t N a m e i n L a s t i n g V a l u e � 3 8
Plan Sq Ft Width Depth Garage Bed Loft BathLoren (ranch)1,718 40’ 58’ 2 2 None 2Hazelwood2,258 40’ 37’ 2 4 None 2.5Thompson2,602 40’ 40’ 2 4 Std 2.5Lynwood2,799 40’ 47’ 3T 4 Std 2.5Columbia3,040 40’ 60’ 3T 4 Std 2.5Product MatrixPage 1 of 4139
Loren1,718 SF .2 Bed .2 BathPage 2 of 4140
Loren1,718 SF .2 Bed .2 BathPage 3 of 4141
LorenElevation C2Page 4 of 4142
LorenElevation C2Page 5 of 4143
LorenElevation DPage 6 of 4144
LorenElevation DPage 7 of 4145
Hazelwood2,258 SF .4 Bed .2.5 BathPage 8 of 4146
Hazelwood2,258 SF .4 Bed .2.5 BathPage 9 of 4147
HazelwoodElevation BPage 10 of 4148
HazelwoodElevation BPage 11 of 4149
HazelwoodElevation CPage 12 of 4150
HazelwoodElevation CPage 13 of 4151
HazelwoodElevation DPage 14 of 4152
HazelwoodElevation DPage 15 of 4153
HazelwoodElevation EPage 16 of 4154
HazelwoodElevation EPage 17 of 4155
HazelwoodElevation FPage 18 of 4156
HazelwoodElevation FPage 19 of 4157
Thompson2,602 SF .4 Bed .2.5 BathPage 20 of 4158
Thompson2,602 SF .4 Bed .2.5 BathPage 21 of 4159
ThompsonElevation CPage 22 of 4160
ThompsonElevation CPage 23 of 4161
ThompsonElevation EPage 24 of 4162
ThompsonElevation EPage 25 of 4163
ThompsonElevation FPage 26 of 4164
ThompsonElevation FPage 27 of 4165
Lynwood2,799 SF .4 Bed .2.5 BathPage 28 of 4166
Lynwood2,799 SF .4 Bed .2.5 BathPage 29 of 4167
LynwoodElevation CPage 30 of 4168
LynwoodElevation CPage 31 of 4169
LynwoodElevation DPage 32 of 4170
LynwoodElevation DPage 33 of 4171
LynwoodElevation FPage 34 of 4172
LynwoodElevation FPage 35 of 4173
Columbia3,040 SF .4 Bed .2.5 BathPage 36 of 4174
Columbia3,040 SF .4 Bed .2.5 BathPage 37 of 4175
ColumbiaElevation DPage 38 of 4176
ColumbiaElevation DPage 39 of 4177
ColumbiaElevation FPage 40 of 4178
ColumbiaElevation FPage 41 of 4179
80
81
615.2615.3615.1614.0615.53"
9"
3"
7"
3"
5"
2"6"3"7"3"3"623.0622.7622.4621.8621.3620.7620.2619.7619.2619.1618.7618.5618.4618.4618.2618.3618.3618.2618.3618.3618.2618.1618.2618.2618.4618.4618.4618.4618.6618.6618.8618.3611.2614.0621.1621.1621.6617.8618.1616.9616.7616.6619.0TW=TW=609.8611.1610.9612.7612.1612.1612.1TW=TW=TW=LOCKPORT STREETDRAUDEN ROADOUTLOT BOUTLOT AOUTLOT EOUTLOT COUTLOT COUTLOT DOUTLOT FPARK SITEPARK SITEPARK SITESTORMWATERMANAGEMENTSTORMWATERMANAGEMENTSTORMWATERMANAGEMENTSTORMWATERMANAGEMENTONLY
Lock to Lock TimeTrackWidth:::feetPlainfield FT6.07.087.0816.837.6541.77Steering Angle37.0:361234567891011121314151617181920212223242526272837383940414243442930313233343545464748495150525354555657585960616263646566676869707172737475767778798081828384858687888990919293949596979899100101102103104105106107108109110111112113114115DRAWING NO.FT-E\\v3co.com\v3\projects2\2018\18250\Drawings\ACAD\LD\S03\Misc Drawings\Fire Truck Exhibit.dwg12/21/2018PROJECT NO.:
PROJECT MANAGER:
DRAWN BY:
DESIGNED BY:
18250
DB
DB
BR
PLAINFIELD ILLINOIS
FIRE TRUCK EXHIBIT
WILLOW TREE FARM
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
www.v3co.com
DESCRIPTIONDATENO.
R E V I S I O N S
ORIGINAL ISSUE DATE:NOVEMBER 19, 2018
DESCRIPTIONDATENO.
GRAPHIC SCALE82
TRAFFIC IMPACT STUDY
REPORT FOR:
WILLOW TREE FARM
DRAUDEN ROAD and LOCKPORT STREET
PLAINFIELD, ILLINOIS
PREPARED BY:
V3 Companies
7325 Janes Avenue
Woodridge, Illinois 60517
V3 Project No. 18250
December 20, 2018
83
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- i -
TABLE OF CONTENTS
I. INTRODUCTION........................................................................................................................1
II. PROJECT CONDITIONS..........................................................................................................4
Land Uses .........................................................................................................................4
Roadway System...............................................................................................................4
Traffic Volumes..................................................................................................................7
Proposed Development.....................................................................................................7
Land Use Development .........................................................................................7
Roadway Development..........................................................................................7
III. TRAFFIC FORECASTS...........................................................................................................9
Project Traffic Volumes .....................................................................................................9
Trip Generation Estimation....................................................................................9
Trip Distribution and Assignment...........................................................................9
Background Traffic Volumes ...........................................................................................10
Future Traffic Volumes ....................................................................................................10
IV. TRAFFIC ANALYSIS ............................................................................................................14
Auxiliary Lane Analysis....................................................................................................14
Capacity Analysis ............................................................................................................14
Queue Length Analysis ...................................................................................................16
V. CONCLUSIONS .....................................................................................................................19
84
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- ii -
FIGURES
Figure 1: Site Location Map ..........................................................................................................2
Figure 2: Conceptual Site Plan......................................................................................................3
Figure 3: Land Use Map................................................................................................................5
Figure 4: Existing Lane Configuration ...........................................................................................6
Figure 5: Existing Traffic Volume ..................................................................................................8
Figure 6: Project Traffic Volumes................................................................................................11
Figure 7: Background Traffic Volume..........................................................................................12
Figure 8: Future with Project Traffic Volume...............................................................................13
Figure 9: Future Lane Configuration ...........................................................................................18
TABLES
Table 1: Trip Generation ...............................................................................................................9
Table 2: Level of Service Definitions for Signalized and Unsignalized Intersections ..................15
Table 3: Signalized LOS – Kirchoff Road and Meadow Drive.....................................................15
Table 4: Unsignalized LOS..........................................................................................................16
Table 5: 95% Queue Length at Lockport Street and Drauden Road...........................................17
APPENDICES
Appendix A Existing Traffic Counts
Appendix B Capacity Analysis Worksheets – Existing
Appendix C Capacity Analysis Worksheets – Background
Appendix D Capacity Analysis Worksheets – Future with Project
85
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 1 -
I. INTRODUCTION
V3 Companies has been retained by K. Hovnanian Homes to conduct a traffic impact study for a
proposed single-family residential development located near the intersection of Drauden Road
and Lockport Street in Plainfield, Illinois. The site is bounded by Lockport Street to the north, an
existing residential subdivision to the east, undeveloped land to the south, and Drauden Road
the west. Corner clips are included in the northwest and northeast corners for existing
properties. A location map is included as Figure 1.
The proposed development consists of 115 single-family homes on the currently undeveloped
land. The development is divided into a north and south portion divided by the existing drainage
ditch and proposed detention areas. The north development consists of 87 homes. Primary
access is provided through a full-access driveway on Drauden Road. Cross-access is provided
to the neighboring residential sub-division to the east via Sunshine Lane. The south
development consists of 28 single-family homes accessed through a right-in/right-out only
driveway on Drauden Road.
The purpose of this study is to evaluate the potential traffic impacts of the proposed residential
development. Traffic estimates are projected to 2024, which is five years beyond the
anticipated opening date in 2019. The study area includes the signalized intersection of
Drauden Road and Lockport Street, and the unsignalized site driveways.
This report includes a description of existing conditions, data collection and capacity analysis,
evaluation of data, and conclusions.
86
SITE LOCATION MAP
FIGURE 1
SITE
ILLINOIS
WILLOW TREE FARM
PLAINFIELD
87
CONCEPTUAL SITE PLAN
FIGURE 2
ILLINOIS
WILLOW TREE FARM
PLAINFIELD
88
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 4 -
II. PROJECT CONDITIONS
Land Uses
A variety of land uses exist near the project site, including residential, retail and service uses.
The surrounding land uses are illustrated in Figure 3.
Roadway System
The characteristics of the roadways in the vicinity of the site are presented below. The existing
lane configurations in the study area are illustrated in Figure 4.
Roadway Descriptions
Lockport Street (IL126) is a two-lane, east-west minor arterial. Lockport Street typically consists
of a two-lane cross-section, except where it widens to provide left-turn lanes at intersections.
Lockport Street is posted with a speed limit of 50 mph in both directions. One full access and
one right in/right out driveway for a gas station are provided on Lockport Street near the
Drauden Road intersection. No pedestrian facilities are provided. Lockport Street is under
IDOT jurisdiction.
Drauden Road is a two-lane, north-south major collector. Drauden Road typically consists of
one lane in each direction separated by a raised, landscaped median. Drauden Road is posted
with a speed limit of 40 mph along the site frontage. One right in/right out driveway for a gas
station is provided on Drauden Road near the Lockport Street intersection. The street name
changes to Steiner Road north of Lockport Street. Drauden Road/Steiner Road is under
Township jurisdiction.
Intersection Description
The intersection of Lockport Street (IL 126) and Drauden Road is signalized with an actuated,
uncoordinated timing scheme. Based on video taken during the am and pm peak hours, the
traffic signal appears to be programmed with a 120 second maximum cycle length. The
observed cycle length is shortened when there is not continuous demand on all approaches and
the signal rests on the Lockport Street approaches. All left turn movements operate as
protected-permitted left turns. The northbound and southbound approaches consist of one left
turn lane, one through lane, and one right turn lane. The eastbound and westbound
approaches consist of one left turn lane and one shared through/right turn lane. There are no
pedestrian signals, sidewalk approaches, or crosswalks at the intersection.
89
LAND USE MAP
FIGURE 3STEINER RDDRAUDEN RD
ROWLEY RD
LOCKPORT ST
INDIAN B O U N D A R Y R DSUNSHINE CIRWILLOW DR
SANDBANK DR
BUTTERCUP CTMEADOW LNSOLDIER CT
MEADOW LNFREEDOM WAY
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
SERVICE
RETAIL /
RESIDENTIAL
WILLOW TREE FARMS
WILLOW DRILLINOIS
WILLOW TREE FARM
PLAINFIELD
90
EXISTING LANE CONFIGURATION
FIGURE 4
ILLINOIS
WILLOW TREE FARM
PLAINFIELDDRAUDEN RDLOCKPORT ST
LEGEND
- EXISTING TRAFFIC SIGNAL LIMIT40LIMIT
40 LIMIT50LIMIT50LIMIT50LIMIT50LIMIT45LIMIT
45
- PROPOSED STOP SIGN
91
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 7 -
Traffic Volumes
To assist in the evaluation of the traffic impact on the roadway system resulting from the
proposed development, existing vehicular volumes were collected in the study area.
Existing traffic counts were collected on Thursday, November 15, 2018 at the intersection of
Lockport Street and Drauden Road. Peak hour traffic counts were collected from 7:00 am to
9:00 am and 4:00 pm to 6:00 pm. The time periods of the traffic counts were selected to
coincide with the typical peak demand hours of minor arterials and major collectors similar to the
adjacent roadways and the typical peak generating hours of residential developments.
The weekday am and weekday pm peak hours occur between 7:00 am to 8:00 am and 4:45 pm
to 5:45 pm, respectively. The existing peak hour volumes at the study area intersections are
illustrated in Figure 5. A summary of the traffic volumes collected in fifteen minute increments is
provided in Appendix A.
Proposed Development
Land Use Development
The area to the east of the site is largely developed and the area to the west generally
undeveloped. There are no known development plans in the undeveloped areas. It is likely that
any future development that may happen to the west in the future will be residential in nature.
Therefore, it is concluded that there are no known land use developments planned for the area
that are likely to alter traffic patterns in the future.
Roadway Development
The proposed development is divided into a north and south portion divided by the existing
drainage ditch and proposed detention areas. The north portion of the site will be accessed via
a full access intersection of Drauden Road as well as cross-access with the existing residential
neighborhood to the east via Sunshine Lane. The south portion will be accessed via a right
in/right out only driveway on Drauden Lane. The full access intersection will require
modifications to the existing raised, landscaped median on Drauden Lane. It is recommended
that a southbound left turn lane be constructed within the existing median. With a posted speed
limit of 40 mph, a design speed of 45 mph would require 185 feet of storage length and 200 feet
of taper length to meet IDOT design standards.
There are no other known roadway developments that are expected in impact the study area
network.
92
EXISTING TRAFFIC VOLUMES
FIGURE 5
ILLINOIS
WILLOW TREE FARM
PLAINFIELDDRAUDEN RDLOCKPORT ST
5 (1)
259 (451)
107 (230)
79 (44)
474 (335)
121 (130)190 (171)232 (146)288 (154)25 (111)49 (228)1 (1)LEGEND
PM PEAK HOUR: 4:45 PM - 5:45 PM
AM PEAK HOUR: 7:00 AM - 8:00 AM
(##)- PM PEAK HOUR
## - AM PEAK HOUR
93
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 9 -
III. TRAFFIC FORECASTS
Project Traffic Volumes
Trip Generation Estimation
The proposed development consists of 115 total single family homes, divided between a north
and south development. Trip generation for the two portions of the site is considered separately
since there is no cross-access is provided between the two sites. Project traffic is estimated
using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The
following land use category is used to determine project traffic:
Single-Family Detached Housing (ITE Land Use Code 210) – Single-family detached
housing includes all single-family detached homes on individual lots. A typical site
surveyed is a suburban subdivision.
The Trip Generation Manual assigns trip generation estimates based on a regression equation
for each peak period and an independent variable. In this case, dwelling units is the applicable
variable for single-family detached housing. The am and pm peak hour trip generation
equations are selected for weekday, peak hour of adjacent street traffic for one hour from 7 am
to 9 am and 4 pm to 6 pm.
A summary of trip generation is provided in Table 1.
Table 1: Trip Generation
In Out Total In Out Total
North Development 87 915 17 50 67 56 33 89
South Development 28 322 6 19 25 19 11 30
Total 115 1237 23 69 92 75 44 119
Size in
Dwelling
Units
AM Peak HourDevelopmentDaily
Trips
PM Peak Hour
Trip Distribution and Assignment
The direction from which traffic approaches and departs a site is a function of numerous
variables, including location of residences, location of employment centers, location of
commercial/retail centers, available roadway systems, location and number of access points,
and level of congestion on adjacent road systems.
Project related traffic is distributed differently between the north and south portions of the
development due to the difference in type of access. Since the north development is served by
94
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 10 -
a full access driveway, the distribution of project traffic is based on the observed traffic patterns
in the area. The largest portion of traffic is assigned to Lockport Road to the east of the site,
since this is in the direction of downtown Lockport and access to IL 59 and I-55. A smaller
portion of traffic is assigned to Drauden Road and Steiner Road to the north and south of the
project area. The smallest portion of traffic is assigned to Lockport Street to the west.
While the north development does have cross-access to the existing residential neighborhood to
the east via Sunshine Lane, it is anticipated that a small portion of the trips would travel through
the neighborhood to access Lockport Street via Meadow Lane. It is likely that only trips
traveling to and from the east would travel the one half mile along 25 mph residential street
through the neighborhood. In addition, it is probable that the eastern 59 homes of the northern
site would use Drauden Road to access Lockport Street. For the purposes of this study and to
maximize the number of trips using the proposed Drauden Road driveway, all of the site trips for
the northern site will use the Drauden Road driveway. If vehicles use Sunshine Lane, Willow
Drive, and Meadow Lane to access Lockport Street, it is anticipated that there would be minimal
impact to the operations of those roadways.
The south development is served by a right in/right out only driveway. It is unlikely that trips will
travel southbound from Lockport Street to the south development, because entering the
driveway will require more than one mile of adverse travel to the roundabout at Renwick Road.
Therefore, it is assumed that all inbound traffic for the south development will arrive on Drauden
Road from the south. All outbound traffic will travel northbound on Drauden Road and make a
left-turn, through, or right-turn movement at the signalized intersection.
The directional distributions and assignment of project traffic volume is illustrated in Figure 6.
Background Traffic Volumes
Background traffic volumes are estimated for the year 2024, which is five years beyond the
anticipated build out in 2019. These volumes account for future non-project related growth in
the area. While there are many undeveloped properties to the west of the project area, there
are no known planned developments. The growth rate is assumed to be 2 percent per year.
The background traffic volumes are illustrated in Figure 7.
Future Traffic Volumes
The project trips are added to the background volume to obtain the future with project traffic
volume for the study intersections. Future with project traffic volumes are depicted in Figure 8.
95
VOLUMES
PROJECT TRAFFIC
FIGURE 6
ILLINOIS
WILLOW TREE FARM
PLAINFIELDDRAUDEN RDLOCKPORT ST
0 (0)
0 (0)
9 (28)
0 (0)
0 (0)
2 (6)7 (4)14 (9)38 (24)0 (0)3 (11)0 (0)0 (0)40 (26)
10 (7)19 (11)3 (11)10 (7)19 (11)3 (11)6 (19)LEGEND
PM PEAK HOUR: 4:45 PM - 5:45 PM
AM PEAK HOUR: 7:00 AM - 8:00 AM
(##)- PM PEAK HOUR
## - AM PEAK HOUR
PROPOSED DRIVEWAY - NORTH
PROPOSED DRIVEWAY - SOUTH14 (45)20%
10%
50%
20%
96
VOLUMES
BACKGROUND TRAFFIC
FIGURE 7
ILLINOIS
WILLOW TREE FARM
PLAINFIELDDRAUDEN RDLOCKPORT ST
6 (1)
290 (505)
120 (258)
88 (49)
531 (375)
136 (146)213 (192)260 (164)323 (172)28 (124)55 (255)1 (1)LEGEND
NOTE:
(FIGURE 5)
VOLUME
TRAFFIC
EXISTING=+
TRAFFIC VOLUME
2024 BACKGROUND
TO 2024
PER YEAR
2% GROWTH
PM PEAK HOUR: 4:45 PM - 5:45 PM
AM PEAK HOUR: 7:00 AM - 8:00 AM
(##)- PM PEAK HOUR
## - AM PEAK HOUR
97
TRAFFIC VOLUMES
FUTURE WITH PROJECT
FIGURE 8
ILLINOIS
WILLOW TREE FARM
PLAINFIELDDRAUDEN RDLOCKPORT ST
6 (1)
290 (505)
129 (286)
88 (49)
531 (375)
138 (152)220 (196)274 (173)361 (196)28 (124)58 (266)1 (1)311 (659)40 (26)
10 (7)815 (539)3 (11)321 (666)19 (11)799 (539)6 (19)LEGEND
NOTE:
=+
TRAFFIC VOLUME
FUTURE WITH PROJECT
VOLUME
TRAFFIC
BACKGROUND
(FIGURE 8)
VOLUME
TRAFFIC
PROJECT
(FIGURE 7)
PM PEAK HOUR: 4:45 PM - 5:45 PM
AM PEAK HOUR: 7:00 AM - 8:00 AM
(##)- PM PEAK HOUR
## - AM PEAK HOUR
PROPOSED DRIVEWAY - NORTH
PROPOSED DRIVEWAY - SOUTH14 (45)98
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 14 -
IV. TRAFFIC ANALYSIS
Auxiliary Lane Analysis
This study evaluated whether additional auxiliary lanes are warranted at any study area
intersections. The warrant analysis follows the methodology detailed in IDOT’s Bureau of
Design and Environmental Manual (BDE). Warrants are determined based on factors such as
through volume, opposing volume, and percentage of turning vehicles. Different warrants are
used for left and right turn lanes, and factors such as design speed.
At the signalized intersection of Lockport Street and Drauden Road, left-turn lanes are provided
on all approaches and right-turn lanes are provided on the northbound and southbound
approaches. The eastbound and westbound right-turn volumes do not meet the warrants for
auxiliary right-turn lanes. Therefore, it is concluded that the existing lane configuration at the
intersection of Lockport Street and Drauden Road is adequate pending capacity analysis.
A southbound left-turn lane is recommended at the full-access north driveway since the existing
median is wide enough to accommodate a left-turn lane. Therefore, it is recommended that a
southbound left turn lane be constructed within the existing median. With a posted speed limit
of 40 mph, a design speed of 45 mph would require 185 feet of storage length and 200 feet of
taper length to meet IDOT design standards.
The right-turn volumes into the proposed development do not meet warrants for auxiliary right-
turn lanes. A survey of neighboring developments confirms that auxiliary right-turn lanes into
residential neighborhoods are not typical in the area.
Capacity Analysis
The operation of a facility is evaluated based on level of service (LOS) calculations obtained by
analytical methods defined in the Transportation Research Board’s Highway Capacity Manual
(HCM), 2010 Edition. The concept of LOS is defined as a quality measure describing
operational conditions within a traffic stream, generally in terms of such service measures as
speed and travel time, freedom to maneuver, traffic interruptions, and comfort and convenience.
There are six LOS letter designations, from A to F, with LOS A representing the best operating
conditions and LOS F the worst.
The LOS of an intersection is based on the average control delay per vehicle. For a signalized
intersection, the delay is calculated for each lane group and then aggregated for each approach
and for the intersection as a whole. Generally, the LOS is reported for the intersection as a
whole. For an unsignalized intersection, the delay is only calculated and reported for each
minor movement. An overall intersection LOS is not calculated.
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Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 15 -
There are different LOS criteria for signalized and unsignalized intersections primarily due to
driver perceptions of transportation facilities. The perception is that a signalized intersection is
expected to carry higher traffic volumes and experience a greater average delay than an
unsignalized intersection. The LOS criteria for signalized and unsignalized intersections are
provided in Table 2.
Table 2: Level of Service Definitions for Signalized and Unsignalized Intersections
Level of Service
Signalized Intersection
Control Delay
(seconds/vehicle)
Unsignalized Intersection
Control Delay
(seconds/vehicle)
A < 10 ≤ 10.0
B > 10.0 and ≤ 20.0 > 10.0 and ≤ 15.0
C > 20.0 and ≤ 35.0 > 15.0 and ≤ 25.0
D > 35.0 and ≤ 55.0 > 25.0 and ≤ 35.0
E > 55.0 and ≤ 80.0 > 35.0 and ≤ 50.0
F > 80.0 > 50.0
Source: Transportation Research Board, Highway Capacity Manual 2010, National Research
Council, 2010.
Typically, various state and local governments adopt standards varying between LOS C and
LOS E, depending on the area’s size and roadway characteristics.
The study area consists of the signalized intersection of Lockport Street and Drauden Road,
and the two proposed unsignalized site driveways. Capacity analysis was performed with
Synchro 9.2 (9.2.914.6). Models were created for the weekday am and weekday pm peak
hours for the existing, background, and future with project conditions.
Results for the signalized intersection of Lockport Street and Drauden Road are summarized in
Table 3. Results for each unsignalized intersection are summarized in Table 4. Supporting
Synchro analysis reports for the existing, background, and future with project traffic conditions
are provided in Appendices B, C and D respectively.
Table 3: Signalized LOS – Kirchoff Road and Meadow Drive
Delay
(sec)LOS Delay
(sec)LOS Delay
(sec)LOS Delay
(sec)LOS Delay
(sec)LOS
2018 Existing 37.3 D 19.3 B 19.1 B 26.1 C 26.1 C
2024 Background 39.5 D 20.6 C 21.6 C 28.4 C 28.3 C
2024 Future with Project 40.1 D 21.4 C 21.6 C 29.1 C 28.5 C
2018 Existing 37.9 D 23.3 C 18.7 B 32.2 C 27.5 C
2024 Background 39.3 D 28.9 C 21.8 C 38.4 D 31.5 C
2024 Future with Project 39.8 D 32.5 C 22.0 C 41.3 D 33.2 C
Intersection
WEEKDAY
AM
WEEKDAY
PM
Northbound
Peak Hour Scenario
Eastbound Westbound Northbound
100
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 16 -
Based on analysis of existing volumes, the intersection of Lockport Street and Drauden Road
operates with low delay. The eastbound approach operates at LOS D will the other approaches
and the overall intersection operate at LOS C or better during both the am and pm peak hours.
Delay increases slightly in the background condition, but there are no notable changes in levels
of service.
In the future with project scenario, volumes increase at the intersection of Lockport Street and
Drauden Road, but the geometry and operations of the intersection are not altered. The
inclusion of project related trips results in slight increases in delay for all movements and the
overall intersection, but there are no notable changes in levels of service. All movements and
the overall intersection continue to operate at LOS D or better during both the am and pm peak
hours. Therefore it is concluded that no mitigation is warranted at the signalized intersection of
Lockport Street and Drauden Road.
Table 4: Unsignalized LOS
Delay
(s/veh)LOS Delay
(s/veh)LOS Delay
(s/veh)LOS Delay
(s/veh)LOS Delay
(s/veh)LOS Delay
(s/veh)LOS
Drauden Road and Proposed Driveway - North
SB Left ----9.7 A ----8.8 A
WB Approach ----19.2 C ----16.6 C
Drauden Road and Proposed Driveway - South
WB Right ----15.4 C ----12.0 B
Intersection /
Approach
AM Peak Hour PM Peak Hour
Existing Background Future w/
Project Existing Background Future w/
Project
The measures of delay vary at the proposed driveways in the future with project condition, but
all movements perform at LOS C or better. Based on the results of the analysis, it is concluded
that the proposed configuration of the driveways, including single outbound lanes at both
proposed driveways and a southbound left turn lane at the north driveway are adequate to
service trips generated by the proposed development.
Queue Length Analysis
Table 5 provides a summary of the 95th percentile queue length at the signalized intersection of
Lockport Street and Drauden Road.
In the existing conditions, the existing storage lengths are adequate to serve the 95th percentile
queue lengths at the signalized intersection of Lockport Street and Drauden Road. Queue
lengths increase slightly in the background conditions, but the existing storage lengths remain
adequate. Queue lengths increase slightly with the addition of project related trips, but again
the existing storage remains adequate. It is concluded that no queue storage mitigation is
necessary at the intersection of Lockport Street and Drauden Road.
101
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 17 -
The overall proposed lane configuration based on the auxiliary lane, capacity, and queue length
analyses is illustrated in Figure 9.
Table 5: 95% Queue Length at Lockport Street and Drauden Road
Existing Background Future w/
Project Existing Background Future w/
Project
Delay
(s/veh)
Delay
(s/veh)
Delay
(s/veh)
Delay
(s/veh)
Delay
(s/veh)
Delay
(s/veh)
EB Left 45 49 49 29 31 31 215 200
WB Left 58 79 93 124 215 273 300 220
NB Left 178 200 208 148 181 185 450 145
NB Right 72 76 82 52 58 61 395 185
SB Left 5 5 5 4 5 5 255 190
SB Right 0 0 0 50 55 55 395 135
Existing
Storage
Existing
TaperMovement
AM Peak Hour PM Peak Hour
102
CONFIGURATION
PROPOSED LANE
FIGURE 9
ILLINOIS
WILLOW TREE FARM
PLAINFIELDDRAUDEN RDLOCKPORT ST
LEGEND
- EXISTING TRAFFIC SIGNAL
PROPOSED DRIVEWAY - NORTH
PROPOSED DRIVEWAY - SOUTH
- PROPOSED STOP SIGN
103
Traffic Impact Study – Willow Tree Farms
Plainfield, Illinois
- 19 -
V. CONCLUSIONS
The purpose of this study is to evaluate the traffic impact of the proposed development
consisting of 115 single family homes. The development is divided into a north and south
portion divided by the existing drainage ditch and proposed detention areas. The north
development consists of 87 homes. Primary access is provided through a full access driveway
on Drauden Road. Cross-access is provided to the neighboring residential sub-division to the
east via Sunshine Lane. The south development consists of 28 single-family homes accessed
through a right in/right out only driveway on Drauden Road.
Traffic estimates are projected to 2024, which is five years beyond the anticipated opening date
in 2019. The study area includes the signalized intersection of Lockport Street and Drauden
Road, and the unsignalized site driveways.
Capacity analysis was conducted using Synchro 9.2 for existing, background, and future with
project conditions during the weekday am and weekday pm peak hours. Results of the capacity
analysis at Lockport Street and Drauden Road for the existing scenario indicates the eastbound
approach operates at LOS D will the other approaches and the overall intersection operate at
LOS C or better during both the am and pm peak hours. Delay increases slightly in the
background condition, but there are no notable changes in levels of service and the overall
intersection is projected to operate at LOS C. The addition of project related trips again results
in a slight increase in traffic, but no notable changes in levels of service. It is concluded that no
mitigation is necessary at the signalized intersection of Lockport Street and Drauden Road. All
movements at the proposed site driveways operate at LOS D or better.
No auxiliary lanes are proposed at the signalized intersection of Lockport Street and Drauden
Road or the proposed south driveway. It is recommended that a southbound left turn lane be
constructed within the existing median at the proposed north full access driveway. With a
posted speed limit of 40 mph, a design speed of 45 mph would require 185 feet of storage
length and 200 feet of taper length to meet IDOT design standards.
104
Traffic Impact Study – Willow Tree Farms
Drauden Road, Plainfield, Illinois
- 20 -
APPENDIX A
EXISTING TRAFFIC COUNTS
105
Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume
Report generated on 11/29/2018 7:54 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212
LOCATION:Drauden Rd -- IL 126 QC JOB #:14845701
CITY/STATE:Plainfield, IL DATE:Thu, Nov 15 2018
15-Min Count
Period
Beginning At
Drauden Rd
(Northbound)
Drauden Rd
(Southbound)
IL 126
(Eastbound)
IL 126
(Westbound)
Total Hourly
Totals
Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U
7:00 AM 39 64 68 0 0 9 10 0 21 117 23 0 30 65 1 0 447 7:15 AM 60 65 83 0 0 15 1 0 28 124 34 0 30 56 3 0 499
7:30 AM 53 60 72 0 0 12 7 0 16 120 26 0 18 75 0 0 459
7:45 AM 38 43 65 0 1 13 7 0 14 113 38 0 29 63 1 0 425 1830
8:00 AM 47 31 59 0 0 7 7 0 15 120 26 0 27 55 0 0 394 1777
8:15 AM 28 36 36 0 0 12 10 0 16 128 25 0 29 58 0 0 378 1656
8:30 AM 25 36 51 0 0 10 5 0 11 113 27 0 21 55 0 0 354 1551
8:45 AM 21 29 44 0 0 6 4 0 14 122 18 0 29 61 0 0 348 1474
Peak 15-Min Northbound Southbound Eastbound Westbound
TotalFlowratesLeftThruRightULeftThruRightULeftThruRightULeftThruRightU
All Vehicles 240 260 332 0 0 60 4 0 112 496 136 0 120 224 12 0 1996
Heavy Trucks 4 4 8 0 0 0 4 28 8 12 20 0 88
Pedestrians 0 0 0 0 0
Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0
Railroad
Stopped Buses
Comments:
Peak-Hour: 7:00 AM -- 8:00 AM
Peak 15-Min: 7:15 AM -- 7:30 AM
190 232 288
14925
79
474
121 107
259
5
710
75
674
371
316
277
763
474
0.92
3.2 1.3 2.4
0.02.04.0
5.1
7.4
2.5 6.5
11.6
0.0
2.3
2.7
6.2
10.0
2.2
4.0
5.5
7.8
0
0
0 0
0 0 0
000
0
0
0 0
0
0
NA
NA
NA NA
NA
NA
NA NA
106
Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume
Report generated on 11/29/2018 7:54 AM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212
LOCATION:Drauden Rd -- IL 126 QC JOB #:14845702
CITY/STATE:Plainfield, IL DATE:Thu, Nov 15 2018
15-Min Count
Period
Beginning At
Drauden Rd
(Northbound)
Drauden Rd
(Southbound)
IL 126
(Eastbound)
IL 126
(Westbound)
Total Hourly
Totals
Left Thru Right U Left Thru Right U Left Thru Right U Left Thru Right U
4:00 PM 38 28 39 0 0 55 36 0 18 98 50 0 40 62 20 0 4844:15 PM 35 33 33 0 0 68 26 0 19 82 37 0 41 87 13 0 474
4:30 PM 34 38 39 0 1 63 33 0 19 73 30 0 51 116 1 0 498
4:45 PM 36 32 46 0 0 55 33 0 14 95 31 0 49 97 0 0 488 1944 5:00 PM 45 39 35 0 0 66 28 0 10 74 33 0 59 130 1 0 520 1980
5:15 PM 46 36 38 0 0 42 21 0 9 81 35 0 58 111 0 0 477 1983
5:30 PM 44 39 35 0 1 65 29 0 11 85 31 0 64 113 0 0 517 2002
5:45 PM 39 24 36 0 0 45 26 0 7 90 32 0 45 134 1 0 479 1993
Peak 15-Min Northbound Southbound Eastbound Westbound
TotalFlowratesLeftThruRightULeftThruRightULeftThruRightULeftThruRightU
All Vehicles 180 156 140 0 0 264 112 0 40 296 132 0 236 520 4 0 2080
Heavy Trucks 20 4 4 0 0 0 0 36 4 4 16 4 92
Pedestrians 0 0 0 0 0
Bicycles 0 0 0 0 0 0 0 0 0 0 0 0 0
Railroad
Stopped Buses
Comments:
Peak-Hour: 4:45 PM -- 5:45 PM
Peak 15-Min: 5:00 PM -- 5:15 PM
171 146 154
1228111
44
335
130 230
451
1
471
340
509
682
191
588
490
733
0.96
6.4 0.7 3.9
0.00.00.0
2.3
7.2
3.1 1.3
3.1
100.0
3.8
0.0
5.7
2.6
1.6
1.2
6.1
3.4
0
0
0 0
0 0 0
000
0
0
0 0
0
0
NA
NA
NA NA
NA
NA
NA NA
107
Traffic Impact Study – Willow Tree Farms
Drauden Road, Plainfield, Illinois
APPENDIX B
CAPACITY ANALYSIS WORKSHEETS
EXISTING
108
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Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 79 474 121 107 259 5 190 232 288 1 49 25
Future Volume (vph) 79 474 121 107 259 5 190 232 288 1 49 25
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Storage Length (ft) 215 0 300 0 450 395 255 395
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.970 0.997 0.850 0.850
Flt Protected 0.950 0.950 0.950 0.950
Satd. Flow (prot) 1770 1807 0 1770 1857 0 1770 1961 1583 1770 1961 1583
Flt Permitted 0.552 0.124 0.622 0.607
Satd. Flow (perm) 1028 1807 0 231 1857 0 1159 1961 1583 1131 1961 1583
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 14 1 303 91
Link Speed (mph) 50 50 40 40
Link Distance (ft) 944 822 922 844
Travel Time (s) 12.9 11.2 15.7 14.4
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Adj. Flow (vph) 83 499 127 113 273 5 200 244 303 1 52 26
Shared Lane Traffic (%)
Lane Group Flow (vph) 83 626 0 113 278 0 200 244 303 1 52 26
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 18 18
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.94 1.00 1.00 0.94 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Number of Detectors 1 2 1 2 1 2 1 1 2 1
Detector Template Left Thru Left Thru Left Thru Right Left Thru Right
Leading Detector (ft) 20 100 20 100 20 100 20 20 100 20
Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Position(ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Size(ft) 20 6 20 6 20 6 20 20 6 20
Detector 1 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 1 Channel
Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 2 Position(ft) 94 94 94 94
Detector 2 Size(ft) 6 6 6 6
Detector 2 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 2 Channel
Detector 2 Extend (s) 0.0 0.0 0.0 0.0
Turn Type pm+pt NA pm+pt NA pm+pt NA Perm pm+pt NA Perm
Protected Phases 5 2 1 6 3 8 7 4
Permitted Phases 2 6 8 8 4 4
109
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Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Detector Phase 5 2 1 6 3 8 8 7 4 4
Switch Phase
Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 8.0 8.0 3.0 8.0 8.0
Minimum Split (s) 9.5 24.0 9.5 24.0 9.5 24.0 24.0 9.5 24.0 24.0
Total Split (s) 18.0 60.0 18.0 60.0 18.0 24.0 24.0 18.0 24.0 24.0
Total Split (%) 15.0% 50.0% 15.0% 50.0% 15.0% 20.0% 20.0% 15.0% 20.0% 20.0%
Maximum Green (s) 14.5 54.0 14.5 54.0 14.5 18.0 18.0 14.5 18.0 18.0
Yellow Time (s) 3.5 4.5 3.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5
All-Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 1.5 0.0 1.5 1.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 3.5 6.0 3.5 6.0 3.5 6.0 6.0 3.5 6.0 6.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Recall Mode None None None None None Max Max None Max Max
Act Effct Green (s) 47.8 37.5 50.0 40.6 36.6 32.5 32.5 26.7 18.5 18.5
Actuated g/C Ratio 0.50 0.39 0.52 0.42 0.38 0.34 0.34 0.28 0.19 0.19
v/c Ratio 0.15 0.88 0.44 0.35 0.39 0.37 0.41 0.00 0.14 0.07
Control Delay 10.8 40.8 15.9 20.7 26.1 29.9 5.8 25.0 39.0 0.4
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 10.8 40.8 15.9 20.7 26.1 29.9 5.8 25.0 39.0 0.4
LOS B D B C C C A C D A
Approach Delay 37.3 19.3 19.1 26.1
Approach LOS D B B C
90th %ile Green (s) 9.6 54.0 10.9 55.3 14.5 26.7 26.7 5.8 18.0 18.0
90th %ile Term Code Gap Max Gap Hold Max Hold Hold Gap MaxR MaxR
70th %ile Green (s) 8.6 45.6 9.5 46.5 14.5 36.0 36.0 0.0 18.0 18.0
70th %ile Term Code Gap Gap Gap Hold Max Hold Hold Skip MaxR MaxR
50th %ile Green (s) 7.8 38.4 8.5 39.1 13.1 34.6 34.6 0.0 18.0 18.0
50th %ile Term Code Gap Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
30th %ile Green (s) 7.0 30.5 7.5 31.0 10.5 32.0 32.0 0.0 18.0 18.0
30th %ile Term Code Gap Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
10th %ile Green (s) 0.0 22.9 6.3 32.7 8.0 29.5 29.5 0.0 18.0 18.0
10th %ile Term Code Skip Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
Queue Length 50th (ft) 23 341 32 117 84 109 0 0 27 0
Queue Length 95th (ft) 45 515 58 187 178 246 72 5 72 0
Internal Link Dist (ft) 864 742 842 764
Turn Bay Length (ft) 215 300 450 395 255 395
Base Capacity (vph) 673 1049 364 1076 537 664 737 511 377 377
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.12 0.60 0.31 0.26 0.37 0.37 0.41 0.00 0.14 0.07
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 95.9
Natural Cycle: 80
110
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V3 Co. Page 3
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.88
Intersection Signal Delay: 26.1 Intersection LOS: C
Intersection Capacity Utilization 68.8% ICU Level of Service C
Analysis Period (min) 15
90th %ile Actuated Cycle: 116.4
70th %ile Actuated Cycle: 106.6
50th %ile Actuated Cycle: 97
30th %ile Actuated Cycle: 85.5
10th %ile Actuated Cycle: 74.2
Splits and Phases: 1: Drauden Rd & Lockport St
111
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V3 Co. Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 44 335 130 230 451 1 171 146 154 1 228 111
Future Volume (vph) 44 335 130 230 451 1 171 146 154 1 228 111
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Storage Length (ft) 215 0 300 0 450 395 255 395
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.958 0.850 0.850
Flt Protected 0.950 0.950 0.950 0.950
Satd. Flow (prot) 1770 1785 0 1770 1863 0 1770 1961 1583 1770 1961 1583
Flt Permitted 0.394 0.182 0.397 0.659
Satd. Flow (perm) 734 1785 0 339 1863 0 740 1961 1583 1228 1961 1583
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 21 162 117
Link Speed (mph) 50 50 40 40
Link Distance (ft) 944 822 922 844
Travel Time (s) 12.9 11.2 15.7 14.4
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Adj. Flow (vph) 46 353 137 242 475 1 180 154 162 1 240 117
Shared Lane Traffic (%)
Lane Group Flow (vph) 46 490 0 242 476 0 180 154 162 1 240 117
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 18 18
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.94 1.00 1.00 0.94 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Number of Detectors 1 2 1 2 1 2 1 1 2 1
Detector Template Left Thru Left Thru Left Thru Right Left Thru Right
Leading Detector (ft) 20 100 20 100 20 100 20 20 100 20
Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Position(ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Size(ft) 20 6 20 6 20 6 20 20 6 20
Detector 1 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 1 Channel
Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 2 Position(ft) 94 94 94 94
Detector 2 Size(ft) 6 6 6 6
Detector 2 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 2 Channel
Detector 2 Extend (s) 0.0 0.0 0.0 0.0
Turn Type pm+pt NA pm+pt NA pm+pt NA Perm pm+pt NA Perm
Protected Phases 5 2 1 6 3 8 7 4
Permitted Phases 2 6 8 8 4 4
112
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Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Detector Phase 5 2 1 6 3 8 8 7 4 4
Switch Phase
Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 8.0 8.0 3.0 8.0 8.0
Minimum Split (s) 9.5 24.0 9.5 24.0 9.5 24.0 24.0 9.5 24.0 24.0
Total Split (s) 18.0 60.0 18.0 60.0 18.0 24.0 24.0 18.0 24.0 24.0
Total Split (%) 15.0% 50.0% 15.0% 50.0% 15.0% 20.0% 20.0% 15.0% 20.0% 20.0%
Maximum Green (s) 14.5 54.0 14.5 54.0 14.5 18.0 18.0 14.5 18.0 18.0
Yellow Time (s) 3.5 4.5 3.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5
All-Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 1.5 0.0 1.5 1.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 3.5 6.0 3.5 6.0 3.5 6.0 6.0 3.5 6.0 6.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Recall Mode None None None None None Max Max None Max Max
Act Effct Green (s) 38.3 29.0 47.1 38.7 35.9 31.8 31.8 26.7 18.5 18.5
Actuated g/C Ratio 0.42 0.32 0.52 0.43 0.40 0.35 0.35 0.30 0.21 0.21
v/c Ratio 0.12 0.83 0.66 0.60 0.43 0.22 0.24 0.00 0.60 0.28
Control Delay 11.4 40.4 21.3 24.4 24.3 25.7 6.0 22.0 43.3 9.5
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 11.4 40.4 21.3 24.4 24.3 25.7 6.0 22.0 43.3 9.5
LOS B D C C C C A C D A
Approach Delay 37.9 23.3 18.7 32.2
Approach LOS D C B C
90th %ile Green (s) 8.0 43.9 14.5 50.4 14.5 26.7 26.7 5.8 18.0 18.0
90th %ile Term Code Gap Gap Max Hold Max Hold Hold Gap MaxR MaxR
70th %ile Green (s) 7.2 34.9 14.2 41.9 14.2 35.7 35.7 0.0 18.0 18.0
70th %ile Term Code Gap Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
50th %ile Green (s) 6.7 28.6 12.2 34.1 11.5 33.0 33.0 0.0 18.0 18.0
50th %ile Term Code Gap Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
30th %ile Green (s) 0.0 23.5 10.6 37.6 9.5 31.0 31.0 0.0 18.0 18.0
30th %ile Term Code Skip Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
10th %ile Green (s) 0.0 17.6 8.6 29.7 7.5 29.0 29.0 0.0 18.0 18.0
10th %ile Term Code Skip Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
Queue Length 50th (ft) 12 245 71 219 66 58 0 0 124 0
Queue Length 95th (ft) 29 389 124 340 148 150 52 4 #274 50
Internal Link Dist (ft) 864 742 842 764
Turn Bay Length (ft) 215 300 450 395 255 395
Base Capacity (vph) 542 1103 413 1143 464 691 663 560 401 417
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.08 0.44 0.59 0.42 0.39 0.22 0.24 0.00 0.60 0.28
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 90.2
Natural Cycle: 75
113
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Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.83
Intersection Signal Delay: 27.5 Intersection LOS: C
Intersection Capacity Utilization 75.8% ICU Level of Service D
Analysis Period (min) 15
90th %ile Actuated Cycle: 109.9
70th %ile Actuated Cycle: 100.3
50th %ile Actuated Cycle: 89.3
30th %ile Actuated Cycle: 80.6
10th %ile Actuated Cycle: 70.7
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Drauden Rd & Lockport St
114
Traffic Impact Study – Willow Tree Farms
Drauden Road, Plainfield, Illinois
APPENDIX C
CAPACITY ANALYSIS WORKSHEETS
BACKGROUND
115
Willow Tree Farm Background (2024)
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12/18/2018 Synchro 9 Report
V3 Co. Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 88 531 136 120 290 6 213 260 323 1 55 28
Future Volume (vph) 88 531 136 120 290 6 213 260 323 1 55 28
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Storage Length (ft) 215 0 300 0 450 395 255 395
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.969 0.997 0.850 0.850
Flt Protected 0.950 0.950 0.950 0.950
Satd. Flow (prot) 1770 1805 0 1770 1857 0 1770 1961 1583 1770 1961 1583
Flt Permitted 0.520 0.096 0.617 0.591
Satd. Flow (perm) 969 1805 0 179 1857 0 1149 1961 1583 1101 1961 1583
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 14 1 340 91
Link Speed (mph) 50 50 40 40
Link Distance (ft) 944 822 922 844
Travel Time (s) 12.9 11.2 15.7 14.4
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Adj. Flow (vph) 93 559 143 126 305 6 224 274 340 1 58 29
Shared Lane Traffic (%)
Lane Group Flow (vph) 93 702 0 126 311 0 224 274 340 1 58 29
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 18 18
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.94 1.00 1.00 0.94 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Number of Detectors 1 2 1 2 1 2 1 1 2 1
Detector Template Left Thru Left Thru Left Thru Right Left Thru Right
Leading Detector (ft) 20 100 20 100 20 100 20 20 100 20
Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Position(ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Size(ft) 20 6 20 6 20 6 20 20 6 20
Detector 1 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 1 Channel
Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 2 Position(ft) 94 94 94 94
Detector 2 Size(ft) 6 6 6 6
Detector 2 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 2 Channel
Detector 2 Extend (s) 0.0 0.0 0.0 0.0
Turn Type pm+pt NA pm+pt NA pm+pt NA Perm pm+pt NA Perm
Protected Phases 5 2 1 6 3 8 7 4
Permitted Phases 2 6 8 8 4 4
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Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Detector Phase 5 2 1 6 3 8 8 7 4 4
Switch Phase
Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 8.0 8.0 3.0 8.0 8.0
Minimum Split (s) 9.5 24.0 9.5 24.0 9.5 24.0 24.0 9.5 24.0 24.0
Total Split (s) 18.0 60.0 18.0 60.0 18.0 24.0 24.0 18.0 24.0 24.0
Total Split (%) 15.0% 50.0% 15.0% 50.0% 15.0% 20.0% 20.0% 15.0% 20.0% 20.0%
Maximum Green (s) 14.5 54.0 14.5 54.0 14.5 18.0 18.0 14.5 18.0 18.0
Yellow Time (s) 3.5 4.5 3.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5
All-Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 1.5 0.0 1.5 1.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 3.5 6.0 3.5 6.0 3.5 6.0 6.0 3.5 6.0 6.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Recall Mode None None None None None Max Max None Max Max
Act Effct Green (s) 54.8 44.2 57.2 47.5 37.3 33.1 33.1 26.5 18.3 18.3
Actuated g/C Ratio 0.53 0.43 0.55 0.46 0.36 0.32 0.32 0.26 0.18 0.18
v/c Ratio 0.16 0.90 0.54 0.37 0.46 0.44 0.46 0.00 0.17 0.08
Control Delay 10.5 43.4 21.1 20.4 30.2 33.9 6.1 26.0 42.4 0.5
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 10.5 43.4 21.1 20.4 30.2 33.9 6.1 26.0 42.4 0.5
LOS B D C C C C A C D A
Approach Delay 39.5 20.6 21.6 28.4
Approach LOS D C C C
90th %ile Green (s) 10.0 54.0 11.4 55.4 14.5 26.7 26.7 5.8 18.0 18.0
90th %ile Term Code Gap Max Gap Hold Max Hold Hold Gap MaxR MaxR
70th %ile Green (s) 8.8 54.0 9.9 55.1 14.5 36.0 36.0 0.0 18.0 18.0
70th %ile Term Code Gap Max Gap Hold Max Hold Hold Skip MaxR MaxR
50th %ile Green (s) 8.2 47.6 8.9 48.3 14.5 36.0 36.0 0.0 18.0 18.0
50th %ile Term Code Gap Gap Gap Hold Max Hold Hold Skip MaxR MaxR
30th %ile Green (s) 7.3 39.5 7.9 40.1 12.3 33.8 33.8 0.0 18.0 18.0
30th %ile Term Code Gap Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
10th %ile Green (s) 0.0 28.7 6.5 38.7 8.9 30.4 30.4 0.0 18.0 18.0
10th %ile Term Code Skip Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
Queue Length 50th (ft) 27 424 37 139 113 146 0 0 35 0
Queue Length 95th (ft) 49 #638 79 212 200 278 76 5 79 0
Internal Link Dist (ft) 864 742 842 764
Turn Bay Length (ft) 215 300 450 395 255 395
Base Capacity (vph) 666 964 329 994 502 626 737 468 346 354
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.14 0.73 0.38 0.31 0.45 0.44 0.46 0.00 0.17 0.08
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 103.6
Natural Cycle: 80
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Willow Tree Farm Background (2024)
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V3 Co. Page 3
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.90
Intersection Signal Delay: 28.3 Intersection LOS: C
Intersection Capacity Utilization 74.7% ICU Level of Service D
Analysis Period (min) 15
90th %ile Actuated Cycle: 116.9
70th %ile Actuated Cycle: 115.4
50th %ile Actuated Cycle: 108
30th %ile Actuated Cycle: 96.7
10th %ile Actuated Cycle: 81.1
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Drauden Rd & Lockport St
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Willow Tree Farm Background (2024)
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V3 Co. Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 49 375 146 258 505 1 192 164 172 1 255 124
Future Volume (vph) 49 375 146 258 505 1 192 164 172 1 255 124
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Storage Length (ft) 215 0 300 0 450 395 255 395
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.958 0.850 0.850
Flt Protected 0.950 0.950 0.950 0.950
Satd. Flow (prot) 1770 1785 0 1770 1863 0 1770 1961 1583 1770 1961 1583
Flt Permitted 0.317 0.146 0.324 0.648
Satd. Flow (perm) 590 1785 0 272 1863 0 604 1961 1583 1207 1961 1583
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 21 181 131
Link Speed (mph) 50 50 40 40
Link Distance (ft) 944 822 922 844
Travel Time (s) 12.9 11.2 15.7 14.4
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Adj. Flow (vph) 52 395 154 272 532 1 202 173 181 1 268 131
Shared Lane Traffic (%)
Lane Group Flow (vph) 52 549 0 272 533 0 202 173 181 1 268 131
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 18 18
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.94 1.00 1.00 0.94 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Number of Detectors 1 2 1 2 1 2 1 1 2 1
Detector Template Left Thru Left Thru Left Thru Right Left Thru Right
Leading Detector (ft) 20 100 20 100 20 100 20 20 100 20
Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Position(ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Size(ft) 20 6 20 6 20 6 20 20 6 20
Detector 1 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 1 Channel
Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 2 Position(ft) 94 94 94 94
Detector 2 Size(ft) 6 6 6 6
Detector 2 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 2 Channel
Detector 2 Extend (s) 0.0 0.0 0.0 0.0
Turn Type pm+pt NA pm+pt NA pm+pt NA Perm pm+pt NA Perm
Protected Phases 5 2 1 6 3 8 7 4
Permitted Phases 2 6 8 8 4 4
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V3 Co. Page 2
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Detector Phase 5 2 1 6 3 8 8 7 4 4
Switch Phase
Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 8.0 8.0 3.0 8.0 8.0
Minimum Split (s) 9.5 24.0 9.5 24.0 9.5 24.0 24.0 9.5 24.0 24.0
Total Split (s) 18.0 60.0 18.0 60.0 18.0 24.0 24.0 18.0 24.0 24.0
Total Split (%) 15.0% 50.0% 15.0% 50.0% 15.0% 20.0% 20.0% 15.0% 20.0% 20.0%
Maximum Green (s) 14.5 54.0 14.5 54.0 14.5 18.0 18.0 14.5 18.0 18.0
Yellow Time (s) 3.5 4.5 3.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5
All-Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 1.5 0.0 1.5 1.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 3.5 6.0 3.5 6.0 3.5 6.0 6.0 3.5 6.0 6.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Recall Mode None None None None None Max Max None Max Max
Act Effct Green (s) 43.5 34.0 52.9 42.2 36.8 32.7 32.7 26.7 18.4 18.4
Actuated g/C Ratio 0.45 0.35 0.55 0.44 0.38 0.34 0.34 0.28 0.19 0.19
v/c Ratio 0.15 0.86 0.79 0.66 0.54 0.26 0.28 0.00 0.72 0.32
Control Delay 11.3 41.9 33.4 26.6 29.7 28.9 6.3 25.0 52.3 9.9
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 11.3 41.9 33.4 26.6 29.7 28.9 6.3 25.0 52.3 9.9
LOS B D C C C C A C D A
Approach Delay 39.3 28.9 21.8 38.4
Approach LOS D C C D
90th %ile Green (s) 8.3 50.8 14.5 57.0 14.5 26.7 26.7 5.8 18.0 18.0
90th %ile Term Code Gap Gap Max Hold Max Hold Hold Gap MaxR MaxR
70th %ile Green (s) 7.4 41.3 14.5 48.4 14.5 36.0 36.0 0.0 18.0 18.0
70th %ile Term Code Gap Gap Max Hold Max Hold Hold Skip MaxR MaxR
50th %ile Green (s) 6.8 34.1 13.6 40.9 13.5 35.0 35.0 0.0 18.0 18.0
50th %ile Term Code Gap Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
30th %ile Green (s) 6.2 27.7 11.6 33.1 10.9 32.4 32.4 0.0 18.0 18.0
30th %ile Term Code Gap Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
10th %ile Green (s) 0.0 20.4 9.3 33.2 8.3 29.8 29.8 0.0 18.0 18.0
10th %ile Term Code Skip Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
Queue Length 50th (ft) 14 307 86 266 87 75 0 0 160 0
Queue Length 95th (ft) 31 450 #215 391 181 178 58 5 #353 55
Internal Link Dist (ft) 864 742 842 764
Turn Bay Length (ft) 215 300 450 395 255 395
Base Capacity (vph) 491 1028 378 1073 408 662 654 523 373 407
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.11 0.53 0.72 0.50 0.50 0.26 0.28 0.00 0.72 0.32
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 96.9
Natural Cycle: 80
120
Willow Tree Farm Background (2024)
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V3 Co. Page 3
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.86
Intersection Signal Delay: 31.5 Intersection LOS: C
Intersection Capacity Utilization 83.0% ICU Level of Service E
Analysis Period (min) 15
90th %ile Actuated Cycle: 116.8
70th %ile Actuated Cycle: 107.3
50th %ile Actuated Cycle: 98.2
30th %ile Actuated Cycle: 87.2
10th %ile Actuated Cycle: 75
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Drauden Rd & Lockport St
121
Traffic Impact Study – Willow Tree Farms
Drauden Road, Plainfield, Illinois
APPENDIX D
CAPACITY ANALYSIS WORKSHEETS
FUTURE WITH PROJECT
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Willow Tree Farm Future with Project (2024)
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V3 Co. Page 1
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 88 531 138 129 290 6 220 274 361 1 58 28
Future Volume (vph) 88 531 138 129 290 6 220 274 361 1 58 28
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Storage Length (ft) 215 0 300 0 450 395 255 395
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.969 0.997 0.850 0.850
Flt Protected 0.950 0.950 0.950 0.950
Satd. Flow (prot) 1770 1805 0 1770 1857 0 1770 1961 1583 1770 1961 1583
Flt Permitted 0.523 0.092 0.616 0.583
Satd. Flow (perm) 974 1805 0 171 1857 0 1147 1961 1583 1086 1961 1583
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 14 1 380 91
Link Speed (mph) 50 50 40 40
Link Distance (ft) 944 822 922 844
Travel Time (s) 12.9 11.2 15.7 14.4
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Adj. Flow (vph) 93 559 145 136 305 6 232 288 380 1 61 29
Shared Lane Traffic (%)
Lane Group Flow (vph) 93 704 0 136 311 0 232 288 380 1 61 29
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 18 18
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.94 1.00 1.00 0.94 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Number of Detectors 1 2 1 2 1 2 1 1 2 1
Detector Template Left Thru Left Thru Left Thru Right Left Thru Right
Leading Detector (ft) 20 100 20 100 20 100 20 20 100 20
Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Position(ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Size(ft) 20 6 20 6 20 6 20 20 6 20
Detector 1 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 1 Channel
Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 2 Position(ft) 94 94 94 94
Detector 2 Size(ft) 6 6 6 6
Detector 2 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 2 Channel
Detector 2 Extend (s) 0.0 0.0 0.0 0.0
Turn Type pm+pt NA pm+pt NA pm+pt NA Perm pm+pt NA Perm
Protected Phases 5 2 1 6 3 8 7 4
Permitted Phases 2 6 8 8 4 4
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Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Detector Phase 5 2 1 6 3 8 8 7 4 4
Switch Phase
Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 8.0 8.0 3.0 8.0 8.0
Minimum Split (s) 9.5 24.0 9.5 24.0 9.5 24.0 24.0 9.5 24.0 24.0
Total Split (s) 18.0 60.0 18.0 60.0 18.0 24.0 24.0 18.0 24.0 24.0
Total Split (%) 15.0% 50.0% 15.0% 50.0% 15.0% 20.0% 20.0% 15.0% 20.0% 20.0%
Maximum Green (s) 14.5 54.0 14.5 54.0 14.5 18.0 18.0 14.5 18.0 18.0
Yellow Time (s) 3.5 4.5 3.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5
All-Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 1.5 0.0 1.5 1.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 3.5 6.0 3.5 6.0 3.5 6.0 6.0 3.5 6.0 6.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Recall Mode None None None None None Max Max None Max Max
Act Effct Green (s) 55.0 44.5 58.0 48.0 37.4 33.2 33.2 26.5 18.3 18.3
Actuated g/C Ratio 0.53 0.43 0.56 0.46 0.36 0.32 0.32 0.25 0.18 0.18
v/c Ratio 0.16 0.91 0.58 0.36 0.47 0.46 0.50 0.00 0.18 0.08
Control Delay 10.5 44.0 24.0 20.3 30.8 34.6 6.1 27.0 42.8 0.5
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 10.5 44.0 24.0 20.3 30.8 34.6 6.1 27.0 42.8 0.5
LOS B D C C C C A C D A
Approach Delay 40.1 21.4 21.6 29.1
Approach LOS D C C C
90th %ile Green (s) 10.0 54.0 11.8 55.8 14.5 26.7 26.7 5.8 18.0 18.0
90th %ile Term Code Gap Max Gap Hold Max Hold Hold Gap MaxR MaxR
70th %ile Green (s) 8.8 54.0 10.3 55.5 14.5 36.0 36.0 0.0 18.0 18.0
70th %ile Term Code Gap Max Gap Hold Max Hold Hold Skip MaxR MaxR
50th %ile Green (s) 8.2 48.0 9.2 49.0 14.5 36.0 36.0 0.0 18.0 18.0
50th %ile Term Code Gap Gap Gap Hold Max Hold Hold Skip MaxR MaxR
30th %ile Green (s) 7.3 40.0 8.2 40.9 12.7 34.2 34.2 0.0 18.0 18.0
30th %ile Term Code Gap Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
10th %ile Green (s) 0.0 29.0 6.7 39.2 9.2 30.7 30.7 0.0 18.0 18.0
10th %ile Term Code Skip Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
Queue Length 50th (ft) 27 429 40 139 119 157 0 0 37 0
Queue Length 95th (ft) 49 #648 93 212 208 294 82 5 82 0
Internal Link Dist (ft) 864 742 842 764
Turn Bay Length (ft) 215 300 450 395 255 395
Base Capacity (vph) 668 957 324 989 500 625 763 462 344 352
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.14 0.74 0.42 0.31 0.46 0.46 0.50 0.00 0.18 0.08
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 104.3
Natural Cycle: 80
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Willow Tree Farm Future with Project (2024)
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V3 Co. Page 3
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.91
Intersection Signal Delay: 28.5 Intersection LOS: C
Intersection Capacity Utilization 75.7% ICU Level of Service D
Analysis Period (min) 15
90th %ile Actuated Cycle: 117.3
70th %ile Actuated Cycle: 115.8
50th %ile Actuated Cycle: 108.7
30th %ile Actuated Cycle: 97.9
10th %ile Actuated Cycle: 81.9
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Drauden Rd & Lockport St
125
Willow Tree Farm Future with Project (2024)
2: Drauden Rd & Proposed Driveway - North Timing Plan: AM Peak Hour
12/18/2018 Synchro 9 Report
V3 Co. Page 1
Intersection
Int Delay, s/veh 0.9
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 10 40 815 3 14 311
Future Vol, veh/h 10 40 815 3 14 311
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - 115 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 11 42 858 3 15 327
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 1216 859 0 0 861 0
Stage 1 859 - - - - -
Stage 2 357 - - - - -
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 200 356 - - 781 -
Stage 1 415 - - - - -
Stage 2 708 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 196 356 - - 781 -
Mov Cap-2 Maneuver 196 - - - - -
Stage 1 415 - - - - -
Stage 2 694 - - - - -
Approach WB NB SB
HCM Control Delay, s 19.2 0 0.4
HCM LOS C
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 306 781 -
HCM Lane V/C Ratio - - 0.172 0.019 -
HCM Control Delay (s) - - 19.2 9.7 -
HCM Lane LOS - - C A -
HCM 95th %tile Q(veh) - - 0.6 0.1 -
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Intersection
Int Delay, s/veh 0.3
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 19 799 6 0 321
Future Vol, veh/h 0 19 799 6 0 321
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - Stop - Free - None
Storage Length - 0 - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 20 841 6 0 338
Major/Minor Minor1 Major1 Major2
Conflicting Flow All - 841 0 - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 6.22 - - - -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.318 - - - -
Pot Cap-1 Maneuver 0 365 - 0 0 -
Stage 1 0 - - 0 0 -
Stage 2 0 - - 0 0 -
Platoon blocked, % - -
Mov Cap-1 Maneuver - 365 - - - -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Approach WB NB SB
HCM Control Delay, s 15.4 0 0
HCM LOS C
Minor Lane/Major Mvmt NBTWBLn1 SBT
Capacity (veh/h) - 365 -
HCM Lane V/C Ratio - 0.055 -
HCM Control Delay (s) - 15.4 -
HCM Lane LOS - C -
HCM 95th %tile Q(veh) - 0.2 -
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Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 49 375 152 286 505 1 196 173 196 1 266 124
Future Volume (vph) 49 375 152 286 505 1 196 173 196 1 266 124
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Storage Length (ft) 215 0 300 0 450 395 255 395
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.957 0.850 0.850
Flt Protected 0.950 0.950 0.950 0.950
Satd. Flow (prot) 1770 1783 0 1770 1863 0 1770 1961 1583 1770 1961 1583
Flt Permitted 0.325 0.142 0.297 0.643
Satd. Flow (perm) 605 1783 0 265 1863 0 553 1961 1583 1198 1961 1583
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 22 206 131
Link Speed (mph) 50 50 40 40
Link Distance (ft) 944 822 922 844
Travel Time (s) 12.9 11.2 15.7 14.4
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Adj. Flow (vph) 52 395 160 301 532 1 206 182 206 1 280 131
Shared Lane Traffic (%)
Lane Group Flow (vph) 52 555 0 301 533 0 206 182 206 1 280 131
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 18 18
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.94 1.00 1.00 0.94 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Number of Detectors 1 2 1 2 1 2 1 1 2 1
Detector Template Left Thru Left Thru Left Thru Right Left Thru Right
Leading Detector (ft) 20 100 20 100 20 100 20 20 100 20
Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Position(ft) 0 0 0 0 0 0 0 0 0 0
Detector 1 Size(ft) 20 6 20 6 20 6 20 20 6 20
Detector 1 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 1 Channel
Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Detector 2 Position(ft) 94 94 94 94
Detector 2 Size(ft) 6 6 6 6
Detector 2 Type Cl+Ex Cl+Ex Cl+Ex Cl+Ex
Detector 2 Channel
Detector 2 Extend (s) 0.0 0.0 0.0 0.0
Turn Type pm+pt NA pm+pt NA pm+pt NA Perm pm+pt NA Perm
Protected Phases 5 2 1 6 3 8 7 4
Permitted Phases 2 6 8 8 4 4
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Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Detector Phase 5 2 1 6 3 8 8 7 4 4
Switch Phase
Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 8.0 8.0 3.0 8.0 8.0
Minimum Split (s) 9.5 24.0 9.5 24.0 9.5 24.0 24.0 9.5 24.0 24.0
Total Split (s) 18.0 60.0 18.0 60.0 18.0 24.0 24.0 18.0 24.0 24.0
Total Split (%) 15.0% 50.0% 15.0% 50.0% 15.0% 20.0% 20.0% 15.0% 20.0% 20.0%
Maximum Green (s) 14.5 54.0 14.5 54.0 14.5 18.0 18.0 14.5 18.0 18.0
Yellow Time (s) 3.5 4.5 3.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5
All-Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 1.5 0.0 1.5 1.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 3.5 6.0 3.5 6.0 3.5 6.0 6.0 3.5 6.0 6.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Recall Mode None None None None None Max Max None Max Max
Act Effct Green (s) 44.2 34.8 54.1 43.5 37.1 33.0 33.0 26.7 18.4 18.4
Actuated g/C Ratio 0.45 0.35 0.55 0.44 0.38 0.34 0.34 0.27 0.19 0.19
v/c Ratio 0.15 0.86 0.87 0.65 0.57 0.28 0.31 0.00 0.77 0.33
Control Delay 11.3 42.4 43.6 26.2 31.2 29.5 6.1 25.0 55.9 10.0
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 11.3 42.4 43.6 26.2 31.2 29.5 6.1 25.0 55.9 10.0
LOS B D D C C C A C E A
Approach Delay 39.8 32.5 22.0 41.3
Approach LOS D C C D
90th %ile Green (s) 8.3 51.4 14.5 57.6 14.5 26.7 26.7 5.8 18.0 18.0
90th %ile Term Code Gap Gap Max Hold Max Hold Hold Gap MaxR MaxR
70th %ile Green (s) 7.4 41.9 14.5 49.0 14.5 36.0 36.0 0.0 18.0 18.0
70th %ile Term Code Gap Gap Max Hold Max Hold Hold Skip MaxR MaxR
50th %ile Green (s) 6.8 35.2 14.5 42.9 14.1 35.6 35.6 0.0 18.0 18.0
50th %ile Term Code Gap Gap Max Hold Gap Hold Hold Skip MaxR MaxR
30th %ile Green (s) 6.2 28.5 12.5 34.8 11.4 32.9 32.9 0.0 18.0 18.0
30th %ile Term Code Gap Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
10th %ile Green (s) 0.0 21.0 9.9 34.4 8.6 30.1 30.1 0.0 18.0 18.0
10th %ile Term Code Skip Gap Gap Hold Gap Hold Hold Skip MaxR MaxR
Queue Length 50th (ft) 15 319 111 269 92 82 0 0 174 0
Queue Length 95th (ft) 31 456 #273 391 185 188 61 5 #376 55
Internal Link Dist (ft) 864 742 842 764
Turn Bay Length (ft) 215 300 450 395 255 395
Base Capacity (vph) 494 1010 372 1057 391 657 667 514 366 402
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.11 0.55 0.81 0.50 0.53 0.28 0.31 0.00 0.77 0.33
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 98.4
Natural Cycle: 90
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Willow Tree Farm Future with Project (2024)
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V3 Co. Page 3
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.87
Intersection Signal Delay: 33.2 Intersection LOS: C
Intersection Capacity Utilization 85.7% ICU Level of Service E
Analysis Period (min) 15
90th %ile Actuated Cycle: 117.4
70th %ile Actuated Cycle: 107.9
50th %ile Actuated Cycle: 100.8
30th %ile Actuated Cycle: 89.4
10th %ile Actuated Cycle: 76.5
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Drauden Rd & Lockport St
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Willow Tree Farm Future with Project (2024)
2: Drauden Rd & Proposed Driveway - North Timing Plan: AM Peak Hour
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V3 Co. Page 1
Intersection
Int Delay, s/veh 0.8
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 7 26 539 11 45 659
Future Vol, veh/h 7 26 539 11 45 659
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 - - - 115 -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 7 27 567 12 47 694
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 1361 573 0 0 579 0
Stage 1 573 - - - - -
Stage 2 788 - - - - -
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 - - - - -
Critical Hdwy Stg 2 5.42 - - - - -
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 163 519 - - 995 -
Stage 1 564 - - - - -
Stage 2 448 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 155 519 - - 995 -
Mov Cap-2 Maneuver 155 - - - - -
Stage 1 564 - - - - -
Stage 2 427 - - - - -
Approach WB NB SB
HCM Control Delay, s 16.6 0 0.6
HCM LOS C
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 346 995 -
HCM Lane V/C Ratio - - 0.1 0.048 -
HCM Control Delay (s) - - 16.6 8.8 -
HCM Lane LOS - - C A -
HCM 95th %tile Q(veh) - - 0.3 0.1 -
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Willow Tree Farm Future with Project (2024)
3: Drauden Rd & Proposed Driveway - South Timing Plan: AM Peak Hour
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V3 Co. Page 2
Intersection
Int Delay, s/veh 0.1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 0 11 539 19 0 666
Future Vol, veh/h 0 11 539 19 0 666
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - Stop - Free - None
Storage Length - 0 - - - -
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 0 12 567 20 0 701
Major/Minor Minor1 Major1 Major2
Conflicting Flow All - 567 0 - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 6.22 - - - -
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.318 - - - -
Pot Cap-1 Maneuver 0 523 - 0 0 -
Stage 1 0 - - 0 0 -
Stage 2 0 - - 0 0 -
Platoon blocked, % - -
Mov Cap-1 Maneuver - 523 - - - -
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
Approach WB NB SB
HCM Control Delay, s 12 0 0
HCM LOS B
Minor Lane/Major Mvmt NBTWBLn1 SBT
Capacity (veh/h) - 523 -
HCM Lane V/C Ratio - 0.022 -
HCM Control Delay (s) - 12 -
HCM Lane LOS - B -
HCM 95th %tile Q(veh) - 0.1 -
132