HomeMy Public PortalAboutVB_3-15-21-Lansdowne-Phase-2TO:
FROM:
DATE:
SUBJECT:
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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.