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HomeMy Public PortalAboutVB_3-15-21-Lansdowne-Phase-2TO: FROM: DATE: SUBJECT: .1.11 iii4".w ■1. ■1 ...I 1 1 Ili ■I�i.I'i' j-111 VILLAGE OF PLAINFIELD PRESIDENT COLLINS and BOARD OF TRUSTEE JONATHAN PROULX, DIRECTOR OF PLANNIN( MARCH 11, 2021 REPORT TO THE BOARD OF TRUSTEES LANSDOWNE PHASE 2 FINAL PLAT CASE No. 1914-022621.FP REQUEST: LOCATION: APPLICANT: CURRENT ZONING: COMP. PLAN: Final Plat North of 127th Street, west of Book Road M/I Homes of Chicago R-1 Low Density Single -Family Residential District Low Density Residential (1.4 to 2.0 du/ac) Michael P Collins PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Harry Benton Margie Bonuchi Kevin M. Calkins Patricia T. Kalkanis Cally Larson Brian Wojowski BACKGROUND The applicant is seeking approval of a final plat for phase 2 of the Lansdowne development (formerly known as the Brummel farm), which encompasses the townhome portion of the project. The property was annexed in December 2017, and the preliminary plat was approved in November 2017. The final plat for Phase 1 (the single-family detached component) was approved in June of 2018, although the project has not yet proceeded to construction. The property owner is working with separate builders for the single-family and townhome portions and staff anticipates construction on the project to begin this Spring. Existing Conditions/Site Context The subject property is approximately 55 acres and is undeveloped/agricultural. A section of the east branch of the Norman Drain bisects the property from the west and extending south. The adjacent land -uses, zoning and functional street classifications are identified below: North: Undeveloped/agricultural/forest preserve (Will County A-1) East: Undeveloped/agricultural/forest preserve (Will County A-1) South: 127th Street (Minor Arterial) West: Single-family residence, park site, apartments (Village R-4) 24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfield-il.org REPORT TO THE BOARD OF TRUSTEES 1790-042718.FP LANSDOWNE PLANNED DEVELOPMENT — FINAL PLAT Page #2 of 3 5/31/2018 ANALYSIS The applicant is requesting approval of a final plat for Phase 2 of the Lansdowne subdivision. Phase 2 includes approximately 15.8 acres, including lots for 15 townhome buildings (69 dwelling units); right-of-way dedication for Lansdowne Road, Bancroft Drive and Talbot Circle within the final plat boundaries; and outlots for public utilities, drainage and stormwater management. Street Alignment /Access / Circulation The site includes two vehicular access points: one directly from 127th Street and the connection with Lansdowne Road from Unit 1 to the north. The proposed street network is consistent with the concept plan and preliminary plat. The road network also includes a traffic circle as a traffic calming measure near the townhome portion of the site. Open Space & Landscaping A landscape plan was submitted and reviewed as part of the preliminary plat process. The park obligation for this development will be met via cash in lieu of a park site donation, with potential credit for the cost of path improvements constructed by the developer. The park obligation will be set forth in a formal park dedication and improvement agreement to be entered into between the developer and the Park District prior to recording of the final plat. All other outlots, including those for stormwater management, will include landscaping. Staff finds the landscape plan to be of high quality and which meets the landscaping requirements of the Zoning Code. Stormwater Management/Dormant Special Service Area Stormwater detention will be provided through on -site detention. A Dormant Special Service Area (DSSA) was established for Lansdowne (via Ordinance No. 3366) concurrent with approval of the final plat for Phase 1. Recapture The property does have two recapture liabilities; the Lake Michigan Water Storage tank/ 127th Street Water Main Improvements of $177,890, and the Lake Michigan Water Storage tank/ 127th Street Sanitary Sewer Improvements of $19,878, for a total of $197,768. The Annexation Agreement provides that this will be paid on a per -unit basis at the time of the building permit issuance based on a rate of $1,285/dwelling unit for 154 dwelling units. However, the developer is also responsible for reconstructing 127th Street adjacent to the proposed development. An amendment to the annexation agreement stipulates that the developer will receive credit for the traffic impact fees to offset the 127th Street costs. In the event the road costs exceed the traffic impact fee credit, the developer would receive further credit to offset the cost of the recapture liabilities noted above. CONCLUSION/RECOMMENDATION In conclusion, staff finds that the proposed Final Plat for phase 2 of the Lansdowne subdivision is consistent with the preliminary plat, annexation agreement, concept plan, and Village requirements. Subject to discussion by the Board of Trustees, staff and the Plan Commission recommend approval of the final plat, subject to the noted stipulations. Should the Village Board concur, the following motion is offered for your consideration: REPORT TO THE BOARD OF TRUSTEES 1790-042718.FP LANSDOWNE PLANNED DEVELOPMENT — FINAL PLAT Page #3 of 3 5/31/2018 I move that we approve the Final Plat for Phase 2 of the Lansdowne subdivision, subject to the following stipulations: 1. Compliance with the requirements of the Village Engineer; and 2. Compliance with the requirements of the Plainfield Fire Protection District.