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Home My Public Portal About08-03-21 ZBA & Plan Commission Agenda PacketPlan Commission Tuesday, August 03, 2021 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda 1.CALL TO ORDER 2.PLEDGE TO THE FLAG 3.ROLL CALL 4.APPROVAL OF MINUTES Approval of the Minutes of the Plan Commission held on July 20, 2021. 07-20-21 Plan Commission Minutes.pdf 5.PUBLIC COMMENTS 6.DEVELOPMENT REPORT 7.OLD BUSINESS 8.NEW BUSINESS 8.a.GREENBRIAR SUBDIVISION (1937-072021.FP) Seeking a motion to recommend approval of the Final Plat for Phase 1 of the Greenbriar subdivision, subject to the two (2) stipulations noted in the staff report. Greenbriar Staff Report Packet.pdf 9.DISCUSSION 10.ADJOURN REMINDERS - August 16th - Village Board Meeting – 7:00 p.m. August 17th - Plan Commission – 7:00 p.m. 1 Plan Commission Page - 2 2 Plan Commission Record of Minutes Date: July 20, 2021 Location: Village Hall CALL TO ORDER, PLEDGE, & ROLL CALL Chairman Kiefer called the Plan Commission meeting to order at 7:16 p.m. immediately following the Zoning Board of Appeals meeting. ROLL CALL: Commissioners Minnis, Renzi, Seggebruch, Womack, and Chairman Kiefer were present. Commissioners Heinen was absent. OTHERS PRESENT: Jonathan Proulx, Director of Planning; and Jessica Gal, Associate Planner. APPROVAL OF MINUTES The Minutes of the Plan Commission meeting held on June 15, 2021 were approved as amended. PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT The development report was given during the preceding Zoning Board of Appeals meeting. OLD BUSINESS 1926-042821.REZ.SPR 14926 S ROUTE 59 WASIF RAHMAN Mr. Proulx stated the applicant is proposing to re-zone the subject property from R-1 to B-3 and to develop the site with a multi-tenant commercial building. The lot is currently vacant after the single- family home, commonly known as the Quinn House, that occupied the site was demolished in 2007. Although currently zoned R-1, the Comprehensive Plan does identify the parcel for “General Commercial”. The Plan Commission held a public hearing at its June 1, 2021 meeting. The Plan Commission concluded the public hearing and voted to recommend approval of the map amendment (re- zoning) request. Commissioners had several recommendations related to the site plan and voted to continue consideration of this request to the June 15 meeting. The case was also continued from the June 15 meeting. Mr. Proulx reviewed the staff report dated July 16, 2021. Mr. Proulx concluded Staff and the Plan Commission support the proposed rezoning from residential to commercial. Regarding the site plan review, staff believes the proposed plan meets the requirements of the site plan review ordinance. Given the prominent location and unusual configuration of the parcel, staff believes there are opportunities to enhance the building design above the minimum requirements of the zoning code. Prior to discussion by the Plan Commission and additional public comment, staff is recommending approval. Chairman Kiefer asked staff if the Village has considered vacating Oak St. Mr. Proulx indicated the Traffic Committee was indifferent to the request and Mr. Proulx is not in favor of vacating Oak St. Chairman Kiefer reminded Mr. Rahman is still under oath. Mr. Rahman indicated that they moved the trash enclosure, replaced fencing with a brick wall and added some parking per the recommendation of staff and the residents. Chairman Kiefer is happy that there is no drive-thru proposed, the existing access to the site will be used, the addition of the landscaping wall, and the trash enclosure relocations. 3 Plan Commission Minutes July 20, 2021 Page 2 of 7 Chairman Kiefer reminded Mike Scarcelli that he remains under oath. Mr. Scarcelli indicated he is pleased with the changes that have been made and the hard work the applicant has put into the plan. Mr. Scarcelli is still concerned that the landscaping density and height, possible clutter behind the building, the three different trash enclosure sizes and configurations listed, discrepancy regarding the handicapped parking configuration, what is the delivery area for, will the existing light pole remain, and concerns about the hours of operation. Mr. Proulx indicated the trash enclosure location is correct on the most current site plan. Mr. Proulx stated the zoning code does not regulate the hours of operation however we do regulate the nature and intensity of commercial development by the zoning district and the applicant stated a general intent to have tenants that are not 24-hour users. Mr. Proulx stated this is not a special use, so we are not able to mitigate the use of the development. Mr. Rahman indicated he sees this being regular retail. Chairman Kiefer stated that if the applicant gets a tenant that operates 24-hours this would be legally allowed. Mr. Scarcelli asked how the Village determine if the applicant requires more parking for a tenant. Mr. Proulx explained the change of occupancy process but suggested the applicant to secure some supplemental parking from Walgreens. Mr. Scarcelli is concerned about stormwater management. Mr. Proulx stated the Walgreens detention is underground. Chairman Kiefer reminded Mark Swain that he remains under oath. Mr. Swain thanked Mr. Rahman for listening to the neighbors, and the Plan Commission. Mr. Swain asked if the mechanicals on the roof will be screened, so they will not be visible to the neighbors. Mr. Rahman confirmed. Mr. Swain is concerned about the increased traffic and cut through traffic and asked for speed bump or four-way stop to slow traffic down. Chairman Kiefer asked if the Traffic Committee has discussed this. Mr. Proulx indicated that the Traffic Committee has reviewed this project and staff will review the project with the school district regarding the bus stop. Chairman Kiefer asked if the Traffic Committee will need to approve a stop sign. Mr. Proulx stated staff will brainstorm traffic calming ideas for this development. Chairman Kiefer swore in Ken Hurley. Mr. Hurley is concerned about the traffic and safety and would like the Village to investigate traffic calming for the area or vacating the side street to make the neighborhood safer. Chairman Kiefer closed public comments. Commissioner Womack asked if the applicant has started conversations with Walgreens regarding shared parking. Mr. Rahman stated currently the parking complies with Village Code, if in the future a tenant requires more parking, he will contact Walgreens. Commissioner Womack asked if there has been any preleasing. Mr. Rahman indicated he has not been preleasing. Commissioner Womack asked the applicant to provide specifics on the proposed landscaping. Chairman Kiefer swore in Roderick Malanyaon, architect. Mr. Malanyaon stated the landscaping will be 2 ½ years old when planted. Commissioner Womack asked if the intent is that the landscaping will buffer above the wall. Mr. Rahman indicated that the evergreens would grow above the wall. Commissioner Womack asked the applicant if they have talked to engineers about the stormwater because it could be costly. Mr. Rahman indicated he has spoken to an engineer but has not finalized anything. Commissioner Womack recommended continuing the striping of the handicap spot to the end of the sidewalk. Mr. Rahman agreed with the suggestion. Commissioner Womack thinks the architecture compliments the existing commercial in the area. Commissioner Womack asked what type of signage will be requested and will the pylon sign be for tenant listing. Mr. Rahmn stated each tenant space will have their own wall sign and they have not determined what will be on the pylon sign. Commissioner Womack wants them to match the signs in the area. Commissioner Womack stated this is a good example of a community working together make this the best plan for this neighborhood. 4 Plan Commission Minutes July 20, 2021 Page 3 of 7 Commissioner Seggebruch would like the Village to consider vacating Oak St. and would like to see stop signs, yield sign, or a traffic table to slow traffic down. Commissioner Seggebruch stated that the deliver area needs to be marked as a fire lane because of the location of the sprinkler room. Commissioner Seggebruch suggested that the parallel parking needs to direct parking, so headlights are directed away from the residence with a parking bummer. Chairman Kiefer stated he believes the intent of the parallel parking was for tenants of the building. Commissioner Seggebruch wants parapets on the back of the building and reinforcement in the brick landscaping wall. Commissioner Seggebruch explained what he likes about the proposed elevations and site plan. Commissioner Renzi agrees with his fellow commissioner’s comments. Commissioner Renzi is concerned that the applicant has not started working with Walgreens regarding shared parking. Commissioner Renzi asked if the property is in the Central Sign District. Mr. Proulx confirmed. Commissioner Renzi suggested the applicant speak with staff regarding sign restrictions in the Central Sign District. Commissioner Renzi is also concerned about the traffic in this area. Commissioner Renzi asked if the wall top will be flat or have planters built into them. Mr. Malanyaon indicated that the wall tops are flat, and they have not considered adding planters. Commissioner Renzi suggested installing bollards to protect the landscaping wall. Commissioner Renzi asked if this development large enough for bike parking. Mr. Proulx stated it will be addressed. Chairman Kiefer suggest clearly marked crossing lanes from the residential area. Commissioner Minnis asked if bollards will be on the rear of the building. Mr. Malanyaon stated not at this time but they can be provided. Commissioner Minnis suggest disconnecting the landscaping walk from the building so there can be a sidewalk between the building and the wall and a pedestrian access point to the site from Oak St. Commissioner Minnis suggested changing parking spaces 9 and 10 to angled parking and having enhancement landscaping in the area between the parking spaces 9 and 10. Commissioner Minnis asked for clarification that there will be no issues with easement access for garbage pickup. Mr. Proulx confirmed. Commissioner Womack asked if there are awnings on the front or back of the building. Mr. Rahman stated no. Commissioner Seggebruch made a motion to recommend approval of the requested site plan review for the proposed, 5,500-square-foot multi-tenant commercial building at 14926 S. Route 59, 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. Second by Commissioner Renzi. Vote by roll call: Minnis, yes; Womack, yes; Renzi, yes; Seggebruch, yes; Kiefer, yes. Motion carried 5-0. NEW BUSINESS 1933-070121.FP, 1934-070121.FP, & 1935-070121.FP HIDDEN RIVER RESUBDIVSION PULTE HOMES Ms. Gal stated the applicant, Pulte Homes, is seeking approval in order to re-subdivide existing lots located within Hidden River Subdivision to address survey/boundary and floodplain mapping issues. No new home lots will be created. Hidden River subdivision, platted in 2003, consists of 126 single-family residential lots. Of the 126 lots platted, approximately sixty-seven (67) are improved with a residence 5 Plan Commission Minutes July 20, 2021 Page 4 of 7 while the remainder are vacant. The applicant intends to purchase and construct new single-family homes on nearly all of the remaining vacant lots. The first, second, and third re-subdivision to Hidden River will create separate lots that encompass areas located within the floodplain as well as reconcile a property line discrepancy for a small number of lots. Ms. Gal reviewed the staff report dated July 20, 2021. Ms. Gal concluded Staff has determined that the requested actions result in a minor modification to the planned unit development that does not alter the character of the subdivision, increase the residential density, nor result in any other change that is discernable to the general public. As a result, staff recommends approval. Chairman Kiefer swore in Michaelene Burke, attorney; and Irwing Gama, applicant. Chairman Kiefer asked for public comments. There was no response, so he closed public comments. Commissioner Minnis asked if the floodplain update was done prior to Pulte’s involvement with the subject lots. Ms. Burke confirmed. Commissioner Minnis asked if the intent is to avoid the expense of flood insurance. Ms. Burke confirmed. Commissioner Renzi asked for clarification regarding the lot counts in the first motion in comparison to the map provided. Ms. Gal clarified the lot counts for each motion. Commissioner Renzi asked if there will be a lot A & B created. Ms. Gal stated each lot will have an additional Lot A so for example lot 118 will be 118 and 118A. Commissioner Renzi asked who will own the newly created lot. Ms. Burke stated it will be the homeowner’s association (HOA) and the HOA has agreed to take the lot with an exclusive use and maintenance obligation with the recorded owner. Commissioner Renzi asked if the HOA will be on the deed for the new lot, so the HOA will receive the tax bill. Ms. Burke stated the Assessor will not create a new PIN for the new lot. Commissioner Renzi asked if the language “should be relieved of the obligation to pay” was to limit the insure ability issue. Ms. Burke stated correct, they cannot make a guarantee. Commissioner questioned that the homeowner would pay taxes on property they do not own. Ms. Burke explained the homeowner’s tax liability is not changing because it will be a deeded easement. Commissioner Renzi asked the intent of the second Resubdivision because of a surveyor error. Ms. Burke confirmed. Commissioner Renzi asked if there is an agreement between Pulte and the occupied homes. Ms. Burke explained that after the HOA agreed to the Resubdivision, Pulte reached out to the existing homeowner’s and asked if they wanted to participate at Pulte’s expense. Commissioner Seggebruch asked if an existing home does not agree to participate with the Resubdivision will they possible have to pay flood insurance. Ms. Burke stated it is possible. Mr. Proulx clarified that a determination from a mortgage or insurance company will require a homeowner to obtain flood insurance. Commissioner Seggebruch asked if everyone will be paying the same HOA dues. Ms. Burke confirmed. Commissioner Seggebruch asked if the areas being subdivided are small. Mr. Gama stated the lots being created ae between 100 to 700 square feet. Commissioner Seggebruch asked if Pulte has purchased the remainder of the vacant lots. Mr. Gama stated Pulte has acquired most of the remaining lots. Commissioner Womack stated he has nothing further to add. Commissioner Renzi made a motion to approve the Final Plat of Subdivision for Pulte Homes 1st Resubdivision of Hidden River subject to the following two (2) stipulations: 1. Compliance with the requirements of the Village Engineer; and 6 Plan Commission Minutes July 20, 2021 Page 5 of 7 2. Compliance with the requirements of the Plainfield Fire Protection District. Second by Commissioner Minnis. Vote by roll call: Seggebruch, yes; Womack, yes; Minnis, yes ; Renzi, yes; Kiefer, yes. Motion carried 5-0. Commissioner Minnis made a motion to approve the Final Plat of Subdivision for Pulte Homes 2nd Resubdivision of Hidden River 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. Second by Commissioner Womack. Vote by roll call: Renzi, yes; Seggebruch, yes; Womack, yes; Minnis, yes ; Kiefer, yes. Motion carried 5-0. Commissioner Renzi made a motion to approve the Final Plat of Subdivision for Pulte Homes 3rd Resubdivision of Hidden River 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. Second by Commissioner Seggebruch. Vote by roll call: Minnis, yes ; Womack, yes; Seggebruch, yes; Renzi, yes; Kiefer, yes. Motion carried 5-0. 1936-070821.SPR MNS1 Express, INC. NORTHERN BUILDERS, INC. Mr. Proulx stated the petitioner, Northern Builders, Inc., is proposing to construct a 26,100-square-foot headquarters office building with ancillary truck maintenance (enclosed) and parking for MNS1 Express, Inc., on Lots 1 and 2 of the Plainfield Small Business Park, located east of Van Dyke Road and south of Depot Drive. The project site is currently zoned I-1 Industrial District P.U.D. (rezoned to I-1 in 2017) and the proposed light industrial use is considered a permitted use in the subject zoning district. Mr. Proulx reviewed staff report dated July 16, 2012. Mr. Proulx concluded the site plan proposal to develop a lot within the Plainfield Small Business Park for a light industrial office headquarters and maintenance facility for a transportation and logistics company that conforms to the I-1 Industrial District and is in line with the development goals of the Village to diversify the tax base and create new job opportunities within the Village. In advance of any public comment or discussion by the Plan Commission, staff recommends approval of the above. Chairman Kiefer swore in Matthew Grusecki, applicant. Mr. Grusecki stated this would be a new corporate headquarter for MNS1. Mr. Grusecki explained the landscape plan along Van Dyke Rd. since it is the entrance into the park and the lighting plan. Chairman Kiefer asked for public comments. There was no response, so he closed public comments. Commissioner Womack asked if MNS1 currently operates in Plainfield. Mr. Grusecki stated they are not currently located in Plainfield. Commissioner Womack asked if the trucks will be accessing the site on from Van Dyke from or to 143rd then traveling east or west. Mr. Grusecki confirmed. Mr. Proulx stated a benefit to having an owner operated fleet is there is more control over the direction the trucks travel. 7 Plan Commission Minutes July 20, 2021 Page 6 of 7 Commissioner Womack asked if the intention is to have a fence around the property and gates at the truck entrance. Mr. Grusecki confirmed. Commissioner Minnis asked about the fencing materials. Mr. Grusecki indicated black vinyl coated chain-link fence with a motorized gate to the truck court area. Commissioner Minnis would like to see a fence that was more ornamental. Commissioner Minnis asked what types of maintenance work will be done to the trucks at this location. Mr. Grusecki believes they will be performing general truck maintenance. Commissioner Womack asked if the service doors will be open during the day and suggested they remain close to eliminate noise. Mr. Grusecki will need to discuss that with his client and will pass on the recommendation. Commissioner Womack recommended a park monument sign on the corner of Van Dyke and Depot. Mr. Grusecki stated in a park of this size they will do a monument sign for each building with the company name and address. Commissioner Womack asked if the colors indicated their corporate colors. Mr. Grusecki stated no but overall, the colors chosen are consistent with the colors in the park. Commissioner Womack would like the applicant to continue to work with staff to ensure the proper sidewalk extension. Mr. Grusecki indicated there is a plan for sidewalk plans for the park. Mr. Proulx stated the sidewalk is on one side of the development due to engineering constraints. Commissioner Womack asked if the land banked parking will be part of the engineering review. Mr. Grusecki stated the detention pond sizing has been designed for a whole park build out. Commissioner Womack likes the separation for the car and truck parking and thinks this will be a good addition to the park. Commissioner Seggebruch likes the orientation for the plan. Commissioner Seggebruch asked if the entire site will be landscaped including the addition area. Mr. Grusecki confirmed. Commissioner Seggebruch suggested berming on the westside of the site because the most important areas for landscaping would be westside because it is facing Van Dyke and Gym Quest building. Mr. Grusecki indicated that he feels that it is a great idea and will try and incorporate it into their plans. Commissioner Seggebruch also likes the separation of car and truck parking. Mr. Grusecki explained the employee/visitor parking plan and how it allows for future expansion of the parking lot. Commissioner Renzi asked how tall the fence will be and if the fence stops where the current truck parking ends. Mr. Grusecki stated the fence will be eight (8) feet tall and will be constructed as shown on the landscape plan. Commissioner Renzi agrees with Commission Seggebruch’ s landscaping suggestion. Commissioner Renzi asked will it be installed after the staff parking. Mr. Grusecki stated the fence will enclose the entire truck court area. Commissioner Renzi asked staff if truck maintenance is an acceptable use for this location. Mr. Proulx confirmed and added that the work will be performed indoors, and the owner will still need to comply with the noise ordinance. Commissioner Renzi asked if the trash enclosure has been identified. Mr. Grusecki indicated typically in parks like this the trash is kept inside but he will clarify with the owner. Commissioner Renzi suggested have the enclosure worked out before this is presented to the Board. Commissioner Renzi asked if staff suggested a right-in right-out on Depot Drive. Mr. Proulx explained his thoughts regarding the access to the site but will leave it to an engineer to determine if it is necessary. Commissioner Renzi suggest lining up the access drive with the Pace Park and Ride. Commissioner Minnis thinks overall this has nice synergy with the rest of the park and agrees with the landscaping suggestiom. Commissioner Minnis asked why there is no windows on the back side of the building. Mr. Grusecki indicated there are typically windows above the maintenance bays so there is natural light for the workers. Commissioner Minnis suggest enhancement lighting or a few windows to enhance the south elevation. Mr. Grusecki thinks that is a great idea. Commissioner Minnis asked if the owner has employee drivers and trucks. Mr. Grusecki stated the owner owns the logistic company and a fleet of truck but is not sure if the trucks are employees. 8 Plan Commission Minutes July 20, 2021 Page 7 of 7 Commissioner Womack suggested the gate sitting further back to the west so the trucks will not be sitting on Depot Dr. Mr. Grusecki liked the idea. Commissioner Minnis made a motion to recommend approval of the proposed site plan review for the project known as the MNSI Express, Inc., at the Plainfield Small Business Park, 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. Second by Commissioner Renzi. Vote by roll call: Seggebruch, yes; Womack, yes; Renzi, yes; Minnis, yes; Kiefer, yes. Motion carried 5-0. DISCUSSION Chairman Kiefer was excited to see that Plainfield Fest was back. Mr. Proulx provided an update the Plan Commissioner vacancy. Chairman Kiefer read the reminders. ADJOURN Plan Commission meeting adjourned at 9:25 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson Recording Secretary 9 10 11 12 13 14 15 16 LOCKPORT STREET SUBJECT SITE S . S T E I N E R R O A D W. 143RD STREET W A L L I N D R I V E V A N D Y K E R O A D L I N E R O A D CONSULTANTS: DESCRIPTION INDEX OF SHEETS SHEET NO. 0 COVER SHEET 1 OVERALL LANDSCAPE PLAN 2 LANDSCAPE PLAN 3 LANDSCAPE PLAN 4 LANDSCAPE PLAN 5 LANDSCAPE PLAN 6 LANDSCAPE DETAILS 7 MONUMENT & LANDSCAPE DETAILS 8 TREE PRESERVATION PLAN 9 LANDSCAPE SPECIFICATIONS LOCATION MAP SCALE: 1"=800' LANDSCAPE ARCHITECT: GARY R. WEBER ASSOCIATES, INC 402 W. LIBERTY DRIVE WHEATON, ILLINOIS 60187 CIVIL ENGINEER: CEMCON, LTD. 2280 WHITE OAK CIRCLE, SUITE 100 AURORA, ILLINOIS 60502 Landscape Plan GREENBRIAR Plainfield, Illinois July 19, 2021 17 ST E I N E R R O A D LIBERTY GROVE BLVD PRESIDENTIAL AVE ST E I N E R R O A D 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2526 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48495051 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 OUTLOT G OUTLOT E OUTLOT D OUTLOT C OUTLOT B OU T L O T A 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 277 229 228 230 231 232 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 134 135 136 137 138 139 140 141142143144145 146 147 131 132 133 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 189190191192193194195196197 180 181 182 183 184 185 186 187 188 164 165 166 167 168 169 170 171 172173174175176177178179 148 149 150 151 152 153 154 155 156157158159160161162163 125 124 123 122 121 126 127 128 129 130 120 VI O L E T D R I V E ST A R F L O W E R D R I V E PA R K V I E W P A R K V I E W D R I V E ACACIA DRIVE THICKET LANE SANDALWOOD LANE AZALIA LANE VERANIUM DRIVE BLOSSOM LANE BARBERRY DRIVE PETUNIA LANE GR E E N B R I A R D R I V E DR I V E LIBERTY GROVE BO U L E V A R D ST A R F L O W E R D R I V E GR E E N B R I A R D R I V E SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO. PL O T C O N F I G : XR E F S : OV E R A L L L A N D S C A P E P L A N 1 GR E E N B R I A R PL A I N F I E L D , I L L I N O I S 7.20.2021 DR2197 JLT REO OF 9 750 E. BUNKER COURT, SUITE 500 VERNON HILLS, IL 60061 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT CIVIL ENGINEER Know what's below. before you dig.Call R 0 100'200'400'600' SCALE: 1"=200'NORTH GENERAL NOTES PLANTING DETAILS PERENNIALS AND GROUNDCOVERS NOT TO SCALE NOT TO SCALE DECIDUOUS AND EVERGREEN SHRUBS DECIDUOUS TREES NOT TO SCALE EVERGREEN TREES NOT TO SCALE SHEET 2 SHEET 3 SHEET 4 SHEET 5 PLANT LIST NATIVE AREA SEED 18 PRESIDENTIAL AVE ST E I N E R R O A D VI O L E T D R I V E PA R K V I E W ACACIA DRIVE THICKET LANE SANDALWOOD LANE GR E E N B R I A R D R I V E DR I V E OUTLOT G OUTLOT E OU T L O T A 266 267 268 269 270 271 272 273 274 275 276 277 229 228 230 231 232 233 234 235 236 237 238 239 240 241 242 243 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 189190191192193194195196197 180 181 182 183 184 185 186 187 188 164 165 166 167 168 169 170 171 172173174175176177178179 148 149 150 151 152 153 154 155 156157158159160161162163 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO. PL O T C O N F I G : XR E F S : LA N D S C A P E P L A N 2 GR E E N B R I A R PL A I N F I E L D , I L L I N O I S 7.20.2021 DR2197 JLT REO OF 9 750 E. BUNKER COURT, SUITE 500 VERNON HILLS, IL 60061 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT CIVIL ENGINEER Know what's below. before you dig.Call R025'50'100'150' SCALE: 1"=50'NORTH MATCH LINE SHEET 3 MATCH LINE SHEET 3 SEE SEPARATE PARK PLANS 19 LIBERTY GROVE BLVD AZALIA LANE VERANIUM DRIVE LIBERTY GROVE BO U L E V A R D 42 43 44 45 46 47 79 119 OUTLOT B 256 257 258 259 260 261 262 263 264 265 244 245 246 247 248 249 250 251 252 253 254 255 134 135 136 137 138 139 140 141142143144145 146 147 131 132 133 198 199 125 124 123 122 121 126 127 128 129 130 120 P A R K V I E W GR E E N B R I A R D R I V E DR I V E ST E I N E R R O A D SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO. PL O T C O N F I G : XR E F S : LA N D S C A P E P L A N 3 GR E E N B R I A R PL A I N F I E L D , I L L I N O I S 7.20.2021 DR2197 JLT REO OF 9 750 E. BUNKER COURT, SUITE 500 VERNON HILLS, IL 60061 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT CIVIL ENGINEER Know what's below. before you dig.Call R 0 25'50'100'150' SCALE: 1"=50'NORTH NORTH ENTRANCE SEE DETAIL SHEET 6 MATCH LINE SHEET 4 MATCH LINE SHEET 4 MATCH LINE SHEET 2 MATCH LINE SHEET 2 BOULEVARD LANDSCAPE SEE DETAIL SHEET 6 PARK SEE SEPARATE PARK PLANS 20 P A R K V I E W D R I V E BLOSSOM LANE BARBERRY DRIVE 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48495051 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 106 107 108 109 110 111 112 113 114 115 116 117 118 119 OUTLOT D S T A R F L O W E R D R I V E GR E E N B R I A R D R I V E S T E I N E R R O A D SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO. PL O T C O N F I G : XR E F S : LA N D S C A P E P L A N 4 GR E E N B R I A R PL A I N F I E L D , I L L I N O I S 7.20.2021 DR2197 JLT REO OF 9 750 E. BUNKER COURT, SUITE 500 VERNON HILLS, IL 60061 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT CIVIL ENGINEER Know what's below. before you dig.Call R 0 25'50'100'150' SCALE: 1"=50'NORTH SOUTH ENTRANCE SEE DETAIL SHEET 6 MATCH LINE SHEET 5 MATCH LINE SHEET 5 MATCH LINE SHEET 3 MATCH LINE SHEET 3 21 ST E I N E R R O A D 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2526 27 28 29 30 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 OUTLOT C PA R K V I E W D R I V E PETUNIA LANE S T A R F L O W E R D R I V E GR E E N B R I A R D R I V E SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO. PL O T C O N F I G : XR E F S : LA N D S C A P E P L A N 5 GR E E N B R I A R PL A I N F I E L D , I L L I N O I S 7.20.2021 DR2197 JLT REO OF 9 750 E. BUNKER COURT, SUITE 500 VERNON HILLS, IL 60061 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT CIVIL ENGINEER Know what's below. before you dig.Call R 0 25'50'100'150' SCALE: 1"=50'NORTH MATCH LINE SHEET 4 MATCH LINE SHEET 4 NATIVE LEGEND SOUTH ENTRANCE SEE DETAIL SHEET 6 PLANT COMMUNITY SECTION NOT TO SCALE 22 133 198 VI O L E T D R I V E VERANIUM DRIVE ST E I N E R R O A D AZ A L I A L A N E 1 31 ST A R F L O W E R D R I V E BARBERRY DRIVE ST E I N E R R O A D 47 79 255 P A R K V I E W DR I V E LIBERTY GROVE B O U L E V A R D GR E E N B R I A R DR I V E SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO. PL O T C O N F I G : XR E F S : LA N D S C A P E D E T A I L S 6 GR E E N B R I A R PL A I N F I E L D , I L L I N O I S 7.20.2021 DR2197 JLT REO OF 9 750 E. BUNKER COURT, SUITE 500 VERNON HILLS, IL 60061 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT CIVIL ENGINEER Know what's below. before you dig.Call R 0 10'20'40'60' SCALE: 1"=20'NORTH BOULEVARD LANDSCAPE DETAIL SOUTH ENTRANCE DETAIL NORTH ENTRANCE DETAIL 0 10'20'40'60' SCALE: 1"=20'NORTH 0 10'20'40'60' SCALE: 1"=20'NORTH 23 31 BARBERRY DRIVE ST E I N E R R O A D VERANIUM DRIVE ST E I N E R R O A D P A R K V I E W DR I V E LIBERTY GROVE BO U L E V A R DGREENBRIAR BRIAR GREEN GREENBRIAR SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO. PL O T C O N F I G : XR E F S : MO N U M E N T & L A N D S C A P E D E T A I L S 7 GR E E N B R I A R PL A I N F I E L D , I L L I N O I S 7.20.2021 DR2197 JLT REO OF 9 750 E. BUNKER COURT, SUITE 500 VERNON HILLS, IL 60061 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT CIVIL ENGINEER Know what's below. before you dig.Call R LANDSCAPE PLAN 0 10 20 40 60 SCALE: 1"=20' KEY LOT FOUNDATION SINGLE FAMILY PLANT SELECTION LIST 0 10'20'40'60' SCALE: 1"=20' NORTH MONUMENT LAYOUT PLAN 0 10'20'40'60' SCALE: 1"=20' SOUTH MONUMENT LAYOUT PLAN 0 10'20'40'60' SCALE: 1"=20' EAST MONUMENT LAYOUT PLAN SCALE: 1/2"=1'-0" MONUMENT DETAIL SCALE: 1/2"=1'-0" MONUMENT PIER DETAIL SCALE: 1/2"=1'-0" SIGNAGE PANEL DETAIL SCALE: 1/2"=1'-0" MONUMENT PIER SECTION DETAIL SCALE: 1/2"=1'-0" MONUMENT SECTION DETAIL 24 LIBERTY GROVE BLVD PRESIDENTIAL AVE ST E I N E R R O A D VI O L E T D R I V E PA R K V I E W ACACIA DRIVE THICKET LANE SANDALWOOD LANE AZALIA LANE VERANIUM DRIVE BLOSSOM LANE GR E E N B R I A R D R I V E DR I V E LIBERTY GROVE BO U L E V A R D 37 38 39 40 41 42 43 44 45 46 47 48495051 52 53 66 74 75 76 77 78 79 80 81 82 83 84 85 114 115 116 117 118 119 OUTLOT G OUTLOT E OUTLOT B OU T L O T A 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 277 229 228 230 231 232 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 134 135 136 137 138 139 140 141142143144145 146 147 131 132 133 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 189190191192193194195196197 180 181 182 183 184 185 186 187 188 164 165 166 167 168 169 170 171 172173174175176177178179 148 149 150 151 152 153 154 155 156157158159160161162163 125 124 123 122 121 126 127 128 129 130 120 ST A R F L O W E R D R I V E ST E I N E R R O A D ST A R F L O W E R D R I V E P A R K V I E W D R I V E BARBERRY DRIVE PETUNIA LANE 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2526 27 28 29 30 31 32 33 34 35 36 37 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 OUTLOT D OUTLOT C ST A R F L O W E R D R I V E GR E E N B R I A R D R I V E SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO. PL O T C O N F I G : XR E F S : TR E E P R E S E R V A T I O N P L A N 8 GR E E N B R I A R PL A I N F I E L D , I L L I N O I S 7.20.2021 DR2197 JLT REO OF 9 750 E. BUNKER COURT, SUITE 500 VERNON HILLS, IL 60061 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT CIVIL ENGINEER Know what's below. before you dig.Call R MATCH LINE THIS SHEET LEGEND TREE TO BE PRESERVED TREE TO BE REMOVED TREE PRESERVATION DETAIL NOTE: LOCATION OF TREE PROTECTION FENCE TO BE DETERMINED AT FINAL ENGINEERING. TREE INVENTORY TREE PRESERVATION NOTES TREE INVENTORY BASED ON GRWA SITE VISIT 3/24/2021SCALE: 1"=100'NORTH 0 50'100'200'300' SCALE: 1"=100'NORTH 0 50'100'200'300' 25 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO. PL O T C O N F I G : XR E F S : LA N D S C A P E S P E C I F I C A T I O N S 9 GR E E N B R I A R PL A I N F I E L D , I L L I N O I S 7.20.2021 DR2197 JLT REO OF 9 750 E. BUNKER COURT, SUITE 500 VERNON HILLS, IL 60061 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT CIVIL ENGINEER Know what's below. before you dig.Call R ” ” 26